Yesterday’s important takeaway is that City & County are on the same page

Update 1:05 PM – SF Business Times has more on the land deal aspect, including quotes from Floyd Kephart. 

Yes, Raiders and A’s fans alike can start dreaming up their new stadium(s), all shiny and new. A proper team store inside each. There will be chances to compare whatever’s proposed on each proposal’s merits. And there’s a great likelihood that whatever each team proposes pushes the other out of the Coliseum due to scarce land resources and financing difficulties. When those proposals are presented, we’ll have plenty of time to discuss them. It’s entirely speculation at this point, so I don’t want to focus on that yet.

Instead, I want to look at the one less exciting news item that came out of the last couple of days. As Oakland Mayor Libby Schaaf reiterated during her interview with Damon Bruce yesterday, the City of Oakland and Alameda County are finally working together on plans for the Coliseum. Prior to this week, the City had been working on Coliseum City independently of the County, leaving the County to consider working on its own alternatives. They even got to the point of hiring a new general manager for the JPA along with a development consulting firm headed by former City Manager Robert Bobb before backing away. Eventually they decided that the best way forward was to work in concert with the City, since both parties will need to sign off on any future plans.

The biggest obstacle for the City and County is that blasted remaining Coliseum complex debt. At $200 million (split almost evenly between the stadium and arena), it is an albatross threatening the feasibility of any project at the Coliseum. Thankfully, that debt is being whittled away over time by annual payments, so in a few years it’ll be about 25% less. That’s still a heavy load on buildings that may well be demolished as part of any plan, so dealing with the debt in a responsible way is arguably the biggest responsibility for Oakland and Alameda County all told.

The Coliseum complex's location adjacent to BART makes it hugely valuable to developers

The Coliseum complex’s location adjacent to BART makes it hugely valuable to developers

The one major asset the City and County have available to them is 120 acres of land, comprised of the Coliseum complex, additionally required property out to Hegenberger, and a smattering of parcels near the BART station. Many are presuming that the land could be swapped for the remaining debt, however much that is when the time comes. That may be a bad presumption, considering the complex’s value as a potential Transit Oriented Development site. Even if you discard 30 acres for new venues, that’s 90 acres to play with, one of the largest TOD sites in the Bay Area (along with Bay Meadows and San Jose Berryessa).

How much is the Coliseum land worth? Located in East Oakland and surrounded by light industrial uses, no one’s going to ask for $7-10 million. What is the the fair market value, though? A listing on Loopnet for nearly 3 acres just north of the complex is asking for $6.75 million, or $2.36 million per acre.

coli-nearby

At that rate, the publicly owned 120 acres would be worth $283 million, which would be double the value of the remaining Coliseum debt in a few years. Maybe the JPA uses land sale proceeds for infrastructure, maybe it gets split between the City and County – either way it’s worth more than simply giving away the land to the Raiders or A’s in exchange for paying the debt. One of the owners may even consider those proceeds as a worthy public contribution for a stadium. As the adult conversation continues in earnest, City and County will bring in an appraiser to figure out FMV for that land, find out its revenue generating potential as it gets rezoned, and plan for how to use future revenue streams. It’s a conversation that’s bigger than just keeping teams in town.

If a proposal lowballs land value, as Lew Wolff’s 66th/High (Coliseum North) plan did, selling the land may be considered a nonstarter. If land is the public’s biggest asset and leverage, it hold true to guarding it in the public’s interest. That may lead to discussions in which only parts of the land are sold. In any case, it should be a very lively conversation, one Oakland and Alameda County need to have whether there are two or zero teams in Oakland in a decade.

Final thoughts on SF’s failed Olympic bid

The Winter Olympics in Sochi and Summer Olympics in Beijing set new, possibly unreachable levels of state-sponsored expenditures, all to show how healthy and resurgent Russia and China were in front of the world stage. There’s no need for such a dog-and-pony show in the US, so it was smart for the USOC to look for smart, cost-effective bids for 2024.

Boston beat out SF, LA, and Washington DC despite being smaller in terms of area and population than all three. Boston’s land mass is almost the same size as San Francisco, though it isn’t organized into a neat seven mile by seven mile square. It’s uneven, spanning both sides of the Charles River. Several suburbs butt up right next to Boston, whereas SF is surrounded by water on three sides. Sprawl was always going to be an Achilles heel in SF’s bid. BASOC tried to show a compact bid to USOC, but USOC wasn’t fooled. Boston presented a truly compact bid. SF faked it, new stadium in Oakland or no.

As I looked at the various bids, it became abundantly clear that a different factor hurts SF, and will continue to hurt SF every time it chooses to submit bids for the Olympics. The reasoning is simple.

San Francisco lacks a large, major university campus in or near the city.

LA’s bid was structured around a downtown hub anchored by Staples Center/LACC and the LA Memorial Coliseum, which happens to be next to USC. Two other hubs were at the UCLA campus in Westwood, and in Carson at the CSU-Dominguez Hills campus. Boston’s winning bid utilizes facilities at the campuses of Harvard and MIT in nearby Cambridge. Previously, China built arenas at Beijing’s Institute of Technology. Atlanta has Georgia Tech close to downtown. Athens suffered by building to compensate for not having preexisting venues, including many secondary facilities normally found on college campuses.

SF has three universities within city limits: tucked away USF, facilities-poor SF State, and UCSF. None of those schools have campuses large enough to house the kinds of venues the Summer Olympics requires. The closest large campuses are in Berkeley and Palo Alto. The Cal campus is 12 miles away, Stanford is three times that. Such a spread is tough sell when competing against more compact bid structures.

Blame it partly on the Bay. From a historical standpoint, San Francisco Bay had huge strategic value as a military port. There are forts on both sides of the Golden Gate, plus bases in the North, East, and South Bay regions. The government chose to build two large shipyards within SF city limits: Hunters Point in the southeast part of the city, and man-made Treasure Island. Protected harbors aren’t a dime-a-dozen, so you can’t blame the Navy from being protective. Had the Bay been filled in as was proposed at different junctures during the mid-20th century, we would’ve seen a much different scope of development with more density on infill closer to SF.

The Reber Plan would have filled in the Bay, provided new freshwater reservoirs, and new deep water harbors along the East Bay

The Reber Plan would have filled in the Bay, provided new freshwater reservoirs, and new deep water harbors along the East Bay

With more shipping uses in the new infill areas, SF’s waterfront could have been freed for redevelopment, including perhaps a major university at Hunters Point, or the Central Waterfront. There could’ve been a large campus with big time athletic facilities and mass transit built to accommodate the school. That’s what SF lacks now, and will lack for the foreseeable future. Ironically, SF eventually approved an expansion of the UCSF campus in Mission Bay, but UCSF is a graduate school, not a traditional four-year school with an athletic program.

Thankfully, the Bay was never filled in. It remains a visual and environmental treasure as well as a psychological barrier. The Bay is a body of water that makes SF seem elusive, adding to the unique form of provincialism Bay Area residents exhibit on a regular basis. There’s precious little room in SF for new permanent facilities. As a result SF will always be at a disadvantage compared to other bidders who only have to cross a river to navigate their respective regions. Bay Area civic leaders were smart not to approve filling in the bay. No number of Olympic hosting opportunities is worth it.

Kroenke’s gambit may force NFL to act

Stan Kroenke is an extremely wealthy guy. He is worth more than $6 billion on his own, combined with his Walmart heir wife they’re worth $13 billion combined. If Kroenke wanted to build a stadium on his own, he most certainly has the resources to do it. That doesn’t mean he will. But the potential is there.

So it was more than a little curious when Kroenke acquired 60 acres of parking lot between The Forum and the Hollywood Park racetrack in Inglewood. It’s an opening move that sets up numerous possibilities. He could move the Rams to LA against the other NFL owners’ wishes, a rogue move that would have to withstand legal battles. He could partner with the NFL and facilitate a two-team venue. He could stay in St. Louis by squeezing every last nickel out of the State of Missouri, which is planning to unveil new stadium plans on Friday. He could also stay put at the Edward Jones Dome, leaving the various threats hanging over many heads. Stan Kroenke has a first mover advantage, one that threatens to disrupt the NFL is myriad ways.

Thing is, despite Kroenke’s vast wealth and sports portfolio, he has only one new stadium opening under his belt, Dick’s Sporting Goods Park in the suburban Denver area. He has usually bought teams after their new venues were built. The Denver Nuggets and Colorado Avalanche were a package deal two years after the Pepsi Center opened. Kroenke was a minority partner in the Rams when Georgia Frontiere died, allowing him to buy the Rams in 2009. He bought English football club Arsenal after Emirates Stadium was completed.

Should Kroenke decide to move the Rams to the City of Champions development in Inglewood, he would forego the NFL’s G-4 loan program, which can hand out up to $200 million per team. The 80,000-seat retractable roof stadium would be the new West Coast Super Bowl rotation favorite. Or would it?

The NFL would prefer to have two teams in LA, to keep from any single owner profiting too heavily on the LA market. Any of the three teams (Rams, Raiders, Chargers) that moved to LA would conservatively double their franchise valuations once they arrived, with greater riches coming from new stadium revenue. Kroenke’s move is barely above squatting, since it would be in keeping with a 2016 timetable. Other than that, Kroenke’s move spells trouble for the NFL if their hope is to control the transition(s).

The NFL has staff working on potential relocations for all three teams, trying to work out ways that maximize value for the owners while minimizing short-term revenue damage in respective markets. The league would prefer to announce the teams and venues on its own schedule. It appears to be working on a deal with AEG for Farmers Field. Just as important, the NFL would like to control the LA Super Bowl venue. It could do that by partnering with AEG and bringing in a single team, providing competition for Inglewood.

Think about the impact of TWO large, indoor-outdoor NFL venues in LA. The NFL could punish Kroenke by never awarding the Super Bowl to Inglewood, which would hurt him in the wallet. There’s nothing he could do about it. Farmers Field would be in the Super Bowl rotation instead, every 5-6 years. Beyond that, AEG/NFL and Kroenke would be competing for Final Fours, college football playoff and bowl games, soccer and rugby matches, and mega-concerts for the Southland. They’d also compete for large corporate sponsors. A stadium bidding war, turned on its head.

Could LA properly support some $3 billion in mega-domes? There are already plenty of questions about the LA’s willingness (not ability per se) to support a single team. Two domes, with 300 luxury suites and 15,000 club seats to sell will be a strain, even in mighty LA. Having it all in one venue softens the blow. With two competing venues selling out is a must. It’s easy to see a sort of stadium arms race happening in LA, with the two competing stadia trying to leapfrog each other in terms of amenities, scoreboards, and perks. The NFL, which has spent decades successfully extorting other cities out of billions in stadium subsidies, would have to subsidize a money pit of its own. That’s not a war that the NFL wants to get into. It would rather work hand-in-hand with Kroenke or AEG, provide that regular Super Bowl carrot, move the NFL Network studios to that stadium, have two teams in the same building, and maximize revenue. Threatening to build a competing facility in LA takes away Kroenke’s first mover advantage, since the NFL has more cards to play than Kroenke. It also doesn’t hurt that AEG has a certified EIR for its stadium, whereas Kroenke hasn’t started one yet.

Since the Inglewood announcement, I’ve seen a lot of conjecture about what Kroenke’s gambit means for the other teams. Many in the media have said that the chances of the Raiders staying in Oakland become better. Sure, as long as it’s only the Rams moving there. If, as outlined in the previous paragraphs, the NFL decides to compete with Kroenke, Mark Davis will undoubtedly trample everyone in his path to be at the front of the line for a Raiders move south. After all, he’d get a stadium all to himself during the regular season, along with all the benefits of splitting the #2 market. He wouldn’t deserve the windfall, but it would work out perfectly with his M.O.: let the process play out while letting others spend the money and take the arrows.

Home Field Disadvantage

After yesterday’s games, the 49ers are 3-3 at their new home. The Cowboys are 3-4 at JerryWorld this season. The Jets and Giants are each 2-4 in the swamp, though granted both teams are terrible. Much has been said and written about how Levi’s, MetLife, and AT&T Stadium lack the kind of 12th man atmosphere considered a major part of home field advantage. Why is this? Jerry Jones gave a partial explanation in an interview with Colin Cowherd on Wednesday.

COWHERD: (AT&T Stadium has) become such a national attraction, that there’s been a debate about whether road fans are taking over the stadium. Are you concerned about that?

JONES: No I’m not. We had that wonderful game against the Giants… boy there were a ton of Cowboy fans at that thing. We do know we’ve got a lot of support. Other teams have the same issue, in that visiting teams can buy these tickets… Anyone can pick up a ticket. Our tickets have gone as high as 4 times face value for people that want to travel. And one of the reasons they give is, ‘We just wanted to use this game and come see the stadium.’ That’s part of the price we’re paying for that kind of interest.

Now don’t get me wrong, I want every edge we can have to win a football game. On the other hand, it’s a lot of pride that I have and we have as an organization to have that kind of interest in our stadium. We did overdo, I say overdo I mean in a good way. If you’re as passionate about this stuff as I am… they oughta pass a law against it. We just emptied our bucket.

AT&T Stadium

It’s big. It’s surely impressive. Is it good? That’s debatable.

The tendency to overbuild, as is this case with the newest three (aforementioned) stadia, has made the venue as much the attraction as the game. That should fade over time, as this kind of interest in football stadia – as opposed to ballparks – is a relatively new phenomenon. Football stadia are typically seen as utilitarian affairs, and while some recent iterations have become flashy, typically there aren’t scenic vistas or idiosyncracies to appeal to general football fans the same way ballparks do. Cowboys Stadium is the first truly palatial venue in the NFL, while Levi’s Stadium is the only new, swanky venue in California. If you’re a fan and you can spend a few hundred or a thousand dollars on a weekend in San Francisco (cough*Santa Clara*cough) or not snowy Dallas, it’s not a bad weekend in the least.

A few teams have a large enough national fanbase that they can be expected to travel well, namely the Cowboys, Steelers, and Packers. Big markets usually have good representation on the road too. So while the media noted the number of 49er fans in Arlington for Week 1, they also mentioned the invasion of Cowboys fans in New Jersey last weekend.

If you have a 10-year seat license to go with your seats, chances are you’re going to plan your attendance with care. That may mean attending every game as a die-hard, or selectively selling seats on a per-game basis. As internet-based secondary market resellers have gained popularity over the past decade, the process of buying and reselling tickets has become practically frictionless. And if you play your cards right, you can earn a decent amount of your money back.

A big concourse is good for accommodating fans in the concession lines. It also serves to take fans further away from the action.

A big concourse is good for accommodating fans in the concession lines. It also serves to take fans further away from the action.

Then there are traditionalist types. I know a Bears fan in Chicago who trades his annual Packers game seats at Soldier Field with a friend in Wisconsin, so that he can attend an away rematch at always-sold out Lambeau Field. As fans become more mobile and more empowered to get tickets away from normal home schedule, this phenomenon will continue to grow. Some factors such as ticket scarcity or lower capacity can help reduce the impact of road invasions. But disaffected fans have more options now, so they can be expected to exercise those options. Jones gets that.

If I’m Mark Davis, I fight the urge to make a stadium opulent, whether in Oakland or LA. Focus on the basics, spend money where it should be spent (locker rooms, suite/club level) and otherwise focus on fan atmosphere, not amenities. Bring fans as close to the action as possible. Wherever the Raiders go, if they can’t ably recreate the Black Hole or recapture much of the Coliseum’s intimacy, they’ve already lost. It is possible to make a stadium too good, at least in the short term. Every team in every sport can learn the lessons the 49ers, Cowboys, and the New York teams are learning.

When planning a football stadium, the following criteria should be considered:

  1. Constrain cost, if only to limit the need for seat licenses and other lengthy contractual ticket arrangements.
  2. With the technology available, make in-seat ordering the most attractive option for concessions – to keep fans in their seats. This may mean severely or completely eliminating convenience fees in order to gain traction and fan confidence in the system.
  3. Resist the urge to participate in the club swank-out armament wars. Provide a reasonable level of accommodation and focus on service.
  4. If possible, keep as many suite levels above the seating bowl as possible.
  5. Consider a partial roof over the seating bowl to keep noise in and reduce summer sun/heat.

None of these considerations will change the secondary ticket market in any appreciable way, but if there are incentives to keep fans cheering in their seats for every game, every effort should be made to work towards that goal.

Levi’s Stadium: A nice place where football happens to be played

Friday’s high school doubleheader was an opportunity to showcase Levi’s Stadium to the public with a much cheaper cost of admission. Tickets were $20 for adults, $5 for students. Plus you got two games for the price of one, the first matchup kicking off at 5. I got to the stadium at 4. Temperature was 70 degrees in the stadium, with the sun ready to set behind the suite tower. Somehow the weekend avoided the “roasting” temperatures felt during earlier games, which is too bad. I was looking forward to experiencing it, seriously.

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The tour on Wednesday didn’t allow me to traverse the big seating bowl opposite the suite tower. The games on Friday did, though not without their own limitations. Seats were sold as General Admission, which meant that fans could sit in any section that was open. Initially, that meant sections 110-119 along the east sideline, which includes club section at midfield (although the clubs themselves weren’t open). Stairs to the second seating deck were roped off. The entire southern concourse after section 120 was barricaded, which meant that fans entered through Gates A & F on the north side. That’s not really a problem considering the expected turnout at the event, which was at most 12,000. Eventually additional sections were opened towards the north end zone.

Ironically, although the lower concourse is the widest and most open of any in the NFL, the stadium is not set up for fans to walk around completely around the concourse, since every public space on the west side suite tower is some sort of limited access or VIP area.

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Still, the lower concourse is enormous, as much as 150′ wide in some spots. It serves both “halves” of what the 49ers call the lower bowl, which is just a marketing gimmick. The 49ers call the first two decks the largest “lower bowl” in the NFL with over 45,000 seats. Only in the NFL can this go unchecked. I suppose they can get away with this because along the non-tower bowl, there is no publicly-accessible mezzanine concourse, only a level of suites. It’s a cheat, and only someone pedantic about such things (like me) will notice. It’s a cheat nonetheless.

The concourse is split in two, similar to the layout at Columbus’ AAA Huntington Park, except doubled in size. There’s the drink rail standing and wheelchair row area, then 60 feet of mostly unobstructed, walkable concourse, then another 60 feet of concessions and restroom facilities, and then another 30 feet of concourse on the exterior of the stadium. Concession stands are on both sides, while entrances to the restrooms are mostly in the alleys. It would all be a nightmare in terms of missing huge portions of the game, if it wasn’t for the 49ers placing great faith in the ability for fans to order food with their smartphones and pick them up in 5 minutes at an express lane. There’s even a $5 delivery charge if you don’t want to walk up to the concourse. The service was available during the doubleheader, but I wasn’t going to try it because the stadium was charging full priced concessions for a high school game. Come on, Santa Clara and the 49ers. Give fans a break. When I went to Dodger Stadium for the LA baseball championships two years ago, they sold hot dogs and popcorn at a cut rate, basically at cost. You’re already making bank off the NFL games and numerous other events guy, no need to gouge for this one. This is a CIF event, not a NFL event.

As I walked back and forth along the concourse several times, something about the paint and textures and fonts struck me. I couldn’t put a finger on it at first, then I understood immediately what it was. Take a look at the picture below for a few seconds, and figure out what’s missing.

levis_stadium-54-concessions2

We see:

  • Bright red and stark white columns providing contrast
  • A well-lit, easy-to-read description of the stand’s offering with no branding
  • Wayfinding signs
  • A pleasant picture of a marina (South Beach?) on the upper wall
  • A small Verizon logo in the distance

What’s missing? A 49ers logo. The only thing in this picture that might lead someone to believe that this is the home of the 49ers is the gold in the way finding sign, itself distinctly labeled “Levi’s® Stadium.” There’s no SF or 49ers logo, no vinyl poster of a great past 49er, no electronic signage for the team or anything else. Sure, during the game some of the screens will show the game. Other signs along the concourse are emblazoned with the Levi’s Stadium logo. Some of the wayfinding signs point to the locations of the 49ers Team Store, but that’s it. It feels like the 49ers’ branding is being suppressed in favor of Levi’s, which is strange. It’s not like there’s a Levi’s Outlet store in the stadium. Levi’s and the 49ers aren’t competing for anything, they’re partners. Yet the naming rights sponsor is definitely getting the higher profile. Perhaps the idea is to separate the branding between on-field and off-field, but even then it’s somewhat skimpy. I counted five 49ers logos – two in opposite corners along the field walls, one flag each in the north and south ends above the stadium, and one large logo at midfield below the east bank of lights. That midfield logo is in line with the rest of the non-Levi’s founding sponsors for the stadium, including Brocade, Yahoo! and United Airlines. That’s it. That nice marina graphic is matched by pictures of redwoods, SF row houses, the signature Bay Area bridges, and the Lone Cypress along 17 Mile Drive. It’s all very nice and pan-NorCal, as if people really cared much about being pan-NorCal. Celebrating the team and its previous exploits is for those who visit the museum, a relative rarity among NFL stadia. While the museum can be appreciated, it’s not necessary to create this weird church-and-state separation. The vast majority of major events that will be held at Levi’s will be 49er games. No need to hide it.

levis_stadium-57-rails_drinks_seats

Seats on rails, padded seats for the more privileged

How’s the stadium as a football venue? Pretty darned good. I ended up sitting in Row 4 near the 25 yard line, thanks to the Santa Clara High School band vacating their bank of seats. With only one-sixth of the stadium open there was no opportunity to walk up to the upper deck and check out the very last row to see what it was like compared to Mt. Davis. From my calculations the highest seat up there is 295′ by line-of-sight to midfield at the near sideline, compared to 334′ at Mt. Davis. Either is much further than the top of 317 at the Coliseum. The seating bowl is extremely swept back, with little in the way of overhangs. That makes the bowl less vertical than some others, about 20 feet better than in Cincinnati, Baltimore, or Philadelphia, whose multiple suite levels contribute to a greater overall viewing distance. Sweeping the bowl back so far helps create the massive concourse area. The approach wouldn’t be practical in a domed stadium, where architects usually try to conserve on overall footprint to reduce construction cost and keep operating expenses like air conditioning in check.

I was right next to the midfield club seats, which were served by one of the two BNY Mellon clubs. The club seats were nicely padded and high backed, my seat was not. Like AT&T Stadium in Dallas, the seats were mounted on rails, which allows the team to add and remove seats at their discretion. The system was devised by Camatic of Australia, the seat surfaces built in Hayward.

The place doesn’t feel cheap. It feels very precise. As the sun set and the stadium lights took over, I was astonished at how bright the place was. Without having any measurements, it looked much brighter and intense than the ‘Stick, Coliseum, or Stanford. The reflections off the skyboxes lent the suite tower a shiny, jewel-like appearance. Few suite holders were on hand to watch the festivities. Only a handful of people sat near the field on that side, making the SAP Tower look like an exclusive mall that was closed to the poor plebes. Go to a 49er game or the upcoming Cal-Oregon matchup to experience that.

Every column is double and triple supported by I-beams and diagonal tubes, playing up the “erector set” look.

We get it, it's earthquake country

We get it, it’s earthquake country

The scoreboards are labeled Sony, but we know that they come from South Dakota’s Daktronics, as Sony has vacated the LED display and scoreboard market since pioneering the CRT-based Jumbotron decades ago. They work as advertised, providing live feeds and replays, a huge sponsor panel on the left (the event the sponsor was Black Bear Diner), and a minimalistic score panel on the right. That panel showed score and time, but not down and distance. If you wanted to see that you had to look at the ribbon board at midfield, a constantly frustrating routine. Thankfully there’s only one ribbon board along the fascia of the upper part of the lower bowl (see how that falls apart?). There’s certainly potential for another ribbon board about the suites if the 49ers wanted to install one there.

The lack of another along the upper fascia highlights yet another omission: there’s no Ring of Honor. At the ‘Stick the Ring of Honor was painted under the vestigial roof rimming the upper deck. It didn’t carry over. The old roof rim wasn’t the most ideal place to put such a feature, but they did it and it worked. Now there’s nothing. I expect that the team will introduce something over time, having a great ceremony for each unveiling over then next few years. Yet again it’s another example of the 49ers’ brand being strangely muted or suppressed. It makes little sense. As someone from another team once said, “We’re not selling jeans here.” Oh, I guess we are.

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With the crowd expected to be only a fraction of a pro football crowd, there were no special trains running to the stadium. Tasman Drive north of the stadium was not closed off. All in all it seemed like a typical Friday afternoon near Great America, with a good deal of the usual commute traffic but little gridlock except for the arteries leading away from the stadium before the game. The parking charge was $15 in only the nearest lots to the stadium. It would’ve been easy to scope out free parking if I was interested. I took light rail with a $4, 8-hour pass. Understandably, this is not comparable to the gameday problems many have experienced at games. However, the second game involved two teams from the Sacramento area – Jesuit of Carmichael and Elk Grove. I asked fans of both teams about their experiences coming driving to Santa Clara on a Friday night. All of them said that traffic was not an issue, the trip took about two hours, and for those who were also 49er fans, generally better than the area traffic for 49er games. I noticed that the same bag restrictions employed for NFL games were in effect for the doubleheader. That strikes me as a venue policy, not just an event policy. We weren’t allowed backpacks during the tour either.

In the effort to attract as many diverse types of events as possible, it feels that the image of the 49ers has been subsumed at Levi’s Stadium. It doesn’t need to be all rah-rah, gag-me-with-legacy tributes like many ballparks, but it shouldn’t be barely evident. The 49ers and Levi’s have time to achieve that better balance. Perhaps that will happen after Super Bowl 50, which isn’t scheduled for another 16 months. The NFL has a tendency to exercise tight control over potential Super Bowl venues. Personally, I’m much more a Levi’s fan than a 49ers fan and this is out of whack. Levi’s Stadium is the home of the 49ers, now and into the foreseeable future. It should act like it’s the home of the 49ers, not merely a place where 49er games are occasionally played.

Coliseum City Draft EIR Review: Owning vs. Leasing

I’ve done my initial run through of the EIR (except for the traffic data) and have taken lots of notes along the way. Over the next few weeks, I’ll write up specific subjects, the first being the most germane to what we normally talk about, the ballpark at Coliseum City. Before I dive into that, I wanted to touch on something in the language of the EIR that had me curious, and frankly a little baffled.

From Project Description, page 3-34:

NFL Stadium and Multi‐purpose Event Center
…The Oakland‐Alameda County Coliseum Authority would control the use of the Stadium through a management agreement with a professional management association (currently AEG). The Stadium would be leased to the Oakland Raiders, a National Football League (NFL) franchise, for playing home games during the NFL pre‐season, regular season, and post‐season and for other NFL related events.

Page 3-38:
The Ballpark is expected to be developed by the Oakland A’s professional sports franchise on land owned by the City of Oakland and Alameda County. Like the Stadium, the Oakland‐Alameda County Coliseum Authority would control the use of the Ballpark through a management agreement with a professional management association.

The Ballpark would be leased to the Oakland A’s for playing its 81 home games during the MLB regular season6 and potential post‐season games,7 and for other MLB events.

Page 3-39:
The new Arena would be leased to the Golden State Warriors, a National Basketball Association (NBA) franchise, for playing home games during the NBA pre‐season, regular season, and post‐season.

Notice the common theme? All three venues would be owned by the City/County/JPA and leased to the teams. Since this is merely the Project Description of an EIR and not a DDA (Disposition and Development Agreement), it’s not exactly iron-clad. It’s a little strange that the City would continue to want to own and operate these venues, when it has shown frequently over the last 20 years that it’s not all that good at managing venues.

Currently, the structure is set up so that the JPA owns the venues and the land. They collect rents and other revenues and pay for expenses (except for the A’s gameday ops). The JPA is not a “professional management” group, so they hire another company to do that such as AEG or SMG previously. The various agreements with the teams have caused City and County to hemorrhage red ink, whether we’re talking about the ongoing subsidy for the Raiders, the Coliseum’s debt service, or the cloudy nature of the Arena’s debt once the Warriors leave for SF. It’s this difficulty and mismanagement that has caused Alameda County’s Board of Supervisors to be a lot less sanguine about Coliseum City’s prospects than Oakland. Supervisor Keith Carson has been upfront about wanting to get out of the stadium management game.

Now we’re looking at the JPA (or a successor public agency) absorbing billions of additional debt liabilities. Start with at least a half-billion that would cover the infrastructure costs at Coliseum City, plus the $120 million of remaining debt at the existing Coliseum. Add to that $1 billion for the football stadium, $600 million for the ballpark, and probably $700 million for the arena. That amounts to around $3 billion in debt load. Naturally, when dealing with such enormous figures, some questions will arise such as:

  1. How would that debt be structured?
  2. How would City and County taxpayers be protected from shortfalls or defaults, they way they weren’t with Mt. Davis and the redone Arena?
  3. How would the JPA balance out the lease agreements so that no one team benefited more than the others? (This plagued the JPA in the past)

If the City is willing to cover infrastructure costs and pay off the remaining stadium debt, should it also have to go the extra mile to finance these venues? That’s S.O.P. for the NFL (see Santa Clara), but it doesn’t have to be that way. The City & County could say, Look, we’re giving you enough help to get this started, you take it the rest of the way. And the biggest reason to have the JPA do the financing is to provide availability to tax-free bonds. The franchises don’t need that kind of help.

That’s not to say that all publicly-financed stadium deals are terrible. Some of them work out well, like SAP Center and Chase Field. However, the risk the City & County would have to take on is more than a bit much. There are actually multiple privately-financed venues completed over the last 15-20 years: AT&T Park, Gillette Stadium, Staples Center, American Airlines Center. They are also among the most successful venues in their respective sports.

At some point some within Oakland is gonna have to playing hardball and stop giving everything away. If not, maybe they should find new negotiators.

P.S. – Notice how, because all the talks with the Raiders are behind closed doors, there’s little hubbub about them? Contrast that with the very public lease extension talks with the A’s, which only grew more rancorous as they became more public – even though they were over a deal that cost less than $30 million total. No, it makes much more sense to keep quiet on a deal that is worth 100 times as much, right?

The bone-in, skinless stadium

It starts with this.

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Arrowhead Stadium prior to 2007 renovations

And ends (for now) with this.

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Levi’s Stadium prior to August 2014 opening

These two stadia opened 42 years apart, yet bear a couple of important similarities. One that is fairly obvious when you compare the two pictures is that neither has an exterior façade. The other is that they were both designed by the engineering and architectural firm HNTB. Well, sort of. As I mentioned on Monday, Arrowhead Stadium’s original architects were Kivett and Myers. That firm was acquired by HNTB to form its sports practice in the late 70’s.

HNTB went on to do several football stadia in the 70’s and 80’s, including Giants Stadium and the Hoosier (RCA) Dome. Neither was known for being a great work of architecture, and both are now history. Until HNTB designed the Broncos’ new stadium, Sports Authority Field, it’s hard to point to any really striking sports architecture from the firm. More eye-catching examples have come in the form of minor league ballparks such as Raley Field and the twin Fifth Third Fields in Toledo and Dayton. Minor league ballparks don’t have nearly the scale and sense of mass as a pro football stadium, so it’s probably unwise to even compare.

Sports Authority Field (formerly Invesco) at Mile High, photo by Matthew Trump

Sports Authority Field (formerly Invesco) at Mile High, photo by Matthew Trump

While Arrowhead and neighbor Kauffman Stadium were highly acclaimed, notable pieces of sports architecture, they weren’t flawless. That lack of exterior façade made for cold and wet occupants, which was more of a problem at the ballpark during the spring months than at Arrowhead during the football season, when it’s customary to bundle up. The 2010 renovation of Kauffman included a large structure behind the seating bowl that provided a great deal of weather protection for fans.

At snowy Denver, there’s plenty of cover thanks to glass curtainwall. The undulating, horseshoe-shaped upper deck both saluted and riffed off the old Mile High Stadium. Even so, the most interesting thing about the new stadium is its all-steel structure, which wasn’t limited to columns and trusses. Risers that would normally be built of precast concrete were also made of steel, which allowed the Broncos to make an extra noisy, feet-stomping seating bowl much like Mile High.

New NFL stadia over the last 20 years seemed to be constant acts of one-upmanship. Paul Brown Stadium was thought to be overly garish for conservative Cincinnati. HKS-designed Lucas Oil Stadium looks like an Indiana field house enlarged by nuclear radiation, the same way a puffer fish might have become twice the size at the Bikini Atoll. Another HKS product, AT&T (Cowboys) Stadium, is practically out of a sci-fi film and as I noted while I was at Rangers Ballpark to the east, appears ready to destroy its neighbor with lasers. The next HKS design for the Vikings looks like a crystal football cathedral.

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As domed multipurpose stadia, the three HKS designs had to have some sort of skin. The fact that they are a bit over-the-top (360 Architecture is guilty of this too) is part of the celebration of football, the fans, and the home city. The other recently built West Coast NFL stadium, CenturyLink Field in Seattle, was built to protect fans from harsh, wet winters. But in California, is any façade necessary? Or is it just ornamentation?

At Levi’s Stadium, most of the suites are set in a single 8-story tower along the west sideline. It’s efficient packaging for sure, though it looks a lot like of the office buildings in Silicon Valley, which are similar in scale. The other three-quarters of the stadium is practically naked. HNTB and the 49ers chose to show off the structural steel that lifts up and rings the bowl. Whether that’s “enough” architecturally to work as aesthetic is largely subject to individual taste. So far most of the comments I’ve seen are to the effect of, It’s nice on the inside. Levi’s Stadium is a technological tour-de-force, and like many good technologies that come out of the Valley, is built with headroom and expansion in mind. What it lacks at the moment is a single element that makes it beautiful, unless you consider the suite tower that element. Arrowhead has the lovely, swooping upper deck at the end zones. It adds elegance to what otherwise would be character-less and overly brawny. Perhaps the signature element, a translucent image-projecting, shape-shifting material that clads the exterior, simply hasn’t been invented. Or maybe Levi’s Stadium is destined to be like many of HNTB’s post-Arrowhead work: serviceable at best, forgettable at worst.

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Let’s not forget that HNTB also designed Mount Davis. We know that aesthetic quite well, as our Oakland home is akin to a Supermax prison. HNTB is probably known more for their engineering work than their designs. They were hired by the City of Cupertino to do the lovely cable-stayed pedestrian bridge I mentioned in my “Rethinking Coliseum City…” post. They also designed the beautiful Zakim Bridge in Boston, along with a number of interchanges and airports. None of that sounds sexy, but they are important pieces of infrastructure that have to balance aesthetics and utility, not an easy task.

I suspect that Levi’s Stadium will undergo several minor and major revisions over the next 20 years as they iron out the rough spots and seek to enhance the experience even further. Levi’s Stadium is more than a place to watch football. It’s also a platform and brand. If there are bugs in 1.0, just wait for 1.1 or 2.0. It doesn’t get more Valley than that.

P.S. – This is not intended as a review. I’ll have one of those up in a month or so.