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HomeMy WebLinkAboutMinutes_HOUAB_12.18.2017City of Georgetown, Texas Housing Advisory Board Minutes December 18, 2017, at 3:30 p.m. Historic Light and Waterworks Building, 406 W. $"' Street Georretown. Texas 78626 Members present: Brenda Baxter, Vice Chair; Randy Hachtel; Brian Ortego; Nikki Brennan; and LOU Sneed Members absent: Harty Nelson Staff present: Charlie McNabb, City Attorney; Sofia Nelson, Planning Director; Nat Waggoner, Long Range Planning Manager; Susan Watkins, Housing Coordinator; Karen Trost, Recording Secretary Call to Order by the Brenda Baxter at 3:35 pin. with reading of the meeting procedu res. Public Wishing to Address the Shard A_ As of the deadline, no persons were signed up to speak on items other than those posted on the agenda. Legislative Regular Agenda B. Presentation and discussion of municipal linkage fees. Susan Watkins, Housing Coordinator Charlie McNabb, city attorney, explained this issue.. Texas Legislature recently voted that cities cannot impose linkage fees — a fee that. is imposed as an additional fee that goes into a special fund for affordable Housing. He explains that Georgetown is a Hoge Rule City and we can do what we want as long as it does not go against, or inconsistent with the Constitution of the State or against legislation. Permitting fees must relate to the actual permit. This applies to any residential fees. C. Consideration and possible action to approve the minutes from the October 16, 2017 meeting. Karen Frost, Recording Secretary Motion by Hachtel, second by Ortego to approve the minutes as presented. Approved 5 — 0 —1 (Nelson absent.) D. Presentation and discussion of the updated demographics from pages 7-9 of the 2012 Housing Element. Susan Watkins, Housing Coordinator Watkins presented new data. The Fair Market Rents for Williamson County are: 2010 - $954 (2 bedroom) and 2017 - $1,195 (2 bedroom) In Williamson County, the Fair Market Rent (F1vi1P-,) for a two- bedrooin apartment is $1954. In order to afford this level of rent and utilities, without paying more than 30% of income on housing, a household must earn a monthly income of $3,1$0. Assuming a 40 -hour work week, 52 weeks per year, and this level of income translates into a Housing Wage of $18.35 per hour. In order to afford the Housing Advisory Board Page 1 Ytinutes December 18, 2017 FMR for a two-bedroom apartment, a minimum wage earner (making $7.25/hour in 2008) must work 101 hours per wcek, 52 weeks per year. Or, a household must include 2.53 minhnum wage earners) working 40 hours per week year-round in order to make the two-bedroom FMR affordable • The hourly wage needed to afford the HUD Fair Market Rents is: 2010 - $3,180= $954/30% ($3,180.12)/2080 = $18.35 And 2017 - $3,983 = $1,195/30% ($3,983*12)/2080 = $22.98 4,886 Single family building permits 2010-2017 3,894 homes under construction' (Development pipeline as of 03/2017) o 9,085 homes planned* ■ 2,236 Multifamily units added since 2010 • 310 LIFITC units approved in 2015, built by 2018 • How are we serving these populations? Seniors, Senior and low income, low income non -senior and workforce: ■ 39.5% of Georgetown households made less than $50,000 Sou rce: 2015 ACS 5 year estimate --Table B19001 • 29.2% of all households were paying more than 3011% of income for housing (2010- 2014) s, Watkins and Waggoner explained showed the percentage of job types and presented their annual salaries, from the 2016 Workforce Analysis data. • Georgetown: $268,000 Median Sales Price $310,972 Average Sales Price Source: Texas -A&M Real Estate Center Dousing Activity for Local Service Area Georgetown (Austin 13oR) September 2017 Board members discussed all these facts and asked clarifying questions. It was discussed that zoning classifications drive many of the rental unit numbers. It was also discussed the difference between owner occupied properties and i,ental properties. Housing Advisory Board Page 2 Minutes December 18, 2017 Existing Single Family Units Multi Famfl - 24,031 4,965 MF Units* i TE28,9961'20,7 Develo in Building 3,594 1,410 5,304 36.2 5ub Total 27,925 6,375 34,300 22.8 Planning 9,085 ._ 990 10475 10.9 Grand Total 37,010 7,365 44,375 19.9 For Nse purposes of ibis Inap, NUV Farm I in, I ud as Buildings sv4Us 3 er jrkm uni Is, deteiched nmlti family units, asses ttdJivina or smog Housing, and rnobile homupaiB • How are we serving these populations? Seniors, Senior and low income, low income non -senior and workforce: ■ 39.5% of Georgetown households made less than $50,000 Sou rce: 2015 ACS 5 year estimate --Table B19001 • 29.2% of all households were paying more than 3011% of income for housing (2010- 2014) s, Watkins and Waggoner explained showed the percentage of job types and presented their annual salaries, from the 2016 Workforce Analysis data. • Georgetown: $268,000 Median Sales Price $310,972 Average Sales Price Source: Texas -A&M Real Estate Center Dousing Activity for Local Service Area Georgetown (Austin 13oR) September 2017 Board members discussed all these facts and asked clarifying questions. It was discussed that zoning classifications drive many of the rental unit numbers. It was also discussed the difference between owner occupied properties and i,ental properties. Housing Advisory Board Page 2 Minutes December 18, 2017 Watkins explained the difference between subsidized apartments and those that are not subsidized but they still fall into the rental unit numbers. They also discussed the need between rental apartments, and single family residences that are affordable. The 30% rule is being discussed as a realistic number for this area. The Housing Authority allows up to 40% of income to be spent on utilities and rent. The Housing Plan calls out 301% but this will be brought back for more discussion. The Board asked for and Watkins will report back with. a definition of Workforce Housing and low Income Housing, the definition of Affordability, area cities' percentages of single family homes versus multi -family homes, the hourly salary needed to own home, the price range for the 3,694 single family homes identified as being built in Georgetown. She was also asked to compare workforce housing standards to multi -family standards and review the Community Impact newspaper numbers that were recently published. E. Presentation and discussion of the 2012 Housing Element recommendations. Susan Watkins, Housing Coordinator Watkins presented the following recommendations: High Priority (I to 5 years) 1. Develop a program through which workforce housing developers can receive incentives to provide new units. 2. Determine suitable multifamily zoning locations with sufficient services and land use compatibility for an appropriate mix of housing variety within the city. Medium Priority (5 to 7 years) 3. Continue the Housing Diversity density incentives for new residential construction. 4. Prioritize the use of. HUD CDBG funds for affordable housing. 5. Strengthen home buyer counseling and support services. Medium Priority (7 to 10 years) 6. Continue the Housing Diversity density incentives for new residential construction. 7. Prioritize -the use of HUD CDBG funds for affordable housing. 8. Strengthen home buyer counseling and support services. Research shows that the HAB completed workforce housing standards in 2016. Chapter 6.07 Special Development types, for Housing Diversity allows for different types of housing 'to increase housing diversity and allows smaller lot dimensions to maximize, the land use and to decrease the cost of housing. There was a discussion about finding a way to incentivize builders to build these homes. The Board discussed a cause and effect situation and tried to determine what would generate the desired effect-- more affordable housing. There was a discussion of making the existing program more attractive to builders. The Board suggested asking builders to join the discussion to determine what it would take to develop these homes. Nelson reminded l•tousing Advisory Board Page 3 Minutes December 18, 2017 everyone that ultimately the policy discussion is up to the Council and that working to develop the Housing element will open the discussion for public meetings. The Board also worked on identifying multi -family zoning locations but it was not adopted. Waggoner explains that the Housing Element must work with the Comprehensive Plan and Future Land Use Plan so that the entire plan works together. The criteria will be reviewed again as the plan moves forward. The definition of multifamily and/or single-family is important for this discussion. F. Presentation and discussion of various Housing chapters/elements from other cities. Susan Watkins, Housing Coordinator Watkins reviewed information from Longmont, Colorado; Boulder, Colorado; San Antonio, Texas; San Marcos, Texas; Dallas, Texas; Plano, Texas and Kings County. Common elements from each of their housing elements shows a range of housing types, their housing plan is integrated into the comprehensive plan, there is an analysis of existing housing types, and there is an element to preserve the existing affordable housing. The Board discussed that in many of these cases, there is another group, other than a municipal board, that drives the plan and work. There is usually a funding mechanism outside of the city that is also in place to subsidize the special developments. It was reported that 70% of our housing was built after 1990. We do not have some of the same age and deterioration issues that many cities have. Waggoner reported the RFP for the Comprehensive Plan and Housing Element has been published and there will be a pre-bid conference on Wednesday. He encouraged board members to review the documents online. The contract for the consultant for the Comprehensive Plan will be taken to City Council for review on March 13. Next steps: The goals will be revised and brought back, the demographics update will be provided for peer cities, and wage information will be returned to the board. The next regular meeting of the Housing Advisory Board is scheduled for January 8, 2018. Board members were asked to re -apply if eligible for reappointment to the board if their term was up. Deadline for application is Friday, January 51". Adjournment Motion by Ortego, second by Snead to adjourn. The meeting was adjourned at 5;42 pm. Z4_)� LYVI) Approved,, , ter,-�icc-GMi� LOu Snead -, it Housing Advisory Board Minutes Member 18, 2017 Attest, Randy Hachtel , &X*ek-- Page 4