A Commanding Presence? $3.65B NFL Stadium Could be in the Works for DC

KEY POINTS

• The Commanders’ $3.65-billion RFK stadium project advances to a DC Council vote, with consultants citing risks but also strong development and community potential.

• The Robert Bobb Group calls for oversight, expertise, and safeguards in maintenance, financing, safety, and traffic planning.

• Projections show $1.3 billion in stadium revenues and $4.2 billion from mixed-use development over 30 years, with annual returns exceeding $2 billion by 2060.

DC Council Moves Project Forward

The NFL’s Washington Commanders are another step closer to building a new, $3.65-billion, state-of-the-art stadium in the heart of the old section of the District of Columbia near Kingman Lake.

The DC council voted recently to advance the Robert F. Kennedy (RFK) Campus Redevelopment Act to a vote on Sept. 17, despite an analysis that raises red flags about financial and environmental risks, challenges that could be posed by construction delays, and the impact of the project on traffic congestion.

Consultant Report Highlights Risks

The 20-page analysis, prepared by the Robert Bobb Group, a Washington-based national consulting firm, also highlighted concerns about the lack of a comprehensive public safety plan and uncertainty about who will be responsible for maintaining the 180-acre parcel of property and stadium.

The report benchmarks the deal against similar projects, evaluates the proposed Memorandum of Understanding terms, and advises on ways to strengthen the deal for taxpayers.

The DC council must now weigh the cost against the economic development potential and public space activation that the development will bring to Washington.

The NFL’s Washington Commanders are hoping to build a $3.65-billion stadium in the heart of the old section of the District of Columbia near Kingman Lake. The venue would be a covered-roof bowl with a capacity of 65,000 seats. Image: District of Columbia

The analysis proposed a series of mitigation measures and concluded that with the right oversight and alignment, the project can be delivered without compromising financial stewardship or public trust.

Stadium and Entertainment District Vision

“The RFK development is a unique opportunity to create a transformational impact for the District of Columbia; however, it will also require many specialty skills and functions that do not typically exist within city government to negotiate the most favorable deal for district residents,” Robert Bobb, president and CEO of the company, wrote in a letter to the district chairman.

The project would catalyze a privately financed entertainment district with 5,000 to 6,000 housing units, retail, and green space, aiming to create a major architectural landmark and community hub. The venue would be a covered-roof bowl with a capacity of 65,000 seats.

The stadium will be erected at the site of the RFK Stadium, where the Commanders played their home games between 1961 and 1996 as the Redskins, before moving to the Northwest Stadium in Landover, Maryland. RFK Stadium is presently being demolished by Smoot Construction.

The new venue, to be located on the Monumental Axis, will be an important architectural component.

Financing Structure

The Commanders are covering roughly $2.5 billion of the total cost, including the surrounding commercial development. The district will provide the remainder, a combined $1.15 billion.

With hurdles still in the way, though, there is work to be done. The analysis outlines a number of key recommendations.

Key Recommendations and Mitigation Strategies

“The proposed development project faces several notable risks, each accompanied by recommended mitigation strategies,” the authors write. “In terms of maintenance and operations, there is uncertainty about who will be responsible for maintaining the RFK parcel and stadium.”

To address the problem, the analysis suggests a cap be set on the amount of maintenance funds that can be drawn from a reinvestment fund and ensure the team covers any costs beyond the limit.

There are also worries limiting the amount of maintenance funds that can be drawn from a reinvestment fund and ensuringlimiting the amount of maintenance funds that can be drawn from a reinvestment fund and ensuring the stadium.

The authors note that if the stadium opening is delayed, it could also reduce tax revenue, which would impact repayment structures. With traffic congestion and parking flagged as an issue, it’s recommended a traffic mitigation strategy be developed in collaboration with other stakeholders.

With the water table close to the Anacostia River, the analysis says stormwater management measures need to be put in place. To address safety, the authors suggest a plan be drafted and funding included in a Community Benefits Agreement to ensure requirements are met.

“The proposed stadium deal is not inherently flawed, but it is incompletely structured for a project of this scale, public profile, and timeline,” the authors state, noting the DC council now has a “unique window” to embed guardrails that protect the district from infrastructure cost overruns and hold all parties accountable to a realistic and fair delivery timeline.

Expected Timeline 

According to the report, to meet a 2030 opening, horizontal work must start in 2026. This means permitting and funding must be in place within the next 18 months. The timeline will require high-level coordination across departments and permitting bodies, compounded by the need to procure materials and labor in a tight construction market.

A separate economic analysis by the Office of the Budget Director found the stadium alone will generate roughly $1.3 billion over a 30-year period from ticket sales, taxes on food and merchandise, and hotel taxes. The mixed-use element of the project would likely add another $4.2 billion over three decades.

The stadium and associated mixed-use development could generate about $64 million a year in 2031, growing to $276 million annually by 2037, and more than $2 billion annually by 2060.

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