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OTBA City Council Candidate Questionnaire
OTBA Lewisville City Council Candidate Questionnaire
This May, Lewisville voters will elect two new City Council members to fill open seats for Places 1 and 3. In an effort to inform our membership and the Lewisville community on City Council candidates’ views, the OTBA Board of Directors sent a questionnaire to the candidates running for City Council. Our questions and the candidates’ responses are found below in the order in which they appear on the ballot.
Diclaimer: The purpose of the questionnaire is not to endorse any particular candidate nor do candidates’ responses represent OTBA’s views.
Election day is Saturday, May 14, 2011 with early voting held on May 2-10, 2011. For more information on the election including voting times and locations, please visit the City’s website at www.cityoflewisville.com or the Denton County Elections Administration at http://elections.dentoncounty.com/
City Council Place 1 Candidates
G. Austin Avery
City Council Place 1 Candidate
OTBA has not yet received a response from Mr. Avery. We will update this page with Mr. Avery’s responses as soon as we receive them.
Leroy Vaughn
City Council Place 1 Candidate
In your opinion, what are the biggest challenges facing Old Town as a viable business district and self-sustaining community and how would you propose the City Council work to address these challenges?
Vaughn: I see several challenges, but for the business district, I suspect parking will become the largest problem. On-street parking can already be a problem along Main Street at various times of day. Most business patrons are not looking to park at city hall or on side streets. They are looking for convenience. The less convenient it is to do business, the more likely they are to go elsewhere. With the advent of the new arts center, and its very limited immediate parking and even more limited handicap parking, events there could place a demand on overflow parking at city hall. This will likewise place a demand on other parking in Old Town. As people seek nearby parking, they will look at nearby side streets. So an adjunct to the parking problem is the condition of properties adjacent to the core of Old Town.
The pressure will be on the City Council to identify solutions. This may involve property acquisitions and capital investments. But as Old Town popularity grows with the advent of the DCTA A-train and increased use of the new arts center, the return on investment for added parking in Old Town will likewise grow, making the case for expansion.
Do you support City incentives (on a case-by-case basis) to developers, businesses or property owners to stimulate additional private property investment in Old Town? (via tax abatements, matching grants or infrastructure assistance, etc)
Vaughn: Absolutely yes! What is so often overlooked is what the city would collect in tax revenues if these incentives were not offered. Put another way, if a tax abatement is given, but the business attracts sales tax paying customers, the city is ahead compared to not having that business. The fact that additional property taxes may not have been collected is immaterial. They would not be collected if the property sits in its current condition.
It does not take a lot of vision to see a few years forward and recognize that the benefits are there, and that nothing is lost. In fact, not only is nothing lost, but there is clear gain in future years. The payoff is there. It just takes seeing through the timeline and the incentives to understand the benefits.
With matching grants, again, a long term vision will see that there is a return on investment that far outstrips the immediate expense. The same applies to infrastructure investment. It is often said it takes money to make money. Ironically, some plans don’t even take money on the City’s part. But for those that do, careful analysis will identify the potential to earn back the investment with dividends, and the City should not hesitate to invest in its future.
Within the past decade the City has invested extensively in Old Town (city hall, art center, streetscape projects, facade grants, etc.) Would you be in favor of continuing this level of investment in Old Town and if so in what forms?
Vaughn: I, am absolutely in favor of continued investment in Old Town. Despite some concerns about budget, much of Old Town development is designed to generate a solid return on investment through visitors. By creating both an identity and recognition as a fun destination, Lewisville businesses benefit, and so does our sales tax collection-much of it without any added tax burden on our City’s residents. Old Town investment also encourages private property owners to improve their buildings, and encourages new business investment in the area. In every way, it is a win-win.
One key development I support is the streetscape improvements that will connect the new DCTA A-train station through to our new arts center. With rising gas prices, visitors will increasingly look for entertainment opportunities accessible by light rail. Making the walk from the train station to our Old Town offerings will enhance the experience. Combining inviting public space with public art will lead to more visitors, and more return visitors. Again , both sales tax and private business owners stand to benefit. In a larger sense, the city at large stands to gain and our own citizens can take equal advantage of the benefits Old Town has to offer.
Finally, I think that code enforcement in the Old Town area must be strong in order to guarantee that the streets adjacent to the Main Street/Church area maintain the experience and impression of quality life in our city. In that area, I favor tax abatements that encourage private property improvements. These cost the city nothing, in that the city continues to receive the same tax income on properties that would be collected if improvements were not made. But by encouraging these improvements, not only are participating properties improved, but the neighborhood is encouraged to improve as properties scattered within them are made better.
With the increasing popularity of revitalized historic districts and transit-oriented neighborhoods, Old Town is facing imminent growth and (re)development. What are your ideas or strategies for managing this growth and development in Old Town?
Vaughn: My ideas for managing growth and development in Old Town is primarily through community outreach. To engage a wide range of citizens and stakeholders and encourage them to develop relationships and partnerships to carry through on identified priority actions. To develop a stakeholder design charrette where participants envision and generate redevelopment scenarios.
With this in turn leading to a refinement of scenarios showing a spectrum of options for uses, densities, open space opportunities, ground floor urban design principles and strategies for the primary opportunity sites. This strategy will outline specific actions to guide public and private investment and lead to revitalization of key parcels and improved amenities in the area.
The overall plan must include the need for an active and safe pedestrian street environment, which is currently lacking due to the parking situation. In consideration should be the option of a parking garage, underground parking and mechanized parking, combining the potential of area blocks for synergy, including the streets on which festivals are currently being held as well as those in the future plans.
I also envision enhancing the connections and view corridors from the light rail station to the main attractions of the district. Combined in these ideas is a strong desire to strengthen the identity of the district with some form of entry feature to Old Town.
With a majority support of key community stakeholders, property and business owners would you be opposed to a nominal additional assessment on commercial property for the purposes of creating a business improvement district (BID) in Old Town?
Vaughn: I would not be opposed to the implementation of a self imposed nominal assessment on commercial property for the purposes of improvements to the district, if supported by community stakeholders as well as business and property owners.
Mike McCary
City Council Place 1 Candidate
In your opinion, what are the biggest challenges facing Old Town as a viable business district and self-sustaining community and how would you propose the City Council work to address these challenges?
McCary: Thank you for allowing me the chance to answer these questions. Planning and Zoning problem-solving was once my job.
Strict Planning and Zoning and the enforcement of elevated community standards would inspire strong neighborhoods. Utilizing Code Enforcement and Building Inspections would sustain those strong neighborhoods and would ultimately eradicate urban decay. Strong, sustained neighborhoods will bring about strong, sustained business growth within those neighborhoods.
Do you support City incentives (on a case-by-case basis) to developers, businesses or property owners to stimulate additional private property investment in Old Town? (via tax abatements, matching grants or infrastructure assistance, etc)
McCary: Past endeavors using tax payer money to artificially support business success have been met with short term results. Rather than artificially support a private business endeavor until its eventual downfall, we need to build strong communities which will in turn stimulate fruitful business opportunities responsive to the quality needs of the community.
Within the past decade the City has invested extensively in Old Town (city hall, art center, streetscape projects, facade grants, etc.) Would you be in favor of continuing this level of investment in Old Town and if so in what forms?
McCary: All taxpayers in our city deserve equal attention.
With the increasing popularity of revitalized historic districts and transit-oriented neighborhoods, Old Town is facing imminent growth and (re)development. What are your ideas or strategies for managing this growth and development in Old Town?
McCary: Our population is 49% rental. We need a more viable tax base. I would endorse a moratorium on apartments and pre-manufactured homes; limit the number of owner-occupied multifamily residences (town homes); and emphasize single family dwellings. This will increase quality of life, the tax base, and a sense of long-term commitment to the community. My professional expertise and experience in this area, along with Lewisville’s history, proves this is an effective Planning and Zoning philosophy.
With a majority support of key community stakeholders, property and business owners would you be opposed to a nominal additional assessment on commercial property for the purposes of creating a business improvement district (BID) in Old Town?
McCary: Owning eight houses and more than two acres of property in Old Town, I am a key community stakeholder. I do not support any new taxes. I would rather provide a better value for the taxes we do pay.
City Council Place 3 Candidates
Steve Hill
City Council Place 3 Candidate
In your opinion, what are the biggest challenges facing Old Town as a viable business district and self-sustaining community and how would you propose the City Council work to address these challenges?
Hill: As with old town areas in many cities, they tend to suffer from a lack of population. People move away and the area becomes a business district. This requires that people come to the district for a specific purpose, and there is less “walk-in” business. The challenge for Lewisville’s old town area is to maintain a community of people and to attract customers.
As councilman I would support efforts to maintain strong neighborhoods and communities in and around old town. I support using code enforcement to make the district safe and livable, but not over regulation that could drive away the residents. Attractions that bring people into old town need to happen during the hours that businesses are open, and be built around driving customers to the businesses of old town.
Do you support City incentives (on a case-by-case basis) to developers, businesses or property owners to stimulate additional private property investment in Old Town? (via tax abatements, matching grants or infrastructure assistance, etc)
Hill: On a case by case basis I would support whatever made sense to bring business to Lewisville and Old Town.
In the case of tax incentives to businesses, I think it is important that we evaluate the impact on other businesses before giving a tax incentive for a new business to come in and compete.
Within the past decade the City has invested extensively in Old Town (city hall, art center, streetscape projects, facade grants, etc.) Would you be in favor of continuing this level of investment in Old Town and if so in what forms?
Hill: I would be in favor of continuing to build up an old town district, however I would put major plans on hold until the economy and tax revenues have recovered. With the grand theater opening, the impact on old town businesses, should be evaluated before continuing with other large capital expenditures.
With the increasing popularity of revitalized historic districts and transit-oriented neighborhoods, Old Town is facing imminent growth and (re)development. What are your ideas or strategies for managing this growth and development in Old Town?
Hill: I think that proper zoning should be put in place to allow for growth within the city’s long term strategic direction. Once the zoning is in place then I would let private development occur freely within that framework.
With a majority support of key community stakeholders, property and business owners would you be opposed to a nominal additional assessment on commercial property for the purposes of creating a business improvement district (BID) in Old Town?
Hill: Yes I would be opposed to creating a new tax on the businesses of Lewisville. If the community stakeholders want to contribute to something like this voluntarily, as part of OTBA then that is fine.
TJ Gilmore
City Council Place 3 Candidate
In your opinion, what are the biggest challenges facing Old Town as a viable business district and self-sustaining community and how would you propose the City Council work to address these challenges?
Gilmore: Old Town faces the following challenges:
1- I-35 construction. This could make access difficult and requires marketing and signage as well as working with TxDoT to reduce traffic interruption.
2- Failure of the city, and council, to continue to place resources in the Old Town district. If developers perceive that we don’t value this part of town, it will be difficult to get them to buy in to the planned vision.
3- Residential and Mill Corridor pushback. As this area develops, outreach to the neighborhood district and the business owners on Mill will have to be stepped up to ensure buy-in from those stake holders. Old Town will be Lewisville’s calling card and front door for many travelers and shoppers in the future- Council needs to ensure open communication to reduce perceived neighborhood neglect.
Do you support City incentives (on a case-by-case basis) to developers, businesses or property owners to stimulate additional private property investment in Old Town? (via tax abatements, matching grants or infrastructure assistance, etc)
Gilmore: Absolutely. It’s extremely easy to build a business in a new strip center or on a vacant lot- it’s much harder in an older building with potential brownfields problems like the K&W Auto. As a city, just like a family, we need to be creative with our finances to keep our home attractive and livable. To take any of these tools off the table eliminates our ability to be competitive with neighboring cities with newer infrastructure, albeit less character.
I prefer tools like tax abatements because they encourage investment, and while it defers tax revenues off of new construction the city reaps the rewards in increased value surrounding the development as well as improving the quality of life for residents.
Within the past decade the City has invested extensively in Old Town (city hall, art center, streetscape projects, facade grants, etc.) Would you be in favor of continuing this level of investment in Old Town and if so in what forms?
Gilmore: Turning around 30+ years of neglect takes time. Looking at the streetscape and facades now versus when I first moved here is stunning. Knowing what’s coming next with the new Transit Oriented Development plans, park space in front of City Hall, and the 3.75 Million in new streetscape from Old Town to the Light Rail is exciting to say the least.
When I speak with neighbors there’s always a lament that there’s ‘no places to hang out or shop’ in Lewisville. Typically Parker Square, The Shops at Highland Village, and even Southlake are pointed out as ‘something we should have’.
None of this will happen without a continued will by city council and citizens to create that type of space. Developers don’t just show up and spend money with no return. Businesses don’t automatically grow or relocate. They have to be shown a vision and have tools in place from the city to make development simple, attractive, and beneficial to residents and businesses. Continuing our investment in Old Town has to continue, especially now when we’re right on the cusp of a great place to live work and play.
With the increasing popularity of revitalized historic districts and transit-oriented neighborhoods, Old Town is facing imminent growth and (re)development. What are your ideas or strategies for managing this growth and development in Old Town?
Gilmore: I believe the Old Town Preservation Committee is a good first step, as is the TOD plan. Serving on P&Z has helped me see the zoning strategy for this part of the city as well as my work on CDBG to help revitalize neighborhoods in Old Town. We have many tools in place, including a comprehensive Economic Development website and growing Business Association. All of these tools are already strategically looking at the redevelopment. It’s not sexy to say ‘we’ve got a lot of this covered’ but we do. Perhaps better coordination and communication between these entities is warranted, but I see lots of hard work and planning already.
City Council has to be a cheerleader with residents and investors for Old Town. We need to review our building codes and zoning to ensure they promote sustainable building practices and we must improve awareness of Old Town- perhaps with specialized websites and developer tours of the area that are backed by city staff and local business owners, as well as the medical center. I personally believe the Medical Center could drive considerable interest and revenue into old town with more medical offices and ancillary businesses.
With a majority support of key community stakeholders, property and business owners would you be opposed to a nominal additional assessment on commercial property for the purposes of creating a business improvement district (BID) in Old Town?
Gilmore: The FIRST job of a city councilman is to listen. If the citizens and shareholders want to create a tool for investing their dollars in the city (like the 4B tax) I’m all for it. This council doesn’t raise taxes, however, this city has a track record of citizens pitching in to fund things like our parks, library, arts center, and Old Town. I’d want to keep the time horizon on the BID limited so it can be reviewed in the future and removed if redevelopment makes it redundant.