In a follow up to earlier news stories on this topic, the San Diego Chargers of the NFL have advanced their proposed stadium plan for the downtown waterfront site in details that were leaked to the media on Tuesday. Several local news sources in San Diego have reported on this development, and the full proposal is expected to be formally released at some point this week.
The new stadium for the team is being sent through a process called citizens initiative which in the State of California is similar to a referendum voting mechanism. In this process if a certain amount of votes is gained on the proposed issue at hand then the measure will gain approval. The Chargers and the City of San Diego municipal officials are utilizing this mechanism because if the stadium proposal passes via citizens’ initiative, then the exhaustive environmental review of the land being used for these developments will be bypassed.
In California, the environmental review process could add extensive time to the completion of the project. In the event that the initiative is approved by the majority of the general public then the stadium development will take a huge step forward. It should be noted that the Chargers new stadium, under the details of this plan, would be attached to a new convention center for the city. Therefore, the vote will be for approval for both projects.
In an ironic twist, this initiative is the same procedural mechanism that the Chargers used to accelerate their stadium proposal in the LA suburb of Carson in order to “fast track” the land there in the race to LA with the Rams. Carson approved the measure, but the Chargers/Raiders joint proposal was voted down by the full league ownership panel in February.
I will outline the terms of the proposal, the “high points” and then to differentiate the other reporting on this topic, I will focus in on the potential issues with the proposal and the perspective of the parties involved in how this situation got to this point. A comparison will be made to the new stadium deal for the Chargers and what the agreement would look like if the team used the option to move to Los Angeles as a tenant in the Rams new stadium there.
Leaked Proposal
The proposal calls for the following in terms of the financing for the new stadium and convention center:
1. The San Diego Chargers will contribute $650 million to the development of the stadium (important note: the NFL contributes $100 million to any new stadium project and the Chargers will get an additional $100 million from the league as part of an incentive stay in San Diego that was granted to them when the NFL voted against their proposed move to Los Angeles)
2. The government will contribute $350 million to the development of the new stadium and will set up a Joint Public trust essentially to establish municipal ownership of the stadium. Translation: the city will own the stadium. The municipal government will also raise the $800 million for the new convention center.
3. The San Diego Chargers will get all stadium revenues for the 10 – 13 game days that they operate within the facility (includes preseason and playoffs).
4. The City will get all revenues from the rest of the events held at the stadium throughout the remainder of the year.
5. The Chargers will be responsible for all construction cost overruns that may occur.
6. The City of San Diego will finance their portion of the project through bonds and the increase of the hotel tourism tax which will increase from 12.5% to 16.5% this will be for the stadium and the convention center.
7. The increase in hotel tax will “sunset” after a period of 33 years. Then it will decrease to 13.5%
8. The stadium will have 65,000 seats and expected completion date is 2022
Some of that division of asset allocation is pretty standard in the stadium development deals. The construction overruns are usually covered by the team involved in these projects. In the current state of affairs in California where residents feel squeezed by high property taxes and increasing costs of living against flat wage increases, makes the public appetite for a tax increase to build a stadium a complete nonstarter. Therefore, the hotel tourism tax increase was the obvious pathway for both sides in this situation, the team and the politicians, to ensure the best chance for approval of the initiative.
Definite Issues
There are some definite issues with the proposal though which may be more readily discussed in the next few months. The most critical of all is the fact that the neither the Chargers nor the city own the land that the proposed stadium is supposed to occupy. In recent years similar arena or stadium proposals have faced that critical issue as well. In Seattle there is a struggle over land to build a new arena to attract an NBA or NHL team. In Sacramento, the Kings faced some of that push back in their quest for a new downtown facility. The most public dispute was in Brooklyn back when the Nets proposed the Barclays Center in the Atlantic Yards area and the local residents fought back. The government used imminent domain to push people off their property to build the arena.
The assumption could be drawn here that if the proposal has advanced to this stage that one or both parties involved has some kind of “inside track” on gaining the land for this potential use, but that is not always the case. In my view, a huge part of positioning a proposal for development is to make sure you have control of the land in the first place. However, the politics of the situation dictates that if they get this “ball rolling”, then the public will back them to gain control of the land, and that is the card that might be played in this case.
The second issue here is that the Chargers may not have the public approval sentiment necessary to get the citizens’ initiative passed successfully. The public perception of the team took a major negative blow when the team and their owners, the Spanos family, decided to pull up stakes and set their sights on moving to Los Angeles. Some residents feel that the team which has been based in San Diego since 1961 abandoned them for a better potential scenario in LA. The Spanos family now has to return to San Diego and gain a two-thirds majority in this ballot initiative to move forward with the stadium plan. That may not occur, which would set the stage for the team to either explore the longer route to the downtown stadium or exercise their option and move to Los Angeles in 2017.
In the event that the ballot initiative is successful, in fact, in the opinion of others regardless of whether it does or not – the politicians were always more in favor of the Mission Valley stadium proposal because the city owns that land. However, the attached convention center project with the stadium downtown being one component of a larger project which could benefit far more residents, could be the reason that this measure may gain approval.
Charged Up
The Chargers are viewing this situation in two ways: they have always favored the downtown site over the Mission Valley option, and they view the convention center being attached to new stadium as a way to compete with LA and other cities for Super Bowls and other large scale events.
That is a good segue to another point that was neglected from the leaked proposal yesterday: it does not state whether the stadium will have a roof or some kind of retractable cover to it. That type of feature adds a great deal of cost to a stadium development project, but it also enhances the functionality of the facility to be able to host political conventions, NCAA basketball Final Four, and other big revenue generating events.
The proposed new Rams stadium in Inglewood, CA will have a roof to be in consideration for just those sorts of events. The San Diego proposal should consider that design feature for the same rationale, however it could add around $200 million in estimated new costs to the project.
The Chargers, as was mentioned earlier, lost their bid to build a stadium in the LA suburbs, but they still have the opportunity to join the Rams in LA if they cannot get a long term stadium deal brokered in San Diego. The Chargers would be a tenant in the Inglewood stadium which means they would not have an equal share in all the revenues in that arrangement. They would essentially lease the building from the Rams and operate it on game days in that scenario.
Greed Wins
This is the main reason why I have maintained the belief that the Chargers are going to remain in San Diego and get the downtown stadium deal completed. In this agreement with San Diego, the NFL is subsidizing $200 million of the $650 million that the Chargers are contributing to the project. That means that the Spanos family will spend $450 million to get a $1 billion dollar new stadium that they will not have to share with any other team. The Chargers will reap all the football related revenue as well as the profits from any naming rights agreement to the stadium.
The Chargers will also remain in a market where they have established relationships with corporate sponsors and an established fan base of season ticket holders and they would not have to compete with another team for those audiences which they would have to in the event they moved to Los Angeles.
It comes down to greed. The reason why the Chargers will stay in San Diego if this deal gets approved is because they will not have to share revenues with anyone, and the city wants to keep the Chargers and have the new stadium and convention area to lure the Super Bowl and other big events back to San Diego. It is the same reason why the NFL approved the Rams ambitious new Inglewood colossal stadium and real estate venture: greed.
I am not a proponent of cities or counties paying for stadiums or arenas, I think the teams and the leagues involved should finance a portion of it and have private financing for the remainder. The Rams project, for what it is worth, will be fully privately financed. The City of San Diego wants to own the stadium though and has decided that is the right way for them to move forward. There is inherent risk in owning structures of that size and magnitude. That risk must be mitigated by the potential revenue return on the investment. In this case, the studies must have proven that out for San Diego to move ahead with this type of arrangement.
In the end, the November ballot measure will be the next big hurdle for this project to clear. Then, the land ownership piece will come into play. The stage could be set for the Chargers to remain in San Diego in a world class new stadium. The NFL will inevitably be the ultimate winner in that scenario, which I have reported about in the past, and it remains a valid point. Then, the league would just have to figure out what to do with the other team that whiffed on going to Los Angeles: the Raiders, but that is a whole other saga for another time. In the end analysis between the money and power of all of this politics is greed, the fans are used as pawns, in the end the pursuit of greed always wins.