Chargers consider office complex with stadium in Oceanside
By: DAVID STERRETT - Staff Writer | ∞
OCEANSIDE -- The San Diego Chargers said this week that they are studying the possibility of creating a high-end office complex alongside a potential stadium in Oceanside, and local analysts said Tuesday that such offices would be the first of their kind in the city.
A team official said Tuesday that a large office village with shops, restaurants and amenities could provide parking and help offset the costs of building a stadium on the 70-plus-acre Center City Golf Course.
"The big question is how much demand there would be for (high-end) office space in Oceanside," said Mark Fabiani, who is the team's lead negotiator on the stadium issue.
The Chargers want to leave aging Qualcomm Stadium in Mission Valley within the next decade for a state-of-the-art facility, and have identified Chula Vista, National City and Oceanside as potential sites.
Fabiani said team officials are meeting this week with several large developers to discuss the feasibility of building offices on the city-owned golf course near Interstate 5 and Oceanside Boulevard.
A couple of real estate brokers specializing in office properties said Tuesday that there has never been a strong demand or market in Oceanside for what is known in the industry as "Class A offices" -- buildings that typically are at least five or six stories high and feature plush lobbies, elaborate facades, extensive landscaping and structured parking.
"There is no history of Class A offices in Oceanside and it could be challenging to finance," said John Walters with Colliers International in Carlsbad. "But if you have a truly nice office building right off the freeway, it could do well."
Walters said the potential for easy freeway access and ocean views could attract companies to office buildings at the Center City site, and he said Oceanside would be a nice location for companies with employees in Orange and San Diego counties.
He said people have contacted him about office space in Oceanside, but there are no high-end options because "Oceanside just never creates any good land for office space."
Peter Curry, with the real estate advisory firm Grubb and Ellis Co., said the proximity to the freeway makes the golf course a good location for such an office complex.
He said high-end offices are filling up in places such as Solana Beach and Encinitas, and recently a market for top-level offices has developed in San Marcos.
"A good example for Oceanside to look at is San Marcos because they built it and people showed up," Curry said.
He said large accounting or law firms provides great possible clients for top-end office space.
Fabiani said the Chargers would want to find one large company that could serve as an anchor for the complex. He said the team would only build the complex if it could help offset the costs of a stadium.
Analysts said revenue from an office development depends on how quickly the buildings are leased out.
The team could probably make more money by building condominiums, but Fabiani said office buildings would alleviate parking problems for the stadium. He said the team estimates it will need 10,000 parking spots on the site, and parking garages could be used during the week by tenants of the office complex and fans on game days.
Before moving forward on specific plans for the development, Fabiani said the team needs to determine how profitable the offices could be and see if they would be supported by Oceanside residents.
"This will not work if the community doesn't want it," Fabiani said.
Oceanside leaders have said offices could provide badly needed high-paying jobs in Oceanside, but they said residents will have the final say about the golf course site.
The golf course is designated parkland, and it would require a majority vote to change the zoning. Chargers officials have said their goal is to put the stadium issue on the November 2008 ballot.
-- Contact staff writer David Sterrett at (760) 901-4067 or dsterrett@nctimes.com.
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Not Again- wrote on Apr 24, 2007 11:10 PM:Another "brain storm" from Fabiani. Chargers-Go to some other town. The golf course is too small for your big ideas. Fabiai is beginning to sound very foolish.
Go Chargers! wrote on Apr 24, 2007 11:17 PM:... Go! ... all the way to Chula Vista! No Free Lunch for Spanos!
This Charger fan says NO wrote on Apr 24, 2007 11:50 PM:I love the Chargers but not in North County. Parkland is parkland and should never be used for anything else. High rise buildings in Oceanside are not welcomed. San Diego is accustomed to this intensity and should keep it there. We cannot grow anymore land so go Qualcom and Chula Vista - we are rooting for you. No Chargers in Oceanside.
Get a clue wrote on Apr 25, 2007 12:13 AM:Oceanside get a clue. Stadiums are a losing entity just check around at the revenue that is not being generated by having one in your city. They obviously have to grow a new carrot to entice you with what they think you need. Oceanside should have learned to keep a vigilant eye and not let the ahhhh of a developers dollars dictate what you need. Chula Vista, Las Vegas I am rooting for you. Oceanside wise up and just say no - just once when it matters.
Larry wrote on Apr 25, 2007 1:11 AM:The stadium would be a huge step toward urbanizing Oceanside. The beach town environment would give way to an urban environment. Oceanside's residents need to think long and hard about whether they want to live in a beach town or in a city with high rise buildings and all the pros and cons that come with being a large city. If I had wanted the city environment, I would have located in San Diego instead of Oceanside.
Oceanside Lover wrote on Apr 25, 2007 1:27 AM:Oceanside Lacks Leadership, but hwat we need right now is a VISION! Fabiani has a vision that No "leader" in Oceanside can imagine. It is sad that some people have Oceanside in the palm of their hand (the good 'ol boys club) and that these retired people (especially the retired environmental attorney looking for problems, whom shall remain anonymous) just keep a firm grip...let's go Oceanside, get a grip! Growth can be good if you have the leadrship to do it right! GO CHARGERS of Oceanside!
Lawson..... wrote on Apr 25, 2007 3:36 AM:"There is no history of Class A offices in Oceanside and it could be challenging to finance," said John Walters with Colliers International in Carlsbad." Yet another Oceanside pipe dream! Is there something in the drinking water that makes Oceanside residents so heavenly-minded as to be no earthly good?
Janae wrote on Apr 25, 2007 5:56 AM:One of the areas that is highlighted is set aside as habitat...the sight is NOT large enough to shove all the proposed uses in it. 805 - I5 merge...is that what we want in Oceanside? NOT.
Greg in Oceanside wrote on Apr 25, 2007 6:21 AM:Bring the Chargers to Oceanside! It will be a tremendous boost to our city and provide much needed jobs and opportunities.
Jack wrote on Apr 25, 2007 6:37 AM:Welcome Chargers to Oceanside. No fans currently come from the South (Mexico) but lots of Orange Co. fans would love the stadium to be centrally located. What a wonderful part of the Oceanside overall make-over!! This town's beginning to rock!!
To All the Naysayers wrote on Apr 25, 2007 6:56 AM:You whiners were saying the same thing about beach redevelpoment in the early 1990s. Now Oceanside beach neighborhood homes are world class. Prices have increased 500% or more in the past 14 years. Why dismiss this project so quickly? If we had listened to you 14 years ago then downtown would still be a dump.
Lawson.... wrote on Apr 25, 2007 7:18 AM:Next thing you know, Oceanside will use eminent domain to take residents' housing from them to build Class A offices! I am a Class A office kind of guy!!
LAWSON.... wrote on Apr 25, 2007 7:37 AM:To stealth blogger, Randy, your 3:36 am blogging, certainly won't get you another Peabody award, like Bill O'Reilly.
It is going to happen wrote on Apr 25, 2007 7:46 AM:This stadium is going to happen here in Oceanside. It will further urbanize the area. I have never pictured Oceanside as an idealic beach town. PCH is four lands of 50MPH traffic. Oceanside is more like Pacific Beach than Solana Beach. Class A office space is the best opportunity that Oceanside Blvd has ever seen and may ever see. More than that... there is a public transportation here. Of course that is were a public venue should be built. The stadium need high end corporate suites to be successful. The corporations that fill those suites are coming from Orange County and LA County. The Spanos organization is motivated to put it here. We need people with vision to have it succeed for us.
Jim wrote on Apr 25, 2007 7:46 AM:Charger executives, thank you for considering Oceanside. We are tired of Oceanside being just a military town with sleazy used car dealerships, pawnshops, and hookers plying the streets. A stadium would put Oceanside on the map as, periodically, national coverage would be focused on Oceanside, bringing in investment worldwide by people who watch and love football, making the area a mecca for tourists. Please do not let a few people who nag our city council people constantly with loser talk drive you away.
Smart Growth Fan wrote on Apr 25, 2007 7:52 AM:C'mon people of Oceanside. You are kidding yourselves if you think that passing up on a stadium will keep your open space....if not a stadium, it will be a strip mall. Look to your neighbor San Marcos as an example. Yes, there is traffic and lots of houses BUT, there is also a major university, a premier jr. college, a Sprinter line, new shopping, and now a major creek project to rival San Antonio, Tx coming to town and we still have some of the greatest and most wonderful parks and trails in Southern California and schools that consistently earn top awards. Don't get caught up in the not in my backyard syndrome. Get involved and make the stadium what you would like it to be for your community, if that includes open space and a great park, then suggest it and fight for it! I don't think the Chargers are out to alienate Oceanside residents...they are looking for someplace to call "home"! I only wish San Marcos had the space to accomodate them.
Matt wrote on Apr 25, 2007 8:02 AM:I am by no means a football fan. In that regards, I have no reason to want the Chargers in Oceanside. But, a stadium would be a better use of that land than a golf course. More Oceanside residents will get use out of the land, it would generate more money for the city than a golf course, it would provide more jobs for city residents than a golf course. A stadium would also be a buffer to the suburban sprawl and horrible city planning that is Oceanside. Plus, how many golf courses does this city need?
Go Oceanside Chargers wrote on Apr 25, 2007 8:09 AM:build it and they will come
Mark wrote on Apr 25, 2007 8:11 AM:It is interesting that all the GO GO chargers people only resort to personal attacks on people that want to bring valid points of view and facts about the impact of a stadium in Oceanside will bring. Oceanside Lover get real, show me some facts to support your views, to Naysayer, all of California properties have increased 500%, and Jack Wrote no fans from Mexico? Has he heard of Soccer games at Qualcom? When one truly looks into the impact of stadiums all over the USA a clearer picture comes into focus of broken NFL promises and silly city counsels kissing but to get a city box and their egos stroked.
Eminent domain wrote on Apr 25, 2007 8:16 AM:O'side and Vista could use a little eminent domain. We need to clean these cities up. Get rid of the 10 cars in the front yard and RV's parked out front. Granted, there are not a ton of areas like this, but one is too many. Bring the Chargers in, take some additional land. I would still have some height restrictions in place because I don't think too many tall building should be constructed.
Mark wrote on Apr 25, 2007 8:37 AM:Hey Eminit domain, 40 cars parked in the front yard and tailgating moterhomes on game days. Please buy my house cause I am moving out when the Chargers move in. Will they put the stadium in a hole and build underground 5-7 story corp. office complexes?
On the carpet wrote on Apr 25, 2007 8:43 AM:This is just an observation. I have lived and grown up in oceanside since the 60's I have been away for a little over 10 years and just happened to go back a few weeks ago. Except for the obvious changes that have taken place on the strand Oceaside is pretty much the same. The valley has become more trashed than before but for the most part it's the same city I left years ago. Stadiums just take up a whole bunch of space and drive prices up for everything around them. No way can oceanside handle the traffic and all of the other things associated with having a stadium. Nor should it. Cincinnati built a brand new stadium just off the Ohio river and it sure is pretty but there are 7 months out of the year all people do is drive past it and look at it. It has no other purpose it's like the huge elephant in the room no one talks about for the majority of the year. I am a football fan but don't let sports enthusiasts cloud your judgement with regard to the only true resource you have left and that is undeveloped land.
Randy wrote on Apr 25, 2007 8:44 AM:If office buildings are profitable, why did the city council recently overturn the planning commission and put residential condos instead of office/professional at College and Old Grove Road?
Concerned-1 wrote on Apr 25, 2007 8:46 AM:They should put the stadium in the valley. Get rid of the swap meet and airport. Turn San Luis Rey Valley into a Mission Valley.
Allen NO! Go Chargers! wrote on Apr 25, 2007 8:54 AM:Every other city government around Oceanside have carefully and successfully created situations that best suit their city without having to look for big development money. If you think its Oceanside Blvd. is a drag during rush hours now, how does 10 years of major contruction in that area sound. Speaking of sound, or should I say, Noise!!! and Bright LIghts!!! I'm a true charger fan and Oceanside home owner until I die. If you truly care about your city, don't be swayed by big money and big egos. Think outside of the box. Keep Oceanside free of conjestion and noise. Maybe we should all spend an afternoon at our harbor, a walk on our pier, sit quietly on the beach. Because its all going to change FOR EVER. You will be going elseware to escape from the best place in the world to live. The November vote will be here before you know it. Its time to ralley.
DO IT !!! wrote on Apr 25, 2007 9:14 AM:This is a no-brainer...Lets get it done, ASAP!
Oceanside Chargers wrote on Apr 25, 2007 9:19 AM:It would be the best thing for Oceanside in years. I love the idea.
Beach Town is us wrote on Apr 25, 2007 9:36 AM:Only Jack Feller wants Oceanside to "lose its beach town " image. He wants the tall buildings and urban development. I am for the Chargers coming to Oceanside and coming to Goat Hill but I do not want Oceanside to ever lose its beach town "Real California" feel and look. I think we can do both if Jack Feller will stop his never ending rah rah tall buildings. Please do not run for Mayor Jack. You cannot speak for so many of us.
Carter: wrote on Apr 25, 2007 9:43 AM: The Chargers are just stirring up news for the team in the off season, getting free publicity, and more to the point, giving the city of San Diego reason to worry. The Chargers will not move any time in the future - they have a good stadium. Why go to all that expense when being in Oceanside will not provide more income. Where is the break even point? That is to say, the Chargers will never get the money spent moving and building back, and when will they start showing a profit once the move has been made? if they can't make a profit at there present circumstances it is because of poor management not location.
GO CHARGERS!!! wrote on Apr 25, 2007 9:55 AM:AWESOME IDEA!!!!!!!!! JUST DO IT!!!!
Right in the center of wrote on Apr 25, 2007 10:09 AM:the Center City Gang Area! LOL! I bet the "Homeboys are loving the Prospect of New Cars and Victims to support their Criminal Habits!
traffic, traffic, traffic wrote on Apr 25, 2007 10:18 AM:what, has nobody been on I5 on a Sunday? Now add the chargers. I5 is a parking lot, 78 will be a parking lot. Local residents will be locked in their homes because it will be too miserable to fight traffic. Shopping centers will loose business. That doesn't take in the intra structure that will have to acompany a project like this. Citizens, is that where you want your money to go? To support one of America riches men,
LILCLICKA wrote on Apr 25, 2007 11:17 AM:CHARGERS-V-The Gangs of Oceanside... hum...
34 Year Oside Resident wrote on Apr 25, 2007 11:21 AM:I have mixed feelings about snazzy office bldgs. Although, high-rise condo's might be a good idea. On another note, why HAVEN'T we heard anything about the valley? Between the swap meet & "airport" there's plenty of land & potential. Look at San Antonio's Riverwalk.
Do it. wrote on Apr 25, 2007 11:22 AM:Do it! The sooner my O.C. job moves down the Oceanside the better.
Freeman wrote on Apr 25, 2007 11:24 AM:Look at the quality of the blog comments FOR the stadium, and then look at those OPPOSED. What a contrasts between thoughful citizens and a bunch of rah-rah yahoos. You want to live in Carson or Mission Valley, move there. THE PUBLIC NEEDS TO VOTE NOW BEFORE FURTHER ACTION IS TAKEN.
Charger fan vs Realism wrote on Apr 25, 2007 11:48 AM:For all you zealot Charger fans. You can watch your favorite team in the sports bar on a big screen while you drink your beer and act rowdy. Why do you have to ruin our town for your little bit of male machismo. In fact Hooters would be a good place for you football fanatics look at the team and watch the babes.
Orange County Do it wrote on Apr 25, 2007 12:25 PM:OC do it. Why don't you lobby to have Laguna Beach, San Juan Capistrano, San Clemente or one of the other nice Orange County Beach towns entice Fabiani and the Chargers to Orange County. I Don't think it would happen because those cities are not stupid, they know the value of their beach towns. You are part of the problem the LA and Orange County people who can't afford to live up there and move to Oceanside want to bring their pollution, traffic, fast pace and population increases with them. Do us a favor OC move to Anaheim and try to get the Chargers in Anaheim they don't have a football team do they?
Bob wrote on Apr 25, 2007 1:35 PM:Insider information says that the Chargers are going Orange County. This is all but done. A smart buisnessman would run to the piles of money waiting for him in South OC. There will never be a new state of the art staduim in San Digo County. The Chargers have known this since day one. Would you, as a buisness owner rather have the riches of South Orange County or rely on Chula Vista, National City or Oceanside? I'll take Mission Viejo, Aliso Viejo, Irvine, Dana Point, San Clemente, Hunnington Beach, El Toro (military dollars), Anaheim over any proposed city(staduim site) in SD. This would combine fan bases and not really alienate all of the existing Chargers fans...The Southern California Chargers will keep their mascot, colors and most of their fan base and expand the base to include Orange County and some of Los Angeles. The stadium is going to be built were the giant aircraft hangers are in El Toro. Plenty of space for it and parking...plenty of freeway acess...transit lines. The coaster can bring San Diego residents to the OC just like it brings North County folks to SD. The Charger are never going to admit the move until the day of or even the day before the move because they have to continue to sell SEASON TICKETS!!! Why would they say..."Were going to move to Orange County, now who wants season tickets?" it's all about buisness
Insider Bob wrote on Apr 25, 2007 2:25 PM:Bob since you seem to have the insider info and are perfectly correct on the best place for the Chargers to finally rest. Perhaps you can sway your polictico friends to end this farce and let Oceanside worry about gangs, overcrowding and continuing to upgrade downtown, South O, Center Division and East side. Remember it is all about the money. And Oceanside doesn't have the type of money that the Chargers need. The Chargers are going to want everything for free while they ruin our town. Forget them. I will watch them at Hooters.
Concerned-1 wrote on Apr 25, 2007 4:53 PM:OC is good with me. Just as long as they don't go south, I'm fine.
just joe wrote on Apr 25, 2007 5:02 PM:I don't understand. Qualcom may be old and lack luxury boxes, but it seems to me that the Chargers should stay close to the heart of San Diego. I know Petco is not designed for football but for many years the Padres and the Chargers shared a field. If the Chargers are looking for a $400 million upgrade, why not work a deal to play at Petco for a season while Qualcom gets fixed up? The trafic control in both areas is already in place. Mission Valley is the perfect location for the general public to enjoy a big game, with three freeways coming through,but on Sundays a football crowd in the downtown would not cause gridlock and would certainly bring some extra costomers to local shops and restaraunts. For the pride of San Diego, lets keep the Chargers in town, upgrade the stadium, and put up with driving to Petco for a year or so.
True Charger Fan wrote on Apr 25, 2007 5:52 PM:To Insider Bob, No Charger Fan who is a true Charger Fan would ever root for the LA Chargers!!
osidealive wrote on Apr 25, 2007 6:31 PM:So to sum it up we should pay for the Chargers to come to Oceanside so that they in turn will bring people to Oceanside, who will then.... spend money in an adjoining commercial village owned by the Chargers? What a stunningly brilliant concept.
Southern California Chargers wrote on Apr 25, 2007 7:13 PM:So they are going to El Toro. Great move for the team. Makes perfect business sense.
A lot of bull... wrote on Apr 25, 2007 8:13 PM:Toro! Toro! Anyone have a red cape? Go Chargers! Go to El Toro!
Bob wrote on Apr 27, 2007 5:08 PM:"True Charger Fan"...so when the bolts move...Tell me...What NFL team will get your undying support. You'll still cheer for the Chargers...Because my friend..."THERE WILL NEVER BE ANOTHER NFL TEAM IN SAN DIEGO IF THE CHARGERS LEAVE!"
Loudog wrote on May 1, 2007 4:44 PM:If the city can find a way for this to work, financially, then I think it would be a great thing for the community. Its bizarre that people are saying others should "think outside the box", and that high quality office space would be in-effective. The city of Oceanside needs successful, upwardly mobile residents, and the best way to do that is with high quality employment/employer opportunities, as well as a great beach community and clean/safe open spaces (beaches and parks). The thought that the golf course is anything but a very large waste of space for this community is ludicrous, basically the exact same usefulness as the airport. The city is growing, and hopefully prospering for its residents. New and exciting growth projects and quality employers are what this city needs, and I think the stadium, if an unbiased review panel saw it as beneficial, would be an excellent direction.
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