No preview available
HomeMy WebLinkAbout1974-09-23 287 AB ORDER287 AS Introduced by Councilor Brountas, September 23, 1974 CITY OF BANGOR (TITLE.) &1 ert Accepting Report and Recommendations of Cmuitt - for Future By Ow City Counsil of Yee City of Bamor: ORDERED, THAT the report and recomneWations of the Committee for Study of Future Use of Bass Park is hereby received. IN CITY COUNCIL September 23, 1974 CITY C 287 ne ORDER 1� Title, � .M9..R40..6. P494PP�.9#. G4WP.#9S.FVLVCe use of Hass Park .............................. Introduceda d Hleed n Ul•�X:. ✓e.:k... ..... Councilman RECEIVED 19T1 SEP 19 PM 3:29 CITY CLERK'S L.FICE CITY CF RWG01? MAINE September 16s 19'14 Mayor Thomas E. Needham P. 0. Box 702 Bangers Maine 044M beat Tam: My opinion of the recommendations of the Bass Perk Committee For Steam For }More Use to the City Council Would be generally as follows; Recommend that the City Council provide for the eaWb]SNmmt of a ron_pront corporation that would be charged AWn the responsibility ofi is PmvidiM a plan for the develoamnt of all so& land as may be available in the Bees Park area to pacvide for the fullaet and beet use in the develOPI g over a period of time c high quality recreatlonals fair and acing coanlax with necessary awitopmentel end aesthetic amglitles Mich will has or hourly bee self-supporting. 10 Providing the en-gol g managmact of the agricultural fairs horse racing, shd all other activities Mich may be held in tee area to the and that the representatives Of the people of the ergs exercise control over the fumtims and that Inane generated will be dedicated to the expenses and continued Improvements of the park. Included In our reedmmdntlona I would like to see mention of our "nosaitim of the desirability of having the directors of the new corporation selected In a maser to give equal strength to the Interests of the agricultural fairs horsemen, the Department of parks and Recreations the Chamber of Comeroes and residents of the Huck Street and Webster Avenue areae. It world also seem prectioal to me that there should be some way to bring the mmsgmeat of the auditorium under the acme overhead to reduce duplication and improve co-otdlpaLlon of effort. Very truly yourss tialcolm E. Sones ce: Merle Goffs City Manager City Ball ba gore Msihe 04101 REPORT and RECOMMENDATIONS COMMITTEE FOR STUDY OF FUTURE USE OF BASE PARK BANGOR CITY COUNCIL September 17, 1974 In April 1974 the Chairman of the City Council, acting on authority of the full Council, appointed this committee to study the future use of Bass Park and to make some recommendations to the City Council as to future directions. The charge given to this committee was to stud's the operation of racing and the agricultural fair at the Bass Park location, as well as to consider other uses of the facility. The Committee held its first meeting on Tuesday, April 23, at which time members of the City staff briefed the Committee o.n some of the problems at this location and the basic condition of the facility. The Committee was also briefed on the other possible sites for fair and racing operations. Other meetings of the Committee were on Tune 13, August 8, August 22, August 29, and September 12. In the interim period the City Planning Department, the City Engineer, the Parks and Recreation Director, and .he City Manager have furnished information to the Committee as required. The Committee also met with Mr. Mollison, a former operator of the Bangor Fair and presently Chairman of the Maine State Racing Commission. Staff material has been furnished to the Committee as a result of meetings with representatives of the County EMension Service, University of Maine, Department of Agriculture, representa- tives of the Maine State Department of Agriculture and representatives of private firms which furnish buildings and equipment for such facilities. The Committee has worked with the knowledge that there are financial limitations and legal limitations relative to the Bass will and therefore alternative uses -I- Report and Recommendations of Committee for Study of Future Use of Bass Park are also limited. It is with consideration of these limitations that the Committee makes its recommendations from the following three alternatives: 1. Develop a park for both active add passive recreation and appropriate sufficient money from general taxation and user fees to support the facility. 2. Make an accommodation with the Bass heirs for some additional land for future auditorium facilities and parking and allow the balance of the Bass estate to revert to the heirs In accordance with the Bass will. 3. In compliance with the terms of the will, develop a high quality recreation and fair complex with necessary environmental and aesthetic amenities which will be, or nearly be, self-supporting. The recommendations of the Bass Park Advisory Committee are as follows- 1. That alternative $3 be pursued and that a high quality agricultural fair and racing complex be constructed as a part of a long-term development program to Include future civic center or auditorium improvements and multiple purpose recreation facilities. 2. That if the City Council or the voters decide against following this recommendation, the fair operation and racing should be discontinued and that the City Council then attempt to acquire some land for future auditorium facilities and allow the balance of the estate to revert to the heirs. 3. That If the fair is to be redeveloped, that all the available land ad}oining the present facilities owned by the Bass estate, be acquired or leased for this purpose. 4. That a non-profit corporation be created to operate the fa,r and racing facilities. 5. That sufficient funds be made available through the recreation district to provide a quality facility. -2- Report and Recommendations of Committee for Study of Future Use of Bass Park 6. That the attendant problems of on -street parking and adequate screening from residential neighborhoods must be solved as a Part of the development program. 1. That all of the net income generated from fair operations and from rentals of the facilities be set aside in a separate fund for the purpose of paying debt service and maintaining the facilities. B. That if the development program does not Include sufficient land and a commitment to do the job well, it ought not to be done at all. 9. The Committee feels that this is a long-term economic, agricultural and recreational development program and that it should be carried out as a part of a total civic, recreation center concept. Attached for your information is a copy of the staff recommendations to the Committee including pro forma statements of the fair operations and a schematic drawing of the proposed fair and racing facility which was prepared for our discus s tons by the City Planning Department. Signed: William D. Barron William D. Barron, Member Signed: John H. Cox John H. Cox, Member Signed: Thomas E. Needham Thomas E. Needham, Chairman Signed: John M. Pierce John M. Pierce.. Member Signed: Samuel Saliba Samuel Saliba, Member Signed: Malcolm E. Jones Signed: Clifford B. Smith Malcolm E. Jones, Member Clifford B. Smith, Member -3- MEMORANDUM September 5, 1979 TO: Committee for Study of Future Use of Bass Park FROM: City Manager SUBJECT: Final Staff Recommendation on Bass Park Redevelopment On April 29, 1919, Joseph P. Bass willed to the City certain land commonly known as Bass Park. W Ile there were several legal matters and more than one parcel involved in the will, the principal language which is Pertinent to current problems and discussions relative to Bass Park are as follows: ,.Provided the City of Bangor shall on or before six months from January 1, 1933, vote to accept a deed of said park and shall vote that said park shall be forever used only for and devoted to Public park purposes such as circuses, fairs, the City charging rental for such uses at its option; and the City shall vote that said park shall be forever known as Bass Park; and the City shall vote to apply all the money which it may receive under the Provisions of the trust created under Article 11 of the will only for caring for, improving, beautifying, and adding to said Bass Park from time to time and at any time (emphasis added) thereupon, said trustee shall convey to said City said park, 1f not already conveyed, to have and to hold to said City so long as said park shall be used for and devoted to one or ome or all of said purposes and those purposes only, and so long as said Park shall be called Bass Park, and so long as said montes to be received by said City as aforesaid shall be applied only for the aforesaid purposes or some or one of them and no longer." It is apparent that the intention of Joseph Bass was that Bass Park would be available for public purposes including circuses and fairs. In a later covet case there was a question of whether or not night racing could be To: Committee for Study of Future Use of Bass Park, September 6, 1974 2 Permitted under the terms of the will and the court said that "Horse racing either in the day time or the night, In our view, fairly comes within the meaning and intent of the testator's gift. We find no essential difference which would permit the circus and fair and deny racing. They are all "semi-public" purposes for which the City may charge a rental with the expectation that the public will pay admission fees." Parenthetically, It should be pointed out tha_ the trust fund income must be applied to the facility --not income from renals. This has been a commonly misunderstood provision of the language of the will. It is within these guidelines that the City now must determine the future use of Bass Park. Three years ago It was recommended to the City Council that the City enter into a three-year contract with a private fair operator and bids were accepted with the thought in mind that this three-year Period would allow for possible private interest in a complete new facility somewhere in the outlying areas to develop. At that time it was estimated that a new track and fair complex would cost in excess of $4 million. We suspect that at today's Inflated figures this probably would be closer to $6 million. Regardless, however, no proposal has ever been forthcoming in this three-year period. Therefore, we are left with the problem of making a firm decision on the use of the Bass Park facility. Various members of the City staff have studied many aspects of park and recreation uses of this facility and possible alternative locations for the agricultural fair ami To: Committee for Study of Future Use of Bass Park, September B, 1974 3 horse racing and a recommendation has evolved which oroposes to use and develop Bass Park for broad recreational and park purposes. The present condition of many of the facilities at Bass Park is such that utilization of them cannot be permitted by responsible officials of the Cry without very significant repairs and improvements and It Is generally conceded that the agricultural fair which has long been a tenant of Bass Park has deteriorated to a point of general public concern. A concept is being proposed which must be considered a long-range (perhaps ten years) multiple use development program which would include Main Street land adjoining Bass Park and the Auditorium, a convention -civic center, along with an ambitious improvement of the Bass Park facility. It is intended that these Improvements would be public park and recreational In nature along the lines envisioned by Joseph Bass and later Interpreted by the courts. Certainly improved physical facilities such as new attractive stables, show rings, animal barns, concession areas, paved streets and parking areas, Improved lighting, major landscaping, tennis courts, swimming pool, a children's animal farm, etc. would be a part of the program. It Is imperative that whatever is done with this area be environmentally and aesthetically sound and that it meet the highest standards for a facility of this nature. Bass Park should be an asset to the neighborhood and the community rather than a detraction. If this recreational area, built In conjunction with the civic center and adjacent to our golf course, were to become a part of an overall To: Committee for Study of Future Use of Bass Park, September 5, 1979 4 development proposal, it would provide Bangor with a variety of parks and recreational uses and would also be a major convention and tourist attraction and one which would piece us in a very competitive situation with other communities in Maine for this kind of business. It Is well known that Augusta and Portland are In the process of developing very substantial civic centers but neither has the Opportunity to put together this kind of an economic and recreational package in one place. In the short range It is known that immediate improvements must be. made to Bass Park and it is to this problem that we must direct our attention at the moment. It is estimated that the first phase of an improved Bass Park which will accommodate a good agricultural fair along with associated amenities will cost approximately $1.6 million. Approximately one-half of this would, In view of the City Administration, have to be expended, or at least under contract, prior to the opening of the 1975 racing and fair season. This involves a phased program of demolishing of the stables and replacement with more permanent and better designed facilities. And it also involves a major landscaping and screening project on Buck Street and adjacent to other residential areas on the southerly side of the park. The leasing or acquisition of additional adjacent land presently owned by hells of the Bass estate wonad also be a necessary prerequisite to the development program. Perhaps more important In many respects is the organizational structure which ought to be created to handle the management of the fair and To: Committee for Study of Future Use of Bess Park, September 5, 1879 5 racing. It is recommended that a non-profit corporation be established, the initial members to be appointed by the City Council. This corporation would have the entire responsibility for fair and racing operations at Bass Park. It would of course be necessary for this corporation to employ a competent person to manage the affairs of the corporation. We believe that it is in the interest of the City not to repeat our experiences with private contracted fair operation. Questions will most certainly be asked as to the financial viability of this proposal. Estimates have been prepared and attached to this memorandum which give a detailed statement of the work to be carried out In the first phase of the development program, and a pro form statement of Income and expense of the fair operation. The information which has been collected is admltedly an estimate but it is based upon Information which has been collected from the Maine State Racing Commission, State Department of Agriculture, and experienced fair operators. We believe this to be a conservative analysis of what we might expect at the present level of activity. Improved facilities and a higher level of operation should produce even more revenues. It is recognized by the staff that many residents in the general area e' Bass Park will be less than happy with this development proposal but it is also recognized that our ability to carry out the terms of the Bass will depends e1C'rer upon substantial appropriations from the General Fund or on developing the kind of operation which will generate suf talent revenues to properly maintain the entire area at a high level. The alternatives then, it seems to us, are clear: To: Committee for Studv of Future Use of Bass Park, September B, 1974 6 1. Develop a park for both active and passive recreation but with none of the profitable but sometimes offensive uses succ as fairs and racing, and appropriate sufficient money through taxation to support the facility; 2. Make an accomodation with Bass heirs for some additional land for future auditorium facilities and allow the balance of the Bass estate to revert to the heirs; 3. Develop a high quality recreational, fair and racing complex with necessary environmental and aesthetic amenities which will be, or nearly be, self-supporting. We have attempted to make some estimate of the Indirect benefits to the City in the continued and improved operation of Bass Park, Including the fair and racing. It appears that a conservative figure would be that somewhere between $750,000 add $1 million is generated from outside the city and put Into the Bangor economy. This, of course, Includes money spent for motels, hotels, restaurants, gasoline, services, and payroll. If we consider the future possibilities that would be embodied in the entire development it would appear that this would be equivalent to a major new industry as far as our economy is concerned. It may be of interest for you to know something about a growing element of the Bangor economy. We presently have thirteen hotels and motels In To: Committee for Study of Future Use of Bass Parz, September 5, 1974 7 Bangor along with two more to coma on stream In 1974 and 1975. There are 223 employees at the present time in these facilities with the probability tha: with the two new large hotels an additional 150 would be added, making a toal of 373 employees. At the present time there are 1, 050 people employed in the restaurant industry in Bangor with a total seating capacity of approximately 5,000 seats. It Is obvious that this industry is a major employer and reports approximately 512,000,000 In taxable valuation. The fair of course feeds this industry and, along with a convention center and the golf course, would attract a larger portion of the roughly 22.5 million tourist days per year which Presently come to Maine. Probably no industry on tie horizon has the potential to improve the Bangor economy that is projected by thin development. The average tourist spends a minimum of $11.50 per day and business and convention - conference travelers spend roughly $35 per day so that the indirect economic benefits are almost immeasurable. After re viewing these alternatives it appears to us that both the recreational and economic benefits to the whole community outweigh the obvious disadvantage of the location. I must emphasize, however, that unless the community 1s prepared to commit itself to a quality development and to accept a long-range program for the improvement of this facility, vie ought net to do It at all. Obviously, this is a policy decision for the City Council and the citizens of Bangor. 0 PRO FORMA I RASS PARR OPEPATION REVENUE: Midway $ 50,000 Parking 15,000 Gate Admissions 37,500 Grand Stand Admissions 30,000 Stable Rentals 20,000 Fair Entry Fees 500 Programs 40,000 Trailer Hook-ups 3,000 Concessions 15,000 Premium Book Advertising 51000 *Net Track Revenue 146,375 Miscellaneous Events 25,000 LOTAL REVENUE $387,375 * Based upon 1973 Mame Harness Racing Pepat Total Wagered $1,971,523 State Commission(5%) 98,576 Agr1.S<trwnd Fuad kl %)l 19,715 Track Association (13%) $256,298 Breakage 1_347 271,645 Purses Paid 1GM1�00 106,945 Purge Supplement (1/5 of State Commission) 19,715 Agriculture Stipend (1%) 19,715 TOTAL NET TO TRACK ASSOCiAATION $146,375 9 PRO FORMA (continued) EXPENSES Agricultural Fair Premiums $ 35,000 Management and Staff Expense 30,000 Rent to City 60,000 Auditorium Rent 2,500 Police and Fire 17,000 Rental of Betting Equipment 1,800 Ambulance 500 Printing 72,000 Utilities 10,000 General Maintenance 20,000 Pari-Mutuel and Racing Expense 40,000 Working Capital Interest 20,000 Insurance 5_000 TOTAL EXPENSE $313,800 NET PROFIT $ 7375 Retained Barging $ 10,000 Available for Debt Service 63,575 (plus $60,003 rent to City) Debt Service $176,000 Available 123,575 ($ 52,425) 10 PRO FORMA H LASS PARK OPERATION REVENUE: Midway $ 50,000 Parking 15,000 Gate Admissions 37,500 Grand Stand Admissions 30,000 Stable Rentals 20,000 Fair Entry Fees 500 Programs 40,000 Trailer Hook-ups 3,000 Concessions 15,000 Premium Book Advertising 5,000 *Net Track Revenue 210,000 Miscellaneous Events 25,000 TOTAL REVENUE $451,000 ' Potential of Racing Total Wagered $2,500,000 State Commission (5%) 125,000 Agri. Stipend Fund (1%) 25,000 Track Association (13%) $225,001: Breakage (.08%) 2� Q00 000 Purses Paid (.Race Average $600--1973 overage $5957 ISS10_00 16B, 090 Pu. -se Supplement (1/5 Of State Commission) 25,000 Agriculture Stipend (1%) 25100 TOTAL NET TO TRACK ASSOCRITICN $210,000 PDD PORNIA 3I (continued) EXPENSES: Agricultural Fair Premium Management and Staff Expenses Rest to City Audltarlum Rest Police awl Fire Rental of Setting Equipment Ambulance Printing Utilities General Maintenance Part-Mutuel aml Racing Expense Working Capital Interest Insurance TOTAL EXPENSE NET PROFIT Rotalned Earning Available for Debt Service Debt Service Available $ 35,000 30,000 60,000 2,500 17,000 1,800 500 72,000 10,000 20,000 40,000 20,000 5,000 $313,_f100 $137,200 $ 20,000 117,200 (Plus $60,000 rent to City) $176,000 177,200 $ 1,200 11 To: Committee for Straly of Future Use of "ass Park, September 5, 1994 12 An analysts of these attached lbgures Indicates that the first year would show a deficit after debt service of $52,000 and this Is based upon a racing pool of $2 million. It is anticipated, based upon experience, that with larger purses and better horses the betting pool could be expanded to a minimum of $2,500, 000. On this basis we would do better than break even by about $1,200. There is no reason to feel that with new facilities and better horses we could not Increase this pool to over $3 million and this most cortalnly would place the entire operation In a very favorable financial position. I think I should add at this point that even though it would appear that there might be a loss based upon the $2 million pool in the first year, the investment of unused bond issue money would produce Interest income of at least $56,000 and this would offset the Initial loss. The unused bond issue money, of course, would come about as a result of our inability to complete all of the pmlec'ed work prior to fair time in :995. LEGEND coLiseuM 1� � FARM ANIMALS 2 3 4 $ 6 DORMITORY 0 DOMESTIC )WIM&L ZOO EXHIBIT 3uiLoir.iC> O9 10 } HORSH STALLS 11 12 13 14 1$ 16 �' PvoDOCK 7 111111 C- oh L. rJ)9 �1 50 —��C?D 67 Z�y / a, l 16 "" a jo cr PROPOSED__ REDEVELOPMENT OF BASS _PARK FAI_RGROU NDS SCLLE. I' =