NBC11's Raj Mathai ended the sports section of the tonight's late newscast with a mention of a Merc article about the Sharks' pursuit of a pro hoops franchise. Mathai noted that the Sharks' failed bid for the Seattle Sonics involved one particular big-money guy at the end: Oracle's Larry Ellison. The Sonics have already been sold to business interests from Oklahoma City, who last season played gracious and enthusiastic part-time hosts to the Katrina-displaced New Orleans Hornets. New owner Clay Bennett sounds diplomatic so far but just about everyone sees the skids being greased for a hasty exit.
The Sharks' initial bid appeared dead a few weeks ago, but now it appears that the Sharks will go to the City of San Jose looking for upgrades to HP Pavilion, which could make the Tank more attractive for an NBA team. The actual request is to authorize a study to see what improvements would be required, similar in scope to the ballpark study - though precluding an entirely new arena. While some technological upgrades would be welcome - particularly in the form of upgraded video boards, fascia boards, and HDTV monitors - I sincerely doubt that mere upgrades will make a NBA team leap to SJ. To make a deal attractive for a non-Sharks-owned team, the NBA team would be looking for a large piece of the Pavilion's current revenue stream, a piece that the Sharks would be loathe to give up. This would apply to the Sacramento Kings should their efforts to build a downtown Sac arena wither. If the Maloof brothers were to show interest in selling the team to San Jose interests, it would be a different story. There are problems with the Warriors, who aren't going to take a new competitor to their market lying down. Then there's the overlord himself, David Stern. From a strategic standpoint, it makes little sense to use SJ as anything more than a stalking horse. Stern has been more vociferous in his complaints than Sonics ownership, which tells me that he's actually interested in keeping them there. If he simply wanted a stress-free arena deal (market notwithstanding), the Sonics, Kings, or Hornets would already be signed long term to OKC, Vegas, Anaheim, or ahem, San Jose.
Speaking of the Warriors, they and the Coliseum Authority still haven't gotten a naming rights deal in place for the Oakland Arena. There isn't officially a naming rights sponsor for the new Arizona Cardinals stadium, but there is at least one suitor who has been turned down: hip mexican restaurant chain pink taco. pink taco is not some mom-and-pop taqueria. It's run by Harry Morton, son of Hard Rock Cafe/Hotel/Casino and Morton's Steakhouse proprietor Peter Morton. They're apparently serious, according to a press release and an article in The Business Journal of Phoenix. The Morton family just sold off the Hard Rock brand for some $700 million.
Interestingly enough, a Morton's location is scheduled to open in downtown San Jose as part of a huge refurbishment of Park Center Plaza. The complex, which was once a major part of Lew Wolff's portfolio, could soon spawn a big name competitor to Wolff's existing restaurants. And on the morning of August 30, Wolff will speak about the future of downtown San Jose a block away from Park Center Plaza at Adobe.
(Yes, I could've mentioned Wolff's previous stint as a part owner of the Warriors, but I chose the more circuitous route.)
22 August 2006
15 August 2006
Wednesday night "rumble"
Wednesday night's game against the M's might not turn into Sharks vs. Jets, but it should still be fairly compelling. While the day is officially Fremont Day at the A's (with full pregame regalia), a "There is No 'A' in Fremont" rally will be held outside the stadium. I don't come back from overseas until this weekend, so I won't be there. Whatever happens, please keep it civil folks, and focus on the action on the field.
In related news, the Argus's Chris De Benedetti has a non-update of the Pacific Commons situation, but also has a quote from a NUMMI spokesperson that indicate that the A's and NUMMI have not had talks regarding the Warm Springs site. We'll have to wait until Wolff's speech at the end of the month for anything substantive.
In related news, the Argus's Chris De Benedetti has a non-update of the Pacific Commons situation, but also has a quote from a NUMMI spokesperson that indicate that the A's and NUMMI have not had talks regarding the Warm Springs site. We'll have to wait until Wolff's speech at the end of the month for anything substantive.
08 August 2006
Lew to speak at SJ Chamber
Today's check of the BigSoccer forums netted a thread titled "Lew Wolff to speak at SJ Chamber." The first post has the following blurb from member JayCee:
What will Lew say to all those people who are by-in-large quite familiar and friendly with him? Will he drive a stake in the heart of San Jose's downtown ballpark dreams? Will he publicly say that the team's name will be changed to the San Jose A's? Will he completely confirm the Fremont project? In a summer that has generally lacked action on the ballpark front, the potential for news is huge. Then again, the man knows how to play the media game, so don't get your hopes up.
There was also an article on Wolff and his "remote" ownership of the A's from the LA Times.
Taken from the Chamber Advocate Newsletter, August 2006With less than two months to go in the season, this is about the right time for the machine to get going again. It was roughly one year ago that the Coliseum North presentation was made, and Wolff has publicly stated that he wants to have everything wrapped up by the end of the season.
The Oakland A's owner, Lew Wolff, will be the guest speaker at the San Jose Chamber's, Silicon Valley Buzz, on Wednesday August 30th.
He will discuss hot topics, including the future of baseball in San Jose and the possibility of securing a professional soccer team for Silicon Valley, etc, etc.
The Silicon Valley Morning Buzz will be held at Adobe in the Gallery Room, 345 Park Ave, San Jose from 8am-9:30am. The event is free for Chamber members and $15 for prospecitve members. For more information and registration, call (408) 291-5286.
What will Lew say to all those people who are by-in-large quite familiar and friendly with him? Will he drive a stake in the heart of San Jose's downtown ballpark dreams? Will he publicly say that the team's name will be changed to the San Jose A's? Will he completely confirm the Fremont project? In a summer that has generally lacked action on the ballpark front, the potential for news is huge. Then again, the man knows how to play the media game, so don't get your hopes up.
There was also an article on Wolff and his "remote" ownership of the A's from the LA Times.
25 July 2006
Third Deck Closure Revisited (again)
Articles from both the Contra Costa Times and the Sacramento Bee attempt to assess at midseason the effects of the third deck closure. In both pieces, A's President Michael Crowley explains that the decrease in average attendance is what was expected, as long as the customer experience was enhanced - which according to them, it has. The Bee's article has quotes from a Vacaville fan who misses the ability to walkup on gameday to get third deck seats - as do I. The net effect - increased advanced ticket sales - was alluded to but not expounded upon.
There's a sense of overstatement when looking at the numbers, especially because anyone who looks at them will have a particular perspective - that of a lamenting, displaced fan, or that of a fan who likes the crowd feel more, or even a person like me who dispassionately views the change. With that in mind, here are a couple of (uh-oh, here it comes) graphs that might give you a better understanding.
The graph above (click the pic for a larger version) shows the volatility of the A's attendance over the last 1 1/2 seasons. Also included is the Giants' 2005 trend, which thanks to high numbers of season ticket holders is not nearly as volatile as the A's. I wrote in April that one of the big points was to make the demand curve less elastic, and while that's happened in part due to the artificial capping of the Coliseum's capacity, I imagine that the effect may not be as good as desired. Excuses abound from the wet, cold spring to the A's usual May slide to the lack of a big time, in-his-prime slugger. Frankly, if Eric Chavez had 25 HR and 75 RBI by now the A's attendance would be better, since their record would probably be better as well.
This graph shows the change in average attendance over the season. In this case, it's much easier to see how the May doldrums affect the A's and how things trend up as the weather heats up. Normally, the A's go on a tear in June and July that translates into increased interest for August. Injuries resurface towards the end of August, and despite the team usually being in a pennant race, performance and attendance both tend to peter out by the end of September. The occasional blip or uptick comes from one of the big series with the Giants, Yankees, or BoSox, or from a promotional night such as a fireworks show or bobblehead giveaway.
From the average attendance graph, the picture doesn't look as bad since the difference between the A's attendance this season and last season at the 47-game mark is less than 1,800 per game, or a whopping 7%. However, the A's would have to average 31,000 per game from now until the end of the season to eclipse last season's total - though that's not the goal. The problem is now the same as always: will the A's turn on the jets in the second half and pull away, or will the injuries and generally poor hitting bite them come the last two weeks of the season? That will be the true deciding factor. This is the Bay Area, after all. We are a fickle bunch (Sharks fans aside) and we don't suffer mediocre play gladly. And with the BoSox offering retribution for the A's surprising performance last week at Fenway, it's just more reason for fans to scratch their heads and sit on the fence. Fencesitters don't always head out to ballgames, not even during a heatwave.
There's a sense of overstatement when looking at the numbers, especially because anyone who looks at them will have a particular perspective - that of a lamenting, displaced fan, or that of a fan who likes the crowd feel more, or even a person like me who dispassionately views the change. With that in mind, here are a couple of (uh-oh, here it comes) graphs that might give you a better understanding.
The graph above (click the pic for a larger version) shows the volatility of the A's attendance over the last 1 1/2 seasons. Also included is the Giants' 2005 trend, which thanks to high numbers of season ticket holders is not nearly as volatile as the A's. I wrote in April that one of the big points was to make the demand curve less elastic, and while that's happened in part due to the artificial capping of the Coliseum's capacity, I imagine that the effect may not be as good as desired. Excuses abound from the wet, cold spring to the A's usual May slide to the lack of a big time, in-his-prime slugger. Frankly, if Eric Chavez had 25 HR and 75 RBI by now the A's attendance would be better, since their record would probably be better as well.
This graph shows the change in average attendance over the season. In this case, it's much easier to see how the May doldrums affect the A's and how things trend up as the weather heats up. Normally, the A's go on a tear in June and July that translates into increased interest for August. Injuries resurface towards the end of August, and despite the team usually being in a pennant race, performance and attendance both tend to peter out by the end of September. The occasional blip or uptick comes from one of the big series with the Giants, Yankees, or BoSox, or from a promotional night such as a fireworks show or bobblehead giveaway.
From the average attendance graph, the picture doesn't look as bad since the difference between the A's attendance this season and last season at the 47-game mark is less than 1,800 per game, or a whopping 7%. However, the A's would have to average 31,000 per game from now until the end of the season to eclipse last season's total - though that's not the goal. The problem is now the same as always: will the A's turn on the jets in the second half and pull away, or will the injuries and generally poor hitting bite them come the last two weeks of the season? That will be the true deciding factor. This is the Bay Area, after all. We are a fickle bunch (Sharks fans aside) and we don't suffer mediocre play gladly. And with the BoSox offering retribution for the A's surprising performance last week at Fenway, it's just more reason for fans to scratch their heads and sit on the fence. Fencesitters don't always head out to ballgames, not even during a heatwave.
24 July 2006
SJ Bizjournal articles
Update:
I've had a chance to read the articles (thanks to all who have helped) so I can now give me take on them:
As I am not a print subscriber, I don't have access to the new articles from today's edition of the Silicon Valley/San Jose Business Journal. And considering the fact that I am nearly 7,500 miles away from a local newstand or vending machine that carries the paper, I'm pretty much S.O.L. on the articles. In fact, last week I was asked if they could use one of my overhead graphics. Alas, I was "in the bush" so to speak. If one of you gentle readers would be nice enough to recap the articles and send me your thoughts, it would be much appreciated.
Here are the links:
I've had a chance to read the articles (thanks to all who have helped) so I can now give me take on them:
- The NUMMI article introduces a new factor that I hadn't been aware of - the building of a hybrid car plant. If Toyota's smart they'll move forward with the hybrid plant, despite the high costs of doing business here. The fact that a Prius or Highlander hybrid is actually built here in California is pure PR gold for Toyota and should increase sales volumes, especially within the state. They'd also finally be able to do something constructive with the land without worrying about encroaching development. If NUMMI is still concerned about residential development next to the plant, having another plant running 24/7 next door should eliminate the threat. Whatever their plans are, a plant sounds better than having a parts distribution center, which was under consideration when I called NUMMI last year.
- Still, the NUMMI site has to look attractive just for the potential to a future BART, even if there's no timeframe for BART to come to Warm Springs right now. As I understand it, Santa Clara County leaders are redoing their plan to scale the Santa Clara extension back to Milpitas or Berryessa. That would impact ridership estimates, but at least this time they could look realistic. Since VTA's light rail ridership is up and should continue to rise, it might be a good time to explore and emphasize a LRT-to-BART link at the Great Mall. Fremont Mayor Wasserman seems to have his preference of sites - Pacific Commons.
- Some of you have asked me if there's a possible that both sites (or portions thereof) could be used - one for the ballpark and village (NUMMI) and the other for housing (PacCom). I suppose it could be done, but it would require two new and completely different environmental impact reports, marketing changes and new infrastructure requirements. I won't rule it out, but it looks prohibitively expensive unless someone can figure out a way to divvy up the land appropriately.
- As for Santa Clara County Assessor Larry Stone, he's always been the head cheerleader. As one of the leaders of Baseball San Jose he's always been out in front, despite the political machinations that have occurred within. Notice that he stops short of outright slamming Fremont, other than to say that downtown (San Jose, that is) is preferable to suburban. There's a reason why...
As I am not a print subscriber, I don't have access to the new articles from today's edition of the Silicon Valley/San Jose Business Journal. And considering the fact that I am nearly 7,500 miles away from a local newstand or vending machine that carries the paper, I'm pretty much S.O.L. on the articles. In fact, last week I was asked if they could use one of my overhead graphics. Alas, I was "in the bush" so to speak. If one of you gentle readers would be nice enough to recap the articles and send me your thoughts, it would be much appreciated.
Here are the links:
- NUMMI in driver's seat on A's stadium deal
- Rival stadium sites offer challenges
- Stone still sees a clear path that leads A's to San Jose
17 July 2006
Two words: UGH. LEE.
I just got a look at HNTB's concept for the new 49ers stadium:
How uninspiring. It doesn't help that the gold seats appear beige in the picture. Gone are the sweeping lines of the HOK design. So is the Mills mall, and with it, probably the $100 million that was promised for the project by the city (because of the jobs that come with the mall). The boxy layout is eerily reminiscent of work done by HNTB across the bay, otherwise known as Mount Davis. In fact, take the entire sideline section in shadow. Does it not look just a little like the Coliseum outfield?
It should be pointed out that like the A's ballpark concept by 360, there's no exterior treatment on this stadium, so it can't be judged by a face that doesn't exist. Still, while stacking the suites and boxes on one side of the field is commendable for cost-cutting and better sightlines for fans, the whole package can't help but look a bit like a bloated SEC college football stadium. The concept works well for Ford Field, where it's wrapped in a neat gimmick - the use of an office building in the stadium bowl covered by a dome - but it doesn't look right in this case. That big structure behind the suites looks like a retaining wall to prevent the nearby hill from collapsing onto it.
Supposedly the design is flexible enough to work as an Olympic stadium should the time come in 2016. I can see where the use of large numbers of portable seats (also like Mt. Davis) could make such a concept work. The open north end should facilitate this as well. But does anyone remember what Atlanta's Olympic Stadium looked like prior to its conversion to Turner Field? Thought so. This design just deadpans "bland."
How uninspiring. It doesn't help that the gold seats appear beige in the picture. Gone are the sweeping lines of the HOK design. So is the Mills mall, and with it, probably the $100 million that was promised for the project by the city (because of the jobs that come with the mall). The boxy layout is eerily reminiscent of work done by HNTB across the bay, otherwise known as Mount Davis. In fact, take the entire sideline section in shadow. Does it not look just a little like the Coliseum outfield?
It should be pointed out that like the A's ballpark concept by 360, there's no exterior treatment on this stadium, so it can't be judged by a face that doesn't exist. Still, while stacking the suites and boxes on one side of the field is commendable for cost-cutting and better sightlines for fans, the whole package can't help but look a bit like a bloated SEC college football stadium. The concept works well for Ford Field, where it's wrapped in a neat gimmick - the use of an office building in the stadium bowl covered by a dome - but it doesn't look right in this case. That big structure behind the suites looks like a retaining wall to prevent the nearby hill from collapsing onto it.
Supposedly the design is flexible enough to work as an Olympic stadium should the time come in 2016. I can see where the use of large numbers of portable seats (also like Mt. Davis) could make such a concept work. The open north end should facilitate this as well. But does anyone remember what Atlanta's Olympic Stadium looked like prior to its conversion to Turner Field? Thought so. This design just deadpans "bland."
12 July 2006
Fox/TBS ink new national TV deal
In case you missed it in the past couple of days (I did while I was flying back to Australia - again), MLB sewed up its national broadcasting rights for the next seven years by inking deals with Fox and TBS. The actual money being doled out to MLB by the networks is actually going to be about the same if not less than the previous Fox-only contract. Let's tally up the national TV money:
The news sets the table for the upcoming CBA negotiations, which as mentioned before, are more a battle between big and small market owners than between owners and labor.
- Fox - ~$250 million per year for 7 years. Includes World Series, All Star Game, national Saturday broadcasts, and alternating ALCS and NLCS based on the year.
- TBS - ~$150 million per year for 7 years. Includes ALDS and NLDS, and whichever LCS Fox does not pick up. Deal includes 26 Sunday afternoon games (new schedule, not the ESPN Sunday night game) per season. Atlanta Braves broadcasts will be reduced, which probably means Turner South will take over many of the Braves' games.
- ESPN - $296 million per year for 7 more years (new deal started this season). Includes Sunday night and Wednesday night broadcasts along with certain marquee and late season matchups (usually Yankees-Red Sox). Does not include playoff games.
The news sets the table for the upcoming CBA negotiations, which as mentioned before, are more a battle between big and small market owners than between owners and labor.
07 July 2006
Alioto named Quakes Exec VP
In a move that foretells the A's acquisition of Earthquakes v. 3.0, the team's sales and marketing veep, David Alioto, has accepted the newly created position of Executive VP of Earthquakes Soccer, LLC. According to the press release, Alioto "will oversee business operations, sponsorship opportunities, develop sponsorship opportunities and assist in venue development surrounding A's ownership's attempt at securing a soccer specific stadium in the Bay Area for a Major League Soccer franchise."
Basically, it means Alioto will be doing for the Quakes what Michael Crowley currently does as President of the A's - except there's no team yet, of course. Good luck to Alioto on negotiating the extremely murky waters that define San Jose politics. Alioto may end up leaning a bit on both Crowley's and Lew Wolff's South Bay local status to get the SSS deal done. I'd like to see the Quakes get the benefit of some clever McCann-Erickson ad campaigns, the same kinds used for the A's the last couple of years.
From a strategic standpoint, there's something attractive about being able to pool certain parts of operations for the two teams. The seasons run concurrently, so some stadium operations can be consolidated. Sponsorship opportunities can be pitched to cater to the different audiences. Packages of club seats and suites may look attractive if they're for two teams (and all related venues' events) instead of just one. The ballpark financing concept is already out-of-the-box, why not sales as well? (Trivia note: According to Andrew Zimbalist's splendid book In the Best Interests of Baseball?, MLB Advanced Media runs the MLS website.)
Basically, it means Alioto will be doing for the Quakes what Michael Crowley currently does as President of the A's - except there's no team yet, of course. Good luck to Alioto on negotiating the extremely murky waters that define San Jose politics. Alioto may end up leaning a bit on both Crowley's and Lew Wolff's South Bay local status to get the SSS deal done. I'd like to see the Quakes get the benefit of some clever McCann-Erickson ad campaigns, the same kinds used for the A's the last couple of years.
From a strategic standpoint, there's something attractive about being able to pool certain parts of operations for the two teams. The seasons run concurrently, so some stadium operations can be consolidated. Sponsorship opportunities can be pitched to cater to the different audiences. Packages of club seats and suites may look attractive if they're for two teams (and all related venues' events) instead of just one. The ballpark financing concept is already out-of-the-box, why not sales as well? (Trivia note: According to Andrew Zimbalist's splendid book In the Best Interests of Baseball?, MLB Advanced Media runs the MLS website.)
06 July 2006
Coliseum BART lot mockup
I promised this a couple weeks ago, so here it is:
According to city records the combined parcels that make up the BART lot make up some 8-9 acres, 10-11 acres including some the extra streets that run through the lot. The neighborhood northeast of the ballpark has no real buffer separating it from the lot aside from some small auto shop/garage-type buildings. Residents there would be impacted by noise and possibly light pollution. The only ways to orient the field are north (shown), east (similar to the Coliseum's field orientation), or south/southeast (field facing Hegenberger Road).
According to city records the combined parcels that make up the BART lot make up some 8-9 acres, 10-11 acres including some the extra streets that run through the lot. The neighborhood northeast of the ballpark has no real buffer separating it from the lot aside from some small auto shop/garage-type buildings. Residents there would be impacted by noise and possibly light pollution. The only ways to orient the field are north (shown), east (similar to the Coliseum's field orientation), or south/southeast (field facing Hegenberger Road).
02 July 2006
Purdy puts Wolff at top of power player list
The Merc's newest edition of their "Bay Area's Most Powerful Sports Figures" is due, and columnist Mark Purdy has placed Lew Wolff at the very top. That's not surprising. Wolff currently controls the fates of two sports franchises - the A's and the future Quakes - and his deals may indirectly affect revenues for all other major pro sports teams in the region due to club/suite and ad revenues.
While A's ownership including Wolff (and family, I'm sure), President Michael Crowley, and GM Billy Beane have been living it up in Germany recently while attending the World Cup. Undoubtedly, they've gotten pointers looking at new and refurbished stadia, many of which hold a baseball-friendly capacity of 40,000. Before soccer fans get their hopes up, costs will prohibit a European-style fully-enclosed, mostly roofed stadium from being constructed here (unless someone other than the A's is willing to foot the bill). In the meantime, putting out a shingle for an Earthquakes office and retail store could help salve the wound created when the team Mayflowered its way to Houston.
Purdy takes a position that is a definite shift from what he has argued in the past. Instead of pitching Fremont as a diversionary tactic while the A's deal with San Jose, Fremont is meriting real consideration. As the greatest media flagwaver for the San Jose effort, this is almost downright earthshattering.
Back to the list. Bay Area sports history has had a huge range of personalities and styles among its power brokers, whether they were brilliant (Wally Haas, Peter Magowan, Eddie DeBartolo), inept (John York, Chris Cohan, Steve Schott), or somewhere in between (Al Davis, Bob Lurie). Superstar players and coaches also inhabit the list, as do some non-print media types. Wolff's ascent to the top of the list is a testament to how Wolff understands and plays the media game. Other than Trib columnist Art Spander, Wolff has Bay Area media eating out of his hand. He's skillfully given bits and pieces of his vision, never giving too much away and always leaving the curious (like me) wanting more.
Purdy ends the piece with could be interpreted as a bit of foreshadowing:
While A's ownership including Wolff (and family, I'm sure), President Michael Crowley, and GM Billy Beane have been living it up in Germany recently while attending the World Cup. Undoubtedly, they've gotten pointers looking at new and refurbished stadia, many of which hold a baseball-friendly capacity of 40,000. Before soccer fans get their hopes up, costs will prohibit a European-style fully-enclosed, mostly roofed stadium from being constructed here (unless someone other than the A's is willing to foot the bill). In the meantime, putting out a shingle for an Earthquakes office and retail store could help salve the wound created when the team Mayflowered its way to Houston.
Purdy takes a position that is a definite shift from what he has argued in the past. Instead of pitching Fremont as a diversionary tactic while the A's deal with San Jose, Fremont is meriting real consideration. As the greatest media flagwaver for the San Jose effort, this is almost downright earthshattering.
Back to the list. Bay Area sports history has had a huge range of personalities and styles among its power brokers, whether they were brilliant (Wally Haas, Peter Magowan, Eddie DeBartolo), inept (John York, Chris Cohan, Steve Schott), or somewhere in between (Al Davis, Bob Lurie). Superstar players and coaches also inhabit the list, as do some non-print media types. Wolff's ascent to the top of the list is a testament to how Wolff understands and plays the media game. Other than Trib columnist Art Spander, Wolff has Bay Area media eating out of his hand. He's skillfully given bits and pieces of his vision, never giving too much away and always leaving the curious (like me) wanting more.
Purdy ends the piece with could be interpreted as a bit of foreshadowing:
To me that sounds like a Fremont ballpark and Spartan Stadium (temporarily for the Quakes). Even if Ron Dellums' staff starting work on a proposal the minute Ignacio De La Fuente conceded the mayoral election, an EIR/study couldn't get fast-tracked to start in Oakland before the end of 2007."A year from now,'' Wolff says, "I'd like to be deep into the process of getting environmental approvals for a baseball park. And for soccer, I'd like a place we can play for the following season, even if it is just temporary.''
20 June 2006
Estuary plan moves forward
After a long give-and-take process between developer Signature Properties and Oakland-based environmental and affordable housing groups, the long-awaited Estuary (Oak-to-Ninth) development appears to be moving forward. Only a city council vote next Tuesday remains, and once that happens, you can officially cross one more site (one touted by Ignacio De La Fuente last year) off the list.
I was excited by the Estuary site last year as well, at least until I understood the grueling process it took to get to the actual planning of the development. This included passing legislation at the state level to approve of the land sale and numerous hearings with the aforementioned community groups so that they could have a say in the plan. Issues such as the height and placement of buildings as they related to the view from the hills, the amount of public parkland, traffic, and the preservation of historic structures all came into play.
One of the keys to getting this deal done was Signature's willingness to pay for site cleanup. However, they got a huge discount in the land price as a result. The Estuary plan's size makes it a better comparison to a potential Wolff-Fisher development somewhere than anything else in the works in the Bay Area. Compromises were made by all parties to get it done, and it took a long gestation period (ongoing). One neat little concession is that Signature is going to allow around 15% of the housing to be termed low income and senior housing - but it doesn't have to build it all at the Estuary. It could shift some of the units to one of its other Oakland projects, though it would have to build more of them. Considering the prime waterfront location, this shift sounds likely.
I was excited by the Estuary site last year as well, at least until I understood the grueling process it took to get to the actual planning of the development. This included passing legislation at the state level to approve of the land sale and numerous hearings with the aforementioned community groups so that they could have a say in the plan. Issues such as the height and placement of buildings as they related to the view from the hills, the amount of public parkland, traffic, and the preservation of historic structures all came into play.
One of the keys to getting this deal done was Signature's willingness to pay for site cleanup. However, they got a huge discount in the land price as a result. The Estuary plan's size makes it a better comparison to a potential Wolff-Fisher development somewhere than anything else in the works in the Bay Area. Compromises were made by all parties to get it done, and it took a long gestation period (ongoing). One neat little concession is that Signature is going to allow around 15% of the housing to be termed low income and senior housing - but it doesn't have to build it all at the Estuary. It could shift some of the units to one of its other Oakland projects, though it would have to build more of them. Considering the prime waterfront location, this shift sounds likely.
19 June 2006
Dellums wins outright
Thankfully, cooler heads prevailed in an election whose winner had a 154-vote margin. Ron Dellums is now Oakland's mayor-elect, and in a press conference at the Oakland City Center Marriott, he continued his message of hope that, unfortunately, lacked much detail. He argued that predecessor Jerry Brown's 10K plan was not enough, and that he wanted to have 100,000 new residents in the downtown area - though he didn't say when. And when I saw that Dellums will create task forces to study a variety of issues, I cringed. For Oakland's sake, I hope Dellums really follows through on his promise to be a galvanizing, uniting force for the city. Talk about public-private partnerships could set off some heated debate, as Oakland residents may not take too kindly to certain types of projects - of which a ballpark and ancillary development may be one. Note: An A's development simply won't be about throwing some land at Lew Wolff. Wolff has set the price that he's willing to pay for land - around 25 cents on the dollar. The question is, "Is this doable in Oakland?"
Dellums' speech apparently contained nothing about the local sports franchises, so it's hard to say where he's leaning. In the end, the A's future in Oakland may well depend upon whether or not Dellums believes Wolff/Fisher want to keep the team there. Hopefully, Dellums will recognize how much pride the team brings to the city, and that the team is worth the mayor-elect trying to "break his pick" to keep the team in Oakland.
Dellums' speech apparently contained nothing about the local sports franchises, so it's hard to say where he's leaning. In the end, the A's future in Oakland may well depend upon whether or not Dellums believes Wolff/Fisher want to keep the team there. Hopefully, Dellums will recognize how much pride the team brings to the city, and that the team is worth the mayor-elect trying to "break his pick" to keep the team in Oakland.
15 June 2006
OUSD site finds a developer
Oakland Unified School District is on its way back to being on its own feet, with labor issues put to bed and money that will come in from the sale of OUSD's 8.25-acre mini-campus near Lake Merritt. According to new reports, a partnership of East Coast firms Terramark and Urban America have put together the winning bid on the property. They intend to build a mixed-use development containing 1,000 housing units and commercial space. The district needs to pay off an emergency $100 million loan the state lent a few years ago, so it's likely much of the sale price will go towards that debt. The price of the land is expected to be between $55 million and $70 million.
OUSD had originally intended to share the space with the eventual developer, but it now appears that will not be the case. At the bottom of the district's memo (first link above) is a mention of moving into or building new facilities somewhere, including downtown Oakland. Unclear is the fate of the five (mostly small) schools residing on the campus, though the memo states that La Escuelita Elementary will be kept in the area.
Long-time readers may remember that over a year ago, I declared the OUSD site unsuitable for a ballpark due to its size and unusual "J" shape. So it's not as if there were some major opportunity to build a stadium on the OUSD site. The link is more tangential - it's less one prime site on which a decent-sized "village" concept could be built, even if it weren't co-located with a ballpark And if you're looking to get something like that done in Oakland, you'll need to assemble some decent, easy-to-acquire land to make it happen.
One other thing - thanks to those who have been responding with the latest news on the Oakland mayoral race. It looks like the final tally won't be out until the end of the week, and so far everything points to a runoff in November. That could reduce a key advantage Oakland would've had even though Dellums couldn't take office until January. Now he'll have to throw considerable resources into a fall campaign instead of lining up a transition staff well in advance. However, we should still remember that as important as this political jostling is, it doesn't supplant the two most important factors: Is there a good site? and Who pays for it? Everything else, including transportation concerns, pales next to those questions.
OUSD had originally intended to share the space with the eventual developer, but it now appears that will not be the case. At the bottom of the district's memo (first link above) is a mention of moving into or building new facilities somewhere, including downtown Oakland. Unclear is the fate of the five (mostly small) schools residing on the campus, though the memo states that La Escuelita Elementary will be kept in the area.
Long-time readers may remember that over a year ago, I declared the OUSD site unsuitable for a ballpark due to its size and unusual "J" shape. So it's not as if there were some major opportunity to build a stadium on the OUSD site. The link is more tangential - it's less one prime site on which a decent-sized "village" concept could be built, even if it weren't co-located with a ballpark And if you're looking to get something like that done in Oakland, you'll need to assemble some decent, easy-to-acquire land to make it happen.
One other thing - thanks to those who have been responding with the latest news on the Oakland mayoral race. It looks like the final tally won't be out until the end of the week, and so far everything points to a runoff in November. That could reduce a key advantage Oakland would've had even though Dellums couldn't take office until January. Now he'll have to throw considerable resources into a fall campaign instead of lining up a transition staff well in advance. However, we should still remember that as important as this political jostling is, it doesn't supplant the two most important factors: Is there a good site? and Who pays for it? Everything else, including transportation concerns, pales next to those questions.
08 June 2006
The New Landscape
While the A's ballpark future was not resolved coming out of Tuesday's primary, changes occurred that surely will affect future efforts by cities to attract the A's. At the end of the day, the lesson to be repeated ad nauseum was: Don't pin your hopes on an election.
- As expected, Ron Dellums was elected mayor of Oakland with a majority, thereby avoiding a runoff. While he won't take office until January, don't be surprised to hear rumblings about his well-heeled supporters and associates working on big-ticket projects. Dellums has friends in both city and county government. What's not known is how nice Dellums will play with State Senator Don Perata's minions. Current mayor Jerry Brown always had an uneasy alliance of convenience with Perata that at times strained under both pols' visible agendas. That, and the reality of dealing with dirty, day-to-day business as a mayor in Oakland, will prove whether Dellums' vision for Oakland can translate into real action. As an outsider, I'd like to believe Dellums could really foster the city's growth, but he's going to have to make some very tough decisions about issues like police staffing and presence, affordable housing, big box retail, redevelopment of industrial areas, and the changing demographics of the city. In other words, I'm glad I don't have that job.
- In San Jose, the ballpark effort was dealt an enormous blow with county voters' rejection of the overly broad Measure A. That's not to say that BART-to-San Jose would have been some great problem solver (the difference between opening day at a ballpark and the BART launch would have been several years), but it would have at least provided some relief along the 880 corridor. BART proponents now have to seriously think about either pulling back the cost of the $4.7 billion project or even scrapping it completely. There's talk of limiting BART to only Milpitas or Santa Clara, which could cut the extension's cost in half or more. However, that would limit the project's scope, reduce ridership projections, and force VTA to come up with a completely new justification for the extension. I'd be more optimistic about SJ's chances if the High Speed Rail initiative had any momentum behind it, but it's headed for a November election with scant support while competing with the governor's and legislature's other bond initiatives.
- Fremont will be affected if BART-to-San Jose is either dropped or delayed. A note on the WSX extension page has the service starting to run in 2012 or 2013, which could be within a year or two of a ballpark opening. If the WSX extension doesn't happen and the ballpark does, there will be a real infrastructural issue for Fremont's government and citizens to consider. There is no direct, one-road route between the Pacific Commons site and Fremont BART, and the main arteries running in the area (Stevenson Blvd, Mowry Ave, Fremont Blvd, Paseo Padre Pkwy) could be severely impacted by increased bus traffic - that is, if fans choose to transfer between the BART station and Pacific Commons using a bus. For now, let's dismiss a rail or trolley-based option due to cost. How much will infrastructure such as transportation and increased police cost in the end? How big of a price is Fremont willing to pay to get on the map?
07 June 2006
Primary returns
So far, we're seeing resounding defeats for initiatives and candidates for the pro-San Jose and pro-Fremont groups, while Oakland appears to have a definitive winner (which may or may not portend well for future ballpark efforts):
- Oakland mayoral race (99% of precincts reporting): Dellums - 50.2%, De La Fuente - 33%, Nadel - 13%.
This race has been changing overnight. Dellums started out in the lead, but had 44% of the vote - well below the simple majority needed to avoid a runoff. Now, with virtually all but the absentee vote counted, Dellums may avoid the runoff after all. Rumors have swirled around a group close to Dellums working up a proposal for the A's to consider should Dellums win the primary in this manner. How far is Dellums willing to go to keep the A's? On the flipside, does he believe the A's want to stay? - San Jose mayoral race (100% of precincts reporting): Reed - 28.3%, Chavez - 23.5%, Pandori - 17.9%, Cortese - 16.4%, Mulcahy - 10.8%.
Reed is known as the fiscally responsible Democrat and should not be expected to support any kind of major subsidy to a sports franchise. He has supported the ballpark study and the Diridon South site acquisition, but he won't blindly support a bad ballpark deal. Chavez is considered more friendly towards the prospects of the A's and Quakes, though with "sunshine" reform being proposed, she shouldn't be expected to rubber stamp a bad deal either, mystery of the Quakes subsidy in December notwithstanding. - Santa Clara County Measure A [1/2-cent general sales tax increase for health care facilities, transportation including BART] (99% of precincts reporting): Yes - 42.3%, No - 57.7%.
Without the sales tax hike, BART extensions to both Warm Springs/South Fremont and San Jose would be doomed for the forseeable future, especially since the projects did not previously qualify for federal matching funds. Without BART to either Warm Springs or San Jose, arguments in favor of ballpark proposals in those areas would become significantly weaker.
05 June 2006
Those hidden ballpark costs
If you've ever been to a major sporting event in the Bay Area in the last several years, you'll have noticed in most cases a sizable police presence. This is true regardless of the size or reputation of the venue. Police and traffic control are costs either borne by teams, municipalities, or a combination of both.
It's also not a surprise that like many other cities in California, Fremont is in a serious budget crunch. In Chris De Benedetti's recent article, Fremont City Manager has flatly stated that the city is in no position to fund additional infrastructure for a ballpark/ballpark village. So who would pay for this infrastructure if the deal were to go through? Don't discount the idea that in bringing the A's in, city leaders are pushing Fremont residents to rethink current infrastructure-caused service blows, such as the burglar alarm policy.
One more thing - Tuesday's election day! It could be potentially very important for the A's future.
It's also not a surprise that like many other cities in California, Fremont is in a serious budget crunch. In Chris De Benedetti's recent article, Fremont City Manager has flatly stated that the city is in no position to fund additional infrastructure for a ballpark/ballpark village. So who would pay for this infrastructure if the deal were to go through? Don't discount the idea that in bringing the A's in, city leaders are pushing Fremont residents to rethink current infrastructure-caused service blows, such as the burglar alarm policy.
One more thing - Tuesday's election day! It could be potentially very important for the A's future.
01 June 2006
Hope runs academic in San Jose
To my surprise, last night's San Jose Ballpark Economic Study session was not the eye-rolling extravaganza that I had expected. The city has, in fact, clearly decided to work with a consulting firm that isn't usually involved with sports franchises or the sports industry. That firm, bae, specializes in infill-type development such as TOD (transit-oriented development) and military base reuse (they've worked on both Alameda NAS and the Oakland Army Base).
The refreshing thing about the methodology that will be used is that the public isn't going to hear grandiose proclamations about "5,000 jobs" or economic revitalization because, in fact, we all know better. Focus will be largely on displacement of existing businesses, effects on surrounding neighborhoods, opportunity costs - topics that can't be easily summed up in a short press release. Ironically, the city's decision to move towards a spin-free study is symptomatic of the flagging fortunes of the Baseball-in-San Jose effort - if things were moving along more positively, the city might have had more motivation to push for a "positive" study instead of a "neutral" one.
Crowd turnout at the meeting was also a good indicator of the city's direction. The prospects of a soccer stadium were repeatedly brought up, despite the fact that no soccer booster groups such as SSV were present. Inquiries came up frequently enough that it appears the effects of a soccer stadium (which has a different business model) could take up a decent portion of the document. (The study's being paid for, might as well cover all contingencies, right?) For those readers out there that are soccer partisans, be forewarned: the neighborhood associations are smart and resourceful. Approaching a stadium proposal in the wrong manner (without vetting it through the NA's) is one sure step towards failure. That said, in the past SSV has been much better than the city at outreach efforts in the neighborhoods.
The hope here is that when the study is finally published (with proper amounts of feedback framing the discussion), we may finally have a locally produced and focused document that can't be written off as a simple propaganda piece. It could prove beneficial for future discussions about stadia and neighborhoods.
The refreshing thing about the methodology that will be used is that the public isn't going to hear grandiose proclamations about "5,000 jobs" or economic revitalization because, in fact, we all know better. Focus will be largely on displacement of existing businesses, effects on surrounding neighborhoods, opportunity costs - topics that can't be easily summed up in a short press release. Ironically, the city's decision to move towards a spin-free study is symptomatic of the flagging fortunes of the Baseball-in-San Jose effort - if things were moving along more positively, the city might have had more motivation to push for a "positive" study instead of a "neutral" one.
Crowd turnout at the meeting was also a good indicator of the city's direction. The prospects of a soccer stadium were repeatedly brought up, despite the fact that no soccer booster groups such as SSV were present. Inquiries came up frequently enough that it appears the effects of a soccer stadium (which has a different business model) could take up a decent portion of the document. (The study's being paid for, might as well cover all contingencies, right?) For those readers out there that are soccer partisans, be forewarned: the neighborhood associations are smart and resourceful. Approaching a stadium proposal in the wrong manner (without vetting it through the NA's) is one sure step towards failure. That said, in the past SSV has been much better than the city at outreach efforts in the neighborhoods.
The hope here is that when the study is finally published (with proper amounts of feedback framing the discussion), we may finally have a locally produced and focused document that can't be written off as a simple propaganda piece. It could prove beneficial for future discussions about stadia and neighborhoods.
31 May 2006
Meeting notices for Oakland, San Jose
"Choose or Lose" is having an organizing meeting Wednesday at 5:30. It will be held at the Uptown Bar & Nightclub in Oakland. The purpose is to nail down the date for the group's first tailgate rally and other upcoming events. Unfortunately, I won't be there because...
... I'll be attending San Jose's Ballpark Economic Study, which runs from 6-8 p.m. Wednesday night. The session will be held at SJ City Hall, Council Wing, Room 120. Will it be truly academic or will it be an eye-rolling extravaganza? I'll report on it tomorrow.
... I'll be attending San Jose's Ballpark Economic Study, which runs from 6-8 p.m. Wednesday night. The session will be held at SJ City Hall, Council Wing, Room 120. Will it be truly academic or will it be an eye-rolling extravaganza? I'll report on it tomorrow.
25 May 2006
A familiar plan
Barry Witt's writeup of the A's-Quakes announcement has much more detail than the press release sent out by MLS on Wednesday. I've been looking for something more descriptive to indicate what Wolff and Co. were really aiming for, and the piece provides it.
A quote from the conference call, which was only open to the media:
Soccer Village
A soccer stadium could cost only one-fourth as much as a ballpark, so conceivably, fewer housing units would need to sold and less land would have to be acquired. Keep in mind that privately-funded stadia aren't set up to pay for themselves, so some other revenue stream would have to be secured to take care of the mortgage. The good news is that this kind of plan could be accomplished at just about any of the previously discussed San Jose sites, though other factors may come into play. These factors include parking requirements, mass transit availability, and NIMBY issues.
Wolff seemed to dismiss the idea of Fremont having both a ballpark and a SSS. While co-location has its advantages in terms of cost consolidation, there may not be enough land at Pacific Commons to accommodate all of the pieces needed to put the ballpark village plan in motion. For instance, Fremont has a residential zone type R-3-70, which allows for up to 70 residential units per acre. Typically, high-rise residential towers are required to achieve that density. Fremont residents may not protest much to 3-4 story buildings like the ones going up in the middle of town, but in a place mostly bereft of high-rises, such a development plan could face significant opposition due to it straying from the scope of existing development. The most glaring example of this is Oracle's HQ complex in Redwood Shores. If zoning restricts the density of housing development, the plan would be expected to have the residential component take up a much larger share than high-rises would.
I look forward to the concepts 360 architecture is drawing up for the soccer stadium. Will they be somewhat generic and not site-specific like the August concept, or will they already have a site in mind and base the concept on that site's constraints?
A quote from the conference call, which was only open to the media:
"We think we have a concept of financing that's a little bit hybrid between public financing and private financing,'' Wolff said in a conference call.If that sounds familiar, that's because Wolff has used similar verbiage to explain what the A's want for a ballpark site. That means a site with space for a stadium and ancillary development opportunities, preferably at a discounted rate. In Fremont, that means getting light industrial land and turning it around for a profit by virtue of building housing there. That's not a given in San Jose, so "land" might have a more traditional definition than what's happening in Fremont. A deal could have a cheap ground lease for city-owned stadium land, along with the A's having rights to develop surrounding land for residential and commercial uses. And you know what that means:"If a community or a jurisdiction or a joint-powers group could provide us with a path to a site, with whatever infrastructure and approvals are necessary, that's probably the most contribution we think we need in order to get the soccer venue done.''
Soccer Village
A soccer stadium could cost only one-fourth as much as a ballpark, so conceivably, fewer housing units would need to sold and less land would have to be acquired. Keep in mind that privately-funded stadia aren't set up to pay for themselves, so some other revenue stream would have to be secured to take care of the mortgage. The good news is that this kind of plan could be accomplished at just about any of the previously discussed San Jose sites, though other factors may come into play. These factors include parking requirements, mass transit availability, and NIMBY issues.
Wolff seemed to dismiss the idea of Fremont having both a ballpark and a SSS. While co-location has its advantages in terms of cost consolidation, there may not be enough land at Pacific Commons to accommodate all of the pieces needed to put the ballpark village plan in motion. For instance, Fremont has a residential zone type R-3-70, which allows for up to 70 residential units per acre. Typically, high-rise residential towers are required to achieve that density. Fremont residents may not protest much to 3-4 story buildings like the ones going up in the middle of town, but in a place mostly bereft of high-rises, such a development plan could face significant opposition due to it straying from the scope of existing development. The most glaring example of this is Oracle's HQ complex in Redwood Shores. If zoning restricts the density of housing development, the plan would be expected to have the residential component take up a much larger share than high-rises would.
I look forward to the concepts 360 architecture is drawing up for the soccer stadium. Will they be somewhat generic and not site-specific like the August concept, or will they already have a site in mind and base the concept on that site's constraints?
24 May 2006
Choose or Lose event wrap-up
A late work-related appointment forced me to arrive late to the "Choose or Lose" event earlier tonight. Organizer Robert Limon assured me that I didn't miss anything. Two mayoral candidates were present: Nancy Nadel and Arnie Fields. Also on hand was OUSD board candidate Chris Dobbins, a teacher who started the Green Stampede Homework Club tutoring program. I counted 40-50 attendees, not bad for a nearly impromptu event.
Nadel had the most time at the dais, repeatedly fielding questions about City Hall's perceived inaction in keeping the A's. One-by-one, A's supporters pointed to the team's legacy and how the A's are woven into the fabric of the community. Nadel painted herself as "realistic," replying that the council was looking for either a site that could accomodate both a ballpark and ballpark village housing, or separate sites for each. She also warned finding a site was not easy because of the city's "built up" nature and the reluctance to use eminent domain. Near the end of her time on stage, she gave a rather ominous statement (paraphrased) to the keep-the-A's-in-Oakland crowd, "If you polled Oakland residents, you'd find that you'd be in the minority." This caused a bit a grumbling in the gallery, which gets me wondering - what if Oakland residents were polled? What would the results be?
Arnie Fields was next, proudly wearing an A's cap. He supported keeping the A's at the current Coliseum, with development around it spurred by a shuttle that operated between the BART station and the plaza between the stadium and arena. The shuttle would have its own guideway that would run parallel to the existing BART pedestrian bridge. Golf carts or similar vehicles would operate on this guideway, and it would be run by a community group, ideally including local youths. Fields would also support a waterfront (JLS) ballpark plan.
Two videotaped statements were made by Ron Dellums and Ignacio De La Fuente. Dellums repeated the "Don't break your pick" quote attributed to Lew Wolff in a previous conversation. He felt that the door an opportunity to keep the A's was "open, but not wide open." IDLF slyly said he's optimistic that the A's and Oakland can get a deal done "if the A's are sincere." Now that's a qualifier if I've ever heard one.
The best ideas seemed to come after the event officially ended, when Limon, several of the bleacher drummers, and other attendees had a little pow-wow to discuss future actions. Another rally-type event is tentatively scheduled for sometime in late June. Ways to raise the movement's media profile were discussed. The group piled on Nadel. I mentioned the ill-fated Broadway Auto Row proposal. The group's sense of frustration with local government was palpable. The good thing about all of this is that there is a movement afoot, and that it doesn't merely consist of putting up banners. It looks like pressure will be applied to pols and local media, though it will take some resourcefulness to come up with concrete plans and proposals. The bittersweet irony of the rally's location came to me as I left for the BART station. Across Telegraph Avenue sits the old Uptown site, once considered the great hope for an urban ballpark in Oakland.
Nadel had the most time at the dais, repeatedly fielding questions about City Hall's perceived inaction in keeping the A's. One-by-one, A's supporters pointed to the team's legacy and how the A's are woven into the fabric of the community. Nadel painted herself as "realistic," replying that the council was looking for either a site that could accomodate both a ballpark and ballpark village housing, or separate sites for each. She also warned finding a site was not easy because of the city's "built up" nature and the reluctance to use eminent domain. Near the end of her time on stage, she gave a rather ominous statement (paraphrased) to the keep-the-A's-in-Oakland crowd, "If you polled Oakland residents, you'd find that you'd be in the minority." This caused a bit a grumbling in the gallery, which gets me wondering - what if Oakland residents were polled? What would the results be?
Arnie Fields was next, proudly wearing an A's cap. He supported keeping the A's at the current Coliseum, with development around it spurred by a shuttle that operated between the BART station and the plaza between the stadium and arena. The shuttle would have its own guideway that would run parallel to the existing BART pedestrian bridge. Golf carts or similar vehicles would operate on this guideway, and it would be run by a community group, ideally including local youths. Fields would also support a waterfront (JLS) ballpark plan.
Two videotaped statements were made by Ron Dellums and Ignacio De La Fuente. Dellums repeated the "Don't break your pick" quote attributed to Lew Wolff in a previous conversation. He felt that the door an opportunity to keep the A's was "open, but not wide open." IDLF slyly said he's optimistic that the A's and Oakland can get a deal done "if the A's are sincere." Now that's a qualifier if I've ever heard one.
The best ideas seemed to come after the event officially ended, when Limon, several of the bleacher drummers, and other attendees had a little pow-wow to discuss future actions. Another rally-type event is tentatively scheduled for sometime in late June. Ways to raise the movement's media profile were discussed. The group piled on Nadel. I mentioned the ill-fated Broadway Auto Row proposal. The group's sense of frustration with local government was palpable. The good thing about all of this is that there is a movement afoot, and that it doesn't merely consist of putting up banners. It looks like pressure will be applied to pols and local media, though it will take some resourcefulness to come up with concrete plans and proposals. The bittersweet irony of the rally's location came to me as I left for the BART station. Across Telegraph Avenue sits the old Uptown site, once considered the great hope for an urban ballpark in Oakland.
Subscribe to:
Posts (Atom)