YORC FAQ's

York Outdoor Recreation Complex
Frequently Asked Questions (FAQs)

Why is York proposing an outdoor recreation complex?
How much would the complex cost and how will it be paid for?
Isn’t the state money our tax dollars?
Shouldn’t this money be used for other important services?
What has been the experience of other communities who have new stadiums?
What happens when the complex is not “new” anymore and attendance drops?
Who would own the recreation complex?
Where will it be located?
Why can’t we use Hoffman field or some other site?
What about any environmental issues at the Arch Street site?
How are the property owners being compensated?
What about traffic and parking?
What about noise on event days?
Will alcohol be served at the complex?
Will my property taxes be increased?
Will the complex pay property taxes?
Who will pay for the increase in city services (police and fire)?
How many jobs will the complex create?
How will the complex impact local businesses?
How many concerts will be held at the complex? What about other events?

1. Why is York building an outdoor recreation complex?
The Sovereign Bank Stadium, formerly called the York Outdoor Recreation Complex (YORC), will be one of several pivotal economic development projects within the much larger, 20-year Codorus Corridor Redevelopment effort already underway by the York County Economic Development Corporation and others. Other anchor projects are the proposed mixed-use Northwest Triangle project on the east bank of the Codorus (West of George Street and North of Philadelphia Street), various housing, commercial and recreational projects throughout the middle of the city, proposed as part of the “Recapture the Riverfront” initiative, and technology park development in the southern part of the corridor and linked to York College and Penn State York.

A positive quality of life and place is another benefit that makes a community more attractive to businesses considering relocation and provides businesses and people already in our city a reason to remain. Cultural amenities such as stadiums, theatres and other projects that support the arts and entertainment of a city are shown in studies to be important to employees of certain types of companies, such as high-technology industries.

The family entertainment, sense of community pride and rehabilitation of neighborhoods aspects of such a facility cannot be overlooked either. The stadium will provide for a low-cost family-oriented location for inner-city residents and visitors alike. Sovereign Bank Stadium is not about baseball – it is about the growth of our community, the building of families and the ability to show visitors that York is a safe, clean environment to live, work and play.

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2. How much will the stadium cost and how will it be paid for?
The project costs are still being determined and will not be final until construction is complete. The preliminary budget estimates show that the acquisition of properties and relocation of residents will cost $4.75 million, demolition and environmental remediation will cost $2.7 million, actual construction will be $18.9 million, furniture, fixtures and equipment will cost $3.75 million and engineering fees and construction permits will cost $2.4 million, for a total estimated cost of $32.5 million.

Several of these costs will be further reduced based upon actual environmental findings, actual construction details and value-engineering that will allow for cost savings based upon the project schedule and material availability and type.

The project will be funded by four major sources: Keystone Baseball (approximately $9 million), State Redevelopment Assistance Capital Program Grant money ($13.5 million), private contributions (approximately $9 million) and YCIDA ($1 million).

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3. Isn’t the state money our tax dollars?
The Redevelopment Assistance Capital Program (RACP) is a commonwealth grant program administered by the Office of the Budget for the acquisition and construction of regional economic, cultural, civic and historical improvement projects. The $640 million in RACP funding approved by the legislature in July 2004 is a vital component of the governor’s economic stimulus package, which leverages $2.3 billion in grants, loans and guarantees over the next three years to generate an anticipated $5 billion in private-sector investment to support communities and businesses throughout the commonwealth. Since February 2003, Rendell has issued a total of $522 million in RACP grants for projects in 47 counties.

Other projects in York that have received RACP funding have included the Greenway Tech Center on South George Street, The Toyota Arena at the York Fairgrounds and the Stand-Capital Performing Arts Center on North George Street.

4. Shouldn’t this money be used for other important services?
Preliminary estimates indicate that the project will generate approximately $3.1 million in earnings to households during construction and $2.3 million in earnings annually during operations. Additional economic impacts show that upwards of $7.4 million of economic output will occur within York County due to the stadium.

Along with the construction of the complex, the Northwest Triangle and other areas ripe for redevelopment will flourish and grow. These projects alone will increase the tax base of the city, county and school district and will provide additional property-tax revenue. In other words, the money spent to construct Sovereign Bank Stadium is an investment that will promote growth and further economic spin-offs that will be a benefit to the community in the long run many times greater than the money spent for construction alone.

5. What has been the experience of other communities who have new stadiums?
Stadiums are an economic benefit to the communities that host them. Lancaster building permit records from 2004 and 2005 show that nearly $6.5 million has been invested among 13 projects around North Prince Street and Harrisburg Pike and along the James Street Improvement District near Clipper Magazine Stadium. Lancaster tax records show commercial real estate values in the stadium area have grown 88 percent between October 2003 and June 2005.

In Trenton, New Jersey, mayor Doug Palmer states, “Waterfront Park Stadium has been the catalyst for hundreds of millions of dollars worth of development. We set out to accomplish four goals: We wanted to bring people downtown after 5 p.m.; we wanted to keep people here after work; we wanted to change people’s perception of the safety of the city; and we wanted to set the stage for private development. We have accomplished all four goals.”

Because the Arch Street site is adjacent to York City’s Northwest Triangle Redevelopment project, there will be a much larger benefit to the city and its residents. “Stadium construction has a limited life in terms of an economic development impact,” says Lisa Petraglia, director of economic research for Economic Development Research Group, a Boston-based consulting firm that specializes in measuring economic development performance, impacts and opportunities. “When there's a vision that the stadium is part of a revitalization and not just an end point, then it can have an economic development aspect.”

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6. What happens when the complex is not “new” anymore and attendance drops?
The York Revolution and the York County Industrial Development Authority do not believe that this will happen. It has been York Revolution’s experience that attendance will decline very little after year three of operations, but the continual upgrades and promotion of the complex will “keep it new” in the minds of the public and encourage both repeat and new visitors.

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7. Who would own the recreation complex?
Sovereign Bank Stadium will be owned by The York County Industrial Development Authority (YCIDA). The York County Commissioners created the YCIDA in 1967 pursuant to Pennsylvania's Economic Development Financing Law (formerly the Industrial & Commercial Development Authority Law), for the purpose of investing in local industrial parks and job creation. YCIDA is one of many quasi-governmental organizations in the York County Economic Development Corporation (YCEDC) family. The YCIDA has been involved in the creation of many industrial parks including the York County Industrial Park (YCIP), the York City Business and Industry Park (YCBIP), and the Penn Township Industrial Park (PTIP).

8. Where will it be located?
Sovereign Bank Stadium will be located in the Arch Street neighborhood. This area is roughly bounded by North George Street to the west, Arch Street to the north, North Queen Street to the east and the railroad tracks (north of North Street) to the south. The houses in the 300 block of North George Street will remain as the stadium will be constructed “behind” them and Westminster Park will remain as well. There were 15 residential properties (six were owner-occupied) and eight commercial properties in this neighborhood that were acquired.

9. Why can’t we use Hoffman field or some other site?
As stated above, one of the benefits of Sovereign Bank Stadium is the catalyst that it becomes for other economic development opportunities in York. The stadium must be viewed as part of a larger revitalization of York, it’s not only about baseball.

10. What about any environmental issues at the Arch Street site?
Complete Phase I and Phase II environmental assessments were performed on the project site and surrounding areas. It is evident that the previous owners of the properties have been good stewards of the land and very little environmental remediation was needed at the Arch Street site.

11. How are the property owners being compensated?
Every effort was made to compensate the displaced owners and occupants very fairly. Each owner was approached individually so their needs and desires could be taken into account while their offers were being developed. The Redevelopment Authority of the City of York, with staff support from the York County Economic Development Corporation, did everything possible to acquire every parcel needed through friendly negotiations.

12. What about traffic and parking?
Interestingly, these were also the major concerns of the people in the neighborhoods surrounding the Lancaster stadium. However, after it was built, very few complaints about these issues were heard. The project manager, architect and construction manager of Sovereign Bank Stadium are doing everything they can to make sure these issues are addressed. However, the fact that there will not be a lot of parking on the site itself is intentional. It is hoped that city-owned and privately-owned garages and lots in the area around the site will benefit from the parking fees generated. There are many spots available within a few minutes walk of the stadium. Surrounding businesses will benefit as people walking around the city discover restaurants and shops as they make their way to the games. Thousands of city families live close enough to walk or ride bikes to the stadium as well.

A formal traffic study will be completed and will be reviewed and approved by York officials. Most games are held in the evenings and weekends and traffic is not expected to be as busy during a game as it is on a typical morning or afternoon rush-hour in the city.

13. What about noise on event days?
Sound and light designs will be directed so that noise and lighting remain inside the complex. Consideration of noise impacts is being given in the design phase. The stadium seating bowl is being depressed into the ground and speakers used will be directional and specifically aimed to keep the sound inside the stadium as much as possible.

14. Will alcohol be served at the complex?
The stadium will most likely receive a Public Venue license from the State Liquor Control Board to serve alcohol. York Revoluion is aware of the family atmosphere of the stadium and typically prohibits alcohol sales after the 7th inning of a baseball game and even has an alcohol free seating section.

15. Will my property taxes be increased?
Not as a result of this project. Local property taxes are not proposed as a funding source for the stadium. Sovereign Bank Stadium is rare in that it does not use any local taxpayer dollars to fund construction. Typically, counties or cities will issue bonds to fund such projects, or local governments will add a sales tax to purchases in their area that will be earmarked for the stadium project. The stadium is not being funded with any local taxpayer dollars whatsoever.

16. Will the complex pay property taxes?
The complex will be owned by the York County Industrial Development Authority (YCIDA), created in 1967 pursuant to Pennsylvania's Economic Development Financing Law (formerly the Industrial & Commercial Development Authority Law), for the purpose of investing in local industrial parks and job creation. Some portions of the Economic Development Financing Law:

Section 3. Definitions.
"Commercial Facilities" means and includes, but is not limited to, wholesale, retail and other mercantile facilities, warehouse and distribution facilities, service facilities, office facilities, hotel or motel facilities, shopping centers, department stores and international, national and regional headquarters facilities, health care facilities, education facilities, facilities for persons requiring special care, research and development facilities and tourism, recreational and sports facilities.
"Project User" means any individual, public or private corporation, partnership, association, firm, municipality, municipal authority, Commonwealth agency or other entity, whether or not created for the purpose of making a profit, which owns, leases or uses all or any part of a project and may include a project applicant.
Section 15. Exemption from Taxation.
...authorities and the financing authority shall not be required to pay any taxes or assessments upon any property acquired or used by them for such purposes,...

Current (2005) property taxes received by the City, County and School District are $13,988, $4,666 and $28,927, respectively, a total of $47,581. The YCIDA has proposed a PILOT (payment in-lieu of taxes) agreement with each of the taxing authorities that would guarantee an annual payment of $100,000 which would increase starting in year 6, by 2% each year. The YCIDA has proposed that the $100,000 be split so that the City would receive $29,400, the County $9,800 and the School District would receive $60,800. Because the School District has rejected the PILOT proposal, the City and the County will split the $100,000 as they see fit.

17. Who will pay for the increase in city services (police and fire)?
The YCIDA and York Revolution do not anticipate any increase in city services. In fact, just the opposite would be true. Based on conversations with the Fire Chief and Police Commissioner, since the stadium would be open only for about 70 games per year, and since the Revolution would pay for police overtime on premises, the actual service area and cost for police and fire would be less per year. After all, during the many days and nights that the stadium is empty, there would be no need for police patrols. Since the stadium would be code compliant and made out of brick and metal with a sprinkler system, it would not be a fire risk. All in all, it would pose a lesser burden on fire and police.

18. How many jobs will the complex create?
The estimate is 144 jobs within the complex itself. A variety of full and part time jobs will need to be filled, and city residents will be welcome and are encouraged to apply for any positions they are qualified for.

19. How will the complex impact local businesses?
Using Lancaster as an example, local businesses should be impacted positively. Existing businesses hope to experience more foot traffic and sales, and new businesses are expected to open in the surrounding area to cater to people coming downtown for games and events.

20. How many concerts will be held at the complex? What about other events?
The goal of the facility is to host as many non-baseball events as it does baseball events.