HomeMy WebLinkAboutAgenda_HAB_06.15.2020Notice of Meeting for the
Housing Adv isory B oard
of the City of Georgetown
June 15, 2020 at 3:30 P M
at F riends Room, Georgetown P ublic L ibrary, 402 W. 8th 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
as s is tance, adaptations , or ac commodations will be provided upon request. P leas e c ontact the C ity S ec retary's
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 lease note that a quorum of the H ousing Advisor y B oar d may not all be
pre se nt at the same physical loc ation. S ome me mber s may inste ad participate
in this me eting from one or more re mote loc ations in an effor t to advanc e the
public health goal of limiting face to fac e mee tings and to c ontain the spr ead
of C O V I D -19. In addition, the re may be oc casions whe n the audio
tr ansmission may not be clear or may be inter rupte d. In those instanc es, the
mee ting will continue so long as a quorum is still pre se nt.
With the Gover nor ’s O rder, all C ity B uildings ar e following these
proc edur es:
· M asks ar e r ec ommende d
· P hysic al distanc ing; 6 fe et betwee n you and anyone not in
your house hold
· P rac tic e good hygiene and wash your hands
· If any of these apply, do not visit: known c lose c ontac t with
C O V I D -19 P er son, fe ve r gr eate r or equal to 100.0 de gre es
F ahr enhe it, difficulty bre athing or shortness of br eath, cough, loss
of taste or smell, sore thr oat, chills, he adac he , diarr he a or muscle
pain.
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 /.
Page 1 of 150
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 F ebruary 14, 2020 meeting. - Mirna
G arcia, Management Analys t
C C ons ideration and possible action to confirm the amended bylaws for the Housing Advisory Board
relating to membership eligibility requirements -- S ofia Nelson, C NU-A, P lanning Direc tor
D Nomination and selec tion of Vic e-chair and S ec retary for the 2020-21 Board. Mirna G arc ia, Management
Analyst
E Disc ussion and possible action to approve meeting time, date and plac e for 2020-21 Board. Mirna G arcia,
Management Analys t
F P resentation and dis cus s ion of a request for 1) a R esolution of no objection and 2) a R esolution
ac knowledging that G eorgetown has more than two times the average per capita amount of Housing Tax
C redit units for KC G Development to apply for Hous ing Tax C redits for the cons truction of 206 units of
affordable hous ing for families to be known as Es pero Landing, and 144 affordable and market rate units
for s eniors to be known as As peranza Heights, loc ated at S am Hous ton Ave. and Bell G in R d. – S us an
Watkins, AI C P, Hous ing C oordinator
G P resentation and dis cus s ion of the Housing Advis ory Board 20-21 work plan. S us an Watkins , AI C P,
Hous ing C oordinator
H Update from the Hous ing Advisory Board C hair. Lou S nead, C hairperson.
Adjournment
Ce rtificate of Posting
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 _________________, 2020, 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 150
City of Georgetown, Texas
Housing Advisory Board
June 15, 2020
S UB J E C T:
C onsideration and pos s ible ac tion to approve the minutes from the F ebruary 14, 2020 meeting. - Mirna
G arc ia, Management Analyst
IT E M S UMMARY:
F IN AN C IAL IMPAC T:
.
S UB MIT T E D B Y:
Mirna G arcia, Management Analys t
AT TAC H ME N T S:
Description Type
Minutes Backup Material
Page 3 of 150
Housing Advisory Board Page 1
Minutes February 14, 2020
City of Georgetown, Texas
Housing Advisory Board
Minutes
February 14, 2020, at 10:30 a.m.
Historic Light and Waterworks Building, 406 W. 8th Street
Georgetown, Texas 78626
Members present: Lou Snead, Chair; Bob Weimer; Randy Hachtel; Nikki Brennan; Jeannyce
Hume
Staff present: Susan Watkins, AICP, Housing Coordinator; Nat Waggoner, AICP, Long Range
Planning Manager; Mirna Garcia, Management Analyst; Sofia Nelson, Planning Director
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 January 27, 2020
meeting. Mirna Garcia, Management Analyst
Motion to approve Item B as presented by Snead. Second by Weimer. Approved (5–0).
C. Update on the 2030 Plan Update process – Nat Waggoner, AICP, Long Range Planning
Manager
Staff briefed Board members on the recent and upcoming activities related to the
comprehensive plan update including:
• Update from 01/28/20 City Council workshop on the 2030 Plan Update Implementation
Plan
• Update on outreach including the public meeting on the 2030 Plan Update draft on
2/12/20 from 4:30-7pm at the Georgetown Public Library
D. Discussion and possible action on a Comprehensive Plan Amendment to amend Section
1.12, Georgetown Comprehensive Plan, of the City Code of Ordinances, and adopt the 2030
Plan Update revising the the Future Land Use and Housing elements and adopting the
Gateways and Image Corridors and Williams Drive Gateway Plan as elements of the 2030
Comprehensive Plan. – Susan Watkins, AICP, Housing Coordinator
At this meeting, staff provided an overview of the draft 2030 Comprehensive Plan Update
including a review of the goals and policies for Land Use, Williams Drive Gateway Plan,
Gateways & Image Corridors, Housing and the Implementation Plan, with a particular focus on
Page 4 of 150
Housing Advisory Board Page 2
Minutes February 14, 2020
the update to the Housing Element. The Board reviewed the full draft plan, asked questions,
and made a recommendation to the City Council on the adoption of the 2030 Comprehensive
Plan Update. The schedule for adoption of the update is below:
2/18: P&Z Meeting Public Hearing & Recommendation
2/25: City Council – Public Hearing and 1st Reading
3/10: City Council – Public Hearing and 2nd Reading
Recommendation of approval for adopting the 2030 Plan Housing Plan with the
following remarks and condition:
• Thankfulness for the work of the City Planning staff.
• The Housing Element provides a critical assessment of housing needs, both current
and future.
• The recommendations of the Housing Element are data driven, not anecdotal.
• While all the policy recommendations are important, HAB emphasizes the
importance of the following policies:
o Addressing the need to increase and preserve housing that is affordable for
low income, workers and seniors that want to live in Georgetown:
H1- Preserve existing housing stock that contributes to diversity and affordability.
H5 - Support and increase rental choices for low-income and workforce
households unless the housing is substandard.
H6 - Support rental choices for senior households.
H7 - Increase homeownership choices for workforce households.
H8 - Support the nonprofit community in creating housing opportunities
for the most vulnerable residents (including but not limited to homeless,
seniors, youth aging out of the foster care system, and people with
disabilities).
• Due to the need present in the community the Board recommends
the Implementation Plan place a higher priority in the implementation of the above
policies and adjust the start date to 0-2 years .”
Approved unanimously.
E. Update from the Housing Advisory Board Chair. Lou Snead, Chairperson
Staff thanked Board member Hachtel for his service to the Board.
Adjournment
Motion to Adjourn by Weimer. Second by Hachtel. Approved (5-0). The meeting was adjourned
at 11 am.
Page 5 of 150
Housing Advisory Board Page 3
Minutes February 14, 2020
__________________________________ _______________________________________
Approved, Lou Snead, Chair Attest, Randy Hachtel, Secretary
Page 6 of 150
City of Georgetown, Texas
Housing Advisory Board
June 15, 2020
S UB J E C T:
C onsideration and pos s ible ac tion to c onfirm the amended bylaws for the Housing Advisory Board
relating to membership eligibility requirements -- S ofia Nels on, C NU-A, P lanning Director
IT E M S UMMARY:
F IN AN C IAL IMPAC T:
.
S UB MIT T E D B Y:
Mirna G arcia, Management Analys t
AT TAC H ME N T S:
Description Type
RES 021120-X Housing Advisory Board Bylaws Signed Backup Material
Page 7 of 150
Page 8 of 150
Page 9 of 150
Page 10 of 150
Page 11 of 150
Page 12 of 150
Page 13 of 150
Page 14 of 150
Page 15 of 150
Page 16 of 150
City of Georgetown, Texas
Housing Advisory Board
June 15, 2020
S UB J E C T:
Nomination and s election of Vice-c hair and S ecretary for the 2020-21 Board. Mirna G arcia, Management
Analys t
IT E M S UMMARY:
T he Board will selec t a Vice-c hair and S ecretary for the 2019/20 year.
F IN AN C IAL IMPAC T:
None at this time.
S UB MIT T E D B Y:
S usan Watkins, AI C P, Hous ing C oordinator
Page 17 of 150
City of Georgetown, Texas
Housing Advisory Board
June 15, 2020
S UB J E C T:
Dis cus s ion and pos s ible ac tion to approve meeting time, date and place for 2020-21 Board. Mirna G arc ia,
Management Analyst
IT E M S UMMARY:
T he Board will disc uss and pos s ibly approve a new meeting time, date and plac e for the 2020-21 year.
F IN AN C IAL IMPAC T:
None at this time.
S UB MIT T E D B Y:
S usan Watkins, AI C P, Hous ing C oordinator
Page 18 of 150
City of Georgetown, Texas
Housing Advisory Board
June 15, 2020
S UB J E C T:
P res entation and discuss io n of a req uest for 1) a R es olutio n of no objection and 2) a R es olutio n ac knowled ging
that G eo rgetown has more than two times the average per capita amount of Housing Tax C redit units for KC G
Develo p ment to ap p ly for Housing Tax C redits for the co ns truction o f 206 units of affo rd able ho us ing for
families to b e known as Esp ero Land ing, and 144 affordab le and market rate units fo r s enio rs to b e known as
Asp eranza Heights, located at S am Housto n Ave. and Bell G in R d. – S usan Watkins, AI C P, Ho us ing
C oo rdinato r
IT E M S UMMARY:
Background
In 2016, C ity C o uncil ado p ted a Ho us ing Tax C red it (HT C ) res o lutio n req uest review proces s, whic h inc lud es
bo th the 4% and 9% LI HT C ap plicatio n types .
Low-Income Housing Tax Credit Program
T he Low-Income Housing Tax C redit (L I HT C ) program, c reated in 1986, is a federal ho us ing d evelop ment
program and is the larges t so urc e o f new afford ab le housing in the United S tates . T he LI HT C subs id izes the
acq uisition, cons truction, and rehabilitation of affo rd able rental ho using for low- and moderate-inco me tenants.
T he Texas Department of Housing and C o mmunity Affairs (T DHC A) allo c ates hous ing tax cred its und er a 4%
and 9% p ro gram, each with d ifferent fund ing s o urc es and app lic ation requirements . R ules for the p ro grams are
outlined annually in the Q ualified Applic ation P lan (Q AP ). T he s tate ap pro ves the Q AP eac h fall and awards
fo r the 9% pro gram are generally allocated the fo llowing July. Award s fo r the 4% program c onsidered on a
ro lling bas is .
9% H T C program (com petitive)
T he 9% HT C applic ation c yc le is an annual co mp etitive p roces s. A reso lution s tating the C ity’s po s itio n of
either “sup p ort or no ob jec tio n” must b e o b tained from the c ity and /or c ounty where the project is lo c ated and
sub mitted with the 9% HT C applic ation by March 1s t of the p rogram year. T he C ity of G eorgetown R equest
fo r R eso lution ap plicatio n includes dates that mus t be up dated eac h year in resp o nse to the S tate’s timeline fo r
the co mp etitive 9% HT C app lic ation cyc le.
4% H T C program (non-competiti ve)
T he 4% HT C is a non-co mpetitive p rogram that uses tax-exempt b o nds as a c ompo nent of pro jec t financing.
App lic ations for the 4% HT C program require a “R es olution of No O b jec tion” fro m the city and/o r co unty
where the p ro ject is loc ated. Applic ations for the 4% HT C program c an be submitted to T DHC A thro ughout
the year.
Tw i ce the S tate Average Per C apita
In order to s ubmit an applic ation for Ho using Tax C red its, the develo per is als o req uired b y the S tate to ob tain
a res olutio n from G eorgeto wn acknowledging that the city has more than two times the state average per c ap ita
amo unt o f Ho us ing Tax C red it units . In Texas , there is an average of 0.0097 tax c redit units fo r each s tate
resident. In G eorgetown, we have 0.027 units per p erson, 2.82 times the average amount of s tatewide units of
tax cred it. T he table below c ompares the surrounding c o unties and c ities. No c o unty in Texas has more than
twice the s tate per cap ita number of units . Eac h year the S tate releas es a S ite Demographic C harac teris tic s
R ep ort that lists eac h p lac e (c ity), their pop ulatio n and number o f hous ing tax c red it units , and whether the place
has 2x P er C apita. T he numb ers rep res ented belo w are from the S tate of Texas 2020 Q ualified App lic ation
P roc es s and are the numb ers used b y the S tate and C ity to evaluate the ratio o f po pulation to number o f
housing units . T he S ite Demographic C harac teris tic s R ep ort 2020 us es the Americ an C o mmunity S urvey 2013-
2017 5-year p o pulation es timates . T he number of units are from T DHC A’s invento ry o f tax c red it
develo pments (as o f No vember 7, 2019 T DHC A Bo ard meeting).
Page 19 of 150
develo pments (as o f No vember 7, 2019 T DHC A Bo ard meeting).
2017 2020
P lace
Name
Place
population
All
P lace
Units
All Unit
P er Cap
P l
All Units
P lace/T X
P er Cap
Place
> 2x
Per
Capita
Place
population
All
P lace
Units
All Unit
Per Cap
Pl
All Units
P lace/T X
P er Cap
Place
> 2x
Per
Capita
Hutto 18,839 50 0.00265 0.28466 No 22,644 50 0.00221 0.22717 No
R o und
R o c k 106,972 736 0.00688 0.73794 No 116,369 1277 0.01097 1.12896 No
Kyle 30,664 376 0.01226 1.31514 No 36,929 700 0.01896 1.95009 No
Leander 30,040 370 0.01232 1.32104 No 40,338 538 0.01334 1.37212 No
C edar P ark 58,088 868 0.01494 1.60268 No 70,010 868 0.01240 1.27551 No
Aus tin 864,218 16,237 0.01879 2.01510 Yes 916,906 20,604 0.02247 2.31181 Yes
P flugerville 52,138 1022 0.01960 2.10238 Yes 58,013 1022 0.01762 1.81239 No
G eo rgeto wn 53,007 1539 0.02903 3.11401 Yes 63,062 1731 0.02745 2.82393 Yes
S alado 1,681 50 0.02974 3.19019 Yes 2,469 50 0.02025 2.08341 Yes
Lib erty Hill 1,416 211 0.14901 15.9820 Yes 1,012 211 0.20849 21.4499 Yes
2017 2020
County
name
County
population
All
County
Units
All
Units
Per
Capita
Cnty
Cnty
Units
Per
Cap/
T X
Units
Per Cap
Cnty >
2x Per
Capita
County
population
All
County
Units
All Units
P er
Capita
Cnty
Cnty
Units
Per Cap/
T X
Units
Per Cap
Cnty >
2x P er
Capita
Bell 321,591 1786 0.00555 0.59565 No 336,506 2,037 0.00605 0.62276 N o
Milam 24,388 180 0.00738 0.79161 No 24,479 180 0.00735 0.75649 N o
Williams on 457,218 4449 0.00973 1.04365 No 508,313 5,350 0.01052 1.08279 N o
Burnet 43,911 488 0.01111 1.19196 No 45,017 488 0.01084 1.11523 N o
Travis 1,092,810 16929 0.01549 1.66150 No 1,176,584 21,468 0.01824 1.87712 N o
City of Georgetown Resolution Request P rocess
As p art of the 2016 Work P lan, the Housing Ad vis o ry Board up d ated the C ity o f G eo rgeto wn Ho using Tax
C redit (HT C ) reso lution proces s. O n S ep tember 27, 2016, C ity C ounc il ap proved a HT C pro c ess that
requires applicants req uesting a res olutio n to conduct p ub lic outreac h to the s urrounding neighb o rhoo ds, meet
sp ec ific deadlines and provide a letter o f intent with detailed info rmatio n abo ut the p roject. T he app lic ation is
attac hed as E xhibit 1 - KCG Application for HT C Resolutions .
Resolution Request
Ina S p okas and C J Linter of KC G Develo pment, a Multi-family (MF ) d evelop er, are seeking 4% HT C s for the
c onstruc tio n of 206 units o f affordab le housing fo r families to be kno wn as Es p ero Land ing, and 123 affordable
and 21 market rate units for s enio rs to b e known as As p eranza Heights for a p ortio n o f the S ad dlec reek
develo pment lo cated at the northwes t corner of S am Ho us ton and Bell G in R o ad. T he p ro p erty is zo ned
P lanned Unit Development with an allo wed multi-family use. KC G Development is propo sing a tax exemp tio n
thro ugh p artners hip with a Housing F inanc e C orporation, meaning the parcel will not generate real es tate taxes
fo r the C ity.
T he develo per s ub mitted an app lic atio n req uesting a R eso lution of “No O bjec tion” and the Two Times
Ac kno wled gement to the Ho us ing C o o rd inator on May 4, 2020. T he d eveloper wishes the p ro ject to b e
c onsidered at the June 15, 2020 Ho us ing Advis ory Bo ard meeting and at the July 14, 2020 city counc il
Page 20 of 150
c onsidered at the June 15, 2020 Ho us ing Advis ory Bo ard meeting and at the July 14, 2020 city counc il
meeting. T he applic ation s ub mis sion was co mp lete as o utlined in the tab le belo w.
Application Requirements Received
Applic ation F orm X
Zoning verificatio n X
P ublic O utreac h P lan X
Draft R eso lutions (Two -times and
S uppo rt)
X
Letter of Intent with Detailed Information X
T he ap p ro ved P ub lic O utreac h P lan (attached as E xhibit 2) includes :
• Two public meetings
• Virtual meetings at the belo w times :
• Meeting #1 June 12th at 5P M C S T
• Meeting #2 July 10th at 5P M C S T
• Letters
• KC G will c ontac t residents in the ½ rad ius o f the site via mail
• S ignage
• S ign p os ted at s ite with meeting times and ap plicant c o ntact info rmatio n
• Ads
• KC G will engage the S add lec reek HO A to have bo th meeting notic es diss eminated to
residents via an Email Blas t and via publication on the HO A Web s ite
2030 P lan
T he 2030 P lan Up date ad opted o n Marc h 10, 2020, includes p o lic ies and implementation s trategies in the
Hous ing Element to s up port the go al to “Ens ure ac c es s to d ivers e hous ing op tio ns and preserve existing
neighb orho ods , fo r res id ents of all ages , bac kgrounds and inc o me levels .” P o licy H.5 of the Ho us ing Element
is:
H.5. S up port and increas e rental c ho ices for lo w-income and workfo rc e ho us eholds , unless the hous ing
is subs tandard .
Inc rease rental c hoic es for wo rkforce househo ld s through supp o rt o f L IHT C d evelopment and
provid ing inc entives in d evelopment regulatio ns , agreements and
negotiated s tandards .
T he ap p licant’s req uest is c onsistent with the housing polic ies by inc reas ing rental choic es fo r low inco me and
wo rkforce househo ld s.
Add itionally, the hous ing diversity sec tio n of the Hous ing Element rec ommends promoting ad d itio nal ho us ing
types to ac c ommod ate a range o f ages, inc omes , and lifes tyles to ad d ress the challenge o f limited available
housing c ho ices in G eorgetown.
T he 2030 P lan Imp lementatio n c hapter o utlines three implementation s trategies for achieving the goals of the
plan: regulatory framework, dec is io n framework and p lans, p ro grams and p artners hip s. T he chap ter lis ts ac tio ns
fo r each po lic y. A decision framework ac tion fo r P o licy H.5. is:
H.5.b . S upp o rt the Lo w-Inco me Hous ing Tax C redit (L I HT C ) developments that meet the C ity’s
d efined proc es s.
R eco mmending the ap p licant’s req ues t fo r res o lutio ns if found to meet the C ity’s define p roces s s uppo rts the
2030 P lan’s imp lementatio n s trategy and action s tep fo r the ho us ing p olicy that ad d ress es rental c ho ices for
low-inco me and wo rkfo rce househo ld s .
Page 21 of 150
low-inco me and wo rkfo rce househo ld s .
Fi ndings
S taff finds the applic ation to b e comp lete and further the go als o f the 2030 C o mp rehensive P lan.
F IN AN C IAL IMPAC T:
None.
S UB MIT T E D B Y:
S usan Watkins, AI C P, Ho us ing C o ord inator
AT TAC H ME N T S:
Description Type
Pres entation Pres entation
Exhibit 1 - KCG Application for HTC Resolutions Exhibit
Exhibit 2 - Approved Public Outreach Plan Exhibit
Page 22 of 150
Housing Tax Credit
Resolution Request
Housing Advisory Board
06.15.20
Page 23 of 150
Agenda
•Housing Tax Credit Program overview
•HTC Resolution Request process
•2030 Plan Goals, Policies and Implementation Strategies
•Espero Landing and Asperanza Heights Resolution Request
Page 24 of 150
Housing Tax Credit Program
overview
Page 25 of 150
Low Income Housing Tax Credit Programs
•Administered by the Texas Department of Community Affairs (TDHCA)
•2020 Qualified Allocation Plan –program rules
•4% and 9% Housing Tax Credit applications
Page 26 of 150
Low Income Housing Tax Credit Programs
•4% Housing Tax Credits
•Non-competitive
•Must use tax-exempt bonds
•Developer can apply all year
•Covers approximately 30% of
development cost
•Generally serves 60% AMI
population –can serve 30-80% AMI
•9% Housing Tax Credits
•Competitive
•limited allocation
•March 1 app, July award
•Can cover roughly 70% of
development cost
•Serves 30%-80% AMI population
Page 27 of 150
Page 28 of 150
Live Oak
Kaia Pointe
Merritt Heritage
Page 29 of 150
Resolution request
•4% Housing Tax Credits
•Resolution of No Objection
•Twice the State Average Per Capita if applicable
•9% Housing Tax Credits
•Resolution of Support or No Objection
•Twice the State Average Per Capita if applicable
Page 30 of 150
Twice the State Average Per Capita Acknowledgement
2020 Qualified Allocation Plan
•§11.3 Housing De-Concentration Factors
•(c) Twice the State Average Per Capita (Competitive and Tax-Exempt Bond Only). As provided for in Tex. Gov't Code §2306.6703(a)(4), if a proposed Development is located in a municipality, or if located completely outside a municipality, a county, that has more than twice the state average of units per capita supported by Housing Tax Credits or private activity bonds at the time the Application Acceptance Period Begins (or for Tax-Exempt Bond Developments, Applications submitted after the Application Acceptance Period Begins), then the Applicant must obtain prior approval of the Development from the Governing Body of the appropriate municipality or county containing the Development. Such approval must include a resolution adopted by the Governing Body of the municipality or county, as applicable, setting forth a written statement of support, specifically citing Tex. Gov't Code §2306.6703(a)(4) in the text of the actual adopted resolution, and authorizing an allocation of Housing Tax Credits for the Development. An acceptable, but not required, form of resolution may be obtained in the Uniform Multifamily Application Templates. Required documentation must be submitted by the Full Application Delivery Date as identified in §11.2(a) of this chapter (relating to Competitive HTC Deadlines Program Calendar) or Resolutions Delivery Date in §11.2(b) of this chapter (relating to Tax-Exempt Bond and Multifamily Loan Development Dates and Deadlines), as applicable.
Page 31 of 150
HTC Units Per Capita =
Twice State per capita = .0097 *2 = .0194
City of Georgetown = = .027
Twice State Per Capita Calculation
266,524
27,419,612
Sum of LIHTC Units
TX Population Est.
1,731
63,062
= .0097 =
Page 32 of 150
HTC Resolution Request
process
Page 33 of 150
HTC Resolution Request Application
•Application Form
•Zoning verification or rezoning application number
•Public Outreach Plan
•Draft Resolutions (Two-times and Support)
•Letter of Intent with Detailed Information
Page 34 of 150
Public Outreach Required
•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.
Page 35 of 150
HTC Resolution Request Process Overview
Resolution of Support or No Objection for inclusion in application
City Council review and approval
Neighborhood meetings (2 with one three weeks prior to Council action)
HAB Review and recommendation
Application Submitted (6 weeks prior to HAB meeting)
Page 36 of 150
Resolution Request
Two resolutions needed per development:
1)a Resolution of no objection
2)a Resolution acknowledging that Georgetown has more than two
times the average per capita amount of Housing Tax Credit
Page 37 of 150
2030 Plan Goals, Policies &
Implementation Strategies
Page 38 of 150
2030 Plan –Housing goal and policies
Affordability
DiversityPreservation
Support
existing
neighborhoods
Increase
consumer
choiceEnsure access to diverse housing
options and preserve existing
neighborhoods, for residents of all ages,
backgrounds and income levels.
2030 Goal Policy Themes
Page 39 of 150
2030 Plan Housing Policies & Implementation Strategies
Policy H.5 Support and increase rental choices for low -income and workforce
households, unless the housing is substandard.
•Support existing rental choices for low-income households and workforce households as identified
in the housing inventory (Appendix P: Housing Inventory).
•Increase rental choices for workforce households through support of LIHTC development and
providing incentives in development regulations, agreements and negotiated standards.
•Substandard housing is defined through coordination with Code Enforcement and Chief Building
Official.
Page 40 of 150
2030 Plan Housing Implementation Strategies
Goals, Policies, and Action Items Term Cost City Staff Lead
Goal 6: Ensure access to diverse housing options and preserve existing neighborhoods for residents of all ages, backgrounds and
income levels.
Policy H.5 Support and increase rental choices for low-income and workforce households unless the housing is substandard.
H.5.b. Support the Low-Income Housing Tax Credit (LIHTC) developments
that meet the City’s defined process.
OG $Planning
Page 41 of 150
KCG Development
HTC Resolution Request
Page 42 of 150
HTC Resolution Request Process Overview
Resolution of Support or No Objection for inclusion in application
City Council review and approval –July 14, 2020
Neighborhood meetings (2 with one three weeks prior to Council action)
HAB Review and recommendation –June 15, 2020
Application Submitted (6 weeks prior to HAB meeting) -May 4, 2020
Page 43 of 150
HTC Resolution Request Application
Application Requirements Received Next Step
Application Form X
Zoning verification X
Public Outreach Plan X
Draft Resolutions (Two-
times and Support)
X In COG Legal review
Letter of Intent with
Detailed Information
X Please provide updated
information on communication
with and any feedback received
from GISD.
Page 44 of 150
Project Summary
•206 units of affordable housing
for families to be known as
Espero Landing
•144 affordable and market rate
units for seniors to be known
as Asperanza Heights
•Tax exemption through
nonprofit partnership with
Capital Area Housing Finance
Corporation (CAHFC)
Page 45 of 150
Public Outreach
•Two public meetings
•Virtual meetings at the below times:
Meeting #1 June 12th at 5PM CST
•Meeting #2 July 10th at 5PM CST
•Letters
KCG will contact residents in the ½ radius of the site via mail
•Signage
Sign posted at site with meeting times and applicant contact information
•Ads
•KCG will engage the Saddlecreek HOA to have both meeting notices disseminated to residents via an Email Blast and via publication on the HOA Website
Page 46 of 150
Feedback Requested (HAB)
•Recommendation for Resolution of No Objection
•Recommendation for Twice the State Average Per Capita
Acknowledgement
Page 47 of 150
Susan Watkins, AICP
Housing Coordinator
Planning Department
City of Georgetown
406 W. 8th Street
Georgetown, TX 78626
LETTER OF INTENT: DEVELOPMENT OF ESPERO LANDING AND ASPERAN ZA HEIGHTS IN
GEORGETOWN, TEXAS – REQUEST FOR HOUSING ADVISORY B OARD REVIEW & CITY
COUNCIL RESOLUTIONS
Dear Ms. Watkins:
KCG Development, LLC (“KCG”) is proud to bring to the Housing Advisory Board a multi-phase
development proposal for the Georgetown Community - Espero Landing, 206 units of affordable
housing for families, and Asperanza Heights, 144 affordable and market rate units for seniors. The
two communities are to be developed simultan eously on 16 acres that is part of the larger
Saddlecreek PUD and will be the first multifamily portion of this rapidly growing neighborhood.
This opportunity aligns with the recently updated Georgetown Comprehensive Plan, provides a
unique opportunity for trans-generational living and closes the gap between the supply and
demand for affordable housing in the community – which is more pressing now than ever in light
of the long term economic impact COVID-19 has and will continue to have in the future.
Both of the proposed communities are well-aligned with the City’s Comprehensive Plan goals – which
clearly identifies a need for more diverse, accessible and affordable housing . Asperanza Heights will
provide mixed income senior housing, with affordable and market rate options, to close the gap between
supply and demand that exists in the community. Espero Landing will increase accessibility
and affordability of housing by providing housing to a wide range of income bands utilizing Income
Averaging. This will provide affordable options for Georgetown community members who earn
between 30 to 80% of Area Median Income (“AMI”). Those between 60-80% of AMI ar e often
without housing that meets their budget as they exceed the standard limit of 60% of AMI that most
affordable communities are limited to – leaving a gap in the supply of true “workforce housing”. Given
that the Comprehensive Plan found that 51% of Georgetown renters pay over 30% of their income
towards housing and 21% pay over 50% of income for housing – it’s clear that housing opportunities
at a variety of income levels are needed for sustainable growth of the local community.
The opportunity for trans-generational multifamily development, pairing a family and senior
housing on the same site, will yield tremendous community benefits. Families in Espero Landing and
residents of the single family community of Saddlecreek can live side by side with their older relatives –
preserving the independence of Asperanza Heights’ senior residents while keeping families
connected and engaged with one another. Synergies with resident supportive services
KCG Development
9333 North Meridian Street, Suite 230 | Indianapolis, Indiana | 46260 | (317) 708-0 943
www.kcgcompanies.com
Page 48 of 150
Page | 2
and enhanced community engagement will also occur, preventing senior residents from becoming
disconnected from the larger community and allowing them to “age-in-place”.
T he clear need for more diverse housing and the benefits it will yield for the G eorgetown community
are both exponentially increased in light of the present and long term economic impacts of the
COVID -19 pandemic. T h is pandemic has made the extent to which communities rely on “essential
workers” – who by and large would qualify for affordable housing – inarguably clear, r eigniting the
discussion around how community growth and economic policy should adapt to meet the needs of
these vital individuals . From grocery clerks to delivery drivers, EMTs and even Georgetown Publi c
Service Employees – these essential m embers of the community bring critical value that has been
long overlooked. Espero Landing and Asperanza H eights will ensure that those who we rely on
every day, and these days more than ever, have housing opportunities that do not leave them cost
burdened and unable to live within their means. Equal housing opportunities for all is the definition
of a “hand up, not a handout”, providing direct and immediate benefits not only to residents but to
the Georgetown community as a whole.
Please accept this letter on behalf of KCG as a formal request for review by the Housing Advisory
Board and to be reviewed for approval and issuance of a Resolution of No Objection by
Georgetown City Council at the next meeting agenda for the development of Espero Landing and
Asperanza H eights. KCG is currently under contract to purchase 16.2 acres located at 200 Carlson
Cove – part of the larger Saddlecreek PUD . It will be financed via non ‐competitive (4%) housing
tax credits (“HTC ’s”) administ ered by the Texas Department of Housing and Community Affairs
(“TDHCA”) and tax ‐exempt bonds issued by Capital Area Housing Finance Corporation (“CAHFC”),
along with conventional debt .
A resolution of No Objection is being requested in accordance with Texas Government Code,
§2306.67071, which calls for applications for developments financed through the private activit y
bond program to provide such resolutions . Each development will require a separate resolution.
Our request for the city resolution will also need to include Authoriz ation for the Allocation of
Housing Tax Credits in municipalities with more than twice the state average of units per capita .
This is being requested in accordance with Texas Government Code, §2306.6703(a)(4 ). Sample
resolution s for both are attached.
S incerely,
___________________________ 5/4/2020
I na Spokas
Vice President of D evelopment
Page 49 of 150
Page | 3
Site Plan & Common Amenities :
Attached to this request is a preliminary site plan encompassing both Espero Landing and
Asperanza Heights and r enderings for each. U ntil public outreach can be completed, KCG has
limited the illustr ation of design finishes in the site plan due to a desire to incorporate feedback
from community leaders and citizens of the surrounding area. Final determinations regarding
common amenities have not been made, however the below are what is anticipated at each
property at this time . I f any changes are made, the final selections will meet or exceed the
requirements of both TDHCA and G eorgetown ’s UDC requirements.
Espero Landing Common Amenities:
Leasing & Service Office
Secured Entry
Furnished Private Fitness Center
Children’s Playscape
Ping Pong Table, Shuffleboard or Pool Table
Swimming Pool
Full Perimeter Fencing
Enclosed Community Sun Porch
Dog Park
Lighted Pathways Along Accessible Routes
Gazebo with Sitting Area
BBQ Grills & P icnic Tables
Business Center with Workstations, Printer and Internet Access
Furnished Community Room
Library
Community Kitchen/Dining Room
High Speed Wifi in Clubhouse
Asperanza Heights Common Amenities:
Leasing & Service Office
Secured Entry
Furnished Private Fitness Center
Swimming Pool
Full Perimeter Fencing
Enclosed Community Sun Porch
Dog Park
Lighted Pathways Along Accessible Routes
Gazebo with Sitting Area
Activity Room with Supplies – Arts & Crafts, Board Games, etc
BBQ Grills & Picnic Tables
Furnished Community Room
Community Kitchen/Dining Room
High Speed Wifi in Clubhouse
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 for both Espero Landing and Asperanza Heights includes those typically available
at KCG properties. These include: covered entries, storage rooms, covered patios or balconies, nine‐foot
Page 50 of 150
Page | 4
ceilings, washer/dryer connections, full appliance packages with self‐cleaning ovens, Energy –Star
dishwashers and refrigerators, and sink disposals. In addition, units will feature Energy-Star lighting and
ceiling fans, Energy Star rated low-e thermal windows, high efficiency/water conserving plumbing fixtures
for toilet, showerheads, and faucets, and at least 14 SEER HVAC systems. Performance standards are
the Texas Health and Safety Code, Chapter 372 and the EPA’s WaterSense Label. Additional green
building features proposed are native trees and plants that reduce irrigation requirements and a sprinkler
system with rain sensors. A water well is planned for the irrigation system to reduce the overall consumption
of non-potable water.
Accessibility:
The development will provide all necessary accessibility features via compliance 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 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 (11 will meet Uniform
Accessibility Standards (“UFAS”) and 2% of the units will be accessible to the hearing and visually impaired
– this translates to the below for each community:
Espero Landing (Family)
- 11 (5%) Units designed to Uniform Accessibility Standards
- 5 (2%) Units designed to Hearing/Visual Standards
Asperanza Heights (Senior)
- 8 (5%) Units designed to Uniform Accessibility Standards
- 3 (2%) Units designed to Hearing/Visual Standards
Unit M ix, Rent Limits & Affordability Period :
Below outlines the Unit M ix & Projected Rent Levels for each community. The TDHCA Maximum
Rent and Income Limits for e ach community are attached to this submittal . Please note that the
TDHCA Rent Limits attached do not account for Utility Allowances, which further reduces the
“maximum rent” that can be charged to provide for the cost of utilities to the tenants .
Espero Landing (Family) Unit Mix & Projected Rent Levels
Bedrooms Bathrooms Area (sf) % of Total Total
1 1 800 35% 71
2 2 1000 50% 103
3 2 1200 15% 32
Total 100% 206
Page 51 of 150
Page | 5
Projected
Bedrooms Unit Type Set-aside Units Rent
1 LIHTC 30% 12
501
1 LIHTC 50% 22
867
1 LIHTC 60% 26
979
1 LIHTC 80% 11
1,372
2 LIHTC 30% 6
594
2 LIHTC 50% 16
1,033
2 LIHTC 60% 58
1,168
2 LIHTC 80% 23
1,639
3 LIHTC 30% 6
680
3 LIHTC 50% 12
1,188
3 LIHTC 60% 2
1,320
3 LIHTC 80% 12
1,887
KCG is targeting a wide range of income bands in an effort to provide for underserved
families and individuals in the Georgetown community as the vast majority of the City’s
affordable housing inventory is set to 60% of Area Median Income. This will be extremely
beneficial for citizens earning between 60% and 80% of Area Median Income as often are
force d to pay market rate rents due to extremely limited affordable options for those over
the 60% level. The same goes for renters making 30% or less of Area Median Income, who
often end up paying 60% rent levels despite earning significantly less.
Asperanza Heights (Senior) Unit Mix & Projected Rent Levels
Bedrooms Bathrooms Area (sf) % of Total Total
1 1 800 35% 50
2 2 1000 65% 94
Total 100% 144
Bedrooms Unit Type Set-aside Units
Projected
Rent
1 LIHTC 60% 40
979
1 Market N/A 10
1,250
2 LIHTC 60% 83
1,168
2 Market N/A 11
1,600
Page 52 of 150
Page | 6
Impact on Georgetown ISD Schools – Espero Landing Only:
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, the family tenancy of Espero Landing will result in
approximately 42 school‐age children living in the apartment community. The analysis supporting this
calculation is attached. KCG 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 for the district as a result
of this new development. The site has proximity to both Jim Mitchell Elementary and George Wagner Middle
School. KCG has reached out to GISD to begin conversations of Espero Landing’s potential impact on the
school system.
Zoning:
The site is part of the Saddlecreek PUD. This particular tract has the allowed use of MF -2
(multifamily) up to 350 units for the 16.2 acre parcel (21.6 units/acre). The PUD Ordinance (#2015-
58) is attached, as well as the application for a zoning verification letter and its supporting
documents.
Financing:
Total costs as currently projected are at nearly $70MM for both communities – roughly $41.5MM for
Espero Landing and $28.3MM for Asperanza Heights. Capitol Area Housing Finance Corporation
(“CAHFC”) will act as the issuer of tax‐exempt bonds in the amount of approximately $50MM – with both
developments financed via the same bond issuance. The bonds are anticipated to be privately placed and
remain outstanding for 40 years. Construction and permanent financing will be provided through a
Freddie TEL Tax Exempt Bond structure.
In addition, between the two communities approximately $16MM in equity ($10MM for Espero Landing and
$6MM for Asperanza Heights) will be provided via syndication of the housing tax credits. Remaining costs
will be covered by rental income and deferment of developer fees. The property is currently vacant land so
no known capital improvements are required at this time and it is not under contract with any other funding
programs.
Affordability Period:
Per TDCHA regulation both properties will remain affordable for a minimum of 30 years .
Tax Exemption:
Through partnership with a Housing Finance Corporation, a tax exemption is proposed and required for
financial viability of the developments. As noted in the City’s Comprehensive Plan, “Building low income
housing in a community like Georgetown can be difficult, especially because central, well-connected
housing tends to represent high value land.” This is the situation KCG faces with the site, where cost to
acquire the land makes the development financially infeasible without a tax abatement. This means the
parcel will not generate real estate taxes for the City, however it also means KCG is not requesting any
fee waivers or for any sort of financial assistance from the City. It also ensures that residents, most of
whom will relocate from within the City where they are paying rental rates that leave them cash strapped
and living “month to month”, will now have excess disposable income to put back into their community.
Other Financial Impact on City of Georgetown:
KCG expects the majority of residents to relocate from within the City, many of whom currently are paying
market rate levels for housing. By relocating to homes within their budget, the City will benefit from
residents with excess free cash – translating to added sales tax income and decreased burden on City
provided social programs and services as affordable housing provides a “hand up, not a handout” to
residents.
Page 53 of 150
Page | 7
Utility Consumption:
KCG has engaged a Civil Engineer to assist in the site planning and design process, in coordination with
our in-house architecture design team. An assessment based on the projected unit mix indicates that the
two communities will require approximately 174 LUEs for water and wastewater. Due to location, the site
will be served by Jonah Water and City of Georgetown Wastewater.
Off-Site Capital Improvements:
The only known improvements required at this time will be to extend Water and Wastewater lines to the
site.
Additional Letter Requests from City of Georgetown for TDHCA: Only a Utility Availability Letter will
be required from the City Utility Systems regarding the site location being within the service area for
wastewater.
TDHCA Scoring Criteria:
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. KCG
is confident that both communities will meet all the necessary requirements to receive an award of 4%
credits.
Letters of Support:
Attached are Letters of Support (“LOS”) from selected past KCG developments across Texas as well as
letters for Espero Landing and Asperanza Heights, as outlined below:
Espero Landing & Asperanza Heights – Georgetown
- LOS from t he Georgetown Boys & Girls Club
Vista Bell a – Lago Vista
- LOS from State Representative Paul D. Workman
The Station at 9150 – Houston
- LOS from City Councilman Robert Gallegos
Hapori Heights – Houston
- LOS from City Councilman Robert Gallegos
Public Outreach Plan:
As mentioned previously, the land is within the Saddlecreek PUD, which has an HOA in place for the
single family developments that comprise the land adjacent to the proposed multifamily developments.
KCG has already begun preliminary discussions with the Saddlecreek HOA but will wait for approval of
the Public Outreach Plan to begin formal discussions, particularly in light of the current COVID-19
situation. Discussions with City Planning have indicated that virtual Public Outreach is the most prudent
method – an approach KCG has experienced great success with on other developments both prior to and
during COVID-19. An outline of the KCG protocol for virtual public meetings is attached for the review and
approval of the Housing Advisory Board. As the COVID-19 situation develops and once the plan is
approved, the meeting dates will be set in coordination with the Saddlecreek HOA and City staff and will
be advertised as appropriate - directly to the HOA, local newspaper, and/or postings at local libraries,
schools, or other public venues.
Overview of KCG Development & Similar Projects:
KCG Development was formed in 2015 with a single purpose: to build vibrant communities that offer all
residents an enhanced quality of life and a proud place to call home. Founded on the guiding principle that
positive social impact and profitable development are not mutually exclusive, we strive to advance and
redefine standards for superior-quality sustainable communities.
Page 54 of 150
Page | 8
Our unique approach combines a clearly defined vision with an unwavering commitment to deliver on our
promises. Through the development and operation of each community, we focus on maximizing the
environmental, social, and financial returns for our residents and partners. Our team is comprised of
motivated, seasoned real estate professionals with expertise in economic development, multifamily design,
construction, and finance. Collectively throughout our careers, we have developed, financed and built more
than $2 billion of multifamily rental housing. We rely on our combined expertise and experience to create
unique delivery solutions for each project. Rather than take a “one-size-fits-all” approach to development,
we engage and collaborate with community stakeholders to build sustainable, active communities.
The KCG team has successfully planned, developed, rehabilitated, built and / or managed many different
types of communities including mixed-use, mixed-income, transit-oriented, green building, historic
rehabilitations, military housing, senior, and both market-rate and work-force housing. KCG’s strong track
record is a testament to our integrity, responsiveness, transparency and collaboration. To date, KCG has
developed nearly 1200 units nationwide with several hundred more units on track to close in the near future.
Following is an overview of the 4 Texas affordable housing communities in KCG’s portfolio as well as those
set to close in the near future:
Vista Bella – Lago Vista
- 72 Unit Family Community
- Status: Stabilized
Hills at Leander – Leander
- 228 Unit Senior Community
- Status: Under Lease Up
Legacy Ranch @ Dessau East – Fort Dessau
- 232 Unit Senior Community
- Status: Under Construction
Bellfort Park Apartments – Houston
- 64 Unit Family Community
- Status: Occupied & Under In -Place Renovation
The below developments encompass the balance of KCG’s Texas existing pipeline :
Blue Water Gardens
- 4% Acquisition/Renovation of 132 existing Section 8 units
- Targeted for August 2020 closing
The Station at 9150
- 4% New Construction of 180 units
- Targeted for Q1 2021 closing
Hapori Heights
- 4% New Construct ion of 130 units
- Targeted for Q1 2021 closing
KCG also has several properties nationwide – for a full overview of the company’s portfolio visit
kcgcompanies.com/portfolio . KCG’s development entity, KCG Development, LLC, has never had
a name change. However since inception in 2015, KCG has reorganized and grown into a vertically
integrated development, design and construction firm operating under the KCG Companies, LLC
umbrel la. KCG Companies is comprised of KCG Development, LLC , KCG Design, LLC and KCG
Construction, LLC .
Overview of Capstone Property Management:
Capstone Real Estate Services, Inc. (“Capstone”) is a full -service, third -party management firm
presently managing approximately 40,000 multi -family units. Founded in 1969, Capstone
maintains 14 offices across 6 states and employs approximately 850 people in the field of
Page 55 of 150
Page | 9
property management. With a portfolio spanning more than 75 cities, Capstone ranks as one of
the 15 largest third -party management firms in the nation.
Capstone has significant experience with affordable housing units similar to the commu nities
KCG is proposing at Espero Landing and Asperanza Heights . Currently, Capstone manages
affordable communities totaling over 23,000 units. This includes the LIHTC Program, the
RTC/AHDP Affordable Housing Program, Tax Exempt Bond, HOME, Section 8, Hous ing Trust
Fund (HTF), Walker Program, Section 202 Elderly, Military Rent -Restricted, Public Housing, and
more. To better serve its clients, Capstone has a Compliance Department to effectively monitor
properties it manages with governmental reporting requir ements. Capstone is currently ranked by
NAHMA as the nation’s 9th largest affordable housing management company, as well as the 7th
largest LIHTC manager in the country.
Capstone’s apartment new construction management experience is extensive. The firm’s new
development background includes project design consulting, pre -construction planning, décor
consulting, promotion and full lease up for 175+ properties totaling over 33,000 units in 60+
cities and 6 states since 1994. Our objective is to reach full occ upancy and maximize the bottom
line in the shortest time possible in accordance with the owner’s investment parameters. About
75% of lease -ups have been completed in 9 months or less, with 51% completed in under 6
months.
Capstone has operated under the C apstone Real Estate Services, Inc. name since inception in
1969.
Page 56 of 150
Page 1 of 4
HOUSING TAX CREDIT
RESOLUTION OF SUPPORT REQUEST
Deadlines: 9% Competitive Tuesday, December 31, 2019
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, 2019.
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 57 of 150
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:
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.
Espero Landing & Asperanza Heights
200 Carlson Cove
C-1 16.2
Espero Landing - 206 Asperanza Heights - 144
See LOI for Unit Mix
X
KCG Development, LLC Ina Spokas
9333 North Meridian Street Suite 230
Indianapolis State Indiana Z ip: 46260
512-689-8812 ina.spokas@kcgcompanies.com
Woodhull Ventures 2015, LLC
David Nairne
9111 Jollyville Road Suite 212
Austin TX 78759
512-226-8718 817-675-5084
Michael.Gonzalez@berkadia.com - note this is Broker for Owner, please contact for questions
Ina Spokas 5/4/2020
463-204-8812
Page 58 of 150
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.
X
X
X
X
X
X
X
X
X
X
X
X
X
X
XX
X
X
X
XX
Page 59 of 150
Page 4 of 4
HOUSING TAX CREDIT
2019-2020 SCHEDULE (9%)
2019
December 1 Rezoning Application Due (if necessary)
December 31 HTC Resolution Applications Due
2020
January 21 Housing Advisory Board Meeting
January 21 Hold at least 1 Public Meeting by this date
January 28 City Council Workshop
February 11 City Council Meeting
February 28 TDHCA Application Due
Page 60 of 150
KCG Development
9333 North Meridian Street, Suite 230 | Indianapolis, Indiana | 46260 | (317) 708 -0943
www.kcgcompanies.com
LETTE R O F INTENT: REQUES T FO R ZONIN G VERIFICATIO N LETTER
The enclosed documents are provided to request a Zoning Verification Letter regarding parcel
#R539263 – to evidence that Multifamily Attached Dwellings are permissible on the site as detailed in the
Permitted Use Table of UDC Chapter 5. A parcel map illustrating the site is within the Saddlecreek PUD,
the PUD Ordinance Documents and a Survey have been provided for reference.
Thank you,
CJ Lintner
Development Analyst
CJ.Lintner@KCGCompanies.com
Cell: 317-502-9239
Page 61 of 150
Sa
d
d
l
e
c
r
e
e
k
-
Pl
a
n
n
e
d
Un
i
t
De
v
e
l
o
p
m
e
n
t
Pa
g
e
21
of
24
Ex
h
i
b
i
t
C
Page 62 of 150
ORDINANCE NO. aok,5 - 5S
An Ordinance of the City Council of the City of Georgetown, Texas, amending
part of the Official Zoning Map to rezone 353.45 acres in the Stubblefield
Survey from the Agriculture (AG) District to Planned Unit Develo•
D)to be known as Saddlecreek; repealing conflicting ordinances and
resolutions; including a severabty clause; and establishing an effective date.
Whereas, an application has been made to the City for the purpose of amending the
Official Zoning Map, adopted on the 1211, day of June, 2012, for the specific Zoning District
classification of the following described real property ("The Property"):
353.45 acres of the Stubblefield Survey, as described in Exhibit B of this ordinance as
documented in the Official Public Records of Williamson County, Texas, hereinafter
referred to as "The Property"; and
Whereas, the City Council has submitted the proposed amendment to the Official
Zoning Map to the Planning and Zoning Commission for its consideration at a public hearing
and for its recommendation or report; and
Whereas, public notice of such hearing was accomplished in accordance with State Law
and the City's Unified Development Code through newspaper publication, signs posted on the
Property, and mailed notice to nearby property owners; and
Whereas, the Planning and Zoning Commission, at a meeting on September 15,2015,
held the required public hearing and submitted a recommendation of approval to the City
Council for the requested rezoning of the Property; and
Whereas, the City Council, at a meeting on October 13, 2015, held an additional public
hearing prior to taking action on the requested rezoning of the Property.
Now, therefore, be it ordained by the City Council of the City of Georgetown, Texal
M
Section 1. The facts and recitations contained in the preamble of this Ordinance are
hereby found and declared to be true and correct, and are incorporated by reference herein and
expressly made a part hereof, as if copied verbatim. The City Council hereby finds that this
Ordinance implements the vision, goals, and policies of the Georgetown 2030 Comprehensive
Plan and further finds that the enactment of this Ordinance is not inconsistent or in conflict with
any other policies or provisions of the 2030 Comprehensive Plan and the City's Unified
Development Code.
Section 2. The Official Zoning Map, as well as the Zoning District classification(s) for the
Property is hereby amended from the Agriculture District (AG) to a Planned Unit Development
Ordinance Number: ;lots -!S% Page I of 2
Description: Saddlecreek PUD Rezoning Case File Number: REZ-2014-022
Date Approved: October 27, 2015 Exhibits A -F Attached
Page 63 of 150
PUD), with base zoning districts of Residential (RS), Multifamily Low -Density (MF -1), Local
Commercial (C-1), and Business Park (BP), according to Exhibit C (Land Use Summary) and
Exhibit B (Legal Description) and incorporated herein by reference.
Section 3. All ordinances and resolutions, or parts of ordinances and resolutions, in
conflict with this Ordinance are hereby repealed, and are no longer of any force and effect.
Section 4. If any provision of this Ordinance or application thereof to any person or
circumstance shall be held invalid, such invalidity shall not affect the other provisions, or
application thereof, of this Ordinance which can be given effect without the invalid provision or
application, and to this end the provisions of this Ordinance are hereby declared to be
severable.
Section 5. The Mayor is hereby authorized to sign this ordinance and the City Secretary
to attest. This ordinance shall become effective in accordance with the provisions of state law
and the City Charter of the City of Georgetown.
F.-TOWETWOWD • I • " " 1 Off, 1,111 1 111!,
11
I 1 19
1 M
Dale Ross
Mayor
WS -53OrdinanceNumber: ,
Description: Saddlecreek PUD Rezoning
Date Approved- October 27,2015
Shelley Nog
City Secreta
Page 2 of 2
Case File Number: REZ-2014-022
Exhibits A -F Attached
Page 64 of 150
Page 65 of 150
Page 66 of 150
Page 67 of 150
Page 68 of 150
1
CJ Lintner
From:Susan Watkins <Susan.Watkins@georgetown.org>
Sent:Friday, April 24, 2020 5:59 PM
To:Ina Spokas; CJ Lintner
Subject:RE: [EXTERNAL] Questions - City's HTC Application Process - KCG Proposed
Development at Saddlecreek (Georgetown)
Hi Ina and CJ,
It was good talking with you this morning. The link to the March 24th workshop is here (end of Item B and Item
C):
https://georgetowntx.swagit.com/play/03242020‐826
For impact to the school district, you might reach out to the Georgetown ISD real estate board.
To obtain the Zoning Verification Letter, please follow steps in the Letter of Regulatory Compliance checklist found here:
https://udc.georgetown.org/files/2019/08/LTR‐Letter‐of‐Regulatory‐Compliance.pdf. The checklist is written for
both plat certification and zoning verification. Please only provide items relevant to zoning verification (you can ignore
plat letter requirements).
You will need to apply for the zoning verification letter on MyGovernmentOnline. You can find the link to the
MyGovernmentOnline portal and user guide here: https://udc.georgetown.org/mygovernmentonline/. When you
apply your type is Letter of Regulatory Compliance and the subtype is “Zoning Verification Letter”.
You can submit anytime, but the next application submittal date is May 4, 2020, and the application will be processed
then. You can pay online by credit card. You will receive an invoice on the day it is processed. We have reviewed the
zoning internally, so you will meet the requirements for the Housing Resolution application.
Thank you,
Susan Watkins, AICP
Housing Coordinator
City of Georgetown
Planning Department
406 W. 8th Street
Georgetown, TX 78626
(512) 930‐8477
CONFIRMATION OF ZONING VERIFICATION LETTER ACCEPTANCE
Page 69 of 150
Espero Landing and Asperanza Heights – Public Outreach Meeting Guidelines
We are hosting a Community Zoom Meeting on XXX Date, XXX Month 2020 from X to X CST to discuss
KCG Development, LLC’s Proposal for the 16.2 acres located at 200 Carlson CV – a part of the larger
Saddlecreek PUD.
Due to COVID-19, we are conducting this meeting digitally as a matter of public health. KCG has
provided a link and a telephone number for you to join the meeting if you are interested in participating.
The link will allow you to see the faces of all attendees and, will allow you to submit questions or share
comments.
Because this is a new format, we want to share the meeting rules to foster a fair and healthy meeting
environment:
1.All participants will be muted upon entering the meeting. You will not need to select that option
on your phone or through the zoom link. Participants are muted to block background noise
which can make it difficult for others to hear.
2.In an effort to help structure the meeting, please email cj.lintner@kcgcompanies.com if you
would like time to speak about the development during the meeting. Please include your first
and last name, your telephone number, and your address. We will unmute you once it is your
turn to speak. Speaking order will be determined by when Mo receives your email request.
3.All participants will have up to 2 minutes to ask questions or make comments directly to the
development team or myself.
4.If you have any questions prior to our call, please email them directly to
cj.lintner@kcgcompanies.com this will allow KCG to address these questions or comments
during their presentation.
5.If for some reason you are unable to ask your question during the zoom call, please send your
questions to cj.lintner@kcgcompanies.com .
6.If you have any technical issues, please email cj.lintner@kcgcompanies.com
Call Instructions: TBD ONCE MEETING IS SET
Meeting ID: TBD ONCE MEETING IS SET
Page 70 of 150
Sample Resolution of No Objection
Pursuant to §11.9(d)(1) of the QAP and in accordance with Tex. Gov’t Code §2306.6710(b), an Application
may qualify for up to seventeen (17) points for a resolution or resolutions from the municipality and/or
county in which the proposed development site is located. Resolutions that expressly set forth that the
municipality or county supports the Application or Development are worth maximum points while
resolutions setting forth that the municipality or county has no objection to the Application or
Development are worth fewer points. Pursuant to §11.9(d)(1) once a resolution has been submitted it
may not be changed or withdrawn. The resolution must be submitted by the Full Application Delivery
Date as identified in §11.2(a) of the QAP, regarding Competitive HTC Deadlines. A sample resolution is
provided below.
WHEREAS, KCG Development, LLC has proposed a development for affordable rental housing at 200
Carlson Cove named Asperanza Heights in the City of Georgetown in Williamson County; and
WHEREAS, KCG Development, LLC has advised that it intends to submit an application to the Texas
Department of Housing and Community Affairs for 2020 Competitive 9% Housing Tax Credits for
Asperanza Heights
It is hereby
RESOLVED, that the City of Georgetown, acting through its governing body, hereby confirms that it has
no objection to the proposed Asperanza Heights located at 200 Carlson Cove, Application Number XXX
and that this formal action has been taken to put on record the opinion expressed by the City of
Georgetown on [date], 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 71 of 150
Sample Resolution of No Objection
Pursuant to §11.9(d)(1) of the QAP and in accordance with Tex. Gov’t Code §2306.6710(b), an Application
may qualify for up to seventeen (17) points for a resolution or resolutions from the municipality and/or
county in which the proposed development site is located. Resolutions that expressly set forth that the
municipality or county supports the Application or Development are worth maximum points while
resolutions setting forth that the municipality or county has no objection to the Application or
Development are worth fewer points. Pursuant to §11.9(d)(1) once a resolution has been submitted it
may not be changed or withdrawn. The resolution must be submitted by the Full Application Delivery
Date as identified in §11.2(a) of the QAP, regarding Competitive HTC Deadlines. A sample resolution is
provided below.
WHEREAS, KCG Development, LLC has proposed a development for affordable rental housing at 200
Carlson Cove named Espero Landing in the City of Georgetown in Williamson County; and
WHEREAS, KCG Development, LLC has advised that it intends to submit an application to the Texas
Department of Housing and Community Affairs for 2020 Competitive 9% Housing Tax Credits for Espero
Landing
It is hereby
RESOLVED, that the City of Georgetown, acting through its governing body, hereby confirms that it has
no objection to the proposed Espero Landing located at 200 Carlson Cove, Application Number XXX and
that this formal action has been taken to put on record the opinion expressed by the City of Georgetown
on [date], 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 72 of 150
Twice the State Average Per Capita – Sample Resolution
Pursuant to §11.3(c) of the QAP, for applications located in a municipality, or if located completely outside
a municipality, a county, that has more than twice the state average of units per capita supported by
Housing Tax Credits or private activity bonds at the time the Application Acceptance Period begins, or for
Tax-Exempt Bond Developments, Applications submitted after the Application Acceptance Period begins,
then the Applicant must obtain prior approval of the Development from the Governing Body of the
appropriate municipality or county containing the Development. That approval must also contain a
written expression of support in the form of a resolution, and that resolution must include a reference to
Tex. Gov’t Code §2306.6703(a)(4) and authorize an allocation of Housing Tax Credits for the Development.
The resolution must be submitted by the Full Application Delivery Date as identified in §11.2(a) of the
QAP, regarding Competitive HTC Deadlines, or Resolutions Delivery Date in §11.2(b) of the QAP, regarding
Tax-Exempt Bond Development Dates and Deadlines, as applicable. A list of the areas with more than
twice the state average of units per capita can be found in the 2020 HTC Site Demographic Characteristics
Report posted on the Department’s website. A sample resolution is provided below.
WHEREAS, KCG Development, LLC has proposed a development for affordable rental housing at 200
Carlson Cove named Asperanza Heights in the City of Georgetown, Williamson County and
WHEREAS, KCG Development, LLC has communicated that it intends to submit an application to the Texas
Department of Housing and Community Affairs (“TDHCA”) for 2020 or 2021 Housing Tax Credits and
Private Activity Bond funds for Asperanza Heights.
It is hereby
RESOLVED, that as provided for in §11.3(c) 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 Asperanza Heights and
confirms that its governing body has voted specifically to approve the construction or rehabilitation of the
Development and to authorize an allocation of Housing Tax Credits for the Development pursuant to Tex.
Gov’t 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 73 of 150
Twice the State Average Per Capita – Sample Resolution
Pursuant to §11.3(c) of the QAP, for applications located in a municipality, or if located completely outside
a municipality, a county, that has more than twice the state average of units per capita supported by
Housing Tax Credits or private activity bonds at the time the Application Acceptance Period begins, or for
Tax-Exempt Bond Developments, Applications submitted after the Application Acceptance Period begins,
then the Applicant must obtain prior approval of the Development from the Governing Body of the
appropriate municipality or county containing the Development. That approval must also contain a
written expression of support in the form of a resolution, and that resolution must include a reference to
Tex. Gov’t Code §2306.6703(a)(4) and authorize an allocation of Housing Tax Credits for the Development.
The resolution must be submitted by the Full Application Delivery Date as identified in §11.2(a) of the
QAP, regarding Competitive HTC Deadlines, or Resolutions Delivery Date in §11.2(b) of the QAP, regarding
Tax-Exempt Bond Development Dates and Deadlines, as applicable. A list of the areas with more than
twice the state average of units per capita can be found in the 2020 HTC Site Demographic Characteristics
Report posted on the Department’s website. A sample resolution is provided below.
WHEREAS, KCG Development, LLC has proposed a development for affordable rental housing at 200
Carlson Cove named Espero Landing in the City of Georgetown, Williamson County and
WHEREAS, KCG Development, LLC has communicated that it intends to submit an application to the Texas
Department of Housing and Community Affairs (“TDHCA”) for 2020 or 2021 Housing Tax Credits and
Private Activity Bond funds for Espero Landing.
It is hereby
RESOLVED, that as provided for in §11.3(c) 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 Espero Landing and
confirms that its governing body has voted specifically to approve the construction or rehabilitation of the
Development and to authorize an allocation of Housing Tax Credits for the Development pursuant to Tex.
Gov’t 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 74 of 150
Use the list of links or go
Project:
Instructions:
(1) County: Williamson INCOME LIMITS 2020 Area Median Income:$97,600
(2) Place:2 Georgetown
12345678
20 13,680$ 15,620$ 17,580$ 19,520$ 21,100$ 22,660$ 24,220$ 25,780$
(3) Financing:4% Housing Tax Credits 30 20,520$ 23,430$ 26,370$ 29,280$ 31,650$ 33,990$ 36,330$ 38,670$
40 27,360$ 31,240$ 35,160$ 39,040$ 42,200$ 45,320$ 48,440$ 51,560$
(4) Project PIS Date: On or After 5/17/2020 50 34,200$ 39,050$ 43,950$ 48,800$ 52,750$ 56,650$ 60,550$ 64,450$
60 41,040$ 46,860$ 52,740$ 58,560$ 63,300$ 67,980$ 72,660$ 77,340$
70 47,880$ 54,670$ 61,530$ 68,320$ 73,850$ 79,310$ 84,770$ 90,230$
80 54,720$ 62,480$ 70,320$ 78,080$ 84,400$ 90,640$ 96,880$ 103,120$
120 ‐$ ‐$ ‐$ ‐$ ‐$ ‐$ ‐$ ‐$
RENT LIMITS
012345
(6) For HOME/NSP ONLY:20 $342 $366 $439 $507 $527 $625
30 $513 $549 $659 $761 $849 $937
40 $684 $732 $879 $1,015 $1,133 $1,250
50 $855 $915 $1,098 $1,269 $1,416 $1,562
60 $1,026 $1,098 $1,318 $1,523 $1,699 $1,875
65
70 $1,197 $1,281 $1,538 $1,777 $1,846 $2,187
80 $1,368 $1,465 $1,758 $2,031 $2,266 $2,500
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.
4. The 2020 Housing Tax Credit limits are effective 4/1/2020. The NSP income limits are effective 6/28/2019. The Community Planning Division (CPD) of HUD released the 2019 HOME Program income limits effective 6/28/2019 and rent limits
that are effective for all new leases and lease renewals after 6/28/2019. The National Housing Trust Fund income and rent limits are effective 6/28/2019.
Texas Department of Housing and Community Affairs
Rent and Income Limits1 (As of 4/1/2020)
(5) Select the date based on the execution date of your property's Carryover Agreement, Determination Notice or Subaward Agreement Date. For State Housing Trust Fund, select the date of your LURA. For HOME, NSP
or National Housing Trust Fund select "N/A." See footnote 3 for more details.
On or After 5/17/2020
(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 State Housing Trust Fund, the date of your LURA. For HOME, NSP or National Housing Trust Fund, select
"N/A."
(5) Carryover / Determination Notice / Subaward Agreement Date:
AMFI %
Number of Household Members
AMFI %
PLEASE COMPLETE ALL FIELDS.
Number of Bedrooms
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 competitive or 9%
1. The Texas Department of Housing and Community Affairs (the “Department” or TDHCA”) has posted to its website the 2020 Income and rent limit tool. This tool was developed for use by TDHCA staff, primarily in the Compliance Division, to
determine whether income and rent limits prescribed by law were being met, and the tool is being shared with the public solely as a courtesy. This tool is NOT to be considered as either a definitive or exclusive statement or application of law
or as legal advice. Neither the tool itself nor any output from or conclusions drawn from the tool may be relied upon as conclusively correct information or used a defense to any contrary determination, finding, conclusion, or assertion by any
relevant or cognizant oversight or enforcement entity (including TDHCA) of an applicable rent or income limit. Again, these are simply the income and rent limits that the Department expects to use when monitoring. It is anticipated that from
time to time as the Department identifies aspects of the tool that it needs to amend, correct, or improve, it will do so, but the Department cannot and does not commit to providing notifications or changes to the tool as posted on its website
or as used by TDHCA staff.
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.
Asperanza Heights
New leases and lease renewals (including month to month leases):
* Revised 6/28/2019
Page 75 of 150
Use the list of links or go
Project:
Instructions:
(1) County: Williamson INCOME LIMITS 2020 Area Median Income:$97,600
(2) Place:2 Georgetown
12345678
20 13,680$ 15,620$ 17,580$ 19,520$ 21,100$ 22,660$ 24,220$ 25,780$
(3) Financing:4% Housing Tax Credits 30 20,520$ 23,430$ 26,370$ 29,280$ 31,650$ 33,990$ 36,330$ 38,670$
40 27,360$ 31,240$ 35,160$ 39,040$ 42,200$ 45,320$ 48,440$ 51,560$
(4) Project PIS Date: On or After 5/17/2020 50 34,200$ 39,050$ 43,950$ 48,800$ 52,750$ 56,650$ 60,550$ 64,450$
60 41,040$ 46,860$ 52,740$ 58,560$ 63,300$ 67,980$ 72,660$ 77,340$
70 47,880$ 54,670$ 61,530$ 68,320$ 73,850$ 79,310$ 84,770$ 90,230$
80 54,720$ 62,480$ 70,320$ 78,080$ 84,400$ 90,640$ 96,880$ 103,120$
120 ‐$ ‐$ ‐$ ‐$ ‐$ ‐$ ‐$ ‐$
RENT LIMITS
012345
(6) For HOME/NSP ONLY:20 $342 $366 $439 $507 $527 $625
30 $513 $549 $659 $761 $849 $937
40 $684 $732 $879 $1,015 $1,133 $1,250
50 $855 $915 $1,098 $1,269 $1,416 $1,562
60 $1,026 $1,098 $1,318 $1,523 $1,699 $1,875
65
70 $1,197 $1,281 $1,538 $1,777 $1,846 $2,187
80 $1,368 $1,465 $1,758 $2,031 $2,266 $2,500
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.
4. The 2020 Housing Tax Credit limits are effective 4/1/2020. The NSP income limits are effective 6/28/2019. The Community Planning Division (CPD) of HUD released the 2019 HOME Program income limits effective 6/28/2019 and rent limits
that are effective for all new leases and lease renewals after 6/28/2019. The National Housing Trust Fund income and rent limits are effective 6/28/2019.
Texas Department of Housing and Community Affairs
Rent and Income Limits1 (As of 4/1/2020)
(5) Select the date based on the execution date of your property's Carryover Agreement, Determination Notice or Subaward Agreement Date. For State Housing Trust Fund, select the date of your LURA. For HOME, NSP
or National Housing Trust Fund select "N/A." See footnote 3 for more details.
On or After 5/17/2020
(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 State Housing Trust Fund, the date of your LURA. For HOME, NSP or National Housing Trust Fund, select
"N/A."
(5) Carryover / Determination Notice / Subaward Agreement Date:
AMFI %
Number of Household Members
AMFI %
PLEASE COMPLETE ALL FIELDS.
Number of Bedrooms
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 competitive or 9%
1. The Texas Department of Housing and Community Affairs (the “Department” or TDHCA”) has posted to its website the 2020 Income and rent limit tool. This tool was developed for use by TDHCA staff, primarily in the Compliance Division, to
determine whether income and rent limits prescribed by law were being met, and the tool is being shared with the public solely as a courtesy. This tool is NOT to be considered as either a definitive or exclusive statement or application of law
or as legal advice. Neither the tool itself nor any output from or conclusions drawn from the tool may be relied upon as conclusively correct information or used a defense to any contrary determination, finding, conclusion, or assertion by any
relevant or cognizant oversight or enforcement entity (including TDHCA) of an applicable rent or income limit. Again, these are simply the income and rent limits that the Department expects to use when monitoring. It is anticipated that from
time to time as the Department identifies aspects of the tool that it needs to amend, correct, or improve, it will do so, but the Department cannot and does not commit to providing notifications or changes to the tool as posted on its website
or as used by TDHCA staff.
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.
Espero Landing
New leases and lease renewals (including month to month leases):
* Revised 6/28/2019
Page 76 of 150
A
RE-ISSUE
MM.DD.YY
ISSUE
04.21.20
PROJECT
Georgetown, Texas
PROJECT
Saddlecreek
PROJECT NO.
TX 20.101
01
DESCRIPTION
Site Plan
Phase 1
Phase 2
Phase 1
Phase 2
Sam Houston Avenue
B
ell G
e
m
R
d.
Daisy Cutter Crossing
0 50 100
N
A00
0 Site Plan
Scale: 1" : 200'
3
1
2
4
5
6
7
8
9
Club
Club
Units BLD 1 2 3 4 5 6 7 8 9 Total
1 BR
800 SF 4 12 6 8 6 6 6 12 10 70
2 BR
1,000 SF 12 12 6 12 12 12 12 12 12 102
3 BR
1,200 SF 4 10 6 6 6 32
Total 20 24 22 20 24 24 24 24 22 204
PHASE 2 - 4% Family
Units BLD 1 Total
1 BR
800 SF 50 50
2 BR
1,000 SF 94 94
Total 144 144
PHASE 1 - 4% Senior
Total UNITS 348 units
Total Parking 571 spaces
Parking
1 space / DU = 144
+ 5% guest spaces = 8
Total Required Spaces = 152
Total Area Provided = 50,000 SF @ 325SF/space
Total Spaces Provided = 153
Parking
70 1BR x 1.5 spaces = 105
102 2BR x 2.0 spaces = 204
32 3BR x 2.5 spaces = 80
Guest Parking (5% of units) = 20
Total Required Spaces = 409
Total Area Provided = 136,000 SF @ 325SF/space
Total Spaces Provided = 418
Page 77 of 150
A
RE-ISSUE
MM.DD.YY
ISSUE
04.21.20
PROJECT
Georgetown, Texas
PROJECT
Saddlecreek
PROJECT NO.
TX 20.101
02
DESCRIPTION
Aerial
Overall Aerial
Bell Gem Road
Sam Houston Avenue
Page 78 of 150
A
RE-ISSUE
MM.DD.YY
ISSUE
04.21.20
PROJECT
Georgetown, Texas
PROJECT
Saddlecreek
PROJECT NO.
TX 20.101
03
DESCRIPTION
Phase 1 - Entry
Phase 1 Main Building
Page 79 of 150
A
RE-ISSUE
MM.DD.YY
ISSUE
04.21.20
PROJECT
Georgetown, Texas
PROJECT
Saddlecreek
PROJECT NO.
TX 20.101
04
DESCRIPTION
Phase 2 - Entry
Phase 2 Entry and
Clubhouse Building
Page 80 of 150
RR EE AA LL EE SS TT AA TT EE SS EE RR VV II CC EE SS ,, II NN CC ..
“Our mission is to enhance our client’s investments and
create quality living and working environments.”
Capstone Real Estate Services, Inc. is a full-service, third-party management firm presently managing
approximately 40,000 multi-family units. Founded in 1969, Capstone maintains 14 offices across 6 states and
employs approximately 850 people in the field of property management, and our portfolio extends to over 75
cities. The size of our portfolio ranks us as one of the 15 largest third-party management firms in the nation.
Austin Abilene Albuquerque Amarillo Beaumont Brownsville Corpus Christi Dallas El Paso Miami Houston Laredo San Antonio Tulsa
Neither Capstone nor its principals owns, buys or sells investment real estate and we have no conflicts
with our clients' interests in this regard. This distinguishes us from many competing firms and enables us to
provide the personalized service each property deserves, without the distraction that ownership can cause.
Consequently, we focus on the client’s goals beginning with take-over. Third-party real estate management is
the business on which we have built our reputation, and we are committed to providing the highest standards of
service and integrity to our clients.
Pre-Acquisition Due Diligence Services
Interior Walk Through, Market Analysis, Operating Projections, Lease File Review, Exterior Observations
New Development Planning
Project Design Consulting, Marketing Consulting, Lease-up Specialists
Full Service Property Management
Traditional Multifamily Housing, Student Housing, Seniors Housing, Affordable Housing, Military Housing, Renovation
Supervision, Manufactured Home Parks, High/Mid Rises
Capstone’s apartment new construction management experience is extensive. The firm’s new development
background includes project design consulting, pre-construction planning, décor consulting, promotion and full lease-
up for 175+ properties totaling over 33,000 units in 60+ cities and 6 states since 1994. Our objective is to reach
full occupancy and maximize the bottom line in the shortest time possible in accordance with the owner’s investment
parameters. About 75% of our lease-ups have been completed in 9 months or less and a full 51% have been
completed in 6 months or less. Our services encompass the following:
Pre-development
Pre-construction
Construction stage
Lease-up
Stabilized operations
Capstone has significant experience with affordable housing units. Currently, Capstone manages affordable
communities totaling over 23,000 units. This includes the LIHTC Program, the RTC/AHDP Affordable Housing
Program, Tax Exempt Bond, HOME, Section 8, Housing Trust Fund (HTF), Walker Program, Section 202 Elderly,
Military Rent-Restricted, Public Housing, and more. To better serve its clients, Capstone has a Compliance
Department to effectively monitor properties it manages with governmental reporting requirements. We understand
the importance of being “in compliance” and the process that accompanies it. Capstone is currently ranked by
NAHMA as the nation’s 9th largest affordable housing management company, as well as the 7th largest
LIHTC manager in the country.
PROPERTY MANAGEMENT SERVICES
PROFILE
AFFORDABLE
NEW CONSTRUCTION
Page 81 of 150
The key to quality client service is motivated and well-trained personnel. The key to quality client service is motivated
and well-trained personnel. Our training department conducts extensive monthly seminars to each of our regional offices
covering:
Leasing & Marketing
Fair Housing
Risk Management
Social Media Marketing
Internet Leasing
Optimizing NOI
Accounting Software
Resident Retention
Performance Evaluation
Our corporate-wide incentive program, “Accelerating Income Monthly” (AIM), rewards on-site staff for increasing
the property’s economic occupancy. The program aligns on-site staff, Regional Manager and Owner objectives
into one concise statement; increase property income and value.
Accredited Management Organization (AMO®), Institute of Real Estate Management (IREM®)
Certified Property Manager (CPM®), Certified Public Accountant (CPA),
Accredited Resident Manager (ARM®), Certified Apartment Manager (CAM®), Certified Occupancy Specialist
(COS®), Assisted Housing Professional (AHP), Tax Credit Specialist (TCS)
Housing Credit Certified Professional (HCCP®), National Compliance Professional (NCP)
Certified Professional of Occupancy (CPO), Continuing Certified Credit Compliance Professional (C4P)
Capstone’s National Accounts has saved our clients millions of dollars by leveraging our portfolio with the
industry’s most recognized vendors. We have negotiated highly competitive contracts and volume discounts for the
recurring top expenses a community has, such as property insurance, utilities, flooring, maintenance supplies, paint
supplies, office supplies, among many more. Our auditing program recaptures expenses such as utility bill overages,
residents’ electricity, and through a thorough waste management review. Our clients enjoy the assurance that
routine operating expenses are closely monitored and significantly discounted through Capstone’s National
Accounts.
Volume Purchasing Program
Negotiated Service Contracts Software
Master Insurance Program
Utility Management
Operating Revenue Enhancement Programs
Grant Berkey, Chief Executive Officer
Matthew C. Lutz, Executive Vice President
Tina West, Chief Operating Officer
Mike Gettman, Chief Financial Officer
Marc Berkey, Vice President
Mike Boone, Vice President
Steve Roach, Vice President
Quintina Willis, Vice President
Debbie Wiatrek, Vice President
Maggie Lockwood, Vice President
Our experience works for you.
Matthew C. Lutz, Executive Vice President
matt.lutz@capstonemanagement.com
210 Barton Springs Road, Suite 300, Austin, Texas 78704
(512) 646-6700 (512) 646-6798 fax
www.capstonemanagement.com
ACCREDITATIONS
PRO FESSIONAL PERSONNEL DEVELOPMENT
CONTACT INFORMATION
LEVERAGED EXPENSE CO NTROL
EXECUTIVE OFFICERS
ACCREDITED
MANAGEMENT
ORGANIZATION CERTIFIED
PROPERTY
MANAGER®
Page 82 of 150
4/27/2020
Susan Watkins, AICP
Housing Coordinator
Planning Department
City of Georgetown
406 W. 8th Street
Georgetown, TX 78626
RE: Multi-Phase Development of Espero Landing and Asperanza Heights
Ms. Watkins,
I am writing this letter to voice my support for KCG Development’s City of Georgetown HTC Application for
the development of a family and senior multi-phase affordable housing development - Espero Landing
(Family tenancy) and Asperanza Heights (Senior tenancy), to be located at 200 Carlson Cv, Georgetown, TX
78626 in 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.
With this in mind, I would be fully supportive of both the aforementioned developments. There is a huge
need for affordable housing in our community for both families and seniors alike. The opportunity for
families to live in close proximity to their more elderly relatives will provide stability and enhanced
community engagement for all residents. 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 – Area Director BGCTX
Cell: 512 762 2206
Page 83 of 150
Tim Irvine
Executive Director
PAUL D.WORKMAN
STATE R EPRESENTATIVE
District 47
February 27, 2017
Texas Department of Housing and Community Affairs
P.O . Box 13941
Austin , TX 78711-3941
Re: Letter of Support for Bella Vista, 21101 Boggy Ford Road, Lago Vista, TX 78645
TDHCA Project 17204
Dear Mr. Irvine:
This letter is to express my support for the application made by Vista Bella for the Low Income
Housing Tax Credit Program. This proposed development is in House District 47.
Affordable housing in Travis County is a critical issue and this development will provide options
to families of moderate income. The Vista Bella project will effectively increase the supply of
affordable housing in western Travis County in the fast-growing area around Lago Vista. I ask
you to take my support in consideration when reviewing this application.
Paul D . Workman
P.O. Box 29 10 • AumN, T ExAs 78768-291 0 • (5'12 )163-0652 • (512)463-0565 fAX • 1•Au1 .. ,x•onKMM"®11o usE.TE xA s .cov 367Page 84 of 150
Community Organization Support
Page 85 of 150
368Page 86 of 150
Page 87 of 150
Page 88 of 150
NAPERVILLE EDUCATIONAL IMPACT MODEL - ESPERO LANDING
Unit Size Grades K-6 Grades 7-9 Grades 10-12
1 Bed 0.003 0.001 0.001
2 Bed 0.128 0.042 0.046
3 Bed 0.357 0.123 0.118
ESPERO LANDING ESTIMATED IMPACT
Unit Size # Units Grades K-6 Grades 7-9 Grades 10-12
1 Bed 71 0.213 0.071 0.071
2 Bed 103 13.184 4.326 4.738
3 Bed 32 11.424 3.936 3.776
TOTALS 25 8 9 42
Page 89 of 150
HOUSING TAX CREDIT
RESOLUTION OF SUPPORT REQUEST
Public Outreach
Requirement: 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.
Applicant: KCG Development for Espero Landing & Asperanza Heights
Public Outreach Plan:
• Two public meetings
o Meetings at the below times:
• Meeting #1 June 12th at 5PM CST
• Meeting #2 July 10th at 5PM CST
• Letters
o KCG will contact residents in the ½ radius of the site via
Mail
• Signage
o Sign posted at site with meeting times and applicant
contact information
• Ads
o KCG will engage the Saddlecreek HOA to have both
meeting notices disseminated to residents via an Email
Blast and via publication on the HOA Website
Page 90 of 150
City of Georgetown, Texas
Housing Advisory Board
June 15, 2020
S UB J E C T:
P res entation and disc ussion of the Hous ing Advisory Board 20-21 work plan. S usan Watkins, AI C P,
Housing C oordinator
IT E M S UMMARY:
S taff will review the propos ed board work plan for 20-21, inc luding hous ing related ac tions from the 2030
C omprehens ive P lan Implementation P lan lis ted with a 0-2 year term.
F IN AN C IAL IMPAC T:
None.
S UB MIT T E D B Y:
S usan Watkins, AI C P, Hous ing C oordinator
AT TAC H ME N T S:
Description Type
Exhibit 1 - 2030 Plan Implementation Exhibit
Exhibit 2 - HAB Training Guide Exhibit
Page 91 of 150
127
PLAN IMPLEMENTATION
PLAN IMPLEMENTATION
Page 92 of 150
128
PLAN IMPLEMENTATION
Plan Amendments, Monitoring,
and Updates
Amendments
Plan amendments are periodic, substantive
changes to the plan and its associated goals,
policies, and actions along with changes to the
Future Land Use Map that are necessary to
accommodate changes or unforeseen
circumstances in a manner consistent with the
public interest. While the plan provides for
reasonable flexibility in interpretation, to have
relevance over time, it should not be permitted
to be ignored, nor subject to continuous or
arbitrary amendments to accommodate
development applications, which are contrary
to the plan.
Amendments should not be made without an
analysis of immediate needs and consideration
of the long-terms effects. In considering
amendments to the plan, the City should be
guided by the following:
»» The need for the proposed change;
» The effect of the proposed change on the
need for City services and facilities;
» The implications, if any, that the
amendment may have for other parts of
the plan; and
» A description and analysis of unforeseen
circumstances or the emergence of new
information.
If a plan is to have value and remain useful over
time, it is important to develop ways of
monitoring progr ess on the many initiatives it
calls for, to evaluate its effectiveness, and to keep
it current as new information becomes available
and as circumstances change. For this reason,
comprehensive planning is thought of as an
ongoing process and not as a one-time event. The
plan is not an end in itself, but rather the
foundation that will guide ongoing, more
detailed planning. Without the evaluation and
feedback loop, the plan can soon become
irrelevant. For this reason, the plan must be
structured to respond to changing needs and
conditions.
Due to the complexity of the many initiatives
called for in the City of Georgetown 2030
Comprehensive Plan, as well as the accelerating
rate of growth and change, provisions for plan
amendments, monitoring, and updating will be
made in a timely manner, as follows.
Annual Monitoring
The City should monitor and report upon plan
implementation progress annually. At the
anniversary of plan adoption, the Planning
Department should submit to the
Comprehensive Plan Steering Committee,
Planning & Zoning Commission, and City
Council an annual report indicating actions
taken and progress made toward plan
implementation, along with recommendations
for plan amendments due to altered
circumstances or in response to citizen
requests, proposed rezonings, or plats. Annual
reviews should also include:
»» Developing benchmarks, as part of an
overall plan-monitoring program, to
evaluate the effectiveness of
implementation efforts and adherence to
the plan; and
» Maintaining dialogue with local citizens,
municipalities, school districts,
development interests, and other
stakeholders and affected parties on a
periodic, ongoing basis to monitor the
effectiveness and continued relevance of
the plan.
Page 93 of 150
129
“Term” means the period in years during which the
initiative will begin.
0-2 Years = FY 2020-2022
2-4 Years = FY 2022-2024
4+ Years = FY 2024-2030
OG = On-Going
“Cost” means the approximated budget required to
accomplish the initiative.
$ = under $10,000
$$ = $10,000 to $50,000
$$$ = $50,000 to $100,000
$$$$ = $100,000+
“City Staff Lead” means the City Staff member
responsible for championing each initiative, although
the support of additional entities is often necessary.
Key Terms
Plan Updates
Every five years, the City of Georgetown will
initiate a process to revise and adopt an
updated plan (if needed) or one or more plan
element. The revision process will include the
following:
»»Creation or continuation of the
Comprehensive Plan Steering Committee,
as appropriate, depending on the plan
Element or Elements undergoing revision;
»Updating of the plan statistical data
documenting growth trends, completed
projects and other factors experienced
since the adoption of the current plan;
»Preparation of an Evaluation and
Appraisal Report, documenting plan
effectiveness and implementation efforts,
identifying constraints upon
implementation, and summarizing trends
and challenges that have emerged or
changed in the period since plan adoption;
»Revision of goals, strategies, and actions to
reflect changing circumstances, emerging
needs and opportunities, and expressed
citizen priorities; and
»Revisions to Future Land Use Map and
other related maps.
Implementation Plan
The following Implementation Plan outlines the ten 2030 Plan Update goals, the associated policies, and
action items to assist in measuring plan implementation. The purpose of this Implementation Plan is to
provide a checklist for City leaders, City staff, the community, and other decision makers to proactively
implement this plan and realize the vision of the Georgetown community. The City will use this
checklist to program budgeting, staffing, development decisions, and other important decisions over the
next ten years and beyond.
Implementation Strategies:
“Regulatory Framework” means the
regulations and standards (“rules”) for the
development of land, primarily zoning and
subdivision regulations.
“Decision Framework” means the criteria
and processes used in the decision-
making process related to land
development by City Council (“why”).
“Plans, Programs, and Partnerships”
means plans that require additional work
to further this 2030 Plan Update; routine
activities of the City; and partnerships to
maximize resources and concentrate
efforts.
Page 94 of 150
130
PLAN IMPLEMENTATION
Plan Implementation Strategies Summary
Strategic Initiatives Implementation Approach and Tools
Regulatory Framework
Goals:
1. Balanced land use
2. Reinvestment
3. Development framework
4. Historic Preservation
6. Housing & neighborhoods
8. Land use that enables partnerships
PPerform UDC diagnostic review to implement the goals and policies of 2030 as identified below.
Diversity and Density
x Update development standards to ensure compatibility of diverse uses including buffers, setbacks to reduce barriers to higher density
development in Community Commercial Centers and support the updated residential future land use categories
x Use tailored development standards including the use of transfer of development rights and density bonuses for key areas: Employment
Centers, Regional Centers, Gateways, Southeast Georgetown, Williams Drive and Downtown
x Preserve and incentivize the City’s historic resources and reuse existing structures through tailored, flexible development standards
x Allow a variety of housing types, lot sizes, and a balance of amenities
x Develop incentives for inclusion of moderate density, moderately priced housing types, affordable/workforce housing creation and
preservation
Land Uses
x Review and update rezoning approval criteria
Gateways
x Update boundaries of overlay districts to reflect development changes within an area (for example, once identified scenic areas have now
become urbanized areas)
x Identify specific locations for major gateway sign locations (I-35 northbound, SH-130) and minor gateway signs (S. Austin and SH29
entrances into historic Georgetown)
x Create an Urban Corridor type
x Update Scenic Corridor standards for larger setbacks, lower building heights, native landscaping and limited lighting
x Update Downtown Corridor standards for building and street front design, evaluate development standards to ensure consistency with the
Downtown Overlay
x Prioritize building and site design (placement of buildings, materials, landscaping) when negotiating development agreements and potential
incentives for I-35, SH130, SH29, SH195 in order to support Employment Centers and Regional Centers
Williams Drive Subarea
x Establish a Williams Drive special zoning district area that implements proposed mix of uses, density, and building form (setbacks, height,
and design)
x Develop an incentive program for enhancing site and buildings in compliance with the goals and policies of the Williams Drive Subarea
Page 95 of 150
131
Strategic Initiatives Implementation Approach and Tools
Decision Framework
Goals:
1. Balanced land use
3. Development framework
6. Housing & neighborhoods
DDevelopment Agreements, Annexation, Special Purpose Districts, and Intentional Infrastructure
x Review utility connection policies to ensure support of land use goals (#1, 2, 3, 6, 7, 8) of the Comprehensive Plan
x Ready infrastructure for development in key, prioritized Employment Centers, Southeast Georgetown and mixed-use developments
x Update approval criteria for voluntary annexation
x Review approval criteria for special purpose districts (MUD, PID, TIRZ, PUD) to distinguish between types of development and identify
specific criteria for meeting diversity and density goals
x Evaluate development proposals (e.g. annexation, special purpose districts) using the City’s Fiscal Impact Model
x Develop a Comprehensive Plan checklist for use in evaluating development proposals and zoning applications for consistency with the
plan's principles and direction
Financial assistance/incentives to housing developers an d builders meeting housing policies
x Development and other incentive agreements – tailored development standards and/or contribution in infrastructure costs (including audit
of existing workforce housing standard incentive to ensure its usability)
x Utilize special purpose financing districts (MUDs, PIDs, TIRZs) policy (for example, to incorporate a minimum amount of workforce hous ing as
part of the consent to utilize a special purpose financing district)
x Consider utilizing fee waivers (for example parkland, development application, and building permit fees)
x Create a dedicated funding source for housing development incentives and agreements
Plans, Programs, and
Partnerships
Goals:
6. Housing and Neighborhoods
7. High quality infrastructure
8. Land use that enables partnerships
9. Integrate greenspace & recreation
10. Maintain levels of service as we
grow
Small Area Planning &Neighborhoods
x Create small area plans to guide development in key locations
x Explore the applicability of Neighborhood Empowerment Zones, Neighborhood Conservation Districts or Overlays
x Develop Neighborhood Association Program (assist neighborhoods with education/tools for establishment)
Comprehensive Plan Elements
x Conduct a review of City policies and plans to identify potential conflicts and opportunities to support implementation of the 2030 Plan
Update’s Land Use and Housing Element policies .
x Adopt a Historic Preservation Element as part of the next update to the Downtown Master Plan
x Update the Parks Plan and the Overall Transportation Plan (OTP)
x Revisit charter required 2030 plan elements for applicability and identify specific timeframes for update when necessary (Citizen’s
Participation Plan, Urban Design Element, Public Safety Element)
x Coordinate Utility Master Plan with 2030 Comprehensive Plan
Capital Improvement Planning (CIP)
x Identify key capital improvements needed in Employment Centers to support economic development objectives
x Use 4A/4B funds to support Employment Centers, Regional Centers
x Dedicate 5% of project costs of all new roadway improvements within Gateway corridors for beautification
Page 96 of 150
132
PLAN IMPLEMENTATION
Strategic Initiatives Implementation Approach and Tools
Plans, Programs, and
Partnerships
Goals:
6. Housing and Neighborhoods
7. High quality infrastructure
8. Land use that enables partnerships
9. Integrate greenspace & recreation
10. Maintain levels of service as we
grow
AAnnual Reporting (2030 Plan)
x Convene the 2030 Steering Committee annually to review and approve the annual report
x Prepare an annual community report card on comprehensive plan progress
x Develop a comprehensive plan checklist for use in evaluating development proposals and zoning applications for consistency with the Plan’s
principles and direction
Partnerships
x Coordinate with Williamson County on land use, transportation and infrastructure planning
x Partner with GISD for planning of future school sites and infrastructure
x Adopt a Health and Human Services Element
x Support Georgetown Housing Authority (GHA) preservation of units
x Support housing non-profits, banks with Community Revitalization Act initiatives, and other community organizations
x Partner with TxDOT & the Capital Area Metropolitan Planning Organization (CAMPO) in the development of Gateways and Image Corridors
x Provide opportunity for community engagement through outreach and communication.
Home Repair
x Expand home repair programs to reach moderate income workforce owner-occupied households and small-scale rental properties
x Create a dedicated funding source eligible to be used for both workforce and lower income housing rehabilitation
Page 97 of 150
133
GGoals, Policies, and AAction Items Term Cost City Staff Lead
Goal 1: Promote development patterns with balanced land uses that provide a variety of well-integrated housing and retail choices, transportation, public
facilities, and recreational options in all parts of Georgetow n.
Policy LU.1 Encourage a balanced mix of residential, commercial, and employment uses at varying densities and intensities to reflect a gr adual transition from urban to
suburban to rural development.
LU.1.a. Analyze and amend (if applicable) the UDC to ensure that proper transitions and buffering are
required between neighborhoods and adjacent commercial areas.
0-2 $$$ Planning
Policy LU.2 Promote more compact, higher density, well-connected development within appropriate infill locations.
LU.2.a. Analyze and amend (if applicable) the UDC to ensure standards are appropriate for new residential
development to allow a range and transition of density, accommodate smalle r residential lots, prioritize open
space, amenities and heightened connectivity.
0-2 $$$ Planning
LU.2.b. Analyze and amend (if applicable) to accommodate higher density residential developments (e.g., 24+
dwelling units per acre).
0-2 $$$ Planning
LU.2.c. Analyze and amend (if applicable) the UDC to support density bonuses and transfer of development
rights as incentives for desirable development types and forms.
0-2 $$$ Planning
Policy LU.3 Promote development of complete neighborhoods across Georgetown.
LU.3.a. Analyze and amend (if applicable) the UDC to promote compact, well-connected neighborhoods and
commercial areas pertaining to street connectivity, street design, open space, etc.
0-2 $$$ Planning
Policy GC.1 Leverage the Highway Corridors to promote economic development and an inviting, positive image of Georgetown.
GC.1.a. Actively partner with TxDOT, Central Texas Mobility Authority and Williamson County on roadway
improvements on the intersections with Williams Drive, University Ave, Leander Road and Westinghouse Road
during design, construction and maintenance. Ensure design includes pedestrian connectivity (specifically for
the areas between Leander Road and Lakeway Drive) and gateway features (signage, landscaping, etc.).
OG $ Public Works
Page 98 of 150
134
PLAN IMPLEMENTATION
GGoals, Policies, and AAction Items Term Cost City Staff Lead
GC.1.b. Analyze and amend (if applicable) the UDC to ensure the Community’s vision for Highway Corridors, as
described in Gateway Overlay Exhibit in the adopted Land Use Element, are reflected.
0-2 $$$ Planning
GC.1.c. Develop a plan (design, location, funding, coordination) to establish a gateway entry feature along
southbound I-35.
0-2 $$$ Facilities
GC.1.d. Identify additional highly visible locations along key corridors to emphasize branding elements (e.g.,
entryway signage with enhanced landscaping, branding designs on overpasses and bridges, and unique
streetscape and public art features).
3-4 $ Planning
GC.1.e. Prioritize, develop funding and install branding elements. 5+ $$$$ Facilities
GC.1.f. Coordinate the use of tree mitigation funds at key, prioritized intersections (i.e. Williams Drive and
SH29-University).
3-4 $ Parks & Rec
Goals, Policies, and Action Items Term Cost City Staff Lead
Goal 2: Reinvest in Georgetown’s existing neighborhoods and commercial areas to build on previous City efforts.
Policy LU.4 Encourage redevelopment in target areas.
LU.4.a. Utilize the Utility Master Plan and CIP process to weigh/prioritize improvements in target areas. OG $$$ Systems
Engineering
LU.4.b. Analyze and amend (if applicable) the UDC to develop a Williams Drive Gateway Overlay Zoning
District (Austin Ave to Jim Hogg Rd) that supports the vision established for the corridor in the 2017 Williams
Drive Study.
3-4 $$$ Planning
LU.4.c. Analyze and amend (if applicable) the UDC include an Urban Gateway Overlay Zoning District to
support a more intense urban design that reflects the development of established corridors such as Austin
Avenue, SH29 (University).
3-4 $$$ Planning
Page 99 of 150
135
GGoals, Policies, and AAction Items Term Cost City Staff Lead
LU.4.d. Develop signage and landscaping standards for the Urban Gateway Overlay Zoning District. 3-4 $$$ Planning
Policy LU.5 Identify potential opportunities and selectively target, plan, and promote development/reuse initiatives.
LU.5.a. Develop a process to identify and develop small area plans for redevelopment in target areas. 3-4 $$ Planning
Policy H.2 Preserve existing neighborhoods in targeted areas.
H.2.a. Submit a budget request to complete a small area plan for the Track-Ridge-Grasshopper
Neighborhood.
0-2 $$ Planning
H.2.b. Develop a process to identify target neighborhoods. 0-2 $ Planning
H.2.c. Evaluate becoming a Community Development Block Grant (CDBG) direct entitlement jurisdiction in
FY21.
0-2 $ Planning
H.2.d. Develop a dedicated funding source to support small area planning for target neighborhoods. 3-4 $$ Planning
H.2.e. Develop neighborhood plans for areas surrounding the downtown overlay district or transitional areas
identified in the Downtown Master Plan to address key preservation issues, such as encroachment of
incompatible uses.
3-4 $$ Planning
Policy H.2 Preserve existing neighborhoods in targeted areas.
H.2.f. Review feasibility and applicability of Neighborhood Empowerment Zones for preservation and
reinvestment purposes.
3-4 $ Planning
Page 100 of 150
136
PLAN IMPLEMENTATION
GGoals, Policies, and AAction Items Term Cost City Staff Lead
Policy WD.2 Enhance the urban form and character of the Subarea (Land Use).
WD.2.a. Use tree mitigation funds for right-of-way planting materials within the Williams Drive Gateway. OG $$$ Parks & Rec
WD.2.b. Guide the desired development pattern for the Williams Drive Gateway through the adoption of a
mixed use, special area plan overlay, or other zoning district.
3-4 $ Planning
WD.2.c. Enhance Williams Drive at I-35 intersections through landscaping and other similar improvements. 3-4 $$ Public Works
WD.2.d. Create development standards to provide open spaces within the boundaries of the Williams Drive
Gateway Subarea Plan.
3-4 $$$ Planning
WD.2.e. Create development standards to strengthen the Williams Drive Gateway unique identity through
aesthetic enhancements such as landscaping, street lighting, signage and building design.
3-4 $$$ Planning
Policy GC.2 Utilize the Downtown Corridors to retain and enhance Georgetown's historic, small-town charm.
GC.2.a. Analyze and amend (if applicable) the UDC to ensure consistency between the Downtown/Old Town
overlays and the Downtown Corridor overlay.
0-2 $$$ Planning
GC.2.b. Analyze and amend (if applicable) the UDC to ensure the Community’s vision for Downtown Corridors,
as described in Gateway Overlay Exhibit in the adopted Land Use Element, are reflected.
0-2 $$$ Planning
Page 101 of 150
137
GGoals, Policies, and AAction Items Term Cost City Staff Lead
Goal 3: Provide a development framework that guides fiscally responsible growth, prot ects historic community character, demonstrates stewardship of the environment, and
provides for effective provision of public services and facilities.
Policy LU.6 Continue to promote diversification of uses while strengthening the historic character and supporting the existing historic n eighborhoods.
LU.6.a. Analyze and amend (if applicable) the UDC to ensure consistency with the vision, goals and policies of
the Downtown Master Plan.
0-2 $$$ Planning
Policy LU.7 Strengthen Georgetown’s image and quality feel within enhanced gateways and commercial corridors.
LU.7.a. Analyze and amend (if applicable) the UDC to identify incentives (e.g., density bonus, reduced
setbacks, and fee waivers, grants) to encourage high-quality building materials at key corridors and nodes
including Williams Drive at I –35 and SH29 (University) at I–35.
3-4 $$$ Planning
LU.7.b. Update and renew the 1965 TxDOT right-of-way maintenance agreement to ensure improved
beautification, ease sidewalk improvement process and to support city standards for landscaping and
gateway signs.
0-2 $ Public Works
LU.7.c. Designate five percent of project costs of all city lead roadway improvements associated with the
gateway corridors to be applied to landscape and road frontage beautification. For projects lead by TxDOT,
CTRMA or Williamson County, develop funding sources to support heightened beautification that supports the
vision of the Gateway Image corridors.
3-4 $$ Public Works
Policy LU.8 Protect and promote land uses that support Georgetown’s target industries, support diversification of the City’s tax base, an d enhance economic
development through intentional infrastructure planning, recruitment, and the land use entitlement process.
LU.8.a. Identify key capital improvements needed in Employment Centers and utilize economic development
tools (e.g., Business Improvement Districts, 4A and 4B sales tax revenues) to encourage target industries
within Employment Centers identified on the Future Land Use Map.
OG $ Economic
Development
LU.8.b. Update the City’s Retail Recruitment study. 3-4 $$ Economic
Development
Page 102 of 150
138
PLAN IMPLEMENTATION
GGoals, Policies, and AAction Items Term Cost City Staff Lead
Policy LU.9 Adopt development practices that preserve and enhance the environment.
LU.9.a. Analyze and amend (if applicable) the UDC to identify opportunities to reduce the impact of
development without substantially increasing the cost (e.g., maximum impervious surface, natural drainage,
building orientation, increased density, and enhanced pedestrian/bike connectivity).
0-2 $$$ Planning
LU.9.b. Update applicable City plans and standards in the Construction Standards and Specifics Manual. OG $ Systems
Engineering
Policy LU.10 Support the City’s growth and development using a dec ision framework that promotes fiscal health, safety, and quality of life for our current and future
residents.
LU.10.a. Develop a tool to assist in the evaluation of land use changes such as rezoning and comprehensive
plan amendments.
0-2 $$ GIS
LU.10.b. Continue to use the Fiscal Impact Model to evaluate the net fiscal impact of potential developments,
including PUDs, annexations, development agreements and comprehensive plan amendments.
OG $ Planning
LU.10.c. Analyze and amend (if applicable) the UDC criteria for voluntary annexation. 3-4 $$$ Planning
Policy GC.3 Ensure that the Scenic Corridors preserve the natural, rural character as the City continues to grow.
GC.3.a. Analyze and amend (if applicable) the UDC to ensure the Community’s vision for Scenic Corridors, as
described in Gateway Overlay Exhibit in the adopted Land Use Element, are reflected.
3-4 $$$ Planning
Page 103 of 150
139
GGoals, Policies, and AAction Items Term Cost City Staff Lead
Goal 4: Guide, promote, and assist the preservation and rehabilitation of the City’s historic resources.
4.b. Adopt a Historic Preservation Element (in conjunction with a Downtown Master Plan Update) through
partnerships with businesses, nonprofits and State preservation organizations.
3-4 $$ Planning
4.a. Analyze and amend (if applicable) the UDC for feasibility of incentivizing preservation of existing
structures through increased flexibility of development standards.
0-2 $$$ Planning
Goals, Policies, and Action Items Term Cost City Staff Lead
Goal 5: Ensure effective communication, outreach, and opportunities for public participation and community partnerships to fo ster a strong sense of community.
5.a. Publish the Comp Plan Annual Report. OG $ Planning
5.b. Establish a timeframe for review and possible update to the City's 2010 Citizen Participation Element. 3-4 $$ City Manager’s
Office
Goals, Policies, and Action Items Term Cost City Staff Lead
Goal 6: Ensure access to diverse housing options and preserve existing neighborhoods for residents of all ages, backgrounds a nd income levels.
Policy LU.11 Encourage innovative forms of compact, pedestrian friendly development and a wider array of affordable housing choices throug h provisions and incentives.
LU.11.a. Analyze and amend (if applicable) the UDC to allow more compact residential development (e.g. lot
size, street width, setback, ranges in density).
0-2 $$$ Planning
Policy H.1 Preserve existing housing stock that contributes to diversity and affordability.
H.1.a. Evaluate potential funding sources, such as HOME, CDBG, sales tax revenue, housing bonds, future tax
increments, the Community Reinvestment Act, and/or philanthropic partners, to incentivize the rehabilitation
of existing single-family, duplex, quadplex, and multi-family homes.
OG $ Planning
Page 104 of 150
140
PLAN IMPLEMENTATION
GGoals, Policies, and AAction Items Term Cost City Staff Lead
H.1.b. Maintain home repair program for low income homeowners. 0-2 $ Planning
H.1.c. Evaluate and catalog small scale multi-family units for preservation and multi-family rehabilitation
program. Study opportunities for multi-family tax exemption programs.
3-4 $ Planning
H.1.d. Expand homeowner home repair to workforce homeowners. 0-2 $$ Planning
Policy H.1 Preserve existing housing stock that contributes to diversity and affordability.
H.1.e. Coordinate with regional partners who might preserve units in Georgetown through Impact funds. OG $ Planning
H.1.f. Create dedicated and stable funding sources for home maintenance and repair programs, such as
Community Reinvestment Act funds or a Tax Increment Reinvestment Zone (TIRZ).
3-4 $$$ Planning
H.1.g. If need is present is H.1.c, develop a multi-family rehabilitation program to address need. 5+ $$$ Planning
Policy H.3 Support owners’ ability to stay in homes in neighborhoods with rapid value increases without limiting the sale of the home.
H.3.a. Define metrics to classify “neighborhoods with rapid value increases” to consistently identify areas of
focus (e.g., average annual increase of median home value).
0-2 $ Planning
Policy H.4 Maintain and promote neighborhood character and quality.
H.4.a. Coordinate with local organizations (e.g., faith-based, scouting, or other community service groups) to
organize a neighborhood clean-up day annual calendar.
OG $ Planning
H.4.b. Encourage the neighborhood traffic management program to identify issues and alternatives to
congestion and maintenance based on community feedback.
OG $ Public Works
Page 105 of 150
141
GGoals, Policies, and AAction Items Term Cost City Staff Lead
H.4.c. Support the establishment of neighborhood associations. 0-2 $ Planning
H4.d. Build BEST (Beautiful, Engaged, Safe, & Thriving) Neighborhoods program to promote and support
neighborhoods.
3-4 $ Planning
Policy H.5 Support and increase rental choices for low-income and workforce households, unless the housing is substandard.
H.5.a. Evaluate the needs of the Georgetown Housing Authority’s programs and identify potential support the
City can provide including, but not limited to, the use of CDBG funds, and energy efficiency upgrades.
OG $ Planning
H.5.b. Support the Low-Income Housing Tax Credit (LIHTC) developments that meet the City’s defined
process.
OG $ Planning
H.5.c. Analyze and amend (if applicable) the UDC to identify opportunities to improve Workforce Housing
Development standards (e.g., lot size, setbacks, density, parking and coverage) to support low income and
workforce renters.
0-2 $$$ Planning
H.5.d. Evaluate city policies for inclusion of workforce housing incentives, including special districts (MUD,
PID) and special finance districts (TIRZ).
0-2 $ Planning
H.5.e. Incentivize multi-bedroom rental housing options for families with children or seniors (multi-
generational housing).
3-4 $$ Planning
Policy H.6 Support rental choices for senior households.
H.6.a. Evaluate the needs of the Georgetown Housing Authority’s programs and identify potential support the
City can provide including, but not limited to, the use of CDBG funds, and energy efficiency upgrades.
OG $ Planning
Policy H.7 Increase homeownership choices for workforce households.
H.7.a. Support nonprofit developers to increase homeownership choices for workforce households. OG $ Planning
Page 106 of 150
142
PLAN IMPLEMENTATION
GGoals, Policies, and AAction Items Term Cost City Staff Lead
H.7.b. Analyze and amend (if applicable) the UDC to identify opportunities to improve Workforce Housing
Development standards (e.g., lot size, setbacks, density, parking and coverage) to support workforce
homeownership opportunities.
0-2 $$$ Planning
H.7.c. Identify potential revenue sources for creating a housing fund for use in development agreements and
programming.
0-2 $ Planning
H.7.d. Establish down payment assistance program for workforce homebuyers. 5+ $$$ Planning
Policy H.8 Support the nonprofit community in creating housing opportunities for the most vulnerable residents (including but not limited to homeless, seniors, youth
aging out of the foster care system, and people with disabilities).
H.8.a. Develop a Health and Human Services Element for the comprehensive plan, as required by City
Charter.
3-4 $$ Fire
Policy H.9 Encourage and incentivize new housing and reinventions or additions to existing housing to provide a mixture of housing types, sizes, and price points.
H.9.a. Update MUD/PID and residential PUD policies with definition of housing diversity. 0-2 $ Planning
H.9.b. Analyze and amend (if applicable) the UDC Housing Diversity Development standards to strengthen
incentives.
0-2 $$$ Planning
H.9.c. Analyze and amend (if applicable) the UDC requirements and development standards for accessory
dwelling units (ADUs).
0-2 $$$ Planning
Policy H.10 Ensure land use designations and other policies allow for and encourage a mixture of housing types and densities across the community.
H.10.a. Analyze and amend (if applicable) the UDC Special District Policy to build on the existing requirement
for diversity in housing stock to include a portion of the development that addresses affordability for the 60-
120 percent Area Median Income (AMI) segment.
3-4 $$$ Planning
Page 107 of 150
143
GGoals, Policies, and AAction Items Term Cost City Staff Lead
Policy H.11 Promote aging in place opportunities by aligning land use policies and transportation policies that promote a housing market capable of accomm odating
residents throughout all stages of life.
H.11.a. Pursue Strategic Partnership grants focused on agencies that promote aging in place/community. OG $ Planning
Policy H.12 Actively seek and build public and private partnerships to leverage resources and promote innovation.
H.12.a. Continue regular coordination with local nonprofit organizations, Williamson Count y, Georgetown ISD,
Texas Department of Housing and Community Affairs, and local major employers.
OG $ Planning
Policy H.13 Align housing goals with other city policies and strategic plans.
H.13.a. Conduct a review of City policies and plans to identify potential conflicts and opportunities to support
implementation of the 2030 Plan Update’s Housing Element policies.
3-4 $ Planning
Policy H.14 Provide opportunity for community engagement through outreach and communication.
H.14.a. Expand community education and outreach programs to inform residents of available support, such
as homebuyer education services, home rehabilitation grants, utility billing assistance, homestead
exemptions, nonprofit partnerships for home maintenance and City Georgetown Housing programs.
0-2 $ Planning
Page 108 of 150
144
PLAN IMPLEMENTATION
GGoals, Policies, and Action Items Term Cost City Staff Lead
Goal 7: Maintain high quality infrastructure, public safety services, and community facilities.
Policy LU.12 Support public safety services and infrastructure to ensure that Georgetown continues to be a safe, welcoming community that serves all residents.
LU.12.a. Establish a time frame for review and possible update to the Public Safety Element. 3-4 $$ City Manager’s
Office
Policy GC.1 Leverage the Highway Corridors to promote economic development and an inviting, positive image of Georgetown.
GC.1.g. Develop a budget to support increased landscape maintenance along the Gateway Image Corridors. 3-4 $$ Facilities
Goals, Policies, and Action Items Term Cost City Staff Lead
Goal 8: Actively partner with GISD, Williamson County, other governmenta l agencies, and local organizations to leverage resources and promote innovation.
Policy LU.13 Promote development decisions that serve the needs of our interlocal government partners.
LU.13.a. Annually present the Future Land Use Map to GISD and Williamson County for feedback and
coordination on future development planning.
OG $ Planning
LU.13.b. Seek opportunities for shared recreation facilities when new schools are planned. OG $ Parks & Rec
LU.13.c. Coordinate with the school district demographer to partner on housing projections. OG $ Planning
Policy WD.3 Use strategic public/private partnerships to promote a new form of development (Opportunities for Partnerships).
WD.3.a. Draft and adopt a grant program to incentivize or assist in signage, street frontage landscaping and
other streetscape improvements.
3-4 $$$ Planning
Page 109 of 150
145
GGoals, Policies, and Action Items TTerm Cost City Staff Lead
WD.3.b. Evaluate the adjustment of the Tax Increment Reinvestment Zone (TIRZ) boundary to include the
entirety of the Subarea and develop a TIRZ spending plan.
0-2 $ Finance
WD.3.c. Work with Georgetown Independent School District (GISD) on the potential redevelopment of a
catalytic site.
0-2 $ Planning
Goal 9: Maintain and add to the existing quality parks and recreation.
Policy LU.14 Ensure that the subdivision and development processes include consideration of the way in which residential lots relate to parks and open space,
emphasizing adjacency and accessibility to parks and open space.
LU.14.a. Update the City’s 2009 Parks, Recreation, and Open Space Master Plan. 0-2 $$$$ Parks & Rec
Goal 10:Improve and diversify the transportation network.
Policy WD.1 Make connections through and within the Subarea (Connectivity).
WD.1.a. Create transit stops to improve access to GoGeo and evaluate feasibility of a bus pull-in lane within
the Williams Drive Gateway.
3-4 $$ Public Works
WD.1.b. Fill in the sidewalk gaps to increase pedestrian connectivity, including the improvements in the
Implementation Plan of the Williams Drive Study for the Centers Area.
3-4 $$$$ Public Works
WD.1.c. Ensure traffic calming on parallel connections to reduce cut-through traffic and promote public
education efforts regarding alternate routes.
5+ $$$ Public Works
WD.1.d. Improve connections between parcels and create a network of street, including the connections and
system improvements as described in the Implementation Plan of the Williams Drive Study for the Centers
Area.
5+ $$$$ Public Works
WD.1.e. Improve traffic flow and access management through improvements in the Implementation Plan of
the Williams Drive Study for the Centers Area.
5+ $$$$ Public Works
Page 110 of 150
146
PLAN IMPLEMENTATION
GGoals, Policies, and Action Items TTerm Cost City Staff Lead
WD.1.f. Evaluate (model) proposed roadways in the Subarea during the next update of the Overall
Transportation Plan (OTP).
3-4 $ Public Works
WD.1.g. Undertake speed study on Williams Drive. 3-4 $$ Public Works
Goal 10: Improve and diversify the transportation network.
Policy LU.15 Proactively plan investments in transportation and other infrastructure to leverage partnerships with the bu siness community and interested neighborhood
organizations and maintain the level of service as the City continues to grow.
LU.15.a. Adopt a new Overall Transportation Plan. 3-4 $$$ Public Works
LU.15.b. Support transportation infrastructure improvements using 4A and 4B type funds that support
economic development in key locations.
OG $ City Manager’s
Office
LU.15.c. Re-evaluate and confirm priority of segments identified in the Sidewalk Master Plan through an
update to the plan and secure potential funding for out years.
3-4 $ Public Works
Page 111 of 150
Housing Advisory Board (HAB)
Training Guide
Page 112 of 150
Table of Contents
•Introduction to Planning Team & Mission of the Department
•Commission Bylaws and Meeting Procedures
•Components of the Housing Element
•Housing Tax Credit Resolution process
•Current Housing Programs
•20/21 Work Plan
Page 113 of 150
Planning Department Mission
The Georgetown Planning Department is committed to actively preserving the
community’s heritage, and shaping its future by implementing the City’s
adopted vision and promoting a high quality built environment.
Page 114 of 150
Bylaws & Meeting
Procedures
Page 115 of 150
Bylaws
•Historically meets once monthly (3rd Monday)
•Seven (7) members appointed by City Council for two-year terms, eligible for
two (2) consecutive terms
•Officers serve two (2) year terms
•Chair or three (3) members may call special meetings
•Subcommittees
Page 116 of 150
Responsibilities
•Ensure affordable housing for residents
at all income levels
•Long-range housing research and policy
recommendations with the 2030
Housing Element
•Reviewing and making
recommendations regarding housing
development that requests city support
for state and federal funding
Recommending body for:
•Housing Tax Credit Resolution
Requests
Page 117 of 150
Public Hearing Procedures
•Speaker registration forms should be turned into the Board Liaison and/or Chairman prior
to the start of the meeting.
•Speakers limited to 3 minutes unless an additional 3 minutes have been ceded to
speaker.
•Chair reminds speaker of their 3 minutes and they are on the clock.
•3 minute time limit –Board liaison will notify speaker, time is up.If, speaker continues,
it’s the discretion of the chair to allow extended time
Page 118 of 150
Public Hearing Procedures
•Call for a motion
•Motion is seconded, if no second, motion dies
•Vote, majority required to approve
•Failure to approve a positive motion shall be deemed a denial, per
2.24.140 (H) Boards and Commission ordinance
Page 119 of 150
Quorum, Attendance and Correspondence
•Quorum is a majority (4 of 7)
•It is a Council policy to require a minimum of 75 percent attendance of
each member at regularly scheduled meetings, including subcommittee
meetings.
•Board members are encouraged to notify the Board Liaisons and Chair if
they are unable to attend prior to the meeting.
•Open Meetings Act
Page 120 of 150
Agendas
•The agenda will be available online at agendas.georgetown.org the Friday
before the meeting.
Page 121 of 150
Housing Element
Page 122 of 150
2030 Plan –Housing goal and policies
Affordability
DiversityPreservation
Support
existing
neighborhoods
Increase
consumer
choiceEnsure access to diverse housing
options and preserve existing
neighborhoods, for residents of all ages,
backgrounds and income levels.
2030 Goal Policy Themes
Page 123 of 150
2030 Plan Housing Element
•Purpose of HE
•Appendices with data
•Housing Inventory
•Subarea Profiles
•Affordability Analysis
•Housing Toolkit
•Update adopted on March 10, 2020
•14 housing policies
•Online at 2030.georgetown.org
Page 124 of 150
2030 Plan Housing Element
LOW
INCOME WORKFORCE SENIOR
Preservation of units [H1.-H.3]
ALL
Preservation of neighborhoods [H.4]
Affordability of new units [H.5-H.8]Diversity of options [H.9-H.11]
Page 125 of 150
Implementation Plan Actions
Preservation
•Preservation of existing units and home ownership
•Support neighborhoods
Affordability
•Increase supply of affordable options
•Support for community housing efforts
Diversity
•Promote additional housing options
•Support for aging in place
Page 126 of 150
Housing Tax Credit
Resolution Applications
Page 127 of 150
LIHTC Tax Credit Information
•4% Housing Tax Credits
•Non-competitive
•Must use tax-exempt bonds
•Developer can apply all year
•Covers approximately 30% of
development cost
•Generally serves 60% AMI
population –can serve 30-80% AMI
•9% Housing Tax Credits
•Competitive
•limited allocation
•March 1 app, July award
•Can cover roughly 70% of
development cost
•Serves 30%-80% AMI population
Page 128 of 150
Page 129 of 150
HTC Resolution Request Application
•Application Form
•Zoning verification or rezoning application number
•Public Outreach Plan
•Draft Resolutions (Two-times and Support)
•Letter of Intent with Detailed Information
Page 130 of 150
Resolution request
•4% Housing Tax Credits
•Resolution of No Objection
•Twice the State Average Per Capita if applicable
•9% Housing Tax Credits
•Resolution of Support or No Objection
•Twice the State Average Per Capita if applicable
Page 131 of 150
HTC Units Per Capita =
Twice State per capita = .0097 *2 = .0194
City of Georgetown = = .027
Twice State Per Capita Calculation
266,524
27,419,612
Sum of LIHTC Units
TX Population Est.
1,731
63,062
= .0097 =
Page 132 of 150
HTC Resolution Request Process Overview
Resolution of Support or No Objection for inclusion in application
City Council review and approval
Neighborhood meetings (2 with one three weeks prior to Council action)
HAB Review and recommendation
Application Submitted (6 weeks prior to HAB meeting)
Page 133 of 150
Current Housing Programs
Page 134 of 150
Current Programs
•Home Repair Program
•Community Development Block Grant (CDBG) Funding
•Unified Development Code –Workforce Housing Development
Page 135 of 150
Home Repair Program
•Began in 2008
•Partnership with Habitat for Humanity in 2018
•Current funding
•General Fund
•Conservation Fund (energy and water)
•Community Development Block Grant Funding
Page 136 of 150
•Partnership with Habitat for Humanity
•Preservation of neighborhoods
•Energy conservation
•Support homeownership and
homeowners with Historic requirements
for rehabilitation
Eligible activities
Home Repair Program
Page 137 of 150
Home Repair Program
Source: City of Georgetown 2030 Plan Page 138 of 150
Home Repair Program
•Citywide eligibility to apply for program
•Direct outreach efforts
•Old Town and Downtown districts
•Homeowners in need of utility bill assistance
•Seniors in need of accessibility improvements
•Awareness of ability to assist urgent repairs (subject to fund availability)
Page 139 of 150
Home Repair Program
For more information visit:
http://housing.georgetown.org/home-repair-program/
Page 140 of 150
Community Development Block Grant (CDBG)
Funding Overview
•Entitlement communities
•Non-entitlement communities can be sub-recipients
•CoG is subrecipient of Williamson County
•Annual application for funding
•Low to Moderate Income (LMI) areas
•At least 47% of households have incomes at or below 80% of the area median income (AMI)
Page 141 of 150
Page 142 of 150
CDBG Funding
•Meet Wilco goals as outlined in 2019-2023 Consolidated Plan
•Public Facility and Infrastructure Improvements
•Increase Access to Affordable Housing
•Decrease Homelessness
•Public Services
•Affirmatively Further Fair Housing
•Funding that can be spent within a year
Page 143 of 150
Past use of funds
•2013
•$79,400 Wastewater line for Georgetown Project’s NEST Homeless Teen Center
•$38,000 Engineering for sidewalks along MLK/3rd and 2nd Street
•2014
•$160,000 Sidewalk along the south side of E. 2nd St. from Austin Ave. to College St.
•2015
•$87,120 Sidewalk along MLK/3rd Street from Scenic to Austin
•2016
•$135,500 Scenic Drive Sidewalk
•2018
•$206,824 17th Street Sidewalk and bus shelters
•2019
•$75,000 Home Repair program
33
Scenic Drive FY 2016
Page 144 of 150
Past use of funds
34
FY2019 Home Repair –window replacement and roof repair FY2018 17th Street & Railroad bus shelter
Page 145 of 150
Unified Development Code (UDC)
udc.georgetown.org
•Adopted March 11, 2003
•Primary tool to regulate land development
•Applies to residential and non-residential development in City limits and ETJ
•Establishes procedures for development review
•Governed by multiple departments
•Workforce Housing Development standards (Section 6.07.04)
Page 146 of 150
20/21 Work Plan
Page 147 of 150
Proposed Work Plan for 20/21
•Create neighborhood association program
•Research housing funding sources
•Expand of the home repair program to workforce households
•Modify workforce housing standards
•Begin Track Ridge Grasshopper neighborhood plan
•Support Georgetown Housing Authority needs assessment
Page 148 of 150
Helpful Information
Websites
•housing.georgetown.org
•planning.georgetown.org
•maps.georgetown.org
•agendas.georgetown.org
Contact Information
Susan Watkins
Housing Coordinator
Susan.Watkins@georgetown.org
512.930.8477
Page 149 of 150
City of Georgetown, Texas
Housing Advisory Board
June 15, 2020
S UB J E C T:
Update from the Housing Advis ory Board C hair. Lou S nead, C hairpers on.
IT E M S UMMARY:
F IN AN C IAL IMPAC T:
.
S UB MIT T E D B Y:
Mirna G arcia, Management Analys t
Page 150 of 150