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HomeMy WebLinkAbout1987-08-10 87-290 ORDER87-290 Introduced by Councilor Brow, August 10, 1987 CITY OF BANGOR E omic D I e I velopment Pi I o 1. cess Report By the city Cintaml of the MY of Summer. ORDERED, TWT the report of the Bangor Economic Development Advisory Coranission on the city's Economic Development Process, a copy of which is on file in the City Clerk's office, is hereby received and accepted. Statement of Face: The review by the Commission was requested informally by the City Council earlier this el year. IN CITY COUNCIL August 10, 1987 Passed CITY 87-290 ORDER Title, Economic Development Process Re O[C ......................... R..... Introduced and filed by Cowcilman Bangor. Maine — New England Brown; Center 87-290 RANG09 CITY HALL 73 RAMufffaREET (207) 047�1 MAGAM MAINE M401 (MV of Bangor, wine BANGOR ECONOMIC DEVELOPMENT ADVISORY COMMISSION July 2, 1987 I. Chairman Laurence Willey, Jr. and Members Bangor City Council Bangor, Maine 04401 Dear Mr. Chairman and Members: Please find attached and herewith submitted the final report of the Bangor Economic Development Advisory Commission re- sulting from its review and deliberations of the City's Eco- nomic Development Process as requested by the City Council. The Commission has met with the assigned developers for L.L. Bean of a Bangor area site, with representatives of regional organizations, and with the Economic Development Director during its review, and has discussed its information and thoughts over aperiod of four full Commission meetings and several draft meetings. Despite this, the Commission admittedly has not examined in detail all o£ the facts that should be pursued if a broad definition of Economic Development Process is applied. How- ever, it feels this brief statement of its work and conclus- ions will be helpful to the Council. If the City Council so charges the Commission to continue its review, the Commission would be pleased to examine in the nec- essary detail and time frame the city's ability to accomplish workable 'one-stop shopping' system for developers within the regulatory requirements for development in Bangor. In fact, we would request that the City Council, make that re- quest of the Commission. Sincerely, i Liam Cohe n haiYman Bangor. Maine — New Eng/and Growth Center BANGOR CITY "ALL 13 KARLOVY STREET 9414MI MANGOR, MAINE Men VIU of Bangor. Maine BANGOR ECONOMIC DEVELOPMENT ADVISORY COMMISSION Background Following the decision by L.L. Bean to expand its tele- marketing center in the Lewiston/Auburn area rather than in the Bangor area, questions were raised as to the recruiting efforts on behalf of the City of Bangor to attract L.L. Bean here. A series of news articles and one critical editorial appeared in a local newspaper. The editorial was responded to by the Economic Development Department detailing the extensive work and contacts made during the city and regional attempt to attract the company. The City Council, in fulfilling its oversight role, requested that the Economic Development Advisory Committee look into the L.L. Bean case specifically and at the same time take a broader look at the economic development process currently used. While the term 'eco- nomic development process' was not defined in the Council request, the Commission's deliberations and discussions pursued a broader interpretation beyond the programs and responsibilities of the Economic Development Department in 'handling of prospects'. The goal was defined as 1) understanding the specifics of the L.L. Bean se and what was done right, wrong and/or where improvements could be made; 2) understanding the process used by City Hall in its eco- nomic development methods with an eye toward improving the overall process if appropriate; 3) creating a general awareness and under- standing of the economic development process in the City of Bangor. Methodology The Economic Development Advisory Commission decided to hold three meetings with the following objectives: 1. To examine the process of industrial recruitment - 2. To examine marketing strategies. 3. To examine the perceptions of outside individuals and developers re. Bangor. 4. To examine tools used in marketing. 5. To examine the process of handling prospects either seeking city helporrecruited by the city itself. The first meeting was primarily with the developers, from Portland, involved in the Bean project. Minutes of the meeting are attached, however highlights are included: 1. Bean's insistence on confidentiality which the firm itself, was forced to break. 2. 12 area sites were eventually trimmed to three specific proposals. 3. A tremendous data bank .was developed with extensive com- parative labor pool data comparing Bangor to Augusta and Lewiston/Auburn and Portland/Scarborough. information on all aspects of the community and region was presented from exten- sive information On hand collected from Other sources, or re- searched by the Economic Development Department. 4. Bangor offers potential attraction for other than indus- trial/manufacturing companies. 5. Our telecommunications system is current at this time. 6. A strong labor market exists. ]. while not an apparent problem in the L.L. Bean case, the element of regionalism, turf questions and fragmentation are potential drawbacks to development. B. Self pride is a valid sales point. The second meeting, the minutes are attached, devoted itself to looking at the development process within the Economic Development Department of City Ball. Highlights include: 1. The first priority of the Economic Development Department s the creation of new basic jobs (and resulting tax base e - pension) through expansion or new firms with major regional, national or international markets. 2. Salience on theprivate sector for creation of retail/ commercial/service development, especially thosefirmshaving limited regional or local markets. 3. Major activities of the Department include research andmec databank, promotion, outside sales, industrial park development airport building management, lease management and non -aeronauti- cal marketing, operation of the free trade zone, industrial/ international trade incubator centers, loan programs, servicing prospects. 4. The Department handles some 250-300 inquiries or prospects annually. ,Doing so, by rationing its attention to its current priorities. 5. Most prospects demand confidentiality and good faith i dealing with the Economic Development Department. Some want loan assistance programs. 6. The response to a prospect must be specific to its needs, visits tailored include those people with thresourcesofexpertiseserving theprospect's requirements. 7. A major activity of the department has been in building and creating the restrains (building inventories, loan programs, land programs, labor training coordination, etc.) to attract prospects. The third meeting of the commission, the minutes are attached, devoted itself to general discussion of the information heard to date, and of a broader nature. Additional ideas for suggestions and/or recommendation were made. Highlights included discussion in the following areas: 1. The downtown and waterfront. 2. Marketing and promotion. 3. The perceived attitude about Bangor by various group - positive, negative or neutral. 4. One stop shopping for development. 5. Items and/or factors that can be used to promote Bangor. 6. The general business climate. ]. Commercial developers and their role in selling the City. B. Target development. 9. Mixed signals from the private sector vs. mixed signals from the council. 10. Flexibility to respond locally and regionally. 11. Zoning and specifically C-3. 12, Definition of terms and mission statement. 13. Timeliness of promotional materials. Recommendations The recommendations here go beyond the specific activities of the Economic Development Department and include other municipal depart- ments and resources yet to be created. The scope of our report, the methodology used and the process should be expanded upon in future deliberations. 1. The City of Bangor needs to develop a more comprehensive marketing plan with clear lines of authority and communications. In the develop- ment of this plan a needs assessment of all development activities should be done. Individual mission statements for each area, such as industrial development, airport development, community development and planning must be done and be consistent with an overall develop- ment mission statement. In addition, the City should seek fl system that creates little or no confusion for a prospective developer and/or industry regarding thepermission/permit process. The goal is one-stop shopping. When developing this comprehensive plan, the needs assessment should address additional related items. It is the feeling of the Economic Development Advisoxy Commission that still more can be done to create a positive business climate including: a. Other targeted development in addition to industrial. b. A closer working relationship with commercial developers, possibly including monetary incentives such as 'finder's fees' to encourage development. C. Continued positive promotion of our labor force and other aspects of the region important to business such as educational systems, medical community, etc. but with better prepared mater- ials, promotions and coordination. - d. Strong internal top leadership that demonstrates a positive attitude toward development, forceful and visible in the pxomo- tion of Bangor through additional organizational means not now adequately existing or provided for. 2. Regional issues and regional splinter groupsneed to be brought together with the single aims of promoting Bangor and the region. The Economic Development Advisory Commission recognizes the difficulty Of this task. The Commission does not support the simple on Of another committee or group to undertake a coordinating development role. A mechanism for doing this should be found and done in such a way that uncomplicatesthe development and communications process. Individual towns and their respective governing bodies' development plans must be respected. However, further discussion and exploration for a way to promote the region with one voice should be sought now. 3. The concept of Business Park development should be elevated in terms of economic development priorities. There are two issues in Business Park development. One is the promotion of downtown Bangor as a business park. Issues of infrastructure, landscaping and pro- motional materials needs to be addressed. It was suggested that we call downtown "Bangor Plaza" and create a promotional campaign around such. In addition, the City of Bangor should consider the development of a separate business office park in addition to its industrial parks. This area would have large lots and allow business to design and landscape their properties in a manner in keeping with the Maine tradition. 4. The development of a team of City Hall officials and the private sector should be undertaken. This "ready team" would be designed to assist the City's development people when prospective clients are identified. This team would be knowledgeable about Bangor and kept informed of developments in theregionas well as economic and business climate conditions. When a client is identified either by the city or comes to the city, this team can be called into action to support the recruitment process. A cross-section of individuals from business and industry would help promote the area in addition to answering the charge that the current process isnot involving the private sector. Sunwaary The Economic Development Advisory Commission listened to a great deal of information in its three meetings. Enclosed in this report are four general recommendations that the Commission feels will strengthen the development process in Bangor. Obviously addi- tional details need to be developed if the City council adopts any or all of the recommendations. It is clear to the Commission that some city officials and local business leaders did have limited direct input into the L.L. Bean pro- cess. The restrictive nature of this specific case was dictated by L.L. Bean and many attempts to overcome their process proved un- successful. While additional steps and activities may have been undertaken if allowed by the firm, it is our belief that in the case of L.L. Bean, the results would not have changed. In the case of L.L. Bean, the City did all that it could and should be comwended for its effort. We do believe this review has helped the Commission better focus an general economic development in Bangor, therefore, we suggest several positive changes for council's consideration.