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HomeMy WebLinkAboutAgenda_HAB_10.16.2017Notice of Meeting for the Housing Adv isory Board of the City of Georgetown October 16, 2017 at 3:30 PM at Historic Light and Waterworks Bldg, 406 W. 8th Street Georgetown, TX 78626 The City o f G eo rgeto wn is committed to comp lianc e with the Americans with Dis abilities Ac t (ADA). If yo u req uire as s is tanc e in participating at a p ublic meeting d ue to a disability, as d efined und er the ADA, reas onab le as s is tance, ad ap tatio ns , or acc o mmo d ations will b e provid ed up o n req uest. P leas e c o ntact the City Sec retary's Office, at leas t three (3) days prior to the sc hed uled meeting d ate, at (512) 930-3652 o r City Hall at 113 Eas t 8th Street fo r add itional info rmation; TTY us ers ro ute through Relay Texas at 711. Public Wishing to Address the Board On a sub ject that is pos ted on this agend a: Pleas e fill out a speaker regis tration form which c an b e found at the Bo ard meeting. C learly p rint yo ur name, the letter o f the item o n which yo u wis h to s p eak, and present it to the Staff Liais o n, p referab ly p rio r to the s tart of the meeting. You will be called forward to speak when the Board cons id ers that item. On a sub ject not pos ted on the agend a: Pers ons may add an item to a future Bo ard agenda b y filing a written req uest with the S taff Liaison no later than one week prior to the Board meeting. T he req uest mus t inc lude the s p eaker's name and the s p ecific to p ic to b e ad d res s ed with sufficient information to info rm the b o ard and the p ublic . For Board Liais on c o ntact info rmatio n, pleas e lo gon to http://go vernment.georgetown.o rg/category/b o ard s -commissions /. A As of th e d ea d lin e, n o p ersons were sign ed up to sp ea k on items other than those p osted on the a g enda. Legislativ e Regular Agenda B Pres entatio n and d is cus s io n o f the Hous ing Element timeline. Sus an Watkins , AICP, Hous ing Co o rd inator C Co nsideration and possible actio n to approve the minutes fro m the Sep tember 18, 2017 meeting. Karen Fro s t, Rec o rd ing S ecretary D Co nsideration and possible actio n to reco mmend ap p ro val o f 1) a Reso lutio n o f no objec tion and 2) a Res o lution ac kno wledging that Georgeto wn has more than two times the average p er c ap ita amo unt of Ho using Tax Credit units for Pedc o r Inves tments to ap p ly fo r Ho using Tax Credits for the c o nstruc tio n of 192 units to be kno wn as Residences at S tillwater, lo cated at FM971 & Inner Loop. S usan Watkins , AICP, Ho us ing Coordinator E Pres entatio n and d is cus s io n o f c harts fro m the Ec o nomic Development Workfo rce Analys is . Sus an Watkins , AIC P, Ho using Coordinator F Pres entatio n and d is cus s io n o f the Williams o n County rental ho using wage. S us an Watkins , AICP, Ho using C o o rd inato r G Pres entatio n and d is cus s io n o f the updated Hous ing Advis o ry Bo ard FY18 Work P lan. S usan Watkins , AICP, Ho us ing Coordinator Adjournment Page 1 of 55 CERTIFICATE OF POSTING I, Shelley No wling, C ity S ecretary fo r the C ity of Geo rgeto wn, Texas , d o hereby c ertify that this Notice of Meeting was p o s ted at City Hall, 113 E. 8th Street, a p lace read ily acc es s ible to the general p ublic at all times , on the ______ d ay o f __________________, 2017, at __________, and remained so p o s ted fo r at leas t 72 c o ntinuo us ho urs p receding the sc heduled time o f s aid meeting. ____________________________________ S helley No wling, City Sec retary Page 2 of 55 City of Georgetown, Texas Housing Advisory Board October 16, 2017 SUBJECT: Presentatio n and dis c us sion of the Ho using Element timeline. S usan Watkins , AIC P, Ho using Coordinator ITEM SUMMARY: At the September 18, 2017 Ho using Ad visory Bo ard , the City staff and the Board d is cus s ed the general time frame of the Comprehensive Plan update and the inc lusion of the Hous ing Element as a major component of the Comprehensive Plan p roc es s . Staff shared with the Bo ard that work on the Update would begin in the 1s t quarter o f 2018 and take ap p ro ximately 12-18 months . Work tas ks inc luded in the o verall Update, s uc h as d emo graphic analys is and land use s tud y will inform the d evelopment o f the Hous ing Element and s hould be completed c onc urrently. Staff emphas ized the importanc e of aligning thes e interrelated tas ks to ens ure the p ublic inp ut, tec hnic al data and polic y d ecisio ns s haping the overall Up d ate are wholly c ons id erate o f issues and opportunities of hous ing c hoic e. The Board req uested that staff cons id er an ac c elerated timeline for the up date of the Ho using Element. Staff agreed to review the reques t and return to the b o ard in Oc tober with a rec ommend ation. FINANCIAL IMPACT: None studied at this time. SUBMITTED BY: Sus an Watkins , AICP, Hous ing Co o rd inator Page 3 of 55 City of Georgetown, Texas Housing Advisory Board October 16, 2017 SUBJECT: Cons id eration and p o s s ib le ac tion to approve the minutes from the Sep temb er 18, 2017 meeting. Karen Frost, Rec o rding Sec retary ITEM SUMMARY: FINANCIAL IMPACT: None SUBMITTED BY: Karen Fro s t, Rec o rd ing S ecretary ATTACHMENTS: Description Type Meeting Minutes 09.18.17 Backup Material Page 4 of 55 Housing Advisory Board Page 1 Minutes September 18, 2017 C ity of Georgetown, Texas Housing Advisory Board Minutes September 18, 2107, at 3 :30 p.m. Historic Light and Waterworks Building, 406 W. 8th Street G eorgetown, Texas 78626 Members present: Brenda Baxter, Vice Chair; Randy Hachtel; Brian Ortego; Nikki Brennan; Harry Nelson ; and Lou Sneed Members absent: Joseph Gonzales , Chair; Staff present: Nat Waggoner, Long Range Planning Manager; Susan Watkins, Housing Coordinator; Michaela Dollar, Economic Development Director; Karen Frost, Recording Secretary Call to Order by the Brenda Baxter at 3:32 pm. A. Consideration and possible action to approve the minutes from the August 21, 2017 meeting. Karen Frost, Recording Secretary Motion by Ortego , second by Hatchel to approve the minutes. Approved 5 – 0 (Gonzales and Brennan absent). Legislative Regular Agenda B. Presentation and discussion of the recently completed Target Industry and Workforce Analysis – Michaela Dollar, Economic Development Director Michaela Dollar presented the recently completed Target Industry and Workforce analysis. Lou Snead asked about the definition of a living wage and what can be done to ensure current residents of Georgetown are able to find housing and employment. He asked if considerations for incentivizing companies include workforce considerations. Nat Waggoner said key components such as transportation, economic development incentives, education and development requirements, are being evaluated in addition to a ffordable housing. Nikki Brennan said the housing authority is hosting a successful HVAC training of 12 students with Austin Community College. The board said there is a need for more local education opportunities. C. Presentation and discussion regarding the Housing Tax Credit resolution process and review of existing Housing Tax Credit projects - Susan Watkins, AICP, Housing Coordinator Susan Watkins gave an update on the LIHTC process that was approved in 2016. The board briefly discussed reasons there might be more LIHTC units in Georgetown as compared to the rest of Williamson County. Staff told the board about the 4% application and discussed the status of the LIHTC currently under development. Harry Nelson suggested looking at benefits for employees. Page 5 of 55 Housing Advisory Board Page 2 Minutes September 18, 2017 D. Presentation and discussion of the Housing Advisory Board draft FY18 Work Plan and recommendations for monthly research topics - Susan Watkins, AICP, Housing Coordinator Susan Watkins and Nat Waggoner presented a draft work plan for FY2018. The Board voiced concerns over the Comprehensive Plan Update timeline. The board asked if the Housing Element & Feasibility of Housing Programs Study could be updated sooner. They said they would like to bring recommendations to Council by June 2018. Lou Snead asked that pages 7-9 of the current Housing Element, which covers rental housing wage and number of affordable housing units, be updated now. Several board members voiced a sense of urgency in regards to the affordable housing issue and that they would like to see more units built as soon as possible. Waggoner asked the board members about their goals and vision for the housing element. He asked the board if the affordable housing problem was fully defined. He suggested we use the monthly meetings to build towards forming goals and recommendations for review of the Consultant work product in 2018. E. D iscussion and feedback from the event, Accelerating Housing for All, held on Saturday, September 16, 2017 - Susan Watkins, AICP, Housing Coordinator Susan Watkins stated that many members of the board attended the event. The board stated they would like to consider more meetings or workshops to accomplish board tasks. F. Upcoming items: The next regular meeting of the Housing Advisory Board is scheduled for October 16, 2017. Motion by Hatchel, second by Brennan to adjourn. The m eeting was adjourned at 5:02 pm. ____________________________________ ________________________________________ Approved, Brenda Baxter, Vice-Chair Attest, Randy Hachtel Page 6 of 55 City of Georgetown, Texas Housing Advisory Board October 16, 2017 SUBJECT: Cons id eration and p o s s ib le ac tion to rec o mmend approval of 1) a Res o lution of no o b jectio n and 2) a Resolution ac knowled ging that Geo rgeto wn has mo re than two times the average per capita amount of Hous ing Tax C red it units fo r P ed cor Inves tments to apply for Hous ing Tax C red its fo r the cons tructio n of 192 units to be kno wn as Residences at Stillwater, lo cated at F M971 & Inner Loop. S usan Watkins , AICP, Hous ing Co ordinator ITEM SUMMARY: In 2016, City C o uncil ad o p ted a Lo w Inc o me Hous ing Tax Credit (LIHTC) p ro c es s which includ es two ap p licatio n types , 4% and 9% programs . The Texas Department of Hous ing and Community Affairs allo cates ho us ing tax credits under a 4% and 9% p ro gram each with different funding s o urc es and ap p licatio n requirements . T he 4% HTC is a non-c ompetitive program that us es tax-exempt bond s as a component of projec t financing. The 9% HTC applic ation c yc le is an annual c o mp etitive p ro cess. Rules fo r the 9% HT C p ro gram are outlined in the Qualified Applic ation Plan (QAP). The s tate ap p ro ves the QAP each fall and award s are generally alloc ated the following July. 9% HTC program A resolution s tating the City’s p o s ition of either “s up p o rt o r no objec tion” mus t be o b tained from the c ity and/o r c o unty where the p ro ject is lo cated and s ubmitted with the 9% HTC applic ation by Marc h 1st of the p ro gram year. The C ity of Geo rgeto wn Reques t fo r Res o lutio n ap p licatio n has dates that mus t b e up d ated each year in res p o ns e to the S tate’s timeline for the c o mp etitive 9% HTC ap p lic atio n cycle. 4% HTC program Applic ations fo r 4% HT C req uire a “Resolutio n o f No Objec tion” from the c ity and/o r c o unty where the p ro ject is lo cated. Applic ations for the 4% HTC program c an b e sub mitted to T DHCA thro ughout the year. As p art o f the 2016 Wo rk Plan, the Ho using Advis o ry Bo ard up d ated the City o f Georgetown Hous ing Tax Credit (HTC) res olution proc es s . On September 27, 2016, City Counc il ap p ro ved a HT C p ro cess that req uires ap p lic ants reques ting a resolution to c ond uc t p ublic outreac h to the s urrounding neighborho o d s , und ergo zo ning review, meet s p ecific deadlines and p ro vide d ata regarding the c urrent tax credit inventory. Planning s taff has reviewed the original p ro ces s adopted in 2016 and has up d ated p ro cess timelines for the new c alendar year. In s up p o rt o f the d irection C o uncil is s ued when reviewing ap p licatio ns fo r the 2016 cycle, staff has ad d ed an exp licit date for a works hop with Counc il for a c onc urrent review o f all ap p licatio ns. T he general sub mittal and review proc es s includ es : Dec emb er 1, 2017 Rezo ning Ap p licatio n Due (if necessary) January 2, 2018 HT C Resolution Applic atio ns Due January 22, 2018 Hous ing Advis o ry Board Meeting January 23, 2018 Hold Pub lic Meetings January 23, 2018 Counc il Works hop February 13, 2018 City Co uncil Meeting March 1, 2018 TDHCA Applic ation Due Jean Latsha, a p ro ject c o o rd inato r with PedC o r, a Multi-family (MF) d evelo p er, is s eeking 4% HTCs for a Page 7 of 55 p o rtion of the Stillwater develo p ment loc ated at Inner Loop and FM 971. T he p ro p erty is zo ned MF. The d eveloper s ub mitted an applic ation reques ting a Res olution of “No Objec tio n” to the Ho using Coordinato r o n Septemb er 11, 2017. The develo p er wis hes the p ro ject to be cons id ered at the Oc tober 16, 2017 Hous ing Advis ory Board meeting and at a Novemb er 2017 counc il meeting. Tw ice the State Average Per Capita In o rd er to submit an applic ation for Hous ing Tax C red its, the d eveloper mus t als o obtain a Res o lutio n fro m Georgeto wn ac kno wledging that the city has more than two times the s tate average per capita amount o f Ho using Tax Credit units . In Texas, there is an average of 0.009 tax credit units for each person. In Georgetown, we have 0.029 units per person, which means we have 3.11 times the average amount of statewide units of tax credit. T he table below compares the surrounding counties and cities. Place Name Place population All Place Units All Unit Per Cap Pl All Units Place/TX Per Cap Place > 2x Per Capita Hutto 18,839 50 0.00265 0.28466 No Round Roc k 106,972 736 0.00688 0.73794 No Kyle 30,664 376 0.01226 1.31514 No Leand er 30,040 370 0.01232 1.32104 No Cedar Park 58,088 868 0.01494 1.60268 No Aus tin 864,218 16237 0.01879 2.01510 Yes Pflugerville 52,138 1022 0.01960 2.10238 Yes Geo rgeto wn 53,007 1539 0.02903 3.11401 Yes Salado 1,681 50 0.02974 3.19019 Yes Liberty Hill 1,416 211 0.14901 15.98208 Yes County name County population All County Units All Units Per Capita Cnty Cnty Units Per Cap/ TX Units Per Cap Cnty > 2x Per Capita Bell 321,591 1786 0.00555 0.59565 No Milam 24,388 180 0.00738 0.79161 No Williamson 457,218 4449 0.00973 1.04365 No Burnet 43,911 488 0.01111 1.19196 No Travis 1,092,810 16929 0.01549 1.66150 No Findings Staff find s the applic ation to be complete and further the go als of the 2030 C o mp rehens ive Plan. FINANCIAL IMPACT: None studied at this time. SUBMITTED BY: Sus an Watkins , AICP, Hous ing Co o rd inator ATTACHMENTS: Description Type Attachment 1 - Res olutions Application Backup Material Page 8 of 55 Attachment 2 - Letter of Intent - Stillwater Backup Material Attachment 3 - City of Georgetown HTC Res olution Reques t Application Backup Material Page 9 of 55 Page 10 of 55 Page 11 of 55   One Pedcor Square  770 3rd Avenue, S.W.  Carmel, IN 46032  (317) 587-0320  (317) 587-0340 fax    September 11, 2017    Susan Watkins, AICP  Housing Coordinator  Planning Department  City of Georgetown  406 W. 8th Street  Georgetown, TX 78626    Re: Request for Consideration of Resolutions of No Objection and Authorization of an Allocation of Housing Tax Credits  for Residences of Stillwater to be placed on the Georgetown City Council Agenda     Dear Ms. Watkins:    Please accept this letter on behalf of Pedcor Investments, A Limited Liability Company (“Pedcor”) as a formal request to  place on the agenda for the Georgetown City Council meeting currently scheduled for November 14, 2017, an item that  calls for the adoption of a Resolution of No Objection for Residences of Stillwater. Pedcor is currently under contract to  purchase approximately 11.65 acres located at approximately the 1500 block of NE Inner Loop in order to construct up  to 192 units of affordable housing. This development will be financed with non‐competitive (4%) housing tax credits  (“HTCs”) administered by the Texas Department of Housing and Community Affairs (“TDHCA”) and tax‐exempt bonds  issued by Capital Area Housing Finance Corporation (“CAHFC”). The resolution is being requested in accordance with  Texas Government Code, §2306.67071, which calls for applications for developments financed through the private  activity bond program to provide such. In addition, the 2017 Uniform Multifamily Rules, which governs the HTC program  states the following (10 TAC §10.204(4)(C)):    “In providing a resolution a municipality or county should consult its own staff and legal counsel as to whether such  resolution will be consistent with Fair Housing laws as they may apply, including, as applicable, consistency with any Fair  Housing Activity Statement‐Texas (“FHAST”) form on file, any current Analysis of Impediments to Fair Housing Choice, or  any current plans such as one year action plans or five year consolidated plans for HUD block grant funds, such as HOME  or CDBG funds.”    Pedcor also requests that an item be placed on the same agenda that calls for the adoption of a Resolution Authorizing  the  Allocation  of  Housing  Tax  Credits.  This  is  being  requested in accordance with Texas Government Code,  §2306.6703(a)(4), which requires HTC applicants proposing developments in municipalities with more than twice the  state average of units per capita supported by HTCs or private activity bonds to obtain a resolution from the municipality  indicating support and authorizing an allocation of HTCs. Sample resolutions for both are attached.    Site Plan, Common Amenities, and Accessibility    Attached to this request is a preliminary site plan, which shows nine 3‐story buildings with 24 units each, as well as a  community center and leasing office. While final determinations regarding common amenities have not been made, our  properties typically include a swimming pool with a splash pad, playground, fully furnished clubhouse with business  center, and exercise room. The development will also have a community laundry room, even though the units will be  equipped with washer/dryer connections. The development is also proposed to have approximately 24 garages and 42  carports, in addition to the parking required by the city. Final architectural plans for this development are still being  finalized, but attached are renderings from current Pedcor projects in the area.     The development will comply with all applicable federal, state, and local requirements regarding accessibility, including  but not limited to fair housing laws, including Chapter 301, Property Code, Title VIII of the Civil Rights Act of 1968 (42  U.S.C. §§3601 et seq.), the Fair Housing Amendments Act of 1988 (42 U.S.C. §§3601 et seq.); the Civil Rights Act of  Page 12 of 55      One Pedcor Square  770 3rd Avenue, S.W.  Carmel, IN 46032  (317) 587-0320  (317) 587-0340 fax 1964 (42 U.S.C. §§2000a et seq.); the Americans with Disabilities Act of 1990 (42 U.S.C. §§12101 et seq.); the  Rehabilitation Act of 1973 (29 U.S.C. §§701 et seq.); Fair Housing Accessibility; and the Texas Fair Housing Act.  The development will be designed to be consistent with the Fair Housing Act Design Manual produced by HUD,  and the Texas Accessibility Standards. The development will also meet 2010 ADA standards with the exceptions listed  in “Nondiscrimination on the Basis of Disability in Federally Assisted Programs and Activities” Federal Register 79 FR  29671. In general this requires that 5% of the units (10 units) will meet Uniform Accessibility Standards (“UFAS”) and 2%  of the units (4 units) will be accessible to the hearing and visually impaired.    The site is zoned for multifamily development (MF‐2), which allows for a maximum density of 24 units per acre, or a total  of 269 units. The proposed community is 192 units over 11+ acres, or 17 units per acre. The zoning ordinance is attached,  as well as the application for a zoning verification letter.    Unit Mix and Impact on Schools    As indicated on the site plan, the development is proposed to have 72 1‐bedroom/1‐bath, 96 2‐bedroom/2‐bath, and 24  3‐bedroom/2‐bath units. According to the Naperville model, a matrix that is widely used to predict the number of school‐ age children that will live in a multifamily development, this unit mix will result in approximately 35 school‐age children  living in the apartment complex. The analysis which utilizes this model is also attached. Pedcor has reached out to  Georgetown ISD to make them aware of the development plans so that they can plan accordingly and accommodate any  additional students.    Unit Amenities and Green Features    The final array of unit amenities and energy‐saving features at the development are also being finalized, but the current  proposal includes those typically available at Pedcor properties, namely covered entries, storage rooms, covered patios  or balconies, nine‐foot ceilings, washer/dryer hookups, self‐cleaning ovens, and disposals. In addition, all units are  proposed to have a number of additional amenities, including but not limited to, Energy‐Star rated dishwasher and  refrigerator with icemaker, at least one Energy‐Star rated ceiling fan, Energy‐Star rated lighting and windows, and  plumbing that meets performance standards of Texas Health and Safety Code, Chapter 372. The units will be constructed  with R‐15 walls and R‐30 ceilings and 14 SEER HVAC, as well as 30‐year shingle roofing. Additional green building features  proposed are native trees and plants installed that reduce irrigation requirements; water‐conserving fixtures that meet  the EPA’s WaterSense Label; daylight, motion sensors or timers on all exterior lighting; and a sprinkler system with rain  sensors.    Income and Rent Restrictions    The property will be 100% income and rent restricted, with all of the units set aside for individuals and families with  incomes at or below 60% of the Area Median Income (“AMI”). No market rate units are proposed. Attached is a schedule  that indicates both income and rent limits for various household and unit sizes. These limits incorporate the FY 2017  Multifamily Tax Subsidy Income Limits published by the Department of Housing and Urban Development (“HUD”) for the  HTC and Tax Exempt Bond programs released April 14, 2017. While the total number of units restricted at 60% of AMI  will not change, it is expected that the AMI, and therefore the actual income and rent limits, will be adjusted by HUD  annually. It should be noted that the rent limits on the attached schedule do not include utility allowances, which are  deducted from the net rent that is charged the tenants. Therefore, the rents shown on this schedule will be reduced  further, resulting in opening rents estimated at $791 for a one‐bedroom, $957 for a two‐bedroom, and $1,108 for a  three‐bedroom unit.    Financial    Although still being refined as plans are developed, total costs are estimated at just under $39 million. CAHFC will  act as the conduit issuer of tax‐exempt bonds in the amount of approximately $25.4 million. The bonds are  anticipated to be privately placed and remain outstanding for 40 years. Construction and permanent financing will be  Page 13 of 55      One Pedcor Square  770 3rd Avenue, S.W.  Carmel, IN 46032  (317) 587-0320  (317) 587-0340 fax provided through an FHA 221(d)(4) program loan. In addition, approximately $10 million in equity will be provided  through the syndication of the housing tax credits. Any remaining costs will be covered by rental income and  deferred developer fees. The property is currently vacant land and so does not require capital improvements. The  development site is not under contract with any other funding programs. No tax exemptions are being proposed or  sought. The property will remain affordable for at least 35 years and is anticipated to generate over $200,000 in property  taxes in the first year. This equates to well over $7 million in property taxes to the various taxing entities without taking  into account any potential increases in tax rates. The land is currently being taxed based on an appraised value of less  than $500,000, so this will be a significant addition to the tax base.    TDHCA Scoring Criteria and Past Support    This development will be financed with non‐competitive (4%) housing tax credits, and therefore the application is not  “scored” in the same manner as the competitive (9%) applications. However, the application does need to meet several  threshold criteria in order to be eligible for funding. Those criteria relate to the suitability of the site and the surrounding  neighborhood, the amenities and services provided at the community, the experience of the developer/owner, and the  financial feasibility of the project. Pedcor is confident that the application will meet all the necessary requirements to  receive an award of credits. Of the seven non‐competitive (4%) HTC applications in Texas that Pedcor has submitted in  the past 4 years, all have been awarded; another pending application is expected to be awarded in the coming weeks.    Attached are letters received in support of Pedcor’s HTC application for Live Oak Apartments last year.    Outreach Plan    The site is located just south of the Charles A. Forbes Middle School, which is at the intersection of Weir Road and NE  Inner Loop. Access to Residences of Stillwater will be from NE Inner Loop. Although there is no common access to the  single‐family neighborhood to the northwest of the site due to the railroad track that separates the two communities,  and the entrances to the communities are more than a half mile from each other, Katy Crossing is within a half mile of  Residences  of  Stillwater  when  measured  in  a  straight  line  boundary  to  boundary.  Pedcor  has  reached  out  to the  homeowners association (“HOA”) and intends to host two neighborhood meetings, one in late September and one in  October. Details with respect to the time and place for those meetings will be coordinated with the HOA, and Pedcor will  work with city staff as well as the HOA to advertise those meetings, likely through a combination of direct notification  from the HOA representatives, publications in the local newspaper, and/or postings at local libraries, schools, or other  public venues.    Background of Development Company and Management Company    Pedcor has been developing, constructing and managing affordable rental housing communities since the inception of  the tax credit program in 1987; there have been no name changes or re‐organizations since its formation. We have  developed over 16,000 units across 17 states, the vast majority of which were financed with tax‐exempt bonds and 4%  HTCs or competitive (9%) HTCs, with some units financed conventionally, providing unrestricted market rate units. We  are  vertically  integrated,  managing  the  architecture  and  engineering  in‐house  through  our  plan  production  and  engineering departments. We are also long term partners in the community; we continue to own and manage the  properties that we develop throughout the period that they are income and rent restricted, and in many cases even  longer.  Pedcor  Management  Corp.,  the  property  management  arm,  manages  over  13,000  units  and  consistently  maintains 97% occupancy over the entire portfolio. We have submitted our corporate resume as a separate file, and it  includes a list of all the properties in our portfolio.    Pedcor expanded into Texas in the last few years and opened an office in Austin in 2015. The Texas portfolio includes:   William Cannon Apartments – 252 units in Austin completed construction in 2016 and is 97% occupied   Heights on Parmer – 252 units in Austin completed construction in 2016 and is currently 97% occupied   Tuckaway Apartments – 256 units in Cedar Park completed construction in 2017 and has started leasing   West Gate Ridge – 140 units in Austin under construction with expected completion in 2018  Page 14 of 55      One Pedcor Square  770 3rd Avenue, S.W.  Carmel, IN 46032  (317) 587-0320  (317) 587-0340 fax  Fairway Landings at Plum Creek – 216 units in Kyle under construction with expected completion in 2018   Oak Valley Apartments – 192 units in San Antonio which started construction in spring 2017   Live Oak Apartments – 108 units in Georgetown which started construction in summer 2017   Heights on Parmer Phase II – 80 units in Austin anticipated to start construction in fall 2017   Shadow Ridge Apartments – 316 units in Round Rock anticipated to start construction in first quarter 2018   Trails at Leon Creek – 296 units in San Antonio anticipated to start construction in summer 2018     Please let me know if you need any additional information in order to place these items on the agenda.    Sincerely,         Jean Latsha Jean Latsha  Vice President ‐ Development  Attachments:  Sample Resolutions  Preliminary Site Plan  Renderings of Pedcor developments  Zoning ordinance and application for verification letter  Naperville Model  Schedule of Income and Rent Limits  Letters of Support  Page 15 of 55 Sample Resolution of No Objection Whereas, Pedcor Investments, A Limited Liability Company (“Pedcor”), has proposed a development for affordable rental housing of up to 192 total units and that will be located at approximately the 1500 block of NE Inner Loop in the City of Georgetown, Williamson County, and Whereas, Pedcor, its successors, assigns or affiliates, will submit an application to the Texas Department of Housing and Community Affairs for 2017 or 2018 Housing Tax Credits for Residences of Stillwater It is hereby RESOLVED, that in accordance with the requirements of Texas Government Code §2306.67071 and Texas Administrative Code §10.204(4), it is hereby found that: 1. Notice has been provided to the Governing Body in accordance with Texas Government Code, §2306.67071(a); and 2. The Governing Body has had sufficient opportunity to obtain a response from the Applicant regarding any questions or concerns about the proposed Development; and 3. The Governing Body has held a hearing at which public comment may be made on the proposed Development in accordance with Texas Government Code, §2306.67071(b); and 4. After due consideration of the information provided by the Applicant and public comment, the Governing Body does not object to the proposed Application. RESOLVED that for and on behalf of the Governing Body, [name, position of authorized person] are hereby authorized, empowered, and directed to certify these resolutions to the Texas Department of Housing and Community Affairs. Page 16 of 55 SAMPLE RESOLUTION – RESOLUTION AUTHORIZING THE ALLOCATION OF TAX CREDITS    WHEREAS, a To Be Determined Affiliate of Pedcor Investments, A Limited Liability Company (“Applicant”) has proposed a development for affordable rental housing at approximately the 1500 block of NE Inner Loop named Residences of Stillwater in the City of Georgetown and WHEREAS, Applicant has communicated that it intends to submit an application to the Texas Department of Housing and Community Affairs (TDHCA) for 2017 or 2018 Housing Tax Credits or Private Activity Bonds for Residences of Stillwater It is hereby RESOLVED, that as provided for in §11.3(b) of the Qualified Allocation Plan, it is expressly acknowledged and confirmed that the City of Georgetown has more than twice the state average of units per capita supported by Housing Tax Credits or Private Activity Bonds and FURTHER RESOLVED, that the City of Georgetown hereby supports the proposed Residences of Stillwater, and confirms that its governing body has voted specifically to approve the construction and/or rehabilitation of the Development and to authorize an allocation of Housing Tax Credits for the Development pursuant to Texas Government Code §2306.6703(a)(4), and FURTHER RESOLVED that for and on behalf of the Governing Body, [name, position of authorized person] are hereby authorized, empowered, and directed to certify these resolutions to the Texas Department of Housing and Community Affairs. Page 17 of 55 T R 19+ 2 P 19 + 2 P 19+ 2 P 19 + 2 P 19 + 2 P 19 + 2 P 19 + 2 P 19+ 2 P 19+ 2 P 19 + 2 P 19 + 2 P 19 + 2 P POOL 3 S T O R Y B L D G . VA N CP CP CP CP C P CP CP CP TR T R T R T R 3 S T O R Y B L D G . 3 S T O R Y B L D G . 3 S T O R Y B L D G . 3 S T O R Y B L D G . 3 S T O R Y B L D G . 3 STORY BLDG.3 STORY BLDG. 3 STORY BLDG. Te l ( 5 1 2 ) 6 1 4 - 4 4 6 6 Te x a s R e g i s t e r e d F i r m N o . F - 1 2 3 7 7 ww w . c s f c i v i l g r o u p . c o m Au s t i n , T e x a s PE D C O R 1 CO N C E P T U A L S I T E P L A N P:\12506.01 PEDCOR Georgetown Inner Loop\CADD\Concept Plan\12506.01 SITEPLAN.dwg, 9/11/2017 11:14:49 AM Page 18 of 55 Pedcor- William Cannon OPTION 3 2015-03-03 • 6060- Moroccan Brown- stair tower stucco, outer stucco, inner stucco • 6375- Honeycomb- siding • 7035- Aesthetic White- trim, door & window trim, fascia, soffits, siding at stair tower • 6185- Escape Grey- balcony siding • 7605 Gale Force- all railing • Hardwhite Limestone • Roof- GAF Timberline Cool Series- Weathered Wood Page 19 of 55 Pedcor- Plum Creek, Kyle Building Type III 2015-12-01 Page 20 of 55 Page 21 of 55 Page 22 of 55 Page 23 of 55 Page 24 of 55 Page 25 of 55 Page 26 of 55 Page 27 of 55 Page 28 of 55 Page 29 of 55 Page 30 of 55 Page 31 of 55 Page 32 of 55 LEGAL DESCRIPTION      Being all of that certain tract or parcel of land containing 11.65 acres, more or less, situated in the John Berry Survey, Abstract No. 51, Williamson County, Texas, and being out of and a portion of the Property conveyed by the deed recorded under Document No. 2016081174 of the Official Public Records of Williamson County, Texas    From Williamson County Appraisal district:  AW0051 AW0051 – Berry.J. Sur., ACRES 5.1  AW0051 AW0051 – Berry.J. Sur., ACRES 5.11  AW0051 AW0051 – Berry.J. Sur., ACRES 5.1      Page 33 of 55 10.0 ACRESJERRY D. & BARBARA D.ROBINSVOL. 2131, PG. 503D.R.W.C.T.REMAINDER OF 77.29 ACRESAUSTIN TRUST COMPANYDOC. NO. 2004044048O.P.R.W.C.T. REMAINDER OF 77.29 ACRESAUSTIN TRUST COMPANYDOC. NO. 2004044048O.P.R.W.C.T. 6.061 ACRESED & CATHIE WALLACEVOL. 795, PG. 384D.R.W.C.T. PORTION OFREMAINDER OF 54.432 ACRESJAMES R. MUNSONVOL. 531, PG. 491D.R.W.C.T. 0.97 ACRESJERRY D. & BARBARA D.ROBINSDOC. NO. 2013018177O,P.R.W.C.T. PORTION OF 57.75 ACRESWILLIAMSON COUNTYDOC. NO. 2002013670O.P.R.W.C.T. NO R T H E A S T I N N E R L O O P (R . O . W . V A R I E S ) (S 1 9 ° 0 7 ' 4 5 " E 1 3 7 4 . 1 0 ' ) S 2 0 ° 5 6 ' 5 1 " E 1 3 7 3 . 8 7 ' (N 2 4 ° 2 0 ' 5 5 " W 5 6 6 . 5 5 ' ) N 2 6 ° 1 0 ' 0 5 " W 5 6 6 . 6 0 ' ( N 4 9 ° 1 8 ' 5 5 " W 6 2 3 . 3 1 ' ) N 5 1 ° 0 9 ' 3 3 " W 6 2 3 . 0 5 ' (C1C1) (N 58°12'30" E 1152.50')N 56°22'22" E 1152.59'659.45' (659.37')491.51' (493.13') TRACTS 2,4,6,8 CL A R I S L A N E (6 0 ' R . O . W . ) LOT 30BLOCK KLIFT STATION& DETENTIONKATY CROSSINGSECTION ONECAB. N, PG. 323-326P.R.W.C.T. LOT 1BLOCK A LOT 2BLOCK A LOT 3BLOCK A LOT 4BLOCK A LOT 5BLOCK A BLOCK A MEDOWLARK CIRCLE(50' R.O.W.) MEADOWLARK CIRCLE(50' R.O.W.) LOT 21BLOCK KLOT 20BLOCK KLOT 19BLOCK KLOT 18BLOCK KLOT 17BLOCK KLOT 16BLOCK KLOT 15BLOCK KLOT 14BLOCK KLOT 13BLOCK KLOT 12BLOCK K LOT 11BLOCK K LOT 10BLOCK K SECTION THREE-ACAB. P, PG. 220-223P.R.W.C.T. ZONING LINE 542.56' (542.73') 5.10 ACRESTRACT 1CAC GEORGETOWN ESTATES,L.P.DOC. NO. 2016081174O.P.R.W.C.T. 5.10 ACRESTRACT 2CAC GEORGETOWN ESTATES, L.P.DOC. NO. 2016081174O.P.R.W.C.T. 5.11 ACRESTRACT 3CAC GEORGETOWN ESTATES,L.P.DOC. NO. 2016081174O.P.R.W.C.T. (S 63°53'53" W 384.44')S 62°11'37" W 384.40'(S 65°57' W 319.68')S 64°06'17" W 319.32' (S 64°06' W 982.50')S 62°15'06" W 982.37' 439.81' (439.77') (N 58°18'20" E 752.32')N 56°30'22" E 752.26' BLOCK K RIBBONCURB R. O . W . L I N E R . O . W . L I N E {N 56°25' E 400.58'}N 56°21'13" E 400.68' {N 69°00' E 45 6 . 7 0 ' }N 69°00'36" E 4 5 6 . 6 8 ' {N 69°00' E 44 6 . 0 2 ' }N 68°58'33" E 4 4 6 . 3 7 ' (N 69°00' E 42 6 . 8 2 ' )N 69°06'50" E 4 2 7 . 2 5 ' 46 5 . 5 4 ' { 4 6 6 . 0 0 ' } 49 0 . 5 9 ' { 4 9 0 . 3 9 ' } 41 7 . 7 5 ' { 4 1 7 . 8 1 ' } {S 1 9 ° 1 3 ' E 7 1 8 . 3 8 ' } S 1 9 ° 1 4 ' 3 6 " E 7 1 8 . 3 4 ' 33 4 . 5 3 ' { 3 3 4 . 5 7 ' } 38 3 . 8 1 ' { 3 8 3 . 8 1 ' } 0.547 ACRE (20' WIDE)CITY OF GEORGETOWNUTILITY EASEMENTDOC. NO. 2011015855O.P.R.W.C.T. [TO BE VACATED] POINT OF BEGINNINGN:10.212,722.17E:3,139,560.03 30' WIDE ROAD EASEMENTVOL. 452, PG. 398D.R.W.C.T. {C 2 } C2 {C 3 } C3 {C 4 } C4 S21°32'25"E 89.94'{S21°19'30"E} {90.00'} 1.62' 100' WIDE RAILROAD R.O.W.GEORGETOWN RAILROAD COMPANYVOL. 2267, PG. 954D.R.W.C.T. "WILDFLOWER LANE" 25' DRAINAGE EASEMENTDOC NO. 2006085496O.P.R.W.C.T. NE I N N E R LO O P REMAINDER OF 5.10 ACRES TRACT 1 CAC GEORGETOWN ESTATES, L.P. NO. 2016081174 O.P.R.W.C.T. S T R EET 'I' S T R EET 'I' STREET 'A' (60' R.O.W.) ST R E E T ' C ' ST R E E T ' D ' ST R E E T ' F ' ST R E E T ' H ' S T R E E T ' I ' S T R E E T ' G ' ST R E E T ' G ' STREET ' K ' STREET 'K' STRE E T ' J ' STREET 'J'ST R E E T ' B ' ST R E E T ' B ' STREET 'A' ( 6 0 ' R . O . W . ) ST R E E T ' E ' STREET 'B' R50.0 R50.0 R 5 0 . 0 R50.0 R50.0 R 5 0 . 0 R60 . 0 R 5 0 . 0 20' EMERGENCY ACCESS ROAD MAIL KIOSK BYPASS CHANNEL PROPOSED LIFT STATION 12 0.16 AC. 1 0.16 AC. 2 0.14 AC. 3 0.14 AC. 4 0.14 AC. 5 0.14 AC. 6 0.14 AC. 7 0.14 AC. 8 0.14 AC. 9 0.15 AC.11 0.15 AC.13 0.18 AC.14 0.21 AC. 10 0.14 AC. 19 0.17 AC. 13 0.18 AC. 1 0.16 AC. 25 0.18 AC. 2 0.14 AC. 24 0.15 AC. 3 0.14 AC. 23 0.16 AC. 4 0.15 AC. 22 0.16 AC.21 0.17 AC.20 0.17 AC. 16 0.17 AC. 18 0.18 AC.17 0.18 AC.14 0.18 AC. 15 0.16 AC. 5 0.15 AC. 6 0.16 AC. 7 0.16 AC. 8 0.19 AC.9 0.17 AC.10 0.18 AC.11 0.16 AC.12 0.16 AC. 136' 139' 2 8 ' 47 ' 77 ' 30 ' 120' 143' 137' 129' 71 ' 120'6' 143' 43 ' 146' 4' 146' 46 ' 134' 30 ' 54 ' 111' 50 ' 130' 50 ' 135' 50 ' 135' 119' 50 ' 54 ' 119' 50 ' 114' 50 ' 135' 50 ' 135' 119' 20 ' 10 ' 119' 44 ' 127' 50 ' 29 ' 120' 23 ' 15 ' 120' 37 ' 75 ' 111' 1 3 9 ' 12 6 ' 197' 120' 47' 120' 47'47'47' 120' 47'47' 120' 47' 120' 47'47'47' 120' 47'47' 120' 47' 120' 47' 120' 47'28'14 ' 120' 3 2 ' 122' 59' 13' 125' 127' 47 ' 130' 47 ' 132' 47 ' 134' 47 ' 137' 36 ' 10' 128' 6' 40 ' 126' 1 2 7 ' 13 0 ' 14 4 ' 14 4 ' 14 4 ' 47 ' 14 3 ' 14 3 ' 14 3 ' 14 3 ' 14 3 ' 14 3 ' 14 3 ' 14 3 ' 14 3 ' 10' 14 3 ' 6' 14 3 ' 40 ' 14 3 ' 14 3 ' 47 ' 107' 10 ' 57 ' 47 ' 30 ' 5 6 ' 128' 125' 4 7 ' 47 ' 121' 118' 47 ' 8 ' 116' 39 ' 116' 116' 6' 41 ' 116' 116' 41' 12 4 ' 41' 2 3' 93 ' 2 4 ' 51' 12 4 ' 12'39' 51' 12 4 ' 51' 51' 12 3 ' 51' 51' 12 3 ' 51' 51' 12 2 ' 51' 49' 12 2 ' 49' 57' 12 3 ' 25 '20' 61'10 ' 12 2 ' 44' 48' 13 3 ' 34' 13' 48' 14 5 ' 47' 48' 15 7 ' 47' 8 ' 16 8 ' 47' 40'23' 6' 15 4 ' 2 4'38' 29' 183'3 8' 9' 18 ' 47 ' 53' 14 6 ' 9' 41' 14 6 ' 9' 38' 13' 39' 12'12'21'18'27'24'20'31'20' 13 1 ' 32'19' 12 6 ' 33'18' 12 0 ' 33'17'35'16' 12 7 ' 13 2 ' 13 6 ' 14 0 ' 14 3 ' 14 7 ' 15 1 ' 15 3 ' 14 9 ' 14 5 ' 14 1 ' 51' 12 3 ' 20'27' 12 5 ' 12 6 ' 20'27' 12 8 ' 13 0 ' 13 1 ' 13 3 ' 13 4 ' 13 6 ' 13 7 ' 13 9 ' 14 1 ' 14 2 ' 14 4 ' 14 4 ' 14 2 ' 14 0 ' 14 0 ' 14 2 ' 1 0' 50' 47 ' 13 2 ' 8 ' 47 ' 120' 47 ' 47 ' 120' 47 ' 47 ' 47 ' 120' 47 ' 44 ' 120' 1 8 ' 120' 120' 107' 10 ' 47 ' 47 ' 123' 47 ' 47 ' 47 ' 49 ' 135' 50 ' 47 ' 47 ' 47 ' 135' 47 ' 47 ' 47 ' 47 ' 74 ' 10 1 ' 96' 85' 47'47'47'47'47'47'47'47'47'47'47'47'47'47'47'47'50'1' 13 0.14 AC. 29 0.15 AC. 14 0.14 AC. 30 0.15 AC. 15 0.14 AC. 31 0.15 AC. 16 0.14 AC. 32 0.15 AC. 17 0.15 AC. 33 0.15 AC. 2 0.14 AC. 18 0.15 AC. 34 0.15 AC. 3 0.13 AC. 19 0.18 AC.35 0.15 AC. 4 0.13 AC. 12 0.13 AC. 20 0.34 AC. 28 0.15 AC. 36 0.15 AC. 5 0.13 AC. 21 0.18 AC. 37 0.15 AC. 6 0.13 AC. 22 0.15 AC. 7 0.13 AC. 23 0.16 AC. 8 0.13 AC. 24 0.15 AC. 9 0.13 AC. 25 0.15 AC. 10 0.13 AC. 26 0.15 AC. 11 0.13 AC. 27 0.15 AC. 29' 2 4 ' 12 8 ' 14 3 ' 47 ' 120' 120' 120' 120' 121' 110' 3 0.13 AC. 11 0.13 AC. 4 0.13 AC. 12 0.13 AC.5 0.13 AC. 13 0.13 AC. 6 0.13 AC. 14 0.13 AC. 7 0.13 AC. 15 0.14 AC. 8 0.14 AC. 16 0.16 AC. 9 0.15 AC. 1 0.16 AC. 2 0.13 AC. 10 0.13 AC. 3 9 ' 4 7 ' 47 ' 4 7 ' 2 0 ' 2 8 ' 6 ' 41 ' 47 ' 38 ' 24' 101'30'55'14' 2 6' 45 ' 47 ' 47 ' 47 ' 47 ' 47 ' 47 ' 41 ' 2 4 '117'107'2 5 ' 121' 41 ' 47 ' 53 ' 120' 116' 116' 118' 116' 122' 34 0.15 AC. 26 0.14 AC. 18 0.16 AC. 10 0.15 AC. 2 0.15 AC. 33 0.15 AC. 25 0.14 AC. 17 0.13 AC. 9 0.15 AC. 1 0.16 AC. 32 0.15 AC. 24 0.14 AC. 16 0.14 AC. 8 0.15 AC. 35 0.21 AC.31 0.15 AC. 23 0.14 AC. 15 0.14 AC. 7 0.15 AC. 30 0.15 AC. 22 0.14 AC. 14 0.14 AC. 6 0.15 AC. 29 0.15 AC. 21 0.14 AC. 13 0.14 AC. 5 0.15 AC. 28 0.15 AC. 20 0.13 AC. 12 0.14 AC. 4 0.17 AC. 27 0.15 AC. 19 0.17 AC. 11 0.14 AC. 3 0.15 AC. 47'47'47'47'47'47'47'47'47'47'47'47'47'47'47'47'28'3 5' 10 2 ' 10 5 ' 2 5 ' 48' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 15'46'2'47'47'36'2 4 ' 12 3 ' 81 ' 33' 7' 2 4' 2'19' 3' 15'29'18'29'18'29'18'29'18'29'18'29'18'29'18'29'18'29'18'29'18'29'18'29'18'29'18'52' 14 2 ' 13 5 ' 13 3 ' 12 3 ' 13 4 ' 13 6 ' 14 2 ' 14 4 ' 13 2 ' 12 4 ' 12 5 ' 13 6 ' 13 7 ' 14 3 ' 13 0 ' 12 5 ' 12 6 ' 13 8 ' 13 9 ' 14 1 ' 12 9 ' 12 7 ' 12 8 ' 14 0 ' 14 1 ' 13 0 ' 14 2 ' 13 1 ' 14 4 ' 13 3 ' 14 4 ' 38 0.17 AC. PHASE 2 MAIL KIOSK 10.0' LANDSCAPE/MONUMENT EASEMENT 10.0' LANDSCAPE/MONUMENT EASEMENT 40.00' 40.00' 118' 117' 114' 5 5 ' 13 0.14 AC. 43 0.14 AC.26 0.13 AC. 33 0.13 AC.16 0.14 AC. 23 0.16 AC. 46 0.14 AC.36 0.13 AC. 14'122' 26' 47 ' 129' 123' 11 0.12 AC. 12 0.12 AC. 9 0.12 AC. 10 0.12 AC. 7 0.13 AC. 8 0.13 AC. 5 0.15 AC. 6 0.17 AC. 3 0.13 AC. 4 0.13 AC. 1 0.17 AC. 2 0.13 AC. 113' 4 7 ' 112' 4 7 ' 117' 4 7 '115' 4 7 ' 120' 4 7 '118' 4 7 ' 18 ' 120' 18 ' 4 4' 120' 7 7 ' 120' 47 ' 47 ' 47 ' 120' 47 ' 69 ' 4 ' 104'2 2 ' 40 ' 120' 47 ' 47 ' 2 0.13 AC. 3 0.17 AC. 1 0.13 AC. 5 0.13 AC. 6 0.13 AC. 4 0.17 AC. 7 0.13 AC. 8 0.13 AC. 9 0.13 AC. 10 0.13 AC. 11 0.13 AC. 12 0.13 AC. 14 0.14 AC. 15 0.13 AC. 13 0.13 AC. 28 0.13 AC. 17 0.13 AC. 18 0.16 AC. 47 ' 120' 61 ' 120' 120' 47 ' 120' 17 ' 35 ' 47 ' 120' 54 ' 11' 47 ' 120' 47 ' 120' 47 ' 120' 47 ' 120' 47 ' 120' 47 ' 120' 2 6 ' 2 9 ' 120' 47 ' 120' 45 ' 2 '120' 47 ' 120' 47 ' 120' 3 9 ' 2 2 '107' 135' 135' 135' 135' H H B B B F F D D C J J E E 19 3.01 AC. PARKLAND 120' 120' 120' 120' 51 ' 1' 15 ' 2 9 ' 4 7 ' 4 7 ' 47 ' 6 5 ' 171'45' 44' 21 0 ' 3 8 ' 82' 90' 2 4 9 ' 1 0 2 ' 120' 47' 47' 40' 51' 51' 51' 51' 51' 51' 51' 51' 51' 50' 36'2 3' 67 ' 14' 41 ' 13 1 ' 2 5 ' 37' 47' 47' 52' 31' 24' 46'20'51'50'50'50'50'14'36'43'2 4 ' 10 2 ' 10 5 ' 2 2' 16'59' 14 7 ' 13 1 ' 13 6 ' 14 6 ' 12 6 ' 14 6 ' 12 0 ' 14 6 ' 11 9 ' 14 9 ' 14 6 ' 14 1 ' 21 ' 27' 47 ' 2 2' 123' 3' 10 0.16 AC. 7 0.14 AC. 8 0.14 AC. 21 ' 23' 1' 37 ' 2 6'92'2 3' 126' 37'68'2 3' 41 ' 47 ' 40 ' 129' 47 ' 11'5 0 ' 4 9 ' 5 8' 47' 4 3 ' 1 2 ' 129' 137' 143' 12 0.15 AC. 11 0.14 AC. 51 0.21 AC. 50 0.03 AC. OPEN SPACE 49 0.15 AC. 48 0.14 AC. 47 0.14 AC. 52 0.19 AC. 40 0.17 AC. 41 0.15 AC. 42 0.15 AC. 37 0.15 AC. 38 0.15 AC. 39 0.17 AC.29 0.17 AC. 30 0.17 AC. 31 0.15 AC. 32 0.15 AC. 27 0.15 AC. 28 0.15 AC. 21 0.18 AC. 22 0.18 AC. 17 0.16 AC. 18 0.16 AC. 19 0.19 AC. 20 0.19 AC. 5' 3 6 ' 3 6' 3 6 ' 3 6 ' 3 6 ' 4 0 ' 2 0 ' 38 ' 4' 20' 62'59'105'2 4' 39 ' 50 ' 49 ' 118' 120' 197' 120' 12 6 ' 1 '13 ' 45' 79 '7 9 ' 4 4 ' 1 3 '1' 127' 1 3 9 ' 111' 19 ' 50 ' 39 ' 2 4'120'120'2 4' 39 ' 50 ' 49 ' 71 ' 135' 135' 135' 1 4 ' 2 4' 5 2 ' 47'4 7 ' 5 2' 2 4 ' 1 4 ' 114' 135' 135' 9'7' 1 3 ' 8' 32' 8' 13' 7' 18' 2 5' 16 ' 42 ' 37 ' 39 ' 50 ' 39 ' 2 4'120'120'2 4' 39 ' 49 ' 20 ' 135' 71 ' 135' 135' 114' 1 2'1 ' 55' 6 9'6 9 ' 5 5 ' 1'1 2 ' 130' 135' 40 ' 47 ' 41 ' 2 4'132'144'2 4' 39 ' 50 ' 39 ' 159' 46 ' 1' 47 ' 2' 54 ' 159' 154' 8 '6 ' 49' 7 5'7 6 ' 4 8 ' 6 '7 ' 143' 146' 146' 15 0.06 AC. OPEN SPACE 1 0.03 AC. OPEN SPACE 19 2.70 AC. N: 10211822.8895 E: 3140295.1888 N: 10212599.0222 E: 3141791.8644 BB 148 ' 120' JJ 200' STREAM BUFFER 12 5 . 0 0 ' 75 . 0 0 ' 9 0.16 AC. 6 0.15 AC. 14 0.26 AC. 53 0.25 AC. 15 0.26 AC. 54 0.23 AC.24 0.26 AC. 55 0.37 AC. 1 0.18 AC. 25 0.22 AC. 56 0.30 AC. 2 0.16 AC. 34 0.25 AC. 57 0.13 AC. 3 0.15 AC. 35 0.25 AC. 58 0.12 AC. 4 0.15 AC. 44 0.21 AC. 59 0.06 AC. OPEN SPACE 5 0.99 AC. OPEN SPACE/DRAINAGE/ EMERGENCY ACCESS 45 0.25 AC. 120' 120' 120' 120' 371'1 3.34 AC. N: 10213882.0914 E: 3141300.6864 20' TEMPORARY EMERGENCY ACCESS ROAD 4 8 ' 4 8 ' 58 ' 51 ' 51 ' 52 ' 37 ' 54 ' 47 ' 54 ' PHASE 1 PHASE 3 7 ' 3 7 ' 25.0' WATER EASEMENT 20.0' WASTEWATER EASEMENT 20.0' WASTEWATER EASEMENT 20.0' WATER EASEMENT 20.0' WATER EASEMENT 20.0' WATER EASEMENT 30.0' WASTEWATER EASEMENT 20.0' WASTEWATER EASEMENT 20.0' STORM SEWER EASEMENT 30.0' WASTEWATER EASEMENT 20.0' WATER EASEMENT 20.0' WASTEWATER EASEMENT 7 0.14 AC. 15 0.24 AC. 8 0.13 AC. 16 0.27 AC. 1 0.19 AC. 9 0.13 AC. 17 0.15 AC. 2 0.15 AC. 10 0.13 AC. 3 0.15 AC. 11 0.13 AC. 4 0.15 AC. 12 0.13 AC. 5 0.20 AC. 13 0.13 AC. 6 0.16 AC. 14 0.13 AC. 20 4.74 AC. OPEN SPACE/DRAINAGE/ DETENTION/LIFT STATION 10.00' P.U.E. 10.00' P.U.E. 10.00' P.U.E. 10.00' P.U.E. 10.00' P.U.E. 10.00' P.U.E. 10.00' P.U.E. 10.00' P.U.E. 10.00' P.U.E. 10.00' P.U.E. 10.00' P.U.E. 10.00' P.U.E. 10.00' P.U.E. 10.00' P.U.E. 10.00' P.U.E. 10.00' P.U.E. 10.00' P.U.E. 10.00' P.U.E. 10.00' P.U.E. 10.00' P.U.E. 10.00' P.U.E. 50.00' R.O.W. 50.00' R.O.W. 50.00' R.O.W. 50.00' R.O.W. 50.00' R.O.W. 50.00' ROW 50.00' ROW 50.00' ROW 50.00' R.O.W. 50.00' R.O.W. 50.00' R.O.W. 60.00' R.O.W LOT NUMBER BLOCK NUMBER BOUNDARY LINE EXIST. MAJOR CONTOURS EXIST. MINOR CONTOURS OFFICIAL PUBLIC RECORDS WILLIAMSON COUNTY TEXAS DEED RECORDS WILLIAMSON COUNTY TEXAS DEED RECORDS TRAVIS COUNTY TEXAS LEGEND 1 O.P.R.W.C.T D.R.W.C.T D.R.T.C.T A SURVEYOR MONUMENTATION DRAINAGE CHANNEL STREAM CHANNEL STILLWATER PRELIMINARY PLAT LENNAR HOMES OF TEXAS LAND AND CONSTRUCTION, LTD. 12401 RESEARCH BOULEVARD BUILDING 1, SUITE 300 AUSTIN, TX 78259 DEVELOPER GRAY ENGINEERING INC. (ATTN: DAVID PEEK, P.E.) 8834 NORTH CAPITAL OF TEXAS HIGHWAY, SUITE 140 AUSTIN, TEXAS 78759 ENGINEER BASELINE LAND SURVEYORS, INC. 8333 CROSS PARK DRIVE AUSTIN, TEXAS 78754 PHONE: (512) 374-9722 FAX: (512) 873-9743 SURVEYOR 9,079.71 LFLINEAR FEET OF NEW STREETS SUBMITTAL DATE 10NUMBER OF BLOCKS 230 SINGLE FAMILY, 1 PARKLAND, 1 OS/DRAINAGE/ DETENTION/LIFT STATION,1 OPEN SPACE/DRAINAGE/ EMERGENCY ACCESS, 4 OPEN SPACE, 1 COMMERCIAL. NUMBER OF LOTS BY TYPE SITE ACREAGE SINGLE FAMILY: 35.93 AC., PARKLAND: 3.01 AC., OS/DRAINAGE/DETENTION/LIFT STATION: 4.74 AC., OPEN SPACE/EMERGENCY ACCESS: 0.99 AC., OPEN SPACE: 0.18 AC., COMMERCIAL: 3.34 AC ACREAGE BY LOT TYPE 59.98 AC. A PERMANENT BENCHMARK WILL BE INSTALLED TO CITY OF GEORGETOWN SPECIFICATIONS UPON CONSTRUCTION OF THIS SUBDIVISION. BENCHMARK DESCRIPTION AND ELEVATION PATENT SURVEY ANTONIO FLOREY SURVEY, ABSTRACT NO. 235 CAC GEORGETOWN ESTATES LP (ATTN: CRAIG BIGGAR) 6811 MESA DRIVE AUSTIN, TEXAS 78731 PHONE (512) 922-5127 NE INNER LOOP OWNER MAY 15, 2017 IH 3 5 S H 1 3 0 NE I N N E R L O O P WEIR R O A D SH 29 SITE LOCATION MAP SCALE: 1" = 1 MILE SHEET 1 OF 8 H: \ P R O J E C T S \ 1 4 9 6 L E N N A R \ 1 1 1 1 8 S T I L L W A T E R - N E I N N E R L O O P \ P R E L I M I N A R Y \ C A D \ S H E E T S \ 1 1 1 1 8 - P R E L I M . D W G D A T E : 2/ 1 3 / 2 0 1 7 9 : 3 7 : 0 7 A M B Y : JA S O N . R E E C E 8834 N. Capital of Texas Hwy. Suite 140 Austin, Texas 78759 (512)452-0371 FAX(512)454-9933 TBPE FIRM #2946 ENGI NE GNIRE CHECKED BY: DRAWN BY: DATE: PROJECT NO.1496-11118 03/08/2017 MTC, RJ DWP PP-2017-002 Page 34 of 55 STILLWATER PRELIMINARY NOTES SHEET 2 OF 8 GENERAL NOTES: 1.UTILITY PROVIDERS FOR THIS DEVELOPMENT ARE WATER: GEORGETOWN , WASTEWATER: GEORGETOWN , AND ELECTRIC: GEORGETOWN. 2.ALL STRUCTURES/ OBSTRUCTIONS ARE PROHIBITED IN DRAINAGE EASEMENTS. (IF APPLICABLE) 3.THERE ARE NO AREAS WITHIN THE BOUNDARIES OF THIS SUBDIVISION IN THE 100-YEAR FLOODPLAIN AS DEFINED BY FIRM MAP NUMBER 48491C0295E EFFECTIVE DATE OF SEPTEMBER 2008. 4.IN ORDER TO PROMOTE DRAINAGE AWAY FROM A STRUCTURE, THE SLAB ELEVATION SHOULD BE BUILT AT LEAST ONE-FOOT ABOVE THE SURROUNDING GROUND, AND THE GROUND SHOULD BE GRADED AWAY FROM THE STRUCTURE AT A SLOPE OF 1/2" PER FOOT FOR A DISTANCE OF AT LEAST 10 FEET. 5.PARKLAND DEDICATION REQUIREMENTS ARE BEING MET BY FEE-IN-LIEU AND BY DEDICATION OF LOT 20, BLOCK G. 6.ANY HERITAGE TREE AS NOTED ON THIS PLAT IS SUBJECT, IN PERPETUITY, TO THE MAINTENANCE CARE, PRUNING AND REMOVAL REQUIREMENTS OF THE CITY OF GEORGETOWN. APPROVED REMOVAL DOES NOT REQUIRE MODIFICATION OF THE PLAT. 7.A 10-FOOT PUBLIC UTILITY EASEMENT IS RESERVED ALONG ALL STREET FRONTAGES WITHIN THIS PLAT. 8.THE MONUMENTS OF THIS PLAT HAVE BEEN ROTATED TO THE NAD 83/96 - TEXAS STATE PLANE COORDINATE SYSTEM, CENTRAL ZONE (4203). 9.IMPERVIOUS COVERAGE PLAT NOTES - RESIDENTIAL LOTS: THE MAXIMUM IMPERVIOUS COVERAGE PER RESIDENTIAL LOT IS 45 PERCENT. 10.IMPERVIOUS COVERAGE PLAT NOTES - NON-RESIDENTIAL LOTS: THE MAXIMUM IMPERVIOUS COVERAGE PER NON-RESIDENTIAL LOT SHALL BE PURSUANT TO THE UDC AT THE TIME OF SITE PLAN APPLICATION BASED ON THE ZONING DESIGNATION OF THE PROPERTY. 11.THE LANDOWNER ASSUMES ALL RISKS ASSOCIATED WITH IMPROVEMENTS LOCATED IN THE RIGHT-OF-WAY, OR ROAD WIDENING EASEMENTS. BY PLACING ANYTHING IN THE RIGHT-OF-WAY OR ROAD WIDENING EASEMENTS, THE LANDOWNER INDEMNIFIES AND HOLDS THE CITY OF GEORGETOWN, WILLIAMSON COUNTY, THEIR OFFICERS, AGENTS AND EMPLOYEES HARMLESS FROM ANY LIABILITY OWING TO PROPERTY DEFECTS OR NEGLIGENCE NOT ATTRIBUTABLE TO THEM AND ACKNOWLEDGES THAT THE IMPROVEMENTS MAY BE REMOVED BY THE CITY AND/OR COUNTY AND THAT THE OWNER OF THE IMPROVEMENTS WILL BE RESPONSIBLE FOR THE RELOCATION AND/OR REPLACEMENT OF THE IMPROVEMENTS. 12.THE BUILDING OF ALL STREETS, ROADS, AND OTHER PUBLIC THOROUGHFARES AND ANY BRIDGES OR CULVERTS NECESSARY TO BE CONSTRUCTED OR PLACED IS THE RESPONSIBILITY OF THE OWNERS OF THE TRACT OF LAND COVERED BY THIS PLAT IN ACCORDANCE WITH THE PLANS AND SPECIFICATIONS PRESCRIBED BY THE CITY OF GEORGETOWN AND/OR WILLIAMSON COUNTY, TEXAS. NEITHER THE CITY OF GEORGETOWN NOR WILLIAMSON COUNTY ASSUMES ANY OBLIGATION TO BUILD ANY OF THE STREETS, ROADS, OR OTHER PUBLIC THOROUGHFARES SHOWN ON THIS PLAT OR OF CONSTRUCTING ANY OF THE BRIDGES OR DRAINAGE IMPROVEMENTS IN CONNECTION THEREWITH. NEITHER THE CITY OF GEORGETOWN NOR WILLIAMSON COUNTY ASSUMES ANY RESPONSIBILITY FOR DRAINAGE WAYS OR EASEMENTS IN THE SUBDIVISION, OTHER THAN THOSE DRAINING OR PROTECTING THE ROAD SYSTEM AND STREETS IN THEIR RESPECTIVE JURISDICTIONS. 13.NEITHER THE CITY OF GEORGETOWN NOR WILLIAMSON COUNTY ASSUMES ANY RESPONSIBILITY FOR THE ACCURACY OF REPRESENTATIONS BY OTHER PARTIES IN THIS PLAT. FLOODPLAIN DATA, IN PARTICULAR, MAY CHANGE DEPENDING ON SUBSEQUENT DEVELOPMENT. IT IS FURTHER UNDERSTOOD THAT THE OWNERS OF THE TRACT OF LAND COVERED BY THIS PLAT MUST INSTALL AT THEIR OWN EXPENSE ALL TRAFFIC CONTROL DEVICES AND SIGNAGE THAT MAY BE REQUIRED BEFORE THE STREETS IN THE SUBDIVISION HAVE FINALLY BEEN ACCEPTED FOR MAINTENANCE BY THE CITY AND I OR COUNTY. 14.RIGHT-OF-WAY EASEMENTS FOR WIDENING ROADWAYS OR IMPROVING DRAINAGE SHALL BE MAINTAINED BY THE LANDOWNER UNTIL ROAD OR DRAINAGE IMPROVEMENTS ARE ACTUALLY CONSTRUCTED ON THE PROPERTY. THE CITY AND/OR COUNTY HAVE THE RIGHT AT ANY TIME TO TAKE POSSESSION OF ANY ROAD WIDENING EASEMENT FOR CONSTRUCTION, IMPROVEMENT, OR MAINTENANCE OF THE ADJACENT ROAD. 15.THIS PLAT IS SUBJECT TO THE PROVISIONS OF THE CITY OF GEORGETOWN WATER CONSERVATION ORDINANCE. 16.THE SUBDIVISION SUBJECT TO THIS APPLICATION IS SUBJECT TO THE WATER QUALITY REGULATIONS OF THE CITY OF GEORGETOWN. 17.A GEOLOGIC ASSESSMENT, IN ACCORDANCE WITH THE CITY OF GEORGETOWN WATER QUALITY REGULATIONS, WAS COMPLETED ON (XXX, 2017) . ANY SPRINGS AND STREAMS AS IDENTIFIED IN THE GEOLOGIC ASSESSMENT ARE SHOWN HEREIN. (FOR PROPERTIES OVER THE EDWARDS AQUIFER RECHARGE ZONE) 18.ALL WATER QUALITY, SEDIMENTATION, FILTRATION, DETENTION, AND/OR RETENTION BASINS, FEATURES, AND RELATED APPURTENANCES SHALL BE SITUATED WITHIN A DRAINAGE EASEMENT, DRAINAGE LOT, OR AS SHOWN ON THE APPROVED PLANS. THE OWNERS OR ITS ASSIGNEES OF THE TRACTS UPON WHICH ARE LOCATED SUCH EASEMENTS, APPURTENANCES, AND DETENTION AND WATER QUALITY FACILITIES SHALL MAINTAIN AND BE RESPONSIBLE FOR THEIR MAINTENANCE, ROUTINE INSPECTION AND UPKEEP. 19.DRIVES ARE NOT ALLOWED TO HAVE ACCESS TO STREET 'A' EXCEPT FOR PARKLAND LOT. H: \ P R O J E C T S \ 1 4 9 6 L E N N A R \ 1 1 1 1 8 S T I L L W A T E R - N E I N N E R L O O P \ P R E L I M I N A R Y \ C A D \ S H E E T S \ 1 1 1 1 8 - P R E L I M . D W G D A T E : 2/ 1 3 / 2 0 1 7 9 : 3 7 : 0 7 A M B Y : JA S O N . R E E C E 8834 N. Capital of Texas Hwy. Suite 140 Austin, Texas 78759 (512)452-0371 FAX(512)454-9933 TBPE FIRM #2946 ENGI NE GNIRE CHECKED BY: DRAWN BY: DATE: PROJECT NO.1496-11118 03/08/2017 MTC, RJ DWP I, DAVID WAYNE PEEK, REGISTERED PROFESSIONAL ENGINEER IN THE STATE OF TEXAS, DO HEREBY CERTIFY THAT THIS SUBDIVISION IS IN THE EDWARDS AQUIFER RECHARGE ZONE AND IS ENCROACHED BY A ZONE A FLOOD AREA, AS DENOTED HEREIN, AND AS DEFINED BY THE FEDERAL EMERGENCY MANAGEMENT ADMINISTRATION FLOOD HAZARD BOUNDARY MAP, COMMUNITY PANEL NUMBER 48491C0290E & 48491C0480E, EFFECTIVE DATE SEPTEMBER 26, 2008, AND THAT EACH LOT CONFORMS TO THE CITY OF GEORGETOWN REGULATIONS. THE FULLY DEVELOPED, CONCENTRATED STORMWATER RUNOFF RESULTING FROM THE ONE HUNDRED (100) YEAR FREQUENCY STORM IS CONTAINED WITHIN DRAINAGE EASEMENTS SHOWN AND/OR PUBLIC RIGHTS-OF-WAY DEDICATED BY THIS PLAT. TO CERTIFY WHICH, WITNESS MY HAND AND SEAL AT GEORGETOWN, WILLIAMSON COUNTY, TEXAS THIS DAY OF , 20 . DAVID WAYNE PEEK, P.E. REGISTERED PROFESSIONAL ENGINEER NO. 114689 STATE OF TEXAS SURVEYORS CERTIFICATION: TO:(I) CAC GEORGETOWN ESTATES, L.P., A TEXAS LIMITED PARTNERSHIP, (II) LENNAR HOMES OF TEXAS LAND AND CONSTRUCTION, LTD., A TEXAS LIMITED PARTNERSHIP, (III) FIRST AMERICAN TITLE INSURANCE COMPANY, AND (IV) HERITAGE TITLE COMPANY OF AUSTIN, INC.: DATE OF SURVEY: JANUARY 27, 2017. BEARING BASIS:BEARING BASIS: TEXAS STATE PLANE COORDINATE SYSTEM, CENTRAL ZONE (4203), NAD 83/96 CORS. THE UNDERSIGNED REGISTERED PROFESSIONAL LAND SURVEYOR HEREBY CERTIFIES THAT (A) A SURVEY OF THE PROPERTY SHOWN HEREON WAS ACTUALLY MADE UPON THE GROUND UNDER MY DIRECTION AND SUPERVISION AND WAS COMPLETED ON THE DATE SHOWN; (B) TO THE BEST OF MY PROFESSIONAL KNOWLEDGE AND BELIEF, THERE ARE NO APPARENT ENCROACHMENTS, OVERLAPPING OF IMPROVEMENTS, DISCREPANCIES, DEE LINE CONFLICTS, VISIBLE UTILITY LINES OR ROADS IN PLACE, EXCEPT AS SHOWN HEREON, AND (C) THIS SURVEY WAS MADE SUBSTANTIALLY IN ACCORDANCE WITH THE STANDARDS AND CONDITIONS SET FORTH FOR A CATEGORY 1A, CONDITION II, LAND TITLE SURVEY, BASED ON THE MANUAL OF PRACTICE FOR LAND SURVEYING IN TEXAS, REVISED 11TH EDITION, DATED 02/01/2006, PREPARED BY THE TEXAS SOCIETY OF PROFESSIONAL SURVEYORS. SURVEYOR FURTHER CERTIFIES THAT NO PORTION OF THE TRACT SHOWN HEREON LIES WITHIN THE FLOOD HAZARD AREAS, ACCORDING TO FLOOD INSURANCE RATE MAP NUMBER 48491C0295E WITH AN EFFECTIVE DATE OF SEPTEMBER 26, 2008, ISSUED BY THE FEDERAL EMERGENCY MANAGEMENT AGENCY FOR TRAVIS COUNTY, TEXAS, AND INCORPORATED AREAS, AS SHOWN ON THIS SURVEY. IF THIS SITE IS NOT WITHIN AN IDENTIFIED SPECIAL FLOOD HAZARD AREA, THIS FLOOD STATEMENT DOES NOT IMPLY THAT THE PROPERTY AND/OR STRUCTURES THEREON WILL BE FREE FROM FLOODING OR FLOOD DAMAGE. THIS FLOOD STATEMENT SHALL NOT CREATE LIABILITY ON THE PART OF THE SURVEYOR. EXECUTED THIS ______ DAY OF ______________, 2017. _____________________________ J. SCOTT LASWELL STATE OF TEXAS REGISTRATION NUMBER 5583 PLANNING AND ZONING COMMISSION: THIS SUBDIVISION TO BE KNOWN AS STILLWATER HAS BEEN ACCEPTED AND APPROVED FOR FILING OF RECORD WITH THE COUNTY CLERK OF WILLIAMSON COUNTY, TEXAS, ACCORDING TO THE MINUTES OF THE MEETING OF THE GEORGETOWN PLANNING AND ZONING COMMISSION ON THE DAY OF , 20 , A.D. CHAIRMAN DATE SECRETARY DATE METES AND BOUNDS DESCRIPTION BEING 56.01 ACRES OF LAND OUT OF THE ANTONIO FLORES SURVEY, ABSTRACT NO. 235, IN WILLIAMSON COUNTY, TEXAS, AND BEING COMPRISED OF FOUR TRACTS: TRACT ONE BEING A 24.230 ACRE TRACT CONVEYED TO CAC GEORGETOWN ESTATES, L.P. BY INSTRUMENT OF RECORD IN DOC. NO. 2016081171 OF THE OFFICIAL PUBLIC RECORDS OF WILLIAMSON COUNTY TEXAS, THEREIN DESIGNATED "TRACT 1"; TRACT TWO BEING A 10.89 ACRE TRACT CONVEYED TO CAC GEORGETOWN ESTATES, L.P. BY SAID INSTRUMENT OF RECORD IN DOC. NO. 2016081171 OF THE OFFICIAL PUBLIC RECORDS OF WILLIAMSON COUNTY TEXAS, THEREIN DESIGNATED "TRACT 3"; TRACT 3 BEING A 10.4 ACRE TRACT CONVEYED TO CAC GEORGETOWN ESTATES, L.P. BY INSTRUMENT OF RECORD IN DOC. NO. 2016083119 OF THE OFFICIAL PUBLIC RECORDS OF WILLIAMSON COUNTY TEXAS, THEREIN DESIGNATED "TRACT 1"; AND TRACT FOUR BEING A 10.5 ACRE TRACT CONVEYED TO CAC GEORGETOWN ESTATES, L.P. BY SAID INSTRUMENT OF RECORD IN DOC. NO. 2016081171 OF THE OFFICIAL PUBLIC RECORDS OF WILLIAMSON COUNTY TEXAS, THEREIN DESIGNATED "TRACT 5", AND BEING MORE PARTICULARLY DESCRIBED BY METES AND BOUNDS AS FOLLOWS: BEGINNING AT A 1/2" REBAR FOUND FOR THE NORTHWEST CORNER OF SAID 24.230 ACRE TRACT, THE NORTHEAST CORNER OF A 6.061 ACRE TRACT OF LAND CONVEYED TO ED AND CATHIE WALLACE BY INSTRUMENT OF RECORD IN VOLUME 795, PAGE 384 OF THE DEED RECORDS OF WILLIAMSON COUNTY, TEXAS, AND BEING IN THE SOUTH LINE OF A 100 FOOT WIDE RAILROAD RIGHT-OF-WAY CONVEYED TO GEORGETOWN RAILROAD COMPANY BY INSTRUMENT OF RECORD IN VOLUME 2267, PAGE 954 OF THE DEED RECORDS OF WILLIAMSON COUNTY, TEXAS [P.O.B. COORDINATES - NORTHING: 10,212,722.17, EASTING: 3,139,560.03, TEXAS STATE PLANE COORDINATE SYSTEM, NAD 83/96 CORS); THENCE ALONG THE NORTH LINE OF THE 24.230 ACRE TRACT AND THE SOUTH LINE OF SAID 100 FOOT WIDE RAILROAD RIGHT-OF-WAY THE FOLLOWING TWO (2) COURSES: 1.ALONG A NON-TANGENTIAL CURVE TO THE RIGHT HAVING A RADIUS OF 5503.25 FEET (RECORD 5503.25 FEET), AN ARC LENGTH OF 186.94 FEET (RECORD - 187.09 FEET), A DELTA ANGLE OF 01 °56'47" (RECORD - 01 °57'02"), AND HAVING A CHORD WHICH BEARS NORTH 55°15'27" EAST A DISTANCE OF 186.93 FEET (RECORD - NORTH 5]010'10" EAST A DISTANCE OF 187.08 FEET) TO A 1/2" REBAR FOUND FOR A POINT OF TANGENCY; 2.NORTH 56°30'22" EAST A DISTANCE OF 752.26 FEET (RECORD - NORTH 58°18'20" EAST A DISTANCE OF 752.32 FEET) TO A SQUARE STEEL BOLT FOUND FOR THE NORTHEAST CORNER OF THE 24.230 ACRE TRACT AND THE NORTHWEST CORNER OF SAID 10.89 ACRE TRACT. THENCE NORTH 56°22'22" EAST (RECORD - NORTH 58°12'30" EAST), ALONG THE NORTH LINE OF THE 10.89 ACRE TRACT, THE NORTH LINE OF SAID 10.4 ACRE TRACT, AND THE SOUTH LINE OF THE 100 FOOT WIDE RAILROAD RIGHT-OF-WAY, PASSING AT A DISTANCE OF 659.45 FEET (RECORD - 659.37 FEET) A 1/2" REBAR FOUND THE NORTHEAST CORNER OF THE 10.4 ACRE TRACT AND THE NORTHWEST CORNER OF SAID 10.5 ACRE TRACT, AND CONTINUING ALONG THE NORTH LINE OF THE 10.5 ACRE TRACT AND THE SOUTH LINE OF THE 100 FOOT WIDE RAILROAD RIGHT-OF-WAY, PASSING AT A FURTHER DISTANCE OF 491.51 FEET A NAIL FOUND, AND CONTINUING FOR A TOTAL DISTANCE OF 1152.59 FEET (RECORD - 1152.50 FEET) TO A 1/2" REBAR SET WITH PLASTIC CAP WHICH READS "BASELINE INC" FOR THE NORTHEAST CORNER OF THE 10.5 ACRE TRACT AND THE NORTHWEST CORNER OF A 5.10 ACRE TRACT OF LAND CONVEYED TO CAC GEORGETOWN ESTATES, L.P. BY INSTRUMENT OF RECORD IN DOC. NO. 2016081174 OF THE OFFICIAL PUBLIC RECORDS OF WILLIAMSON COUNTY, TEXAS, THEREIN DESIGNATED "TRACT 1", FROM WHICH A 1/2" REBAR FOUND FOR THE NORTHEAST CORNER OF SAID 5.1 0 ACRE TRACT, BEING IN THE SOUTH LINE OF THE 100 FOOT WIDE RAILROAD RIGHT-OF-WAY, AND ALSO BEING IN THE WESTERLY RIGHT-OF-WAY LINE OF NORTHEAST INNER LOOP (R.O.W. VARIES), BEARS NORTH 56°21 '13" EAST A DISTANCE OF 400.68 FEET (RECORD - NORTH 56°25' EAST A DISTANCE OF 400.58 FEET); THENCE SOUTH 20°56'51" EAST (RECORD - SOUTH 19°07'45" EAST), ALONG THE EAST LINE OF THE 10.5 ACRE TRACT AND THE WEST LINE OF SAID 5.10 ACRE TRACT, PASSING AT A DISTANCE OF 465.54 FEET (RECORD - 466.00 FEET) A 1/2" REBAR FOUND FOR THE SOUTHWEST CORNER OF THE 5.10 ACRE TRACT AND THE NORTHWEST CORNER OF A 5.10 ACRE TRACT OF LAND CONVEYED TO CAC GEORGETOWN ESTATES, L.P. BY SAID INSTRUMENT OF RECORD IN DOC. NO. 2016081184 OF THE OFFICIAL PUBLIC RECORDS OF WILLIAMSON COUNTY, TEXAS, THEREIN DESIGNATED "TRACT 2", AND CONTINUING ALONG THE EAST LINE OF THE 10.5 ACRE TRACT AND THE WEST LINE OF SAID 5.10 ACRE TRACT, A FURTHER DISTANCE OF 490.59 FEET (RECORD - 490.39 FEET) A 1/2" REBAR FOUND FOR THE SOUTHWEST CORNER OF THE 5.10 ACRE TRACT AND THE NORTHWEST CORNER OF A 5.11 ACRE TRACT OF LAND CONVEYED TO CAC GEORGETOWN ESTATES, L.P. BY SAID INSTRUMENT OF RECORD IN DOC. NO. 2016081184 OF THE OFFICIAL PUBLIC RECORDS OF WILLIAMSON COUNTY, TEXAS, THEREIN DESIGNATED "TRACT 3", AND CONTINUING FOR A TOTAL DISTANCE OF 1373.87 FEET (RECORD - 1374.10 FEET) TO A 1/2" REBAR FOUND FOR THE SOUTHEAST CORNER OF THE 10.5 ACRE TRACT AND THE NORTHEAST CORNER OF A 0.97 OF ONE ACRE TRACT OF LAND CONVEYED TO JERRY D. AND BARBARA D. ROBINS BY INSTRUMENT OF RECORD IN DOC. NO. 2013018177 OF THE OFFICIAL PUBLIC RECORDS OF WILLIAMSON COUNTY, TEXAS, FROM WHICH A 1/2" REBAR FOUND FOR THE SOUTHWEST CORNER OF SAID 5.11 ACRE TRACT AND THE NORTHWEST CORNER OF A 7.32 ACRE TRACT OF LAND CONVEYED TO FAIRWAY CORPORATE CENTER, LLC BY INSTRUMENT OF RECORD IN DOC. NO. 2013006368 OF THE OFFICIAL PUBLIC RECORDS OF WILLIAMSON COUNTY, TEXAS, BEARS SOUTH 21°32'25" EAST A DISTANCE OF 89.94 FEET (RECORD - SOUTH 21°19'30" EAST A DISTANCE OF 90.00 FEET); THENCE SOUTH 62°15'06" WEST (RECORD - SOUTH 64°06' WEST), ALONG THE SOUTH LINE OF THE 10.5 ACRE TRACT, THE SOUTH LINE OF THE 10.4 ACRE TRACT, THE NORTH LINE OF SAID 0.97 OF ONE ACRE TRACT, AND THE NORTHERLY LINE OF A REMAINDER OF A 77.29 ACRE TRACT OF LAND CONVEYED TO AUSTIN TRUST COMPANY BY INSTRUMENT OF RECORD IN DOC. NO. 2004044048 OF THE OFFICIAL PUBLIC RECORDS OF WILLIAMSON COUNTY, TEXAS, PASSING AT A DISTANCE OF 542.56 FEET (RECORD 542.73 FEET) A 1/2" REBAR FOUND FOR THE SOUTHWEST CORNER OF THE 10.4 ACRE TRACT AND THE SOUTHEAST CORNER OF THE 10.89 ACRE TRACT, AND CONTINUING ALONG THE SOUTH LINE OF THE 10.89 ACRE TRACT AND THE NORTHERLY LINE OF SAID REMAINDER OF A 77.29 ACRE TRACT FOR A TOTAL DISTANCE OF 982.37 FEET (RECORD - 982.50 FEET) TO A 1/2" REBAR FOUND FOR THE SOUTHWEST CORNER OF THE 10.89 ACRE TRACT AND THE SOUTHEAST CORNER OF THE 24.230 ACRE TRACT; THENCE SOUTH 64°06'17" WEST (RECORD - SOUTH 65°57' WEST), ALONG THE SOUTH LINE OF THE 24.230 ACRE TRACT, THE NORTH LINE OF SAID REMAINDER OF A 77.29 ACRE TRACT, AND THE NORTH LINE OF A 10.00 ACRE TRACT OF LAND CONVEYED TO JERRY D. AND BARBARA D. ROBINS BY INSTRUMENT OF RECORD IN VOLUME 2131, PAGE 503 OF THE DEED RECORDS OF WILLIAMSON COUNTY, TEXAS, A DISTANCE OF 319.32 FEET (RECORD - 319.68 FEET) TO A 1/2" REBAR FOUND FOR AN ANGLE POINT IN THE SOUTH LINE OF THE 24.230 ACRE TRACT AND THE NORTH LINE OF SAID 10.00 ACRE TRACT; THENCE SOUTH 62°11 '37" WEST (RECORD - SOUTH 63°53'53" WEST), ALONG THE SOUTH LINE OF THE 24.230 ACRE TRACT AND THE NORTH LINE OF THE 10.00 ACRE TRACT, A DISTANCE OF 384.40 FEET (RECORD - 384.44 FEET) TO A 1/2" REBAR FOUND FOR THE SOUTHWEST CORNER OF THE 24.230 ACRE TRACT, THE NORTHWEST CORNER OF THE 10.00 ACRE TRACT, BEING AN ANGLE POINT IN THE NORTHERLY LINE OF SAID REMAINDER OF A 77.29 ACRE TRACT, AND ALSO BEING THE SOUTHEAST CORNER OF A PORTION OF THE REMAINDER OF A 54.432 ACRE TRACT OF LAND CONVEYED TO JAMES R. MUNSON BY INSTRUMENT OF RECORD IN VOLUME 531, PAGE 491 OF THE DEED RECORDS OF WILLIAMSON COUNTY, TEXAS; THENCE NORTH 51°09'33" WEST (RECORD - NORTH 49°18'55" WEST), ALONG THE WEST LINE OF THE 24.230 ACRE TRACT AND THE EAST LINE OF SAID PORTION OF THE REMAINDER OF A 54.432 ACRE TRACT, A DISTANCE OF 623.05 FEET (RECORD - 623.31 FEET) TO A 1/2" REBAR FOUND FOR THE NORTHEAST CORNER OF THE PORTION OF THE REMAINDER OF A 54.432 ACRE TRACT AND THE SOUTHEAST CORNER OF SAID 6.061 ACRE TRACT; THENCE NORTH 26°10'05" WEST (RECORD - NORTH 24°20'55" WEST), ALONG THE WEST LINE OF THE 24.230 ACRE TRACT AND THE EAST LINE OF THE 6.061 ACRE TRACT, A DISTANCE OF 566.60 FEET (RECORD - 566.55 FEET) TO THE POINT OF BEGINNING. THIS PARCEL CONTAINS 56.01 ACRES OF LAND, MORE OR LESS, OUT OF THE ANTONIO FLORES SURVEY, ABSTRACT NO. 235 IN WILLIAMSON COUNTY, TEXAS. BEARING BASIS: TEXAS STATE PLANE COORDINATE SYSTEM, CENTRAL ZONE (4203), NAD 83/96 CORS. PP-2017-002 Page 35 of 55 Naperville Model BR Size Grades K - 6 Grades 7 - 9 Grades 10 - 12 1 0.003 0.001 0.001 2 0.128 0.042 0.046 3 0.357 0.123 0.118 Residences of Stillwater Grades K - 6 Jr. High (7-9) High School Total 1 BRs 72 0000 2BRs 96 124421 3BRs 24 93314 Total 192 21 7 7 35 Page 36 of 55 Use the list of links or go Project: Instructions: (1) County: Williamson INCOME LIMITS 2017 Area Median Income:$81,400 (2) Place:2 Georgetown 12345678 30 17,100$        19,560$       21,990$       24,420$       26,400$       28,350$      30,300$      32,250$      (3) Financing:4% Housing Tax Credits 40 22,800$        26,080$       29,320$       32,560$       35,200$       37,800$      40,400$      43,000$      50 28,500$        32,600$       36,650$       40,700$       44,000$       47,250$      50,500$      53,750$      (4) Project PIS Date: On of After 5/30/2017 60 34,200$        39,120$       43,980$       48,840$       52,800$       56,700$      60,600$      64,500$      80 45,600$        52,160$       58,640$       65,120$       70,400$       75,600$      80,800$      86,000$      120 ‐$              ‐$              ‐$              ‐$              ‐$              ‐$            ‐$            ‐$            RENT LIMITS 012345 (6) For HOME/NSP ONLY:30 $427 $458 $549 $635 $708 $781 40 $570 $611 $733 $847 $945 $1,042 50 $712 $763 $916 $1,058 $1,181 $1,303 On or After 6/15/2017 60 $855 $916 $1,099 $1,270 $1,417 $1,563 65 80 $1,140 $1,222 $1,466 $1,694 $1,890 $2,085 3. The 'Carryover / Determination Notice / Subaward Agreement Date' field is used to determine whether the property's gross rent floor is based upon a different set of income limits than those used to qualify tenants. For a  1. This information is being provided to assist in the determining the rents and incomes applicable given a set of assumptions you select. You are encouraged to independently verify the results or contact the Department if  you have concerns. 2. The "Place" field is used to determine whether the property is eligible to use the National Non‐Metropolitan Median Income limits. Not all Places or Cities in Texas are shown. If you are located outside of the boundaries  of a designated Place then select "Not Listed" even if your mailing address reflects the place name.  Residences of Stillwater New leases and lease renewals (including month to  month leases): Texas Department of Housing and Community Affairs Rent and Income Limits1 (As of 6/14/2017) 4. The 2017 Housing Tax Credit and NSP income limits are effective 4/14/2017. The Community Planning Division (CPD) of HUD released the 2017 HOME Program income limits effective 6/15/2017 and rent limits that are  effective for all new leases and lease renewals after 6/15/2017.   (5) Select the date based on the execution date of your property's Carryover Agreement, Determination Notice, Subaward Agreement Date. For Housing Trust Fund, select the date of your LURA. For  HOME or NSP select "N/A." See footnote 3 for more details. On of After 5/30/2017 (1) Choose the county in which your project is located. (2) If your project is located within the boundaries of one of the designated places listed in the drop down menu then make the appropriate selection. If the location is not listed, then choose the  "Not Listed" option. (3) Please select the financing applicable for your project. Units financed with HOME, NSP, or tax exempt bonds and 4% tax credits are not eligible to use the National Non‐Metro limits. (4) Choose the date the first building in the project (as defined on line 8b of the 8609) was placed in service or for Housing Trust Fund, the date of your LURA. For HOME or NSP, select "N/A." (5) Carryover / Determination Notice / Subaward  Agreement Date: AMFI  % Number of Household MembersAMFI  % PLEASE COMPLETE ALL FIELDS. Number of Bedrooms 5. For Housing Tax Credit project(s) that place in service or execute a Carryover Agreement within 45 days after HUD releases the MTSP Income limits where the newly released limits reflect a decrease, IRS Revenue Ruling  94‐57 allows the owner to rely on either limit.   * Revised 6/14/2017 Page 37 of 55 February 17, 2016 TDHCA Attn: Tim Irvine 221 East 11th Street Austin, TX 78701 Re: Live Oak Apartments (#16068) Dear Mr. Irvine: I am writing this letter to voice my support for TDHCA Tax Credit Application for the proposed affordable housing development, “Live Oak Apartments,” to be located at 4121 Williams Drive in Georgetown, TX, Williamson County. The Boys & Girls Club of Georgetown (BGCGT) is a tax exempt civic organization that serves the community in which the development site is located with a primary purpose of the overall betterment of the community. We believe that there is a need for housing that is affordable to citizens of modest means and this development will help meet that need. BGCGT offers critical after school and out of school services for those who need us the most. Over 75% of our members are eligible for the free/reduced lunch program within their respective school district which is an indicator of financial hardship. 50% of our members also live within a single parent household. It is not uncommon for me, as the Director of the Boys & Girls Club, to hear sad stories of families losing homes due to low family incomes and high housing costs whether that is monthly rent or mortgage payments. Within the past month I had a parent in my office in tears because she was being evicted and given 3 days to find a new place to live. As I stated earlier, this is not uncommon for us to hear such a story. With this in mind, I would be fully supportive of the “Live Oak Apartments” Development as there is a huge need for affordable housing in our community. If you would like further information on our services and how affordable housing would benefit our clientele, please feel free to contact me using the information below. Sincerely, Daniel Anstee – Branch Director Office: 512 868 3700, Extension 564 Cell: 512 762 2206 Page 38 of 55 February 17, 2016 TDHCA Attn: Tim Irvine 221 East 11th Street Austin, TX 78701 Re: Live Oak Apartments (#16068) Dear Mr. Irvine: I am writing this letter to voice my support for the TDHCA Tax Credit Application for the proposed affordable housing development, “Live Oak Apartments,” to be located at 4121 Williams Drive in Georgetown, TX, Williamson County. The Williamson County Institute for Excellence in Nonprofits, Inc. (The Institute) is a tax exempt civic organization that provides pro-bono services to the community in which the development site is located, with a primary purpose of the overall betterment of the community. We believe that there is a need for housing that is affordable to citizens of modest means and this development will help meet that need. It is not uncommon for me, as the Executive Director of The Institute, to hear the nonprofits I serve complain about the difficulty their clients and volunteers have getting to their facilities. The primary reason for this issue is they cannot afford to live in the Georgetown area due to low family incomes and high housing costs With this in mind, I would be fully supportive of the “Live Oaks Apartments” Development as there is a huge need for affordable housing in our community. If you would like further information on our services and how affordable housing would benefit the nonprofits we serve, please feel free to contact me using the information below. Sincerely, Robert L. Novello – Executive Director Office: 512-864-7387 Cell: 512-507-7799 www.wilcoinstitute.org  512-864-7387  116 W. 8th Street #2; Georgetown, TX 78626 Page 39 of 55 Page 40 of 55 Page 1 of 4 HOUSING TAX CREDIT RESOLUTION OF SUPPORT REQUEST Deadlines: 9% Competitive Tuesday, January 2, 2018 4% Non-Competitive Six weeks before the Housing Advisory Board Meeting The Housing Advisory Board regularly meets the third Monday of the month at 3:30 p.m. at the Historic Light & Waterworks Building (406 W. 8th Street). Please see the HTC Schedule for other requirements. Zoning: 9% Competitive If the zoning district for the property does not allow for multifamily/apartment development, you must initiate the rezoning process with the Planning Department by December 1, 2017. 4% Non-Competitive The property must have zoning entitlements for multifamily/apartments before the HTC can be considered by City Council. Public Outreach: Existing Rehabilitation -- No outreach is required. 9% and 4% New Construction The applicant must hold two public meetings, one at least three weeks before the City Council consideration. Outreach will consist of letters, signage and ads to residential neighborhoods within ½ mile of the site. An outreach plan must be approved by the Housing Coordinator. Application: The following items are required for submittal. If requested information is missing, the application may not be accepted.  Application Form  Zoning verification or rezoning application number  Public Outreach Plan  Draft Resolutions (Two-times and Support)  Letter of Intent with Detailed Information The Housing Coordinator is available to advise you on any requirements. Please call 512-930-8477 or email housing@georgetown.org for an appointment to discuss your application. Page 41 of 55 Page 2 of 4 HOUSING TAX CREDIT APPLICATION PROJECT NAME: PROJECT INFORMATION Property Address: Zoning District: Acreage: Total Number of Units: Affordability: 30% 50% 60% Market Do you have site control or owner’s consent to apply for Housing Tax Credits? Yes No APPLICANT INFORMATION Company Name: Contact Name: Address: City: State: Zip: Work Phone: Cell Phone: Email: PROPERTY INFORMATION Owner Name(s): Address: City: State: Zip: Work Phone: Cell Phone: Email: Applicant’s Signature: Printed Name: Date: By signing this form, the applicant authorizes the City of Georgetown to begin proceeding in accordance with the process for this request. The applicant further acknowledges that submission of an application does not in any way obligate the City to approve the application and that although City staff may make certain recommendations regarding this application, the decision making authority may not follow that recommendation and may make a final decision that does not conform to the staff’s recommendation. Page 42 of 55 Page 3 of 4 HOUSING TAX CREDIT ⧠ ⧠ ⧠ ⧠ ⧠ ⧠ ⧠ ⧠ ⧠ ⧠ ⧠ ⧠ ⧠ ⧠ ⧠ ⧠ ⧠ ⧠ ⧠ ⧠ ⧠ DETAILED INFORMATION SITE INFORMATION Breakdown of unit types and rental rates by income level If in an existing program (not HTC) will rent levels change from existing? Architectural renderings of buildings. Proposed site layout. Number of accessible units. What ADA features are included? If the development includes market rate units, do these units differ from the income restricted units in any way? List the amenities included in individual units as well as those for the entire site. Describe energy efficiency components that will be included. DEVELOPMENT AND MANAGEMENT COMPANY INFORMATION Will the management be in-house or a separate entity? Have there been any changes in company names or re-organizations? Provide history of similar projects developed and managed. How many tax credit projects have you developed in Texas? Provide two letters of support from existing developments similar to the proposal. FINANCIAL INFORMATION Will the site have any property tax exemptions after development? What is the affordability period requirement for this project? Provide an analysis of the economic impact to the City (property tax increase, utility consumption, sales tax base). Will this development require off-site capital improvements? OTHER INFORMATION Please provide an analysis on how your project will impact the school district and provide any feedback received from school district. Provide the TDHCA scoring criteria that you anticipate meeting. Please list any additional information or letters that you will be requesting from the City or Georgetown Utility Systems for the TDHCA application requirements. Page 43 of 55 Page 4 of 4 HOUSING TAX CREDIT 2017 SCHEDULE 2017 December 1 Rezoning Application Due (if necessary) 2018 January 2 HTC Resolution Applications Due January 22 Housing Advisory Board Meeting January 23 Hold Public Meetings February 13 City Council Meeting March 1 TDHCA Application Due Page 44 of 55 City of Georgetown, Texas Housing Advisory Board October 16, 2017 SUBJECT: Presentatio n and dis c us sion of charts fro m the Ec ono mic Develo p ment Wo rkforc e Analysis. S usan Watkins, AICP, Hous ing Co o rd inato r ITEM SUMMARY: The City o f G eo rgeto wn rec ently cond uc ted a Target Indus try and Workforc e Analys is fo r the City o f Geo rgeto wn. Mic haela Dollar, Ec o nomic Develo p ment Directo r, presented the findings at the S ep tember 18, 2017 Ho us ing Advis o ry Bo ard meeting. The board has b een p ro vided with s even charts fro m the Wo rkforc e Analys is to c o nsider and d is cus s at this meeting as they ap p ly to info rming ho using p o licy recommend atio ns : Indus try Salaries Med ian Ho us eho ld Income Net Commuters b y Age Net Wo rker Flow by Ind ustry Poverty Levels Resident Worker & Emp lo yment Balanc e The p urpose of the pres entatio n and d is cus s ion is to d etermine what wo rkfo rc e and indus try analysis d ata p o ints info rm hous ing c hoic e, lo catio n and attainab ility in Georgetown and ho w the wo rk o f both d ep artments c an mutually sup p o rt the go als and s trategies o f the City Counc il to d iversify and exp and the tax base and ho us ing cho ice in the Co mmunity. FINANCIAL IMPACT: None SUBMITTED BY: Sus an Watkins , AICP, Hous ing Co o rd inator ATTACHMENTS: Description Type Attachment 1 - Charts from Workforce Analys is Backup Material Page 45 of 55 Industry Salaries WHY IS THIS IMPORTANT? CITY OF GEORGETOWN AVERAGE SALARY BY INDUSTRY 2016 64% 95% 129% 127% 60% 69% 71% 80% 83% 76% 103% Natural Resources Construction Manufacturing Trade & Transportation Information Financial Activities Professonal & Business Svcs Education & Health Svcs Leisure & Hospitality Government Other* CITY OF GEORGETOWN SHARE OF US AVERAGE SALARY BY INDUSTRY 2016 $76,777 $65,254 $103,587 $64,940 $69,422 $71,720 $64,742 $46,225 $21,285 $59,320 $39,066 Natural Resources Construction Manufacturing Trade & Transportation Information Financial Activities Professonal & Business Svcs Education & Health Svcs Leisure & Hospitality Government Other* SOURCE: AVALANCHE CONSULTING / EMSISOURCE: AVALANCHE CONSULTING / EMSI * Other services includes various service industries such as automotive repaid, personal services such as dry cleaning, and non-profit organizations. The average salary for a worker employed within Georgetown is approximately $60,000, slightly less than the US average of $65,000. Average wages by industries vary widely in Georgetown. At more than $100,000, the average Manufacturing salary in Georgetown is nearly 30% higher than the US average. At nearly $65,000, the average Trade & Transportation salary in Georgetown is more than 25% higher than the US average. Average salaries for most other industries, however, are 20% to 40% lower relative to the US average. This includes high-wage, high skill industries such as Information ($69,000 versus $115,000) as well as industries characterized by lower skill, lower wage occupations such as Leisure & Hospitality ($22,000 versus $26,000). Examining salaries by industry helps reveal which local industries are more competitive for workers or where workers show higher productivity. Above-average salaries may also indicate high demand for those workers in a community. The presence of high-salary industries is also a sign of positive wealth creation in a community. 17Page 46 of 55 Net Commuters by Age WHY IS THIS IMPORTANT? NET INFLOW OF WORKERS INTO CITY OF GEORGETOWN BY AGE, 2014 NET INFLOW OF WORKERS INTO CITY OF GEORGETOWN BY EARNINGS, 2014 Georgetown tends to import younger, lower-wage workers and export older, higher wage workers. This reflects On a net basis, the number of workers age 29 and younger employed by Georgetown companies is less than the number of working residents in the same age range. Conversely, the number of employed Georgetown residents age 30 and older exceeds the number of jobs within the city filled by workers age 30 and older. Similarly, there are far more Georgetown residents that earn at least $40,000 annually than actual jobs within Georgetown that pay at least $40,000 a year. The flow of workers within a community often reflects a disconnect between the skills of residents and locally available employment opportunities. For example, highly skilled residents in bedroom communities are typically employed in neighboring jurisdictions. 21 SOURCE: AVALANCHE CONSULTING / BUREAU OF LABOR STATISTICSSOURCE: AVALANCHE CONSULTING / BUREAU OF LABOR STATISTICS 247 1,017 -1,993 $15K a Year or Less Annually $15K to $40K Annually $40K+ Annually 296 -530 -495 Age 29 or younger Age 30 to 54 Age 55 or older Page 47 of 55 Net Worker Flow by Industry WHY IS THIS IMPORTANT? NET INFLOW OF WORKERS INTO CITY OF GEORGETOWN BY INDUSTRY COMPOSITION, 2014 CHANGE IN NET INFLOW OF WORKERS INTO CITY OF GEORGETOWN BY INDUSTRY COMPOSITION, 2009 - 2014 Georgetown exports workers across most industries. For example, there are approximately 1,200 more Georgetown residents employed in Professional & Business Services positions than Professional & Business Services jobs within the city. A similar, if less pronounced, dynamic exists in Construction, Manufacturing, Trade & Transportation, Information, and Financial Activities. Conversely, on a net basis Georgetown imports workers in Education & Health Services, Leisure & Hospitality, and Government. Between 2009 and 2014, there were several shifts in worker movement. Growth in Manufacturing, Trade & Transportation, and Professional & Business Services within Georgetown has helped the city’s employment base become more balanced. 22 SOURCE: AVALANCHE CONSULTING / BUREAU OF LABOR STATISTICSSOURCE: AVALANCHE CONSULTING / BUREAU OF LABOR STATISTICS -260 -445 -211 -239 -179 -325 -1,196 892 125 1,078 31 Natural Resources Construction Manufacturing Trade & Transportation Information Financial Activities Professonal & Business Svcs Education & Health Svcs Leisure & Hospitality Government Other -72 -52 383 1,022 52 82 181 66 127 -47 130 Natural Resources Construction Manufacturing Trade & Transportation Information Financial Activities Professonal & Business Svcs Education & Health Svcs Leisure & Hospitality Government Other The flow of workers within a community often reflects a disconnect between the skills of residents and locally available employment opportunities. For example, highly skilled residents in bedroom communities are typically employed in neighboring jurisdictions. Page 48 of 55 Resident Worker & Employment Balance WHY IS THIS IMPORTANT? RATIO OF GEORGETOWN RESIDENTS EMPLOYED IN SPECIFIC OCCUPATIONS TO NUMBER OF JOBS AVAILABLE WITHIN THE CITY, 2017 Georgetown has more residents employed in every occupational category than jobs in the city.As residents, the city has a surplus of workers across every major occupational group. The city is home to more than twice as many workers employed in Protective Services (firefighters, police officers, etc.) than actual jobs in Protective Services. The ratio of Science and Legal resident workers to jobs is nearly 2 to 1. Georgetown is home to more than 50% more workers in Arts & Entertainment and Healthcare Practitioners than jobs. There are also significant surpluses of Business & Finance, Education, Computer & Math, and Office & Administration workers living within Georgetown. 23 SOURCE: AVALANCHE CONSULTING / EMSI The flow of workers within a community often reflects a disconnect between the skills of residents and locally available employment opportunities. For example, highly skilled residents in bedroom communities are typically employed in neighboring jurisdictions. 0.0 0.5 1.0 1.5 2.0 2.5 3.0 Page 49 of 55 Wealth creation is an important goal of economic development and a strong measure of a community’s economic health. When residents of a community have high household incomes they are able to reinvest locally – purchasing goods and services that spur additional economic growth. Median Household Income WHY IS THIS IMPORTANT? SOURCE: AVALANCHE CONSULTING / US CENSUS ACSSOURCE: AVALANCHE CONSULTING / US CENSUS ACS $60.9K $61.6K $63.K $63.4K $62.2K $63.0K CITY OF GEORGETOWN MEDIAN HOUSEHOLD INCOME 2010 – 2015 MEDIAN HOUSEHOLD INCOME 2015 Georgetown is a relatively affluent community. At $63,000, median household income in Georgetown is $10,000 higher than the US average. Median household income is also approximately $4,000 greater than for the Austin metropolitan region as a whole. Over the past five years, median household income in Georgetown grew 4%, an increase of $2,000. 24 $63.0K $63.9K $59.6K $51.6K $53.0K Georgetown Labor Shed Austin MSA Texas USA Page 50 of 55 Varying home prices within a region provide housing choice to workers within a region. Communities are often able to attract workers from adjacent areas with lower housing prices (and wages). Home Values WHY IS THIS IMPORTANT? SOURCE: AVALANCHE CONSULTING / US CENSUS ACS MEDIAN HOME VALUE 2011 – 2015 Comparable housing values for Georgetown and its broader labor sheds are only available from the US Census Bureau. Estimated values are based on a 5-year moving average and are available through 2015. While home prices in Central Texas have continued to increase in subsequent years, underlying price dynamics within the region remain constant. At $210,000, median home values in Georgetown are virtually identical to that of the broader region. Home prices in Georgetown’s Northern Labor Shed are substantially lower. In 2015, median home values in Georgetown’s Northern Labor Shed were less than $145,500. Additionally, home prices in the North Shed are also increasing at a slower pace than in either Georgetown or the Austin metro. 25 $0 $50,000 $100,000 $150,000 $200,000 $250,000 2011 2012 2013 2014 2015 TexasNorthern Labor Shed US Southern Labor Shed Austin MSAGEORGETOWN Page 51 of 55 Poverty levels indicate whether residents have incomes and access to jobs that allow them to prosper and support their families. High poverty levels often reflect limited job opportunities in a community and put heavy demands on social services. Poverty Levels WHY IS THIS IMPORTANT? 9.5% 9.5% 9.1% 9.1% 10.2% 8.0% 13.8%14.3%14.9%15.4%15.6%15.5% Georgtown US SHARE OF POPULATION IN POVERTY 2010 – 2015 SOURCE: AVALANCHE CONSULTING / US CENSUS ACSSOURCE: AVALANCHE CONSULTING / US CENSUS ACS SHARE OF POPULATION IN POVERTY 2015 Poverty in Georgetown is significantly less than the regional, statewide, and US averages. In 2015, only 8% of Georgetown’s population lived in poverty – a share that has steadily declined during the past five years. The poverty rates for both Georgetown’s Labor Shed and the Austin metropolitan region are approximately 14%. Nationally, more than 15% of the population lives in poverty. The figure is even higher in Texas – more than 17% of residents statewide live in poverty. 26 8.0% 14.6% 14.2% 17.3% 15.5% Georgetown Labor Shed Austin MSA Texas USA Page 52 of 55 City of Georgetown, Texas Housing Advisory Board October 16, 2017 SUBJECT: Presentatio n and dis c us sion of the Williams on C o unty rental hous ing wage. Sus an Watkins, AICP, Ho using Coordinator ITEM SUMMARY: At the September 18, 2017 Ho using Ad visory Bo ard meeting, the board reques ted that the data on pages 7- 9 o f the Hous ing Element b e up d ated fo r dis c us s io n p urposes. S taff b egan updating the d ata p o ints s tarting with the Williams o n County rental hous ing wage. The up d ated information is b elo w: Using the s ame methodology fro m the ho us ing element, the rental ho us ing wage in Williams o n County has increased fro m $18.35 in 2010 to $22.98 in 2017. This c alc ulatio n uses the HUD FY 2017 Fair Market Rent value o f $1,195 for a 2 bedroom ap artment in Williams o n County. The rental hous ing wage needed fo r a 2 bedroom unit inc reas es to $24.06 for the F Y 2018 Fair Market Rent o f $1,251. FINANCIAL IMPACT: None studied at this time. SUBMITTED BY: Sus an Watkins , AICP, Hous ing Co o rd inator Page 53 of 55 City of Georgetown, Texas Housing Advisory Board October 16, 2017 SUBJECT: Presentatio n and dis c us sion of the up d ated Ho us ing Ad visory Board FY18 Wo rk Plan. Sus an Watkins, AICP, Ho using C o o rd inato r ITEM SUMMARY: At the September Bo ard meeting, s taff p res ented the Board a draft wo rk plan for the up coming fis cal year. The p urpose of the wo rk p lan is to organize, b y hous ing polic y topic , an agenda fo r eac h Bo ard meeting. The agend a will b e iterative. Eac h mo nth’s agenda p acket will inc lude information for the Boards review and d is cus s ion at the next mo nth’s b o ard meeting. The info rmation and dis c us s io ns are meant to cumulatively b uild a s olid kno wledge base for the Board and s taff in p rep aratio n o f the ad o p tion of the Hous ing Element and completio n o f the Hous ing Feas ibility Study. FINANCIAL IMPACT: None SUBMITTED BY: Sus an Watkins , AICP, Hous ing Co o rd inator ATTACHMENTS: Description Type Attachment 1 - Revis ed Monthly Meeting Schedule Backup Material Page 54 of 55 1 HAB DRAFT FY18 Work Plan & Recommendation for Monthly Topics November 2017 Discussion: U pdated demographic information from 2012 Housing Element. Discussion: Example Housing Elements from comparable cities. December 2017 Discussion: Evaluate progress on 2012 recommendations. January 2018 Discussion: Housing stock and economic development. February 2018 Discussion: Affordability as a component of neighborhoods. March 2018 Discussion: Neighborhood conservation and preservation of affordability. April 2018 Discussion: Community development opportunities in Georgetown. May 2018 Discussion: Exploring development partnerships. June 2018 - September 2018 Review of Consultant drafts for Housing Element and Feasibility Tools Page 55 of 55