CoCo Times columnist Neil Hayes spent some time recently with Lew Wolff and his family at A’s games, and from all appearances, Wolff is getting more and more attached to the team with each passing day. There was little new on the ballpark front, except for a small nugget towards the end of the article:

(Wolff) envisions a new ballpark divided into “neighborhoods.”

What exactly are “neighborhoods” in a ballpark? Generally they are distinct seating areas within the stadium that give them a separate, though not necessarily segregated, feel from other areas of the park. This can be accomplished by breaking up the grandstand in the multiple structures with varying heights, as was done at Petco (San Diego), Comerica (Detroit), Citizens Bank (Philadelphia), and Great American (Cincinnati). At field level, it’s a little easier to foster neighborhood environments with the tiered pricing structure. The Coliseum, for instance, has always had distinct neighborhoods in the MVP sections which hold season ticket holders, and the left and right field bleachers, which are a younger demographic and unique unto themselves. SBC also has neighborhoods in the bleachers in straightaway left (Bonds Squad), center (family bleachers), and the arcade (party atmosphere).

The Coliseum and SBC’s development of neighborhoods was more an organic, evolutionary process than Petco, where it’s intentional. The Western Metal Supply building in the left field corner not only holds party suites, but it serves as an anchor for a party atmosphere. The Beachers section in center is the family-friendly spot with the big sandbox, while the seats that jut out into right field act as a soapbox for hecklers. Even the mezzanine club level is broken up into three sections: first base, home plate, and third base.

Whether or not the creation of neighborhoods will ultimately be successful is dependent on how fans take to the concept. A major goal is to get fans circulating around the ballpark to explore each of the different neighborhoods, sample concessions, and foster the larger ballpark community. Another goal is to get fans to find a place they can call home within the ballpark, get season tickets, commune with others in their neighborhood, and over time become fixtures or institutions as they pass the experience on to their children, grandchildren, etc. The potential upside is that those season ticket rolls may rise as a result. The downside is that the ballpark itself will have a natural sense of discontuity which might make it hard to foster an overall crowd energy, especially if fans are more likely to mill around than sit and stay focused on a game. In the end, it’s seat pricing that’s going to be the determining factor. It’s not uncommon for fans to be priced out of being full season ticket holders, which then leads to becoming partial season ticket holders, then occasional patrons, and finally to not being able to afford a game at all. It’s a difficult balance to strike, and there are plenty of examples of teams going the price-hike route (Red Sox, Yankees, Cubs, Giants) while few others have managed to keep prices reasonable despite having a new or renovated park (Angels).

If you want to get an idea for what the media-based discourse on a publicly-financed stadium would look like, just visit the Minneapolis Star-Tribune’s website for its coverage on the Twins’ ballpark legislation. The open-air stadium would be 75% funded by a 0.15% sales tax raise in Hennepin County.

Columnist Sid Hartman has beating the drum for the Twins’ stadium efforts for years, and he doesn’t waver with his new plea, which claims that the project will revitalize downtown. Yet there’s an article in the business section noting that the Twins have actually dropped the economic development argument.

Who’s right? Read both and decide.

Next Monday night I will attend the Measure DD Community Coalition meeting held at Oakland’s Lakeside Garden Center near Lake Merritt. Michael Ghielmetti of Signature Properties was present at last month’s meeting to discuss the Oak-to-9th development. There’s no indication he’ll be at the upcoming meeting, but Oak-to-9th will be a discussion topic. Important note: I will try to ask questions related to the general opinion of the community about a ballpark on the site, but I will in no way be in any sort of advocacy role. Why? It’s hard to rally for something that doesn’t yet exist, for starters.

Speaking of not announcing a plan, Lewis Wolff was supposed to be touring around Oakland today to look at sites, according to Dave Newhouse’s column from earlier in the week. Hopefully I’ll have something to post about that later today. Wolff himself said he won’t have any “solid ballpark information to announce for a month.”

Going back to Oak-to-9th, the Measure DD folks also posted a blueprint for Signature’s Oak-to-9th plan. It appears that I may have guessed right – the graphic I posted on Tuesday shows a ballpark on a patch of open space just east of Lake Merritt Channel. Based on what I’ve seen from the blueprint, it’s the only space left that could possibly accommodate a structure like a ballpark. The downside is it would effectively eliminate most of the open space remaining there, and that may not sit well with the Measure DD folks. I do like Signature’s use of parking under 880.

Finally, two more links on the state of the stadium-building industry, which was thrust into the spotlight with this week’s announcements of new stadiums for the Yankees and Mets.

• Bloomberg: Full-Speed Ahead for Stadium-Building Juggernaut – A good column by Joe Mysak on the stadium boom’s impact on public finance and the bond markets.
• Christian Science Monitor: Why America is seeing a new stadium boom – Ron Scherer and Anna Levine-Gronningsater recap the flurry of stadium announcements for New York area teams.

Trib columnist Dave Newhouse checked out the Estuary and came away with dreams of Chavez splash hits. He recaps the situation, though the mention of the freeway being “farther away than at the Coliseum” is a bit puzzling.

Newhouse is right about it being a 15-minute walk from Lake Merritt BART, and while Newhouse thought De La Fuente joked about putting in a trolley system, BART and Oakland did a feasibility study for Jack London Square at the end of last year. BART was ruled out because of the expense, and the alternative that emerged as the favorite was in fact, a trolley/streetcar. No option has a route that runs to Oak-to-9th, but with the influx of residents, jobs, and tourists that would come with a new development there, it would make sense to include it in the final plan.

It’s not a surprise, but Wolff has dismissed the Coliseum as a potential ballpark site, due to the previously mentioned conflicts with existing tenants (Warriors, Raiders) and lack of available surrounding land. Of course, a quick drive down Hegenberger would make one skeptical about that…

When asked about the Oak-to-9th site, Wolff declined comment and didn’t reveal information on any new sites. There are now grumblings from the those that believe Wolff is being less than upfront about his efforts, which could pave the way for an exit from Oakland.

While it’s a bit disconcerting that Wolff isn’t actively involving the public in the search, he does speak to De La Fuente every two weeks to update the situation. But even DLF can only do so much. As Don Perata once said, “No stadium project goes through without the support of the mayor.”

I’ve gotten a lot of questions on the Estuary, mostly along the lines of “where is it?” or “how close is it to BART?” To help matters, I pieced together this graphic. Points of interest including Jack London Square and Lake Merritt are clearly visible, so it’s easy to see where Oak-to-9th is in respect to everything else. The two main sections of the site are in light green (5th Avenue Marina) and dark green (9th Avenue Terminal). The pink section within the 5th Avenue Marina is the Silveira property, which is the one privately owned parcel on the site and the one which presents the greatest legal challenges (owner J.W. Silveira is suing Oakland over the inclusion of his property in the redevelopment plan).

Click on the graphic for a larger version

A quick explanation of the photo:

• The I-880 5th Avenue Overpass is highlighted in blue because it’s going to be rebuilt. Nearby land is being cleared away to accommodate the construction equipment and vehicles to be used. The freeway will be widened 40 feet to include carpool lanes, revamp local interchanges (which are considered dangerous), and seismically retrofit the span. Caltrans District 4 doesn’t yet have a project page up, but one should be expected soon. The project is slated for completion in 2008.
• Clinton Basin is also known as Seabreeze Marina, and is in poor shape.
• The only direct pedestrian links to the site are on The Embarcadero from the west and 5th Avenue from the north. Measure DD funds will allow for trails to be completed from the existing developed channel to the Estuary Park and the mouth of the channel. The areas colored brown and orange are parcels of land that will be needed for this work. They will be needed for the overpass project as well.
• There is no current AC Transit bus service or other public transportation to this site.
• The BART route is highlighted in red, with the Lake Merritt BART Station in darker red. BART becomes a subway as it heads west just before 5th Avenue. It then tunnels underneath the Laney College Athletic Fields, Lake Merritt Channel, and the Laney College main buildings.
• Walking distance from the Lake Merritt BART Station to the site is about 0.8 miles.
• Jack London Square is 0.5-1.0 miles west of the site.
• A walk from the Coliseum BART station to Gate D at the McAfee Coliseum is 1/4 mile; to Gate A it’s 1/8 mile.
• A walk from the 19th Street Station to the Uptown site is only 1/10 mile, from the 12th Street Station it’s about 1/2 mile.
• The distance from San Jose’s San Pedro Square to the HP Pavilion is also 1/2 mile.
• A ride on SF Muni’s N-Judah from the Embarcadero Station to SBC Park (2nd & King) is 1.4 miles.

Because of the numerous diverse interests that have stakes in the Oak-to-9th development, it would be foolish to predict what will happen. However, I decided to try a hypothetical ballpark drawing to see how small a ballpark could be built on the site. The result looks like this:

Positives:

• It doesn’t encroach upon the Silveira property
• It leaves the 9th Ave Terminal side to Signature
• The orientation of the field allows for a sweeping, panoramic view of Oakland’s downtown, hills and Lake Merritt (from the upper deck).

Negatives:

• The ballpark’s footprint (10-11 acres) eats into available open space, and some minimum of open space must be made available for the public. The original Estuary Policy Plan calls for a meadow to be created where the ballpark sits.
• Height will be over 100 feet at some points and may block views of the bay.

Much more to come.

Glenn Dickey reports that Oakland City Council president Ignacio De La Fuente has proposed the Estuary site to Lewis Wolff as the place to build a ballpark now that the Coliseum is not being heavily considered. The Estuary has been profiled in depth over the past few months. Check out the following links for more information:

• Ballpark concepts continued… – contains quotes from the lead developer at the Estuary
• A sample Estuary development plan – includes an overhead photo and an assessment of the site with pros and cons
• Photo Overview (PDF, requires Acrobat Reader) – for those interested in what the site currently looks like
• Signature Properties corporate website
• The Port of Oakland’s Estuary Plan (PDF) – keep in mind, it hasn’t been revised in years

I would encourage anyone who may be nearby or passing through Oakland and has time to do so to head out to the Estuary and walk around for a bit. It might stimulate your imagination. The Estuary site, also known as “Oak-to-Ninth”, can be reached directly from I-880.

Directions from:

• I-880 South, take the Embarcadero exit, make a right on the Embarcadero, which is at this point a frontage road. Drive back towards Jack London Square 1/2 mile, and it’s on your left.
• I-880 North, take the 5th Ave/Embarcadero exit, which will wind underneath the freeway, intersecting with the Embarcadero. Parking should be available on the other side of the street.
• Downtown Oakland, take Oak St south (towards Jack London Square) and past I-880. Oak will end and merge with the Embarcadero (left or East). Proceed along the Embarcadero past the Aquatic Center for 1/2 mile. The site will be on your right.

If these directions are confusing, I apologize. Look up the address “1000 Embarcadero” or “1000 Embarcadero E” in Mapquest, Google maps, or your favorite address finder.

An article from Tuesday’s Oakland Tribune summarizes the overall development scene in the Uptown area, which includes the Forest City development among others:

The Oakland Planning Commission voted 6-1 on Wednesday to approve Forest City’s design and landscape plans for 665 apartments in a series of five-story buildings, 9,000 square feet of commercial space, 533 parking spaces and a new public park, all spread over three parcels between 19th Street, Thomas L. Berkley Way, Telegraph Avenue and SanPablo Avenue.

Sadly, the actual number of apartments being built by Forest City seems to go down with every new announcement, but it’s better than nothing I suppose. It would appear that the only thing that could seriously delay the project now would be the eviction and eminent domain proceedings that are left to take place for current tenants. Once that’s out of the way, groundbreaking should occur soon thereafter. That would shut the door for good on a stadium idea, which still burns brightly for many A’s fans but hasn’t seriously been considered by the City of Oakland for some time now.

Neil Hayes’ new column posits the idea of an East Bay ballpark serving as a place that serves the community and salutes the East Bay’s unique history. Since it appears that an Oakland location is no given, it makes sense to go this route. I especially liked the mention of the almost mythical Neptune Beach, which was once Alameda’s bayside response to SF’s Sutro Baths or the Santa Cruz Boardwalk.

There are ways for a ballpark to accomplish these objectives while maximizing revenue streams. The best way is to limit the size of a ballpark. I just finished a conceptual drawing of a 38,000-seat ballpark that fits on only 10 acres. It’s not really site-specific, so it should fit on a roughly square or rectangular lot. Features include:

1. 53 midlevel suites, 10 dugout suites, and 3 party suites
2. 3,320 club seats on two levels, mezzanine club level restaurant with field view
3. A simplified design that reduces costs by limiting ballpark’s footprint
4. Outfield bleachers on two decks similar to old Comiskey Park and Tiger Stadium
5. Restaurant/bar in left field that seats 200+
6. Picnic seating in right field
7. Field set 23 feet below street level, main concourse on street level
8. Children’s play area that could be placed in outfield (upper or lower) or near main gate
9. Pitcher-friendly dimensions with fences that could be moved in
10. Next-generation grass technology that allows for easy conversion for non-baseball events such as concerts and soccer/football games
11. Flexible seating plan that allows for up to 1,000 extra temporary seats to be installed for high-demand or playoff games
12. A grass berm in left-center for general admission patrons
13. At least 1.5% of seats are ADA-compliant
14. Dramatic entrances in centerfield and home plate that contain monuments and a museum devoted to A’s history

For a messy conglomerate view of this concept, click here to download a graphic. Over the next few days, I’ll put out other level-by-level drawings that detail all of the ballpark’s features. One thing I could certainly use is some advice or help on doing artist concept-type drawings. This is not my strong suit, so any assistance would be much appreciated.