HomeMy WebLinkAbout2002-01-14 02-71 ORDERDate: I-Iaaz
Item/Subject: Order, Receiving and Accepting the Report of Me Special Committee on the Future
of the Bangor Auditorium
Responsible Department: City Manager
The Spedal Committee on the Future of the Auditorium has submitted a report covering its
recommendations as to the nature of the new facility to be constructed to replace the current
complex, a recommendation that a new f ldlity be built at Bass Park, and that it be funded through a
targeted and limited local option sales tax. The Committee devoted a great deal of time and
attention m Its work, particularly on issues relating tu the nature of the facility that should be
constructed. As you are also aware, the Committee was broadly representative of the City of
Bangor and its citizens, other local governments, and the business community. The members of We
Committee are to be applauded for their constructive efforts.
The attached Order would accept and adopt this report and direct staff to work toward its
implementation.
Department Head
ManageeS Comments:
I wish to commend the members of the Committee for their hard work and commitment to this
project. Their efforts have underscored the support of the region for a new complex at Bass Park. I
would recommend your approval of the attached Order, as does the Business and Economic
Development Committeeao;
city Manager
Assodated Information: Order, Report
Finance Director
Legal Approval:
Solidtor
Introduced for
X Passage
First Reading Page_ of
Referral
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l A ignetlMCouncilor Palmer Jam,ary 14. 2002
CITY OF BANGOR
(TITLE.) Order, Receiving and Accepting the Report of the Special committee on the Future of the
Auditorium
By the ay Coux//of the CXy ofAvoar.
ORDERED,
That the Report of the Special Committee on the Future of the Auditorium is hereby accepted
including recommendations as to the form and function of a new complex, that it be located in
Bas Park, and that a targeted and limited local option sales tax be pursued as a mechanism
for its financing.
BE R FURTHER ORDERED, THAT
The City of Bangor and Its staff are hereby directed to continue to work toward the
Implementation of this report.
IA CITY COUNCIL
January 16. 2002
Motion Made and Seconded
for passage
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ORDER
Title, Receiving and Accepting the Report
of tM Special Comitree on rhe Future of the
Auditorium
Asdpmd
Uv� D�undlor
i��
REPORT OF THE
SPECIAL COMMITTEE ON
THE FUTURE OF THE
AUDITORIUM
DECEMBER, 2001
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BACKGROUND AND EXECUTIVE SUMMARY
The Bangor Auditorium and Civic Center are important economic resources to the
Greater Bangor Community. R is conservatively estimated that these facilities
have an annual $30 million impact on our economy and that they are important
elements in our efforts to bring meetings and tourist to our area in support of
the visitors industry. At the same time, these structures are also important in
their role of offering cultural and entertainment events and supporting
organizations in our community by offering a venue for their larger meetings and
events.
At the same time, it has been long recognized that these facilities could have a
significantly greater impact. The current Bangor Auditorium is nearing its fiftieth
birthday and suffers from inadequate design and visitor amenities. The current
Civic Center, while newer and in better condition, is not well suited for hosting
large meetings and conventions.
Beginning in 1998, the City undertook a series of actions designed to evaluate
these structures, their importance to our community, and to develop a plan for
their future. This process began with an in-depth analysis of the current
condition and shortcoming of these structures which identified the costs
associated with either their renovation or replacement.
Based on this information, the City Council undertook a public information and
involvement effort designed to determine the opinion of Bangor citizens and the
greater Bangor business community on whether these facilities should be
renovated, replaced, or closed. Through a series of neighborhood meetings, a
survey of the members of the business community, and meetings with other
local municipal and county officials, the City Council determined that there was
Widespread support for replacing these facilities with a new state of the art
complex.
This conclusion was formalized in June of 2000, when the Bangor City Council
adopted a resolve indicating the intent of the Council to replace the current
Auditorium and Civic Center with a new structure. In September of 2000, the
Council adopted a second resolve indicating its determination that sufficient
support exists for replacing the current complex and indicating its desire that
work continue toward identifying and implementing a financing mechanism for
such a project. This resolve indicated that the City Council would review
progress on the project and its funding mechanism at its first regular meeting In
January of 2002 at which time the Council would determine whether to continue
this effort. If inadequate progress had been made, the Council indicated that a
decision to close the complex as of December 31, 2004 would be considered.
In December of 2000, the City Council established a Special Committee on the
Future of the Bangor Auditorium/gvic Center. This Committee induced
widespread representation from the City of Bangor, the business community,
facility users, and other local governments. The Committee was charged with
advising the City Council and other interested organizations on a variety of issues
related to the adopted policy goal of constructing a new large event facility. In
particular, the Committee was charged with developing recommendations on the
size and design of such a facility, its location, methods of financing, and possible
governance structures for the complex.
The Committee began meeting in March of 2001, and has met regularly since
then. Early on, the Committee established two subcommittees to facilitate its
work. The first, on Function and Farm, was charged with developing
recommendations on the size and nature of a new facility. The second, on
Finance, was charged with evaluating various financing options and
recommendations on how a new facility could be constructed.
The Committee was asked to report Its findings and recommendations to the City
Council in January 2002, the date established by the City Council to make a
determination as to whether the effort to construct a new facility should be
continued.
The attached report outlines the Committee's recommendations on the size and
nature of a new facility, its location, and a proposed financing mechanism.
SUMMARY OF RECOMMENDATIONS
The Committee supports the construction of a new large meeting facility. This
facility should be sized to accommodate both large meetings and entertainment
and cultural events.
For meetings, this Includes banquet space for 800 to 1,000, up to eight
additional breakout rooms with capacities ranging from 50 to 200, a 25,000 to
30,000 square foot exhibition space, and a full service kitchen. The auditorium,
which should have a fixed seating capacity of 6,000, can be used to meet the
requirements of exhibition space. The new facility should be designed with
adequate access, egress, and loading areas, a quality sound system, state of the
art heating, ventilation, and cooling systems, a large lobby space, and adequate
and well designed restmoms and concession areas. The facility should also be
designed with ease of maintenance in mind.
After reviewing a vanety of poteMlal locations, the Committee concluded that
this new facility should be located at Bass Park due to its visibility, location near
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the waterfront and downtown, adjacent support facility, and its familiarity as the
current location of the auditorium/civic center. At the same time, access to the
Bass Park Complex should be redesigned, additional on -street parking should be
provided, and the City should continue to closely monitor those factors which
might have an impact on the continuation (or expansion) of harness racing on
this site.
For financing purposes, the Committee estimates that such a facility will cost
between $15 and $17 million if the current Civic Center can be retained. Should
this not be possible, replacing the Civic Center will add approximately $5 million
to these costs. Additional on-site parking will be required, and $8 million should
be included in cost estimates should structured parking be necessary. In total,
the Committee estimates that an appropriate and well designed facility complex
may require a budget of $28 to $30 million.
The preferred alternative for Financing this capital expenditure is a proposed local
option sales tax dedicated to this purpose. The community should vigorously
pursue this option and should seek the support of other municipalities in the
greater Bangor region should a mechanism be provided for them to join with
Bangor in the imposition of such a tax. Additional funding sources should also
be pursued to supplement or reduce the need for revenues from such a tax.
Special efforts should be devoted to seeking private sector support in such areas
as naming rights, concession agreements, and corporate support. The City
should also continue to pursue financial support from Penobscot County. Finally,
while the Committee recognizes that property taxes in Bangor cannot, on their
own, provide financing for such a facility, the option of property tax support for a
portion of the costs should remain available to Insure that a new complex is
adequately funded and that detrimental compromises are avoided in its design.
A more detailed discussion of these recommendations can be found below
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REPORT OF THE SUBCOMMITTEE ON FORM AND FUNCTION
SUBCOMMITTEE CHARGE
The subcommittee on Form and Function was charged with developing
recommendations on the size and configuration of a new large meeting complex
to replace the current Auditorium and to discuss and develop recommendations
on potential locations for this complex.
In furtherance of this charge, the subcommittee has reviewed the utilization of
the current Auditorium/Civic Center by type of event, space needs, and
attendance; the operational issues faced by the complex in hosting these events;
considered other required facility amenities including parking; met with current
users of the facility to solicit their views and needs; reviewed location criteria and
options; and developed additional information on potential costs.
DESCRIPTION OF PROPOSED FACILITY
For purposes of developing recommendations on the size and nature of the
facility to be constructed, the Subcommittee selected three current events which
place the greatest demands on the complex as "design" events, i.e., the events
whose needs establish the parameters around which a new facility should be
constructed. The events selected were the Maine Municipal Assodation's Annual
Convention, the Annual Garden Show, and the Eastern Maine Basketball
Tournament.
The MMA Convention places the largest demands on the facility for meeting and
exhibit space of any regularly scheduled large meeting. The subcommittee met
with a representative of the Maine Municipal Association who indicated that the
current size and configuration of the Auditorium/Civic Center Complex, while
barely adequate to house the convention, has required that MMA modify their
desired schedule due to restricted meeting space. This representative outlined
the "ideal" convention facility for Meir event as follows:
• A banquet room to handle 400-450 for dining.
• Three large meeting rooms, without dividers, which will hold 50-250
for educational sessions.
• 10 to 15 classroom style rooms handling 25-100.
• A main exhibit hall capable of handling 110-150 exhibitors.
Lack of kitchen facilities was also mentioned as a problem.
The Annual Garden Show also strains the capacity of the facility. The Auditorium
is used for landscape displays, the Civic Center for exhibitor booths, and hallway
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and storage space for atltltional exhibits and lecture areas. Representatives of
this show indicated a preference for a larger Auditorium Floor to allow exhibits to
be in one location and for better lecture space. Their primary concern was traffic
Flow between areas, which is less than optimal in the current arrangement.
The final event, the Eastern Maine Basketball Tournament, generally found the
current facilities adequate with several caveats. First, an arrangement which
would allow for the sale of reserved seating would positively impact the income
of the tournament. Second, additional dressing and shower rooms would also be
preferable, given the needs not only of the participating teams but of the
cheering squads who accompany them. Auditorium seating capacity was seen as
adequate. Some concerns were raised about the need for additional parking.
Given the needs of these -design- events, the Subcommittee has developed the
following recommendations as to the sizing of a new complex:
1. A banquet space for up to 800 to 1,000 users
2. A full service kitchen
3. Up to 8 additional breakout rooms with capacities of 50-200
4. A 25,000 to 30,000 square foot exhibit area.
These recommendations are primarily aimed at meeting the needs of meetings,
conventions, and tradeshows. It should be noted that the exhibit area can be
part of a separate facility, such as an Auditorium.
AUDffORIUM SEATING
The most difficult issue the Subcommittee was asked to address was the seating
capacity of a replacement Auditorium. The current Auditorium, depending upon
event, can seat 6,01 Auditorium seating is configured as follows:
• 3,428 Fixed Seats in both wings
• 2,520 Bleacher Seats
• Floor seating depending upon the event
The Subcommittee considered three options for seating size:
4,500
6,000
• 8,000-12,000
In discussing this issue, it was clear that there was considerable initial support
among subcommittee members for an auditorium with a larger seating capacity.
Members were hopeful that such a facility would result in attracting larger and
more popular entertainment events to the complex and that it might allow
Bangor to host intercollegiate tournaments and sporting events. At the same
time, a review of the events that have been held at the complex over the last
five years does not indicate a current demand for a larger auditorium. Over that
period, only one concert sold out the full seating capacity of the Auditorium. On
several occasions, a championship basketball game has also filled the house. In
addition, cost information provided by Carpenter and Associates seems to
indicate that there are no significant "economies of scale" which can be realized
in building a larger auditorium.
While the Subcommittee cannot recommend a larger auditorium at this time, It
does believe that a larger facility may be appropriate under certain
circumstances, particularly if an "anchor tenant can be attracted or a joint
venture undertaken. For example, If it was feasible for the University of Maine
and the City of Bangor to jointly construct and operate an arena, a larger
complex might make sense. Representatives of the City, this Committee, and
the University have held discussions on several occasions regarding the feasibility
of a joint facility. At this point, however, It is unclear whether such a joint
venture might be feasible and, if so, what the restrictions and limita0ons of such
an approach might be. As a result, it is unclear whether or if such a joint
venture might materialize. In addition, no other significant anchor tenant is
currently interested in such a larger facility.
At the same time, the Subcommittee is not supportive of replacing the
Auditorium with a smaller structure. We believe that both the number of events
held at the complex and the number of tickets sold are negatively impacted by
the layout of the building and Its lack of visitor amenities. A new building which
is appropriately designed and which offers the visitor comforts which today's
consumers demand should be able to attract both more offerings and sell more
tickets. As a result, the Subcommittee recommends that:
5. A replacement Auditorium with a fixed seating capacity of approximately
6,000 should be constructed. Fixed seating should be of high quality with
goad sight lines. Additional floor seating can also be employed for certain
appropriate events. A larger Auditorium should only be considered on a "joint
venture" basis or should an anchor tenant requiring such larger capacity be
found.
OTHER AMENITIES
While the Subcommittee did not spend significant time discussing the detailed
amenities required in a new complex, It did analyze the problems associated with
the current complex. While many of these issues should be addressed during
the actual design phase of a new complex, some issues deserve mention.
6. A new complex should provide: adequate access and egress; adequate
loading areas; state of the art air conditioning, heating, and ventilation; a
quality sound system; ease of maintenance; adequate and well designed
restrooms and concession areas; and a large lobby space to facilitate visitor
entrance and egress, particularly in times of bad weather.
LOCATION
The Subcommittee was also asked to review location criteria and passible sites
for a new complex. Based on the facility recommended above, the following
location criteria were established:
• 20-25 acre site
• prominent/highly visible location
• Proximity to Interstate
• Arterial access from Interstate to site
• Proximity to support facilities
City staff reviewed a variety of potential sites throughout the Greater Bangor
area and evaluated them against these criteria. In addition, each site was also
reviewed as to ownership, estimated cost to acquire, and appropriateness of a
large event facility given existing and projected land uses. A copy of this
analysis is attached.
After reviewing the various alternatives, the subcommittee reached the
conclusion that:
7. A new large event facility should be located at Bass Park.
The Subcommittee reached this conclusion for a variety of reasons, including:
• The current location offers goad visibility from I-395;
• Bass Park is located adjacent to both the proposed waterfront
development and Bangors downtown. By continuing to operate at this
location, a new complex will add to the critical mass necessary to both
attract visitors and spur appropriate development in this area;
• Numerous support facilities (hotels; restaurants; shops) already exist
in this area and additional developments are anticipated.
• Bass Park offers a familiar and known site, especially for those who
travel some distance to attend an event.
At the same time, locating a new facility at Bass Park raises a number of issues
which must be addressed. While the current site is highly visible, access can be
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problematic, particularly for those traveling west on I-395. Parking, while
adequate for most events, can be limited for those with large attendance figures
and, more importantly, can often limit the ability of the complex to host
concurrent smaller events during periods when Auditorium capacity is being
used. Finally, while the Bass Park site Is adequate for a new complex, the
prominence of harness racing, and the extent of the property devoted to Its use,
may be an impediment to the best possible design of a new facility and access to
it. To address these issues, the Subcommittee offers the following
recommendations:
8. Access to the Bass Park Complex should be improved. The City should
further explore the recommendations of Coplon Associates that a new access
be located in the Buck Street area.
The future of harness racing at Bass Park also must be clarified. The number of
harness racing tacks and the live handle at these tracks has been declining, and
harness racing is struggling as gambling dollars are diverted to other gambling
options. As gambling revenues decline, purses decline as does interest. Under
current circumstances, harness acing in Bangor, and perhaps in Maine, is a
marginal operation.
Several unknowns exist, however. The future of Scarborough Downs is in
transition, as us the Maine hamess industry in general. Scarborough operates
the most racing dates and is the key to having a level of activity that supports
the harness racing Infrastructure. While Scarborough's owners are publicly
committed to operating the track, speculation in the industry is that this could
change if it is not profitable. If Scarborough were to close, the meet at Bangor
might be extended to provide an adequate number of racing dates to support
the industry. The sate stipends currently split by the two commercial tracks
would shrink, but Bangor would get all of them, a potentially significant windfall.
There is also a possibility that a new video gambling referendum will be on the
ballot in November, 2002. This referendum will likely ask that video gambling
terminals be permitted at the two commercial tracks and at OTB facilities. The
proceeds would likely be split between sate property ax relief and support for
harness racing. If such an item appears on the ballot and is approved, it might
change the entire economic future of harness racing, as it has in other
jurisdictions.
At the same time, If the situation remains unchanged, current trends suggest
that the economics of harness racing will continue to worsen as revenues from
gambling continue to shrink. While hamess racing in Bangor may continue to
survive under such circumstances, it will not prosper.
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9. Should Ne situation regarding harness racing not improve or be reasonably
expected to improve before January 1, 2003, the City of Bangor should
consider reallocating Ne property currently dedicated to harness racing to
other uses, including additional space for a large event facility and its parking
requirements. Should the situation improve dramatically, the City should
consider adjusting the current location of the track and its support facilities
on the property to allow for improved access to a new large event facility.
A final ward on parking. The current parking provided on the property is
inadequate at certain times, with approximately 1,000 spaces available. Given
the facility which the subcommittee has recommended, 2,000 to 2,400 spaces
would be more appropriate. Final design and land uses on the complex will
effect the total number of parking spaces that can be provided. Such planning
should also take into consideration the availability of additional on -street parking
in the immediate vicinity of the Complex. At the same time, however, more
parking should be included in any final complex design.
IO.Additional on-site parking should be provided in any redesign of the Bass Park
Complex. Should harness racing not continue, this parking need may be met
by on -grade spaces. Should harness racing continue or should the City desire
to include other recreational uses in the future plans for Bass Park,
consideration should be given to constructing a parking deck adjacent to the
current main parking lot. This will require purchasing the currently vacant
parcel of land adjacent to that lot.
FSTMATED COST
The Subcommittee recognizes that the Subcommittee on Finance has held its
work in abeyance pending the development of the recommendations which are
outlined above and an estimate of the costs associated with them.
As part of its work, the Subcommittee requested that Carpenter and Associates
revise and upgrade their cost estimates based on a number of options under
review. A copy of their report is attached.
It is estimated that a facility such as is recommended above will cost between
$15 and $17 million dollars under the assumption that the current Civic Center
can be retained and appropriately integrated into a new complex. Should this
not be possible, replacing the Civic Center will add approximately $5 million to
these figures.
Further, should structured parking be required, an additional cost of
approximately $8 million is anticipated.
Given these estimates and the uncertainties inherent in design and construction
costs, we recommend:
11.The total budget fora new complex as proposed, including additional on-site
packing, should be set at $28 to $30 million, and the Finance subcommittee
should develop financing recommendations to support this level of
expenditure.
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RECOMMENDATIONS OF THE SUBCOMMITTEE ON FINANCE
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The Subcommittee on Form and Function of the Special Committee on the Future
of the Auditorium had developed a series of recommendations on the nature of
the facility which should be constructed to replace the Cityrs current facilities at
Bass Park. Based upon that Subcommittee's recommendations, a target funding
goal of $28-30 million has been established. This goal is composed of the
following project components: a new auditorium at an estimated cost of $15 to
17 million; an allowance of $5 million to replace the current Civic Center should
this be required; and $8 million for additional parking on site.
Given the current options available to the City for financing such a project, the
only source available is issuing general obligation debt to be repaid through the
property tax. Under this option, bond repayment would add approximately $1.60
to the property tax rate. The City Council has previously Indicated that such an
increase in property taxes for a single project, especially in light of the regional
nature of this proposal, Is not an acceptable option. The task presented to the
Finance Subcommittee, Herefore, was to develop recommendations on the most
appropriate method of funding such a capital project.
The following summarizes the various alternatives which have been discussed or
proposed and the views and recommendations of the Subcommittee on Finance.
Public/Private Partnerships
Larger facilities throughout He country have received significant financial support
from the private sector through such partnerships as facility naming rights,
luxury boxes, and direct corporate contributions to construction. While such
sources should be explored, it is unlikely that they can provide anything close to
the amount needed to Finance such a project.
Tax Increment Financing Tied W Other Development on the Bass Park Si
A second possible source of funding is additional tax revenue generated from
ii development on the Bass Park site. For example, the development of a
private hotel adjacent to a new facility could produce tax revenue that could be
dedicated toward the capital casts of a new complex. However, private
development in excess of $100 million would be required to cover annual debt
service. Further, reasonable public policy issues are raised should the City of
Bangor consider private development on what has traditionally been public
space. Finally, the demand for such private development may be limited for
some time given the City's on-going efforts to support private development in
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the Waterfront area. While such an approach could help, it is unlikely that it
alone could provide an adequate revenue stream or do so in a timely fashion.
County Wide Financing
The Cumberland County Civic Center was financed and constructed by the
County. The cost of the complex is included in the property tax payments from
all of its cities and towns. A similar approach could be taken here in Penobscot
County.
If this approach Is taken, all communities in the county would share
proportionately in the cost. The Gty of Bangor would be responsible for about
25% of the annual bill. This would reduce the property tax impact in Bangor
from $1.60 to $.40.
This option would require the approval and support of the Penobscot County
Commissioners and the County budget committee, which is composed of
municipal representatives from throughout the area. Based on past experience
as well as the controversy that surrounded the Cumberland County building, the
wide spread support necessary for full County funding would be difficult to
achieve.
Meal and Lodaina Tax
In many parts of the country, convention fadikies are supported by a local meal
and lodging tax. Past efforts to obtain legislative approval for such a tax, while
penodically supported by local hoteliers, have been opposed by state
organizations that represent the tourist and visitor industry.
A meal and lodging tax is also relatively narrow and might not provide a
sufficient revenue stream to support such a large capital project. In order to
meet debt service needs alone, this tax would have to be set at 2.5%.
Direct State Su000rt
A statewide committee has completed a study of the state's existing meeting and
convention facilities and their markets. This report outlines a statewide strategy
to capitalize on the economic impact of the convention and visitor business and
identifies the Bangor Region, along with Portland and others, as an appropriate
location for a major facility.
This group is currently working on a strategy by which the State would take a
leading role in underwriting the capital costs of providing the necessary facilities.
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The prospects for state support are, however, uncertain. Direct state support for
non -transportation related local or regional projects has been rarely provided in
the past.
Local Option Sales Tax
A final option, and one that the City of Bangor and other municipalities have long
sought, is the authority to enact a local option sales tax.
A group of municipalities, working with the Maine Service Center Coalition and in
conjunction with Maine Municipal Association, has been working to develop a
proposal for a local option tax which would both address the need for a funding
mechanism for capital projects of regional significance and be structured in such
a way as to address a number of concerns which have lead to opposition to this
approach in the past. Under the current proposal, a local option sales tax of up
to 1% could be imposed after voter approval for a period not to exceed five
years for capital projects of regional significance. In addition, this proposal
would allow for agreements between local jurisdictions to allow for a group of
municipalities to participate in these projects. Municipalities would also have the
option of capping the amount of purchases covered by the tax at $5,000 for such
large ticket items as automobiles.
This legislation has been supported by the Maine Service Center Coalition and
the Maine Municipal Association's Legislative Policy Committee. Members of the
Coalition have also been meeting with representatives of the King Administration
W develop the details of the proposal, and Governor King has indicated that he
will support It. The Maine Meeting and Convention Group has also recently
indicated its willingness to support this proposal as a potential mechanism for
developing and/or improving meeting and conference facilities throughout the
State.
Such a tax would avoid the Issues and problems associated with the property
tax, offer a mechanism through which the various municipalities in the area
would be authorized to join together to work toward a project of regional
significance, and would tap into the regional economy that is supported by the
project.
RECOMMENDATIONS
1. The proposed local option sales tax is an appropriate vehlde for funding the
facility recommended to replace the current auditorium/civic center complex
at Bass Park. This option should be vigorously pursued, and the City and the
associated groups with which it is working on this effort should aNvely seek
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the support of other municipalities and businesses and their organizations for
this proposal
2. In light of the provision of the proposal which allows for multiple jurisdictions
to join together In asking their voters to approve such a tax, the City should
actively approach other municipalities and seek their support in joining with
Bangor to expand the area in which such a tax would be imposed t0 a wider
regional base.
3. At the same time, additional funding sources should be pursued which can
either supplement the funding from a local option sales tax or reduce the
length of time such tax would be in effect. Among the options studied,
special efforts should be devoted to seeking private sector support in such
areas as naming rights, concession agreements, and direct corporate support
for construction. In addition, the City should continue to pursue, in
conjunction with Penobscot County, alternative for potential County -wide
funding participation. Finally, the City should not completely foreclose the
option of property tax support for a portion of the costs of the proposed
facility. Given that an exact estimate of the total revenue which might be
derived from a local option tax is not currently available, supplemental funds
may be required to insure that the design of a new complex is not
compromised due to limited resources. All discussions of a new complex
have led to an agreement that the design of a new complex must not be
compromised based on financial considerations alone. If some level of
property tax support Is needed to insure that the type of facility
recommended by the Subcommittee on Form and Function is constructed, the
City should provide that support.
CONCLUSION
The Special Committee on the Future of the Auditorium would like to thank the
Wide variety of individuals who have provided information and assistance in its
work, including the members of its subcommittees, citizens, facility users, and
City staff.
While we recognize that numerous decisions remain to be made and
uncertainties to be resolved, we believe that the recommendations outlined
above provide a suitable framework for the City b0 move forward on this project.
We believe that a new and modern facility is important to this region, both
economically and psychologically, and urge the City Council and other interested
parties within this region and the State to continue to work closely together in
pursuit of the established goal of constructing a new facility by 2004.
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