The iconic Pechanga Arena in San Diego, known for its rich history and as a filming location for Cameron Crowe’s 2000 movie Almost Famous, is set for a significant transformation. The initiative, dubbed ‘Midway Rising’, aims to modernize the stadium, which has been around since 1966, enhancing its facilities and the surrounding area for residents and visitors alike.
The redevelopment will replace the current 14,000-seat arena with a new venue accommodating 16,000 spectators. Additionally, the plan includes constructing 2,000 affordable apartments, 2,250 market-rate apartments, 130,000 square feet of retail and dining space, and 14.5 acres of parks and public space.
A team that includes Chelsea Investment Corporation, sports venue developers Legends, and housing developer Zephyr has taken the lead on this ambitious project, with funding provided by the Kroenke Group. Zephyr CEO Brad Termini expressed excitement, stating that this revitalization presents an opportunity for San Diego to have a world-class, modern entertainment hub.
“Having a new arena at the Midway has been a goal of the city for as long as I’ve lived here,” Termini remarked. He highlighted the benefits of attracting global talent and shows to the city, responding to the evident need for a state-of-the-art facility.
The San Diego City Council selected the Midway Rising team in September 2022, marking the official start of the redevelopment process. Following the release of the draft environmental impact report this spring, community meetings were held to gather public feedback on the proposal, with hopes to present it to the City Council for approval this fall.
While the Kroenke Group is the primary funder of the project, the total cost remains undisclosed due to fluctuations in the construction market. However, potential expenses could reach into the billions. Chelsea Investment Corporation, dedicated to affordable housing development, has led over 65 projects in San Diego County, while Zephyr has been involved in more than $1 billion in mixed-use developments.
Despite the uncertain financial details, the implications of the redevelopment are significant. The current Pechanga Arena, according to Termini, is outdated, making it challenging to host big-name concerts due to inadequate loading dock facilities and sound systems.
“It’s kind of like a dive bar—when the lights are low and it’s full, it can still be a fun place. But when the lights go up, you really see what’s there. It’s really lacking,” he stated.
San Diego Seals fan Zack Tembi echoed these sentiments, noting, “It’s just stale. San Diego isn’t fully recognized as a sports city, so any improvements that attract quality events are welcome.”
Tembi envisions the redevelopment as an opportunity to expand beyond the stadium, suggesting a community-centered approach with parks, shops, and restaurants that encourage public engagement even when no events are taking place. He added, “I think they should make more of a community center, like what you see with most of the modern stadiums. Things that are accessible to everyone—not just ticket holders.”
Termini indicated plans for various retail and dining options as part of the project, which he believes will generate a significant economic impact, potentially mirroring the most prominent events at the San Diego Convention Center, such as Comic-Con.
Christina Bibler, director of economic development for the City of San Diego, shared her enthusiasm regarding the anticipated benefits of the project. She described the impressive scope of the 48-acre parcel that will encompass numerous housing units and job creation, emphasizing that this redevelopment could leave a lasting legacy for the Midway area.
With many objectives in mind, Bibler pointed to the affordable housing aspect, concerned with maximizing the city’s land utility value. “Its value depreciates when you don’t reinvest,” she noted. “This project is about revitalizing and catalyzing the Midway area in a way that will have a lasting impact for future generations.”
Nevertheless, local community members voiced their concerns, particularly regarding the increased traffic a larger stadium could generate. Javier Saunders, head of the Peninsula Community Planning Board’s long-range planning committee, expressed worry over the already congested Rosecrans Street.
“This project doesn’t fully mitigate that congestion,” he stated, criticizing the lack of effective traffic management strategies proposed by the developers. He emphasized that the suggestion of a single shuttle bus service for alleviation seems inadequate.
The Peninsula Community Planning Board desires more substantial solutions, such as a Greenwood Street extension and a pedestrian and bike overcrossing at Camino del Rio West, both previously mentioned in community plans but scaled back in favor of development space.
Additionally, the influx of new residents may further exacerbate traffic issues. Developers can bypass detailing mitigation plans for the environmental impact report due to the inclusion of affordable housing.
Saunders continued, “The next step is to present our concerns to the City Council. They can either approve the project, arguing the benefits outweigh the impact, or request revisions. We hope for the latter.”
Concerns surrounding the environmental stability of the area were echoed by local attorney Clifford Weiler. He raised the alarm over the sinking ground in the vicinity, suggesting that future residents could encounter severe structural issues unless proper measures are taken.
“Even though I won’t be here in 50 years, I want it done right so that no one has to deal with a catastrophe from poor construction in the future,” he expressed. “I want future generations to have a properly constructed environment.”
Jim Royle, environmental review committee chair for the San Diego County Archaeological Society, also scrutinized the planning process, stating that there has been insufficient attention given to potential archaeological relics, including Native American artifacts, at the site. “The expectation was for archaeological monitoring during excavations, which they haven’t called for,” he indicated, noting the lack of prior evaluations.
Termini deflected concerns, asserting that the project would address those issues as development progresses. He emphasized the extensive onsite and off-site infrastructure investment required, which he claims would ultimately enhance the entire Midway community.
The plans for the project to be the largest affordable housing initiative in California were highlighted, combining diverse housing options into a walkable and environmentally friendly development that serves residents from various backgrounds and income levels.
As discussions progress, the future of Pechanga Arena hangs in the balance, with groundbreaking expected by the end of 2026. Meanwhile, fans of Almost Famous have a fleeting opportunity to visit the nostalgic site before it undergoes a complete transformation.
image source from：sandiegomagazine
