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OPINION: New Ballparks Contribute to Revitalization of Cities

New Ballparks Contribute to Revitalization of Cities

Opinion by Douglas P. Wilson

Nearly every U.S. city with a major league baseball team features a downtown ballpark. With construction recently having resumed on the new San Diego ballpark, which had been stalled by legal battles, America’s Finest City soon will boast its own.

Yet, some uncertainty still lingers as to what extent the new ballpark will enhance our Downtown area and add to the overall quality of life for San Diego citizens. In addressing this uncertainty, let’s look at the bigger picture.

Across the nation, newly constructed ballparks have a proven track record of revitalizing once destitute, blight-infested, city neighborhoods. In the past eight years alone, Denver, Cleveland, San Francisco, Detroit and Houston all have built new downtown ballparks. Subsequently, these cities have undergone substantial economic and social improvement.

Coors Field in Denver

Every year since the $215 million, 50,445-seat Coors Field opened in 1995 as the home of the Colorado Rockies, the ballpark has been the National League leader in attendance. It also is considered the “magic wand” that transformed a struggling Denver neighborhood into a burgeoning urban village.

Coors Field was built two blocks from Union Station in Denver’s lower downtown, LoDo, an old, worn-down warehouse district just south of the city’s downtown core. In the last five years, LoDo has undergone a dramatic face-lift.

Many warehouses and buildings have been converted into a unique mix of pawn shops, jazz clubs, bars, antique shops, galleries, brew pubs, restaurants, small offices, residential lofts and apartments.

According to a report by the Downtown Denver Partnership, 270 residential units existed in LoDo before Coors Field was built. By 2000, about 1,400 units (mostly residential lofts) were in existence , an increase of 408 percent. Today, more than 600 residential units are being developed in LoDo’s Ballpark Neighborhood, and another 400 units are either planned or under construction nearby.

A recent report from the city of Denver indicated that in 1995, taxable retail sales in LoDo nearly doubled, and more than $4.7 million was collected in retail sales tax , an 86 percent increase from 1994. In 1996, retail sales tax collections increased another 8.3 percent and have steadily increased every year since the ballpark opened.

Today, the Downtown Denver Partnership reports there are 80 restaurants and nightclubs in LoDo. Food and beverage collections currently make up more than 70 percent of LoDo’s sales tax collections, compared to 61.2 percent for all of downtown Denver.

Jacobs Field in Cleveland

In April 1994, downtown Cleveland entered a tremendous period of revitalization, marked by the opening of the Gateway Sports and Entertainment Complex. The complex encompasses Jacobs Field, home of the Cleveland Indians; and Gund Arena, home of the NBA’s Cleveland Cavaliers.

Built within the physical boundaries of three main streets in downtown Cleveland, the $175 million, 43,368-seat Jacobs Field has served as a key part of an urban development plan designed to spur economic growth in downtown Cleveland.

The plan is working. According to the Cleveland Convention and Visitors Bureau, the total economic impact of the Indians each year is nearly $1 billion. Indians fans have contributed more than $500 million to the Greater Cleveland economy, spending money on tickets, team merchandise, food, hotels, attractions, entertainment, transportation, and retail. The Indians alone generate around $200 million annually in ticket sales and concessions. Since 1994, the Indians have sold out 292 consecutive games , a Major League record. Each sold-out season generates an additional $60 million.

When the media first toured Jacobs Field in 1994, there was just one restaurant in this dilapidated area of downtown Cleveland. Now there are 20 new restaurants, five new hotels and several new luxury apartment buildings. Several more commercial and residential developments are planned or under construction. Much of the activity has been traced directly to the success of Jacobs Field.

Newer Ballparks

In March 2000, Pacific Bell Park , a $255 million, 51,059-seat ballpark , opened as the new home of the San Francisco Giants. Called the “Miracle on Third Street” for its unique location, the 13-acre ballpark site is bound by Second and Third streets and the China Basin area located along the edge of San Francisco Bay. The site is within walking distance of central downtown and many nearby neighborhoods.

San Francisco’s Ballpark Neighborhood, a once subdued area, quickly is growing into a bustling residential metropolis. In the past two years, the community has spawned an ever-increasing number of new residential projects together with retail centers, restaurants and various community amenities.

The March of 2000 also was marked by the opening of Enron Field, the new home of the Houston Astros. Located on the east side of downtown Houston, the $250 million, 42,000-seat stadium since has drawn significant growth and development to the area.

In April 2000, Comerica Park opened in downtown Detroit, replacing the much older Tiger Stadium as the home of the Detroit Tigers. The $360 million 40,000-seat ballpark is expected to play a key role in the city’s revitalization efforts. In fact, a new stadium for the Detroit Lions football team, Ford Field, is under construction next door.

San Diego: The Next Success Story?

The move of the San Diego Padres from Mission Valley’s Qualcomm Stadium to East Village signifies more than just a change of location. It will be a major step toward ensuring the continued growth and economic vitality of downtown San Diego.

Even in its early stages of site work, the new ballpark has attracted significant investment to East Village. A number of developments are already under construction. In addition, thousands of housing units likely will be built in East Village during the next several years. By 2030, an estimated 50,000 people will live downtown.

San Diego is on track to experience the benefits of having a downtown ballpark. Resumed ballpark construction has rekindled a momentum and excitement that only continues to grow, spurring development efforts even further. Throughout the next few years, downtown San Diego will metamorphose into an integrated, thriving, 24-hour city. That’s for certain.

Wilson is president of the Douglas Wilson Cos., a San Diego development firm.

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