PANSTADIA & ARENA MANAGEMENT WINTER 2013/14


regulatory body that strictly oversees any development on San Francisco Bay.


“There are a lot of improvements in Version 3.0 that relate directly to constructive criticism and requests from all the authorities and stakeholders in the area,” explains Manica. “We have reworked vehicular access and pedestrian circulation; we’ve lowered both the height of the exterior plaza and also the overall height of the arena building; we’ve reduced the total area by over 30,000 square feet, and provided even more public space and more green space throughout the entire site.”


That increased space is a point that arena spokesman Johnston is quick to expand upon: “We said at the beginning of the project that we would dedicate half of the space on the 13 acre pier to public open space – parkland, vistas, jogging areas, a plaza etc. That is now up to 60% of the site, which is almost 8 acres. Think about it, an 8 acre park in a densely built up area like San Francisco. That’s an enormous addition to the city’s open space.”


Version 3.0 – the arena re-designed


Whilst Version 3.0 of the proposed 18,000 seat venue looks at fi rst glance to be broadly similar to the previous release – in particular retaining the unique (for the NBA) upper bowl horseshoe seating confi guration which gives spectators spectacular views out of a huge glazed window towards the Bay Bridge – much of the detail design of the arena is completely new and has been worked through in detail for the fi rst time.


“We’ve been working closely on the design of the interior of the arena to make it more functional,” explains Manica. “We’ve re-designed the seating bowl and the layout of the fl oor confi gurations across the entire building to be in line with the revised spectator and vehicular access, the needs of the city regulations, the NBA, and also the Warriors.”


The latest design also incorporates a high-end theatre at the opposite end from the window, which is designed to host both concerts and Broadway style shows.


“We don’t want it to feel like just part of the arena with some black out drapes dropped in,” explains Manica. “We want it to feel like a proper theatre within the building. The fi nishes will be upgraded in those areas of the concourses and the way that we block out the rest of the seating bowl will be unique. We are also looking at a level of technology


30 SHOWCASE architecture


NORTH AMERICA SUPPLEMENT


Project Comparison – Pier 30-32 Development Version 1.0/Version 2.0/Version 3.0


Pavilion Height Pavilion Size


Pavilion Seating Capacity Total Open Space Area


Open Space at Pier Level


Version 1.0 Version 2.0 Version 3.0 135 feet


125 feet


771,000 GSF 728,000 GSF 695,000 GSF Up to 19,000 18,000


18,064


50% of site (6.3 acres)


3.2 acres


Public Plaza at NW Corner Permanent Bike Valet Spaces 0 Retail Size


Event Plaza Height NE Plaza Height Parking Spaces


Deep Water Berth Provided Public Ramp Around Pavilion Exhibition Hall Net Pier Deck Removal


53% of site (6.7 acres)


3.3 acres 300


105,000 GSF 90,000 GSF 35 feet 55 feet 630


37 feet 55 feet 500


60% of site (7.6 acres) 3.9 acres 300


90,000 GSF 28 feet 37 feet 500


110ft to top of façade, 125 ft to top of arena roof


4,700SF


in the sound and acoustics beyond what has been seen in these types of buildings before.”


Delivery


Alongside Manica, the Warriors have also recently added Project Executive David Carlock to the team tasked with delivering the project. Carlock’s experience includes several years developing and running the operation of the Toyota Center in Houston and more recently working on the delivery of numerous high profi le arena projects, including Barclays Center in Brooklyn.


“The San Francisco Arena project has the potential to be the most spectacular building out there,” states Carlock. “And a well-executed, well-managed building like this can have an enormously positive impact on a community.”


Yet it’s clear there is still a lot of work ahead. “The biggest challenge is execution,” continues Carlock. “The Warriors have done an extraordinarily good job of building on the support within the community and developing and strengthening relationships with the key stakeholders. The next step is to build on that momentum and deliver a world-class project.”


That momentum means the Warriors are steadily working through the remaining challenges that stand between them and building a new arena. “We recently made it through the state legislature, which is the ultimate arbitrator of the appropriateness of the development on the bay,” adds Warriors spokesman Johnson.


0


15,800SF


“But it’s by no means the last hurdle. We still have to clear local, environmental and legal requirements, and there is also the relationship with the owners of the Pier because it will always remain public property in perpetuity. The Warriors will have a long-term lease and will privately fi nance and build the facility and the park space, so that transaction has to be worked out.”


With the Warriors current lease at the Oracle Arena in Oakland expiring in 2017, the original target for the new arena to open was the beginning of the 2017-18 basketball season. Over 18 months into the project, and with legislative hurdles still to overcome, is that date still realistically possible?


“There is no doubt it’s a tight window, but the owners are successful, driven people and they believe in setting aggressive but realistic goals and setting out to meet them,” explains Johnston. “We still think we can reach the deadline, but it’s going to be no easy task given the complexity of the planning requirements in the city and in California.”


Complex, but most defi nitely worthwhile, as Co-Executive Chairman and CEO of the Warriors Joe Lacob testifi es: “This is an incredible opportunity for the region. Building a state-of-the-art, environmentally friendly event pavilion, amid a myriad of public transportation options, represents smart development and an incredible economic engine, and it will ensure that the Warriors remain the Bay Area’s NBA team for the next 50 years.” 


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