HomeMy WebLinkAboutAgenda_HAB_06.18.2018Notice of Meeting for the
Housing Adv isory Board
of the City of Georgetown
June 18, 2018 at 4:00 PM
at Historic Light and Waterworks Bldg, 406 W. 8th Street Georgetown, TX 78626
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Public Wishing to Address the Board
On a sub ject that is pos ted on this agend a: Pleas e fill out a speaker regis tration form which c an b e found at the
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A As of th e d ea d lin e, n o p ersons were sign ed up to sp ea k on items other than those p osted on the a g enda.
Legislativ e Regular Agenda
B Co nsideration and possible actio n to approve the minutes fro m the May 21, 2018 meeting. Karen Fros t,
Recording S ec retary
C Pres entatio n and d is cus s io n o f ho using affordability terms and d efinitions . Sus an Watkins, AICP, Hous ing
Co o rd inator
D Pres entatio n and d is cus s io n o f three Polic y To o lkit examp les . Sus an Watkins , AICP, Hous ing Co o rdinator
E Up d ate on the 2030 P lan update.
F Board will dis c us s availability fo r the July meeting date.
Adjournment
CERTIFICATE OF POSTING
I, Shelley No wling, C ity S ecretary fo r the C ity of Geo rgeto wn, Texas , d o hereby c ertify that this Notice of
Meeting was p o s ted at City Hall, 113 E. 8th Street, a p lace read ily acc es s ible to the general p ublic at all times ,
on the ______ d ay o f __________________, 2018, at __________, and remained so p o s ted fo r at leas t 72
c o ntinuo us ho urs p receding the sc heduled time o f s aid meeting.
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____________________________________
S helley No wling, City Sec retary
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City of Georgetown, Texas
Housing Advisory Board
June 18, 2018
SUBJECT:
Cons id eration and p o s s ib le ac tion to approve the minutes from the May 21, 2018 meeting. Karen Frost,
Rec o rd ing Sec retary
ITEM SUMMARY:
FINANCIAL IMPACT:
None
SUBMITTED BY:
Karen Fro s t, Rec o rd ing S ecretary
ATTACHMENTS:
Description Type
Minutes _HOUAB_05.21.2018 Backup Material
Page 3 of 44
Housing Advisory Board Page 1
Minutes May 21, 2018
City of Georgetown, Texas
Housing Advisory Board
Minutes
May 21, 2018, at 4:00 p.m.
Historic Light and Waterworks Building, 406 W. 8th Street
Georgetown, Texas 78626
Members present: Nathaniel Bonner; Mary Calixtro; Randy Hachtel; Jennyce Hume; Brian Ortego;
and Lou Snead, Chair
Members absent: Nikki Brennan
Staff present: Sofia Nelson, Planning Director; Susan Watkins, Housing Coordinator; Karen
Frost, Recording Secretary and Patrick Lloyd, Community Resources Coordinator
Call to Order by Chair Snead at 4:00 pm. with reading of the meeting procedures.
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.
Chair Snead opened the meeting at 4:30 pm, explained the meeting procedures and welcomed
the guests.
Legislative Regular Agenda
B. Consideration and possible action to approve the minutes from the April 17, 2018 meeting.
Karen Frost, Recording Secretary
Motion by Hachtel to approve the minutes. Second by Calixtro. Approved 6 – 0 (Brennan
absent.)
C. Consideration and discussion of the work of the Texas Housing Foundation. Mark
Mayfield, President/CEO, Texas Housing Foundation
Mr. Mayfield shared his history and explained the THF. In 1992 developed the regional
housing authority in Marble Falls. Blanco and Burnet counties were brought in in 2005. He
has found that the biggest need is workforce housing. He spoke of trying to balance the
economic growth and development with average housing prices of $300K and explained
that the economics are not there.
His business does not use federal money, is self-supporting. He is working on
public/private relationships. He explained that he understands that the tax revenue stream
is limited and not for funding housing. He stated the middle gap is growing and
understands that it is tough to be a homeowner in this economy.
Snead appreciates Mayfield being here. Snead asked if all units built are market rate.
Mayfeild explains that in Gateway Northwest that ___ are __ and 188 are market value. He
explains that developers need to have an incentive for giving the risk of developing lower-
Page 4 of 44
Housing Advisory Board Page 2
Minutes May 21, 2018
income housing. Georgetown is ahead of the growth curve on this. He explains the
economics of paying the land price, then the $125 - $150 per square foot. And the cost of the
house is more than the single family incomes can afford. The development has to be
subsidized.
He explained there are bonding authorities (4%) that could make this accessible for
development. The 4% are non-competitive funds, so the capital risk is less. Investors prefer
that. Capital Area Housing issues the bonds and is committed to the local governments.
Typically there is no accountability down the road and the projects are allowed to
deteriorate. He says his group is there to insure that the projects are maintained in a long-
term situation. There is concern about developers that build a project then leaves, or sells
the project, and there is no accountability.
Mayfield discussed land cost effecting the overall cost of the project and why it is higher
here. His organization adds ad valorem taxes back into the projects and the Foundation is a
non-profit organization and developers can go through that entity to make the money work.
However, when a development doesn’t work and they have received $380 per month on a
$14 million bond, there is no money to pay for upkeep and maintenance and that is usually
the first thing to go. It all comes down to the integrity of the developer.
Capital Area Housing Finance worked with locals for Mariposa and Cypress Creek and they
are maintaining it well. They do not have deferred maintenance at “their Properties”.
Waggoner asked what role the city plays. Mayfield states the role is that of an enabler.
Mayfield thinks Georgetown is great when he worked with Gateway Northwest. There
were a lot of negotiations for that deal. Incentives, utility extensions, etc? They don’t ask
for it. Snead asked for clarification of “streamlining”. He feels that working with the city
and county can help.
Snead thanked Mayfield for attending.
D. Update on the proposed agreement for the Home Repair partnership with Habitat for
Humanity. Susan Watkins, AICP, Housing Coordinator
See presentation.
Board discussed the liens, which would be filed on all homes with repairs over $500. The
city will administer the lien process. Concern is that the lien will be a deterrent to the
program. This is from the city legal department based on the Community Development Act
which states no person can benefit directly from city funds and this lien amount will protect
the city. It was also discussed that if any funds are repaid to the city within the two years, it
will be put back into the housing repair fund. This agreement is only for the remainder of
the fiscal year. There will be a different agreement for FY 2019.
E. Presentation and discussion of a Cooperation Agreement with Williamson County to
continue participation as part of the Urban County Entitlement for the Community
Development Block Grant Program for FY2019-21 and CDBG Entitlement Analysis. Susan
Watkins, AICP, Housing Coordinator
Watkins gave a recap of recent CDBG Activity for 17th Street and Maple Street sidewalks.
The cooperation agreement is required to be part of the Williamson County funds. If the
Page 5 of 44
Housing Advisory Board Page 3
Minutes May 21, 2018
city is approved at a later date for funding directly from HUD, then the city can choose to
dissolve the agreement with Williamson County.
Ortego asked if the board can make a recommendation to use the funds for housing instead
of sidewalks. Watkins explained that the board can make that recommendation as part of
the Housing Plan Update.
F. Update on the 2030 Plan update.
Watkins explained that the group is gearing up for the June 7 Steering Committee meeting
and this item will be used to report how those meetings are going.
Adjournment
Motion by Ortego, second by Bonner to adjourn. The meeting was adjourned at 5:33 pm.
__________________________________ _______________________________________
Approved, Lou Snead, Chair Attest, Randy Hachtel, Secretary
Page 6 of 44
City of Georgetown, Texas
Housing Advisory Board
June 18, 2018
SUBJECT:
Presentatio n and dis c us sion of hous ing afford ab ility terms and definitions . S us an Watkins , AICP, Hous ing
Coordinator
ITEM SUMMARY:
The Bo ard reviewed Ho using Elements fro m o ther c o mmunities at the Decemb er 18, 2017 Hous ing
Advis o ry Board meeting. Many o f the elements reviewed by the Bo ard disc us s ed affordability and
workfo rce ho us ing. In preparatio n o f the upd ate o f the Hous ing Element ad o p ted in 2012, the Board
req uested staff to p ro vide d efinitio ns fo r affo rd ab le ho using and workfo rce ho us ing. S taff has collec ted
d efinitio ns from s everal s o urc es for review and d is cus s io n.
Affordable Housing definitions
2 0 1 2 Hou sing E lement, City of Georg etown :
Defined as paying no more than 30% of o ne’s gro s s ho useho ld income o n s helter. For tenants , no mo re
than 30% of ho us eho ld income toward s rent. For homeowners, no more than 30% o f ho useho ld income
toward s the c o s t o f principal, interest, taxes and homeowner ’s ins urance
From the HUD website:
- AF FORDABILIT Y: the extent to which enough rental hous ing units of different cos ts c an p ro vide each
renter ho usehold with a unit it c an affo rd (bas ed on the 30-p ercent-of-income s tandard).
- Affordable ho us ing: in general, hous ing for whic h the oc cup ant(s ) is/are p aying no mo re than 30 p ercent
o f his or her inc ome fo r gro s s ho using costs , inc lud ing utilities . Please note that s o me juris d ictio ns may
d efine affo rdable hous ing based o n o ther, loc ally determined criteria, and that this d efinitio n is intend ed
s o lely as an ap p ro ximate guideline or general rule o f thumb .
Workforce Housing definitions
Housing Elem en t (2 0 1 2 ), City of Georgetown:
Having teachers , firefighters , p o lice and utility workers able to live within the c o mmunity they serve allows
the wo rkforc e to b e more efficient and connec ted with the community they s erve. A workfo rce that is able
to live and wo rk within the s ame loc ation, ind ividuals and families are able to participate more in
community ac tivities , s ho p loc ally and contrib ute to the tax base, whic h will greatly benefit Geo rgeto wn.
Current UDC d efin ition , City of Georg etow n :
Wo rkforc e Hous ing. As us ed in this Code, the res idential d welling units in Workfo rce Hous ing
Develo p ments are availab le for tho s e whose inc omes are less than o r equal to eighty perc ent (80%) o f the
area median family inc o me, as defined by the Dep artment o f Ho using and Urb an Develo p ment (HUD) for
the Aus tin-Ro und R o ck-San Marc o s Metropolitan Statistical Area (MSA).
FINANCIAL IMPACT:
None at this time.
SUBMITTED BY:
Page 7 of 44
Sus an Watkins , AICP, Hous ing Co o rd inator
ATTACHMENTS:
Description Type
Attachment 1 - Pres entation Pres entation
Page 8 of 44
Housing Affordability Definitions
June 18, 2018
Housing Advisory Board
Page 9 of 44
Purpose
•Review definitions in preparation for
developing recommendation to Steering
Committee at September HAB meeting
2Page 10 of 44
Agenda
•Council direction
•Existing definitions
•Example definitions
•Next steps
3Page 11 of 44
City Council 5/24/16 input
•Desire to evaluate housing needs in three
parts:
Senior housing –including assisted living,
nursing & hospice facilities
Workforce housing –housing for employees
and jobs for residents
Low Income housing –Georgetown’s regional
role for providing low income housing
Page 12 of 44
Current Element -Affordable Housing
•Defined as paying no more than 30% of
one’s gross household income on shelter.
–For tenants, no more than 30% of household
income towards rent.
–For homeowners, no more than 30% of
household income towards the cost of
principal, interest, taxes and homeowner’s
insurance.
Page 13 of 44
Current Element -Workforce Housing
•teachers, firefighters, police and utility
workers
•a workforce that is able to live and work
within the same location, individuals and
families are able to participate more in
community activities, shop locally and
contribute to the tax base, which will
greatly benefit Georgetown.
Page 14 of 44
UDC -Workforce Housing
•As used in this Code, the residential
dwelling units in Workforce Housing
Developments are available for those
whose incomes are less than or equal to
eighty percent (80%) of the area median
family income.
Page 15 of 44
Current Element –Senior Housing
•Current element does not define or break
out senior housing need from need by
income
•Does not address need for range of
housing
Page 16 of 44
Affordability definition
HUD website:
•Uses 30% standard as a “rule of thumb”
•States local jurisdictions may need to
adjust
Page 17 of 44
Other terms related to affordability
Area Median Income (AMI):
•Affordable housing policies/programs often target households
earning 30%, 50%, 60% or 80% AMI
Target Population
•Age restrictions
•Disability
•Veteran status
Page 18 of 44
WilCo AMI, Family of 4
11
$25,800 $43,000 $68,800 $86,000
$51,600
Source: Graphic (COSF), 2018 HUD Income Limits
Federal housing programs Municipal housing programs
% Area
Median
Income
Page 19 of 44
Example Affordability Definition
•From the Dallas plan:
Having safe, high quality affordable housing means
that people can pay their mortgage or rent and have
enough money for other vital expenses and
discretionary spending like groceries, transportation,
child care, health care, clothing, entertainment, and
savings.
Page 20 of 44
Example Workforce Definition
•From the Boulder plan
–Balancing Housing Supply with Employment
Base:
The Boulder Valley housing supply should reflect
to the extent possible employer workforce
housing needs, locations, and salary ranges. Key
considerations include housing type, mix and
affordability.
Page 21 of 44
Senior Housing
From the HUD website:
–ELDERLY PERSON HOUSEHOLD:A
household composed of one or more persons
at least one of whom is 62 years of age or more
at the time of initial occupancy.
•Industry standard for age restricted housing
–55 and over
–62 and over
Page 22 of 44
Example Senior Definitions
From the Longmont plan:
–housing for special populations such as
seniors or people with specialized needs
–“Accessible Housing”
Page 23 of 44
Example Senior Definitions
From the Boulder plan:
7.09 Housing for a Full Range of Households
The city and county will encourage preservation and
development of housing attractive to current and future
households, persons at all stages of life and abilities,
and to a variety of household incomes and
configurations. This includes singles, couples, families
with children and other dependents, extended families,
non-traditional households and seniors.
Page 24 of 44
Next Steps
•Review working definition with CDS when
available in preparation for September 2018
HAB meeting
Page 25 of 44
City of Georgetown, Texas
Housing Advisory Board
June 18, 2018
SUBJECT:
Presentatio n and dis c us sion of three Po licy Toolkit examples. S usan Watkins , AIC P, Ho using Coordinato r
ITEM SUMMARY:
Staff rec o mmend s review o f three p o licy toolkits b y the Board in p rep aratio n o f up coming d evelopment of
a Ho using To o lkit for the City of Geo rgeto wn:
- “What About Ho us ing? A Polic y Toolkit for Inc lus ive Growth”
- “Creating Affo rd ab ility Lo cally”
- “Preserving, P ro tec ting, and Expand ing Affo rd ab le Ho using: A Polic y Too lkit for Pub lic Health”
Staff is s eeking feedbac k o n the attac hed examp les from the Board regarding organizatio n, c o ntent (to p ics )
and o verall us ab ility.
FINANCIAL IMPACT:
None at this time.
SUBMITTED BY:
Sus an Watkins , AICP, Hous ing Co o rd inator
ATTACHMENTS:
Description Type
Attachment 1 - Pres entation Pres entation
Page 26 of 44
Policy Toolkit Examples
June 18, 2018
Housing Advisory Board
Page 27 of 44
Purpose
•Introduction to national examples of
policy toolkits
Page 28 of 44
Agenda
•Example toolkits
–Format
–Content
•Range of available tools
Page 29 of 44
Example 1
•What about Housing? A Policy Toolkit
for Inclusive Growth
Page 30 of 44
5Page 31 of 44
Housing situations
Key questions
Applicable Tools
Page 32 of 44
Summer 2018 Winter 2019 Spring 2019
Housing Element Public Input/Steering
Committee
Toolkit
Housing Situation Key Questions Applicable Tools
Rents are rising and
our neighborhood is
gentrifying
How do we keep the
lower-cost housing
options from
disappearing?
Acquisition &
Rehabilitation
Term Extension of
Affordability
Restrictions
Page 33 of 44
Example 2
•Preserving, Protecting and Expanding
Affordable Housing
Page 34 of 44
Document structure
•6 main policies
–Tools explained for each policy
•Framework
–“How it works”
–Where to start
–Considerations
–Case studies
Page 35 of 44
Page 36 of 44
Page 37 of 44
Example 3
•Creating Affordability Locally
Page 38 of 44
Housing Element Checklist
•Laying groundwork for affordable housing
–Comprehensive Plans & Housing Elements
(p. 22-23)
–Checklist for a strong Housing Element
(p. 23-24)
Page 39 of 44
Categorizing policy tools
•Land Use Tools
–Development policies
•Preservation Strategies
–Acquisition Funds/Tax exemptions
•Funding Affordable Housing
–Revenue sources
Page 40 of 44
Common Tools Used Nationally
•Community Land Trusts
•Land Banks
•Public Land
•Community Benefit Agreements/Development Agreements
•Inclusionary Housing Policies
•Assessment of Fair Housing
•Tax Increment Financing (TIFs)
•Housing Trust Funds
•Need-Based Rehabilitations Assistance
•Housing Counseling and Homeownership Education
Page 41 of 44
Next steps
•After data is available, define housing
situation
Page 42 of 44
City of Georgetown, Texas
Housing Advisory Board
June 18, 2018
SUBJECT:
Update on the 2030 Plan up d ate.
ITEM SUMMARY:
Staff will brief board memb ers on the recent ac tivities related to the c o mp rehens ive plan up d ate.
FINANCIAL IMPACT:
None at this time.
SUBMITTED BY:
Sus an Watkins , AICP, Hous ing Co o rd inator
Page 43 of 44
City of Georgetown, Texas
Housing Advisory Board
June 18, 2018
SUBJECT:
Bo ard will dis c us s availab ility for the July meeting d ate.
ITEM SUMMARY:
FINANCIAL IMPACT:
None.
SUBMITTED BY:
Sus an Watkins , AICP, Hous ing Co o rd inator
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