Memorial Stadium Project Could Arrive Early

In an Open Forum broadcast with Michael Krasny on radio station KQED this morning, Vice Chancellor Nathan Brostrom described the possibility of doing a seismic retrofit of the west side of Memorial Stadium at the same time as building the SAHPC.

This idea first surfaced publicly in the offer Cal made to the City of Berkeley before the Tuesday evening City Council meeting.

As Brostrom described it today, a first phase stadium seismic retrofit project would cost $140-150 million and renovate only the west (seismically vulnerable) side of the stadium. He said that a second phase - involving underground facilities and a second deck behind the east side of the stadium - would cost approximately $300 million more and be deferred. Mayor Bates has complained vociferously about the unavailability of these figures, and said that today's comment by Brostrom was the first time he had heard the numbers.

Newspapers have erroneoulsy reported that Cal has approached the UC Regents for funds for the west side project, but University sources say that Cal has in fact asked the Regents to approve a new funding model for the University as a whole for capital projects like Memorial Stadium. In the past capital projects have been held up until all needed funds were in hand - an effort that can and has taken years. Under the new model, bonds would be sold that were collateralized by anticipated revenues ("revenue bonds"), in this case by revenue from ticket sales.

Brostrom is the campus's chief administrative and financial officer, and manages the campus's annual operating budget. Before he joined the University he was a managing director and co-head of the Western Region Public Finance group at J.P. Morgan Securities - and is a highly regarded public finance banker. He has extensive experience in public bond transactions, including serving as lead banker for the state of California on its $11.3 billion energy purchase bond program that resulted from the 2001 California energy crisis.

Were the UC Regents to approve the new model, funds could be made available in the relative short term for the "west side story", i.e. the Phase 1 project. This could mean improved stadium facilities years sooner than envisioned in prior plans.

The new model would have a useful if peripheral side effect: An earlier Phase 1 project on the west side would undermine the City of Berkeley's drumbeat insistence the stadium be retrofitted and made safe before the SAHPC is built.

During the KQED broadcast this morning a provision of the Alquist-Priolo (seismic safety) law was also prominently discussed. The A-P law allows retrofit and renovation on structures sitting on active earthquake fault lines - as does Memorial Stadium - but only up to 50% of the value of the prior structure.

Thus a renovation with nominal costs of $450 million (as described by Brostrom this morning) may require Cal to demonstrate that the present stadium is worth more than $900 million.

To complicate the matter, Mayor Bates, who attended the broadcast by phone from his Berkeley office, says he believes the SAHPC to be an integral part of stadium renovation, and that (therefore) the costs of the SAHPC have to be included under that 50% rule. Were that determined to the fact under law, the renovation of Memorial Stadium could be in jeopardy. Cal of course contends this is not the case, believes the Berkeley analysis is seriously flawed, and has offered zoning regulations and architectural evidence that the two buildings are separate structures. Berkeley counters that A-P does not provide for the use of such standards. Thus the issue devolves to a complex exercise of legal and engineering judgment that can only be decided in court.

Mayor Bates stretches the truth, however, when he asserts (as he did in the KQED broadcast this morning) that the SAHPC will be "underneath" the stadium, a statement he knows to be false. A concrete foundation under the stadium's western wall will be built to reinforce that wall, but installing that foundation at the same time the SAHPC is built does not make them parts of the same structure. As Cal notes, the structures will have separate foundations, fire safety, lighting and power - among many other distinguishing characteristics. They further say that underground corridors for foot traffic will exist between the two, and the extent to which those "integrate" the two structures will be hotly debated.

Bates contends that since these kinds of issues are not yet decided - and can't be decided until all the costs of the entire project are known - Cal risks never being able to renovate the stadium by insisting on doing the SAHPC first.

So clearly the separateness of the two projects remains a key issue, one that will be decided by Judge Miller of the Alameda County Superior court when she rules on the case. The hearing on September 19th will probably not result in an instant ruling, one University source says. (The law requires a decision within 90 days.) A more likely outcome will be a ruling within a few weeks.

It has been reported that over 45,000 pages of documentation have been submitted to the judge, and it is likely that she and her staff have spent these last few months sorting out the claims and counterclaims. The hearing on the 19th may then involve her questions to counselors for both sides on areas and issues that she feels need further clarification - or where weak arguments have been made that she is inclined to discount.

Other topics discussed during the KQED broadcast were alternate project locations, the number of similar groves in Berkeley, whether Bates was spending tax money wisely, and some "motive" topics like Bates' politics, the University bully, and how irresponsible Cal has been to have people inside Memorial Stadium at all. Details on these are not reported in any detail here because they were political stances that will have no bearing on the outcome of the case in court.


©Copyright 2007, BearInsider.com and Scout.com. All rights reserved.

If you haven't done so already, subscribe to The Bear Insider so you can participate in this active online Cal community and get access to the members-only content from the nation-wide Scout.com network.

Bear Insider staff writers visit the Insider discussion board regularly, and are available to discuss questions you may have about this article and Cal Athletics.


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This idea first surfaced publicly in the offer Cal made to the City of Berkeley before the Tuesday evening City Council meeting.

As Brostrom described it today, a first phase stadium seismic retrofit project would cost $140-150 million and renovate only the west (seismically vulnerable) side of the stadium. He said that a second phase - involving underground facilities and a second deck behind the east side of the stadium - would cost approximately $300 million more and be deferred. Mayor Bates has complained vociferously about the unavailability of these figures, and said that today's comment by Brostrom was the first time he had heard the numbers.

Newspapers have erroneoulsy reported that Cal has approached the UC Regents for funds for the west side project, but University sources say that Cal has in fact asked the Regents to approve a new funding model for the University as a whole for capital projects like Memorial Stadium. In the past capital projects have been held up until all needed funds were in hand - an effort that can and has taken years. Under the new model, bonds would be sold that were collateralized by anticipated revenues (\"revenue bonds\"), in this case by revenue from ticket sales.

Brostrom is the campus's chief administrative and financial officer, and manages the campus's annual operating budget. Before he joined the University he was a managing director and co-head of the Western Region Public Finance group at J.P. Morgan Securities - and is a highly regarded public finance banker. He has extensive experience in public bond transactions, including serving as lead banker for the state of California on its $11.3 billion energy purchase bond program that resulted from the 2001 California energy crisis.

Were the UC Regents to approve the new model, funds could be made available in the relative short term for the \"west side story\", i.e. the Phase 1 project. This could mean improved stadium facilities years sooner than envisioned in prior plans.

The new model would have a useful if peripheral side effect: An earlier Phase 1 project on the west side would undermine the City of Berkeley's drumbeat insistence the stadium be retrofitted and made safe before the SAHPC is built.

During the KQED broadcast this morning a provision of the Alquist-Priolo (seismic safety) law was also prominently discussed. The A-P law allows retrofit and renovation on structures sitting on active earthquake fault lines - as does Memorial Stadium - but only up to 50% of the value of the prior structure.

Thus a renovation with nominal costs of $450 million (as described by Brostrom this morning) may require Cal to demonstrate that the present stadium is worth more than $900 million.

To complicate the matter, Mayor Bates, who attended the broadcast by phone from his Berkeley office, says he believes the SAHPC to be an integral part of stadium renovation, and that (therefore) the costs of the SAHPC have to be included under that 50% rule. Were that determined to the fact under law, the renovation of Memorial Stadium could be in jeopardy. Cal of course contends this is not the case, believes the Berkeley analysis is seriously flawed, and has offered zoning regulations and architectural evidence that the two buildings are separate structures. Berkeley counters that A-P does not provide for the use of such standards. Thus the issue devolves to a complex exercise of legal and engineering judgment that can only be decided in court.

Mayor Bates stretches the truth, however, when he asserts (as he did in the KQED broadcast this morning) that the SAHPC will be \"underneath\" the stadium, a statement he knows to be false. A concrete foundation under the stadium's western wall will be built to reinforce that wall, but installing that foundation at the same time the SAHPC is built does not make them parts of the same structure. As Cal notes, the structures will have separate foundations, fire safety, lighting and power - among many other distinguishing characteristics. They further say that underground corridors for foot traffic will exist between the two, and the extent to which those \"integrate\" the two structures will be hotly debated.

Bates contends that since these kinds of issues are not yet decided - and can't be decided until all the costs of the entire project are known - Cal risks never being able to renovate the stadium by insisting on doing the SAHPC first.

So clearly the separateness of the two projects remains a key issue, one that will be decided by Judge Miller of the Alameda County Superior court when she rules on the case. The hearing on September 19th will probably not result in an instant ruling, one University source says. (The law requires a decision within 90 days.) A more likely outcome will be a ruling within a few weeks.

It has been reported that over 45,000 pages of documentation have been submitted to the judge, and it is likely that she and her staff have spent these last few months sorting out the claims and counterclaims. The hearing on the 19th may then involve her questions to counselors for both sides on areas and issues that she feels need further clarification - or where weak arguments have been made that she is inclined to discount.

Other topics discussed during the KQED broadcast were alternate project locations, the number of similar groves in Berkeley, whether Bates was spending tax money wisely, and some \"motive\" topics like Bates' politics, the University bully, and how irresponsible Cal has been to have people inside Memorial Stadium at all. Details on these are not reported in any detail here because they were political stances that will have no bearing on the outcome of the case in court.


©Copyright 2007, BearInsider.com and Scout.com. All rights reserved.

If you haven't done so already, subscribe to The Bear Insider so you can participate in this active online Cal community and get access to the members-only content from the nation-wide Scout.com network.

Bear Insider staff writers visit the Insider discussion board regularly, and are available to discuss questions you may have about this article and Cal Athletics.

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