Oakland Coliseum, Population: 1

This morning I went into the wayback machine to find out how many times I had written about Scott McKibben. The answer: 4, all in 2014 and 2015. McKibben previously was the head of the Rose Bowl and would, presumably, provide some professionalism to the Coliseum JPA, which had no one in the executive director role for six years. He was hired in early 2015. He abruptly resigned last week after reports indicated that he negotiated an additional $50,000 finder’s fee from the three-year, $3 million naming rights deal with RingCentral.

We’ll see if the other shoe drops and the City and County decide to get litigious. For now, let’s consider what’s happened on Scott McKibben’s watch.

  • Warriors announced move to SF’s Mission Bay site in 2014, after initially announcing a move to Piers 30-32 in 2012
  • Raiders announced move to Vegas in early 2017
  • A’s announce intent to move to Howard Terminal in 2018

Throughout all of this, McKibben was being paid upwards of $250,000 per year. What was he getting paid for again? Prior to the McKibben hire, AEG was brought in to replace SMG as the complex operator. AEG has been to the key to more bookings on the calendar for both the arena and the stadium. McKibben doesn’t deserve blame for the Warriors and Raiders moves, as those decisions were way over his head. Yet there is precious little to replace 8+ NFL games and 41+ NBA games. Plus, as Chase Center establishes itself as the Bay Area’s premier arena for concerts (13 during the opening month of September, 30 through the rest of the year), the JPA and AEG are scrambling to fill dates at the renamed Oakland Arena. Speaking of the name, that also unceremoniously traveled across the bay to the ballpark at China Basin. Thankfully, an arbitrator ruled that the Warriors have to pay the remaining $40 million of debt on the Oakland Arena, though the Raiders settled a much more favorable outcome on their behalf. I would feel bad for McKibben, but he’s the same guy who in 2017 tried to jump ship to the 49ers and Levi’s Stadium, only for the JPA to give him a raise to lure him back. The raise was $50,000. That’s a totally “professional” move if I ever heard one. Regardless, he’ll land on his feet.

Since the Warriors and Raiders announced their exodus, no teams have been brought in to fill their enormous gaps they will leave behind. The closest the JPA got is some talk at the beginning of this year about an Indoor Football League franchise. The new Oakland franchise would be owned by Roy Choi (not that one), who also owns IFL franchises in San Diego and Cedar Rapids. San Diego’s team didn’t do great on the field or at the gate this year, pulling in only 300 fans for its season finale a couple months ago. The sordid history of of indoor football deserves a proper book treatment, maybe even a TV show or film. I’ve heard many colorful stories. I’d still like to know the full story of why the Fry brothers chose not to move forward with the San Jose Sabercats even after they won their fourth championship. Other than Oakland’s arena football dalliance, there has been no talk about fielding other team sports. No WNBA team despite Rebecca Kaplan’s cheerleading for it.. No G-League team as the Dubs chose Santa Cruz instead. No other fringe team sports like roller hockey, indoor lacrosse, or team tennis. At the Coliseum last year there was a bid by an East Bay group to convert the entire shooting match into a soccer complex flanked by the existing arena and a new ballpark. That went nowhere fast.

AEG may not be blameless for this situation. The company makes its money by filling dates and selling concessions, and for a venue operator fringe sports don’t make a lot of money to piggyback from. There is a line where it might make more sense to leave dates empty instead of actively trying to fill the arena to only 5,000 or so. For an outdoor stadium that requirement scales much larger due to the minimum staffing needs for given events.

What do you have when all the kids are leaving you with an empty nest? The only thing that’s worth anything these days is land. There’s plenty of it off Hegenberger, 110-155 acres depending on who you ask, 800 total when you include the land stretching across the Nimitz toward the airport.. There are also sweet, sweet entitlements to cash in if anyone’s interested. That’s why the A’s are sticking around at the Coliseum through 2023. As long as they are a tenant, they could exercise the right to build 3,000+ homes and 4 million square feet of commercial and office space. If that sounds like Coliseum City, that’s because it is. The A’s heard the questions about the confusion over the need to develop both Howard Terminal and the Coliseum. At a social media influencers forum last week, they said that the Coliseum isn’t needed, that the two projects are separate. There’s a timing problem with that position, since the only entitlements available right now are at the Coliseum. The only thing that can generate the cash the A’s are seeking to fund the ballpark is at the Coliseum. Ancillary development at HT is undergoing the approval process. It’s part of the long tail. Scratch that, l-o-o-o-o-o-n-g tail.

From the Coliseum Final Specific Plan, 2015

Now the awkwardness begins. The A’s plan to leave the Coliseum just like the other teams are doing, only they get to cash in on those sweet, sweet entitlements. Personally, I agree that they don’t need them. They have 40-55 acres at HT they can leverage if everything goes to plan. A redevelopment plan at the Coliseum is already approved. It’ll take time to bring in reopen the bidding process and bring the right uses in. That’s exactly what should happen. No shortcuts.

If everything doesn’t go to plan, the Coliseum remains a good backup plan. As we’ve used this joke ad nauseam, we’re talking about the A’s. There is no Plan B. It’s the best dad joke I’ve ever heard.

2020 Travel Grid

As promised yesterday, here is the latest Travel Grid. The usual conventions are in place, such as sending the northeastern teams to the Sun Belt during the first weeks of the season to avoid rainouts, or the stuffing of the summer months with trips from the West Coast teams to the East Coast. The aforementioned international games (April 28-30 in Puerto Rico, June 13-14 in England) are italicized in the PDF versions. Without further ado, here are the links:

  • PDF (poster one-sheet)
  • PDF (multi-page)
  • XLSX (Excel 2016)
  • CSV (comma-delimited)

In the past I’ve tried to consolidate all of the schedules from Spring Training and the minor leagues to create an extra special “All Baseball” schedule. Why? I’d like to see if I could catch a game in every professionally affiliated ballpark in the span of six or seven months. The release dates of the minors tends to fluctuate as we head towards the fall. If I get leads on those I’ll give it a shot.

P.S. – Coincidentally, the NBA released its 2019-20 schedule yesterday as well. That could open a new world of possibilities.

 

First glimpse of 2020 MLB schedule

It’s that time of the year again. Back to School sales have started, we’re getting close to the Little League World Series, and MLB provided its first taste of the 2020 schedule. The downloadable schedule isn’t available yet, so I’ll either scrape the new schedule or wait for the download to be released. While we’re all waiting for that and for the 2020 Travel Grid, I compiled some notes about the schedule.

Opening Day is Thursday, March 26. I’m still not a big fan of the “Opening Weekend” realignment of the schedules put in place years ago, but it’s more necessary now to fit in the required off days and travel days, so I’ll begrudgingly accept it. Besides the second edition of the London Series (Cubs-Cardinals, June 13-14), there’s also Mets-Marlins in Puerto Rico, April 28-30 in San Juan. There’s no series in Japan or elsewhere in Asia or the Western Pacific this time. The Rangers are opening Globe Life Field (not Globe Life Park, that’s the current one) next year, and the A’s hit the road to battle both the Rangers and Astros in both late April and late May.

The road trip to circle on next year’s calendar is a three-city venture in August to visit the Bronx, the nation’s Capitol, and Beantown (August 6-16). That includes a day off and ample time to take in plenty of other sights and attractions on the Eastern seaboard. That day off, August 13, also happens to be planned date at Field of Dreams in Dyersville, IA. The Field of Dreams game will be played at a 8,000-seat makeshift stadium featuring the Yankees and White Sox.

That month of August looks grueling, since the three-city, ten-day road trip will be followed by a short weeklong homestand and then another road trip for the A’s to visit Atlanta and then Toronto. That month will make or break the A’s.

More notes and the Travel Grid to come.

You Are The Experiment

As some of you may have heard, I took a trip from the scorching desert to the relatively cool Bay Area, partly to catch the last two games of the Rangers series. After Thursday’s and Friday’s episodes showcased lackluster performances, it was wonderful to watch the A’s kick it into gear and finish with a split. On the way, I met with old and new friends, which only enhanced the experience.

I attended Saturday’s game on whim after I visited a friend I hadn’t seen in person in 20 years. The biggest impact for me, now that I’ve been away from the Bay regularly for a few years, is how vast and difficult this area is to navigate. Unless I prefer being in transit for half a day, it’s best to pick an neighborhood where I’m likely to hang out and visit friends, then stick to that area. Of course, since I have friends I’d like to visit in all four official “parts” of the Bay plus Santa Cruz, I usually have to pick and choose my battles. Otherwise I’m doomed to be stuck in transit. My friend works at Stanford, so we spent time walking around the campus.

Back to Saturday’s game. It was a fireworks night with a Pixar theme, so I was prepared for a big crowd. The announced attendance was 36,468, and from the packed concourses and the patterns of seats filled I observed in the park, the number looked accurate. I had a field reserved seat in 127, which I gave up late in the game to watch the finish from the upper deck. (I stopped sitting in the bleachers years ago, especially when the upper deck reopened in limited form and then completely.) Overall, it was a fairly typical Coliseum experience.

Sunday’s game was different. Before the game I took the early Capitol Corridor train from Santa Clara to Jack London Square. It took 13 minutes to walk from the Amtrak platform to the approximate east plaza of Howard Terminal at Clay and Water Streets. Google Maps estimates the walk to take only 9 minutes, but I intentionally took the pedestrian bridge over the tracks, as fans would be encouraged to do on game idea. The bridge, which takes riders some three stories over the tracks to meet Federal Rail Administration height requirements, was responsible for the extra 4 minutes. And in case people start thinking they can chance a crossing of an active rail line, I bring to your attention A’s COO Chris Giles’ recent video of his attempting to leave the A’s corporate offices at JLS, only the be delayed by not one, but TWO, trains.

Fencing, which already exists at the station to prevent pedestrian crossings, will be required at Howard Terminal, though trying to get 25,000 fans to do the right thing and take the more time-consuming bridge will be a task. 4 minutes shouldn’t matter, but you can’t discount someone being in a hurry, drunk, or both.

My buddy, educator and theater writer David Chavez, was kind enough to offer me one of his club seats with the A’s Access benefits that provides. It was also Root Beer Float Day, which for me meant I could enter the park early like other fans. As usual, the East Side Club (split into the branded Treehouse and Stomping Ground areas) was packed, reminiscent of FanFest. I’m not an autograph hound, so I went to the various media tables to get float refills (pro-tip) after I paid $5 for a commemorative mug. Shortly before first pitch I surveyed the crowd. Later I found out the announced attendance was 18,906. It seemed like that entire crowd was crammed into the East Side Club before the game. Situations like that make me wonder how expansive similar facilities will be at the next ballpark. Would everything be housed in a club, or a regular concourse, or even the outfield plaza the A’s are planning? The ESC is 40,000 square feet, which sounds large at first glance. It’s roughly the size of half a football field.

Belly full of diet root beer and vanilla ice cream, I didn’t think much of using the $10 concessions/merchandise credit on my ticket, despite David’s cajoling. Late in the game I felt somewhat hungry, so I went into the club. The fancy brick oven pizza stand was closed. It was already the bottom of the 7th, so beer was pretty much ruled out (I don’t drink much these days). I ended up getting a nachos helmet, of which I only finished half. The $10 credit wasn’t going to be enough for the food except David swooped in to claim the 50% All Access Pass discount. Along with a bottled water I paid nothing. While I appreciated the discounts, the program felt a bit over complicated as I wasn’t clear if my ticket or Dave’s pass had to be scanned first. I didn’t think it was a big deal to save a few bucks. It would’ve meant more to me if I were attending 20+ times a season.

Monday, the A’s announced that they are tweaking the Access plan to make it easier to exchange tickets and bring in guests. So far it looks like this (click graphic to expand):

10 game plan

24 game plan

Full Season plan

The big immediate take away is that the Plaza Club sections (212-214) have been folded into the Plaza Infield area. The transformation of the old Plaza Outfield sections into the Treehouse (LF) and the Stomping Ground (RF) and additional amenities have created the kinds of affordable adult and family hangout areas the Coliseum has been missing since Mount Davis was built. The changes also reduced much of the Coliseum’s reserved seat inventory, which is important as the team attempts to create an inventory similar to their new ballpark plan. Keep in mind that in the above diagrams there are effectively no reserved outfield seats. That may seem a bit schizophrenic as the A’s were trying to sell only 35,000 reserved seats during the Wolff era and only last year ballooned up to 48,000. During this current Kaval/Giles pricing experiment, the upper deck is for sale mostly as a stand-in for the roof deck planned for the new ballpark. The Giants series will see the tarps on the Mount Davis upper deck removed and seats sold as overflow. Instead of the harsh cuts taken in the past, A’s management is being more sensitive to fan needs and preferences.

I’m not an Access member, so I can’t speak to the fan experience other than the aforementioned anecdote. What the A’s are doing is every bit as disruptive (Silicon Valley term) as Moneyball was for player evaluation. So far it’s worked out well, resulting in an increase from 4,800 to 9,535 Access plans. It shows that fans are adjusting to the new subscription model, which Giles has at times called “Baseball as a Service” (Silicon Valley-esque term). The model provides less friction for fans to attend, and it seems to have created plenty of word-of-mouth sales opportunities. There is a downside, though, in that while there’s less friction to attend, there’s also intrinsically less to get people to show up, or “stickiness.” A 2016 USA Today article reported that two-thirds of those with gym memberships go unused. In the past the A’s were aiming for 75-80% of season ticket holders to show up for every game. Baseball, and the world around it, are changing. There will undoubtedly be more tweaks to come in the next couple of years until the new ballpark deal is sealed. Until then, you guys are all beta customers. File those bug reports and expect more.

P.S. – Remember when the A’s announced they were removing the General Admission designation on the bleachers and turning them into reserved seats? I did, and I recall proposing a split of the Plaza Outfield sections into something quite similar to the Treehouse/Stomping Ground remake. Someone once said that good artists copy, great artists steal. No charge for this one, guys.

P.P.S

A Confluence of Events

Today we’re gonna have a little history lesson. Ready?

The date was October 17, 1989.

Remember that? It was the date of the Bay Area’s most unforgettable recent tragedy. The Loma Prieta earthquake struck at 5:04 PM, shortly before the scheduled first pitch of Game 3 of the 1989 World Series. The world’s eyes were trained on the Bay Area. After the temblor, nothing would be the same.

Houses fell and caught fire in San Francisco’s Marina district. The Cypress structure (880) in Oakland collapsed, as did a segment of the Bay Bridge and much of Pacific Avenue in Santa Cruz, which was close to the epicenter. When the quake struck I was a 13 year-old in my parents’ bedroom, watching the pregame on a 13-inch Goldstar (later LG) television. I didn’t have a table to hide under. I didn’t seek out a doorway to protect me. Instead I backed away from items that could fall, switched off the TV, and kneeled like I was praying the Novena at my local Catholic Church. The house was a classic single-story, postwar tract home that sustained no damage. After the shaking ended, I went outside and gathered with the neighbors. Power was out and would remain that way for two days. There was a rotten egg smell wafting in the air. Bewildered, we all took stock. There were no injuries on our block, no medical emergencies to further tax the public safety department.

Officials all over the Bay had much more damage to assess after the rescue efforts. The Marina would be rebuilt, as would the east span of the Bay Bridge. The Cypress structure’s replacement was eventually rerouted around, not through, the residential areas of West Oakland. The old structure was torn down to make room for a boulevard called Mandela Parkway. When I visited downtown Santa Cruz as a college freshman, much of Pacific Avenue was not yet rebuilt and would take years to be completed as the region dealt with the recession.

Loma Prieta triggered a series of planning decisions that would change the Bay Area in major ways. Besides what happened in West Oakland, the closure of the Oakland Army Base allowed the City and Port of Oakland to start planning for an expansion of the Port. The quake gave SF the excuse to tear down the unsightly Embarcadero Freeway and shelve forever any plans to complete the network of freeways through the city. That provided the impetus for SF to beautify the inner waterfront area, turning the Embarcadero into its own tourist and commercial attraction. Development creeping southward into SoMa finally resulted in a winning ballpark site proposal at China Basin, on the waterfront near the Caltrain terminus. Out of tragedy came rebirth and triumph.

As part of the Embarcadero rebuild, SF essentially ceded much of its shipping industry capacity to Oakland and Richmond, who were only happy to take up the slack. Miltary cutbacks included facility closures (OAB, Alameda NAS, Mare Island, Moffett Field NAS, etc.), prompting those cities to accommodate workforce transitions however they could. Since then, the BCDC has been careful to balance out the various needs of industry, residents, and civic services on the Bay’s navigable waterways. To that end, there is precious little residential development right on the water. Even the Brooklyn Basin project, which went through its own form of development hell for more than a decade and won’t be fully completed until 2038, was only approved with a mandated open space buffer for public use. Those same principles guide the development of Howard Terminal.

Could a ballpark be part of a grand bargain?

Last month the BCDC released an updated Seaport forecast, projected to run through 2050. The last Seaport plan is over 20 years old, so updates are welcome. The document was commissioned in January and completed by The Tioga Group, a freight shipping consultancy. An appendix dealing with the issue of Howard Terminal was tacked on at the end (page 177). Among the document’s observations include the following items:

About Bay Area Seaport growth and how Howard Terminal fits in:

  • Under moderate cargo growth assumptions the Bay Area will need more active terminal space, estimated at about 271 acres by 2050.
  • Under slow cargo growth assumptions the Bay Area will need about 36 acres more active terminal space by 2050.
  • Under strong growth across the three cargo types, the Bay Area will need substantially more seaport terminal space, about 646 more acres than is now active (and will need to activate additional berth space for larger container vessels).

As part of maintaining that delicate balance, it’s up to the BCDC, Coastal Commission, State Lands Commission, and cities and counties to best determine how the extremely limited resource we’re discussing – waterfront land – will be allocated and used. Howard Terminal is not being used to anywhere near its capacity, that much is clear. However, does its current state foreclose opportunities for the future? The report indicates that it would be foolish to do so.

As the analysis of overall seaport acreage requirements shows (Exhibit 199), Bay Area seaports are expected to be at or near capacity by 2050 under moderate growth assumptions, and to require space beyond existing active container, ro-ro, and dry bulk terminals. Howard Terminal would be one option to supply part of that acreage. Howard Terminal cannot, obviously, serve all three cargo types. If Howard Terminal is used for container cargo, other sites must accommodate the need for ro-ro and dry bulk capacity. If Howard Terminal’s’ long-term ability to handle containers is compromised by a truncated berth, ro-ro or dry bulk cargo may be a more suitable use.

Is the best way to utilize a limited resource to give up on it completely? That is the real question here. Not only is there not enough existing capacity for future growth, Howard Terminal’s small size and capacity means it can address needs one way at a time. Keep in mind we got to this point thanks to a combination of back room deals. Port operators sued to get better terms, which led to one of port operators to claim bankruptcy and pull out of Oakland altogether. During the City Council session earlier this week, a representative of GSC Logistics hinted that there’s talk of that same kind of withdrawal occurring again if the Port/City proceeds to build the ballpark at Howard Terminal. If that seems like dirty pool, you’re right, it undoubtedly is. Problem is, what is the line between a negotiating tactic and a long-term strategy? Moreover, what is a proper compromise? The A’s are willing to give up 10 acres of Howard Terminal to get approval from the Port shipping interests in what clearly will be part of a much larger package of concessions. Even if a compromise is reached, it doesn’t address the overarching issue above.

The photo above imagines Howard Terminal with a Ro-Ro (rollon, rolloff) facility built on it, which would be used for transporting cars. The rail spur currently at the terminal would be improved as part of a package of improvements. It’s not stated as the preferred option, but it is an option, and it’s quite convenient that the Tesla plant in Fremont happens to be the closest car plant that could use a Ro-Ro like this.

There’s also a tidbit about Schnitzer Steel thrown in for good measure.

Scrap metal

The three export scrap metal terminals in the Bay Area are located at the ports of Oakland, Redwood City, and Richmond, and each have substantial material handling infrastructure that could not be readily moved or duplicated. Should existing terminals reach capacity, there are limited expansion opportunities within port complexes.

As a private terminal in Oakland, Schnitzer qualifies as one of those facilities that can’t be readily moved or duplicated. So much for my idea from a few months ago.

I didn’t bring up Loma Prieta as some wish for divine intervention to spur civic planning. But it’s becoming clearer everyday that something more than a back room deal will need to happen to will a Howard Terminal ballpark into existence. The shipping industry is particularly livid with their claims about not being heard by the Port/City. Something has to give, and it has to be something big. Getting all of these parties to co-exist peacefully was always going to be a difficult ask. The issues have come into sharper focus in the last several months.

Last week, Dutch shipping giant Maersk announced an initiative to get to zero carbon emissions in its operations. When I read that I immediately imagined Oakland as a completely green port, with supertankers running on biofuels, electric cranes and port equipment, and non-fossil fuel powered trucks transporting goods all over the country. There’s no telling how much it would cost for such a transformation, but there is no better time to figure it out than right now, while everyone’s figuring out how much infrastructure will cost at Howard Terminal. If something like that comes to fruition, it could solve all of the problems that plague this concept: infrastructure, pollution, and traffic. And if that is part of the grand bargain that comes with a ballpark at HT, so be it. Like everything associated with this project so far, there’s no shortage of feature creep.

The Future is Fake? version 4.2

My younger brother bought a house in Mesa several years ago. I stayed with him at that house when I moved to Arizona. While he owned it, he chose to rip up the concrete patio and put in an artificial turf surface, a popular thing to do with a desert backyard. While we rode out a particularly rough monsoon, I watched as the rain threatened to flood the remaining concrete areas, yet efficiently and efficiently drained at the artificial turf patch.

Since then I’ve had a chance to take tours of several stadiums. I walked on natural grass and artificial turf systems for baseball, football, and soccer. Mind you, I didn’t field ground balls or practice cutting on turf, so I can’t speak to how well it’s working. A great deal of R&D has gone into perfecting these turf systems over the past 50+ years, which you can see on display every weekend. So-called third-generation products like Field Turf have become the surface du jour for football and field hockey, while soccer and baseball players tend to be more skeptical. It’s gotten to the point where there are formulations for the specific sports based on how much contact the ball has with the surface. We’ve come a long way from the old Astroturf with its rock hard carpet that caused ridiculously high bounces and rug burns. The new stuff is designed to be better playing, better draining, and most importantly for fans, better looking.

It’s not perfect yet, but in three ballparks I visited over the past three years, it’s easy to see how the technology has progressed. I capped off the 2017 season with visits to Toronto and Tampa, where new turf systems developed by AstroTurf and Shaw Sports Turf. Here in Phoenix, the Diamondbacks decided to replace their grass at Chase Field with a newer version of Shaw’s turf. So now we have three different iterations of the product in three MLB domed stadia to judge.

The Blue Jays’ Rogers Centre was the first with the latest generation of turf in 2015. In conjunction with the new turf, a full dirt infield was implemented. This was possible because the stadium’s football and soccer tenants moved to their own venue, BMO Field. The turf is called AstroTurf 3D Extreme, and nearly four years in, it’s a huge improvement over the old stuff.

Rogers Centre upper deck

Rogers Centre field level from dugout

Rogers Centre surface closeup (note warning track)

Cosmetically, it still looks like carpet. At least it doesn’t have the strange sheen of the stuff at the Trop in St. Pete. This product is named TruHop.

Tropicana Field from upper deck

Tropicana Field club level view

Tropicana Field outfield view from lower deck

Over in Phoenix, a newer version of the Shaw product was installed before this season, called B1K. These products are subject to nearly constant iteration. The old versions of artificial turf would often have a multi-year life span. Right now the emphasis appears to be on getting as true a bounce as possible while reducing the amount of “splash” from the crumb rubber infill, so it’s likely that the composition of the turf or dirt could change from year to year.

Chase Field outfield view from LF corner

Yours truly on the Chase Field warning track

Sorry guys, when I saw this picture from the tour guide I recognized this shirt is WAY too big for me now.

Here’s the funny thing about these technologies. As turf becomes a more complex product to install and maintain, it requires more resources. It’s normal to water the turf, not because anything’s growing there, but rather to keep its plastic and rubber from compacting and drying up. Meanwhile, grass always seems like the more environmentally sound product due to it being organic, yet it requires lots of precious water and fertilizer has numerous chemicals.

Look, the next ballpark in Oakland is not likely to have an artificial surface. Baseball’s ancient pastoral feel is more than a field, it’s a milieu. Whether we’re talking about kids running the bases after games on Sundays, or the occasional fireworks or movie night on the grass, people want to experience it. It matters more in place that, unlike California, actually experiences all four seasons. Yet it still matters on the West Coast. It’s just nice to know that science is working the resolve many of the problems that plagued the older versions of turf. Chase Field may be replaced in the next 10 years. If it does the replacement will probably utilize turf. The next ballpark for the Rangers will be in a dome and will also use turf. MLB and the owners are looking at the turf experiments in Phoenix, St. Pete, and Toronto to guide their processes in the future. Who knows, ten years ago there were several improvements in grass (mostly by impregnating plastic) to make it more durable. Perhaps more innovation is due on the grass side. Whatever happens, it’s good to know that the gap is closing. Here’s to hoping the green we see out there is more than a color, it’s an attitude.

Howard Terminal: Notes on a work in progress

Assembled some observations on the City of Oakland staff report on Howard Terminal’s progress:

On the cost of infrastructure:

Q: What is the cost of public infrastructure (for the Howard Terminal project) and does SB 293 define that cost or provide a procedure for defining what that cost is before commitments are made to fund the infrastructure? Will an IFD commit all property tax revenue within the district boundary?

A: Costs of infrastructure for the Howard Terminal project are not yet fully known. In order to form an IFD for Howard Terminal or any other district, the City Council would be required to create and approve an Infrastructure Financing Plan before funding any infrastructure.

There’s a chicken-and-egg story here. Think about it this way: Do you know what happened to the gondola? Well, it gets one paragraph in this 123-page report.

Gondola
A gondola connecting Jack London Square to approximately Washington and 10th Streets is being studied as a variant in the EIR. The gondola would carry 6,000 passengers per hour. As the gondola is a variant, and not a part of the Project, staff efforts are focused on ensuring that the transportation plan operates with or without the gondola.

A “variant” isn’t much of a selling point for a big project. Instead most of the focus is on shuttle buses, ride sharing (TNC), and walking. But it’s not all bad.

In addition to transit-only lanes, staff is currently working with the Oakland A’s to locate and scope a transit hub to serve the Project and the greater Jack London Square community. The hub is envisioned as an attractive experience where game day crowds and daily commuters may easily and comfortably wait for buses, access bike share, valet bike parking, scooters, and other types of mobility.

One of the potential locations being considered for this transit hub is a two-block stretch under the Nimitz. Which would be a good way to utilize that area instead of simply turning it into regular parking lot.

Pricing: In order to effectively shift Project patrons from driving and TNCs (primarily Uber and Lyft) to transit, it may be necessary to make transit more economical. Both AC Transit and BART have expressed interest in working with the City and the Oakland A’s to establish a game day transit fare, similar to the arrangement currently being piloted by the San Francisco Municipal Transportation Agency at Chase Center.

If you recall, I ran some numbers on the gondola (capital + operations) and figured it would cost $12 per rider round trip if it were unsubsidized. The gondola would cost $123 million to build. For reference, the project to lengthen the Mission Bay Muni platform is more than $51 million. And that’s peanuts compared to new Transbay Terminal.

Rail Safety
In the rail industry, grade separation is considered the “gold standard” for safety. Used in combination with other strategies to accommodate rail crossings as safely as possible, new grade-separated crossings would aid in mitigating the following existing conditions in the Project vicinity:

    • The Jack London Square segment experiences some of the highest collision rates in Amtrak’s Capitol Corridor network
    • Proximity to the Port results in occasional very long train dwell times (15-20 minutes) as freight trains maneuver on tracks

The Project sponsor has also studied vehicular grade-separated crossings (overpass and underpass) at Market Street and deemed these grade separations infeasible. City staff are still reviewing this study and have reached no conclusions with regard to feasibility and potential design exceptions. Generally speaking, an underpass would be preferred as an urban form. In the absence of a grade-separated vehicular crossing, emergency vehicle access and site flushing in the event of an emergency are of particular concern, and options for emergency ingress and egress are being evaluated in conjunction with the development of an emergency management plan for the ballpark.

I find this downright inexcusable. The A’s, at the project sponsor, don’t have the final say on what’s feasible at Howard Terminal. An alphabet soup of regional, state, and federal agencies will. Look, I’ve talked about this enough in the past. In the future, I’ll just refer to this snippet of the report if anyone has questions about how serious the rail safety problem is. Jeez.

—-

6) Financial Issues:
The Oakland A’s have indicated that they wish to enter into a Development Agreement with the City governing development of the proposed Project. Development Agreement negotiations and supporting financial analysis have not yet begun. The City and Port are working through
jurisdictional City Charter issues and the City and Port are aligned in applying the zoning code to the project site and delegating that authority to the City; however, the legal mechanism for accomplishing such an approach is pending. While Development Agreement negotiations have not begun, the Oakland A’s have committed to the City and in a variety of forums that the ballpark itself will be privately financed. In addition, the Oakland A’s have also indicated that they are looking for a public private partnership on infrastructure. Staff understands and shares the City Council’s concern that the City consider the full project – costs and benefits – before making any financial commitments of any nature to this Project.

In other words: We’re working out the details. They’ll have until the end of September to wrap up many of those details in a pretty little bow.