Lewisville Old Town Business Association

OTBA Lewisville City Council Candidate Questionnaire

December 10 in a special election, Lewisville voters will elect a new City Council member to fill Place 2. 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 they appear on the ballot.

Disclaimer: The candidates’ responses do not represent OTBA’s views.

Election day is Saturday, December 10, 2011 with early voting held Nov 23, Nov 28 - Dec 2 and Dec 5 -6. 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 2 Candidates

 

Steve Hill

City Council Place 2 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.

Neil Ferguson

City Council Place 2 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?

Ferguson: These top my list: the I35 project, Mill Street corridor, inadequate or hard-to-find close-by parking (in the core area), continued preservation efforts, declining residential properties, and brownfields identification and remediation.

The I35 project is critical because of the enormity and impact it carries. While it lies on the outskirts of Old Town, the I35 project will still bring huge changes, starting with the gateway from the Interstate to Old Town, which should create a signature statement. But this work could prove to be harmful for some time to Old Town business as the project progresses, and we all know that progress will be slow. So there are serious concerns about how to minimize the inconveniences and impediments to accessing Old Town during construction so that businesses are minimally affected. The whole project will, perhaps, prove to be the greatest development challenge City Council has faced.

The Mill Street corridor is a different issue. Again, it is a connector between Old Town and I35. But it is also a peculiar mix of businesses, signage, building construction and design, parking, and overall image. Convincing business owners to accept the needed changes will be difficult. Many will see no clear direct benefit, or see changes as unwanted.  But this is our other gateway, and it has declined in serious ways. It will be up to the city to seek as much cooperation as possible so that this area can be revitalized while small businesses see benefit. I foresee a real need for incentives to make this project a success.

With parking, it has always been an advantage for any retailer to offer convenience to their customers. That begins with walking distance (particularly in cold or wet weather).  Also helpful is covered parking, especially with our climate year round. Off-street parking signage can be difficult for newcomers to spot, and those seeking to park mid-block may not find it. The general growth in Old Town will increase demand, particularly for locals and those not served by DCTA or not interested in public transport or looking to go to additional destinations before or after.

I foresee a need to build additional parking, and ideally create covered (or underground) parking. On-street parking really can’t be expanded, and it creates traffic flow issues. It will be up to the City Council to see that this happens, and is in synch with parking demand as Old Town more and more becomes a destination for shopping, entertainment and relaxing. That will also provide the economic justification for parking improvements.

With continued preservation, I think we are on a good path. OTPS does a great and vital job. The City Council must remain clearly supportive of OTPS efforts. The design district has set up rules to govern preservation. Perhaps the only thing we could use more than anything else is greater interest from developers. But even that appears to be growing steadily. If there is a way to additionally encourage it, I would be all for it, perhaps through sensible incentives.

Declining residential properties present many challenges. Is strict code enforcement, to the point where a fixed-income elderly person is being threatened with fines, the solution? Here is where I hope we see more involvement from charity groups stepping in and helping out, or city/private partnerships. On the other hand, I have little patience with absentee property owners who allow holdings to decline to the point of being a public nuisance. But due to a recent court ruling, it is now much more difficult to ultimately condemn and tear down a dilapidated property. Texas cities now find their hands tied through a much more difficult court process than in the past. Suddenly, it has gotten difficult to proceed and not risk being sued. It is up to the City Council to find a way though this legal maze as expeditiously as possible while avoiding civil suits from property owners.

Brownfields are a real concern. They can stand in the way of redevelopment, even affecting adjacent property development. And existing property owners, fearing they may find themselves in trouble or saddled with expenses, are often distrustful of the EPA when it comes to assessment. It is a tough problem. I do think that, as success stories begin to emerge regarding brownfields remediation (and not just in Lewisville), it should become easier to convince property owners of potential problem sites that it is really in their best interest to look at possible remediation. That would also further encourage development on properties that would be able to tout their guaranteed safe conditions. As a city, we need to encourage remediation so that land can be reused.

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)

Ferguson: Yes, with the emphasis on looking at the long-term investment results simply as good business sense. But that often is the very reason why such incentives make sense. By creating additional business, sales tax revenues are increased. Lewisville currently collects far more of its sales taxes from non-residents than residents, so it literally shifts the tax burden off our citizen’s backs.

Abatements can make sense by looking at the future. If the property tax collected on a parcel and its improvements is going to remain static, or improvement to the parcel can be encouraged by abating taxes for a fixed length of time, why not seek the improvement through abatement? There is no tax lost or cost to citizens. And in the future, there will be additional tax gained. And there is the very real possibility that adjacent properties will be encouraged to also improve. It is a win-win on multiple levels.

Regarding matching grants, these can provide an opportunity to take on projects that otherwise might not be funded. The city gets improvements at half the price, and those improvements will either be needed eventually, or they will create a source for added property tax revenue as properties are improved, or both. This can also be the answer to infrastructure improvements that benefit everyone.

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?

Ferguson: A very firm yes to this. Old Town investment is already drawing an increased visitor population. And it is drawing the attention of other developers to invest here. The city has increasingly made Old Town into a “destination”. This translates directly into sales tax revenue and improved local business economy. These improvements also have some ripple effect into the neighborhoods, where we see townhouse developments continue to grow, and homeowners improving their own properties recognizing that gentrification can mean added value to their home investment.

I am particularly looking forward to the new development of Ferguson Plaza, as it will add to the idea that you can come to Old Town, bring the family, and spend time relaxing and shopping. Add to that the arts center, and we also have an entertainment destination. All of this will encourage new business to move into Old Town. The A-Train further enhances that. I am anxious to see streetscape improvements to connect the corridor between Old Town and its train station, drawing in more shoppers and tourists. In the future, this continued level of investment and development will literally transform Old Town. I find the whole idea exciting. And the new arts center is solid proof that if the city builds it, people will come.

So to answer the question, I think the process that began a decade ago with Old Town has been a success story, and we need to see that continue to grow. Factor in the economic downturn during the same period, and while the pace has sometimes been slow, it is still further proof this is the right thing to do. I want to see the streetscape project and TOD more forward, and I am anxious to see the Wayne Ferguson Plaza development moving as quickly as possible. And I would like to see some additional improvements to parking as mentioned above as visitor traffic increases. I would like to see the city encourage development of a medical office district. I would favor adding pocket parks to selected spaces. Overall, I very much favor this continued level of investment.

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?

Ferguson: The city can do its part by carefully monitoring development plans to see that they not only fit the character of Old Town as an architecture, but also as an atmosphere. Construction and rehabilitation need to also keep an eye on sustainability and green concepts. And the healthy partnership between City Hall, primarily in economic development, and OTBA/OTPS will continue to be a vital link to success.

But I also believe this is something that requires community involvement to be successful. As the plaza and TOD are developed, public awareness and interest in Old Town will increase. We should take advantage of that awareness by encouraging participation in ideas, as was done with the Old Town charette two years ago and with the help of city hall. Public involvement helps create buy-in. And it also creates excitement to come back and experience and enjoy the results.

It will also be critical that the city provide a sense of safety and security when in the Old Town area, especially after dark, from parking to destination and back. That may include improved lighting, police presence, visible street cameras, or other options. But in doing do, these cannot mar the aesthetics of Old Town or begin to suggest there is a problem that is greater than reality, so cautious design and implementation will be important.

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?

Ferguson: So long as what we are talking about is something that is fairly minimal, with considerable buy-in from those affected by the assessment. And it also needs to be time-constrained. By asking about a nominal assessment, you meet the criteria for keeping it fairly minimal. But I think setting a time limit is also equally important. At some fixed point, we can confirm that the BID has been successful, at which time the assessment has done its job and is no longer needed. Overall, this is also something that should be done only if there is strong general support from the Old Town commercial property owners seeing benefit in a BID. However, I would not also rule out accomplishing the same goals without imposing the assessment, and that certainly should be considered first.

  

Matt Lampe

City Council Place 2 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?

Lampe: Currently, time is the biggest challenge facing Old Town. Lewisville has been slow to get the ball rolling on preservation of our historic district and has lost ground to surrounding cities such as Carrollton and Grapevine.  While many of the issues have been addressed and addressed correctly, surviving until all the parts are well oiled and moving is a challenge for the businesses that are now active in this community.

The city council needs to keep the commitment up to making all the plans come to completion.  Development dollars are hard to come by and showing seriousness to the development of a friendly environment to invest in goes a long way in the discussion of where to place dollars.  Additionally, we need to work with the Mill Street population, both business and residential, to ensure a continuity of philosophy from Old Town reaching out through the local area.

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)

Lampe: On a case-by-case situation, yes I do support city incentives in development of Old Town.  We as a city should be willing in cases that make sense to delay city tax through abatements and reduce the cost of starting a business in Lewisville. The advantage of having many businesses and diversity among them provides a natural bleed over to other business in the district by increasing awareness of and activity near those preexisting businesses. The city also needs to use all of its influence to help with the brownfield clean up. Years of unintended mess needs to be cleaned up, will that benefit a specific investor, probably, will it benefit the district, probably, and will it benefit the city, defiantly.  That said we need to take a close look at what business we already have in the downtown area and be sure we are picking winners that provide the best symbiosis with neighboring businesses. We need to make sure the developmental dollars spent by the city are directed at adding value and diversity to the area not creating a competition of two very similar businesses while the area is still in its renewed childhood.  Like any neighborhood the more attractive we make it the more interest there will be for people to invest in it.

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?

Lampe: Development is not going to come running to Lewisville if we are not calling. I firmly believe if we continue to create the proper environment development will come.  There has been a tremendous amount done so far, but it cannot stop.  The transit-oriented-development should be a great help in getting the people to this district. The planned streetscape will funnel them to our door.  We need things for them to do once we get them here.  I think as a city we should be looking at advertising campaigns to promote what we have, what we have planned, and where we are going economically.  We are competing for businesses and need to make those who have or would start business aware of the tools we have in place to help them succeed. Where those tools don’t exist we need to create them. One of the biggest things I can do as your council member is listen when you speak. Advertising needs to be directed at developers first in a staged approach.  There needs to be a long term public perception campaign aimed at developing a local, regional, and state affinity for Lewisville’s historic district with all its glory, the model of Americana, with Texas flair.

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?

Lampe: In addition to the forgoing sections these are the specific pieces which I don’t think I have already addressed.

It is apparent that the formation of the Old Town Preservation committee was a valuable step in protection the heritage of Old Town. It is equally important for the city to maintain and revise any and all codes that do not require and maintain sustainable and complementary architecture of the area, then follow that up with enforcement.  I would also like to see a considerable effort made to make parking more accessible, possibly the city investing in a garage to accommodate the needed spaces. While I know that it seems far off, infrastructure to support growth has to be in place prior to growth happening, investors want certainty not promises.

Finally the gate way into Old Town is right past the Lewisville Medical Center. We cannot afford to let this avenue of growth escape.  Doctor offices and support services needed for the medical field should be encouraged as a smooth transition from the rush of the 35 corridor to the businesses of Old Town. They provide both a professional presence and image to the area and a buffer from the speed to a relaxed Old Town full of history and space.

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?

Lampe: Lewisville currently has a 4B commonly called the Economic Development tax. So, in like manner, development of a business improvement district, if the majority of the stakeholders supported it could be used to improve activity. Primarily it is the job of the council to implement the will of the people. While I am not a tax advocate, I do believe that when money needs to be spent it should be directly taxed to account for spending. I think we need a short sunset clause so the tax would not be a perpetual tax that just became an additional burden on the business community of our town.