keoadmin
04-30-2004, 05:22 PM
LVEC proposal - KINGSTON ELECTORS ONLINE EDITORIAL
Apri l 30, 2004
LVEC proposal deserves public scrutiny and consultation
Kingston Electors commends the commitment and enthusiasm of the mayor’s Memorial Centre task force. Before any decisions are made on implementing the task force report, however, we call for full public consultation and scrutiny of the proposal. We encourage the recently established steering committee to research details that perhaps the task force did not have time to pursue.
It is understandable that deteriorating conditions at the Memorial Centre and civic pride have created public support for a new facility. We also recognize the public frustration over neighbourhood protection and lack of policies on waterfront development and the fear that the LVEC proposal could suffer a similar fate as Block D.
To assist in that process, Kinston Electors raises the following issues for consideration if public support is to be warranted and maintained. In addition, we encourage users of our website www.kingstonelectors.ca to find out about experiences in other cities and to contribute their own questions, concerns and suggestions.
Is the proposed LVEC in the right location?
The task force reported that Ontario cities that they consulted as well as Kingston’s downtown business community were positive about downtown locations for LVEC. If events are largely in the evening, how do businesses other than restaurants and bars benefit? How many people will be out-of-town visitors using local hotels, versus area people accessing the proposed site by car?
Is the building of a huge arena the best use of a prime waterfront site? Hockey games or most other uses of the facility are inward looking – they do not need to be on the water. The proposed location makes this an architectural and landscape design challenge. Will the war memorial cairn be accommodated?
How consistent is this building with the city's Inner Harbour policy and planning? The area was zoned for two apartment buildings – a year-round, stable population accessing the downtown. Is the area now being re-zoned? Does this construction require the demolition of the heritage designated limestone railway building on Rideau Street? Could this building be repurposed?
What plans are made to reduce the impact of noise, traffic and parking on the adjacent residential neighbourhood?
Will the public be shown a full architectural design of the facility, including the suggested 300-car parking facilities?
Is the site wide enough to accommodate both the LVEC and the extension of Wellington Street?
Will there be sufficient downtown parking available for daytime events such as trade shows, convention, and other activities? If these daytime events are scheduled only on the weekends this will reduce the revenue days.
Is the LVEC the right size?
How did the task force determine the best size of an arena when recent Junior A games have attracted on average only 2,250 attendees? Other attendance figures are for 1986/87 with games averaging 1,500 persons, 1987/88 with 1,200, and since 1994/95 some 2,650 fans per game. Only Ottawa, Kitchener and Sarnia averaged over 4,000 fans per game during the most recently completed OHL season. Even the Ontario Hockey League (OHL) suggests Kingston build 4,000 to 5,000 seats.
How many events will attract 6,000 or 7,000 spectators – or 1,000 or 2,000 people?
Does Kingston’s demographic profile project a market for hockey and large-venue audiences in the future?
Financing
Is there a business plan? The task force reports that to be a financial success, the facility will hinge on the ability to book approximately 50 nights of entertainment a year in addition to OHL games. In response to the Kingston 2000 (Block D) proposal, Anderson Consulting reported to the City (only four years ago) that there would likely be no more than 28 to 34 events: 4 to 6 sporting events, 6 to 8 concerts and family shows, 6 to 8 trade and consumer shows, and up to 12 other community events. The OHL games will make up more than half of the events with 37 to 38 games.
What percentage of seats needs to be sold at each event for a break-even point for financial sustainability of the project? If more than half the events are for OHL games, should the owners of the franchise be contributing to the financing of the new facility? What are the financial implications should the Frontenacs be sold or leave town?
What assurances are there that the LVEC facility will not affect funding for cultural and recreational facilities such as skating arenas and the Grand Theatre? These facilities also bring tax advantages to the city.
Is the cost of the Wellington Street extension, expansion of city services on a re-zoned development on existing Memorial Centre land factored into the costs? More relevant, where did these expenditures place on the city’s priority list?
How large an impact on the profitability of the LVEC is attributed to Queen's University since students are only in Kingston 8 or 9 months of the year and will sponsor their own events in the new Queen’s 2,500-seat complex?
It was reported that owners of the marine industrial areas are willing to relocate. What will be the cost for this buy-out as well as settlement with the Agricultural Society over its rights to the Memorial Centre site?
If funding is to come from users, what is the price ceiling that will eliminate a portion of the population, especially families, from attending events?
Conclusion
The task force reports that from all the input that it has received, an LVEC has “caught the imagination of the public in a remarkable way” and is a symbol of “community pride.”
Anderson Consulting warned the City in its 2000 Report that “While there is no question that a new building will automatically serve to increase attendance, there is significant risk that the Team (and hence the building) will not be able to sustain this level of attendance over the medium to longer term.” Both the 1993 Parkin Report and 2000 Anderson Report concur: “The City is not risk-free regardless of the decisions.”
According to the conservative Cato Institute's Regulation magazine, "The evidence suggests that attracting a professional sports franchise to a city and building that franchise a new stadium or arena will have no effect on the growth rate of real per capita income…”.
The Mayor’s task force had just three months to research the issues surrounding the development of a large venue entertainment centre and also to incorporate into its recommendations the lessons learned from the experience of other communities. Understandably, important questions pertaining to the development of a Kingston facility remain unanswered, not least of which is the public’s reaction. This would be an immense undertaking. Before accepting the challenge, members of council as well as the citizens – the taxpayers -- must be confident that it thoroughly understands the risks involved. A meaningful public consultative process is the fairest and most efficient way of achieving this goal.
Apri l 30, 2004
LVEC proposal deserves public scrutiny and consultation
Kingston Electors commends the commitment and enthusiasm of the mayor’s Memorial Centre task force. Before any decisions are made on implementing the task force report, however, we call for full public consultation and scrutiny of the proposal. We encourage the recently established steering committee to research details that perhaps the task force did not have time to pursue.
It is understandable that deteriorating conditions at the Memorial Centre and civic pride have created public support for a new facility. We also recognize the public frustration over neighbourhood protection and lack of policies on waterfront development and the fear that the LVEC proposal could suffer a similar fate as Block D.
To assist in that process, Kinston Electors raises the following issues for consideration if public support is to be warranted and maintained. In addition, we encourage users of our website www.kingstonelectors.ca to find out about experiences in other cities and to contribute their own questions, concerns and suggestions.
Is the proposed LVEC in the right location?
The task force reported that Ontario cities that they consulted as well as Kingston’s downtown business community were positive about downtown locations for LVEC. If events are largely in the evening, how do businesses other than restaurants and bars benefit? How many people will be out-of-town visitors using local hotels, versus area people accessing the proposed site by car?
Is the building of a huge arena the best use of a prime waterfront site? Hockey games or most other uses of the facility are inward looking – they do not need to be on the water. The proposed location makes this an architectural and landscape design challenge. Will the war memorial cairn be accommodated?
How consistent is this building with the city's Inner Harbour policy and planning? The area was zoned for two apartment buildings – a year-round, stable population accessing the downtown. Is the area now being re-zoned? Does this construction require the demolition of the heritage designated limestone railway building on Rideau Street? Could this building be repurposed?
What plans are made to reduce the impact of noise, traffic and parking on the adjacent residential neighbourhood?
Will the public be shown a full architectural design of the facility, including the suggested 300-car parking facilities?
Is the site wide enough to accommodate both the LVEC and the extension of Wellington Street?
Will there be sufficient downtown parking available for daytime events such as trade shows, convention, and other activities? If these daytime events are scheduled only on the weekends this will reduce the revenue days.
Is the LVEC the right size?
How did the task force determine the best size of an arena when recent Junior A games have attracted on average only 2,250 attendees? Other attendance figures are for 1986/87 with games averaging 1,500 persons, 1987/88 with 1,200, and since 1994/95 some 2,650 fans per game. Only Ottawa, Kitchener and Sarnia averaged over 4,000 fans per game during the most recently completed OHL season. Even the Ontario Hockey League (OHL) suggests Kingston build 4,000 to 5,000 seats.
How many events will attract 6,000 or 7,000 spectators – or 1,000 or 2,000 people?
Does Kingston’s demographic profile project a market for hockey and large-venue audiences in the future?
Financing
Is there a business plan? The task force reports that to be a financial success, the facility will hinge on the ability to book approximately 50 nights of entertainment a year in addition to OHL games. In response to the Kingston 2000 (Block D) proposal, Anderson Consulting reported to the City (only four years ago) that there would likely be no more than 28 to 34 events: 4 to 6 sporting events, 6 to 8 concerts and family shows, 6 to 8 trade and consumer shows, and up to 12 other community events. The OHL games will make up more than half of the events with 37 to 38 games.
What percentage of seats needs to be sold at each event for a break-even point for financial sustainability of the project? If more than half the events are for OHL games, should the owners of the franchise be contributing to the financing of the new facility? What are the financial implications should the Frontenacs be sold or leave town?
What assurances are there that the LVEC facility will not affect funding for cultural and recreational facilities such as skating arenas and the Grand Theatre? These facilities also bring tax advantages to the city.
Is the cost of the Wellington Street extension, expansion of city services on a re-zoned development on existing Memorial Centre land factored into the costs? More relevant, where did these expenditures place on the city’s priority list?
How large an impact on the profitability of the LVEC is attributed to Queen's University since students are only in Kingston 8 or 9 months of the year and will sponsor their own events in the new Queen’s 2,500-seat complex?
It was reported that owners of the marine industrial areas are willing to relocate. What will be the cost for this buy-out as well as settlement with the Agricultural Society over its rights to the Memorial Centre site?
If funding is to come from users, what is the price ceiling that will eliminate a portion of the population, especially families, from attending events?
Conclusion
The task force reports that from all the input that it has received, an LVEC has “caught the imagination of the public in a remarkable way” and is a symbol of “community pride.”
Anderson Consulting warned the City in its 2000 Report that “While there is no question that a new building will automatically serve to increase attendance, there is significant risk that the Team (and hence the building) will not be able to sustain this level of attendance over the medium to longer term.” Both the 1993 Parkin Report and 2000 Anderson Report concur: “The City is not risk-free regardless of the decisions.”
According to the conservative Cato Institute's Regulation magazine, "The evidence suggests that attracting a professional sports franchise to a city and building that franchise a new stadium or arena will have no effect on the growth rate of real per capita income…”.
The Mayor’s task force had just three months to research the issues surrounding the development of a large venue entertainment centre and also to incorporate into its recommendations the lessons learned from the experience of other communities. Understandably, important questions pertaining to the development of a Kingston facility remain unanswered, not least of which is the public’s reaction. This would be an immense undertaking. Before accepting the challenge, members of council as well as the citizens – the taxpayers -- must be confident that it thoroughly understands the risks involved. A meaningful public consultative process is the fairest and most efficient way of achieving this goal.