HomeMy WebLinkAboutAgenda_HAB_07.16.2014Notice of Meeting for the
Housing Advisory Board
of the City of Georgetown
July 16, 2014 at 3:30 PM
at 103 W. 7th Street, Georgetown, TX 78626, Convention & Visitors Bureau
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If you require assistance in participating at a public meeting due to a disability, as defined under the
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Regular Session
(This Regular Session may, at any time, be recessed to convene an Executive Session for any purpose
authorized by the Open Meetings Act, Texas Government Code 551.)
A Consideration and possible action to approve minutes from the June 18, 2014 meeting.
B Discussion on the role of the Housing Advisory Board and City policy on adding items to board
and commission agendas. --Jennifer C. Bills, Housing Coordinator
C Discussion and possible action on creating a return on investment model for affordable unit
development.--Jennifer C. Bills, Housing Coordinator
D Discussion and possible action on the draft presentation at the City Council Workshop on August
26, 2014.--Jennifer C. Bills, Housing Coordinator.
E Reminder of the next regular meeting date of August 20, 2014.
Adjournment
CERTIFICATE OF POSTING
I, Jessica Brettle, City Secretary for the City of Georgetown, Texas, do hereby certify that this Notice
of Meeting was posted at City Hall, 113 E. 8th Street, a place readily accessible to the general public
at all times, on the ______ day of __________________, 2014, at __________, and remained so
posted for at least 72 continuous hours preceding the scheduled time of said meeting.
____________________________________
Jessica Brettle, City Secretary
City of Georgetown, Texas
SUBJECT:
Consideration and possible action to approve minutes from the June 18, 2014 meeting.
ITEM SUMMARY:
FINANCIAL IMPACT:
None.
SUBMITTED BY:
ATTACHMENTS:
Description Type
Draft Housing Advisory Board Minutes_June 18, 2014 Cover Memo
Housing Advisory Board Minutes, June 18, 2014 1
City of Georgetown
Housing Advisory Board
Minutes
June 18, 2014 at 3:30 p.m.
Convention & Visitors Bureau
103 W. 7th Street, Georgetown, Texas 78626
Members present: Brenda Baxter, Brad Curlee, Walt Doering, Lawrence Gambone, John Gavurnik,
Harry Nelson, Monica Williamson,
Members absent: Woodard and Ruiz
Staff present: Jennifer C. Bills, Housing Coordinator, Laurie Brewer, Assistant City Manager,
Tammy Glanville, Recording Secretary
This is a regular meeting of the Housing Advisory Board of the City of Georgetown. The Board,
appointed by the Mayor and the City Council, makes recommendations to the City Council on
affordable housing matters.
Regular Session - To begin no earlier than 3:30 p.m.
The meeting was called to order at 3:36 by Board member Curlee.
Agenda
A. Consideration and possible action to approve minutes from the June 11, 2014 meeting.
Motion by Board member Gavurnik to approve the minutes from the June 11, 2014
Housing Advisory Board meeting. Second by Board member Baxter. Approved. (7-0).
(Woodard and Ruiz absent at the time of vote).
B. Discussion and possible action to approve home repairs for 211 W. 11th Street. –Jennifer
C. Bills, Housing Coordinator
Item B was tabled from the May 21, 2014 Housing Advisory Board meeting. Bills had no
additional information at this time. Item B will defer to future meeting.
C. Discussion and possible action of multifamily site development standards, review
process and possible incentives for affordable units.--Jennifer C. Bills, Housing
Coordinator
Board and staff discussed various development standard incentives and will present a
more formal write up to City Council.
D. Discussion and possible action to offer fee waivers to incentivize workforce housing
development.--Jennifer C. Bills, Housing Coordinator
Housing Advisory Board Minutes, June 18, 2014 2
Bills suggested a set fee waiver of $2,500 per affordable unit up to $100,000.00 per
development. Both staff and board agreed to this approach.
E. Discussion and possible action to create a format and outline for the August 26, 2014
presentation at City Council Workshop.--Jennifer C. Bills, Housing Coordinator
Bills suggested board read through the presentation and make any suggestions.
Board suggested sending Bills their suggestions on the benefits affordable housing
brings to the City of Georgetown. Bills will then determine which benefits would be
more effective to present to City Council.
Board and staff agreed on clarifying the scope of study for presentation.
Board suggested building models justifying the need for affordable housing by showing
the tax and utility revenue generated by multifamily projects.
Bills informed board Chris Foster is still compiling figure’s regarding the city’s financial
return on multifamily duplexes.
Board member Doering passed out information regarding things to think about in
crafting a presentation.
F. Reminder of the next regular meeting date of July 16, 2014.
G. Adjournment.
Meeting adjourned at 5:02 p.m.
__________________________________ _______________________________________
Approved, Clay Woodard, Chair Attest, Lawrence Gambone, Secretary
City of Georgetown, Texas
SUBJECT:
Discussion on the role of the Housing Advisory Board and City policy on adding items to board
and commission agendas. --Jennifer C. Bills, Housing Coordinator
ITEM SUMMARY:
All City boards and commissions serve at City Council direction. The general purpose of the
Housing Advisory Board as stated in the Bylaws is "established for the purpose of advising City
Council on ensuring the City has Housing affordable for residents at all income levels." To this
end, the City Council has directed three specific areas for the board review and provide input and
recommendations:
1. Adopt, update and implement the Housing Element.
2. Provide recommendations on Housing Tax Credit and HOME resolution requests.
3. Review and approve Home Repair applications over $10,000.
Staff's role with the board is to provide interpretation of Council direction, keep work items
moving forward and handling applications and staff reports, both to the board and City Council.
Outside of these three directives, any new studies or programs would have to be directed by City
Council.
The Bylaws state:
Section 4.2 Agenda. Items may be placed on the agenda by the Chairman, the City
Manage or designee, or at the request of a Member. The party (or individual)
requesting the agenda item will be responsible for preparing and agenda item cover
sheet and for the initial presentation at the meeting. Items included on the agenda
must be submitted to the Staff Liaison no later than one week before the Board
meeting at which the agenda item will be considered. Agenda packets for regular
meetings will be provided to the Members in advance of the scheduled Board
meeting. Agenda packets will contain the posted agenda, agenda item cover sheets,
and written minutes of the last meeting.
The board and commission policy for the subject matter of agenda items created by board member
is that the items need to be about board housing keeping items, clarification of previous agenda
items, or announcements on upcoming seminars, educational information or publications that
pertain to the board's mission. If a board member wishes to expand the Housing Advisory Board
direction with new programs and studies beyond the current direction from City Council, the
member needs to request that new direction at the regular City Council meeting during the Public
Wishing to Address Council opportunity at the beginning of the agenda. The form to request time
to speak it attached.
For items submitted by staff, board members are not allowed to include their own information or
analysis. Per the Assistant City Secretary, this is the policy for all boards and commissions.
For circulating information on upcoming events or publications to read, please forward them to
either the Housing Coordinator or the Recording Secretary for forwarding to the email list. This
avoids any potential Open Meetings violations.
FINANCIAL IMPACT:
None.
SUBMITTED BY:
Jennifer Bills, Housing Coordinator
ATTACHMENTS:
Description Type
Request to address City Council Backup Material
Request To Address Council
For items not previously posted
on the City Council Agenda
Due to the City Secretary’s Office by noon on
the Wednesday prior to the Council Meeting
Submit to: City Secretary
Email: Jessica.Brettle@georgetown.org
Fax: 512.930.3659
Location: City Hall - 113 E. 8th Street
Phone: 512.930.3652
Name: _________________________________________________________________
Residence Address: ______________________________________________________
Subject of item to be discussed: ____________________________________________
________________________________________________________________________
________________________________________________________________________
________________________________________________________________________
Council Meeting Date at which you wish to speak: ___________________________
Signature: ______________________________________________________________
Date Form Submitted: ____________________________________________________
Time Form Submitted: ___________________________________________________
Disclaimer:
By submitting this request to address City Council, I agree that I will keep my comments to the subject
listed. I will refrain from the use of any obscene, vulgar, or profane language. I understand that if I do
not follow this procedure, my speaking time may be terminated and I may be requested to sit down or be
removed from the building. I understand that the City Council meeting is broadcast live and my comments
will become part of the official record.
City Council Procedure for Citizen Comment on an Agenda Item:
1. Fill out form completely and turn in to the City Secretary prior to discussion of the item
2. Wait for the Mayor to call your name to approach the podium
3. State your name and address clearly into the podium microphone
4. You will have three minutes to address Council; six minutes if another citizen has signed over their time
To Be Completed by City Secretary’s Office
Date Form Received: ________________________
Time Form Received: ________________________
City of Georgetown, Texas
SUBJECT:
Discussion and possible action on creating a return on investment model for affordable unit
development.--Jennifer C. Bills, Housing Coordinator
ITEM SUMMARY:
The Housing Advisory Board has discussed creating a model to show that incentives will provide
a return to the city. Attached are some calculations on existing apartment complexes, taking into
account property tax, sales tax and utility revenue, versus the per capita cost of residents to the
General Fund.
There are several financial assumptions that finance uses for this analysis:
The City gains $348 per $30,000 of income per year.
City property tax is $0.43 per $100 of valuation.
Utility revenues are 7% of utility payments.
Population per unit is 2.42 people.
The per capita cost of a individual to the General Fund is $877 per year.
The three apartments modeled are Oaks of Georgetown, Cypress Creek and Two Rivers.
The Oaks at Georgetown is an older Tax Credit complex, completed in 1997, and is not property
tax exempt. Cypress Creek is a new Tax Credit complex, completed in 2007, and is 100% property
tax exempt. Two Rivers is a market rate complex, completed in 2013.
The income assumptions were based on the ranges that are set for the Tax Credit program for the
income restricted complexes, and for the market rate assuming that the rent is 30% of the
household's gross income.
In the attached sheets, all examples produced a net loss to the City.
This is very simple model, as it is difficult in a hypothetical situation to determine all of the
variables. Other City revenues that could factor into an actual scenario include parks, library, and
municipal court revenues.
For a better analysis, we would have to consider the revenues expected against the marginal costs
expected from an individual project proposal with specifics on the streets needed, marginal cost of
police and fire, and revenue generated from the initial construction materials and labor.
FINANCIAL IMPACT:
None.
SUBMITTED BY:
Jennifer Bills, Housing Coordinator
ATTACHMENTS:
Description Type
Oaks at Georgetown example Backup Material
Cypress Creek Example Backup Material
Two Rivers Example Backup Material
Oaks at Georgetown Built 1996 2014 WCAD Land NHS
550 W. 22nd Street 2014 WCAD Improvement NHS:
Units Bed/bath sf Average Rent
Units at
50%
Minimum HH
Income
Maximum HH
Income
Units at
60%
Minimum
HH Income
Maximum HH
Income
48 1/1 644 sf $ 575 24 23,000$ 30,200$ 24 23,000$ 31,680$
64 2/2 880 sf 675$ 32 27,000$ 33,950$ 32 27,000$ 36,240$
80 3/2 1060 sf 775$ 40 31,000$ 37,700$ 40 31,000$ 45,240$
Min Max
61,619.20$ 81,766.08$
105,422.17$ 125,569.05$
Population (2.42 per unit) 464.64
Gfund Per capita 877$
Total expense 407,489.28$
Min Max
Net to City and Utility (302,067.11)$ (281,920.23)$
Total Revenue
$1,321,269
$5,371,694
$28,779.74
$15,023.23
2% Sales Tax
Property Tax
Utility ROI
Cypress Creek Apartments 2014 Land NHS 1,152,080$
120 Riverbend Drive 2014 Improvement NHS: 13,987,550$
Built 2006 Newer Tax Credit
Floor
plans Units Bed/Bath sf Average Rent Units at 50%
Minimum
HH Income
Maximum HH
Income
Units at
60%
Minimum HH
Income
Maximum HH
Income
Brazos 36 1/1 708 sf 680$ 18 27,200$ 30,200$ 18 27,200$ 31,680$
Trinity 72 2/2 1031 sf 785$ 36 31,400$ 33,950$ 36 31,400$ 36,240$
Colorado 64 3/2 1215 sf 895$ 32 35,800$ 37,700$ 32 35,800$ 45,240$
Nueces 8 4/2 1366 sf 1,075$ 4 40,000$ 43,750$ 4 40,000$ 52,500$
Min Max
$67,873.92 $77,485.22
$81,958.20 $91,569.50
435.6
$877
$392,021.20
Net to City and Utility ($310,063.00) ($300,451.70)
Total Expense
$0.00
$14,084.28
2% sales Tax
Property Tax (100% exempt)
Utility ROI
Total Revenue
Population (2.42 per unit)
Gfund Per capita Costs
Two Rivers Built 2013 2014 WCAD Land NHS 1,720,642$
105 Austin Avenue 2014 WCAD Improvement NHS: 18,177,808$
Floor
plans Units bed/bath sf
Average
Rent
HH Income if
rent is 30%
A1 28 1/1 654 965$ 38,600$
1A 27 1/1 785 1,065$ 42,600$
1B 20 1/1 878 1,150$ 46,000$
1C 20 1/1 918 1,175$ 47,000$
1AD 13 1/1 975 1,235$ 49,400$
1BD 21 1/1 1091 1,345$ 53,800$
2B 26 2/2 1244 1,585$ 63,400$
2B3 20 2/2 1286 1,535$ 61,400$
2C 4 2/2 1666 2,180$ 87,200$
2% Sales Tax $105,423.12
Property Tax $85,563.34
Utility ROI $14,006.03
Total Revenue $204,992.49
Population (2.42 per unit) 433.18
Gfund Per capita Costs $877.00
Total Expense $379,898.86
Net to City and Utility (174,906.37)$
City of Georgetown, Texas
SUBJECT:
Discussion and possible action on the draft presentation at the City Council Workshop on August
26, 2014.--Jennifer C. Bills, Housing Coordinator.
ITEM SUMMARY:
Attached is the draft of the presentation that the Housing Advisory Board will make at the August
26, 2014 City Council Workshop meeting.
Please review the content on the slides and asking any questions and provide revisions or
clarifications of the information and format. The presentation still needs some pictures to give
better context of the issue, which I will be working on before the August HAB meeting.
Also, Walt raised the idea that the presentation should include suggestions of "Next Steps" for
board policy direction. His proposal was to include a new direction to:
"Develop a comprehensive plan, in collaboration with stakeholders and public-private
partnerships, to make affordable housing affordable, over time, here in Georgetown."
We can discuss this idea at the meeting, but I do not think we will be able to suggest this new
recommendation without revising the Housing Element, which cannot be done more often than
every five years.
FINANCIAL IMPACT:
None
SUBMITTED BY:
Jennifer Bills, Housing Coordinator
ATTACHMENTS:
Description Type
draft CC Workshop presentation byHAB Backup Material
7/11/2014
1
Housing Advisory Board
Update
Update and Feedback
August 26, 2014
Presentation Overview
• Purpose of the Board and Housing
Element
• Previous information and feedback
• Implementation of the Housing Element
2
7/11/2014
2
Purpose of the Board
“The Board is established for the purpose of
advising the City Council on ensuring the City
has housing affordable for residents at all
income levels.”
-Housing Advisory Board Bylaws
3
Housing Element of the
Comprehensive Plan
• Adopted on July 24, 2012 as
part of the 2030 Plan.
• Identified a need for 2,902
affordable rental units by
2017 if no new units were
created.
•1,069 of these fall into the
Workforce housing range.
4
7/11/2014
3
Affordable Housing
• Affordable Housing is defined as spending no
more than 30% of gross household income on
housing.
• The housing research indicated that there is a
deficiency of housing for households that make
less than 80% of Area Median Income.
City of Georgetown 5
Affordable Housing
• The deficit was determined by identifying the
gap between existing demand in 2010 and new
demand projected from 2010 to 2017, and the
supply of new affordable units created from
2010 to 2017.
• Source for the data were the 2010 American
Community Survey, Multiple Listing Service
sales data and affordable rental units under
development.
City of Georgetown 6
7/11/2014
4
Workforce Housing
• Workforce Housing is for those that make
between 30% and 80% of AMI.
City of Georgetown 7
% of
AMI
Gross
Wages 1 2 3 4
80% Yearly 42,250$ 48,250$ 54,300$ 60,300$
Hourly 20.31$ 23.20$ 26.11$ 28.99$
30% Yearly 15,850$ 18,100$ 20,350$ 22,600$
Hourly 7.62$ 8.70$ 9.78$ 10.87$
Yearly 11,670$ 15,730$ 19,790$ 23,850$
Hourly 5.61$ 7.56$ 9.51$ 11.47$
Household Size
Poverty
Level
City of Georgetown 8
7/11/2014
5
Multifamily Workforce Locations
City of Georgetown 9
Locations for Workforce
Multifamily Housing
• Identified site for Workforce Multifamily
development.
– Locations based on existing utilities, school
zones, and distance from employment and
retail areas.
– Sites are within the city limits and within
Georgetown utility areas.
• Staff is looking at ways to incorporate these
locations on the Future Land Use Plan.
10
7/11/2014
6
Feedback from Last Presentation
• Concerns we heard:
– Spread diverse, mixed-use housing through
out community and for GISD.
– Maintaining quality construction standards
and sustainability.
– Expanding housing research beyond city
limits.
– Concern that the deficit is overstated.
City of Georgetown 11
Feedback from Last Presentation
– Definition of Workforce Housing.
– Obtain input from builders and developers of
rental housing.
– No reduction in parking standards.
– Provide housing for retirees as well as
workforce.
– Ensure credibility of data.
City of Georgetown 12
7/11/2014
7
Impact of Location -- GISD
• Board representatives met with GISD
Superintendent Joe Dan Lee regarding
proposed location and reviewed the selection
criteria.
• He expressed a need for more workforce
housing and stated unequivocal support for the
locations.
City of Georgetown 13
Scope of Study
• The Housing Element only looked at city limits,
consistent with other comprehensive plan
elements for workforce housing supply and
demand.
• The goal of the study was to examine
affordability for those who want to live, work and
play in Georgetown.
City of Georgetown 14
7/11/2014
8
Scope of study
• Previous housing studies with a greater
geographic area only showed a greater deficient
per capita than for Georgetown only.
• Incentives and other programs implemented will
only effect the city limits.
City of Georgetown 15
Incentivizing New Workforce
Housing
City of Georgetown 16
7/11/2014
9
Development Incentive Program
• The developer must identified the total
number of units that must be available for
households with incomes between 50% and
80% AMI.
• These units will be classified as Workforce
units for a minimum 15 years.
• The owner/management company will submit
yearly reports demonstrating compliance.
City of Georgetown 17
Development Incentives
• Main tools at the City’s discretion
– Development standards that allow for greater
density and decreased site development
costs.
• These involve standards that effect the exterior
view and locations within the site. (setbacks,
building height, impervious cover, etc.)
• No changes to building codes, fire codes, or
parking standards are being proposed.
18
7/11/2014
10
Site Development Incentives
19
Lot Size, minimum 2 acre
Units per acre maximum 24
Apartments per Structure, max 24 Increase to 40 for 5% WF units
Lot width, minimum feet 50
Front Setback, minimum feet
25 Reduction of 5 feet per 10% workforce units to 15
feet, min.
Side Setback, minimum feet 15
Side Setback to Residential, minimum feet 30
Rear Setback, minimum feet 15
Rear Setback to Residential, minimum feet 30
Building Height, maximum feet 45
Accessory building height, max. feet 15
Impervious Cover, max
50%
Increase of 10% for 10% WF units, to 70% Imp
(will still require UDC water quality
improvments.
Workforce IncentivesMF‐2
Unified Development Standards for Multifamily
Site Development Incentive
• Will be forwarded to the Unified
Development Code Advisory Board to
revise Section 6.07 Special Development
Types to include these incentives within
the Housing Diversity Development
Standards.
20
7/11/2014
11
Fee Waiver Incentives
• For each Workforce Housing Unit
included in the project, the developer will
receive a $2,500 waiver of City review
and inspection fees, up to a total of
$100,000.
• Total incentivized units cannot be more
than 50% of total project.
21
Fee Waiver Example
• 200 unit apartment complex
– Up to 40 units (20%) can receive fee waivers
– 40 x $2,500 = $100,000
• 20 unit townhome/apt project
– Up to 10 units (50%) can receive fee waivers
– 10 x $2,500 = $25,000
City of Georgetown 22
7/11/2014
12
Benefits to Georgetown
• Contribute to recruitment of 21st century
businesses.
• Retain sales and property tax base, plus school
district dollars, for Georgetown.
• Increase volunteer workers and services for
churches, schools, hospital, and activities to
support our children and youth.
• Enrich Georgetown’s culture of diversity.
City of Georgetown 23
Benefits to Georgetown
• Recycle monies, from paid workers, back to
Georgetown’s businesses both small and Big
Box stores.
•Housing and utilities.
•Food – home and restaurants.
•Transportation – gas and oil, parts and service.
•Health care, health insurance, pharmacies, and dental service.
•Clothing, shoes, work-related tools, hair care and personal products.
•Entertainment -TV and phone.
•Education.
•Banks and credit unions.
•Real estate and insurance agencies.
•Construction industry including architecture, engineering and related
services.
City of Georgetown 24
7/11/2014
13
Benefits to Resident Workers
• Provide our workers option to live in quality
affordable housing.
• Give workers choice to enjoy our “quality of life.”
• Reduce transportation costs: gasoline, oil,
repairs and less frequent purchase of vehicles.
• Make more time available to be with families.
• Enable workers to serve as volunteers in
community, especially to children and youth.
City of Georgetown 25
Benefits to Resident Workers
• Allow easier access to quality medical/dental
services.
• Provide more time for parents to attend
children’s school functions.
• Make it more convenient to shop in Georgetown
than buy elsewhere.
City of Georgetown 26
7/11/2014
14
Feedback from Council
27
City of Georgetown, Texas
SUBJECT:
ITEM SUMMARY:
FINANCIAL IMPACT:
None.
SUBMITTED BY: