Julie Jacobson, Kennedale Place 3
1. Spending – please respond by February 25, 2021
At the zoning case public hearing, the developer's CEO states, “First of all, if there are any improvements on the road, we pay for it. We are not asking for the city to pay for anything."
Then the mayor and city manager prioritize over $500,000 of work on the road. As a council person, what do you do? How do you handle this?
First, we need to assess whether the developer’s plan is a smart-growth opportunity that will benefit the community.
Second, it would be important to define the expectations of the development and the agreement that has been made (or is expected to be made) with the city, as well as whether the developer expects to make any improvements on the road, or if none are necessary.
Third, the mayor and city manager would need to address which issues they foresee that may require city funds for any road improvements. In addition, each should be able to explain why they believe city funds would be required in lieu of or in addition to the developer’s funds.
With the defined expectations and any concerns of the mayor or city manager, we would, then, be able to address the agreement and modify it in a way that covers foreseeable issues, including, but not limited to, ensuring that the city is able to hold the developer accountable for funding any road improvements. The agreement should specifically detail that the city is not responsible for any costs associated with the improvements on the road. If ‘the city determines that improvements are necessary and the developer refuses to fund the improvement, there should be an indemnity clause that specifically addresses this issue.
If the developer has explicitly stated that the developer will be responsible for any improvements on the road and the city has no requirements that the road be improved, then there is no reason for the city to be responsible for any costs of improvements. The mayor and city manager’s prioritization of funds for work on the road should be denied.
2, Branding – please respond by March 4, 2021
A decade ago, many would have said Kennedale's “branding” was the racetracks? Does Kennedale have a “brand” now? Does Kennedale need a “brand”? Is just being a suburb of Fort Worth and Arlington enough? What do you think? Why?
Kennedale’s brand- racetracks, race cars, auto parts, and salvage yards- has been disappearing over the years as these businesses have been disappearing, leaving Kennedale without a brand to distinguish it from neighboring communities. Any use of the racing brand or a new brand should help preserve the main characteristics desired by our residents.
Two, very, desired characteristics of Kennedale are (1) the small-town community feel and (2) its accessibility to larger cities. Merely being a suburb of a larger city is unlikely what residents sought when moving here and is unlikely to help our community flourish.
Future growth should be designed in a way that conforms to the desires of Kennedale residents and allows for successful operation of businesses that will help benefit our community for the present and the future.
3. Property Taxes – please respond by March 11, 2021
Kennedale is the fourth highest taxing city of the 41 cities in Tarrant County [and heading in the wrong direction]. What are some viable potential solutions to alleviate the tax burden on the citizens? Or is this just something that the citizens of Kennedale must learn to accept? Why?
High taxes drive away residents and businesses and prevents new residents and businesses from making Kennedale their home. Successful cities provide superior services and amenities at moderate tax rates. To be successful, Kennedale must avoid raising taxes and must reduce costs.
Eliminating waste is the most efficient way to reduce cost, as it will ensure that critical services are maintained. Kennedale should analyze each amenity offered by the city to determine whether the amenity is necessary or useful to the city.
For example, when Town Center was constructed, bushes were planted on Kennedale Parkway. It was very pretty but the bushes obstructed drivers’ vision when turning onto Kennedale Parkway. This was clearly a waste of money that did not serve a functional purpose.
Next, Kennedale should not be constructing buildings which have no occupants. Again, a waste of money which has not served its function.
Third, the Splash Pad at Sonora Park is a great idea in theory. However, it is not operating and may not even be operational.
By reducing the money spent on non-functional amenities, Kennedale would be able to ensure that taxes are not raised, and potentially, could lower tax rates. Kennedale needs to assure that city amenities are functional and enjoyable but not overly ambitious.
4. Growth – please respond by March 18, 2021
Over the past several months, the council has approved tiny housing units on tiny lots. What do you think of these and why?
Even having attended the City Council Meeting and reviewed the minutes of the meeting, citizens are still finding it difficult to determine the benefit of the new developments.
The advantages of tiny housing would, presumably, be low cost and low maintenance to seniors or low-income individuals or families. Does this benefit the City of Kennedale, Kennedale taxpayers, and/or Kennedale residents?
Is there a market for such housing? The size of the tiny house is 600 sq ft, approximately the size of a single car garage. Note that this is similar to an efficiency and is smaller than most apartments. It is, therefore, unlikely to house families or more than 1 or 2 occupants.
No information was provided as to whether there is a market for such housing. Generally speaking, the current market sees a shortage of housing of 800 sq ft or larger, which would be appropriate as a small home for a family with 2 children. Homes for a family of 4 are in short supply at this time.
In addition to whether there is a market for such homes, one must look to what the housing market is doing. Houses in DFW are now selling for approximately $75,000 over asking price. The City of Kennedale is practically giving away property to developers. The tiny house project at 6820 Oak Crest Drive was sold for $10, expected to produce 6 new tiny homes; and the project at 600 W. Kennedale Parkway was sold for $5,000, expected to produce 16 new homes or “bungalows”. Did anyone review the market for real property before engaging in any negotiations on these projects?
In order to make informed decisions, one must first be informed. Information available to City Council and Citizens is lacking.
After City Council approved the development, it was discovered that, while selling the land for $10, the City would be responsible for providing sewers to the tiny houses, indebting the City for another $2,000, which was NOT information provided by the City Manager or City Planner at the time of the vote. Once again, the City has subsidized developers’ expenditures, to the detriment of Kennedale City taxpayers. Because of this, it was imprudent to approve the tiny homes, as it does not appear to benefit the City of Kennedale or its residents. We must hold the City’s administration accountable for providing good and thorough information so that the best choices for the City of Kennedale and its residents can be determined.
5. Economic Development Corporation (EDC)– please respond by March 25, 2021
Over the past several months, the council has approved EDC deals to sell lots at a very small fraction of the property’s value [one such example was $10] for the purchaser to build rental units. What do you think of this practice? Do you have any strong opinions regarding the EDC, its existence, its purpose, and its practices? Why?
When there is a compelling reason to do so, it is acceptable to sell land at a reduced fee. However, this reduction in fee should be rare and granted only when there are clear benefits to the city, such as increased taxes or highly desirable businesses. QT is a good example of a high-volume, tax-paying business.
Less compelling reasons would be to develop low-cost housing where there will be minimal taxation and the reduced cost, simply, allows the developer to increase developer’s profitability, with no clear benefit to Kennedale. This is an example of corporate welfare, represents a poor business decision, and should be avoided.
Kennedale citizens are appropriately concerned that the EDC has been selling lots for such minimal amounts, especially to developers who don’t appear to be bringing substantial improvements to Kennedale.
While the EDC and the City should have discretion as to the sale amount of property, reduced prices of property should be rarely used and only when there is a clear and compelling benefit to the city and it’s citizens. Merely developing a property, especially at a loss to the city, doesn’t guarantee a long-term benefit. The benefit derives from selecting the appropriate business or development. Therefore, the city should expend more time in selecting businesses rather than to accept any business regardless of benefit to the city.
6. Accountability – please respond by April 1, 2021
Should the city council hold the city manager accountable? What should happen if staff fails on directives and/or knowingly violates codes? What if the material they present to the city council is not truthful? How should the city council address such issues? Why?
Yes, the city manager should be held accountable by City Council for all the activities of the people he supervises, including their performance, honesty, and integrity. The city manager should also be finding and addressing performance issues and recognizing excellence, preferably on a regular basis, such as by performance evaluations.
City staff should follow all directives and follow all codes, as an intentional violation of code, if it occurs, is a very serious issue, indicating, not only lack of adherence, but lack of respect for the code. It is the supervisor’s/city manager’s responsibility to recognize and address intentional violations. Reprimands may vary from admonishment to employment termination. Failure to address these issues would indicate lack of leadership ability in a supervisor.
Material presented to City Council should always be truthful, complete, and accurate. Intentionally misleading city council is totally unacceptable behavior, perhaps even more egregious than intentional violations of codes. A city cannot have effective teamwork unless the city administration and city council are open, receptive, and honest. Dishonesty in verbal or written reports is a sure path to poor decisions and governmental failure. Working in honesty and harmony provides the best opportunity for an effective city government.
Citizens of Kennedale worry, and rightly so, about the integrity of their leadership based on historical issues which seem to never fade from memory and the current lack of transparency which leads to suspicions and uncertainties.
There are several things that can be done to improve the city’s reputation:
1) Ensure transparency of all proposals and council business unless open proposals or business would have a detrimental effect on Kennedale, such as when consulting the city attorney or negotiating agreements with 3rd parties. This would mean having fewer executive sessions closed to the public;
2) Clear Reporting of all meeting agendas that clearly state the purpose of each agenda item. Merely noting that a report will be given to the council does not provide adequate background for council members or the public. In addition, meeting minutes should reflect a reasonable summary of the discussion and results. While great detail is not necessary, a reader should be able to assess the general discussion, both the positives and negatives, of the issues discussed; and
3) Better Review of Agreements with developers/contractors, with the expert opinions of those who are well versed in the subject and are able to inform council of details. Council decisions based on oral summaries alone during council meetings should be avoided, as this leads to an opportunity to omit critical information. We need to ensure that agreements include clauses that place responsibility for unforeseen costs on the contractor/developer.
7. Communications – please respond by April 8, 2021
If a constituent emails you a question or comment on an issue about which you disagree and asks you for a response, will you respond to the constituent? Why or why not?
Yes, if a constituent requests a response to a legitimate question or comment concerning Kennedale business, I will respond. Part of being on City Council is being available to constituents and being able to address concerns in an open and respectful manner. This is another way in which constituents should be able to hold city council, the mayor, and the city administration accountable.
8. Issue – please respond by April 15, 2021
What is the most important issue the city council is currently facing? Why?
Designing and building a community in which the current residents wish to live and work, complete with businesses and residences, is the most important issue facing city council, currently. Over the past few months, as well as the 7 years I have lived in Kennedale, proper, I have heard from many residents who express that they do not like the direction in which Kennedale is headed. I have yet to hear from one resident who is enthusiastic about the changes that have occurred in Kennedale in the past 9 years.
It is incumbent on each resident to be vocal about how they wish to see Kennedale grow. For too long, many residents, myself included, allowed city council to dictate the direction in which Kennedale grew. I was skeptical of the comprehensive plan when it was introduced in 2012. At the 9 year mark, the plan has not come to fruition. Parts that have been enacted are poor substitutes for the promises in the 2012 comprehensive plan.
We need to asks ourselves, is the comprehensive plan really what is best for Kennedale; and if not, how can we make it best for Kennedale? How can we keep the businesses that have been part of Kennedale’s backbone for decades while being able to grow in new and successful directions?
Opponent: Chris Pugh
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