HomeMy WebLinkAboutAgenda_HAB_07.15.2019Notice of Meeting for the
Housing Adv isory B oard
of the City of Georgetown
July 15, 2019 at 3:30 P M
at Historic L ight and Waterworks B ldg, 406 W. 8th Street Georgetown, T X 78626
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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 June 24, 2019 meeting. - Mirna G arc ia,
Management Analys t
C Update and disc ussion on proposed hous ing polic ies for the 2030 Housing Element Update. S usan
Watkins, Hous ing C oordinator
D P resentation and dis cus s ion on development of the Housing Toolkit. S us an Watkins , AI C P, Housing
C oordinator and Nat Waggoner, Long R ange P lanning Manager
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 _________________, 2019, at
__________, and remained s o posted for at leas t 72 c ontinuous hours prec eding the s cheduled time of said
meeting.
Page 1 of 43
__________________________________
R obyn Dens more, C ity S ec retary
Page 2 of 43
City of Georgetown, Texas
Housing Advisory Board
July 15, 2019
S UB J E C T:
C onsideration and pos s ible ac tion to approve the minutes from the June 24, 2019 meeting. - Mirna G arcia,
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
Attachment 1 - Meeting minutes Backup Material
Page 3 of 43
Housing Advisory Board Page 1
Minutes June 24, 2019
City of Georgetown, Texas
Housing Advisory Board
Minutes
June 24, 2019, at 3:30 p.m.
Historic Light and Waterworks Building, 406 W. 8th Street
Georgetown, Texas 78626
Members present: Bob Weimer; Lou Snead, Chair; Mary Calixtro; Randy Hachtel, Nikki Brennan
Members absent: Nathaniel Bonner; Jeannyce Hume
Staff present: Susan Watkins, Housing Coordinator; Mirna Garcia, Management Analyst; Patrick
Lloyd, Community Resource Coordinator; Nat Waggoner, Long Range Planning Manager
Chair Snead called the meeting to order at 3:37pm.
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 April 29, 2019 meeting. –
Susan Watkins, AICP, Housing Coordinator
Motion by Hachtel, second by Weimer to approve the minutes as presented. Approved
common consent.
C. Discussion on existing conditions of homelessness in Georgetown. – Patrick Lloyd,
Community Resources Coordinator
Lloyd provided the Board an overview of his role at the Georgetown Public Library. He shared
data collected by the library on patron needs including emergency housing and affordable
housing needs. Lloyd provided further detail as to library social work, and explained the
assistance provided by staff outside the traditional scope of what library staff do. Data collected
from 2017 to date indicates the top social service needs of patrons are financial assistance,
emergency housing, other (transportation, education, grief/loss support, elder adult resources),
mental health, and affordable housing. Lloyd provided interviewee data and indicated that no
other City of Georgetown department is currently tracking social service/homelessness data.
There was discussion among Board members regarding organizations that provide assistance,
and further discussion about the top issues identified by tracking patron needs. There are issues
with transportation, because many patrons live outside the city center, and the bus system does
not travel far outside the city center. It is also inconvenient for patrons to use the bus because
many are older adults who are not able to walk long distances to the closest bus stop/drop off.
Page 4 of 43
Housing Advisory Board Page 2
Minutes June 24, 2019
Board members had several questions regarding the number of interviewees, referrals provided
to patrons, and responses from other organizations that may be able to provide assistance to
patrons.
Chair Snead commented on the significance of capturing an accurate count of the homeless
population to better address the issue. There was discussion between Weimer and Brennan
about seeking volunteers to conduct a point-in-time count.
D. Discussion on rental housing education. – Chuck Collins, Interim Executive Director,
Southeast Georgetown Community Council
Collins provided the Board an overview of rental housing education including tenant rights and
landlord relations. Collins is working with an attorney who is a former landlord and is
providing training to tenants about their rights and issues to be aware of. The attorney wants to
create a tenant council made up of lawyers or law students, to provide information and
assistance to tenants. Collins indicated a language barrier for Spanish speaking tenants and lack
of material in Spanish language available. Collins provided information about the meetings,
which will be held at local churches to ensure a safe space.
E. Presentation and discussion of Williamson County’s 2019-2023 Consolidated Plan priorities
and eligible activities for the 2020 application cycle. – Susan Watkins, AICP, Housing
Coordinator
Staff presentation and report provided by Watkins. Watkins reviewed the priorities outlined in
the 2019-2023 Consolidated Plan. The listed funding priorities are: increase access to affordable
housing, decrease homelessness, public facilities and infrastructure improvements, public
services, affirmatively further fair housing choice, planning and administration. Land
acquisition is an eligible activity for CDBG funding. CDBG funding can purchase land and pay
for infrastructure but cannot be used to build the structure.
Chair Snead had questions related to funding, zoning, and if staff has a list of undeveloped
property areas. Waggoner provided clarification and indicated that there may not be a list but
staff can research and compile information for the next meeting.
F. Review of 2019 HAB Work Plan. – Susan Watkins, AICP, Housing Coordinator
Watkins provided the Board a draft schedule for the remainder of the year’s activities. Watkins
also explained City Council’s workshop on Tuesday June 25. The schedule: July – Housing
Toolkit Schedule, overview of range of tools for confirmed policies from policy guide; August –
review tools for confirmed housing policies, growth scenarios; September – Review Draft
Housing Element; October – Review Draft Housing Toolkit; November – Land Use and
Implementation, Home Repair EOY Review.
Watkins also informed the Board of Tuesday’s City Council meeting, where recommendations
from the Steering Committee policies will be reviewed and housing policies confirmed.
Page 5 of 43
Housing Advisory Board Page 3
Minutes June 24, 2019
G. Update on the 2030 Plan Update process. – Nat Waggoner, AICP, Long Range Planning
Manager and Lou Snead, Board Chair
Waggoner provided an overview to the Board on the recent and upcoming activities related to
the comprehensive plan update. The Steering Committee voted to recommend several housing
policies at the June 17th meeting, which will be discussed at the June 25th City Council meeting.
The Steering Committee will review land use element policies at the next meetings. Waggoner
also reviewed the Gateway Overlay Districts map with the Board and went over the steps to
update the Land Use Element. There is an upcoming Joint Session meeting where a draft FLU
map will be presented with land use scenarios; Public Meeting #2 is scheduled, where staff will
present work to date, housing, scenarios, Gateways and the Williams Drive Subarea Plan.
Adjournment
Motion to adjourn by Weimer, second by Brennan. Meeting adjourned at 5pm.
__________________________________ _______________________________________
Approved, Lou Snead, Chair Attest, Randy Hachtel, Secretary
Page 6 of 43
City of Georgetown, Texas
Housing Advisory Board
July 15, 2019
S UB J E C T:
Update and dis cus s ion on propos ed housing policies for the 2030 Hous ing Element Update. S us an
Watkins , Housing C oordinator
IT E M S UMMARY:
T he board will be given an update on the direc tion from C ouncil at the July 9, 2019 works hop on the
propos ed housing policies for the update of the Hous ing Element as part of the 2030 C omprehens ive P lan
Update. T he board will disc uss the items c ouncil as ked to revise.
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
AT TAC H ME N T S:
Description Type
Attachment 1 - Pres entation Pres entation
Page 7 of 43
2030 PLAN UPDATE
Housing Advisory Board| Housing Policies | July 15, 2019
Alignment
& SOTC
Goals
Housing
Policies Land Use
Policies
Growth Scenarios
& FLU Map
Implementation
Gateways &
Williams Drive
Housing
Element
Land Use Element
Substantially
Complete In Progress
Coming Soon
Housing Toolkit
Page 8 of 43
JULY 9, 2019 COUNCIL WORKSHOP
•Considered each housing policy by council member
Page 9 of 43
COUNCIL DIRECTION ON HOUSING POLICIES
Policy #Policy Direction
C1 Actively seek and build public and private partnerships to leverage resources and
promote innovation.100% agree
C2 Align housing goals with other city policies and strategic plans.100% agree
C3 Provide opportunity for stakeholder community engagement through outreach
and communication.100% agree
Page 10 of 43
COUNCIL DIRECTION ON HOUSING POLICIES
Policy #Policy Direction
P1 Preserve existing housing stock that contributes to diversity and affordability.100% agree
P2 Preserve existing neighborhoods in targeted areas.85% agree
P3 Support owner ability to stay in their home in neighborhoods with rapid value
increases.
Needs
modification
P4 Maintain and promote neighborhood character and quality.100% agree
Page 11 of 43
Policy #Policy Direction
D1 Encourage and incentivize new housing and reinventions or additions to existing
housing to provide a mixture of housing types, sizes and price points.100% agree
D2 Ensure land use designations and other policies allow for and encourage a mixture
housing types and densities across the community. 100% agree
D3 Promote development of complete neighborhoods across Georgetown.Move to
land use
D4 Encourage housing options and services to allow people to thrive in Georgetown as
they grow older.
Needs
modification
COUNCIL DIRECTION ON HOUSING POLICIES
Page 12 of 43
Policy #Policy Direction
A1 Support and increase rental choices for low-income and workforce households
unless they are substandard.
Needs
modification
A2 Support rental choices for senior households.85% agree
A3 Increase homeownership choices for workforce households.71%agree
A4 Support community housing choices for vulnerable residents including families and
individuals experiencing homelessness.
Needs
modification
COUNCIL DIRECTION ON HOUSING POLICIES
Page 13 of 43
WORKFORCE DEFINITION
•Council comments
•Police/Fire data
•UDC/2012 HE
•Housing Technical Memo (AMI/Households)
Page 14 of 43
SUBSTANDARD DEFINITION
•Support and increase rental choices for low-income and workforce
households unless they are substandard.
•Council comments
•Jonrowe clarification –idea that we are not going to preserve
substandard housing for residents. Change from “they” to “the
housing is”
•Pitts –tiny homes?
Page 15 of 43
INCREASE DEFINITION
•To add to existing housing options
Page 16 of 43
Affordability Vote Findings Comments
A4
Support community housing choices
for vulnerable residents including
families and individuals experiencing
homelessness.
•5 green
•1 yellow
•4 red
•50% of the steering
committee members
recommended keeping the
policy as written,
•40% recommended
elimination of the policy
Comments shared included:
•Recommendation to build
partnerships with city non-profits
rather than taking a lead on
efforts to implement this policy
•Concern was expressed if this
policy through implementation
will increase the population of
vulnerable residents.
AFFORDABILITY POLICY RECOMMENDATION
Options for Consideration:
o Option 1 –Retain policy as currently drafted
o Option 2-Consider adding more detail on the level of support –( i.e. Support community
partners in their creation of housing options for vulnerable residents….)
o Option 3-Remove policy
Page 17 of 43
A4
Council comments:
•Vulnerable residents includes spectrum of homelessness, tough
issue to tackle
•Belongs in Strategic Partnership for Community Services
•More definition on community housing choices
Page 18 of 43
PRESERVATION POLICY RECOMMENDATION
Preservation Vote Findings Comments
P2
Preserve existing
neighborhoods in targeted
areas.
•7 green
•4 yellow
•0 yellow
•64% of steering committee
members recommended
keeping the keep policy as
written.
•Care should be taken when examining
transition zones so that we do not limit
property development and property
rights.
Page 19 of 43
P2
•Council comments:
•Definition for how these neighborhoods would be selected
•Concern about limiting homeowners’ ability to sell at particular price
point
Page 20 of 43
Preservation Vote Findings Comments
P3
Support owner ability to stay
in their home in
neighborhoods with rapid
value increases.
•4 green
•6 yellow
•1 red
•55% of steering committee
members recommended
support for the policy idea,
but felt modifications are
needed
•Members expressed concern that
implementing the policy would be difficult.
•Members expressed the word “support”
was too vague in this policy.
PRESERVATION POLICY RECOMMENDATION
Options for Consideration:
o Option 1-Keep policy as drafted
o Option 2-Edit to include additional detail to specify support
o Option 3-Remove policy
Page 21 of 43
P3
•Council comments
•Generally in favor but needs modification, more specificity maybe
•Concern about limiting homeowners’ ability to sell at particular price
point
•Tools and additional detail for council review
Page 22 of 43
Diversity Vote Findings Comments
D4
Encourage housing
options and services to
allow people to thrive
in Georgetown as they
grow older.
•3 green
•6 yellow
•2 red
Approximately 55% of steering
committee members recommended
support for the policy idea, but felt
modifications are needed.
•Committee members expressed
concern that we were doing well in
terms of providing senior housing.
•However the issue of aging in place
was a service issue and therefore not
a housing issue.
DIVERSITY POLICY RECOMMENDATION
Options for Consideration:
o Option 1-Keep policy as drafted
o Option 2-Amend policy to reflect the priority of providing services within close proximity to
improve ability to age in place
o Option 3-Remove policy
Page 23 of 43
D4
•Council comments
•General support, need for amendment to focus on services not housing
•Wordsmith and bring back to council
Page 24 of 43
NEXT STEPS
•Summer:
7/9 Council Workshop –Housing policies
•7/23 Council Workshop –return to Council
•Housing Element draft
•Steering Committee –Land use policies
•Joint Meeting –Present draft FLU map with land use scenarios
•Public Meeting #2 –Present work to date, housing, scenarios,
Gateways, and Williams Drive Subarea
•City Council –Final direction on Land Use Element
Page 25 of 43
City of Georgetown, Texas
Housing Advisory Board
July 15, 2019
S UB J E C T:
P res entation and disc ussion on development of the Hous ing Toolkit. S usan Watkins, AI C P, Hous ing
C oordinator and Nat Waggoner, Long R ange P lanning Manager
IT E M S UMMARY:
T he board will review and disc uss the development of the Hous ing Toolkit including a potential method for
evaluating tools and the potential tools for the proposed policies to addres s affordability and pres ervation.
Attached is the housing policy guide provided to the 2030 P lan S teering C ommittee and C ity C ouncil that
provides a list of potential tools for eac h propos ed housing policy.
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
AT TAC H ME N T S:
Description Type
Attachment 1 - Pres entation Pres entation
Draft Hous ing Policy Guide Backup Material
Page 26 of 43
2030 PLAN UPDATE
Housing Advisory Board| Housing Toolkit | July 15, 2019
Alignment
& SOTC
Goals
Housing
Policies Land Use
Policies
Growth Scenarios
& FLU Map
Implementation
Gateways &
Williams Drive
Housing
Element
Land Use Element
Substantially
Complete In Progress
Coming Soon
Housing Toolkit
Page 27 of 43
IMPLEMENTATION TOOLS
Tools by City Role
Lead
Development
Agreements
Special Districts
UDC/incentives
Partner
Home Repair
CDBG
Strategic
Partnerships for
Community Services
Support
Education
Grants
Consent
Page 28 of 43
POSSIBLE TOOL EVALUATION
•Level of impact
•Speed to implement
•Cost to implement
•Community readiness
Page 29 of 43
POSSIBLE TOOL EVALUATION
HOUSING PRODUCTION
POTENTIAL SOLUTION IMPACT SPEED TO
IMPLEMENT COST COMMUNITY
READINESS
NOTES SCORE
City Land/Land Trust
Utilize parking lots as leverage for development, as a way the
City can support affordable housing development 1 4 7 1 4 7 1 4 7 1 4 7 10
Consolidate parking in structures to provide increased
opportunities for housing at adjacent sites or surrounding
properties
1 4 7 1 4 7 1 4 7 1 4 7 19
Identify potential City-owned parcels that could be used for
housing development and set up a process to identify qualified,
experienced developers to build affordable housing on these
sites
1 4 7 1 4 7 1 4 7 1 4 7 Already done.25 (DONE)
Impact and Development Fees
Poll community on interest in housing-related tax measures 1 4 7 1 4 7 1 4 7 1 4 7 Done DONE
Place an affordable housing funding measure on the ballot for a
community vote 1 4 7 1 4 7 1 4 7 1 4 7 Done 28 (DONE)
Continue to improve efficiency of development review 1 4 7 1 4 7 1 4 7 1 4 7 22
Periodically update nexus studies to ensure appropriate impact
fee values 1 4 7 1 4 7 1 4 7 1 4 7 May increase fees 19
Evaluate the effectiveness of the County's affordable housing
impact fees, and its effect on development, and explore
feasibility and impact of implementation of an affordable
housing impact fee in the City
1 4 7 1 4 7 1 4 7 1 4 7 16
InclusionaryPage 30 of 43
A1
Possible Tools (* indicates current tool)Outcome Role
• Support GHA programs (landlord outreach and education to accept vouchers to
maximize available units, CDBG funds, energy efficiency upgrades through GUS)
• Support LIHTC development that meet City defined process
• Define metrics for affordability goals
• Affordability term extensions for existing tax credits
Maintain rental housing stock available to low-
income households.
Greater rental housing choice for workers.
Support or partner
Page 31 of 43
A2
Possible Tools (* indicates current tool)Outcome Role
• Define metrics for affordability goals
• Support GHA programs
• Support LIHTC development
Maintain available age and income
restricted units.
Rental choices for seniors who need them.
Support or partner
Page 32 of 43
A3
Possible Tools (* indicates current tool)Outcome Role
•Land trust
•Down payment assistance
Have workforce housing units as an
incentive tool available for negotiation
opportunities. Greater owner housing
choice for workers.
Lead
Page 33 of 43
A4
Possible Tools (* indicates current tool)Outcome Role
• Health and Human services element in the Comprehensive Plan as
required by City Charter
• Needs assessment
• County point in time count
Acknowledge and define community
housing need for vulnerable residents.Support or partner
Page 34 of 43
P1
Possible Tools (* indicates current tool)Outcome Role
• Multi-Family/home rehabilitation for small scale multi-family,
quad and duplexes.
• Multi-Family energy efficiency rebate and incentive programs
• Support GHA's maintenance of units/infrastructure.
• Affordability term extensions for existing tax credits -support
property owners with renovations that use Low Income Housing
Tax Credit.
Protect existing affordable housing
stock/prevent loss of naturally occurring
affordable housing (NOAH). Existing units
remain available to residents.
Partner or Support
Page 35 of 43
P2
Possible Tools (* indicates current tool)Outcome Role
• Defined set of criteria to identify areas to target (ex: using data of
age of units or percentage of renters)
• Small area, neighborhood plans
Enable P&Z and Council to protect
targeted neighborhoods.
Particular aging neighborhoods may need
special protections as redevelopment
occurs.
Lead
Page 36 of 43
P3
Possible Tools (* indicates current tool)Outcome Role
• Home Rehabilitation*
• Utility billing assistance*
• Homestead exemption education
• Partnerships with non-profits that assist existing home owners
with maintenance
• Property tax abatement for reinvestment areas for homeowners
meeting specific criteria
• Neighborhood Empowerment Zones
Support homeowners experiencing
property value increase due to
development in established neighborhoods
to preserve homeownership.
Partner or Support
Page 37 of 43
P4
Possible Tools (* indicates current tool)Outcome Role
• CDBG for capital improvements (lighting, sidewalks)*
• Neighborhood traffic management program, street maintenance*
• Home repair for homeowners*
• Promote neighborhood capacity (vitality, services) building -HOA
training/education
• Partner with banks to meet Community Reinvestment Act requirements
• Education/outreach. Neighborhood registration program*
• Identify opportunities for small area plans
• Neighborhood cleanup day
• Urban park programs for infill
Ensure neighborhoods are maintained and
valued. Neighborhood
viability/maintenance/enhancement
Partner or Support
Page 38 of 43
SCOPE AND TENTATIVE TIMELINE
•July/August –Technical work with consultants including tool
research, analysis and feasibility
•September –Public process with Steering Committee and public
meeting
•October –Toolkit draft
Page 39 of 43
Draft Housing Policy Guide
Policy Public Input Technical Studies Possible Tools (* indicates current tool) Specific example
Intent/
Council
Direction Outcome Role
Preservation
P1 Preserve existing housing stock that
contributes to diversity and affordability.
"Concerned too expensive to live
here for much longer."
"Cost of living is increasing in
town and it is difficult for people
who have been here to stay."
Affordability Analysis ‐ Three general classes of units
appear to be candidates for preservation as affordable
housing stock: (1) small‐scale, multi‐unit rental
structures, older, (2) Class B and unrated apartment
complexes, (3) subsidized properties serving very low
income and low income residents.
Planning area inventory data: 2% Duplex, 1% Fourplex,
1.4% Mobile home, 13% MF, 83% SF
Percentage of multi‐family by type: 37% Class A, 20%
Class B, 27% Income Restricted, 10% Duplex, 6%
Fourplex
• Multi‐Family/home rehabilitation for small scale multi‐family, quad and duplexes.
• Multi‐Family energy efficiency rebate and incentive programs
• Support GHA's maintenance of units/infrastructure.
• Affordability term extensions for existing tax credits ‐ support property owners with renovations
that use Low Income Housing Tax Credit.
Olde Georgian (1700 S Austin Ave), Apple Creek
(302 Apple Creek Dr), Cedar Ridge (1500
Northwest Blvd) unsubsidized affordable multi‐
family
Preservation
Affordability
Diversity
Protect existing affordable housing
stock/prevent loss of naturally
occurring affordable housing
(NOAH). Existing units remain
available to residents.
Partner or
Support
P2 Preserve existing neighborhoods in
targeted areas.
"Maintain existing core
neighborhoods and downtown
areas. Infill and expansion
construction should be
compatible with neighboring
properties."
Analysis of development near existing neighborhoods
Subarea profiles ‐ age of units, percentage renters
• Zoning and future land use map
• Policies to ensure compatibility, transition zones (Old Town and Downtown Design Guidelines)
• Defined set of criteria to identify areas to target (ex: using data of age of units or percentage of
renters)
• Small area, neighborhood plans
TRG, Rivery and San Jose neighborhood residents
have attended several P&Z hearings regarding
development requests in the neighborhood but
lack formal policies in the Comprehensive Plan
and Downtown Master Plan to address
redevelopment.
Preservation
Enable P&Z and Council to
preserve character of targeted
neighborhoods.
Particular aging neighborhoods
may need special protections as
redevelopment occurs.
Lead
P3
Support owner ability to stay in their
home in neighborhoods with rapid value
increases.
Concern about ability to stay in
neighborhood and new
development.
Subarea Profiles ‐ age of units, owner tenure, price
increase from 2008‐2018
Planning area ‐ 2008‐2018 home price increase of
$101 to $146/SF (44%)
Subarea 1 ‐ 2008‐2018 home price increase of $111 to
$191/SF (72%) 2008‐2018
• Ridge
• San Jose
• Railroad
• Home Rehabilitation*
• Utility billing assistance*
• Homestead exemption education
• Partnerships with non‐profits that assist existing home owners with maintenance
• Property tax abatement for reinvestment areas for homeowners meeting specific criteria
• Neighborhood Empowerment Zones
Ridge, San Jose, Railroad neighborhoods have
seen construction of homes that raise property
values. A Neighborhood Empowerment Zone,
state enabled city‐created zone for purpose of
rehabilitation or creation of affordable housing,
could be established for specific geographies.
Preservation
Affordability
Support homeowners experiencing
property value increase due to
development in established
neighborhoods to preserve
homeownership.
Partner or
Support
P4 Maintain and promote neighborhood
character and quality.
"Keep neighborhoods as
neighborhoods."
Desire to maintain Georgetown
small town feel.
"Maintain neighborhoods as
viable commodities."
Evaluate surrounding uses for neighborhoods using
existing land use analysis
Subarea profile ‐ age of units
• CDBG for capital improvements (lighting, sidewalks)*
• Neighborhood traffic management program, street maintenance*
• Home repair for homeowners*
• Promote neighborhood capacity (vitality, services) building ‐ HOA training/education
• Partner with banks to meet Community Reinvestment Act requirements
• Education/outreach. Neighborhood registration program*
• Identify opportunities for small area plans
• Neighborhood cleanup day
• Urban park programs for infill
Deer Haven or River Chase concern about
proximity of commercial and impact to adjacent
single family subdivisions; roadway planning.
Parkview Estates desire to have neighborhood
amenities to build neighborhood brand.
Preservation
Ensure neighborhoods are
maintained and valued.
Neighborhood
viability/maintenance/enhanceme
nt
Partner or
Support
DRAFT 05.16.19Page 40 of 43
Draft Housing Policy Guide
Policy Public Input Technical Studies Possible Tools (* indicates current tool) Specific example
Intent/
Council
Direction Outcome Role
Affordability
A1
Support and increase rental choices for
low‐income and workforce households
unless they are substandard.
"Affordable/low‐income housing
is lacking."
"Workforce is lacking due to high
living prices."
• 69% of low‐income renters are cost burdened
• 80% of workforce renters are cost burdened
• Aff. Analysis ‐ Older duplexes, four‐plexes and multi‐
family properties play an important role in affordable
housing stock. (Naturally Occurring Affordable
Housing (NOAH))
Percentage of Multi‐family by type: 37% Class A, 20%
Class B, 27% Income Restricted, 10% Duplex, 6%
Fourplex
• Aff. Analysis ‐ Employment growth trends and the
identified target industries for Georgetown indicate
that the prospects for increased demand in this rent
rage are strong.
• Development incentives* (Workforce Housing standards in UDC‐ impervious cover, setbacks, # of
units/building, smaller lot size)
• Support GHA programs (landlord outreach and education to accept vouchers to maximize available
units, CDBG funds, energy efficiency upgrades through GUS)
• Support LIHTC development that meet City defined process
• Define metrics for affordability goals
• Development agreements
• TIF/TIRZ
• Affordability term extensions for existing tax credits
• Review of multi‐family development standards to encourage infill development
• Incentivize multi‐bedroom housing options for families with children or aging parents
Stone Haven is almost 50 years old and in need of
infrastructure and structural improvements to
continue to safely house its residents. The
Housing Authority will need to pursue revenue
sources to make the improvements. The City can
support the HA in this effort to retain the asset
that serves households with incomes less than
30% of the AMI through improvements using
CDBG or energy efficiency funds.
Three tax credit properties are over 20 years old
and their affordability term will expire after 35
years.
Affordability
Preservation
Diversity
Maintain rental housing stock
available to low‐income
households.
Greater rental housing choice for
workers.
Support or
partner
A2 Support rental choices for senior
households."Affordable housing is needed."
• 67% senior renters are cost burdened
• Approx 55% of Sun City renters over 65 cost
burdened
• 7‐8% total renters in Sun City
• 301 units income & age restricted (122 opening
soon)
• Define metrics for affordability goals
• Support GHA programs
• Support LIHTC development
• TIF/TIRZ
At no cost to City, a LIHTC resolution of support or
no objection for age restricted housing.
Affordability
Preservation
Maintain available age and income
restricted units.
Rental choices for seniors who
need them.
Support or
partner
A3 Increase homeownership choices for
workforce households.
Realtor and resident input on
limited options.
"Affordable housing with rental
and home buying is not only
affecting low income but also
medium income individuals and
families."
• 68% of low‐income owners are cost burdened
• 42% workforce owners are cost burdened
• Limited supply of for sale product under $250K
• Limited options for home sales under $250K. (Annual
Household income needed approx $65K for 3% down
FHA loan for $250K home purchase)
• Development incentives* (Workforce Housing standards in UDC)
• Development fee exemptions
• Development agreements
• Development regulations (density bonus on a per acre basis)
• Municipal Utility Districts
• Public Improvement Districts
• Land Bank or Land Trust like tool
• Down payment assistance
Mueller: Development agreement ‐ public private
partnership with publicly owned land, mixed use
community with affordability terms on
approximately 25% of units (owner and rental
options)
Affordability
Diversity
Have workforce housing units as
an incentive tool available for
negotiation opportunities. Greater
owner housing choice for workers.
Lead
A4
Support community housing choices for
all residents vulnerable residents
including families and individuals
experiencing homelessness.
Homelessness is not well
understood in Georgetown.
Could become an increasing issue
with growth.
Library board brought up need
for needs assessment.
Inventory ‐ did not study homeless households, no
emergency housing in Georgetown
• Health and Human services element in the Comprehensive Plan as required by City Charter
• Needs assessment
• County point in time count
Support or partner for development of a needs
assessment.Affordability
Acknowledge and define
community housing need for
vulnerable residents.
Support or
partner
DRAFT 05.16.19Page 41 of 43
Draft Housing Policy Guide
Policy Public Input Technical Studies Possible Tools (* indicates current tool) Specific example
Intent/
Council
Direction Outcome Role
Diversity
D1
Encourage and incentivize new housing
and reinventions or additions to existing
housing to provide a mixture of housing
types, sizes and price points.
"We suggest to plan for a better
mix of housing."
"More diverse housing types is
needed."
"The biggest issue facing
Georgetown is a lack of housing
affordability and variety."
"Many want a better variety of
housing types in the City."
Subarea Profiles ‐ Two main housing options currently
in planning area
Inventory data: 2% Duplex, 1% Fourplex, 1.4% Mobile
home, 13% MF, 83% SF
• Incentives for diversity of housing products*
• Low Income Housing Tax Credit process*
• Promote and evaluate existing incentives for diversity of housing products
• Define metrics for diversity goals
• Incentives for density (density bonus)
• TIF/TIRZ
• Incentivize multi‐bedroom housing options for families with children and aging parents
Establish outcomes for diversity of housing in
Municipal Utility District policy or development
agreements.
Diversity
Affordability
Tools for greater housing diversity.
During negotiation opportunities,
consider producing various housing
types for new and infill
development as option.
Lead
D2
Ensure land use designations and other
policies allow for and encourage a
mixture housing types and densities
across the community.
"Apartments are clustered into
same areas. Spread them
around."
"Plan for a better mix of housing
types/medium density (Condo,
Garden homes, small homes)"
Existing land use analysis ‐ table for residential
categories
Subarea profiles ‐Planning area: median lot size ‐ .23
acres, average lot size 1.17 acres
• Evaluate regulatory barriers to density
• Review regulations to improve diverse housing options (such as ADUs).
• Development regulations (zoning standards (density bonus will be the most effective)) , subdivision
standards, building standards) while maintaining compatibility.
• Create a zoning district that allows tri‐plexes and four‐plexes
Unified Development Code requires Special Use
Permit by City Council for accessory dwelling unit
(ADU).
Development Code is not equipped to handle
condo regime.
Diversity
UDC supports and allows diversity
of housing types and densities.
Lower/evaluate regulatory barriers
to housing diversity.
Lead
D3
Provide opportunity to create Promote
development of complete neighborhoods
across Georgetown that have a mix of
housing types and land uses, affordable
housing and transportation options, and
access to healthy food, schools, retail,
employment, community services, and
parks and recreation options.
"There is a need to have better
walkability and possibly smaller,
affordable grocery stores."
"Create more mixed use
neighborhoods so we don't have
to clog the main roadways to get
to the grocery store, wine shop,
restaurants, etc. near housing
developments"
City/school district shared
amenities
Subarea profiles notes existing and anticipated
development in each subarea, but did not measure
amenities.
• Incentives for amenities
• School dedication
• Land Use Element: Encourage a balanced mix of uses
• Incentivize linkage of housing choices with transportation choices
Some recent developments have not included
access to parks, library and retail. Regulations
could include incentives for amenities.
Diversity
Balanced development across city.
Promote access to amenities for all
neighborhoods.
Lead
D4
Support choice Provide Encourage
housing options and services to allow
people to thrive in Georgetown as they
grow older age in the community.
Desire to age in place
Greater range of housing options,
transportation, support services
needed to age in place.
Inventory ‐ current stock of age restricted units
• Support services (transportation, healthcare, food service, utility billing assistance)
• Strategic Partnership grants focused on agencies that promote aging in place/community
• Health and human services
Increased diversity of housing product may allow
someone to stay in community if aging causes
need for different housing product.
Diversity
Accommodate diverse housing
needs through development code
and connection to services. More
people have choice to stay in
home/community as they age.
Support
DRAFT 05.16.19Page 42 of 43
Draft Housing Policy Guide
Policy Public Input Technical Studies Possible Tools (* indicates current tool) Specific example
Intent/
Council
Direction Outcome Role
Coordinated Housing Programming
(global policies)
C1
Actively seek and build public and private
partnerships to leverage resources and
promote innovation.
Suggestion of school sites
reserved ‐ school dedication idea Alignment Study
• Partnerships with non‐profits, county, school district*
• Comm. Development Block Grant (WilCo and/or HUD)*
• HOME (TDHCA) ‐ down payment assistance
• Housing Trust Fund (TDHCA + HUD)
• Health and Human Services element of Comprehensive Plan
• Point in Time count (County effort)
• Partnerships with employers
CDBG funds through County to partner with
HFHWC for Home Repair for neighborhood
preservation.
Preservation
Affordability
Diversity
Secure outside funding and
partnerships to maximize results.
Should be used for all policies
where possible.
Partner
C2 Align housing goals with other city policies
and strategic plans.
Aging in place/community needs
to be coordinated with more
than housing
Economic development strategy
affects ability of households to
choose housing
Alignment Study
• Land use policies*
• Economic development strategies involve housing discussion with employers.
• Public works ‐ Overall Transportation Plan
Housing diversity policies coordinated with land
use policies, economic development strategic
studies
Preservation
Affordability
Diversity
Coordinate plans and policies.
Applies to all policies. Effective and
efficient governance.
Lead
C3
Provide ensure opportunity for
community engagement through
outreach and communication.
"Make sure to include
community in planning efforts."
"Improve communication with
residents."
Alignment Study
• Education and promotion of available housing programs and incentives.
• Communication about housing options for residents.
Surveys, open house and speaking in community
about 2030 Plan update.
Development community outreach.
Preservation
Affordability
Diversity
Involve public/community in
planning and decision making.
Applies to all policies. Residents
can provide input on neighborhood
and city planning process.
Lead
DRAFT 05.16.19Page 43 of 43