Coliseum City ENA Team Report

5/27/2018 Coliseum City ENA Team Report

1/24

COLISEUM

ITY Innovation GatewayPreliminary Infrastructure InvestmeMarket Data Analysis Phase I,and Land Assembly Strategy

March2014

COLISEUM CITYENA TEAM

Bay Investment GroupJRDV Urban InternationalHKS


2/24

Marc

1. Infrastructure Investment Anaylsis Pag

2. Market Data Analysis Phase I Page

3. Land Assembly Strategy Page

TABLE OF CONTENTS


3/24

1INFRASTRUCTURE

INVESTMENT ANALYSIS


4/24

Marc

1.INFRASTRUCTURE INVESTMENT ANALYSIS

Infrastructure summary

This report is a review of the required infrastructure and cost that the ENA te

visions will need to be provided in order to eecvely develop the master p

Coliseum City. This report is focused primarily on Site A of the comprehensiveplan as dened in the Specic Plan. This is the primary development area for t

sports venues and foreseeable phases of the development.

The costs which are outlined in this report are preliminary and will need to be

with more engineering detail as the master plan is further developed. Prel

Costs are established that are base hard-costs (HC) cost to construct, and a

so-costs (SC) cost to design, engineer and permit. The cost basis that is assu

this report assumes that the infrastructure will be developed integrally with t

strucon of the rest of project and NOT as a series of independent projects. T

team is assuming that cost eciencies will be gained through: 1) opmal co

on sequencing that eliminates any re-building or backtracking, 2) integratedand engineering, 3) integrated management and private delivery of the des

construcon that uses best-pracce design-bidding-delivery methods, and 4) e

nance that lowers overall cost to the project.

1.0 General Infrastructure Requirements

The Coliseum City Site is an inner-urban locaon that generally has good infr

ture from the surrounding area that comes to the site. In fact, it can be view

the site has unprecedented infrastructure to this development locaon. Thi

of the factors that make this site such a unique target for signicant new high-

development. This is parcularly true with the transportaon infrastructure

ing a dedicated BART staon and two I-880 Freeway interchanges that feed

into the site.

Electrical capacity to the site is signicant and should be capable of hand

proposed development capacity. Water and sewer capacity to the site from

rounding urban area are also signicant and are esmated at this me to be

of handling the proposed new development.


5/24

Marc


However, because the site has been used primarily for the Oakland Coliseum,

and related parking lots, the site does not have the on-site infrastructure

necessary to support the scale and uses of the development envisioned. Th

signicant infrastructure investment will need to be completed before the rs

can be completed.

1.1 Site Leveling and Demolion

The Coliseum City Site (indicated as Area A in the Specic Plan area descripo

not meet current site drainage requirements, and will therefore need to be co

ly re-graded to suit current code and environmental requirements. The site c

has signicant site run-o which drains the surface parking lots directly into

mon Slough and Elmhurst Creek directly. This is not current site development

nor environmentally sustainable. The site will need to be re-graded accordin

approved Storm Water Protecon Plan (SWPP) that manages the site water

into approved ltraon systems before migrang into the City storm water d

the Bay directly.

This infrastructure improvement will need to be coordinated with redevelop

the both Creeks and the long term urban development plan.

This work will need to be completed in the inial phase of construcon comp

sively across the site to maintain eecveness and cost eciency.

1.2 Incidental Site Demolion

Surface parking lots and other incidental structures will need to be demolishe

to site grading.

1.3 Stadium Demolion

The exisng stadium will be le standing and will be used unl the future stad

potenally new ballpark are completed in 2018. This stadium is a concrete s

that extends signicantly below exisng grade. This below grade area is prote

a concrete bowl that will have to be removed along with the exisng superst

The demolion process will be very complex and could be required to be co


6/24

Marc


post-occupancy of the new stadium, adding more cost and complexity. At th

these costs have not been esmated. However, it is understood that these co

only marginally aect the overall costs of the new facility.

1.4 Infrastructure Realignment - Electrical Line Relocaon

The site currently has dual 115 KV overhead lines running along Damon Slou

along the south end of the Coliseum City site. These lines run in a path that in

with the site locaon of the new stadium. It is proposed that these lines be re

in order to facilitate urban development to the site. It is also proposed that the

should be permanently undergrounded for both environmental safety and to

that a quality of development be established to support higher density urban

The strategy will be to work with PGE to get a temporary line relocaon that wthe new footprint of the Stadium to be built. This will require moving the

than 100 to the south as it cuts across the Coliseum City site along an area

by the City.

The long-term strategy will be to underground the PGE line along the origin

ment, which runs North-South from 66th Ave bridge to the Coliseum Way at

berger. This can be completed at a later phase of the project as the urban d

ment is being complete. This allows me to work with PGE to plan, appro

engineer this soluon.


7/24

Marc


The soluon is in the preliminary planning stages. The current strategy is to s

undergrounding at the last vercal pylon north of 66th Ave. This would the

the Damon Slough in a secure containment channel on improvements or r

ment of the 66th Ave bridge entrance to Coliseum City. The line alignmenthen proceed in a containment structure running parallel to the EBMUD storm

easement parallel easements. The urban development master plan is loca

primary north-south road spine along this easement to ensure ease of access

protect these ulity easements.

1.5 Creek Improvements

To meet environmental and drainage requirements, the new creek alignmhave two components: 1) A new earthen channel connecng to Damon Slou

signed to convey low ow and dal ows to and from Elmhurst Creek upstream

realignment, and 2) An underground culvert designed as an overow facility to

the 100-year ow to the exisng Elmhurst Creek alignment and outlet to San L

Bay. This underground culvert will act as a bypass during high ows, and will re

weir structure to be constructed at the point of the realignment.

Engineering is currently being done to evaluate the opons and to engineer

mal soluon that achieves the environmental and development goals of th

ect. The current stadium footprint is designed to not require the creek reali

in order to start construcon. However, opmal locaon of the stadium will

revised alignments of Elmhurst Creek, which are being evaluated for future coaon.

The ming of this work will be determined at a later date. Both of these cre

provements can be phased independently, and are not integral to the rst ph

development of either the Stadium or urban development.


8/24

Marc


1.6 Sea Level Rise Improvements

BCDC recommends the consideraon of the following sea level rise scenarios f

ning purposes in the San Francisco Bay Area region and California as a whole:

- Year 2050 scenario 16-inch rise (equivalent to 1.3 feet or 0.4 meters- Year 2100 scenario 55-inch rise (equivalent to 4.6 feet or 1.4 meters

These scenarios have been adopted as policy by the California State Coastal

vancy, and are used by the BCDC and other regional and state agencies for p

purposes. The current Base Flood Elevaon (BFE) for the Planning Area wa

lished based on the 100-year de (established from 1983 data) and is eleva

NAVD (1988) Datum.

The sea level rise strategy for the Coliseum City Area A includes the follow

ments:

-Address an 16 inch SLR above current Base Flood Elevaon (BFE) for

term (2050) planning and design (2050 BFE)

-Provide an adapve approach to addressing SLR greater than 18 inch

-Design gravity storm drain systems for 16 inches of SLR

-Provide an adapve management strategy to protect against long-te

including

The infrastructure plan is evaluang mulple strategies: 1) building an elevate

along these impacted edges, and 2) raising the development parcel along thes

and 3) some combinaon of both strategies. This same strategy can be evalu

the development areas along Area B, west of I-880. These are future planne

and not considered in these costs.

These improvements will be phased as appropriate. The ming of these imments will not impact the work in phase 1 development.

1.7 Coliseum BART Intermodal Staon Improvements

The Coliseum BART staon improvements and the improved pedestrian brid

necon to Coliseum City will be crical for the success of the new Coliseum velopment project. The transit infrastructure is one of the key assets that m

development project a feasible and viable project. However, the current unde

opment of these assets is a liability that needs to be addressed in tandem w

rst phase of development.

The ENA team and the City are currently working together with BART to de

mutually agreed to long-term soluon. The plan is to create a state-of-the-a

modal staon that eecvely connects BART, Capitol Corridor/Amtrak, AC Tran


9/24

Marc


Oakland Airport Connector, and future streetcar connector system. This inte

hub will be designed to accommodate the long-term increased transit trac

ated by the site which could generate over 34,000 daily trips. This increase

will jusfy signicant transit investment and improvement in this site. It can

stated that insucient improvement in the transit infrastructure will inhibit nicant development of this site. Transit improvement is crical for the succes

overall development and much of this improvement must be available in th

stages of development.

The ENA team, in discussion with BART, has proposed a prototype soluon in o

begin to develop a cost analysis of these improvements. BART is currently com

its independent planning and engineering analysis of these improvements.

The current pedestrian bridge will be used as long as the exisng stadium is

The new stadium will require a new pedestrian connecon along 73rd Ave RO

will be constructed as part of an integrated shared parking garage and poten

vercal develop along public owned parcels of land.

The preliminary costs for these comprehensive transit improvement are conn

design and engineering work that is being completed with BART. These tran

are not available at this me.


10/24

Marc

P


Current Condion

Not funconal for peak travel during games.

Phase 1

Clean up current plaorm to increase usable area and improve ow.

Phase 2

Create a Side Plaorm doubles plaorm capacity without disrupon to exisng operaons.


11/24

Marc

P


Phase 4Add structure that is independent of the current staon operaons and create connuous raised connecon with expa

fair-gate zone to connect to Coliseum City - Dont go down to go up. Redevelopment of San Leandro Street.

Phase 4 Alternave

Expanded upper plaorm to create beer circulaon.

Phase 5

Cover the staon and bridge.


12/24

Marc

P


1.8 O-site Roadway and Intersecon Improvements

The full analysis of o-site roadway and intersecon improvements will be dete

as the EIR trac analysis is fully developed. Currently the ENA team is assumimprovements will need to be made to the immediate roadway access point

site.

These improvements include the following:

A. Edes Ave. Provide one addional le-turn lane on northbound Ede

and on southbound Coliseum Way and modify signal.

B. Hegenberger Trac Signals. Recongure stadium to align access

project area with exisng signal across Baldwin Street and modify s

C. Balwin Street. Provide access between project area and Baldwin St

with the exisng undercrossing of Hegenberger Road.

D. Provide access between project area and Baldwin St. with the exis

under crossing of Hegenberger Road.

E. 73rd Avenue. Move driveway for Amtrak staon to north of the sta

the exisng signalized at-grade pedestrian crossing

F. 66th Avenue. Reconstruct 66th Avenue east of Coliseum Way to pr

four lane cross-secon with two 300-foot le-turn lanes.

A

B

C

D

E

F


13/24

Marc

P


These roadway improvements will be completed concurrent with the phase 1

construcon compleon.

1.9 Ulity Backbone and Primary Roadway CirculaonThe development of urban uses on the site will depend on the development

mary infrastructure backbone that distributes water, power, telecommuni

storm drain and sanitary waste to each of the development parcels. This backb

need to be completed concurrently with the rst phase of development. The

plan has located this backbone along the north-south boulevard connecng 6

and Coliseum Way at Hegenberger, and along the primary loop road that ri

perimeter of the site. This backbone boulevard also contains the EBMUD and

PGE ulity right-of-ways.

This primary ulity backbone and primary street connector is planned to be

major urban design element of the new Coliseum City. The loop road and bo

will allow 4 trac lanes and will be landscaped and contain bike lanes, ped

sidewalks. It will be designed to accommodate new secondary streets as t

required per the development phasing.

This infrastructure will be required in phase 1 of the new development.


14/24

Marc

P


1.10 Local Streets and Site/Block Development

Local street and block development will be phased to support the ming r

ments of vercal development. These infrastructure improvements include ad

ulies to accommodate the future vercal development of the associated

These typical 2 lane roadways include water, power, telecommunicaons, stor

and sanitary waste. The streetscapes are designed to accommodate the spec

urban design requirements including a 60 right-of-way that includes: landsca

street trees, pedestrian sidewalks, street lighng and site drainage.

Block development improvements includes pad grading, erosion control, pow

communicaon, waste and water connecons to building pads. The NFL paopment and surface parking area is also assumed to be an integral element

infrastructure development.

li i ll

i li ili i

il i i i ili ii .

l l i i

i

.

i li ili i l i

i l i i l li i l .

i ii l i i

.

l ll i l ii i

l i lll i i

l i i

i i .

i li ili i l i

i i i i

i i i l il i l

i i l .

l li li i i

l l i i i l

i l i .

i li i i i i

li

l i l ili i i .

i l . . l i li l


15/24

Marc

P


Phased Infrastructure Development

2.1 General Phasing Strategy

The phasing strategy is designed to deliver a new NFL stadium and MLB ballthe respecve 2018 seasons. It is assumed that the exisng Coliseum will re

place during the construcon period to allow the As to play their season game

The exisng stadium will force most signicant new development to a subs

phase following the 2018 opening of the new sports venues. The transit hub im

ments will also need to be concurrent with the 2018 opening of the new sports

commercial and residenal development. It will be crical that the new tran

the capability to accommodate both the increase in transit ridership and impr

nicantly the quality of service in order to jusfy the investment that is requ

the new vercal development.

2.2 Phase 1A This phase will be the new transit hub and BART staon area im

ments, new NFL Stadium, new MLB Ballpark, new pedestrian concourse co

and associated retail and entertainment. This phase could include the propo

port hotel, which will have a direct connecon to the OAC (Airport Connector

2.3 Phase 1B This phase will follow the demolion of the old Coliseum st

and the redevelopment of the sports village between the new stadium and b

This will require the ulity backbone and the rst phase of surface street inf

ture development. This phase of development will need to be completed as

as possible in order to ensure that there is sucient crical mass of new sust

development to establish Coliseum City as a dened urban place.

2.4 Phase 2 This phase will be med to be dependent on the market absorpdemand of the Phase 1A. This phase will begin to ll in the remaining parcel

sports village. It will require connued improvements of surface streets and

space improvements.

2.5 Phase 3 This phase will focus on more commercial development along th

frontage. The phase will require addional surface street improvements. Th

term build out of the site will be phase based on market demand. Howev

envisioned that the infrastructure will be completed by the beginning of the

vercal development.


16/24

Marc

P


P

P


17/24

Marc

P


P


18/24

Marc

P


Infrastructure Dependencies

3.1 PGE Engagement

General Requirements

Pacic Gas and Electric (PG&E) owns and operates both transmission and dist

lines for gas and electricity serving and passing through the Plan Area. Comc

ATT own and operate the main cable and telecommunicaon infrastructure

the Plan Area. The overhead electric transmission lines and underground ga

mission mains are contained within easements crossing the Plan Area. Four

for relocaon of the PGE transmission lines have been considered conceptual

Diagram)

The new stadium footprint locaon and the new development will require th

porary and permanent relocaon of the PGE dual 115KV overhead lines that curun along Damon Slough and cut across the south end of the Coliseum site.

sumed that the City of Oakland will be the lead sponsor in requesng these ch

Temporary Phase 1

This phase will require the temporary paral relocaon of the PGE overhead

accommodate the new stadium footprint. This relocaon will relocate the lin

cut across the Coliseum parking lot site and move them further south. This

rary relocaon will require an easement across exisng parcels on the site.

Long Term Strategy

The long-term strategy will be to underground the PGE line along the origin

ment, which runs North-South from 66th Ave bridge to the Coliseum Way atberger. This can be completed at a later phase of the project as the urban d

ment is being complete. This allows me to work with PGE to plan, appro

engineer this soluon.

PGE Engagement

Preliminary meeng have be held with PGE planners. The next steps will be

City of Oakland to iniate an inial project applicaon with PGE. This will req

applicaon fee which is esmated to be $50,000. PGE is responsible for ap

the project plan, engineering and perming. It is usual for PGE to be the resp

party for the analysis of alternaves and the preliminary and nal engineering

ever, it is recommended that due to the complexity of this master plan and tgraon of the power distribuon in the overall infrastructure that the City a


19/24

Marc

P


team bring an independent engineering expert to provide the analysis and en

ing. This will allow the project to proceed at more expedited pace. It will also

the most integrated and therefor most cost eecve soluon for both the tem

and permanent relocaon.

3.2 Creek Relocaon

The Creek improvement and relocaon will require the review and approval

ple City, County, State and Federal regulatory agencies. This creates a lo

horizon to determine the feasibility and the approval of Creek changes. The

been supporve of the master plan improvement plan, and will be the lead

ling the Creek applicaon. However, to iniate this process, there will need

detailed engineering and hydrodynamic analysis. From this the Creek impro

plan design will be developed. These engineering documents will be the basis

next stage of regulatory review and approval.

This process will require an inial $70,000 civil engineering preliminary pla

mentaon. This process has not been iniated at this point.

3.3 Corporaon Yard

The relocaon of the Corporaon Yard will be an extensive eort that is imp

before development can begin on the Area B side of I-880. The City will ini

analysis of internal requirements and locaon alternaves for the relocao

study has yet to be iniated. It will also be crical that a comprehensive e

mental review of the Corporaon Yard with associated clean-up costs be undbefore the feasibility of the yard relocaon is fully understood. The cost of th

is to be determined. This study should be iniated as soon as praccal.

3.4 FAA Requirements

The current height regulaons for Area A allow up to 160 high structures with

ulatory FAA review. The proposed new stadium could require a roof structur

is 350 in height. It is also envisioned in the master plan that high-rise struct

an integral part of the new development that are at least that height and p

higher. In order to beer evaluate the ulmate height limits and potenal FAdated improvements to these taller structures, it will be necessary to have an

expert consultant perform a memo to the EIR. This document can be comp

30 days and the cost is approximately $35,000. This study should be iniated

as praccal.


20/24

2MARKET DATA

ANALYSIS PHASE


21/24

Marc

P

2MARKET DATA ANALYSIS - PHASE I

1.1 Issue Overview

Currently the Raiders, the City of Oakland, and Alameda County are in negoa

developing a new stadium for the Raiders, which will be the anchor tenant f

seum City. Without a comprehensive, thorough revenue analysis that encomthe full range of alternaves for the sports venues and full development of Co

City, no long-term scally prudent decisions can be made nor can a realisc an

table term sheet with Raiders be developed. The recently formed private inve

group, Bay IG, has commissioned AMP and their partners to produce an inve

case on the overall opportunity of Coliseum City. Currently, AMP and their p

are in progress of compleng their analysis and have completed specic sc

work that will allow Bay IG, the Oakland Raiders, the City of Oakland, and A

County to take the next steps in formalizing specic terms regarding a new

sional sports stadium and the overall development of Coliseum City.

1.2 AMP Analysis Progress

Currently, AMP has completed a signicant poron of their research and inve

case analysis regarding the potenal of a new Raiders stadium, including fan s

taon, comparable market analysis, and in person season cket holder focus

The preliminary analysis has revealed a number of key indicators that reect

dierent conclusion than the two previous revenue studies due to AMPs ap

and the actual segmentaon of the Raiders current season cket holders. Seg

on of the season cket holders revealed some telling facts about who is curr

the season cket holder base. Stascal analysis grouped season cket holde

similar economic/demographic characteriscs into disnct Fan Groups. The

esmated 9 clusters to opmally t the diverse characteriscs of the seaso

base. The four highest income economic clusters were sub-segmented, in o

allow for opmal premium targeng. This segmentaon process revealed sta

signicant key indicators:

- Inial segmentaon analysis reveals that unlike previous studies - th

substanal market demand for a premium seat buyers in a new stad

- There is a high concentraon of high net worth and high salaried sea

cket holders among current Raiders season cket holders. This con

ion is signicantly higher than AMPs analysis of previous NFL fan bashave had high degrees of success with an aggressive number of prem

seang products in their new facilies.

- There is already a signicant number of season cket holders in the

building that match the prole of premium seat buyer. The premium

segments of exisng season cket holders are actually wealthier and

higher incomes than their counterparts in other markets.


22/24

Marc

P

2MARKET DATA ANALYSIS - PHASE I

- There is no signal in the premium season cket holders consumer behav

to indicate these fans will not buy similar priced seang products that ha

been introduced in other new NFL stadiums.

- The fan base is geographically diverse. Residents of Alameda, Contra Cos

Solano and San Joaquin counes are most likely to be season cket holde

they account for only half of cket sales.

- There are more than 125,000 target households in just a four county are

400,000 in the extended region. This data point is 2.5+ mes more than

Dallas market.

- There are signicantly more populaons of fans than previously perceive

coming from:

Sacramento

Reno

Los Angeles

Phoenix

Las Vegas

- There are high volumes of fans coming from the West, North and South

previously considered.

- The four counes immediately around the site (East Bay) exceed the pop

of target households in Minneapolis. Minneapoliss new venue which is c

being built will have 68,000 seats and 7,500 club seats.

- Recently completed in person season cket holder focus groups conrm

the Raiders premium segments should behave comparable to the same

consumer segments in other markets.

The results of this inial phase of analysis has provided Bay IG with enough con

the feasibility of this development to begin to formalize specic terms with the Rai

of Oakland, and Alameda County.

1.3 Key Steps That Can Commence Due to Inial AMP Analysis

- Complete full investment case analysis and development nancial models

- Begin inial term sheet negoaons with the Oakland Raiders.

- Start negoaons with the City of Oakland and Alameda County on formalizing

agreement regarding their land and infrastructure contribuons to the Oakland R

stadium and Coliseum City.


23/24

3PRELIMINARY LAND

ASSEMBLY STRATEGY


24/24

Marc

PRELIMINARY LAND ASSEMBLY STRATEGY

31.0 Strategies for Land Assembly

This outline addresses land in Area A only. Strategies for land assembly in ot

cels will be the subject of later, condenal discussions with the City. The EN

is in discussions with the City regarding acquision of the properes ownedOakland-Alameda County Coliseum Authority as well as properes owned by

within Area A.

The publicly owned properes will be transferred to the Developer, pursuan

DDA to be negoated, condioned on the Developer demonstrang nancial

gal ability to construct and operate a mul-purpose football stadium on the s

possibly a baseball facility, along with ancillary commercial developments.

It is expected that some of the privately owned properes within Parcel A w

to be acquired. The ENA Team has reviewed and catalogued these privately

properes. This review has included a preliminary assessment of the need f

parcel as well as a review of market prices in the area. This review has cons

discussions with real estate brokers, examinaon of comparable sales in the ar

discussions with public enes regarding the need for some of these parcels.

The specic properes to be acquired will depend upon the resoluon of disc

and design decisions between the ENA Team and the Raiders, along with inp

the City and the County. The methods of acquision are expected to be a co

on of private purchase and public acquision with funds provided by the Dev

dependent upon determinaon of transportaon and parking needs for the

which determinaon cannot be completed unl the design of the facility is ap

Some of these parcels may only require easements or temporary occupancy

construcon.

The ENA Team is connuing to review market condions as part of its due d

and its land acquision strategy. The idencaon of private properes to

quired and the ming of acquision in Areas A and B is the subject of con

negoaons, including the City, pursuant to government regulaons. and st

pracces regarding real estate transacons by public agencies.

Coliseum City ENA Team Report

Documents

demolionthe coliseum

viewthe site

site chas signicant

unprecedented infrastructure

required infrastructure

assuthis report

oakland coliseum

development locaon