HomeMy WebLinkAboutAgenda_HAB_03.28.2022Notice of Meeting for the
Housing Adv isory B oard
of the City of Georgetown
March 28, 2022 at 3:30 P M
at Historic L ight and Waterworks Bldg, 809 Martin Luther K ing Jr St, Georgetown,
Texas 78726
T he C ity of G eorgetown is committed to compliance with the Americans with Disabilities Act (ADA). If you
require as s is tance in partic ipating at a public meeting due to a disability, as defined under the ADA, reas onable
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O ffic e, at leas t three (3) days prior to the sc heduled meeting date, at (512) 930-3652 or C ity Hall at 808 Martin
Luther King Jr. S treet, G eorgetown, T X 78626 for additional information; T T Y users route through R elay
Texas at 711.
P ublic Wishing to Address the B oard
O n a s ubjec t that is posted on this agenda: P lease fill out a speaker regis tration form whic h can be found at the
Board meeting. C learly print your name, the letter of the item on which you wish to speak, and pres ent it to the
S taff Liais on, preferably prior to the start of the meeting. You will be c alled forward to speak when the Board
cons iders that item.
O n a s ubjec t not posted on the agenda: P ersons may add an item to a future Board agenda by filing a written
request with the S taff Liais on no later than one week prior to the Board meeting. T he reques t must include the
s peaker's name and the spec ific topic to be addres s ed with sufficient information to inform the board and the
public . F or Board Liaison c ontact information, pleas e logon to
http://government.georgetown.org/c ategory/boards -commissions /.
A At the time of posting, no persons had signed up to speak on items not on the agenda.
L egislativ e Regular Agenda
B C ons ideration and possible action to approve the minutes from the Dec ember 13, 2021 regular meeting of
the Housing Advis ory Board. - S tephanie Mc Nickle, P lanning Technic ian
C Disc ussion and possible action to approve meeting time, date and plac e for 2022-23 year.
D Nomination and selec tion of Vic e-chair and S ec retary for the 2022-23 year.
E P resentation and dis cus s ion on the roles and res ponsibilities of the HAB. - Nat Waggoner, Asst. P lanning
Dir. - Long R ange
F P resentation and dis cus s ion on the submis s ion of the application to Williams on C ounty to
reques t 2022 C ommunity Development Bloc k G rant (C DBG ) funding-- Nat Waggoner, As s is tant
P lanning Director- Long R ange
G P resentation and dis cus s ion of regional hous ing trends and C ity C ounc il spec ial session on housing held
3/1/2022. - Nat Waggoner, As s t. P lanning Dir. - Long R ange
Adjournment
Ce rtificate of Posting
Page 1 of 89
I, R obyn Densmore, C ity S ecretary for the C ity of G eorgetown, Texas, do hereby c ertify that this Notic e of
Meeting was posted at C ity Hall, 808 Martin Luther King Jr. S treet, G eorgetown, T X 78626, a plac e readily
acc es s ible to the general public as required by law, on the _____ day of _________________, 2022, at
__________, and remained s o posted for at leas t 72 c ontinuous hours prec eding the s cheduled time of said
meeting.
__________________________________
R obyn Dens more, C ity S ec retary
Page 2 of 89
City of Georgetown, Texas
Housing Advisory Board
March 28, 2022
S UB J E C T:
C onsideration and pos s ible ac tion to approve the minutes from the December 13, 2021 regular meeting of
the Hous ing Advisory Board. - S tephanie Mc Nic kle, P lanning Tec hnician
IT E M S UMMARY:
C ommis s ioners who were not in attendance of the 12/13/2021 are able to vote on the motion but are not
required to vote and may abstain if they c hoose.
F IN AN C IAL IMPAC T:
.
S UB MIT T E D B Y:
Mirna G arcia, P rogram Manager
AT TAC H ME N T S:
Description Type
Minutes Cover Memo
Page 3 of 89
Housing Advisory Board Page 1
Minutes December 13, 2021
City of Georgetown, Texas
Housing Advisory Board
Minutes
December 12, 2021, at 3:30 p.m.
809 Martin Luther King Jr. Street
Board Members present: Wendy Cash; Charles Collins, Nikki Brennan, Linda Sloan, Regina
Watson, Grayson Smith and Eric Marin
Board Member(s) absent: N/A
Staff present in-person: Sofia Nelson, Planning Director and Stephanie McNickle, Planning
Specialist
The Meeting was opened by Chair Wendy Cash at 3:31 p.m.
Public Wishing to Address the Board
A. As of the deadline, no persons were signed up to speak on items other than those posted on the agenda.
Legislative Regular Agenda
B. Consideration and possible action to approve the minutes from the October 25, 2021 regular
meeting of the Housing Advisory Board. - Stephanie McNickle, Planning Specialist
Motion by Board member Brennan to approve the minutes from the September 27, 2021,
Housing Advisory Board meeting. Second by Board member Marin. Approved. (7-0)
C Presentation on the use of CDBG funds to advance 2030 Housing Policies. Sofia Nelson
Ms. Nelson gave a brief review of the current housing programs that include Home Repair
Program, Community Development Block Grant Funding, Workforce Housing Development
and Neighborhood Association support.
Sofia stated from a Community Development Block Grant Funding Overview
• Entitlement communities receive direct federal funding
• Non-entitlement communities can be sub-recipients
• CoG is subrecipient of Williamson County
• Annual application for funding
• Eligible projects must be in Low to Moderate Income (LMI) areas
• At least 47% of households have incomes at or below 80% of the area median income
(AMI)
Ms. Nelson stated the active funding for Home Repair for 2021 was $100K, $97K for
wastewater line for 21st street Habitat development in 2020 and 75K Home Repair in 2020
Ms. Nelson stated the Home Repair Program total funding was $170K this year.
$100K – CDBG funds from Williamson County
$70K – City of Georgetown
Page 4 of 89
Housing Advisory Board Page 2
Minutes December 13, 2021
• 40K General Funds
• $15K Conservation – Energy
• $15K Conservation – Water
Sofia stated from a Workforce Housing Development we were able to use the Workforce
Standards two times within the city. The purpose was to encourage affordable housing for the
workforce, the code allows flexibility to the development standards and allowable housing
types for projects that foster housing affordability. We were able to reduce lot sizes and
setbacks along with building height, units per building and impervious cover.
It was stated the Area Median Income for 2021 in Williamson County is $98,900.00
The Workforce Housing Agreement -
In exchange for alternative development standards, the applicant will reserve at least 10% units
at 80% AMI for 10 years.
• Owners provides quarterly reports to City
• Marketing of units
• Financial guarantee of performance
Sofia gave a brief overview on Neighborhood Associations. Sofia stated the office notifies
adjacent property owners of land use changes and rezones. We assist with distinguishing the
difference between a Neighborhood Association and a Homeowners Association. Assist
neighborhoods without an association in forming one.
Board member stated she believes that by June 1st all HOA’s must be registered through the
Texas Real Estate Commission.
Board member asked about the role of the Housing Advisory Board regarding the CDBG
funding and staff stated that how the bylaws are written, the Housing Advisory Board does not
make recommendations, but staff feels it’s important to keep the Board informed.
D Discussion on education related to innovations in housing. Sofia Nelson, Planning Director
Board member Smith discussed the challenges of building in the City. He stated he feels it is
very time consuming and the cost is high. He feels there is a disconnect between Council and
P&Z. An application may be approved at P&Z, but then denied at City Council. He is surprised
the city does not have more flexibility for Single-family zoned lots. He stated in Austin and
even in Liberty Hill there are small lot zoning that is 3500 square feet, but in Georgetown the
smallest lot size allowed is 5500 square feet. Board member Smith stated even in the downtown
area, there are deep lots and since you cannot have a flag lot, you have all this useless land
behind these homes. Board Member Smith stated there are things that could go along way by
adding more eclectic housing in the downtown area.
Board member Smith feels there is sometimes a “one size” fits all or a “David and Goliath”
mentality when developing. Board member Smith stated City department seems like they do
not communicate with one another and have their own way of looking at things regarding
development. There was additional discussion on large narrow lots in the downtown area.
Sofia Nelson stated these are important conversations and should be kept as a standing item,
which will prep us for when the Unified Development Code diagnostics starts. The Board
asked and Sofia stated the UDC diagnostic will start in 2022.
Page 5 of 89
Housing Advisory Board Page 3
Minutes December 13, 2021
E Update on TRG and San Jose neighborhood plans. - Sofia Nelson
Ms. Nelson gave a powerpoint presentation outlining the work and timeline of the Track,
Ridge, Grasshopper and San Jose Neighborhoods. Sofia stated there was a community meeting
along with a Council Workshop in September.
There was work performed with the Steering Committee’s September, October and November
that included Stakeholder Interviews, Steering Committee Meeting #7, 8 and 9, Community
Meeting #3 and Analysis of Community Input.
Ms. Nelson also stated there was a joint Steering Committee meeting December 13th.
The neighborhood developed goals are:
Conservation – Protection of legacy homeowners from displacement; Sharing and celebrating
the history and culture of the neighborhoods.
Accessibility – Guides infrastructure improvements for transportation and flooding concerns.
Restoration – Proposes opportunities for compatible neighborhood development.
Ms. Nelson reviewed each goal.
Implementation Strategy – Conservation
• Examine the opportunity to increase targeted Home Repair support for the
TRG and San Jose neighborhoods
• Increase funding for the existing Home Repair Program
• Support neighborhood creation of a Neighborhood Association
• Establish a homeowner education and outreach program
• Establish a program to assist homeowners with the creation of a will
• Tax relief – examine options for relief for legacy homeowners with homestead exemptions
Ms. Nelson and the Board discussed the importance of information to the homeowners in the
TRG and San Jose neighborhoods.
Implementation Strategies – Conservation
Historic Preservation
• Complete historic resource survey that includes focus on oral history
• Require a COA for demolition of low priority resources within the TRG neighborhood
• Utilize Historic Landmark program
• Focus on public art projects that celebrate neighborhood history
Implementation Strategies – Accessibility
Transportation -
• Traffic and Safety Studies
• Maple Street
• Scenic Drive
Implementation of Sidewalk Master Plan -
• TRG - sidewalks on residential streets
• San Jose - remove sidewalk plan for San Jose Street and focus attention on Maple Street
Stormwater
• Increased Maintenance
• Complete Drainage Study
Page 6 of 89
Housing Advisory Board Page 4
Minutes December 13, 2021
Implementation Strategies - Restoration
Land Use
• Adopt Neighborhood specific land use plans:
• San Jose - specific recommendation to be an exclusive single-family neighborhood
• TRG - specific land use plan that recognizes the varying character zones within the
neighborhood.
Regulatory
• Establish an overlay district at the petition of the neighborhood association:
• San Jose - establish height and setback standards unique to neighborhood.
• TRG - establish height and demolition standards unique to the neighborhood.
Ms. Nelson reviewed over the next steps.
• Finalize Implementation Plan based on City Council feedback
• Complete Draft Plan review with Steering Committees
• Draft Presented to Community for feedback
• P&Z recommendation to City Council
• City Council Public Hearing and 1st reading
• CC 2nd reading
After Ms. Nelson’s presentation, the board asked what they as a Housing Advisory Board should be
doing as they wait for the consultants to start the Unified Development Code diagnostics. Ms.
Nelson stated the board should continue having discussions about what the best practices you are
seeing in other areas and reporting them back to the Board. The Board asked and Ms. Nelson stated
these recommendations will be forwarded to the consultants. Ms. Nelson stated it is important to
continue these discussions, so you as a Board can convey these practices to the consultants.
The Board agreed to wait to confirm the January meeting due to the regular meeting is scheduled
for Monday, January 17th which is a city holiday.
Motion to Adjourn. Approved (7-0). The meeting was adjourned at 4:39 p.m.
__________________________________ _______________________________________
Approved, Wendy Cash, Chair Attest, Linda Sloan, Secretary
Page 7 of 89
City of Georgetown, Texas
Housing Advisory Board
March 28, 2022
S UB J E C T:
Dis cus s ion and pos s ible ac tion to approve meeting time, date and place for 2022-23 year.
IT E M S UMMARY:
T he C ommission will disc uss and pos s ibly approve a new meeting time, date and plac e for the 2022-23
year.
F IN AN C IAL IMPAC T:
N/A
S UB MIT T E D B Y:
Nat Waggoner, P MP, AI C P
Page 8 of 89
City of Georgetown, Texas
Housing Advisory Board
March 28, 2022
S UB J E C T:
Nomination and s election of Vice-c hair and S ecretary for the 2022-23 year.
IT E M S UMMARY:
T he C ommission will selec t a Vice-c hair and S ecretary for the 2022/23 year.
F IN AN C IAL IMPAC T:
.
S UB MIT T E D B Y:
Mirna G arcia. Management Analys t
Page 9 of 89
City of Georgetown, Texas
Housing Advisory Board
March 28, 2022
S UB J E C T:
P res entation and disc ussion on the roles and respons ibilities of the HAB. - Nat Waggoner, As s t. P lanning
Dir. - Long R ange
IT E M S UMMARY:
At this meeting, s taff will provide a brief overview of the roles and respons ibilities of the HAB and answer
any ques tions of the members.
T he role of the HAB is outlined in the C ity C ounc il approved bylaws, whic h are attac hed.
T he bylaws s tate, the purpos e of the Hous ing Advisory Board is to ensure that the C ity has affordable
hous ing for res idents of all income levels. T he Board is respons ible for providing long-range housing
res earch and polic y recommendations with the hous ing element of the C ity’s c omprehens ive plan. T he
Board is also res ponsible for reviewing and making recommendations regarding housing developments that
request C ity s upport for s tate and federal funding.
F IN AN C IAL IMPAC T:
N/A
S UB MIT T E D B Y:
Nat Waggoner, P MP, AI C P
AT TAC H ME N T S:
Description Type
HAB Bylaws Exhibit
Page 10 of 89
CITY OF GEORGETOWN
HOUSING ADVISORY BOARD
BYLAWS
ARTICLE I. NAME AND PURPOSE
Section 1.1. Name. Housing Advisory Board ("Board").
Section 1.2. Purpose. The Board is established for the purpose of ensuring that the
City has affordable housing for residents at all income levels. The Board is responsible
for providing long-range housing research and policy recommendations with the
housing element of the City's comprehensive plan. The Board is also responsible for
reviewing and making recommendations regarding housing developments that request
City support for state and federal funding. See Ordinance Chapter 2.116.
ARTICLE II. MEMBERSHIP
Section 2.1. Number of Members. The Board will be comprised of seven (7)
Members.
Section 2.2. Eligibility. Whenever possible, the Members shall include the following
categories: a representative from Habitat for Humanity, a representative from the
Georgetown Housing Authority, a person with knowledge of the home building and/or
development industry, and a person with knowledge of mortgage business. It is
recommended that the other three members have knowledge of senior housing, real
estate and/or social services.
Section 2.3. Appointment of Board Members. Members of the Board shall be
appointed pursuant to and in accordance with the City Charter.
Section 2.4. Terms of Office. Generally, terms of office for each Member shall be two
(2)years. Generally, a Member may serve two (2) consecutive terms. Refer to Ordinance
Section 2.36.030A for additional provisions regarding terms of office.
Section 2.5. Vacancies. Vacancies that occur during a term shall be filled as soon as
reasonably possible and in the same manner as an appointment in accordance with the
City Charter. If possible, the Member shall continue to serve until the vacancy is filled.
An appointment to fill a vacated term is not included as a term for purposes of cou nting
consecutive terms.
Housing Advisory Board Bylaws
Revised March 2015
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Page 17 of 89
City of Georgetown, Texas
Housing Advisory Board
March 28, 2022
S UB J E C T:
P res entation and disc ussion on the s ubmission of the applic ation to Williamson C ounty to
request 2022 C ommunity Development Block G rant (C DBG ) funding-- Nat Waggoner, Assistant P lanning
Director- Long R ange
IT E M S UMMARY:
Background
T he C ity of G eorgetown participates as part of the Williams on C ounty C ommunity Development Bloc k
G rant P rogram. T he attached report (2022 C D B G Staff Report) details the program requirements and
pas t G eorgetown partic ipation. Q ualification for eligibility of funds c an be determined on an area basis
(47% or greater of hous eholds make 80% of Area Median Inc ome or les s ) or a household basis
(hous ehold makes 80% of Area Median Inc ome or les s ). F unds us ed for capital improvements mus t be
used in an eligible area (Attachment 1 – C D B G Eligible Areas).
Project description
T he C ity is reques ting home rehabilitation funds in the amount of $150,000 for the C ity's Home R epair
P rogram
T his reques t s upports P olic y H.1 of the Hous ing Element of the 2030 C omprehensive P lan to “P reserve
existing housing stock that contributes to affordability.” Home rehabilitation for low to moderate inc ome
homeowners s upports the pres ervation of that housing.
If awarded, the C ity intends to partner with Habitat for Humanity in an agreement s imilar to the Home
R epair program agreement. T he reques t als o supports Williams on C ounty's funding priorities for 2019-
2023 to increase acc es s to affordable hous ing by extending the useful life of exis ting affordable housing
through weatherization, repair, and rehabilitation programs .
Recommendation
Approval to s ubmit applic ation for the projec t des cribed in this report.
F IN AN C IAL IMPAC T:
T he c ity is requesting $150,000 of the C ommunity Development Block G rant funds from Williamson
C ounty. T here is no matching requirement for this grant.
S UB MIT T E D B Y:
C es ar Acosta, S enior P lanner
AT TAC H ME N T S:
Description Type
2022 CDBG Staff Report Exhibit
Eligible Areas Exhibit
Page 18 of 89
Grant Application Form Exhibit
Williamson County CDBG 2019-2023 Funding Priorities Exhibit
Page 19 of 89
2022 Community Development Block Grants Page 1 of 3
March 22, 2022
Agenda Item Report
Subject: Consideration and possible action to approve the submission of an application
to Williamson County to request 2022 Community Development Block Grant (CDBG)
funding—Nat Waggoner, Asst. Planning Dir. – Long Range
Background:
Williamson County was awarded Entitlement County Status by the U.S. Department of
Housing and Urban Development (HUD) in 2003. As such, the County applies for and
administers Community Development Block Grant (CDBG) funds to participating cities
and counties. The City of Georgetown currently participates in the County’s program.
All CDBG funds must be used for projects that meet at least one of the following HUD
national objectives:
“Benefit low to moderate-income persons (below 80% Area Median Income).
Abused children, elderly persons, battered spouses, homeless persons, adults
meeting Bureau of Census’ definition of severely disabled persons, illiterate
adults, persons living with AIDS, and migrant farm workers qualify as Limited
Clientele.”
“Eliminate slums and/or blight.”
“Address an urgent community development need having a particular urgency
because existing conditions pose a serious and immediate threat to health or
welfare of the community for which other funding is not available.”
Qualification for eligibility of funds can be determined on an area basis (47% or greater of
households make 80% of Area Median Income or less) or a household basis (household
makes 80% of Area Median Income or less). Funds used for capital improvements must be
used in an eligible area (Attachment 1 – CDBG Eligible Areas).
The Williamson County CDBG program is governed by the 2019-2023 Consolidated
Plan, which was adopted in 2019. This Plan defines priorities, populations and project
types that are eligible for funding. Five priorities areas outlined and prioritized as high
priority needs in the Plan are: (1) Public Facilities and Infrastructure Improvements, (2)
Increase Access to Affordable Housing, (3) Decrease Homelessness, (4) Public Services,
and (5) Affirmatively Furthering Fair Housing are all ranked as high priority needs
(https://www.wilco.org/Portals/0/Departments/HUD/Williamson%20County%20CDBG
%202019-2023%20Funding%20Priorities.pdf).
Applications for the 2022 budget cycle are due Monday, April 12th.
Page 20 of 89
2022 Community Development Block Grants Page 2 of 3
March 22, 2022
Over the last 17 years, the City of Georgetown has received the following amounts for the
projects listed below:
2005 $85,000 Leander/Railroad Street and Utility Improvements (in
conjunction with Habitat for Humanity’s Old Mill
Village Development)
2006 $50,000 Continuation of Leander Street drainage
2007 $250,000 and street improvements
2008 $179,595 Completion of Leander and 22nd Street drainage and
street improvements (Completed March 2009), expanded
original scope to add sidewalks and drainage
improvements on 22nd Street (Completed August 2010)
$120,000 Sidewalk from Austin Avenue to Quail Valley Drive
on FM 1460 (Completed May 2011)
2009 $64,590 Sidewalk from West University Avenue to 17th Street
on the west side of Scenic Drive.
2010 $392,370 Sidewalks on portions of Scenic, 18th, Maple and Holly
Streets (completed 2012)
2011 $69,180 Sidewalks for the Madella Hilliard Center and along
8th Street (completed 2015)
2012 $78,900 Sidewalks along the south side of University Drive
from I-35 to Austin Avenue, filling in gaps along the
route. (completed)
2013 $79,400 Wastewater line for Georgetown Project’s NEST
Homeless Teen Center (completed 2014)
$38,000 Engineering for sidewalks along MLK/3rd and 2nd
Street (completed)
2014 $160,000 Sidewalk along the south side of E. 2nd Street from
Austin Avenue to College Street (completed)
2015 $87,120 Sidewalk along MLK/3rd Street from Scenic to Austin
(completed)
2016 $135,500 Sidewalk along Scenic Drive to connect University Ave
and 6th Street. (completed 2018)
2018 $206,824 Sidewalk along 17th St to connect Forest and Railroad
Street. (completed 2020)
2019 $75,000 Home Repair Program
2020 $75,000 Home Repair Program
$97,000 Infrastructure for Habitat for Humanity townhomes at
502 W. 21st St (Shepherd’s Village)
2021 $100,000 Home Repair
Page 21 of 89
2022 Community Development Block Grants Page 3 of 3
March 22, 2022
Item Request:
This year we are requesting funds for $150,000 for the Home Repair Program as described
below. (Attachment 3 - 2022 CDBG Application).
Home Repair Program
Housing rehabilitation is listed as an associated goal of Williamson County's 2019-2023
funding priority to increase access to affordable housing by extending the useful life of
existing affordable housing through weatherization, repair, and rehabilitation programs
(Attachment 4 - Williamson County Funding Priorities for 2019-2023). The City is
requesting $150,000 in CDBG funding to supplement the City’s program and assist
approximately twenty additional eligible homeowners with home rehabilitation
services.
This request supports Policy H.1 of the Housing Element of the 2030 Comprehensive
Plan to “Preserve existing housing stock that contributes to affordability.” Home
rehabilitation for low to moderate income homeowners supports the preservation of that
housing. If awarded, the City intends to partner with Habitat for Humanity to serve
eligible households (up to 80% AMI) in a similar partnership agreement to the Home
Repair Program agreement.
Total funding requested: $150,000
Grant Requirements: The Department of Housing and Urban Development is
responsible for the enforcement of the Fair Housing Act of 1968 (amended in 1988). The
Fair Housing Act prohibits discrimination on the basis of race, color, sex, national origin,
disability and familial status. This prohibition exists regardless of accepting grant funds.
Starting in 2016, the Affirmatively Furthering Fair Housing rule requires any jurisdiction
that accepts funds from HUD to perform a study to examine any possible patterns of
housing discrimination. As Williamson County is the participating jurisdiction, they will
conduct the study as part of the grant requirements. Georgetown will be included
within the study, regardless of whether grant funds are accepted by the city.
Financial Impact: This grant does not require any matching funds.
Recommendation: Approval to submit application for the project described in this
report.
Attachments:
Attachment 1 – CDBG Eligible Areas
Attachment 2 - Grant Application Forms
Attachment 3 – 2022 CDBG Application
Attachment 4 – Williamson County Funding Priorities for 2019-2023
Page 22 of 89
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Eligible Census Block Groups for CDBG Application
0 10.5
Miles
±CDBG fund ing is e ligible to census block groups that havemore than 47% low to moderate income households.
Per centa ge of low to moderate income households in red.
Eligible Block Groups
Georgetown City Limits
Page 23 of 89
City *State *Zip *
Phone *Fax *
WILLIAMSON COUNTY FY 2022 COMMUNITY DEVELOPMENT BLOCK GRANT (CDBG)
DO NOT USE THIS APPLICATION FOR SOCIAL SERVICE PROJECT FUNDING REQUESTS
FY2021 (OCT. 1, 2022 – SEPT. 30, 2023)
Organization Name *
Name and Title of Contact Person *
Address *
Email *
Project Title *
Project Description *
Will the project be ready to begin on or about October 1, 2022?*
Is the project phased?*
Estimated Number of Low and Moderate Income Persons, Households or Limited
Clientele to be Served
Number of Persons Number of Households
Low and Moderate Income Persons,
Households or Limited Clientele to be
served by project
Please Identify the Community Need *
Who is going to operate and maintain the facility or program and how will its operation be funded?*
Applicant Organization Name & Contact Information
City of Georgetown
Nathaniel Waggoner, Assistant Planning Director
809 Martin Luther King Jr. Street
Georgetown TX 78627
5129303675 n/a
nathaniel.waggoner@georgetown.org
Project Information
Home Repair Program
Home Rehabilitation
Yes No
Yes No
20-60 20
Maintaining the character and preserving the housing stock of the San Jose and TRG neighborhoods is a top
priority of the recently approved small area plans for the San Jose and Track-Ridge-Grasshopper
Neighborhoods. Housing rehabilitation is listed as an associated goal of Williamson County's 2019-2023 funding
priority to increase access to affordable housing by extending the useful life of existing affordable housing
through weatherization, repair, and rehabilitation programs. Additionally, this request supports Policy H.1 of the
Housing Element of the 2030 Comprehensive Plan is to “Preserve existing housing stock that contributes to
affordability.” Home rehabilitation for low income homeowners supports the preservation of that housing.
Habitat for Humanity of Williamson County (HFHWC) currently has an agreement to administer the City of
Georgetown's Home Repair program. The City of Georgetown will enter into an agreement with HFHWC to
administer these funds for eligible homeowners.
Page 24 of 89
CDBG Project Budget Estimate
Budget
Catagories
Total Project
Cost
CDBG Funding Sponsor
Funding
Contributions State, City or
Federal Funding
Other Funding
Professional
Services
(Architectural /
Engineering)
Construction
Services
Property
Acquisition
Property
Rehabilitation
Equipment
Acquisition
Other (specify in
budget narrative)
Total Project
If the project requires staff, what are the staff costs?*
Service Area *
***Maximum upload size of files combined is 250MB
Map of Service Area (PDF, TIF, TIFF OR JPG)*
Upload any other attachments (Excel, Word, PDF, TIFF, TIF, JPG files only)
Amount of CDBG funds requested *
Total funds obtained from other resources *
Total cost of project *
Please note
Funds obligated to the project will be tied to that obligation unless authorized to do otherwise.
CDBG funds do not require leveraged funds.
Budget Narrative *
***Maximum upload size of files combined is 250MB
The City of Georgetown currently coordinates its CDBG and Home Repair programs through its Planning
Department budget including time and staff for administrative tasks.
Identify the geographic boundaries of the proposed service area.
Map of City of Georgetown City Limits attached - Actual locations will be based on income qualifications
Attachment 1 - CDBG Eligible Areas.pdf 635.73KB
Project Funding
150,000.00$
0.00$
150,000.00$
$$$$$$
$$$$$$
$$$$$$
150,000.00$150,000.00$$$$$
$$$$$$
$$$$$$
150,000.00$150,000.00$$$$$
The City is requesting $150,000 in CDBG funding to assist approximately twenty eligible homeowners. The
CDBG funding would be administered by HFHWC in a similar partnership agreement to the current Home
Repair Program agreement.
Page 25 of 89
Budget (Excel, Word and or PDF files only)*
Signature *
Executive Director *
Date Signed *
CC WC
Home Repair Program Proposed Budget and Timeline 2022 CDBG
Application.pdf 22.71KB
Nathaniel Waggoner, Assistant Planning Director, Planning Department, City of Georgetown
3/15/2022
sbardwell@wilco.org
Page 26 of 89
Williamson County Funding Priorities for 2019-2023
Public Facility and Infrastructure Improvements
• Fund non-housing community development proposals that eliminate a threat to public health and
safety to include water/sewer projects, drainage projects, sidewalks, and street improvements.
• Fund public facility improvements that benefit low income households and persons, and persons
with special needs to include senior centers, neighborhood facilities, youth centers, homeless
facilities, childcare centers, parks and recreational facilities.
Increase Access to Affordable Housing
• Fund activities that expand the supply and improve the condition of housing affordable to lower
income households.
• Fund activities that leverage other public and private resources such as Low Income Housing Tax
Credit (LIHTC) projects.
• Extend the useful life of existing affordable housing through weatherization, repair, and
rehabilitation programs.
Decrease Homelessness
• Provide funds to support shelter operations and transitional housing.
• Provide funding to increase permanent supportive housing opportunities and work to create a
stronger network of providers of supportive and mainstream services to homeless clients.
Public Services
• Fund projects that provide supportive services to low- and moderate-income household as well as
persons with special needs.
• Support efforts to develop a regional social service collaborative to coordinate the work of social
service organizations, disseminate information, and eliminate duplication of effort.
Affirmatively Further Fair Housing
• Support improved access to community resources.
• Continue to operate in compliance with protected class definitions found in federal regulations.
Page 27 of 89
1 Priority Need
Name INCREASE ACCESS TO AFFORDABLE HOUSING
Priority Level High
Population Extremely Low Income
Low Income
Moderate Income
Large Families
Families with Children
Elderly Families
Public Housing Residents
Elderly
Frail Elderly
Persons with Mental Disabilities
Persons with Physical Disabilities
Persons with Developmental Disabilities
Persons with Alcohol or Other Addictions
Persons with HIV/AIDS and their Families
Victims of Domestic Violence
Geographic
Areas Affected
Countywide
CDBG Eligible
Associated
Goals
Housing rehabilitation
Homeownership assistance
Affordable rental housing
Description Provide assistance to homeowners and renters to increase access to affordable
housing and to extend the life of existing units.
Basis for
Relative
Priority
High housing costs reduce economic opportunities and access to prosperity.
2 Priority Need
Name DECREASE HOMELESSNESS
Priority Level High
Population Families with Children
Elderly Families
Elderly
Frail Elderly
Persons with Mental Disabilities
Persons with Physical Disabilities
Persons with Developmental Disabilities
Persons with Alcohol or Other Addictions
Persons with HIV/AIDS and their Families
Victims of Domestic Violence
Geographic
Areas Affected
Countywide
Associated
Goals
Provide housing/services to the homeless/at risk of homelessness
Description Provide support for facilities and services that are targeted at those experiencing
homelessness and/or at risk of homelessness
Basis for
Relative
Priority
Homelessness has been increasing and there is a need to provide shelter and support
for persons experiencing homelessness or who are at risk of becoming homeless. This
includes persons who are living in cars, doubled up or couch surfing. Support could
come in the form of emergency shelters, transitional housing, permanent supportive
housing and services related to health and mental health, substance abuse issues, etc.
Page 28 of 89
3 Priority Need
Name PUBLIC FACILITIES AND INFRASTRUCTURE IMPROVEMENTS
Priority Level High
Population Extremely Low Income
Low Income
Moderate Income
Non-housing Community Development
Geographic
Areas Affected
CDBG Eligible
Countywide
Associated
Goals
Improve public infrastructure
Improve public facilities
Description Improvements to public facilities and infrastructure and facilities that deliver public
services. Infrastructure improvements include: solid waste disposal, flood drains,
water/sewer, streets, sidewalks, neighborhood facilities, and parks and recreational
facilities. Examples of public facilities include those that serve youth/children, abused
and neglected children, seniors, persons with disabilities and other vulnerable
populations.
Basis for
Relative
Priority
There is a need to make improvements, particularly in low- and moderate-income
areas in which the local jurisdictions are less able to leverage resources or attract
investments that are necessary to improve the quality of life. There is a significant need
for water resources, wastewater and improved drainage throughout the county.
4 Priority Need
Name PUBLIC SERVICES
Priority Level High
Population Extremely Low Income
Low Income
Moderate Income
Non-homeless special needs
Persons with disabilities
Victims of domestic violence
Homeless
Families with children
Non-housing Community Development
Geographic
Areas Affected
Countywide
Associated
Goals
Provide public services
Description Delivery of public services for seniors, persons with disabilities, youth, victims of
domestic violence, abused and neglected children as well as childcare services, health
and mental health services, transportation, non-homeless special needs and
employment training.
Basis for
Relative
Priority
A variety of public services are needed including services for seniors, youth and
children, those needing mental health services, health services, services for persons
with disabilities, services for victims of domestic violence and non-homeless special
needs. Public transportation is a significant need to enable individuals to access
services.
5 Priority Need
Name AFFIRMATIVELY FURTHER FAIR HOUSING CHOICE
Priority Level High
Population Extremely Low Income
Low Income
Moderate Income
Families with Children
Elderly Families
Page 29 of 89
Elderly
Frail Elderly
Persons with Mental Disabilities
Persons with Physical Disabilities
Persons with Developmental Disabilities
Persons with Alcohol or Other Addictions
Persons with HIV/AIDS and their Families
Victims of Domestic Violence
Geographic
Areas Affected
Countywide
Associated
Goals
Fair housing activities
Description Provide education and outreach to the community regarding fair housing laws
Basis for
Relative
Priority
There is the continued need for education and outreach for the general public, those in
the real estate industry, landlords and property managers regarding fair housing laws.
6 Priority Need
Name PLANNING AND ADMINISTRATION
Priority Level High
Population Extremely Low Income
Low Income
Moderate Income
Geographic
Areas Affected
Countywide
Associated
Goals
Planning and administration
Description Administrative and planning costs to operate the CDBG program successfully.
Basis for
Relative
Priority
Effective and efficient implementation of CDBG funding requires adequate resources
for program planning and administration.
Page 30 of 89
City of Georgetown, Texas
Housing Advisory Board
March 28, 2022
S UB J E C T:
P res entation and disc ussion of regional housing trends and C ity C ouncil s pecial s es s ion on hous ing held
3/1/2022. - Nat Waggoner, Asst. P lanning Dir. - Long R ange
IT E M S UMMARY:
O n March 1, 2022, the C ity C ouncil held a work s es s ion on regional housing trends and held a dis cus s ion
of the hous ing tour they completed prior to the session.
At this meeting, s taff will s hare the information presented for the Boards awarenes s . No ac tion is needed of
the Board.
F IN AN C IAL IMPAC T:
N/A
S UB MIT T E D B Y:
Nat Waggoner, P MP, AI C P
AT TAC H ME N T S:
Description Type
Regional Hous ing by RCLCO Exhibit
City Council Housing Tour Development Notes Exhibit
Council Hous ing Tour Map Exhibit
Page 31 of 89
CITY OF GEORGETOWN
MARKET OVERVIEW
March 1, 2022
Todd LaRue
Page 32 of 89
RCLCO Monthly Round-Up | June 17, 2021 | 2
FIRM OVERVIEW
►50 YEARS OF EXPERIENCE IN NORTH AMERICA
»Founded in 1967 in Southern California
►FULL COVERAGE OF U.S. FROM OFFICES IN:
»Los Angeles | Washington, DC | Austin | Orlando
►WE TOUCH $5B IN REAL ESTATE EVERY YEAR
»Completing 500 engagements for clients from every continent
►WORLD CLASS TEAM OF DEVELOPMENT, ASSET MANAGEMENT, FINANCE & PLANNING PROFESSIONALS
»50+ consultant team
►OUR MISSION:
»Help our clients make strategic, effective, and enduring decisions about real estate
►LEADERS IN MORE THAN 25 INDUSTRY ASSOCIATIONS INCLUDING ULI, NMHC, PREA, ICSC, & MORE
Page 33 of 89
UT Real Estate Practicum | 9/21/21 | 3
RCLCO APPROACH: END-TO -END SOLUTIONS
INVESTMENT STRATEGY
& ASSET MANAGEMENT
Capital Formation
Transaction Strategy
Capital Markets
Public Pension Funds
Family Offices
High-Net Worth Individuals
MANAGEMENT CONSULTING
Strategic Plan
Partner Selection
Project/Market Monitoring
Organizational Insights
NexMetro Communities
Arizona Board of Regents
City of Beverly Hills
REAL ESTATE ECONOMICS
Market Feasibility
Demand Analyses
Product Segmentation, Positioning & Pricing
Case Studies & Critical Success Factors
Real Estate Markets
DMB Associates
Sunbelt Holdings
Brookfield
Howard Hughes Company
Page 34 of 89
AUSTIN MSA MARKET
Page 35 of 89
City of Georgetown | Market Overview | 3/1/2022 | 5
AUSTIN AMONG FASTEST GROWING MSA’S IN THE COUNTRY
Note: Bars on chart represent absolute growth, while data labels represent the compounding annual growth rate during the same time period.
Source: Moody’s; RCLCO
1.1%
2.9%
3.2%
1.8%
3.7%
2.8%
3.4%
1.3%
1.6%
3.2%
2.6%
2.8%
2.5%
1.4%
2.5%
3.0%
2.4%
2.9%
1.8%
1.6%
0 20 40 60 80 100 120 140 160
Philadelphia
Charlotte
San Jose
Detroit
Austin
Denver
Orlando
Washington
Boston
Riverside
Seattle
Phoenix
Miami
Chicago
Atlanta
San Francisco
Houston
Dallas
Los Angeles
New York
CAGR
Average Annual Employment Growth (000s & CAGR), 2010-2020;
Top 20 MSAs
Average Annual Population Growth (000s & CAGR), 2010-2020;
Top 20 MSAs
1.0%
0.7%
1.7%
0.2%
1.4%
1.8%
1.0%
1.9%
0.3%
1.0%
1.7%
2.2%
2.8%
1.6%
1.1%
1.2%
1.4%
1.8%
2.0%
1.9%
0 20 40 60 80 100 120 140
Minneapolis
Boston
Las Vegas
New York
Tampa
Charlotte
San Francisco
San Antonio
Los Angeles
Riverside
Denver
Orlando
Austin
Seattle
Washington
Miami
Atlanta
Phoenix
Houston
Dallas
Page 36 of 89
City of Georgetown | Market Overview | 3/1/2022 | 6
REGIONAL EMPLOYMENT GROWTH –POSITIVE NEAR-TERM OUTLOOK
Source: Moody’s Analytics; Perryman Group; U.S. Bureau of Labor Statistics
-40
-20
0
20
40
60
80
Em
p
l
o
y
m
e
n
t
G
r
o
w
t
h
(
0
0
0
s
)
Historical Moody's Projection Perryman Group Projection Historical Avg.
Historical and Projected Annual Employment Growth
Austin, TX MSA; 2001-2030
Page 37 of 89
City of Georgetown | Market Overview | 3/1/2022 | 7
REGIONAL HOUSEHOLD DISTRIBUTION
Source: U.S. Census Bureau; Esi
Annual Household Growth per Square Mile
Austin, TX MSA; 2010-2021
0%
10%
20%
30%
40%
50%
60%
70%
Travis County Williamson
County
Hays County Bastrop County Caldwell
County
Sh
a
r
e
o
f
R
e
g
i
o
n
a
l
H
o
u
s
e
h
o
l
d
s
2000 2010 2021 2026 Share of Growth 2021-2026
Share of Austin MSA Households and Projected Capture of Future Growth
Austin, TX MSA; 2000-2026
MAP KEY
75+
50-75
25-50
0-25
<0
City of Georgetown
Page 38 of 89
City of Georgetown | Market Overview | 3/1/2022 | 9
REGIONAL HOUSING MARKET –RAPID HOME PRICE APPRECIATION
Source: Texas A&M Real Estate Center
$0
$50,000
$100,000
$150,000
$200,000
$250,000
$300,000
$350,000
$400,000
$450,000
$500,000
0
5,000
10,000
15,000
20,000
25,000
30,000
35,000
40,000
45,000
2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021
Me
d
i
a
n
S
a
l
e
P
r
i
c
e
An
n
u
a
l
S
a
l
e
s
Annual Sales Median Sale Price
Appreciation:
2020: 9.2%
2021: 30.8%
Historical Existing Home Sales and Median Sale Price
Austin, TX MSA; 2001-2021
Page 39 of 89
City of Georgetown | Market Overview | 3/1/2022 | 10
FOR-SALE HOUSING: HISTORICAL DEVELOPMENT PATTERNS
Source: Texas A&M Real Estate Center
Owner-Occupied Housing Units Built Since 2014 per Square Mile
San Antonio and Austin, TX MSAs;2018
Central Austin Central San Antonio
Georgetown
Page 40 of 89
City of Georgetown | Market Overview | 3/1/2022 | 11
WILLIAMSON COUNTY HOUSING MARKET –INCREASING PRICES
Source: Texas A&M Real Estate Center; Redfin
Historical Existing Home Sales and Median Sale Price
Williamson County; 2011-2021
Appreciation:
2020: 7.7%
2021: 38.5%
$0
$50,000
$100,000
$150,000
$200,000
$250,000
$300,000
$350,000
$400,000
$450,000
0
2,000
4,000
6,000
8,000
10,000
12,000
14,000
16,000
2,011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021
Me
d
i
a
n
S
a
l
e
P
r
i
c
e
An
n
u
a
l
S
a
l
e
s
Annual Sales Median Sale Price
Page 41 of 89
City of Georgetown | Market Overview | 3/1/2022 | 12
MEDIAN INCOME –MODERATE GROWTH
Source: Moody’s Analytics; RCLCO
-4.0%
-2.0%
0.0%
2.0%
4.0%
6.0%
8.0%
10.0%
$0
$20,000
$40,000
$60,000
$80,000
$100,000
$120,000
$140,000
An
n
u
a
l
G
r
o
w
t
h
R
a
t
e
Me
d
i
a
n
H
o
u
s
e
h
o
l
d
I
n
c
o
m
e
Median Household Income Annual Growth Rate
Historical and Forecasted Median Household Income and Annual Growth Rate
Austin, TX MSA; 1991-2031
Page 42 of 89
City of Georgetown | Market Overview | 3/1/2022 | 13
HOUSING AFFORDABILITY –RISING UNAFFORDABILITY
Source: Moody’s Analytics; RCLCO
Home Price to Income Ratio
Austin, TX MSA; 1991-2031
$0
$50,000
$100,000
$150,000
$200,000
$250,000
$300,000
$350,000
$400,000
$450,000
$500,000
0.0
1.0
2.0
3.0
4.0
5.0
6.0
Me
d
i
a
n
M
L
S
S
a
l
e
P
r
i
c
e
Ho
m
e
P
r
i
c
e
t
o
I
n
c
o
m
e
R
a
t
i
o
Median MLS Sale Price Home Price to Income Ratio
Page 43 of 89
City of Georgetown | Market Overview | 3/1/2022 | 14
SH 130 FOR-SALE HOUSING COMMUNITIES
►New for-sale product along the SH 130 corridor is clustered north of
Austin
New For-Sale CommunitiesSH130Corridor;2020
MAP KEY COMMUNITY TOTAL HOMES AVG. SIZE (SF)AVG.BASE PRICE AVG.BASE$/SF
1 Saddlecreek 1,339 1,925 $259,289 $135
2 Siena 2,599 2,408 $288,555 $120
3 Carmel Creek 565 2,350 $296,638 $126
4 Star Ranch 1,194 2,193 $266,861 $122
5 The Reserve of Penley Park 139 2,349 $352,326 $150
6 Villages of Hidden Lake 1,284 2,534 $315,023 $124
7 Carmel 1,075 2,462 $303,280 $123
8 Bellingham Meadows 539 2,112 $271,147 $128
9 Wildhorse Ranch 2,061 2,224 $298,444 $134
10 Manor Commons 237 1,686 $228,900 $136
11 Lagos 2,122 2,164 $255,354 $118
12 Whisper Valley 6,520 2,020 $323,113 $160
13 Prado 291 1,977 $277,157 $140
14 Meadows at Clearfork 270 2,259 $229,781 $102
TOTAL/AVERAGE 20,235 2,190 $283,276 $130
SH 130
Page 44 of 89
City of Georgetown | Market Overview | 3/1/2022 | 15
REGIONAL MPCS –AUSTIN MSA
Map
Key Community
2021 Home
Sales
2020 Home
Sales
% Up or
Down
1 Santa Rita
Ranch 515 641 -20%
2 Sunfield 504 595 -15%
3 Easton Park 322 573 -44%
4 Crosswinds 298 214 39%
5 Kissing Tree 287 181 59%
6 Travisso 240 332 -28%
7 Wolf Ranch 231 236 -2%
Page 45 of 89
City of Georgetown | Market Overview | 3/1/2022 | 16
EMPLOYMENT CONCENTRATIONS & COMMUTING PATTERNS
Source: U.S. Census Bureau; Esi
Employment Growth
per Square Mile
>1,000
0
<-500
Employment Growth per Square Mile
Central Texas; 2010-2018
Page 46 of 89
City of Georgetown | Market Overview | 3/1/2022 | 17
EMPLOYMENT CONCENTRATIONS & COMMUTING PATTERNS
Source: U.S. Census Bureau; Esi
Historical Industrial DevelopmentCentralTexas;Pre-1980 -2020
Historical Office DevelopmentCentralTexas;2000-2020
Year Built RBA
Future >2,000,000 SF
2010-2019
Before 2009 <20,000 SF
Year Built RBA
Future >1,250,000 SF
2010-2019
2000-2009 <20,000 SF
Page 47 of 89
City of Georgetown | Market Overview | 3/1/2022 | 19
BIG INFLUENCE ON HOUSING DEMAND: HOUSEHOLD GROWTH
The JCHS household projections call for 12.2 million additional households formed between
2018 and 2028,a downward revision of the 2016 projection of 16.9 million estimated baseline demand for 2015-2025.
-2,000,000
-1,000,000
0
1,000,000
2,000,000
3,000,000
4,000,000
5,000,000
6,000,000
7,000,000
8,000,000
Under Age 25 25 - 34 35 - 44 45 - 54 55 - 64 65 - 74 75 and over
JCHS HH Growth Forecast 2018 -2028
Page 48 of 89
City of Georgetown | Market Overview | 3/1/2022 | 20
DEMOGRAPHIC SHIFTS
MIDDLE-AGE AND MATURE HH GROWTH SUBSTANTIAL
►Households in mid-30’s to mid-40’s will increase by 2.9 million over the
next 10 years
»2/3 are families with children which will drive demand
»Entry level homes expected to be strongest
►Households Age 65+ should grow by 11.1 million!
»Most want to age-in-place, but will need to modify homes
»If small amount move, demand for small homes will be significant
►Households age 45-64 will DECLINE by 1.9 million
Page 49 of 89
City of Georgetown | Market Overview | 3/1/2022 | 22
BUILD-FOR-RENT
Page 50 of 89
City of Georgetown | Market Overview | 3/1/2022 | 23
SFR LANDSCAPE
Page 51 of 89
City of Georgetown | Market Overview | 3/1/2022 | 24
DEFINING A RAPIDLY EVOLVING PRODUCT TYPE
Source: RCLCO
Page 52 of 89
City of Georgetown | Market Overview | 3/1/2022 | 25
DEMAND DRIVERS
Page 53 of 89
City of Georgetown | Market Overview | 3/1/2022 | 26
POPULATION TRENDS
Source: RCLCO, American Community Survey
►Going forward, the number of adults under the age of 30 is projected to level out, if not decrease slightly.
►At the same time, significant population growth is expected to occur between the ages of 30 and 49. The number of people in this age
bracket is projected to grow by 9.7% (8.1 million people) over the next 10 years.
►Likewise, the number of people over the age of 65 is projected to grow by 32.3% (17.2 million people).
0
1,000,000
2,000,000
3,000,000
4,000,000
5,000,000
6,000,000
0 2 4 6 8 10 12 14 16 18 20 22 24 26 28 30 32 34 36 38 40 42 44 46 48 50 52 54 56 58 60 62 64 66 68 70 72 74 76 78
2010 2019 2029
8.1 Million Additional People Between
The Ages Of 30 and 49
17.2 Million Additional People Over
The Age of 65
Historical, Current, and Projected Population by Age
United States; 2010, 2019, 2029 (p)
Page 54 of 89
City of Georgetown | Market Overview | 3/1/2022 | 27
HOUSING AFFORDABILITY
Source: US Census Bureau; RCLCO
While lifestyle shifts have impacted the number of households purchasing homes,the continued decrease in housing affordability has played a
major role as well.The median sales price for a home in the U.S.has increased steadily since the Great Recession,while incomes have grown
at a slower rate.In 2020,the median home price is 5 times higher than the median income in the U.S.,a significant change from the average of
about 4.0x from 1986-2000.The relative unaffordability of homeownership has pushed potential homeowners –especially younger families
who desire a single-family style of living environment but can’t afford ownership –towards SFR product.
Home Price to Income Ratio and Median Sales Price
United States; 1986-2020
0
1
2
3
4
5
6
$0
$50,000
$100,000
$150,000
$200,000
$250,000
$300,000
$350,000
$400,000
Ho
m
e
P
r
i
c
e
t
o
I
n
c
o
m
e
R
a
t
i
o
Me
d
i
a
n
S
a
l
e
P
r
i
c
e
Median Sale Price Home Price to Income Ratio
Page 55 of 89
City of Georgetown | Market Overview | 3/1/2022 | 28
SFR CUSTOMER OVERVIEW
Source: American Community Survey; RCLCO
Single family renters are more likely to be between the ages of 35 and 64 and have children than traditional multifamily renters
11%
58%
31%
17%
46%
37%
0%10%20%30%40%50%60%
65+
35-64
Under 35
Multifamily Renters Single-Family Renters
15%
37%
48%
5%
25%
70%
0%10%20%30%40%50%60%70%
3+
1-2
None
Multifamily Renters Single-Family Renters
Age Groups by Rental Type
United States; 2019
Number of Children by Rental Type
United States; 2019
Page 56 of 89
City of Georgetown | Market Overview | 3/1/2022 | 29
INCOME AND COST COMPARISON
►The median single-family homeowner in the US with a mortgage spends around $2,200 per month on their housing
►The median single-family renter spends $1,660 per month on rent and utilities
►The median household income for new single-family homeowners is $114,000, over 48% higher than the median income for single-family
renters -$77,000.
►The modest costs of single-family rentals means they are often occupied by younger households than owner-occupied homes.
$0
$500
$1,000
$1,500
$2,000
$2,500
New Single-Family For Sale New Single-Family Rentals New Multifamily Rentals
$0
$20,000
$40,000
$60,000
$80,000
$100,000
$120,000
New Single-Family For
Sale
New Single-Family Rentals New Multifamily Rentals
Median Monthly Housing Costs by Housing Type
United States; 2019
Median Household Income by Housing Type
United States; 2019
Source: U.S. Census Bureau; American Community Survey; Joint Center for Housing Studies Harvard University; RCLCO
Page 57 of 89
City of Georgetown | Market Overview | 3/1/2022 | 30
SUPPLY CONDITIONS
Page 58 of 89
City of Georgetown | Market Overview | 3/1/2022 | 31
OPPORTUNITY SIZE
Source: U.S. Census Bureau; American Community Survey; Joint Center for Housing Studies Harvard University; CBRE; RCLCO
16 MILLION SFR HOMES IN THE UNITED STATES AND OWNERSHIP IS HIGHLY FRAGMENTED
►89% of single-family rentals are owned by small investors who own 1-5 single-family rental homes, presenting a market consolidation
opportunity for investors and operators.
►RCLCO expects continued consolidation throughout the industry, particularly in large, urban markets where barriers to entry are high, home
values are high, and cap rates continue to compress.
140.8 MM Total U.S. Housing Units
125.9 MM Total Occupied Households
42 MM Renter Occupied
Households
22 MM Single-
Family Rentals
Key metrics of the over 22 million single-family rentals:
Median monthly housing cost: $1,666
Median housing cost as % of income: 26%
Median size of home (square feet): ~ 1,200
<2%
5%
5%
11%
77%
100+ (Institutional)
11 to 100
6 to 10
3 to 5
1 to 2
Percentage of Total U.S. Single-Family Rental
Properties by Portfolio Size
Page 59 of 89
City of Georgetown | Market Overview | 3/1/2022 | 32
SUPPLY GROWTH
►Since the 1980’s, household formation has remained relatively constant, with the United States seeing roughly 1M-1.5M new households
formed each year; however, the number of housing units delivered each year has fluctuated significantly.
►Over the past cycle (2009-2019), there has been a persistent lack of new single-family housing deliveries, but household formations remain
strong. Although construction activity has increased annually since 2009, it remained below long-term levels and was not sufficient to meet
the pent-up demand caused by demographic growth.
►With a lack of new deliveries and stable demand, home prices have gone up and demand for single-family rental product has followed.
Housing Starts and Household Formations
United States; 1986-2021 (p)
0
500
1,000
1,500
2,000
2,500
0
500
1,000
1,500
2,000
2,500
(T
h
o
u
s
a
n
d
s
)
(T
h
o
u
s
a
n
d
s
)
Single-Family Multifamily New Households
Source: U.S. Census Bureau; Moody’s Analytics; RCLCO
Page 60 of 89
City of Georgetown | Market Overview | 3/1/2022 | 33
FORECLOSURES
Source: Bloomberg; Federal Reserve; Statista; Federal Housing Finance Agency; RCLCO
►During the Great Recession, the foreclosure rate peaked at 2.23%, and since then has steadily declined to a rate of 0.16% in 2020
►Foreclosures during the recession brought both significant supply and demand additions to the single-family rental market
►The Federal Housing Finance Agency (FHFA) extended the moratorium on foreclosures by Fannie Mae and Freddie Mac through July 31st,
2021, and announced forbearance for affected borrowers
Single Family
Rentals
60%Family
15%
Apartments
25%
Foreclosure Rate
United States; 2005-2020
Housing Type of Households After Foreclosure
United States; 2020
0.00%
0.50%
1.00%
1.50%
2.00%
2.50%
Page 61 of 89
City of Georgetown | Market Overview | 3/1/2022 | 34
SINGLE-FAMILY RENTAL SUPPLY GROWTH
►The delivery of single-family rental units has steadily increased over the last decade.
►In 2020 there were an estimated 49,000 single-family rental starts, up greatly from the all time low in 2009 of only 14,000 starts.
►However, single-family rentals have yet to be more than 5% of total housing construction; despite the fact that single-family rentals have the
ability to provide housing at modest costs that are generally difficult to serve with new construction.
0.00%
0.50%
1.00%
1.50%
2.00%
2.50%
3.00%
3.50%
4.00%
4.50%
5.00%
0
10
20
30
40
50
60
(T
h
o
u
s
a
n
d
s
)
Single-Family Rental Housing Starts Share of Total Housing Starts
Single-Family Rental Housing Starts
United States; 1986-2020
Source: U.S. Census Bureau; American Community Survey; Joint Center for Housing Studies Harvard University; RCLCO
Page 62 of 89
City of Georgetown | Market Overview | 3/1/2022 | 35
CHARACTERISTICS OF SFR HOUSING STOCK
Source: National Rental Home Council; U.S. Census Bureau; American Community Survey; Joint Center for Housing Studies Harvard University; RCLCO
►Single-family rental units are most likely to attract young, modest-income households with children
»As such, 77% of new single-family rentals offer three or more bedrooms
►New single-family rentals are predominantly built in low-and moderate-density areas, such as suburban communities
►In 2020, 59% of new single-family rental tenants were relocating from urban areas.
►Unsurprisingly, most single-family rentals mirror single-family homes built-for-sale, in terms of size, location, and the types of households
they attract.
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
New Single-Family For Sale New Single-Family Rentals New Multifamily Rentals
Studio/1 2 3 or More
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
New Single-Family For Sale New Single-Family Rentals New Multifamily Rentals
Lowest 2nd 3rd Highest
Bedroom Count by Housing Type
United States; 2019
Household Density by Housing Type
United States; 2019
Page 63 of 89
City of Georgetown | Market Overview | 3/1/2022 | 36
BFR PRODUCT TYPES
Source: Google Images; RCLCO
IN MOST METROPOLITAN AREAS, THERE IS AN OPPORTUNITY TO DELIVER A VARIETY OF
PRODUCT TYPES, HEAVILY DEPENDENT UPON SUBMARKET AND CUSTOMER
SEGMENTATION
Product Type Visual General Pricing Neighborhood Location Development Strategy
Key Examples &
Geographic Focus
Suburban SFD
Discount to garden
apartments, varies by
unit size
Greenfield Lifestyle Suburb
Greenfield Value Suburb
Provide traditional single family product in outlying suburbs or in
MPCs. located in areas with good school districts, proximate to
other single family housing.
AHV Communities
Sun Belt Markets
Suburban SFA
Varies, but typically
slight premium (5% to
10%) over garden
apartments
Greenfield Lifestyle Suburb
Middle-Income Suburb
Provide smaller, lower-priced single family product in outlying
suburbs or in MPCs.
BB Living
Sun Belt Markets
Detached Multifamily
Significant premium
(20%+) over garden
apartments
Greenfield Lifestyle Suburb
Middle-Income Suburb
Alternative to multifamily apartments,providing additional privacy
and space at a similar price point
NexMetro, Christopher
Todd, Bungalows
Sun Belt Markets
Urban/Suburban
Infill SFA or Small-
Lot SFD
Varies, but typically
slight premium (5% to
10%) over garden
apartments
Stable Urban Neighborhood
Stable Suburb
Located in in-town locations just outside of the urban core offering
high-quality product for lifestyle renters
RedPeak Platt Park
Townhomes
National
Urban
Rowhome/SFA
Varies significantly by
location
Emerging Economic Center
High End Urban & Suburban
Located in urban core locations, likely in markets where high-
density construction isn’t feasible National
Page 64 of 89
City of Georgetown | Market Overview | 3/1/2022 | 37
APPEAL OF BFR PRODUCT
Source: RCLCO; CBRE
BFR APPEALS TO A WIDE VARIETY OF HOUSEHOLDS, FROM EXISTING SINGLE-FAMILY
RENTERS, MULTIFAMILY RENTERS, AND EXISTING OR PROSPECTIVE HOMEOWNERS
Multifamily Renters
►More Space
►Potential for Private Outdoor Space and Attached Garage
►Increased Privacy
►Neighborhood Living
Single-Family Renters
►Amenities
►New Construction
Existing and Prospective Homeowners
►Ease of Renting
►Increased Flexibility of Renting
Page 65 of 89
City of Georgetown | Market Overview | 3/1/2022 | 38
RENTAL HOUSING SUPPLY TRENDS -GEORGETOWN
Source: Axiometrics, CoStar, Property Websites; RCLCO*Average occupancy excludes properties currently in lease-up
Page 66 of 89
City of Georgetown | Market Overview | 3/1/2022 | 39
RENTAL HOUSING SUPPLY OVERVIEW
Source: Axiometrics, CoStar, Property Websites; RCLCO
Summary of Recently Built Apartment Communities
Competitive Market Area; January 2022
*Average occupancy excludes properties currently in lease-up
MAP
KEY COMMUNITY NAME PRODUCT
YEAR
BUILT
MARKET
RATE
UNITS
OCC.
RATE
AVG.
SIZE (SF)
AVG.
ASKING
RENT
AVG.
ASKING
$/SF
1 The Carroll at Rivery
Ranch Multifamily 2019 360 95%1,046 $1,691 $1.62
2 Bexley Wolf Ranch Multifamily 2018 332 97%928 $1,641 $1.77
3 Retreat at Wolf Ranch Multifamily 2018 303 96%921 $1,729 $1.88
4 Williamson At The
Overlook Multifamily 2019 270 96%931 $1,630 $1.75
5 Rivers Edge Single-Family 2018 92 95%1,572 $2,434 $1.55
6 Linea Stillwater Single-Family 2020-
2022 230 75%1,534 $2,301 $1.50
7 Villages of Georgetown Townhome 2019 438 94%1,075 $1,929 $1.79
8 Reveal 54 Townhome 2020 416 95%1,055 $1,818 $1.72
AVERAGE 2019 305 95%1,074 $1,832 $1.71
MULTIFAMILY AVERAGE 2019 316 96%961 $1,674 $1.74
BFR AVERAGE 2019 294 95%1,197 $2,002 $1.67
Map of Recently Built Apartment Communities
Competitive Market Area; January 2022
Page 67 of 89
City of Georgetown | Market Overview | 3/1/2022 | 40
PIPELINE
.
Source: Axiometrics; Property Websites; CoStar; Community Impact; RCLCO
Under Construction and Planned Rental Communities
Competitive Market Area; January 2022
MAP
KEY PROJECT PRODUCT DEVELOPER EST.
OPENING
TOTAL
UNITS
UNDER CONSTRUCTION
1 Allora North
Georgetown Multifamily Trammell Crow
Residential 2023 378
2 Alta Austin Avenue Multifamily Wood Partners 2022 312
3 Georgetown Heights Townhome Wan Bridge 2023 100
4 Vida Direct-Access
Garages Broaddus 2023 124
5 The Summit Lofts Multifamily Novak Brothers 2022 257
6 MAA Windmill Hill Multifamily Mid-America Apartment 2022 350
7 Chapel Hill Multifamily Abacus Capital Group 2023 324
8 Ascend Westinghouse Multifamily Novak Brothers 2022 300
9 The Caroline Multifamily MORGAN 2023 336
2,481
PLANNED/PROPOSED
10 Alta Berry Creek Multifamily Not Available N/A 300
11 Berry Creek Crossing Multifamily Not Available N/A 650
12 Wolf Lakes Village Multifamily Not Available 2024 336
13 Johnson Place Multifamily Not Available N/A 0
14 Whitney Crossing Multifamily Not Available N/A 440
1,726
Page 68 of 89
City of Georgetown | Market Overview | 3/1/2022 | 41
ALTERNATIVE MODELS FOR SENIOR HOUSING
Cooperative Communities
Applewood Pointe 62+ Senior Cooperatives
Minnesota & Colorado
Co-Living Communities
Vitality Living “Quad” Style Cottages
Madison, Georgia
Intergenerational Living
Bridge Meadows Affordable Senior Living
Portland, Oregon
Page 69 of 89
City of Georgetown | Market Overview | 3/1/2022 | 42
DEVELOPMENT ECONOMICS
Page 70 of 89
City of Georgetown | Market Overview | 3/1/2022 | 43
Costs
Parking $5M
RESIDUAL LAND VALUE –HYPOTHETICAL (IDEAL)
Revenues
Capitalized
Value
$50M
Entitlements $2M
Site Costs $1M
Construction
$20M
Financing $2M
Profits $3M
Residual
Land Value =
$16M
. . .Higher
than the
$10M for the
existing
asset
Marketing $1M
Cost to
Deliver
$34M
Page 71 of 89
City of Georgetown | Market Overview | 3/1/2022 | 44
IN REALITY, PROJECTS OFTEN LOOK LIKE THIS
Revenues Costs
Capitalized
Value of What
Gets Built
Potential for
Premium Pricing
Land
Entitlements
Site Costs
Construction
Financing
ProfitsFeasibility
Gap
Parking
Page 72 of 89
City of Georgetown | Market Overview | 3/1/2022 | 45
RESIDUAL LAND VALUE COMPARISON:
FOR-RENT RESIDENTIAL
URBAN GARDEN WITH
SURFACE PARKING
DONUT/WRAP WITH
STRUCTURED PARKING
WOODFRAME MIDRISE
OVER PODIUM PARKING
CONCRETE MIDRISE
ABOVE RETAIL WITH
UNDERGROUND PARKING
Dwell Cherry Hill
Cherry Hill, NJ
Windsor at Glenridge
Sandy Springs, GA
Galvan at Twinbrook
Rockville, MD
Madox
Jersey City, NJ
Residual Land Value
Per Land Acre $1,083,333 ($500,000)($2,800,000)($20,300,000)
Does Land Support
Development?YES NO NO NO
Does Land Support
Redevelopment?YES NO NO NO
Rent Level Needed to
Support Development $1.20 $1.50 $1.55 $1.90
Notes
Currently the primary product
type being built because it is
the only profitable option at
today’s market rents and costs
Will likely become feasible in
the mid and long-term as rents
increase; in the meantime,
can be built if structured
parking is fully subsidized
Will likely become feasible in
the long-term as rents
increase; can be introduced in
the mid-term if structured
parking is fully subsidized
Unlikely to be supported by
rents in this location
Page 73 of 89
City of Georgetown | Market Overview | 3/1/2022 | 46
RESIDUAL LAND VALUE COMPARISON:
OFFICE
4-STORY WOOD-FRAME
WITH SURFACE PARKING
4-STORY WOOD-FRAME
WITH STRUCTURED
PARKING
4-STORY WOOD-FRAME
WITH PODIUM PARKING
CONCRETE MID-RISE
ABOVE RETAIL
Connection Park
Irving,TX
One Mosaic
Fairfax, VA
1616 Center
Charlotte, NC
Skyline Terrace
Athens, GA
Residual Land Value
Per Land Acre $1,025,000 ($1,086,000)($2,900,000)($20,667,000)
Does Land Support
Development?YES NO NO NO
Does Land Support
Redevelopment?YES NO NO NO
Rent Level Needed to
Support Development $23-$25 $28-$30 $28-$30 $36-$40
Notes
Currently the only form of office
development supported by
market rents, which explains
why most office development in
Utah County is limited to
surface parking
Can be supported if the cost of
parking is subsidized; however,
it is unclear if there is demand
for a building of this size in the
near or mid-term
Can be supported if the cost of
parking is subsidized;
however, it is unclear if there is
demand for a building of this
size in the near or mid-term
Unlikely to be supported by
market rents outside of prime
locations like Downtown Salt
Lake City
Page 74 of 89
City of Georgetown | Market Overview | 3/1/2022 | 47
DEVELOPMENT CONCEPTS –WALKABLE & MIXED-USE COMMUNITIES
Northline
116-Acre Mixed-Use Planned Development; Leander, TX
The District
65-Acre, $1M+SF Mixed-Use Planned Development; Round Rock, TX
Page 75 of 89
City of Georgetown | Market Overview | 3/1/2022 | 48
DEVELOPMENT CONCEPTS –WALKABLE & MIXED-USE COMMUNITIES
Bell District
50-Acre Mixed-Use Redevelopment; Cedar Park, TX
Brick and Mortar District –Plum Creek
138-Acre, Mixed-Use District; Kyle, TX
Page 76 of 89
City of Georgetown | Market Overview | 3/1/2022 | 49
MPC TRENDS
Page 77 of 89
City of Georgetown | Market Overview | 3/1/2022 | 50
PEOPLE ARE GOING TO SUBURBS FOR REASONS BEYOND COVID-19
►Demographics are driving much of the trend, not COVID-19
►Pandemic is accelerating moves that people were already
planning to make (to suburbs, rural areas, or relocations)
►Many are using low interest rates to “trade up” on housing, not
necessarily flee density
►Density is relative to current living arrangements
►Seeking more space or better space to accommodate working
from home is related to functionality, not density
►More functional space to accommodate home working might
mean moving further out
►Lack of need to be in the office frequently allowing for commute
sensitive households to locate elsewhere (even across
state/country lines)
►People still want conveniences, regardless of location
Page 78 of 89
City of Georgetown | Market Overview | 3/1/2022 | 51
DEMOGRAPHICS DRIVING MUCH OF THE MOVE TO THE SUBURBS
Source: United States Census Bureau; 2017 National Population Projections Tables; American Community Survey 1 -Year Estimates
0%
10%
20%
30%
40%
50%
60%
70%
80%
0
1,000,000
2,000,000
3,000,000
4,000,000
5,000,000
6,000,000
20 22 24 26 28 30 32 34 36 38 40 42 44 46 48 50 52 54 56 58 60 62 64 66 68 70 72 74 76 78 80 82 84 86 88 90 92 94
Projected Population by Age, 2020–2030
2020 2030 % of Households with Children (2017 ACS Estimate)
Page 79 of 89
City of Georgetown | Market Overview | 3/1/2022 | 53
HOME-RELATED FACTORS
55+ WANTS LOWER MAINTENANCE, SMALLER HOME; 35 –54 WANTS
LARGER, HIGHER QUALITY HOME
0%10%20%30%40%50%
Want larger yard
Want larger house
Want higher quality home
Want smaller home
Want lower maintenance home
55+
0%10%20%30%40%50%60%
Want smaller home
Want lower maintenance home
Want larger yard
Want higher quality home
Want larger house
35-54
Sources: RCLCO Consumer Research; 2019 Home Purchaser Data
Page 80 of 89
City of Georgetown | Market Overview | 3/1/2022 | 57
TOP COMMUNITY AMENITY IMPORTANCE BY AGE
Under 35 35-54 55+
1
Fitness centers, such as weights, yoga
studio, trainers, and classes
Fitness centers, such as weights, yoga studio, trainers,
and classes Guard/ secured gated entry
2 Guard/ secured gated entry Guard/ secured gated entry Fitness centers, such as weights, yoga
studio, trainers, and classes
3 Trails Trails Maintenance free for an additional monthly
fee
4 Resort pool (lounge)Resort pool (lounge)Trails
5
Package receiving location / service /
Amazon locker Maintenance free for an additional monthly fee Resort pool (lounge)
6
Dog park Dog park Art and culture, such as concerts, food,
wine, art, educational trips, etc.
7
Art and culture, such as concerts, food,
wine, art, educational trips, etc.Pocket Parks Farmers market
8
Children's pool Art and culture, such as concerts, food, wine, art,
educational trips, etc.
Virtual services, such as community
intranet, virtual education,etc.
9
Sports courts, such as pickleball, bocce,
basketball, sports fields, tot lots, tennis
courts, etc.
Sports courts, such as pickleball, bocce, basketball,
sports fields, tot lots, tennis courts, etc.Dog park
10
Maintenance free for an additional monthly
fee Package receiving location / service / Amazon locker Lap pool
Sources: RCLCO Consumer Research; 2019 Home Purchaser Data
Page 81 of 89
City of Georgetown | Market Overview | 3/1/2022 | 63
APPENDIX
Page 82 of 89
AUSTIN LA ORLANDO DC
100 Congress Avenue
Suite 2000
Austin, TX 78701
11601 Wilshire Blvd
Suite 1650
Los Angeles, CA 90025
964 Lake Baldwin Ln
Suite 100
Orlando, FL 32814
7200 Wisconsin Ave
Suite 1110
Bethesda, MD 20814
Contact Name
Job Title
P: (000) 000-0000
E: NAME@RCLCO.COM
W: RCLCO.COM
Page 83 of 89
Housing Tour Project Details
• The Courtyard:
o Development Type: Small Multi-family development (rental)
o Development Size: 0.33 acres
o Zoning: Mixed Use Downtown
o Number of Units: 12
o Platting Status: 1 legal lot
• Old Mill
o Development Type: Multi-unit attached development (units sold separately)
o Development Size: 18.8 acres
o Zoning: MF-1
o Number of Units: 99
o Platting Status: Not Platted
• Davidson Ranch
o Development Type: Duplex and Single Family
o Development Size: 61.744 acres
o Zoning: Two Family (Duplex) and RS- Single Family Residential
o Number of Units: 241 lots total (174 single-family, 57 two-family, and 11 open
space lots)
o Platting Status: Platting in Phases
• Saddlecreek
o Development Type: Residential Development with multiple different housing
types
o Development Size: 353 acres
o Zoning: PUD with base zoning:
▪ RS – Residential Single Family (for single family detached residential)
▪ TH - Townhouse
▪ MF-2 – Multi Family (for attached Multi Family)
▪ MF-1 – Multi Family
▪ C-1 – Local Commercial
▪ BP – Business Park (for SH 130 fronting lands)
o Number of Units:
▪ Multi Family (MF-2) Maximum of 350 units
▪ Townhouse and Cluster Product (TH/MF-1) Maximum of 475 units
▪ Single Family Detached (RS) Maximum of 1,100 units
o Platting Status: Platting in Phases
o Special District: MUD (1st in city MUD)
• Carlson Cove
o Development Type: Single Family Residential
o Development Size: 136 acres
Page 84 of 89
o Zoning: The first four phases of development were platted and developed
under RS zoning. Additional four phases for the Carlson Place South tract were
rezoned to PUD to allow for the following:
o Two minimum lot widths:
• 42-foot wide lots (50%)
• 47-foot wide lots (50%)
o Minimum lot depth: 125 feet
o Minimum lot area: 5,000 sq.ft.
o Relief from the maximum 1,320 feet intersection spacing requirements
along the north and south property lines
o Number of Units: 599 SF lots
o Platting Status: individual platted lots platted in 8 phases of platting
Riverhill Subdivision
o Development Type: Single Family Residential
o Development Size: 28 acres
o Zoning: PUD – part of the GTown 120 pud with zoning districts of
▪ C3- General Commercial
▪ RS- Residential Single Family
▪ MF- Multi-family
o Number of Units: 103 units
o Platting Status: individual platted lots platted in 1 phase
Stillwater Subdivision
o Development Type: Single Family Rental Neighborhood
o Development Size: 71 acres
o Zoning: Single Family Residential
o Number of Units: 230 units
o Platting Status: 4 Phases individual platted lots
Rivers Edge
o Development Type: Single Family Rental Neighborhood
o Development Size: 25 acres
o Zoning: RS- Single Family Residential
o Number of Units: 92
o Platting Status: Individual Platted Lots in 1 phase
Page 85 of 89
Parkside Crossing
o Development Type: Multi-unit attached development (units sold separately)
o Development Size: 12 acres
o Zoning: MF-1 Low Density Residential
o Number of Units: 89 units
o Platting Status: Not platted
Atkinson Ranch
o Development Type: Possible MUD (full application not submitted at this time)
o Development Size: 531 acres
o Zoning: annexation and zoning would be required prior to proceeding with MUD
request. Proposed land uses:
▪ Multi-family—15 acres
▪ Commercial – 16 acers
▪ Duplex- 44 acres
▪ Single Family- 305 acres
▪ Townhomes- 20 acres
Parmer Ranch
o Development Type: ETJ MUD
o Development Size: 445 acres
o Zoning: ETJ. Land uses include:
▪ Single Family 1,018 units
▪ Cluster Product 145 units
▪ Mixed Use—88 acres- ** Up to 30% of the gross land may be used for
multi-family units (up to 525 units)
o Number of Units: 1688 units
Ragsdale Ranch
o Development Type: Possible MUD
o Development Size: 336 acres
o Zoning: annexation and zoning would be required prior to proceeding with MUD
request. Proposed land uses:
Page 86 of 89
o Number of Units: 1600 units
Crescent Bluff
o Development Type: ETJ MUD
o Development Size: 287 acres
o Zoning: ETJ
o Number of Units: 784 units
▪ Single-family units- 710 units with no fewer than five (5) different lot
sizes;
▪ Townhomes-74 units
o Platting Status: 11 phases of development
Riverview aka Shadow Canyon
o Development Type: In City MUD
o Development Size: 278 acres
o Zoning: PUD with RS base zoning
▪ In order to ensure product diversity, the following percentages shall
apply:
• A maximum of 20% of the total lots may have lot widths l ess than
50 feet
• A minimum of 30% of the total lots shall have lot widths of 60 feet
or larger
o Number of Units: 600 units
o Platting Status: 7 phases
Wolf Ranch
o Development Type: In City MUD
o Development Size: approximately 1,120-acre area (original PUD + Guy Tract)
o Zoning: PUD to allow: PUD with the following base districts and allowed uses:
Land Use Category Base District Permitted Uses
Residential RS RS, MU
Medium Density
Residential
RS RS, TF, TH, MF-1, CN,
C-1, MU
High Density
Residential
MF-2 RS, TF, TH, MF-2, CN,
C-1, MU
Page 87 of 89
Commercial C-3 CN, C-1, C-3, OF, BP,
MU
Elementary School RS RS, CN, C-1, MU
o Number of Units:
The PUD Excluding Phase 1 (north of Hwy 29) , at full buildout, will contain
approximately 2,200-2,300 detached single family homes; 1,000-1,100
multifamily units; two family dwellings and townhouses; and 20 acres of
commercial development.
Page 88 of 89
Housing Tour
Untitled layer
The Courtyard
Old Mill
Davidson Ranch Road
Lennar at Saddlecreek
Carlson Cove
Riverhill
Stillwater
Rivers Edge
Parkside Crossing
Atkinson
Parmer Ranch
Ragsdale
Tower Road
Crescent Bluff Drive
Riverview by D.R. Horton
Wolf Ranch
Page 89 of 89