Arena: Mangano unveils economic development plan including new Coliseum

Ed Mangano, trying once more to get a new Nassau Coliseum at the HUB site, unveiled plans to develop a new arena at the HUB site along with a massive parking garage, residential and retail space and a bioscience research and development park. This plan will competing with several others as part of Governor Cuomo's Empire State Development Corp, which will give state funds to whichever projects win out. The state's decision will come in December. The plan also mentions Belmont as a possible site for a new Coliseum if the HUB is no longer viable due to restricted space or other concerns. You can read the full article here.

AT: Here we go again. Albeit, this project would be jump started from state funds and not be voted upon by the public, it's hard to be optimistic about anything concerning keeping the Islanders in Nassau County. If you look at the projected layout of what the HUB site would be, there is very little room for parking outside of the direct area outside of the Coliseum. If the parking garage - which would be shared with the bioscience center and the Coliseum - were to hold 7,000 vehicles, where does everyone else go? Plus, parking in an enclosed garage like that would create chaos on nights where the Islanders sell out. Getting out of the Coliseum as it is right now is already a major hassle, getting out of it when you're on the top floor of a multistoried parking garage sounds like a nightmare. This would have to be designed to the highest standards for easy in and out access for mass traffic, otherwise we'll have simply solved one problem and gained another.

It's notable as well that there looks to be plans for a light rail system, which Mangano is known to be in favor of, wrapping itself around the HUB area extending into the Nassau County Community College area and down Hempstead Turnpike. This would be a great addition to the HUB site as right now, the nearest LIRR station is not the most easily accessible site when coming to and from the Coliseum. An addition such as a light rail system would make it a lot more tempting for commuters who simply want to jump on the LIRR and not use a taxi or bus to finish the ride.

Obviously, we have to see more details. But this looks like it will be the final ditch effort for Mangano and Nassau County to really keep the Islanders in Nassau County and retain an arena in Nassau as well. I'm very curious to see Wang's opinion on this and where his support lies at this point, as a plan like this would obviously need private developers in addition to state funds to achieve anything. Would a plan like this even be economically viable for Nassau County?

Arena: Wang and Mangano to Announce Arena Plans Tomorrow

According to Newsday, Charles Wang and Ed Mangano are set to announce the lease agreement and other financial estimations regarding the redevelopment of the Nassau Coliseum tomorrow. The following is the press release, as posted by B.D. Gallof on Twitter:

"Uniondale, NY, June 21, 2011 Nassau County Executive Edward P. Mangano will be joined by New York Islanders Owner Charles Wang at a press conference, Wednesday, June 22nd at 11:00 a.m. Together, Mangano and Wang will announce that they have reached an agreement that takes an important step forward, creating a new world-class sports-entertainment destination in Nassau County, including the retention of the NY Islanders - Long Islands only major professional sports team. An independent economist and lease negotiators will be on hand to address details of an economic analysis and lease related to the new arena."

CH: Well, here we are...finally. I have to admit I'm pretty nervous about this, mostly because I'm worried about how Wang and Mangano are going to conduct themselves when the tough questions are asked. But we have to stay positive here and hope that the numbers will add up. If they do, most of the detractors should be quiet. Yes, we may have to deal with more political posturing, but if the plan works it won't matter. This is a huge day for the New York Islanders. Without more details, it's hard to make any comments on this other than the fact that this is a huge day. It took them long enough but it's here, so just like with the Lighthouse, we have to forget the past and only focus on what is ahead of us.

AT: I remain an optimist in hoping that Wang and Mangano have used the past couple of weeks to prepare for this and to ready themselves for the difficult questions on rising taxes, and to hammer home the cost difference of a new arena versus the Islanders leaving Long Island. This is their time... don't screw it up.

In other news today, Newsday is reporting the Town of Hempstead approved a more flexible zoning plan which will allow for "residential, retail, entertainment, parking, office, hotel, restaurant or a new or refurbished Coliseum." While it's said this rezoning has nothing to do with the Wang/Mangano plan to build a new Coliseum, it does give more freedom for development once the arena is built.

CH: This is all fine and good. Like we touched on yesterday, in the short-term, what we will see is just the Coliseum and the parking lot. But this rezoning allows for long-term development on the site, so we won't have to deal with the problems the Lighthouse problems dealt with. While this doesn't affect the area in the short-term, the long-term outlook of the site is brighter.

AT: Definitely. The arena right now is pretty bland with not much surrounding it. Let's get the arena done first and then worry about making it all pretty afterwards.
 

Arena: Wang Will Have Control of Land

Zimbio

According to Randi Marshall at Newsday, Charles Wang will have control of the 77-acre land that surrounds and includes the Nassau Coliseum. As per the referendum, the new arena and ballpark will be built first with a standard parking lot. From there, future mixed-use is still a possibility, subject to a new RFP process. In return for control, Wang will share revenue with the County, though it's unknown exactly how much at this time. 

CH: There's a bunch of different parts to this. First, I've read people are nervous that no development will ever come of this. I can't deny that possibility, but subjecting the land to a new RFP process appeases the Association for Better Long Island and Kate Murray and her Town of Hempstead cronies. It means the Coliseum and ballpark will be built first, and development can spur up afterwards, which would be fine. The Lighthouse (Lite) was never going to be built by 2015. We were told the referendum would include funding to build an arena and ballpark, and nothing else. That's exactly what we're getting. From there, it's up to Charles Wang, who we know wants to develop the area.

The surface parking makes sense because it will give Nassau County a bigger profit margin in the short-term. In the article, it says it will cost $25,000 per space with a parking garage - adding up to $175 million. In a time like this, that's not feasible or smart. In the long-term, it's obvious a garage must be built there. But only have more development gets built, otherwise you're wasting a ton of money. With the rumor the team is going to charge $20 for parking at hockey games down the road (they already have been for other events), the profit margin will be way higher.

There is no doubt that Mangano and Wang have not done the best job with this plan. We still have no idea what the numbers are going to say, and that will be the dealbreaker or the thing that puts this through. That needs to come out now, especially as we near the end of June. All we know is that Wang will control the land and there will be no original development with the Coliseum and ballpark. And that's okay, but that can't be the long-term plan. It's clear they want to get the arena done first for two reasons: 1) It's the most urgent. The Islanders lease is up in 4 years, and the team needs a building. So construction needs to start now. 2) It's also the most biggest and most important part of the plan. You always build the biggest thing first. And development will come from a new arena, but it won't come from a broken down Coliseum or an empty piece of land. They are right in how the plan needs to be done, but the devil will be in the details.

AT: To be honest, all that really matters to me right now is the arena. No, they haven't done a very good job with everything else and we don't even know what the new Coliseum will look like, but right now the new Coliseum is my (and everyone else's) main concern. Everything else can be worked out at a later date. A parking garage will absolutely be necessary especially as the Islanders rise up through the ranks, but right now we need to stay focused on what's most important. If the new arena isn't passed on August 1st, the Islanders are gone, so everything else kind of takes a back seat to the arena at this point. I'd love for Wang to develop the arena - I thought the concept designs for the Lighthouse at LI were beautiful and ambitious. It will happen in time. Let's get the arena done right now and focus on everything else after.

As a side note: Randi Marshall tweeted this morning there will be a vote on a less dense zone for the Coliseum. She called the process "straightforward" when I asked her if there was anything else. So this should pass fairly easily, I'm assuming. We'll update that later.

Arena: Newsday Reports Coliseum Plan Will Raise Taxes $58 Per Year

Randi Marshall of Newsday is reporting analysis that the plan to redevelop the Nassau Coliseum will cost each household $58 per year. This number is based on the original investment as well as interest on the project. The complete plan is supposed to be released sometime this month by County Executive Ed Mangano and Islanders Owner Charles Wang.

New York Islanders

CH: We've been saying it for weeks, but this is why the plan needs to be released...now. The article in Newsday is slanted negatively, which has been par for the course recently. The fact is that if this $58 per year is true, it's not bad at all. Many will argue that Nassau taxpayer don't want to pay a penny more than they already do. That's 100% true. Realistically, you're looking at one meal for a family of four. You're looking at 3 one-way trips to Penn Station on the LIRR. You're looking at less than $5 a month, which means you won't get your Starbucks twice. It can and will work if the people of Nassau County make it work. Still, it's $58 that a lot of people won't want to spend.

AT: The argument will inevitably be: "But if this happens, what's to stop the bankrupt county from adding even more taxes?". I respond with a very simple retort: what's to stop the bankrupt county from adding an unimaginable amount of taxes from lost revenue on the Coliseum if it's demolished with no replacement?

CH: So in reality the big picture needs to be looked at here. That includes the result of the Islanders leaving. That's going to be a huge argument for either the opponents or proponents of this project. If the Islanders leaving and the Nassau Coliseum closing its doors means a higher tax increase, even in the short-term, it will be easy to sell this to the Nassau resident. Quite frankly, my opinion is that since the Islanders are the one non-shopping major revenue source for Nassau County, the economic benefits of having them around for Long Island are a lot higher than practically every other city/municipality in the United States.   All these cities have industry and corporate business. Long Island doesn't have that anymore, but they do have the Coliseum. So can the County really afford to lose $60-75 million in tax dollars from events held there? I don't think they can, at least comparatively to other cities.

AT: And that's what we need to hammer home. People need to look to the future, not just the short term for a project like this. Once more just another reason why the details need to be released now, and the longer Mangano and Wang wait, the longer the opposition will spread misinformation with no backing.

CH: That's going to be the major sticking point here. All we have right now are rumor and conjecture. We need absolutes, and soon. Attitudes are extremely hard to change and with each passing day and each negative article, more negative attitudes are being formed. It's time to get the ball rolling. It's time to show the residents of Nassau County than the Islanders mean a whole lot more to the area than just a team with four Stanley Cups won 30 years ago.

External Links: Islandermania     Vote YES Facebook     Vote YES Twitter

Arena: Validity of August 1 Vote Questioned

Both Newsday and the Long Island Press are reporting that the August 1 referendum regarding the redevelopment of the Nassau Coliseum and its surrounding areas may be illegal under New York State Law. The main argument seems to be a matter of whether the referendum is binding or non-binding (advisory). 

Charles Wang and Ed Mangano are expect to release their plans for the Coliseum this month.

CH: I needed a few hours to wrap my head around this. There's a lot of parts involved in a major development deal like this, and a lot of different angles to look at. The fact is Charles Wang and Ed Mangano have not been transparent enough to this point. They have preached it, but they haven't delivered yet. I can only hope that every possible question is answered when this plan comes out (which needs to come as soon as possible), because the assumptions and misinformation is getting out of control. The fact this referendum's legality is now in question after the legislature has voted on it is unacceptable. This stuff needed to be checked and double-checked with the County Attorney General before any of this came out. However, at the same time, one would have to believe that was done. So where is this argument coming from?

AT: Perhaps they need yet another press conference. Outline the vote, what the arena will be like, how it will be paid for in very direct, coherent language that everyone can understand. 

CH: We are now in a situation where we are dealing with "legal issues," a public vote, a legislature vote, NIFA, and ABLI (featured again in the Newsday article) asking for a new RFP on the site. That's what needed to be expected - especially with no plan released a month after the original press conference. We've heard tidbits such as Wang paying all overages on the Coliseum and the Islanders signing a lease for 30 years. It's not enough though. Attitudes are extremely hard to change, and while the Islander fans and unions are doing their part, it's time for the leading parties to put forth a PR campaign.

AT: It's definitely going to take a very large PR campaign to get the misinformation out and the facts in. Again, I think another press conference that truly entails what the plan will involve is absolutely essential to quiet the critics and dash out a lot of the incorrect information.

CH: Still, we have to stay optimistic. Admitting defeat because of a couple of newspaper articles cannot be accepted. Everyone reading this wants this Coliseum project to be completed. We can lead the charge, and we have to.

AT: Absolutely. Every big plan like this will at one point face speed bumps. We simply need to combat misinformation and get our word spread as far out as possible.

External Links: Islandermania

Arena: The Fox Business Network Disaster

CH: Fox Business is holding a special on their network all day as part of "Red Ink" that is chronicling the pros and cons of the Nassau Coliseum site. Unfortunately, they have only seemed to focus on the negatives.

AT: I'll dissect this as Carey goes along.

CH: The first guest they had on was Mike Picker, the senior vice president of the New York Islanders. The reporter, Adam Shapiro, asked Picker legitimate questions about the project. Let's face it, no information has been released so there is not much for anyone to go on right now. Picker explained the best course of action was to go into a debt service through public financing. He explained the economic benefits are better this way as each dollar that goes into the Coliseum will be paid back to the taxpayers. The reporter then referred to Picker as Kevin, forgetting his name. Unprofessional, but it is what it is. To be frank, there was not much to be upset about through this interview. Picker handled himself well, as the questions about the benefits of a publicly funded arena are fair.

AT: Picker did a good job with tough questions faced with little info around right now. Perhaps this interview would have been a lot better after the mid-June date that Mangano promised the information on the new Coliseum. With that, I think Fox could create some legitimate, fact based questions and Picker would've been able to quell the rumors and misinformation. Though as an addict of things political my whole life, I know that's next to impossible in some cases.

CH: In the next hour, Fox Business brought on County Executive Ed Mangano. Again, fair questions were asked to Mangano. The County Executive stated that the Nassau Coliseum will close in 2015 if nothing gets accomplished there. To go along with that, Nassau County will lose jobs and revenue, which is worse than the status quo. He said the plan works because the voters will get a percentage of gross revenue that the facility takes in, which is what Picker said as well. Finally, Mangano said the Plan B if this doesn't go through is to potentially have another RFP period, but without a Coliseum. Again, all fair questions and Mangano handled himself surprisingly well compared to recent interviews.

AT: Mangano seemed prepared. He's really taking some heat from some very misinformed people. That's the life of a politician, I suppose. Mangano is, as we all have been, trying to get the facts out there in any way he possibly can.

CH: Finally, Fox Business brought on Desmond Ryan, our friend from the Association for Better Long Island. Based on what he said in Chris Botta's interview and in Newsday, it's known by now this guy is only it in for himself and not for Long Island. Ryan's plentiful misinformed opinions included that he believes the Islanders won't necessarily be leaving Long Island if they don't get a new building. He also referenced that since the Thrashers moved with a relatively new building, the same could happen to the Islanders. Finally, he said he's not sure the building will pay for itself, which to be fair is a valid point since no numbers have been released.

AT: It's almost laughable how misinformed this guy is. How long do people think the Isles will really stay at NVMC? 'Till the walls start crumbling down, as John Mellencamp aptly sang? The Isles are gone if this doesn't happen. Wang has already made it known he's explored non-Nassau/Suffolk locations and seemed quite intent on moving. And the comparison with the Thrashers is a joke. This is a team with a fanbase that HAS supported the team in years past. The Thrashers fanbase was always relatively non-existant. It's a terrible analogy.

CH: Getting back to his first two points though: How irresponsible could Fox Business be on this matter? Had they done any research on the matter, they would know there is a 30-year lease for the Islanders attached to the new Coliseum. They would also know that Commissioner Bettman and Islanders Owner Charles Wang have said more than a number of times the Islanders are not going to play in that building one minute more than they have to. Had they done any research, such as going to Long Island's newspaper or going to the most popular Islander blog on the Internet, they would have seen Ryan's true intentions.

AT: It's typical mainstream "news" media, sad to say. Pretty much all I can say on that.

CH: This feature on the Nassau Coliseum project did not outline any advantages, just faults. Now, a lot of that has to do with the fact Wang and Mangano have not released any formal details on the project. It's been more than a month after the initial press conference was held. That is just as irresponsible. However, in the interest of fairness for all parties, Fox Business was better off waiting on this story until the plan came out. They didn't do that. All I know is this feature did not help the Islanders, it did not help Mangano, and it did not help Long Island. Wang and Mangano need to release their plan - and soon, or the negative articles will continue to get worse.

AT: Well, we all know bad news gets higher ratings than good news. It's a shame, but it's the way it is. Absolutely agreed with Carey on this, it's only helped to rile up negativity that's mostly based on misinformation. The sooner this information comes out, and the more elaborate and detailed it is the better. 

Credit on the Desmond Ryan interview: Snowman39 from Islandermania
For tweets on the Picker and Mangano interviews please follow us @VoteYESNYIArena

Arena: Mangano Wants Light Rail To Coliseum?

According to the Garden City Patch, Nassau County Executive Ed Mangano is currently going over plans to add a Long Island Rail Road station behind the Stop & Shop on Old Country Road. The stop would fall in between the Mineola and Carle Place stations and would not pass through Garden City at all. There would then be a shuttle bus service to the Nassau Coliseum and it's surrounding areas.

CH: This is fantastic news. Apparently the track and line is already set up and all they would need to create is the platform. The station would most likely be on the Hicksville/Huntington/Ronkonkoma line, as they all run through Mineola and Carle Place. There are two great things about this: 1) Mangano is trying to solve the public transportation issue to the Coliseum without infringing on Garden City and their NIMBYism. 2) Mangano is trying to get all groups and civic leaders on board with the referendum by appeasing those that need to be appeased. Potentially, having an LIRR station would be great for those commuting from Manhattan and the NYC area for attending shows, which would increase foot traffic at the HUB. We'll see if this story gains any traction over the next few weeks.

AT: Absolutely awesome. Let's hope this gets through. One of the biggest things for the Rangers, IMO, is being right above Penn Station. Such easy access for everyone from Westchester/Metro-North areas, New Jersey and Long Island. Having a really convenient LIRR stop with shuttle access would be HUGE in a revitalization of the Islanders and getting fans back to the NVMC (and new arena if it happens). Create easy access to the Coliseum and I bet you'd see attendance rise even if the team doesn't do as well as we expect it to. Really hoping this goes through.

External Link: Islandermania