SAN DIEGO
CHARGERS



TABLE OF
CONTENTS

01

02

03

04

​Architectural
​Vision

​Construction
​Cost Estimate

​Project Costs E
​ IR and
Timeline &
Development
Disbursements Process

 

2

 TABLE OF
CONTENTS

05

06

07

​Principles of
the Term Sheet

​Stadium
Financing
Concept

​Current Polling
information

 

3

 Architectural
Vision

   
          






 

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AERIAL VIEW

 

- inner ring res parking

- outer ring res parking

- tailgate zone
- side line parking

- VIP preferred parking
permit parking

- overflow parking

park+bike

 
 
 
 
  
 
  

PARKING AREAS

CIRCULATION

 

  

100 FT
SECURE LAYER

300 FT
SECURE PERIMETER

SECURITY ZONES

  
     
 
  
  

VEHICLE
ENTRY

  
     
 
 
 
  
 
 
  

VEHICLE
ENTRY
GAME DAY
FAN PLAZA NETWORK
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Proposed Stadium - Conceptual Program Summary
Total Stadium Square Footage
1,750,000 sf
Total Seating Capacity
67,500
Super Bowl Seating Capacity (Special Events)
73,000
Club Seats
7,500
Suites (2400 Suite Seats)
120
Loge Boxes (250 Loge Box Seats)
50

 

23

 PRESS LEVEL +202'

UPPER CONC +156'
UPPER SUITE +141'

CLUB LVEL +127?

LOWER SUITE +96'
MAIN CONC +85'
MEZZ CLUB +67? 8"

EVENT LEVEL +40'

 

 

MEDIA BOARD

TRANSVERSE BUILDING SECTION

 

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MEZZANINE SUITE LEVEL

   

 

 

 

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MEZZANINE CLUB LEVEL

 



 

 

LOWER SUITE LEVEL

 

 

 

 

 

 

 




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UPPER SUITE LEVEL

 

 

 

 



1 
UWER coucounse LEVEL

 

PRESS LEVEL

 

 

 

 

AERIAL VIEW

Project Costs
Timeline 
Disbursement Schedule

 

Project

Cost Summary
Site Demo/ Plaza Utilities 5 65,272,572
Stadium Hard Costs 699,168,428
General Requirements Indirect Costs 111,015,000
Construction Subtotal 875,456,000
Project Soft Costs 93,225,600
Project Contingency 131,318,400

Total Project Costs 1,100,000,000

 

Construction
Cost Estimate

Site Clea ring
Demolish Existing Stadium
Utility Relocation and New Services
Excavation and Foundation
Structural Frame
Roofing and Waterproofing
Exterior Wall Misc Metal
Interior Finishes

Scoreboard
Playing Field
Equipment
Food Service Equipment
Sea?ng
Vertical Transportation
Plumbing
Fire Protection
HVAC
Electrical
Audio Visual
Plaza and Site
General Requirements
Direct Work
Indirect Costs
Contingency
Construction Hard Costs

Quantity

6,850,000
1

1
1,750,000
1,750,000
1,750,000
628,650
1,750,000
1,750,000
1,750,000
1,750,000
1,750,000
1,750,000
65,000
1,750,000
1,750,000
1,750,000
1,750,000
1,750,000
1,750,000
1

$722,753,000

$744,436,000
$833,768,000

Unit

sf
ls
allow
sf
sf
sf
sfca
sf
sf
sf

55
SS

Price

$0.25
$15,000,000
$5,000,000
$$12
$130
$7
$16
$3
$19
$41
$14
$40,000,000
3%

12%
5%
$500

Cost

1,713,000
15,000,000
5,000,000
47,622,000
166,221,000
9,199,000
50,292,000
140,186,000
12,250,000
20,963,000
3,299,000
6,941,000
21,601,000
8,450,000
11,665,000
27,645,000
5,975,000
32,628,000
71,288,000
24,815,000
40,000,000

21,683,000

744,436,000
89,332,000

41,688,000

875,456,000

 

Project Timeline 

Disbursement Schedule

Ma r-16
Apr-16
May-16
Jun-16
Jul-16
Aug-16
Sep-16
Oct-16
Nov-16
Dec-16



$5,613,600
$5,613,600
$5,613,600
$5,613,600
$5,613,600
$5,613,600
$5,613,600
$5,613,600
$7,095,100

$7,095,100



CUMULATIVE

5,613,600
11,227,200
16,840,800
22,454,400
28,068,000
33,681,600
39,295,200
44,908,800
52,003,900
59,099,000

 

 

CUMULATIVE
Mar-16 $5,613,600 5,613,600
Apr-16 $5,613,600 5 11,227,200
May-16 $5,613,600 16,840,800
Jun-16 $5,613,600 22,454,400
Jul-16 $5,613,600 28,068,000
Aug?16 $5,613,600 5 33,681,600
Sep-16 $5,613,600 5 39,295,200
Oct-16 $5,613,600 44,908,800
Nov-16 $7,095,100 52,003,900
Dec?16 $7,095,100 59,099,000
Jan-17 $16,090,900 75,189,900
Feb-17 $16,090,900 91,280,800
Mar-17 $20,338,530 111,619,330
Apr-17 $20,338,530 131,957,859
May-17 $32,211,458 164,169,317
Jun-17 $32,211,458 196,380,776
Jul-17 $32,211,458 228,592,234
Aug-17 $32,211,458 260,803,692
Sep-17 $32,211,458 293,015,150
Oct-17 $32,211,458 325,226,608
Nov-17 $27,781,203 353,007,811
Dec-17 $40,188,613 393,196,424
Jan-18 $41,721,780 434,918,204
Feb?18 $41,721,780 476,639,984
Mar-18 $41,721,780 518,361,764
Apr-18 $42,566,780 560,928,544
May-18 $45,606,780 606,535,323
Jun-18 $45,606,780 652,142,103
Jul-18 $32,200,685 684,342,788
Aug-18 $32,200,685 716,543,473
Sep-18 $36,200,685 752,744,157
Oct-18 $32,039,110 784,783,267
Nov-18 $32,039,110 816,822,376
Dec-18 $36,984,310 853,806,686
Jan-19 $41,176,910 894,983,596
Feb-19 $41,156,660 936,140,255
Mar-19 $41,156,660 977,296,915
Apr-19 $44,614,993 1,021,911,908
May?19 $36,922,848 1,058,834,756
Jun-19 $41,165,244 1,100,000,000

Total Project Cost

$1,100,000,000

 

Project Timeline 
Disbursement Schedule

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Quantity Unit Prise Cost onths 2016 2016 2017

Site Clearing 6,850,000 sf 50.25 1,713,000 2 657 657
Demolish Existing Stadium 1 Is 515,000,000 15,000,000 4
Utility iielotation and New Servites 1 allow 55,000,000 5,000,000 8 625 67.6 626 626
Extavation and Foundation 1,750,000 sf 527 47,622,000 10 4,762 4,762 4,762 4,762 4,762 4,762
Strurtural Frame 1,750,000 sf 595 166,221,000 14 1147: 11m
Roofing and Waterproofing 1,750,000 sf 55 9,199,000 6
ExteriorWall 81 Mis: Metal 628,650 sica $80 50,292,000 10
lnteriorFinishes 1,750,000 sf 580 140,186,000 19
1,750,000 sf 57 12,250,000 3
Storeboard 1,750,000 sf 512 20,963,000 5
Playing Field 1,750,000 sf 52 3,299,000 4
Equipment 1,750,000 sf 54 6,941,000 8
Food Service Equipment 1,750,000 sf 512 21,601,000 5
Seating 65,000 sf 5130 8,450,000 10
VeniralTra nsportation 1,750,000 st 57 11,665,000 12
Plumbing 1,750,000 sf 516 27,645,000 27 1424 1424 1424 1424
Fire Protertion 1,750,000 sf 53 5,975,000 18
HVAC 1,750,000 sf 519 32,628,000 27 1,206 1243 1.246 1266
Flettriral 1,750,000 sf 541 71,288,000 27 2,644 2646 2646 2,640
Audio Visual 1,750,000 sf 514 24,815,000 12
Plaza and Site 1 Is 540,000,000 40,000,000 10
General Requirements $722,753,000 SS 3% 21,683,000 30 77.3 723 723 123 123 77.1
Indirert Costs $744,436,000 $5 12% 89,332,000 30 2,976 2.976 2,975 2,976 2.978 2,976
Contingenty $833,768,000 SS 5% 41,688,000 30 1,494 1,590 use 1596 1,590 1390
Construrtion Subtotal 5500 875,456,000
Soft Costs 224,544,000 25.65%
Design and Consultants 4.50% 18% 39,395,520 40
2.50% 21,886,400 40
Testing, Inspettions, Permitting, Fees 2.50% 21,886,400 40
istellaneous/Add Servites 1.15% 10,057,280 40
Contingean 15.00% 131,318,400 40
Total Soft Costs 224,544,000 5,614 5,614 5,614 5,614 5,614 5,614 5,614 5,614 5,614 5,614 5,614 5,614 5,614 5,614 5,614 5,614
Total Prolett Cost 1,100,000,000 5,614 5,614 5,614 5,614 5,614 5,614 5.614 5,614 7,095 71095 16,091 161091 24,439 24,159 52211 42,211

 

 

Project Timeline 
Disbursement Schedule

2017 2018 2018 2019
A A A A 

 

31.211 32.111 32.21). 27.781 41.711 41.721 41.722 ?567 45,607 45,607 32.201 31.201 36,201 321139 35.984 41.177 44.615 36,913 H.165 Llamono

Status of the
EIR

Proposed Stadium
Project

•Construction of New Stadium
–Up to 68,000 seats (72,000 for special
events like Super Bowl)
–LEED Gold
–Improved circulation, new linkages to
Trolley (light rail)
•Demolition of Existing Stadium
–70,560 seats
–Opened in 1967
•No Ancillary Development
*figures are approximate

 

42

 •Purpose of CEQA: Provide information to
decision-makers and public & protect
California Environmental environment

Environmental
Review:

Quality Act (CEQA)
•Balances environmental goals with social
goals
–Significant impacts do not stop projects
–Decision-makers can decide benefits outweigh
impacts
•Various ways to achieve CEQA compliance

 

43

 Benefits of an
Environmental Impact
Report (EIR)
•Informs public, City Council, County Board of Supervisors how project effects environment
–Discretionary actions by City and County
–Look at feasibility of alternatives to project
•Minimizes litigation risk
–EIR is most legally defensible document under CEQA
•“Responsible agencies” must certify that its decision-makers considered environmental
impacts and complied with CEQA
•Provides formal opportunity for public input
–Helps with consensus-building and maintaining trust with communities

 

44

 Progress to Date

•June 1 – Existing Conditions Analysis Initiated
–Preliminary review re which CEQA document to
prepare

•June 22 – Notice of Preparation of EIR
•July 15 – Scoping Meeting Held
•July 16 – City Council approved $2.1 million to
fund EIR and conceptual design
–Bipartisan supermajority vote
•August 10 – Draft EIR completed and available
for public review; Permitting applications
submitted and deemed complete
 

45

 Time Spent on
EIR Preparation
•4.5 months from Preliminary Review on June 1 to certification of Final EIR by
Oct. 15 for election on Jan.12
–Review and refinement continues until publication of Final EIR

•Same overall hours spent on analysis
–Over 100 experts in-house at AECOM working extended hours
–Mostly senior practitioners in their professional disciplines
•Far exceeds EIR standards of “good faith effort” and “adequacy”
 

46

 Unique Factors
Saving Time

​Replacement of existing facility on same property
​Reduces significant impacts, time-consuming
mitigation measures and design changes

​Easy access to existing data establishing baseline
​Efficient decision-making
​City is both applicant and reviewer, interests aligned
​Strong mayor system: Mayor acts as CEO with direct
authority over operations
​One team at AECOM works seamlessly with City
staff
 

47

 What if EIR gets
Challenged?

• EIR is most defensible way to comply with CEQA
-EIR’s “substantial evidence” standard of review
highly deferential to agencies

• Recent legislation provides expedited review (270
days from certification of record) for qualifying
projects
• Court of Appeal decision by Sep. 1, 2016, leaving
time for potential EIR remedy prior to
construction start
• The results of the Term Sheet vote cannot be
invalidated by a lawsuit
 

48

 Steps to Ensure Timing
Stays on Track
•Approach to EIR analysis is conservative
–Greatly reduces risk of “recirculation” of Draft EIR
•Large team of experts prepared in advance to respond to comments received on Draft EIR
•Close coordination and partnership between Mayoral departments, City Attorney’s Office,
and County of San Diego
•Action approved by City Council included large contingency for planning and design

 

49

 Key Dates *
•September 11, 2015: Supplemental docketing deadline for City Council
hearing on Sep. 14 to direct City Attorney to prepare ballot ordinance
•September 29, 2015: Publish Final EIR

•October 13, 2015: City Council hearing to call election on January 12
•October 14, 2015: County Board of Supervisors hearing on Final EIR and
term sheet

•November 12, 2015: Last day to file CEQA litigation on City’s EIR
•October 16, 2015: City delivers election material to Registrar of Voters
*dates are approximate
 

50

 Key Dates *
•January 12, 2016: Special election
•January 26, 2016: Alternative special election date
•April 25, 2016: Trial court process final
•September 1, 2016: Court of Appeal decision final
•January 2017: Construction begins on new stadium

•August 2019: Construction complete on new stadium
*dates are approximate
 

51

 Principles of the
Term Sheet for Discussion

Principles of the
Term Sheet
for Discussion

​Key Terms of the Proposed
Term Sheet among the City
and County of San Diego and
the San Diego Chargers

​1. The City of San Diego and the County of San Diego will form a Joint Powers Authority (JPA)
and the City will ground lease the Mission Valley site to the JPA. The JPA will then enter into a
lease agreement for the site with a bankruptcy remote, special purpose entity which will be an
affiliate of the San Diego Chargers (Stadco) which will design and construct the facility subject
to certain oversight responsibilities of the JPA and in turn sublease the facility to the Team for
all of its home games.
​2. The funding of the approximately $1.1 billion project will be provided by the capital
commitments from the City of San Diego, the County of San Diego and Stadco. Stadco’s capital
commitments will be derived from the NFL’s G-4 program, personal seat licenses (PSLs) and
the Stadco financing.
 

53

 Principles of the
Term Sheet
for Discussion

​Key Terms of the Proposed
Term Sheet among the City
and County of San Diego and
the San Diego Chargers

​3. Stadco will be responsible for all project cost overruns.
​4. The San Diego Chargers (Stadco) will have operational control of the stadium and receive
revenues from the operations of the stadium.
​5. Stadco will be responsible for all of the O & M expenses of the stadium

​6. Stadco will be responsible for all capital improvements.
​7. Stadco will pay a nominal rent to the JPA to fund its expenses
 

54

 Principles of the
Term Sheet
for Discussion

​Key Terms of the Proposed
Term Sheet among the City
and County of San Diego and
the San Diego Chargers

​8. The JPA in the lease agreement will provide approximately 15,000 parking spaces that will be
available for all activities and events at the site, except during construction and demolition of
the existing facility.
​9. The City and the County will have the right to hold “Civic Events” at the facility, including
San Diego State University and college football bowl games.
​10. The term of the ground lease from the City to the JPA, the stadium lease from the JPA to
Stadco and the team sublease from Stadco to the Team shall be co-terminous 30 year terms
with two 5-year extension options and there would be a corresponding Non-Relocation
agreement in place for the same duration.

​11. Upon completion of construction, the stadium will be owned by the JPA.

 

55

 Stadium Financing
Concept

Stadium Financing Concept
Funding Source

Description

Amount

City



From the issuance of Lease Revenue Bonds

$200,000,000

County



Cash Contribution

Percent

Public Sources

Total Public Sources

150,000,000
32%

350,000,000

Private Sources
Chargers Stadco
Personal Seat Licenses
NFL
Total Private Sources
Total Net Funding Sources



Leveraging of net Stadium revenues

362,500,000



Net amount based upon CSL projections of
$228 million of gross PSL proceeds

187,500,000



G-4 Loan Program

200,000,000
750,000,000

68%

$1,100,000,000

100%

 

57

 Current Polling
information

Current Polling
Information

​TO: The National Football League
​FROM: John Nienstedt, Competitive Edge Research & Communication
​RE: Stadium Measure Poll Results
​DATE: Saturday, July 25, 2015

 

59

 Current Polling
Information

​TO: The National Football League
​FROM: John Nienstedt, Competitive Edge Research & Communication
​RE: Stadium Measure Poll Results
​DATE: Saturday, July 25, 2015

 

60

 SAN DIEGO
CHARGERS



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