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HomeMy WebLinkAboutAgenda_HAB_08.20.2014Notice of Meeting for the Housing Advisory Board of the City of Georgetown August 20, 2014 at 3:30 PM at 103 W. 7th Street, Georgetown, TX 78626; Convention & Visitors Bureau The City of Georgetown is committed to compliance with the Americans with Disabilities Act (ADA). If you require assistance in participating at a public meeting due to a disability, as defined under the ADA, reasonable assistance, adaptations, or accommodations will be provided upon request. Please contact the City at least four (4) days prior to the scheduled meeting date, at (512) 930-3652 or City Hall at 113 East 8th Street for additional information; TTY users route through Relay Texas at 711. 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 July 16, 2014 meeting. B Update on the Home Repair Application for 211 W. 11th Street.--Jennifer C. Bills, Housing Coordinator C Consideration and possible action to review the Housing Advisory Board update presentation for the City Council Workshop on August 26, 2014.--Jennifer C. Bills, Housing Coordinator D Reminder of the next regular meeting date of September 17, 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 July 16, 2014 meeting. ITEM SUMMARY: FINANCIAL IMPACT: None. SUBMITTED BY: ATTACHMENTS: Description Type Draft Minutes from July 16, 2014 Backup Material Housing Advisory Board Minutes, July 16, 2014 1 City of Georgetown Housing Advisory Board Minutes July 16, 2014 at 3:30 p.m. Convention & Visitors Bureau 103 W. 7th Street, Georgetown, Texas 78626 Members present: Clay Woodard, Joe Ruiz, Brenda Baxter, Brad Curlee, Walt Doering, Lawrence Gambone, Harry Nelson, Monica Williamson Members absent: John Gavurnik 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 Chair Woodard. Agenda A. Consideration and possible action to approve minutes from the June 18, 2014 meeting. Motion by Board member Curlee to approve the minutes from the June 18, 2014 Housing Advisory Board meeting. Second by Chair Woodard. Approved. (7-0). (Ruiz absent at time of vote) 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 Bills gave a brief summary on the role of the Housing Advisory Board and City policy on adding items to board and commission agendas. Bills explained City Council has directed three specific areas for the board to 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. Housing Advisory Board Minutes, July 16, 2014 2 The board and staff discussed proper procedures for attaching items to the agenda, and for submitting and distributing additional items to board members. The question was asked: How to expand the vision of the Housing Advisory Board? Staff advised the Housing Element is an official Comprehensive Plan amendment which has guidelines set by City Council for planning across the city in order to have consistency for long range planning. The 2030 Comprehensive Plan allows for major revisions to a plan element once every five years, which means the Board will review the Housing Element in 2016 in order to submit any revision recommendation in Spring 2017. C. Discussion and possible action on creating a return on investment model for affordable unit development.--Jennifer C. Bills, Housing Coordinator (Board member Ruiz arrived at 4:03) Bills provided an overview based on three separate scenarios for creating a model to show that incentives will provide a return to the city. Bills explained 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 an individual to the General Fund is $877 per year. All the examples presented produced a net loss to the City. Bills explained that since this analysis is hypothetical, it is extremely difficult to calculate other benefits, such as gains from construction materials and labor, and additional roads and infrastructure that would be built at the developer’s expense. On actual projects, taking these factors into account, and using marginal city costs of the additional units, would most likely provide a better return. Board and staff discussed the models and concluded this generalized analysis will not benefit the Housing Advisory Board presentation to City Council. Board member Doering distributed a hand out depicting a simple model that estimated the additional spending money that would be generated by workers living in Georgetown. According to Doering, by living and working in Georgetown, workers’ incomes will be recycled back into the community rather than being spent in other surrounding communities. Brewer suggested adding a slide to the presentation to include some studies related to small businesses and how spending locally, instead of with national businesses or other communities, improves the local economy. Housing Advisory Board Minutes, July 16, 2014 3 Board members discussed emphasizing to City Council that workers living in Georgetown will shop locally and keep their money in the local economy. If the city is willing to provide cost waivers up front for affordable housing, the City will receive a return in the long term. D. Discussion and possible action on the draft presentation at the City Council Workshop on August 26, 2014.--Jennifer C. Bills, Housing Coordinator. (At this time Chair Woodard left the meeting). Board and staff edited and updated the PowerPoint presentation. E. Reminder of the next regular meeting date of August 20, 2014. F. Adjournment. Meeting adjourned at 5:02 p.m. __________________________________ _______________________________________ Approved, Clay Woodard, Chair Attest, Lawrence Gambone, Secretary City of Georgetown, Texas SUBJECT: Update on the Home Repair Application for 211 W. 11th Street.--Jennifer C. Bills, Housing Coordinator ITEM SUMMARY: The application the Home Repair Program has been effectively withdrawn as the homeowner has a pending contract to sell the property. FINANCIAL IMPACT: None. SUBMITTED BY: Jennifer Bills, Housing Coordinator City of Georgetown, Texas SUBJECT: Consideration and possible action to review the Housing Advisory Board update presentation for the City Council Workshop on August 26, 2014.--Jennifer C. Bills, Housing Coordinator ITEM SUMMARY: See the attached presentation for review. FINANCIAL IMPACT: None. SUBMITTED BY: Jennifer Bills, Housing Coordinator ATTACHMENTS: Description Type Housing Advisory Board presentation for CC workshop 8-26-14 Presentation 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 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 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. • Incentives and other programs implemented will only effect the city limits. 4 Housing Element of the Comprehensive Plan • Adopted on July 24, 2012 as part of the 2030 Plan. • Identified a need for 1,069 new Workforce housing units by 2017. • This is approximately 60 acres (at 18 units/acre) for new developments. 5 Workforce 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. • Source for the data were the 2010 American Community Survey, Multiple Listing Service sales data and affordable rental units under development. 6 Source: Texas Workforce Commission, Austin MSA HUD Fair Market Rent 2010 7 $8.59 $9.45 $9.71 $11.36 $11.91 $15.06 $17.44 $18.35 $19.38 $20.14 $23.84 $24.69 $29.74 $31.42 $33.15 $0.00 $5.00 $10.00 $15.00 $20.00 $25.00 $30.00 $35.00 $40.00 Hourly Wage Needed to Afford the Austin MSA HUD Fair Market Rents 2010 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. 8 Multifamily Workforce Locations 9 Response to Feedback from the Last Presentation 10 Spread diverse, mixed-use housing throughout the community and for GISD. • The zoning code was modified to give Council more review over future multifamily sites. 11 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. 12 Maintain quality construction standards and sustainability. • No changes to building or fire codes are being proposed. • The Building Standards Commission is currently reviewing the 2012 International Building Code. These new code implementations will result in greater sustainable and energy efficiency features required in new development. 13 No reduction in parking requirements. • The Board will not propose any alterations to the parking standards that are established in the UDC. 14 Expanding housing research beyond city limits. • The goal of the Housing Element research was to examine affordability for those who want to live, work and play in Georgetown. • Incentives and other programs implemented by the City Council will only effect the city limits/extra territorial jurisdiction. 15 Definition of Workforce Housing. • Housing is deemed “affordable” when a household spends no more than 30% of gross household income on mortgage/rental payments. • Housing research indicated that there is a deficiency of housing for households that make less than 80% of Area Median Income. ($60,300 for a family of four in 2014). 16 Ensure credibility of data. • The sources for the data are outlined within the Housing Element Chapters 2 and 3. The primary resources for data were the 2010 Census, the 2010 American Community Survey, the Multiple Listing Service (MLS) from the Williamson County Board of Realtors and information of development. 17 The deficit is overstated. • The existing demand was calculated from the number of households that are already cost burdened and those living in physically deficient units. • These calculations can be reviewed with the most recent MLS and Census data available and an update can be provided in during the 2030 Comprehensive Plan Annual update in 2016. 18 Obtain input from builders and developers of rental housing. • The Board met with Larry Peel (Two Rivers & Waters Edge Apartments) and Ryan Nash (Gateway Northwest Apartments) • Both have recently been through the City reviews and built in Georgetown. and provided valuable feedback on the rental market and construction process. 19 Provide housing for retirees as well as workforce. • Proposed incentives are based on income levels, which can also include housing for retirees. • The Board will make sure that the language included in future incentives and programs will include retirement/age- restricted housing as well. 20 Incentivizing New Workforce Housing 21 Workforce Housing Incentive Program • The developer must identify the total number of units that must be available for households with incomes between 30% 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. 22 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. 23 Site Development Incentives 24 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. 25 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. 26 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 27 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. 28 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. 29 Benefits to the Workforce • 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. 30 Benefits to the Workforce • 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. 31 Summary • Workforce Housing Location Map – Will be included as an amendment to the Future Land Use Map. Planning will present the 2030 Comprehensive Plan Annual Update on September 9th. • Incentives for Workforce Housing – Will be forwarded to the UDC Advisory Committee for implementation in the UDC. 32 Feedback from Council 33 City of Georgetown, Texas SUBJECT: ITEM SUMMARY: FINANCIAL IMPACT: None. SUBMITTED BY: