CANDLESTICK RE-IMAGINED AN ECO-HOTEL AND CONVENTION CENTER COUPLES WITH A CREATIVELY RENOVATED STADIUM TO CREATE A DYNAMIC AND ECONOMICALLY SELF-SEFFICIENT DEVELOPMENT A PROJECT OF TODD JERSEY ARCHITECTURE www.toddjerseyarchitecture.com

Investing massive resources in a new single-team, football- only professional stadium, during economic and climatic instabil- ity, is a bad idea for the team, the fans, the community and for our environment. We need to focus on re-imagining Candlestick Park as a top notch multi-purpose venue that will be an exciting, updated home for the team and cost the team, fans and citizens NOTHING. Todd Jersey Architecture proposes to do just that by coupling the stadium with other complimentary uses and venues. With our plan, the stadium gets a state-of-the-art upgrade that integrates with a modern Marriott International eco-hotel and convention center to add a finan- cial partner to the project and numerous no cost amenities to the sta- dium. With the revenue from the hotel and convention center, the City can help finance a stadium renovation, costing the team and the fans much less than building a new park. With a logical plan that reuses the resources of the existing stadium and ties it to complimentary uses, the team wins, the City of San Francisco wins, the fans win; and none of us have to foot the bill! Now THAT’S a plan worth considering! 2

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7 1 main stadium entrance 2 stadium bicycle entrance 3 condo and stadium bicycle entrance 5 4 bus parking 12 11 5 stadium, hotel and convention center parking 3 *note: all parking areas can be used for game day parking 6 field parking for game day 7 reconstructed wetland in Candle- 5 stick Point Recreation Area 8 contiuation of Bay Trail 9 Candlestick Point Recreation Area 10 Marriott International Hotel 11 Marriott International Convention Center 9 12 condominiums 13 49ers Team Headquarters 14 team practice fields 9 15 retail/restaurants

Candlestick Park site plan CANDLESTICK RE-IMAGINED 3

Santa Clara site Site Size Comparison Candlestick Park CANDLESTICK RE-IMAGINED 4

KEY parking retail/restuarants existing bike paths proposed bike paths 0’ 500’ 1000’ 2500’ existing light rail proposed light rail major roads highways Site Plan Showing Lennar Urban Development Scope at Hunter’s Point and Carroll Street Commercial Corridor Improvements CANDLESTICK RE-IMAGINED 5

KEY parking retail/restuarants existing bike paths proposed bike paths existing light rail 0’ 500’ 1000’ 2500’ proposed light rail major roads highways Santa Clara Plan at Same Scale to Candlestick Demonstrating Much Smaller Site Area CANDLESTICK RE-IMAGINED 6 proposed light rail loop

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KEY a direct link from highway to parking Candlestick Park retail/restuarants existing bike paths 0’ proposed bike paths 1000’ 2000’ 5000’ new clover leaf existing light rail approved proposed light rail major roads highways Plan Showing Improved Transportation Options to Candlestick Park CANDLESTICK RE-IMAGINED Santa Clara Site

KEY parking retail/restuarants existing bike paths 0’ 5000’ proposed bike paths 1000’ 2000’ existing light rail proposed light rail major roads highways Plan Showing Relative Lack of Transportation and Parking Options at Santa Clara Site CANDLESTICK RE-IMAGINED 8

CANDLESTICK POINT: Trail which is a corridor for cyclists boundaries of the point. This will Best Site for a Mixed-Use Venue to access the stadium grounds. attract convention attendees and Candlestick’s proximity to Compare this to the existing infra- vacationers as well as improve the several levels of transportation, its structure at the suburban Santa safety of the bay trail for cyclists abundance of space and beauti- Clara site. At first glance it looks and pedestrians. Developing pe- ful views make it an ideal location great. The site is surrounded by destrian and cyclist friendly, tree- for football games, fairs, concerts, highways, a Great America Theme lined retail along Carroll Avenue conventions, and vacationers. Park bus runs from the Santa Clara from the light rail stop to the sta- Candlestick Point is located CalTrain station to the parking lot dium grounds as well as making directly between downtown San north of the theme park, and there the game day shuttle permanent Francisco and the SFO airport. is even a VTA light rail stop right at (or add a loop to the existing light Marriott understands that this is the site. But how do these ameni- rail) will improve safe and easy ac- an ideal location for a world class ties connect to the rest of the bay cess to the stadium. By improving hotel and convention center. The area? And how much longer does on the relationships between the Third St. MUNI light rail line con- it take when you have to switch different transportation systems, nects the ‘Stick’ to downtown SF from train to train and bus to bus? BART, CalTrain, MUNI bus and light and to the BART, and stops within When you look at the scale rail, we can make Candlestick even a 15 minute walk to the stadium. of the two sites and how the ex- more convenient for events. CalTrain connects SFO and the isting infrastructure relates to the The money saved by keep- south bay area to downtown SF commute for fans, possible con- ing the existing, fully paid for sta- and stops less than a mile from the vention and event attendees, and dium can go towards sustainable stadium. This exisiting infrastruc- vacationers it is clear that improv- energy systems and green design. ture makes it feasible and logical ing on what we have at Candle- Spending money now for solar to add a loop to the light rail to stick is the more economical op- technology will make the site eco- directly connect public transpor- tion. nomically viable for the next 30-50 tation to Candlestick Park. The We propose to reconstruct years and guard against energy stadium also sits right off the Bay wetlands at the east and south cost spikes.

existing light rail airport

Bay Area CANDLESTICK RE-IMAGINED CANDLESTICK CAN BE A able income now than in the past HOW WE UPGRADE THE STADIUM ITSELF: 9 SUCCESSFULL STADIUM fifty years, which substantially Besides being old and needing a mal seat layout for football as it is all these fixes can be paid for by now interrupted by the tempo- The 49ers are pushing for- impacts spending on entertain- lot of deferred maintenance and still using the temporary stands. hotel and convention center rev- rary bleachers. This creates clearer ward on a new stadium because ment and sports. Fans will not upgrades, the stadium has three These temporary stands cut off enue! circulation and a much more at- they believe it will increase the be able to afford the inevitable major problems that need to be sight lines to hundreds of seats We fix problem #1 by re- tractive stadium interior. (see 4 in entertainment experience of their higher prices for parking, food addressed: and disrupt circulation. moving the sight restricted seats photo below) fans. However, interviews con- and tickets at a new stadium. 3. The stadium has a common on the first level and transform- Problem #3 is fixed by us- ducted with the fans themselves It is important to note that 1. Too many seats in the lower problem of stacking food vendors ing this area into two lower level ing the roof of the convention have made it clear that this is not Santa Clara has a significantly low- deck have blocked sight lines due along already insufficiently wide luxury boxes in these areas. This center as an extention of the main the case. For people attending er population density than San to the structural columns support- circulation corridors creating un- plan has created a large number deck level. This space will act like the games, the top ten indica- Francisco. If the team moves to ing the second deck. It is the only comfortable and stressful log of new luxury boxes with perfect a virtual town-square that the tions of a successful stadium are: Santa Clara, we can expect the av- football stadium in the country jams and fan frustration. seating. (see 5 in photo below) stadium, hotel and convention erage fan to have to travel farther that still has this once-common We fix problem #2 by com- center can share with restaurants, 1 A winning team to games than they do now. Santa deficiency. All of the problems with Candle- pleting the lower level stadium outdoor and indoor eating and re- 2 Reasonably priced tickets for Clara also has a less extensive and stick Park can be fixed at a fraction ring by stitching together the tail. (see 7 in photo below) good seats connected public transportation 2. Candlestick still has non-opti- of the cost of a new stadium, and lower level structure where it is 3. Safe, clean, affordable parking system with the closest CalTrain and tailgating stop a 5 mile walk from the pro- 4. Less traffic to & from the posed site. Fans who are accus- games tomed to public transportation 5. Reliable and comfortable public will be forced to drive the hour transportation to games to two hour commute to Santa 6. Clean, safe stadium for families Clara from San Francisco and the 7. Good and affordable food North and East Bay area or strug- 3 8. Physical comfort at the stadium gle through multiple changes of 9. Good beer public transportation which could 10. Clean and safe bathrooms take more than 2 hours. Year- round use of a hotel, convention 6 The 49ers can easily ad- center, condominiums, and sup- dress fan concerns without build- porting retail will help support the ing a new stadium. Fans desire maintenance and renovation costs 1 affordability, comfort, and con- of the stadium. venience. They have less dispos- 5 1 existing upper level 2 2 completed ring of luxury boxes 8 3 Marriott game view hotel rooms 4 completed east side seats 7 5 new lower luxury boxes 6 ring of jumbotrons 4 7 expanded main deck area 8 standing space CANDLESTICK RE-IMAGINED 10

Top of Structure 194’ 7

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7 Game View Hotel and Condos 153’

Last Row 112’

Upper Deck Concourse 77’ 10”

Upper Luxury Boxes 59’ 6” 2 Main Concourse 2 49’ 6”

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0 32 96 160 ft stadium section 1 steeper bank on Lower Deck 5 condominium lobby 2 new luxury box level 6 convention center auditorium 3 auxilary lockers 7 game view condominium and hotel units 4 office space

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roof deck 13 11

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6 existing upper level concourse 8 15 5 5 15 8 luxury box level 4 4 main level 2 3 ground level

0 100 200 ft west - east building section

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0 100 200 ft south - north section 1 Marriott Convention Center auditorium 7 jumbotron 12 condominium lobby 2 main Marriott Convention Center exhibit hall 8 bike path 13 condominium game view suites 3 new stadium locker room 9 Marriott Hotel lobby 14 retail 4 new luxury box 10 Marriott Hotel restaurant 15 new team offices 5 existing luxury box 11 game view suites and lounges 16 office space 6 stadium retail

convention center stadium hotelcondominiums retail offices CANDLECANDLESTICKSTICK RE-IMAGINED RE-IMAGINED 12

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field level floor plan main concourse level floor plan N 1 auditormium elevation 12’-0” N 12 new lower level permanent seating elevation 49’-6” 2 main Marriott Convention Center exhibit hall 7 Marriott Hotel lobby 13 existing seating 0 100 200 ft 3 Marriott Convention banquet hall 8 hotel restaurant 0 100 200 ft 14 food service 4 new stadium entrance 9 condominium lobby 15 new massive food + entertainment area 5 new stadium locker room 10 retail 16 wetland view restaurant 6 storage and mechanical 11 office space

convention center stadium hotelcondominiums retail offices CANDLESTICK RE-IMAGINED 27

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luxury box and bike path level plan game view suites plan N elevation 59’-6” N 26 game view Marriott Hotel suites elevation 153’-0” 17 bike entrance 22 Marriot Hotel suites 27 game view bar and lounge 0 100 200 ft 18 bike path 23 2 bedroom condominium unit 0 100 200 ft 28 game view condominiums 19 completed ring of existing luxury boxes 24 3 bedroom condominium unit 29 game view condominium lounge 20 Marriot Hotel rooms with kitchen 25 4 bedroom condominium unit 21 hotel laundry area convention center stadium hotelcondominiums retail offices CANDLESTICK RE-IMAGINED 14

Photos of Clay Study Model

Marriot International Confer- ence Center

Rebuilt first level of Stadium

Marriott International Hotel

Condominiums

Luxury Boxes

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Financial Proforma October 10, 2010

CONSTRUCTION COSTS: Economic strategy: • City and 49ers share in construc- site amenities including parking • The hotel and convention cen- Renovated Stadium: tion of stadium with outlay of and roads as economic benefit ter share dinning facilities with Complete permanent seating on lower level 20,000,000 160,000,000 each vastly de- to hotel and convention center stadium on game days making Luxury boxes to fix site line issue at main level 30,000,000 creaseing the debt load to the and associated restaurants and it much less expensive for the Renovate and expand existing mid level luxury boxes 20,000,000 community. Team pays its share shops. team to provide high quality New press box 20,000,000 with seat lisences for 30,000 of dinning facilities to the fans. Remodel restrooms and add restrooms on both main levels 20,000,000 the best seats. (no debt) • City reduces TOT taxes as eco- New seats 30,000,000 nomic benefit to hotel for first 5 • Convention center has huge in- General repair and improvement 30,000,000 • City leases stadium to team at years. ternal spaces and can use the Jumbotron screens 10,000,000 rates that allow it to pay off its field and parking areas as well. New lighting 20,000,000 capital outlay in 30 years with • Restored Candlestick Point rec- Combined with a huge parking Total for stadium 320,000,000 bank loan. (no City-owned debt). reation area and lagoon will be area and first class dinning es- Team pays for rent through cur- a major attraction to the site, tablishment will make this cen- Marriott Hotel: rent income of ticket sales. (no increasing the number of users ter a perfect venue for global Site improvements for stadium and hotel/convention center 100,000,000 debt) to the hotel and the hotel will in conferences and conventions. 1,500 rooms @ $1, 150,000,000 turn bring more draw to the re- Parking and site development Provided • City provides hotel, convention stored park. Total for Eco Hotel 110,000,000 center and condo project all

Convention Center: Parking and site development Provided 350,000sf @ $300psf 120,000,000

Luxury Condos: Parking and site development Provided (100 condos at $400,000 each to construct) 40,000,000

Eco-restoration of Candlestick Point RA with new lagoon 50,000,000

Total Construction Costs for ALL projects 650,000,000

CANDLESTICK RE-IMAGINED 16

view from highway 101

CITIES IN THE RED: ies with stadiums you will find Stadium, originally built in 1965. and convention center, say that Details on the last 11 years of planning for a A Little Context that the burden of financing such Annual debt payments from ren- operating the Lucas Oil Stadium new 49ers stadium: http://football.ballparks.com/NFL/SanFrancisco- By June 10th when the huge developments, even after ovating the stadium in 1996 are could leave the city with a budget 49ers/newindex.htm Santa Clara voters passed the $937 stadiums are demolished, inevita- included in the $12.2 million esti- twice as large as earlier projected. million stadium, the 49ers had al- bly falls on the tax payers, not on mate of city losses this year from The CIB planned to draw $25 mil- “Cities Pay for Stadiums Abandoned by Teams” ready spent 5 million to win the the sports team. The Times states the facility. If San Diego is still lion in reserves in 2008 and 2009, http://www.voiceofsandiego.org/government/ thehall/article_03b1a146-bb7b-11df-877d-001cc- election to build the new stadium residents of Seattle’s King County struggling to pay for its stadium $20 million which will go to higher 4c002e0.html in Santa Clara. The plan that was owe more than $80 million for the (without the help of the team) stadium operational costs. Previ- passed calls for the following dis- Kingdome, which was razed in what can we expect to be paying ous estimates had put the extra How Much Does San Diego Pay to Maintain tribution of the cost: $79M Santa 2000. A similar story can be found for a $937 million stadium built in costs of running the new stadium Qualcomm Stadium http://www.voiceofsandiego.org/government/ Clara Redevelopment Agency in New Jersey where the now de- Santa Clara in 20, or even 40 years at about $10 million. After a full article_5981ac48-1d14-11df-87c5-001cc4c002e0. (RDA); $35M--Hotels CFD; $330M-- molished Giants Stadium still car- from now. season at the new Lucas Oil Sta- html Santa Clara Stadium Authority (not ries $110 million in debt, or nearly Lucas Oil Stadium in In- dium the CIB stated that the op- related or connected to the San $13 for every New Jersey resident dianapolis is an example of new erating deficit could grow to $43 “As Stadiums Vanish, Their Debt Lives On” http://www.nytimes.com/2010/09/08/ Francisco 49ers); $493M--49ers, even though a parking lot now construction. The stadium just million by 2010. sports/08stadium.html and possibly the NFL (contingent occupies the space where the old opened in August 2008. After Candlestick Park has been upon 2nd team sublease). stadium used to stand. only one month of operation the completely paid for and carries no Actual Level of Public Subsidy for Santa Clara Site However if you take a look In San Diego, $76.6 mil- Capital Improvement Board (CIB), burden of finacial debt for the city. http://santaclaraca.gov/ftp/csc/pdf/49ers- 20090623-report-on-analysis-of-event-synergies. at the debt accrued by other cit- lion is stilled owed on Qualcomm which operates the city’s stadiums Lets keep it that way. pdf

CANDLESTICK RE-IMAGINED