HomeMy WebLinkAboutAgenda_HAB_10.15.2015Notice of Meeting for the
Housing Advisory Board
of the City of Georgetown
October 15, 2015 at 3:30 PM
at Williamson Room, Georgetown Municipal Complex, 300-1 Industrial Ave.,
Georgetown, Texas 78626
The City of Georgetown is committed to compliance with the Americans with Disabilities Act (ADA).
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Public Wishing to Address the Board
On a subject that is posted on this agenda: Please fill out a speaker registration form which can be
found at the Board meeting. Clearly print your name, the letter of the item on which you wish to speak,
and present it to the Staff Liaison, preferably prior to the start of the meeting. You will be called
forward to speak when the Board considers that item.
On a subject not posted on the agenda: Persons may add an item to a future Board agenda by filing a
written request with the Staff Liaison no later than one week prior to the Board meeting. The request
must include the speaker's name and the specific topic to be addressed with sufficient information to
inform the board and the public. For Board Liaison contact information, please logon to
http://government.georgetown.org/category/boards-commissions/.
A Welcome to guests.
David Morgan, City Manager
Sofia Nelson, Planning Director
Legislative Regular Agenda
B Consideration and possible action to approve the minutes from the September 17, 2015 regular
meeting.
C Discussion and feedback on the November 10, 2015 City Council Workshop presentation:
Funding Request to Address Workforce Housing Deficit.--Walt Doering, Board Chair.
D Discussion and feed back on obtaining City Council's approval of team members.--Walt Doering,
Board Chair
E Consideration and Possible Action to move the regular Housing Advisory Board meeting to
December 10, 2015. --Jennifer C. Bills, Housing Coordinator
F Information on staff appointments, their role and relationship to teams.--Walt Doering, Board
Chair
G Open Meetings Act refresher.--Jennifer C. Bills, Housing Coordinator
H Update: Workforce Housing Incentives and Accessory Dwelling Unit Unified Development Code
Amendments.--Jennifer C. Bills, Housing Coordinator.
Page 1 of 32
I Update: Neighborhood clean ups for the west side of the downtown (west of Austin Ave.)
scheduled for October 24 (north of University Ave.) and November 14 (south of University
Ave.).--Jennifer C. Bills, Housing Coordinator
J Update: Gateway Northwest Apartments ribbon cutting October 27, 2015 at 1617 Northwest
Boulevard.--Jennifer C. Bills, Housing Coordinator
K Reminders:
October 29, 2015: Special Housing Advisory Board meeting will be held to work on the
workshop presentation to City Council.
November 10, 2015: HAB presentation: Funding Request to Address Workforce Housing
Deficit and Obtaining Council's Approval of Team Members.
November 19, 2015: Regular HAB meeting: Mini-Information Session: Low-Income
Housing Tax Credits
Adjournment
CERTIFICATE OF POSTING
I, Jessica Brettle, City Secretary for the City of Georgetown, Texas, do hereby certify that this Notice
of Meeting was posted at City Hall, 113 E. 8th Street, a place readily accessible to the general public
at all times, on the ______ day of __________________, 2015, at __________, and remained so
posted for at least 72 continuous hours preceding the scheduled time of said meeting.
____________________________________
Jessica Brettle, City Secretary
Page 2 of 32
City of Georgetown, Texas
Housing Advisory Board
October 15, 2015
SUBJECT:
Consideration and possible action to approve the minutes from the September 17, 2015 regular
meeting.
ITEM SUMMARY:
FINANCIAL IMPACT:
None.
SUBMITTED BY:
ATTACHMENTS:
Description Type
Draft September 17, 2015 minutes Cover Memo
Page 3 of 32
Housing Advisory Board Minutes, September 17, 2015 Page 1 of 4
City of Georgetown
Housing Advisory Board
Minutes
September 17, 2015, at 3:30 p.m.
Williamson Room—Georgetown Municipal Complex
300-1 Industrial Ave., Georgetown, Texas 78626
Members present: Brenda Baxter, Walt Doering; Chair, Richard Glasco, Jim Mann, Monica Martin;
Secretary, Larry Raper, and Joe Ruiz
Members absent:
Staff present: Jennifer Bills, Housing Coordinator; Laurie Brewer, Assistant City Manager;
Bridget Chapman, City Attorney; Tammy Glanville, Recording Secretary
This is a regular meeting of the Housing Advisory Board of the City of Georgetown. The Board,
appointed by the Mayor and the City Council, makes recommendations to the City Council on
affordable housing matters.
Regular Session - To begin no earlier than 3:30 p.m.
Meeting called to order at 3:30 p.m.
A. Welcome to guests.
a. Gary Wang
B. Consideration and possible action to approve the minutes from the August 20, 2015
regular meeting.
Motion by Mann to approve the minutes with a correction to Reg Bessmer’s name from
the August 20, 2015 Housing Advisory Board meeting. Second by Ruiz. Approved 7-0.
C. Consideration and possible action to approve the Home Repair Application for 808 E.
3rd Street in the amount of $20,484.--Jennifer C. Bills, Housing Coordinator
Bills explained to the board the homeowner has requested assistance from the Home
Repair Program based on a code enforcement violation. An illegal addition was added
without any permits or inspections. After review by city inspectors there was no way to
bring the addition up to code, due to setback encroachments and an improper
foundation.
Bills and board reviewed application and discussed and funds available for repairs.
Page 4 of 32
Housing Advisory Board Minutes, September 17, 2015 Page 2 of 4
Motion by Glasco to approve the Home Repair application for 808 E. 3rd Street in the
amount of $20,484.00. Second by Mann. Approved 7-0.
D. Discussion on city policy for the formation of subcommittees and meeting locations.--
Bridget Chapman, City Attorney
Board and staff discussed their concerns and received clarification on the formation of
subcommittees and residency requirements. Staff recommended providing brief
summaries of each proposed subcommittee member when forwarding them on to the
Mayor for appointment.
Board and staff also discussed Open Meeting Act and how it relates to the board and
subcommittees. Staff will bring a summary of the Act for discussion at the next meeting.
E. Presentation and suggestions for framework and content for November 10, 2015
workshop presentation to City Council. --Walt Doering, Board Chair
Board and staff reviewed the first steps on developing the framework for requesting
funding from Council for Housing Advisory Board crafting a strategic plan.
Bills suggested providing both back up material along with PowerPoint Presentation to
City Council.
A few changes and suggestions were made on consistency, wording, and explanations
on items.
Doering stated Gary Wang, will be assisting the Housing Advisory Board with our
concept and visualization on housing affordability.
F. Presentation on the timeline for starting Phase 1 of the Housing Strategic Plan.--Jennifer
C. Bills, Housing Coordinator, and Walt Doering, Board Chair
Board and staff reviewed over draft timeline for Housing Strategic Plan.
Brewer requested clarification on board’s time frame and expectation for presenting
team memberships and funding to City Council in order to prepare agenda. Doering
replied presentation for funding then presentation on team memberships.
Staff and board discussed they will have 20 minutes to present their item to City Council
on November 10, 2015.
G. Presentation on the Request for Proposal (RFP) and bidding process.--Jennifer C. Bills,
Housing Coordinator
Page 5 of 32
Housing Advisory Board Minutes, September 17, 2015 Page 3 of 4
Board and staff discussed the proposal process the city posts through the Purchasing
Department to solicit business proposals from consultants. Bills stated she will prepare
request for proposals for the Housing Advisory Board.
H. Consideration and possible action to hold a special Housing Advisory Board meeting on
October 29, 2015 to complete the presentation for City Council Workshop on November
10, 2015.--Walt Doering, Board Chair
Motion by Martin to hold a special Housing Advisory Board meeting on October 29,
2015 at 3:30p.m. to complete the presentation for City Council Workshop. Second by
Ruiz. Approved 7-0.
I. Discussion and possible action to change the time, day and date of the regular Housing
Advisory Board meetings.--Walt Doering, Board Chair
Bills explained both the Planning Department and Downtown & Community Services
will be moving to the Light and Waterworks building within the next few months and
we can revisit this topic at that time.
J. Discussion and identification of problems board members are having downloading
agenda materials.--Jennifer C. Bills, Housing Coordinator
Bills will contact board members Baxter, Doering, Mann, and Martin directly in order to
address their concerns downloading and printing materials from city website.
K. Update: Workforce Housing Incentives and Accessory Dwelling Unit Unified
Development Code Amendments.--Jennifer C. Bills, Housing Coordinator.
(At this time Ruiz left the meeting and was absent from vote)
Motion by Baxter to postpone Item K. to the October 29, 2015 special Housing Advisory
Board Meeting. Second by Mann. Approved 6-0.
L. Update: Key Takeaways on the 2015 Re-imagining Cities Conference.--Brenda Baxter,
Board Member, Walt Doering, Board Chair, and Monica Martin, Board Secretary.
Board briefly reviewed the key takeaways from the 2015 Re-imagining Cities
Conference.
M. Updates: Planning topics--Tamiro Phase 2, University Avenue Apartments (old hospital
site), and form-based codes.--Richard Glasco, Board Member and Jennifer C. Bills,
Housing Coordinator
Page 6 of 32
Housing Advisory Board Minutes, September 17, 2015 Page 4 of 4
Board and staff discussed the second phase of Tamiro Plaza project. The plan includes
retail spaces and 14 brownstone condos (for purchase not rental) and proposed to be 4-
stories.
Bills briefly described the difference between Georgetown’s zoning code which regulates
districts primarily by use, and form-based codes, which regulates primarily based on
form and location to public features.
N. Update: Multifamily rental statistics for Austin and Georgetown.--Jennifer C. Bills,
Housing Coordinator
(At this time Raper left the meeting)
Bills and board briefly reviewed the multifamily rental statistic for Austin and
Georgetown.
O. Updates: Key takeaways from the Urban Land Institute: Housing Opportunity 2015
conference in Minneapolis, Q&A.--Jennifer C. Bills, Housing Coordinator
Doering encouraged board members to read link on Minneapolis Affordable Housing
Trust Fund.
P. Reminder that the next regular meeting will be on October 15, 2015.
Upcoming topics:
o Generate and review content for presentation at the November 10, 2015 City
Council Workshop.
o Mini-Information Session: Low-Income Housing Tax Credits (Attachment 1).
o Information on staff appointments from respective managers relative to teams.
o Open Meetings Act refresher.
Motion by Glasco to adjourn, Second by Mann. Board adjourned at 5:30 p.m.
__________________________________ _______________________________________
Approved, Walt Doering, Chair Attest, Monica Martin, Secretary
Page 7 of 32
City of Georgetown, Texas
Housing Advisory Board
October 15, 2015
SUBJECT:
Discussion and feedback on the November 10, 2015 City Council Workshop presentation:
Funding Request to Address Workforce Housing Deficit.--Walt Doering, Board Chair.
ITEM SUMMARY:
To expedite our development of the presentation, please review "Funding Request to Address
Workforce Housing" carefully. Then come prepared to submit your comments and suggestions for
improving it.
Note! Our work Thursdays will be primarily on content. This is not a polished product. Pictures
need to be added. At our special meeting, October 28, we will be presenting one more draft with
pictures. There we hope you will present tough questions that Council may ask.
FINANCIAL IMPACT:
None.
SUBMITTED BY:
Jennifer C. Bills, Housing Coordinator
ATTACHMENTS:
Description Type
Funding Request to Address Workforce Housing Deficit Cover Memo
Page 8 of 32
Presentation
Funding Request to Address Workforce Housing Deficit
Needs, Concerns, Solution and Benefits
Board's Purpose
(1) Ensure City has affordable housing for residents at all economic levels.
(2) Responsible for providing long-term housing research.
(3) Responsible for policy recommendations.
Today's Purpose
Obtain funding for consultants to provide affordable housing
for workers, millennials and seniors changing lifestyles.
Georgetown's Growing Population
+ 2012 – 52,547 (Actual)
+ 2017 – 67,435 (Projected)
Need for Workforce Housing
(2012 – 2017 Projection)
+ Rental units – 1,069
+ Owner-occupied homes – 810
Need Keeps Growing
+ Impact of building more high-priced homes.
+ Effect of attracting more businesses.
+ Growth of aging senior population.
+ Lack of sufficient tools and fiscal components.
Page 9 of 32
Page 2
Solution
Craft a substantive strategic plan to build accessible housing that, when
implemented, reduces significantly our housing affordability deficit.
Target Population
Workers, millennials and seniors changing lifestyles with household
incomes from $30,000 to $60,000.
How Can We Resolve the Workforce Housing Deficit?
Phase I
(8-10 months)
+ Engage stakeholders in community-wide conversation. Share need for accessible
housing, what it can look like, and benefits to community.
+ Solicit concerns and solutions of stakeholders. Obtain their support to accelerate
building affordable housing within sustainable communities (Round 1).
+ Gather specific data from workers, millennials and seniors changing lifestyles, plus
developers/builders, to construct durable and attractive housing that meets the needs
of target population (Round 2).
+ Communicate regularly with community. Receive public's input on potential
solutions. Keep citizens informed on findings, revisions and progress.
+ Analyze data. Feed to five teams for finalizing suggestions to HAB. Present recom-
mendations to Council. Procure Council's approval for crafting a strategic plan to fix
the problem.
Scope of Work
Phase I
+ Operational planning
+ Electronic outreach
+ Media outreach
Page 10 of 32
Page 3
+ Material development
+ Public forums and/or small
group meetings
+ Gathering data and feedback
+ Findings and analysis
+ Recommendations
Funding Request
$ _ _ _, _ _ _
Benefits to Georgetown
+ Maintain and sustain quality workforce.
+ Contribute to recruitment of workers for businesses.
+ Expand consumer base. Recycle monies, from workers
and seniors, into Georgetown's small and large businesses.
+ Retain sales and property tax base, plus school district
dollars, for Georgetown.
+ Enrich Georgetown's culture of diversity.
+ Ensure Georgetown's prosperity and quality of life.
Benefits to Workers and Seniors
+ Give workers and seniors the option to live and retire here.
+ Reduce transportation costs and prevent workers from being
cost-burdened.
+ Contribute to the health and well-being of their families and
children.
+ Allow easier access to quality medical/dental services.
+ Make it convenient for them to shop in Georgetown rather
than buy elsewhere.
What We Value, We Become!
Page 11 of 32
City of Georgetown, Texas
Housing Advisory Board
October 15, 2015
SUBJECT:
Discussion and feed back on obtaining City Council's approval of team members.--Walt Doering,
Board Chair
ITEM SUMMARY:
FINANCIAL IMPACT:
None.
SUBMITTED BY:
Jennifer C. Bills, Housing Coordinator
Page 12 of 32
City of Georgetown, Texas
Housing Advisory Board
October 15, 2015
SUBJECT:
Consideration and Possible Action to move the regular Housing Advisory Board meeting to
December 10, 2015. --Jennifer C. Bills, Housing Coordinator
ITEM SUMMARY:
FINANCIAL IMPACT:
None.
SUBMITTED BY:
Jennifer C. Bills, Housing Coordinator
Page 13 of 32
City of Georgetown, Texas
Housing Advisory Board
October 15, 2015
SUBJECT:
Information on staff appointments, their role and relationship to teams.--Walt Doering, Board
Chair
ITEM SUMMARY:
FINANCIAL IMPACT:
None.
SUBMITTED BY:
Jennifer C. Bills, Housing Coordinator
Page 14 of 32
City of Georgetown, Texas
Housing Advisory Board
October 15, 2015
SUBJECT:
Open Meetings Act refresher.--Jennifer C. Bills, Housing Coordinator
ITEM SUMMARY:
See attachment.
FINANCIAL IMPACT:
None.
SUBMITTED BY:
Jennifer C. Bills, Housing Coordinator
ATTACHMENTS:
Description Type
Open Meetings Act Basics Cover Memo
Page 15 of 32
Open Meetings Act Basics
Meeting Agendas
All meeting agendas have to be posted at City Hall by the City Secretary and online 72 hours before the
start of the meeting, with the location, date, and time.
The agenda items must be specific enough that the public knows what will be discussed. i.e. “Update
from Staff” is too general. Instead “Update from Staff on Workforce Housing UDC Amendments” is
acceptable.
Items requiring a decision and vote must indicate that action will be taken by the board.
If any of these items change, the agenda must be updated and still meeting the 72 hour notice period.
Meeting Minutes
All board or subcommittee meetings must provide minutes. These must state the subject, members
present, and indicate each vote or action taken. The city procedure requires the approved minutes to
be in written format, approved at the next meeting, and posted to the city’s website.
Meeting Locations
The city, as a public agency, is responsible for holding board and committee meetings in public spaces
that are accessible, or ones that we can make accommodations for guest per the Americans with
Disabilities Act.
Also, as the meeting location must be post 72 hours in advance, moving to a different address than was
posted, even if it was very nearby, would be a violation of open meeting act and the meeting cannot be
held.
Quorum
A quorum is a majority of the governing body. In the case of the Housing Advisory Board it is four out of
the seven total board seats. Convening a meeting and discussing board matters can happen when
quorum is present. Board members should not be discussing direct board business outside of meetings.
While the meeting does not meet the formal “quorum” definition, a walking quorum may be created.
For example, if members x and y talk about an item, then member y talks to members a, b, and c, a
majority of the membership has now informally discussed the item through a walking quorum.
Members should not be discussing items or signing documents related directly to board items outside of
the meeting.
Additionally, sending email to other members can count as an online meeting, so do not hit reply all to
emails. Staff will usually send emails by blind carbon copy (bcc) so it this will not happen. If you have
items you would like sent to the entire board, forward them to staff, and we will send it out to the rest
of the board.
Page 16 of 32
Page 17 of 32
City of Georgetown, Texas
Housing Advisory Board
October 15, 2015
SUBJECT:
Update: Workforce Housing Incentives and Accessory Dwelling Unit Unified Development Code
Amendments.--Jennifer C. Bills, Housing Coordinator.
ITEM SUMMARY:
As the implementation step for Priority #1, the Housing Advisory Board has identified two areas
in which the city can offer incentives to encourage the development of Workforce Housing units
(Attachment 1). These recommendations were forwarded to the Unified Development Code
Advisory Committee at their June meeting for review and discussion. No revisions were requested,
so the amended UDC language was considered during a public hearing at the August 4
(Attachment 2). The UDCAC recommended the revisions, which was forwarded to the August 18
Planning & Zoning Commission. A public hearing was held and a recommendation for approval
was forwarded to City Council.
The item, along with 18 other amendments to the UDC, went to the September 8, regular City
Council meeting for first reading of the ordinance and public hearing. During the discussion, the
Housing Diversity and Workforce Housing amendments were pull for further review, along with
amendments to Accessory Dwelling Unit Limitations and Accessory Structure limits (Attachment
3).
Staff will present more detail on these amendments at the October 27, 2015 City Council
Workshop.
You can watch the item online at http://georgetowntx.swagit.com/play/09082015-1080, Item AJ&
AK.
The attachments are the same as last meeting.
FINANCIAL IMPACT:
None.
SUBMITTED BY:
Jennifer C. Bills, Housing Coordinator
ATTACHMENTS:
Description Type
Attachment 1--Workforce Housing Incentives summary Backup Material
Attacment 2-draft UDC amendment for Workforce Housing Backup Material
Attachment 3--Accessory Dwelling & Accessory Structure
amendments summary Backup Material
Page 18 of 32
1
Attachment 1: Workforce Housing Incentives
Existing UDC provisions
In Section 6.070.020 Housing Diversity Development standards exist within the UDC, allowing
alternative lot widths, lot sizes and, setbacks for single-family, two-family and townhouse
development. An additional requirement of this section is that the entire development must
consist of a mix of housing types, which has not been a direction developers have been willing to
consider to date. Once the housing type mix requirement was met, additional incentives and
waivers could be gained by setting aside a number of the units as “Attainable Housing,” would be
available to those making 80% of Area Median Family Income (AMFI). The intent of the
recommended text amendments will be offer incentives for affordability OR housing mix.
Addition of Multifamily Standards
Section 6.070.020 does not have any incentives for creation of Workforce Housing in the
multifamily districts. The board has recommended three alternatives that would allow for
increased density (Exhibit 1).
1. Increase the number of units per building.
2. Reduce the front setback.
3. Increase in Impervious Cover.
Fee Waivers
Section 6.07.020 F allows for fee waivers for housing developments that provide Attainable
Housing units. Fees waived in this section include parkland dedication fees, impact fees and
connection fees. The Housing Advisory Board reviewed the fee structure and city policy for
collection of fees and has recommended not waiving parkland, impact, and connection fees.
For fee waivers, the Board reviewed fees charged to recent developments. They proposed that
for eligible projects, the City waive a portion of the staff review and inspection fees.
• For each Workforce Housing Unit included in the project, the developer will receive a
$2,500 waiver of City review and inspection fees, up to a total of $100,000. The value of
the waivers cannot exceed the total fees assessed.
• Total incentivized units cannot be more than 50% of total project.
Examples:
200 unit apartment complex
– Up to 40 units (20%) can receive fee waivers
– 40 x $2,500 = $100,000
20 unit townhome/apt project
– Up to 10 units (50%) can receive fee waivers
– 10 x $2,500 = $25,000
Page 19 of 32
2
Street Standards
With a Housing Diversity Development, applicants were able to reduce the paved width on
Residential Local streets and Residential Collectors if parking is allowed on only one side. Staff
is recommending removing this option and requiring the standard paved width for all
developments.
Page 20 of 32
A. Accessory structures and buildings shall meet the dimensional standards of the base zoning
district, except as specified in this Section. However, properties in the Old Town Overlay District
may request a Certificate of Appropriateness for setback exception in accordance with Section
3.13 of this Code.
B. The accessory structure shall only be located on a lot with a principal structure, unless two
adjacent lots have common ownership, in which case the structures may be located on different
lots. In such instance, the accessory structure shall be located in the rear yard as determined by
the lot with the principal structure on it.
C. The square footage of an accessory structure shall not exceed 25% of the square footage of the
principal structure. However, the maximum accessory structure square footage may exceed 25%
of the principal structure to allow for the construction of a detached two‐car garage, not to exceed
600 square feet. For the purposes of this calculation, the square footage of an attached garage
shall not be considered part of the principal structure.
D. Accessory Structures shall not exceed the height of the principal structure, however, accessory
structures associated with a Non‐ Residential Use allowed in Table 5.07.010 (Agricultural Uses)
may exceed the height of the principal structure provided the maximum building heights of the
district are not exceeded.
E. Accessory structures measuring 8 feet or less in height are allowed in the setbacks in the rear
yard up to 3 feet from the property line, but may not extend into any P.U.E.
EF. Garages and carports, whether attached or detached from the principal structure, shall be set
back a minimum of 20 feet from the public street from which the associated driveway takes
access or a minimum of 10 feet when taking access from a public alley.
F. No more than 30% of the rear yard may be covered with accessory buildings or structures. All
impervious cover requirements in Section 11.02 shall be met.
G. Accessory dwelling units located in accessory structures in the AG, RE, RL, and RS Districts are
allowed subject to the limitations provided for in Section 5.02.020.B or within a Housing
Diversity Development without limitations (as detailed in Section 6.07.020).
**********
Section 6.07 Special Development Types
**********
6.07.020 Housing Diversity Development
A. Purpose
To encourage housing diversity, this Code allows flexibility to the development standards and
allowable housing types for projects that foster housing diversity.
Page 38 of 58
Exhibit A
Page 21 of 32
B. Housing Types
The following Table shows the types of housing permitted in a Housing Diversity Development.
At least three of the following housing types in any of the following Districts shall be included to
qualify for the alternative dimensional standards in Table 6.07.020.B6.07.021.
Table 6.07.020.B: Permitted Housing Types by Residential District
Housing Type Minimum Lot Size RL RS TF TH MF-1 MF-2
Single Family, Detached 7,500 SF lot X X X X X X
Single Family, Detached 4,500 SF lot X X X X X X
Single Family, Attached 3,500 SF lot X X X X X X
Two-family 6,000 SF lot X X X X X X
Townhouse 7,000 SF lot X X X X X X
Apartment 12,000 SF lot -- -- -- -- X --
Apartment 2 acre lot -- -- -- -- -- X
C. Dimensional Standards
The following Table provides the dimensional standards for each residential building type that
can be used in lieu of the dimensional standards otherwise applicable. For any explanation of
any reference in this Table to “Attainable Housing,” see subsection (F)
Page 39 of 58
Exhibit A
Page 22 of 32
Table 6.07.020.C: Housing Diversity Type Dimensional Standards ¹
Standard Single Family,
Detached
Single
Family,
Attached
Two- family Townhouse
Lot Size, minimum 7,500 4,500 7,000 6,000 1,7507,000
Dwelling Size, minimum - - 3,500 3,000 --1,750
Dwellings per structure, max. - - 3 2 7
Lot Width, minimum feet 60 35 ² 35 ² 60 20
Front Setback, minimum feet 15 15 15 15 5 ³
Front Setback, minimum feet
(Attainable Housing) -- 10 10 10 5
Side Setback, minimum feet 10 6 6 6 10
Side Setback, minimum feet
(Attainable Housing) 6 4.5 ⁴ -- 4.5 ⁴ 7.5
Rear Setback, minimum feet 10 10 10 10 15
Rear Setback, minimum feet
(Attainable Housing) 7.5 7.5 7.5 7.5 --
Building Height, max. feet 35 40 40 40 45
Acc. Building Height, max. ft. 20 20 20 20 20
Impervious Coverage, max % See Section 11.02 “Impervious Cover”
Perimeter Buffer, min. feet See Chapter 8 “Tree Preservation, Landscaping and
Fencing”
1. All Standards in Table 6.07.02O.C shall meet any specific requirements of the allowed housing
type, as detailed elsewhere in this Chapter. When a conflict occurs between such requirements
and the standards of this Table, the Table shall apply.
2. Lots less than 40 feet in width must be alley loaded lots, with the exception of townhouse lots.
3. See Section 6.03.070.C.1.a for clarification.
4. All applicable requirements of the Fire Code must be met.
D. Interpretations and Exceptions
All dimensional standards in Paragraph (C), above, are subject to the interpretations and
exceptions in Section 6.05.
E. Perimeter Buffer
The perimeter buffer applies to the subdivision edge or contiguous area of a Housing Diversity
Development, and not to specific Zoning Districts within the Development. The perimeter buffer
may be counted towards required landscaping if it is within the lot.
F. Alternative Sidewalk DesignAttainable Housing
Refer to Section 12.02.040 Alternative Design and Financing for sidewalk options in Housing Diversity
Developments.
Page 40 of 58
Exhibit A
Page 23 of 32
1. Housing Diversity Developments that include 10% of the housing units available for those
whose incomes are less than or equal to 80% of the area median income (attainable housing),
and for which the deed for each attainable housing unit lot approved by the City Attorney
and including language that provides that for seven years from the date of the original home
sale to the qualifying buyer any resale shall be to a party whose income is less than or equal
to 80% of the area median income or, absent that, shall require a payment to the City of their
proportionate share of fees that were waived for their lot.
2. Housing Diversity Developments that meet the eligibility criteria set forth in subsection (1)
may use the setback adjustments as noted in Table 6.07.020.C.
3. Housing Diversity Developments that meet the eligibility criteria set forth in subsection (1)
are exempt from the requirement to pay parkland dedication fees, impact fees, and
connection fees for those units that meet the definition of attainable housing (i.e., for up to
10% of the lots.) These waived fees shall either be used to reduce the price of the home or for
buyer incentives, such as funds to help with closing costs.
6.07.030 Workforce Housing Development
A. Purpose
To encourage affordable housing for the workforce, this Code allows flexibility to the
development standards and allowable housing types for projects that foster housing
affordability.
B. Dimensional Standards
The following Table provides the dimensional standards for each residential district that can be
used in lieu of the dimensional standards otherwise applicable.
Table 6.07.030 Workforce Housing Dimensional Standards
Standard RS TF TH MF‐1 MF‐2
Lot Size, Minimum 4,500 6,000 1,750 12,000 2 acres
Dwelling Units per acre, max ‐‐ ‐‐ ‐‐ 14 24
Dwelling Size, Minimum ‐‐ 3,000 1750 ‐‐
Dwellings per structure, Max ‐‐ 2 8 20 50
Lot Width, minimum feet 35 2 60 20 50 50
Front Setback, minimum feet 10 10 10 15 15
Side Setback, minimum feet 5.5 5.5 7.5 10 10
Side Setback to Residential District,
minimum feet ‐‐ ‐‐ ‐‐ 20 30
Rear Setback, minimum feet 7.5 7.5 10 10 15
Rear Setback to Residential District,
minimum feet ‐‐ ‐‐ ‐‐ 20 30
Building Height, max feet 40 40 45 35 45
Impervious Coverage, max % See Section 11.02 "impervious Cover"
1. All Standards in Table 6.070 C B shall meet any specific requirements of the allowed housing type,
as detailed elsewhere in the is Chapter. When a conflict occurs between such requirements and
the standards of this Table, the Table shall apply.
Page 41 of 58
Exhibit A
Page 24 of 32
2. Lots less than 40 feet in width must be alley loaded lots, with the exception of townhouse lots.
C. Interpretations and Exceptions
All dimensional standards in Paragraph (C), above, are subject to the interpretations and
exceptions in Section 6.05.
D. Alternative Sidewalk Design
Refer to Section 12.02040 Alternative Design and Financing for sidewalk options in Workforce
Housing Developments.
E. Workforce Housing
1. Workforce Housing Developments in Single‐Family Residential, Two‐Family and Townhouse
Districts that include 20% of the housing units available for those whose incomes are less
than or equal to 80% of the area median family income (as set by the Department of Housing
and Urban Development) are eligible to use the standards in Table 6.070.030 for all lots
within the subdivision. The Ddeed resistrictionsrestrictions, approved by the City Attorney,
must include language that requires all workforce housing lots be restricted for ten years
from the date of the original home sale to the qualifying buyer any resale shall be to a party
whose income is less than or equal to 80% of the area median family income or, absent that,
shall require a payment to the City of their proportionate and prorated share of fees that
were waived for their lot.
2. Workforce Housing Developments in Low‐Density Multifamily (MF‐1) and High‐Density
Multifamily (MF‐2) Districts are eligible to use the dimensional standards in Table 6.07.030
with the provision of the following workforce housing units.
a. Dwelling Units per structure maximum can be reached by providing 5% of the total
development as workforce units.
b. Front Setback can be reduced by 5 feet for every 10% of total development set as
workforce units, to the minimum.
c. Impervious cover can be increase by 10 % for every 10 % of the total development set as
workforce units, to the maximum of 70%, with required water quality improvements as
required in Section 11.02.
F. Fee Waivers
Workforce Housing Developments are eligible for administrative fee waivers. For each
workforce housing unit provided, the developer will receive a waiver of $2,500 of review fees, up
to a total of $100,000. Fee waivers cannot be earned for more than 50% the total development., as
adopted and published by the City of Georgetown.
Page 42 of 58
Exhibit A
Page 25 of 32
Chapter 11 Environmental Protection
**********
Section 11.02 Impervious Cover
These impervious cover limitations are adopted to minimize negative flooding effects from stormwater
runoff and to control, minimize, and abate water pollution resulting from urban runoff of rainwater or
other non‐point specific sources, pursuant to §26.177 of the Texas Water Code.
11.02.010 Impervious Cover Limitation
Impervious Cover limitations apply to all properties in the city limits and the city’s extraterritorial
jurisdiction (ETJ).
**********
B. Residential Development
Residential Development in the City limits shall follow the provisions below. All development in
the ETJ shall follow the provisions in Section C below.
1. Except as provided in Subsection b and c, below, Impervious Cover for development located
in Residential Zoning Districts shall be calculated on a per subdivision basis and shall not
exceed the limits set forth in Table 11.02.010.B. All maximum percentages are established by
district, regardless of use. The limits in Table 11.02.010.B apply to all development located in
Residential Zoning Districts over any part of the Edwards Aquifer in the table below.
Table 11.02.010.B: Impervious Cover (max. %) for Residential Zoning Districts
Residential Zoning Districts
AG RE RL RS TF TH MF-1 MF-2 MH
All properties 20 40 45 45 45 50 50 50 50
2. Exceptions for Residential Zoning Districts
a. Impervious cover credits are established for all properties, regardless of size and
location, in Section D below.
b. For Conservation Subdivisions in Residential Zoning Districts, a bonus of 10% per
subdivision is granted for all properties.
c. For Workforce Housing Development in MF‐1 or MF‐2 Districts, a bonus of up to 20%
per site is granted with the provision of 20% of the units restricted as Workforce
Housing.
**********
Page 53 of 58
Exhibit A
Page 26 of 32
Attachment 3
Accessory Dwelling Unit Limitations (UDC Section 5.02): The current UDC limits accessory
dwelling units, including garage apartments, from being rented. The problem with the rental
condition is that it is not enforceable by the City and, per the limitation, an owner could live in
the accessory dwelling unit and rent out the main house, defeating the intent. Related to
removal of the rental restriction, an additional parking space requirement was added as well as
utility restrictions.
Accessory structures (UDC Section 6.06.010): This amendment language addresses challenges
staff has experienced applying and interpreting the existing requirements with regard to height
and size. The proposed language removes the regulation limiting accessory structures to only
30% of the rear yard and provides a standard that would allow a two car garage on any size lot.
Additionally, the proposed amendment changes the maximum accessory building height to be
that of the principal structure.
Page 27 of 32
City of Georgetown, Texas
Housing Advisory Board
October 15, 2015
SUBJECT:
Update: Neighborhood clean ups for the west side of the downtown (west of Austin Ave.)
scheduled for October 24 (north of University Ave.) and November 14 (south of University
Ave.).--Jennifer C. Bills, Housing Coordinator
ITEM SUMMARY:
The city, along with the Texas Disposal Systems will be providing a chance for residents in the
TRG neighborhood (west of Austin Avenue) to dispose of trash and yard waste. If anyone is
looking for a volunteer opportunity, please let Jennifer Bills know.
FINANCIAL IMPACT:
None.
SUBMITTED BY:
Jennifer C. Bills, Housing Coordinator
Page 28 of 32
City of Georgetown, Texas
Housing Advisory Board
October 15, 2015
SUBJECT:
Update: Gateway Northwest Apartments ribbon cutting October 27, 2015 at 1617 Northwest
Boulevard.--Jennifer C. Bills, Housing Coordinator
ITEM SUMMARY:
FINANCIAL IMPACT:
None.
SUBMITTED BY:
Jennifer C. Bills, Housing Coordinator
Page 29 of 32
City of Georgetown, Texas
Housing Advisory Board
October 15, 2015
SUBJECT:
Reminders:
October 29, 2015: Special Housing Advisory Board meeting will be held to work on the
workshop presentation to City Council.
November 10, 2015: HAB presentation: Funding Request to Address Workforce Housing
Deficit and Obtaining Council's Approval of Team Members.
November 19, 2015: Regular HAB meeting: Mini-Information Session: Low-Income
Housing Tax Credits
ITEM SUMMARY:
FINANCIAL IMPACT:
None.
SUBMITTED BY:
Jennifer C. Bills, Housing Coordinator
ATTACHMENTS:
Description Type
Low-Income Housing Tax Credits Information Sheet Cover Memo
Page 30 of 32
Page 1 of 2
Low-Income Housing Tax Credit (LIHTC)
Program Summary
The Low-Income Housing Tax Credit Program (LIHTC) is funded through the U.S. Treasury Department
and is overseen by the Internal Revenue Service (IRS). The program was created under the Tax Reform
Act of 1986 that gives incentives for the utilization of private equity in the development of affordable
housing. The tax credits provide a dollar-for-dollar reduction of a taxpayer’s federal income tax, which is
more attractive than a tax deduction, which only provides a reduction in taxable income. Due to specific
rules in the tax code for individual use of tax credits, almost all investors in LIHTC projects are
corporations.
The program is administered at the state level by the Texas Department of Housing and Community
Affairs (TDHCA), which receives a fixed allocation of credits annual, based on the state population. The
state must prepare a Qualified Allocation Plan (QAP), which determines the process by which to review
applications and award credits. This allows each the state to set its own priorities and address specific
state housing goals. Credits are award under either the 9% Competitive Program or the 4% Program that
is available throughout the year. The 4% credits are funded through tax-exempt bonds.
In Texas, the state uses a Regional Allocation Formula (RAF) that allocates 9% credits for new
construction between 13 regions, with rural and urban subcategories. There is also a set-aside category
that existing at-risk affordable housing developments (Section 8, USDA, etc.) compete in separately.
The annual QAP is under review in the fall and the final QAP is published in mid-December. Complete
applications must be submitted by the end of February.
For the 4% credits, the Notice of Fund Availability is published in October, and eligible projects are
funded until the funds are expended.
Eligible Grantees
Private for-profit and nonprofit multifamily housing developers.
Two Times Rule
One of the regulations in the QAP under the Housing De-Concentration Factors requires applications for
projects in a jurisdiction with more than twice the state average per capita of tax credit units must
include a resolution of support from the elected body supporting the project and acknowledging the two
times status.
The City of Georgetown has created a review process for potential applicants
(http://housing.georgetown.org/housing-tax-credit-resolution-of-support/). The developer makes the
request to the Housing Advisory Board, which reviews the project and makes a recommendation to the
City Council for approval or denial of the project.
Eligible Renters
Low-income tenants can be charged a maximum rent of 30% of the maximum eligible income, which is
60% of the area's median income adjusted for household size as determined by HUD. There are no limits
on the rents that can be charged to tenants who are not low income but live in the same project.
Most projects have set-asides at the 60%, 50% and 30% thresholds. For 2015, the chart below shows the
maximum incomes for eligible tenants.
Page 31 of 32
Page 2 of 2
Existing LIHTC Properties in Georgetown
Name Address
total
Units
Low-income Housing
Tax Credits Units
Mariposa at Riverbend 121 River Bend Drive 201 200
Oaks at Georgetown 550 22nd Street 192 192
Cypress Creek 120 River Bend Drive 180 180
Gateway Northwest 1617 Northwest Blvd 180 177
San Gabriel Apartments 1100 Leander Road 136 136
Georgetown Place 805 Quail Valley Drive 176 106
San Gabriel Senior Village 2101 Railroad Street 100 100
Shady Oaks 501 Janis Drive 60 60
Northwest Apartments 1623 E. Northwest Blvd 24 24
Totals 1249 1175
*Georgetown Square Apartments was recently awarded 2015 Tax Credits for the renovation of the
existing apartments at 206 Royal Drive, pending final closing.
Websites for further research:
Texas Department of Housing and Community Affairs information:
http://www.tdhca.state.tx.us/multifamily/housing-tax-credits-9pct/index.htm
Office of the Comptroller of Currency, U.S. Department of Treasury
http://www.occ.gov/topics/community-affairs/publications/insights/insights-low-income-housing-tax-
credits.pdf
Novogradac Affordable Housing Resource Center
http://www.novoco.com/low_income_housing/index.php
1 2 3 4 5 6 7 8
60% Income
Limits 32,300 36,900 41,500 46,080 49,800 53,475 57,150 60,860
Very Low (50%)
Income Limits ($)26,900 30,750 34,600 38,400 41,500 44,550 47,650 50,700
Extremely Low
(30%) Income
Limits ($)
16,150 18,450 20,750 24,250 28,410 32,570 36,730 40,890
FY 2015 Income
Limit Area
Median
Income
FY 2015 Income
Limit Category
Persons in Family
Austin MSA $76,800
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