Mike's Position on Tracy Issues

Measure "A"

Although Measure “A” is not an issue in the November election, it is a means by which many people evaluate local candidates and I owe it to the voters of Tracy to be clear about my position regarding it.  I did not support Measure “A” when it was on the ballot.  I firmly believe that local government needs to have the flexibility to respond to economic change when it comes to managing growth.   No business or household would try to operate on a strategy that could not readily change to compensate for economic fluctuations.  That is what the City of Tracy is doing with growth management.  Some of Measure "A's" unintended consequences are now becoming apparent. With Measure “A” the voters of Tracy changed the Growth Management Ordinance and those provisions are now law.  Despite of my personal concerns with the principles on which Measure “A” was drafted, I am firmly committed with complying with the law.  The development of the Ellis, Tracy Hills and other projects must be delayed until 2012, when they can proceed under Measure "A" growth limitations. Any future changes to Measure “A” must come from the voters.

Economic Growth

Although residential development has been one of the primary topics of local politics for years, we cannot think only in terms of additional homes when looking to Tracy's future growth.  City government has done a good job of expanding its efforts to promote retail and other commercial growth, but in our current highly competitive economic environment, we must do better. 

I strongly support seeking ways for Tracy to become even more aggressive when it comes to attracting new businesses and jobs.  There are lessons to be learned from the newly opened Toyota parts manufacturing plant in Stockton and the under construction Bass Pro Shop center in Manteca.  Those projects will greatly stimulate the economies in those communities.

We have been successful in Tracy.  The north/west corner of town has enjoyed significant retail growth surrounding the West Valley Mall, the Auto Mall and the Wal-Mart/Costco corridor.  There is a healthy warehouse/distribution industry emerging in the north/east part of town.  Tracy has proven that it can be good for business.  We must be even more innovative and aggressive as we compete with other area communities for commercial investment opportunities.  Our main goals must be more head of household jobs in Tracy for Tracy residents. 

With exciting plans being formulated to revitalize the "Downtown" area and the potential to develop new industries throughout the city, the city council needs members who are committed to making and keeping Tracy an attractive location for businesses and corporations to invest in.

The Grand Theater and planned multi-modal station are positive steps.  I believe that for the vision on an economically vibrant Tracy to become reality, we must ensure a business-friendly environment.

Residential Growth

Much of the current debate on residential growth in Tracy revolves around the the development of "in fill" areas versus proposed projects to the south and west, primarily Tracy Hills and Ellis.  I support the development of the "bowtie" and other "in fill" properties near what used to be the geographic center of the city.  I don't know anyone who doesn't.  The problem is that there are not currently any viable plans to develop those sites.  Much of the "bowtie" area is railroad property, some of it with contamination issues.  It should be the job of the city to facilitate development, not drive it.

I support establishing a program that would assist would-be developers who desire to initiate "in-fill" projects.  Such incentives would be in the form of assistance with initial expenses that would be repaid to the city upon sale of the developed property.  I do not believe, however, that "in fill" prioritization should be used as an excuse to create a building freeze for development in other areas.  If developers recognize a viable market and comply with all city requirements, their projects should be accommodated.  It should not be the role of city government to force developers into areas or projects that may not be economically realistic.

Youth Sports Facilities

As a community we are failing our youth when it comes to providing recreational facilities.  During the 2006 election, proposed developer agreements that would have brought as much as 40 million private sector dollars into the city for an aquatic center and a youth sports park were hot topics.  One mayoral candidate and several council candidates were steadfastly opposed to those agreements.  Although none of those candidates were elected, as we prepare for the 2008 election neither the sports park or the aquatic center have broken ground.

The extreme slow-growth activists succeeded in intimidating a bare majority of the city council into not moving forward with the athletic fields by raising concerns of pipeline safety at the Schulte Road site.  I feel those concerns were grossly overstated and unfounded.  Those same activists seek to derail the aquatics center project.  Too much time has been lost to political maneuvering and obstruction.  I resent the slow-growth extremists using our children as pawns to further their agenda.

With the approval of the city's Holly Sugar property as a sports facility there is finally progress on putting the 11.3 million dollars available for athletic fields to work for our children.  I strongly supported the Holly Sugar site and encouraged the council to work with the youth leagues to obtain maximum benefit from the available funds.

I support the continued negotiation of the developer agreement for the aquatics center.  Our children deserve it and without the agreement the center will not be built in the near future, if ever.  As always, the city must ensure the agreement meets the needs of the community first.

City Budget and Services

A variety of economic factors have resulted in reduced revenues to the City of Tracy.  As is the case when a private household faces a money shortage, you do two things:  Spend less and try to make more.  From the city's perspective I addressed "making more" when I spoke of economic development.  Let's talk about "spending less."

We are faced with the challenge of maintaining adequate city services in spite of diminished funding.  Through highly responsible fiscal management, Tracy has remained financially secure and enjoys dedicated budget reserves that will be used over the next few years to make up for revenue shortages.

As a council member I will be committed to fiscal responsibility.  In addition to seeking new funding sources, I am willing to make the tough budget choices if necessary.  I believe that every city department should review its current workload and staffing situation to ensure that all positions are necessary and performing efficiently. 

Since revenue forecasting is an inexact science, contingency plans should be developed based on a variety of fiscal scenarios.  These plans would include potential modification of services (but set absolute minimums) and the deferment of equipment replacement when feasible.  When ever possible, staff reductions would be accomplished through attrition, as opposed to outright layoffs.

The maintenance of streets and city facilities must remain a priority.  Street and sidewalk improvements in older portions of town should take place sooner, rather than later.  The charm and character of our older neighborhoods should not include rough streets and buckling sidewalks.