Adopting a budget at the effective tax rate-commonly considered the ‘no tax increase rate’ should be the goal. In the past several years new construction has been in the range of $2.5 to $2.9 billion which generates additional taxes even at the effective tax rate. Looking for efficiencies that can provide money for public services and safety without increasing taxes. Use underutilized city property for affordable housing. If not suitable, land should be sold, and proceeds used for affordable housing. No property tax exemptions or expensive incentives should be given to out of town businesses.