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*Councilmember Ricci
via teleconference
The Sagamore Resort
110 Sagamore Rd.
Bolton Landing, NY. 12814
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MODESTO CITY COUNCIL
www.modestogov.com
AGENDA
City of Modesto
SPECIAL CITY COUNCIL MEETING
Stanislaus River Room, Modesto Centre Plaza
1001 K Street
Modesto, California
Tuesday, August 5, 2025, at 8:30 AM
Roll Call - Councilmembers Alvarez, Bavaro, Escutia-Braaton, *Ricci, Williams, Wright, Mayor Zwahlen
* Public Comment will only be in-person. Members of the public who wish to address the Council, by providing public comment, during the meeting must do so in-person in the Council Chambers.
As an alternative, members of the public may also provide written public comment submitted via email as indicated in the Submitting Comments by Email instructions on this agenda. Zoom will still be available for viewing and Wordly translation.
*Members of the public will be allowed to provide public comment through Zoom if a Councilmember is participating remotely pursuant to the provisions of Assembly Bill 2449. *Effective March 1, 2023, if a technical issue arises with Zoom or the phone dial-in option, the Council meeting will continue unless the meeting is being held pursuant to the provisions of Assembly Bill 2449. Alternative viewing options are listed below, and the meeting is physically open to the public.
“Wordly” can translate into 25+ different languages! To access written translation during the meeting, please scan the QR Code or click this link https://attend.wordly.ai/join/RJDY-6364.
"Wordly" puede traducir a más de 25 idiomas diferentes! Para acceder a la traducción durante la reunión, por favor escanee el código QR o haga clic en el enlace https://attend.wordly.ai/join/RJDY-6364.
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THE MEETING CAN BE VIEWED BY ZOOM VIDEO
CONFERENCING OR TELEPHONE
Joining the City Council meeting via Zoom
The City of Modesto is now offering the ability to view Council meetings via telephonic conferencing via “Zoom” video conferencing computer technology. The meeting may be accessed through the use of Zoom using the following options:
Enter the following link into an Internet Browser
https://us02web.zoom.us/j/95895497651
Enter the following link into an Internet Browser https://zoom.us/ and using the Webinar ID: 958 9549 7651
Passcode: 84326
To use Zoom, please visit: https://zoom.us/ and either sign-up for a free Zoom account or continue as a guest. Once you have downloaded the app onto your mobile device, joined from your web browser, or downloaded the Zoom software on your computer you will be ready for the upcoming Council meeting.
Joining the City Council meeting via Telephone
If you don’t have a smart phone or computer to access the meeting via Zoom, you can listen by phone, by calling 1-877-853-5257 (Toll Free) or 1-888-475-4499 (Toll Free) and enter the Webinar ID: 958 9549 7651 Passcode: 84326
SUBMITTING COMMENTS BY E-MAIL
Written comments may be submitted via email to: [email protected] (include Agenda Item Number in the subject line). All comments will be shared with the Councilmembers and placed in the record but will not be read aloud during the meeting. Written comments must be received two hours before the meeting.
This Agenda is on file in the City Clerk’s Office, Sixth Floor, 10th Street Place, Posting Board at entry of 10th Street Place, and is available on the City’s Web site at www.modestogov.com.
Materials related to an item on this Agenda submitted to the Council after distribution of the agenda packet are available for public inspection in the Clerk’s office during normal business hours. Such documents are also available online, subject to staff’s ability to post the documents before the meeting, at the following website https://www.modestogov.com/council-meetings In accordance with the requirements of Title II of the Americans with Disabilities Act (“ADA”) of 1990, the Fair Employment & Housing Act (“FEHA”), the Rehabilitation Act of 1973 (as amended), Government Code section 11135 and other applicable codes, the City of Modesto (“City”) will not discriminate against individuals on the basis of disability in the City’s services, programs, or activities. For more information, please visit the City of Modesto website at https://www.modestogov.com/865/Americans-with-Disabilities-Act-ADA - 2 -
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In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the City Clerk (209) 577-5396. Notification 48 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting.
PUBLIC COMMENT IN PERSON
Three-minute time limit per speaker.
Only interested persons in the audience may present these matters. Under State law, Councilmembers may respond to matters being presented under this item only as follows:
a. Briefly respond to statements made or questions raised. b. Ask a question for clarification.
c. Provide a reference to staff or other resources for factual information. d. Request staff to report back at a subsequent meeting. e. Finally, a Councilmember or the Council itself may take action to direct staff to place a matter of business on a future agenda.
UNFINISHED BUSINESS
1. Update regarding the expansion of the United Soccer League (USL) into the City of Modesto and potential locations for a soccer stadium and sports district. (Funding Source: Not Applicable)
Staff Recommendation:
Receive update regarding the expansion of the United Soccer League (USL) into the City of Modesto and to discuss and provide staff with direction regarding potential locations for a soccer stadium and sports district.
CITY MANAGER; Joseph Lopez, 209-577-5223, [email protected]
MATTERS TOO LATE FOR THE AGENDA
These may be presented by members of the City Council and staff upon determination by a majority vote that an emergency exists, as defined by State law, or by a 2/3 vote that (1) there is a need to take immediate action, and (2) that the need for action came to the City’s attention after the agenda was posted.
ADJOURNMENT
Posted pursuant to Government Code Section 54954.2 on the bulletin board at Tenth Street Place on
at by
date time signature
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City of Modesto
Council Workshop Second Session:
United Soccer League Stadium
1 JUNE 2025 WORKSHOP SUMMARY
June 25, 2025: Staff presented the Council with a comprehensive update regarding the City’s exploration of bringing a USL Professional Soccer team to Modesto:
➢ This included a proposed Council action to identify the preferred site of a soccer specific stadium to anchor an entertainment district.
➢ The locations presented included a Downtown North Site (Centre Plaza), and the vacant former Municipal Golf Course site.
Council Action: Staff was directed to focus on assumed fiscal impacts for both the Downtown North Site, and the Municipal Golf Course Site to reconvene August 5, 2025 at 8:30a.m.
2 Economic Development
Community Workshop
3 Community Feedback Workshop
USL Stadium Development
44 Downtown Modesto
Benefits & Drawbacks of Stadium Development
Benefits
• Activates downtown with increased foot
traffic and business activity
• Potential for private investment in mixed-use
housing, retail, hotels
• Enhances public-private partnerships;
revitalizes underused parcels
• Youth engagement: internships, sports, and
event management programs
• Existing infrastructure supports large events
(roads, lighting, parking)
• Multipurpose venue: concerts, conventions,
tourism driver
Drawbacks
• Limited space constrains design and expansion
• Risk of displacement and high redevelopment costs
• No clear demand for pro soccer; safety and parking
concerns
• Lighting/noise issues, especially at night
• Smaller mixed-use potential than alternate site
Community Feedback Workshop
USL Stadium Development
55 Municipal Golf Course (West Modesto)
Benefits & Drawbacks of Stadium Development
Benefits
• City-owned, development-ready site
• High-impact opportunity for underserved area
• Integrates stadium, open space, practice fields
• Minimal displacement; room for retail,
housing, recreation
• Reconnects community to Tuolumne River
• Guided by Community Benefits Agreement
(local hiring, youth programs)
Drawbacks
• Infrastructure upgrades needed
(roads, utilities, lighting)
• Limited freeway access; traffic
congestion likely
• Safety concerns (crime, homelessness)
• Environmental concerns (tree
removal, gentrification risks)
• ROI uncertain without market analysis
Community Feedback Workshop
USL Stadium Development
66 Items for Consideration
Downtown Modesto
• Streetscape upgrades: lighting, safety, shade,
art installations
• Improve storefronts, add placemaking
features
• Traffic solutions: parking, circulation,
freeway/rail access
• Family-friendly amenities: dining,
entertainment, retail
• Coworking and public gathering spaces
• Extended hours and nightlife to avoid singleuse activation Municipal Golf Course (West Modesto)
• Mixed-income & senior housing with
tenant protections
• Essential amenities: grocery access,
retail, healthcare, childcare
• Trails, bike lanes, transit access to
improve connectivity
• Preserve and expand natural landscape
• Community engagement: outreach,
volunteer programs
• Youth/workforce development tied to
stadium and local jobs
• Focused support for West Side residents
through public services
United Soccer League
Stadium
Stadium Options
7 8
Stadium Development at Downtown Modesto
9 Stadium Development at Downtown Modesto (Current)
10 Stadium Development at Downtown Modesto (Future)
11 Stadium Development at West Modesto
Name General
Stadium
Multi-Family
Residential Parking Garage Commercial Office Single-Family Attached Single-Family
Detached
Training
Center
Baseball
Area
171,400
SF
1,038,85
0 SF 692 units
164,000
SF
364
stalls 115,650 SF 0 SF
175,850
SF 36 units
64,200
SF
21 homes
82,750
SF
213,000
SF
12 Stadium Development Downtown with Tournament Facility in West Modesto (Existing) 13 Stadium Development Downtown with Tournament Facility in West Modesto (Future) 14 Stadium Development Downtown with Tournament Facility in West Modesto Proposed
Development
General
Stadium
Conference
Center
Multi-Family
Residential Parking Garage Commercial Office Single-Family Residential Training
Center
Baseball Hotel Clinic
Area
344,100
SF 82,200 SF
1,282,000
SF 853 units 764,225 SF
1,698
stalls 122,300 SF 68,200 SF 286,800 SF 86 units 97,000 SF 35,000 SF 101,200 SF 37,100 SF 15 Stadium Development Downtown with Tournament Facility in West Modesto Proposed
Development
Multi-Family
Residential Parking Garage Commercial Single-Family Residential Training
Center Baseball Hotel Clinic Other
Area 1,082,000
SF 720 units 563,100 SF 1,251 stalls 65,600 SF 98,900 SF 30 units 97,000 SF 35,000 SF 101,200 SF 37,100 SF 12,100 SF United Soccer League
Stadium
Financial Analysis
16 17
Square Footage Comparison Table
Use Downtown Only Muni Only Muni Practice Fields Both Locations General Stadium 344,100 SF 171,400 SF 0 SF 344,100 SF
Multi-Family
Residential
200,000 SF
133 Units (33.25 Affordable)
1,038,850 SF
692 Units (173 Affordable)
1,082,000 SF
720 Units (180 Affordable)
1,282,000 SF
853 Units (213.25)
New Parking Garage 201,125 SF 164,000 SF 563,100 SF
764,225 SF
1,698 Spaces
Commercial 56,700 SF 115,650 SF 65,600 SF 122,300 SF
Office 68,200 SF 0 SF 0 SF 68,200 SF
Single-Family
Attached 187,900 SF 175,850 SF 98,900 SF
286,800 SF
86 Units
Conference Space 82,200 SF 0 SF 0 SF 82,200 SF
Training Center 0 SF 82,750 SF 97,900 SF 97,000 SF
Hotel 0 SF 0 SF 101,200 SF 101,200 SF
Clinic 0 SF 0 SF 37,100 SF 37,100 SF
Other 0 SF 0 SF 12,000 SF 12,000 SF
Baseball 0 SF 35,000 SF 35,000 SF 35,000 SF
Use Downtown West Modesto Both
Multi-Family
Residential
133
Affordable Units: 49
692
Affordable Units:
188
853
Affordable Units:
235
Single-Family
Attached 56 36 86
Single- Family
Detached 0 21 0
Total 189 749 939
18 Residential Units Comparison Table
Item Downtown West Modesto Both
Land Acquisition Cost $30 million $0 $30 million
City Project Cost (Stadium) $125 million $125 million $125 million City Project Cost (Parking
Structure) $15.5 million $17.3 million $32.8 million
Total Project Cost $170.5 million $142.3 million $187.8 million 19 Summary Comparison Table - Costs
Note: These figures represent current best estimates based on available information and reasonable assumptions. While they are intended to guide planning and decision-making, they are subject to adjustment pending further analysis and project refinement.
20 Property Tax Generation
20 Property tax is a local tax based on the assessed value of land and buildings, used to fund public services. Assessed values were estimated using GIS data and tax bills, with comparable $/SF rates In accordance with Proposition 13, a 1% tax rate was applied to each assessed value, representing the property tax revenue generated. Property tax revenue is generated from all property types, including residential (multi-family, single-family attached and detached), commercial, and office spaces.
Of the 1% of property taxes, Modesto receives on average 14% of that total.
We are assuming the following assessed value per square foot for each land use category • Multi-Family:
$81.27 per square foot
• Commercial:
$131.50 per square foot
• Office:
$160.57 per square foot
• Single Family Attached:
$95.75 per square foot
• Single Family Detached:
$95.75 per square foot
Note: These figures represent current best estimates based on available information and reasonable assumptions. While they are intended to guide planning and decision-making, they are subject to adjustment pending further analysis and project refinement. 21 Property Tax Generation
21 Year 1 Property Tax Generation
Land Use Square Feet Assessed Value
PSF Formula
Year 1
Total Tax
Revenue
City Share
(14%)
Multi-Family
Residential 1,282,000 $81.37 (1,282,000 * $81.37) * 1% $1,043,163.40 $146,042.88 Commercial 122,300 $131.50 (122,300 *
$131.50) * 1% $160,824.50 $22,515.43
Office 68,200 $160.57 (68,200 *
$160.57) * 1% $109,508.74 $15,331.22
Single-Family
Attached 286,800 $95.75 (286,800 * $95.75) * 1% $274,611.00 $38,445.54 Total 1,759,300 $1,588,107.64 $222,335.07
Note: These figures represent current best estimates based on available information and reasonable assumptions. While they are intended to guide planning and decision-making, they are subject to adjustment pending further analysis and project refinement. 22 Sales and Use Tax
22 Sales and use tax is a tax people pay when they buy goods or certain services. In this case, The tax revenue was estimated by applying a 7.875% rate to a portion of the total amount people are expected to spend in the area. Of the
7.875%, the city receives 1% of that.
This approach gives a general estimate of how much sales tax could be collected, without needing detailed data on every individual sale. The
7.875% rate reflects the standard sales tax, not including any extra taxes like Measure H, which is calculated at 8.875%.
Tax revenue was calculated as 7.875% of Direct Spending. Direct Spending by use is detailed below:
• USL Stadium - $9.4 million
• Office - $1.1 million
• Commercial - 6.4 million
• Multi-Family Residential - $7.7 million
• Single-Family Attached - $1.8 million
Note: These figures represent current best estimates based on available information and reasonable assumptions. While they are intended to guide planning and decision-making, they are subject to adjustment pending further analysis and project refinement. 23 Sales and Use Tax
23 Year 1 Sales and Use Tax Generation
Land Use Square Feet Direct Spending Formula Total Sales Tax (7.875%)
City Sales Tax
(1%)
Measure H
Sales Tax (1%)
USL Stadium 344,100 $9.4 Million ($9.4 Million *
7.875%) $740,250 $94,000 $94,000
Office 68,200 $1.1 Million ($1.1 Million *
7.875%) $87,430.8 $11,000 $11,000
Commercial 122,300 $6.4 Million ($6.4 Million *
7.875%) $501,840 $64,000 $64,000
Multi-Family
Residential 1,282,000 $7.7 Million ($7.7 Million *
7.875%) $610,281.6 $77,000 $77,000
Single-Family
Attached 286,800 $1.8 Million ($1.8 Million *
7.875%) $144,547.2 $18,000 $18,000
Total 2,103,400 $26.5 Million $2,084,349.6 $264,000 $264,000 Note: These figures represent current best estimates based on available information and reasonable assumptions. While they are intended to guide planning and decision-making, they are subject to adjustment pending further analysis and project refinement. 24 Hotel/Motel Tax
24 The hotel/motel tax, also known as the Transient Occupancy Tax (TOT), is a tax charged to guests staying at hotels or similar lodging facilities.
The City of Modesto currently has a TOT rate of 9%.
As part of our projections, we are including the development of a new hotel totaling 101,200 square feet. The following assumptions applied:
• Assuming 100 room hotel at $150 per night
• Assuming 365 room nights per year
• Assuming 60% of the rooms are booked each night
• The entirety of the 9% or 12% TOT goes towards the City The City could consider increasing the TOT rate to 12%. This adjustment would not only increase TOT revenue from the new hotel but would also generate additional revenue from existing hotels citywide.
The projections show both the revenue generated by the new hotel and the potential revenue increase from the rate change across all local lodging facilities 25 Hotel/Motel Tax
25 Year 5 Hotel/Motel Tax
Hotel Number of Rooms Room Rate Room Nights
60% filled
Total Room
Revenue TOT Rate
Annual
Revenue to
City
New Hotel 9% 100 $150 21,900 $3,285,000 9% $295,650
New Hotel 12% 100 $150 21,900 $3,285,000 12%
$394,200
(increase
$98,550)
Note: These figures represent current best estimates based on available information and reasonable assumptions. While they are intended to guide planning and decisionmaking, they are subject to adjustment pending further analysis and project refinement.
Increasing the Hotel Motel Tax Rate from 9% - 12% is estimated to increase annual revenue to the City from existing hotels by $1,117,065.
At 12% Hotel/Motel Tax, the existing hotels and a new 100 room hotel would generate $1,215,615.
The Total Annual Revenue the City would collect from a 12% Hotel Motel Tax Rate is estimated to be $1,511,265. 26 Admission Tax and Revenue
• Admission tax is a fee collected on ticket sales for events held at the stadium, primarily professional soccer matches. • The local government (city council, county commission, or similar body) typically initiates and passes an ordinance or resolution to establish the admission tax.
• This ordinance will define the tax rate, specify events subject to the tax, clarify collection procedures, and address any exemptions.
• Some areas may require voter approval through a referendum for new taxes, especially if a stadium subsidy is involved. • It is calculated as a percentage of total ticket revenue, with different rates applied depending on the event type. • For our analysis, we used sample rates of 5.69% to estimate potential tax revenue. In this case, the admission tax revenue would be generated specifically from ticket sales at the soccer stadium.
As part of our projections, the following assumptions apply:
• Tickets for the men’s and women’s team is $30
• The average attendance for the men’s team is 5,361
• The average attendance for the women’s team is 2,518
• The men’s season has 17 home games and the women’s season has 14 home games Year 1 Ticketing and Admissions
Attendance Ticket Price Total Ticket Revenue Admission Tax Admission Tax
Collected
126,389 $30 $3,791,670 5.69% $215,746.02
27 Admission Tax and Revenue
Note: These figures represent current best estimates based on available information and reasonable assumptions. While they are intended to guide planning and decision-making, they are subject to adjustment pending further analysis and project refinement. 28 Total Tax Revenue Overview
Total Annual New Tax Generation from District
Metric Year 1 City Share
Property Tax from District $222,335.07
Sales Tax from District (1%) $264,000
Hotel/Motel Tax from District (9%) $295,650
Admission Tax from District (5.69%) $215,746.02
Total Tax Revenue $997,731.09
New Measure H Sales Tax from District (1%) $264,000
Hotel/Motel increase (from 9% to 12%) $1,215,615
Total Tax Revenue with Measure H and
12% Hotel/Motel $2,477,346.09
Note: These figures represent current best estimates based on available information and reasonable assumptions. While they are intended to guide planning and decision-making, they are subject to adjustment pending further analysis and project refinement.
Fiscal and Economic Impacts Methodology
• Direct spending was used to calculate other financial and economic impacts. Direct spending per square foot was calculated by use type across the same timeframe.
• The Total Direct Spending was estimated at $26.5 Million for year 1 • The following assumptions were used:
• Direct Spending per SF = Total Direct Spending ÷ Total Square Footage • Indirect Spending 0.203 per $1 of direct spending
• Induced Spending 0.432 per $1 of direct spending
• Increased Earnings 0.383 per $1 of direct spending
2929
Source: Johnson Consulting 2024 Economic Impact Study
Economic and Fiscal Impacts Overview
3030
Economic and Fiscal Impacts Year 1 Comparison
Metric Year 1 Amount
Direct Spending $26.5 Million
Indirect Spending $5.4 Million
Induced Spending $11.4 Million
Increased Earnings $10.1 Million
Total $53.4 Million
Note: These figures represent current best estimates based on available information and reasonable assumptions. While they are intended to guide planning and decision-making, they are subject to adjustment pending further analysis and project refinement.
United Soccer League
Stadium
Financing
31 Financing Analysis
Total Stadium Cost: $125 Million
3232
Bond Issuance Options:
1. Lease Revenue Bonds (LRBs)
2. Transient Occupancy Tax (TOT) Revenue Bonds
3. Transit-Oriented Development (TOD) TIFIA Loan
4. Enhanced Infrastructure Financing District (EIFD)
5. Community Facility District (CFD)/special bonds
Preferred Financing: Lease Revenue Bonds
3333
Benefits of Lease Revenue Bonds
1. Lease revenue bonds are a type of municipal bond that finance public projects, such as government buildings, schools, and other facilities.
2. Instead of relying on general tax revenues for repayment, these bonds are secured by lease payments made by the public entity using the facility.
3. This mechanism provides a way for government agencies to fund projects without directly incurring debt that would require voter approval or impact their general credit rating.
4. Can bundle all revenue streams such as property, sales, TOT, admission in the debt structure
5. Allows for single financing insurance instead of multiple smaller insurances
6. Can provide simpler and efficient debt structure
Lease Revenue Bonds
Total Borrowing Capacity $35,276,745
True Interest Cost 4.51%
Annual Debt Service $2,644,593
Total Debt Service $71,404,000
34 Total Tax Revenue Overview
Total Annual New Tax Generation from District
Metric Year 1 City Share
Property Tax from District $222,335.07
Sales Tax from District (1%) $264,000
Hotel/Motel Tax from District (9%) $295,650
Admission Tax from District (5.69%) $215,746.02
Total Tax Revenue $997,731.09
New Measure H Sales Tax from District (1%) $264,000
Hotel/Motel increase (from 9% to 12%) $1,215,615
Total Tax Revenue with Measure H and
12% Hotel/Motel $2,477,346.09
Note: These figures represent current best estimates based on available information and reasonable assumptions. While they are intended to guide planning and decision-making, they are subject to adjustment pending further analysis and project refinement.
PFM Fiscal Analysis
3535
PFM conducted the following Incremental Revenue Analysis based on 3 reports:
• Johnson Consulting’s Sales Tax and TOT forecasts
• Kosmont Companies’ Incremental Property Tax forecast
• PFM Group Consulting’s Admission tax forecast
Using the forecasts, an estimated $109.5 million would be generated in incremental revenues over the course of 30 years.
Assumptions:
• Revenue Forecasting assumptions were based on the development components from the Johnson Consulting report (South Downtown) to derive at an estimated debt capacity
• The debt analysis is based on set market conditions as of December 2024. There have not been drastic changes in the market that would change the debt capacity. • Analysis is based on financing being tax-exempt basis. If involvement of a private partnership occurs, the debt structure would change to a taxable structure which would increase the debt service cost.
Note: PFM Financial Advisors has not evaluated the accuracy of the forecasts and underlying assumptions in these reports. The sales tax and TOT forecasts are prepared by Johnson Consulting, the incremental property tax forecast is prepared by Kosmont Companies and the Admission tax forecast is prepared by PFM Group Consulting.
Remaining Funding Gap
3636
The City would have a gap of $90,000,000. This would need to be filled by one- time revenue, or revenue to leverage more bond financing.
Potential revenues (subject to negotiations):
• EIFD with County and School District
• State and Federal Grants
• CFD for the District
• Lease Rent
• Ticket Sales Revenue Sharing
• Naming Rights
• Parking Revenues
Potential Other Sources:
• Private Sector
• School District
• TOT or Hotel Tax rate Increase
Funding Gap
Total Gap $90,000,000
True Interest Cost 4.51%
Annual Debt Service $6,690,009
Total Debt Service $180,630,250
POTENTIAL TIMELINE
1. Site Selection: November 2024 - August 2025
2. Project Definition & Planning: August 2025 - December 2025
3. Due Diligence and Secure Financing: August 2025 - February 2026
4. Begin Procurement, Finalize Financing: March 2026 - September 2026
5. Construction Launch & Execution: September 2026 – 2028
6. Project Opening: 2028
37 Note: This timeline was estimated by the USL given similar projects. While they are intended to guide planning and decision-making, they are subject to adjustment pending further analysis and project refinement.
COUNCIL DIRECTIONPREFERRED SITE SELECTION
Downtown Site North
Option 1:
Municipal Golf Course
Option 2:
Downtown Site North with Practice Fields at the
Municipal Golf Course
Option 3:
United Soccer League
Stadium
Thank You.
39 40
Stadium Development at Downtown Modesto
Downtown Expansion Potential:
• Integrated residential development
around the stadium is key to long-term
success and vitality of the area.
• A well-designed mix of housing types
(modern apartments, townhomes, and
affordable units) would:
• Attract a diverse range of residents
• Bridge historic neighborhoods with
the emerging urban district
• A walkable, connected neighborhood
would:
• Strengthen ties between residents,
the stadium, and nearby
cultural/commercial destinations
• Transform the area into a thriving,
inclusive community
• Create a year-round destination for
both locals and visitors
41 Stadium Development at Downtown Modesto
42 Stadium Development at Downtown Modesto
43 Stadium Development at Downtown Modesto
44 Stadium Development at West Modesto
Re-Energizing John-Thurman Field:
• Developing a multi-sport destination
for both soccer and baseball will:
• Attract a consistent flow of
visitors and fans year-round
• Boost economic activity
• Strengthen Modesto’s reputation
as a sports and recreation hub
• Plans include community-serving
athletic fields that will:
• Benefit surrounding
neighborhoods
• Provide accessible, high-quality
spaces for youth programs, local
leagues, and recreation
• A thoughtfully designed viewing plaza
outside the stadium will:
• Serve as a welcoming public
gathering space
• Foster social connection and
community pride
Economic and Fiscal Impact Definitions
Economic Impact: incremental new spending in an economy that is the direct result of certain activities, facilities, or events.
Direct Spending: spending that occurs as a direct result of the facility’s operation (example: attendee purchases meal at restaurant nearby)
Indirect Spending: re-spending of the initial direct expenditures on goods and services (example: restaurant purchases more food from supplier)
Induced Spending: changes in local consumption due to the personal spending by employees whose incomes are supported by direct and indirect spending (example: a waiter at the restaurant has more personal income to spend)
Employment: measures increased employee and worker compensation related to the development Fiscal Impact: reflects tax revenues to local and state governments that result from the development Source: Definitions form Johnson Consulting Study 4545
46 Square Footage Comparison Table
Use Downtown West Modesto Both Locations
General Stadium 344,100 SF 171,400 SF 344,100 SF
Stadium Support 68,500 SF 61,550 SF 68,500 SF
Back of House 61,400 SF 41,150 SF 61,400 SF
Multi-Family
Residential
200,000 SF
133 Units (33.25 Affordable)
1,038,850 SF
692 Units (173 Affordable)
1,282,000 SF
853 Units (213.25)
New Parking Garage 201,125 SF
447 Spaces
164,000 SF
364 Spaces
764,225 SF
~1,698 Spaces
Commercial 56,700 SF 115,650 SF 122,300 SF
Office 68,200 SF 0 Sf 68,200 SF
Single-Family
Attached
187,900 SF
56 Units
175,850 SF
36 Units
286,800 SF
86 Units
Single-Family
Detached 0 SF 64,200 SF21 Homes 0 SF
Conference Space 82,200 SF - -
Training Center - 82,750 SF 97,000 SF
Baseball 213,000 SF 35,000 SF
Hotel - - 101,200 SF
Clinic - - 37,100 SF
Police Precinct - - 12,000 SF