HomeMy WebLinkAboutAgenda_HAB_09.24.2018Notice of Meeting for the
Housing Adv isory Board
of the City of Georgetown
September 24, 2018 at 4:00 PM
at Historic Light and Waterworks Bldg, 406 W. 8th Street Georgetown, TX 78626
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Regular Session
(This Regular S es s io n may, at any time, b e rec es s ed to convene an Exec utive S es s io n fo r any p urpose
authorized b y the Op en Meetings Act, Texas Go vernment Co d e 551.)
A Co nsideration and possible actio n to approve the minutes fro m the Augus t 21, 2018 meeting. Karen
Fro s t, Rec o rd ing S ecretary
B Co nsideration and disc ussion on Affordab ility Analysis. Sus an Watkins , AICP, Hous ing Co o rd inato r.
C Up d ate on the 2030 P lan Update proc es s . S us an Watkins , AICP, Hous ing Coordinator
D Up d ate on the 2030 P lan Update proc es s . Lo u Snead , Bo ard Chair
Public Wishing to Address the Board
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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.
Page 1 of 69
____________________________________
S helley No wling, City Sec retary
Page 2 of 69
City of Georgetown, Texas
Housing Advisory Board
September 24, 2018
SUBJECT:
Cons id eration and p o s s ib le ac tion to approve the minutes from the Augus t 21, 2018 meeting. Karen Fros t,
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 _HAB_08.21.2018 Backup Material
Page 3 of 69
Housing Advisory Board Page 1
Minutes August 20, 2018
City of Georgetown, Texas
Housing Advisory Board
Minutes
August 20, 2018, at 4:00 p.m.
Historic Light and Waterworks Building, 406 W. 8th Street
Georgetown, Texas 78626
Members present: Nikki Brennan; Mary Calixtro; Randy Hachtel; Jennyce Hume; and Lou Snead,
Chair
Members absent: Bob Weimer
Staff present: Susan Watkins, Housing Coordinator; Nat Waggoner, Long Range Planning
Manager and Recording Secretary
Call to Order by Chair Snead at 4:05 pm. with reading of the meeting procedures.
Legislative Regular Agenda
A. Consideration and possible action to approve the minutes from the July 23, 2018 meeting.
Karen Frost, Recording Secretary
Motion by Brennan, second by Hume to approve the minutes as presented. Approved 5 –
0.
B. Presentation and discussion on Subarea Profiles. Susan Watkins, AICP, Housing
Coordinator
Watkins presented information on Subarea Profiles including summary information for the
entire study area including the city limits and extra-territorial jurisdiction (ETJ) and the
general organization of the draft Subarea Profiles.
Snead asked Watkins to clarify what consultant means by “Entry Level Home Buyers”
within the “Consultant Takeaway” slide. Snead asked Watkins to clarify “how many home
buyers”.
Snead asked Watkins to clarify percentage (%) of multi-family in Subarea 1; agreeing that
subarea 1 has 33% multifamily (twice the percentage as the whole planning area -16%).
Hume asked that consultant define “affordable”.
Calixtro expressed concerns about the diversity of Subarea 1 and the mix of recently
constructed and older built homes (property tax increases as a result of new construction).
Hachel asked that the consultant provide zoning, lot size and percentage of “developable
land” per subarea.
C. Presentation and discussion of potential policy tools for upcoming Housing Toolkit. Lou
Snead, Board Chair
Snead introduced the summary Toolkit and asked if the Board had questions or concerns.
Page 4 of 69
Housing Advisory Board Page 2
Minutes August 20, 2018
Hume shared that tools may vary by subarea. For example, gentrification tools may involve
subarea 1. Other tools may address undeveloped land. Weimer suggested that tools may
also very over time/phase. Some tools may address immediate concerns, others will take 5-
10 years to develop. Weimer expressed that the Housing Element and Toolkit should focus
on immediate concerns (short term impact) as well as intermediate and long term strategies.
Calixtro concurred that tools could be geographically appropriate using the Sun City
example with the death of spouse the need to consolidate households or allow for smaller
lot sizes or accessory dwelling units (ADUs). Calixtro asked, how many tools are we
restricted to recommending.
Brennan suggested that smaller lot sizes and property tax relief are good tools.
Hume asked if the consultant can share more information on what is affordable given AMI.
Snead shared that City of Austin and Georgetown operate on different scales.
Snead shared the two tools with the most merit: surplus land (GISD, City of Georgetown,
and Williamson County) and community land trust.
D. Update on the 2030 Plan Update process.
Board moved to add a meeting to 10/29/2018 at 4 pm at the Planning Office.
Board moved to change the September meeting to 9/24 at 4 pm at the Planning Office.
How does Georgetown unemployment compare to the Austin Region and Texas?
Adjournment
Motion by Hachtel, second by Hume to adjourn. The meeting was adjourned at 5:52 pm.
__________________________________ _______________________________________
Approved, Lou Snead, Chair Attest, Randy Hachtel, Secretary
Page 5 of 69
City of Georgetown, Texas
Housing Advisory Board
September 24, 2018
SUBJECT:
Cons id eration and d is cus s io n o n Affo rd ab ility Analys is . S usan Watkins , AIC P, Ho us ing Coordinator.
ITEM SUMMARY:
The Bo ard will review the firs t p art o f the draft Affordability Analys is , Affordable Hous ing Demand,
p ro vided b y C o mmunity Development Strategies (CDS). The Affordable Ho us ing Demand analysis
inc ludes Hous eho ld Income Profiles and cos t b urden data by age and income for o wners and renters in
Williamson County and Geo rgeto wn. Key po ints from the analysis will b e d is c us s ed :
Majo rities of hous eholds earning les s than $50,000 p er year are cons ider c os t-b urdened , with
hous ing expens es exceeding 30% of gro s s income.
The co s t b urden is p artic ularly severe fo r renters in the low to moderate inc o me ranges.
The p revalenc e of hous ing c o s t b urden ap p lies to ho useho ld s head ed b y all adult age ranges ,
inc luding both tho s e head ed by yo ung adults and mid d le-aged res idents that s hould be in the “p rime
earning years .”
Over half of o wner-o cc upied hous eho ld s in Williams o n County with inc omes les s than $50,000 per
year were c o s t b urdened .
31% of owner-oc cup ied ho useho ld s that earned b etween $50,000 and $75,000 were similarly c o s t-
b urdened.
Approximately 43% of all renter hous eho ld s , o r nearly 24,000, in Williams o n County were es timated
to b e hous ing-cos t-b urdened .
FINANCIAL IMPACT:
None.
SUBMITTED BY:
ATTACHMENTS:
Description Type
Pres entation Pres entation
Page 6 of 69
2030 PLAN UPDATE
Housing Advisory Board | Affordability Analysis | September 24, 2018
Page 7 of 69
PURPOSE
•Review and discuss process for establishing
housing need and defining housing situation
•Review and discuss data points in affordability
analysis
Page 8 of 69
AGENDA
•Review project schedule
•Introduce Affordability Analysis
•Review Affordable Housing Demand section
Page 9 of 69
HOUSING ELEMENT PROGRESS
Oct. 15August Oct. 29 Nov. 19Sep. 24July
2018
Page 10 of 69
AFFORDABILITY
ANALYSIS –Part 1
Housing demand
Page 11 of 69
AFFORDABLE ANALYSIS
Page 12 of 69
WILCO AREA MEDIAN INCOME (AMI), FAMILY OF 4
7
$24,300 $34,250 $54,800 $68,500
$41,100
Source: Graphic (COSF), 2016 HUD Income Limits
% Area
Median
Income
Median
Income
$82,200 $95,900
Page 13 of 69
RENTER HOUSEHOLD INCOME PROFILE
Source: US Census Bureau American Community Survey 2016 1-Year Data
Williamson
County, Texas
Georgetown
city, Texas
Count Share Count Share
Total Households 173,125 25,235
Median Income $81,818 $67,379
Renter-Occupied 55,488 32.1%6,710 26.6%
Less than $25,000 10,068 18.1%1,670 24.9%
$25,000 to $49,999 14,328 25.8%1,776 26.5%
$50,000 to $74,999 13,680 24.7%1,558 23.2%
$75,000 to $99,999 7,156 12.9%629 9.4%
$100,000 to $149,999 6,645 12.0%593 8.8%
$150,000 or more 3,611 6.5%484 7.2%
Median Income $53,914 $48,833
•26.6% Total Renter Households (HH)
•72% of Total HH Median Income
•71% of Wilco AMI ($68,500 in 2016)
•51.4% (over half) of renters made less
than $50,000
Page 14 of 69
RENTAL WAGE NEEDED TO AFFORD FMR
Year Efficiency One-
Bedroom
Two-
Bedroom
Three-
Bedroom
Four-
Bedroom
FY 2016
FMR $740 $902 $1,126 $1,523 $1,845
Wage
needed $29,600 $36,080 $45,040 $60,920 $73,800
Source: HUD User, FY16 Fair Market Rents Austin-Round Rock, TX MSA including Williamson County
Page 15 of 69
RENTER OPTIONS
Area Median
Income (%)Income
30% of Income
(family of 4)
Monthly
Housing
Expenses
Renter Options
at Fair Market
Rent
30 $24,300 $7,290 $608 None
50 $34,250 $10,275 $856 Efficiency
80 $54,800 $16,440 $1,370 Two bedroom
100 $68,500 $20,550 $1,713 Three bedroom
Source: City of Georgetown staff calculationsPage 16 of 69
RENTER COST BURDEN
Williamson County,
Texas
Georgetown city,
Texas
Count Share Count Share
Total 55,488 6,710
Less than 10.0 percent 2,576 4.6%292 4.4%
10.0 to 14.9 percent 3,969 7.2%294 4.4%
15.0 to 19.9 percent 7,390 13.3%500 7.5%
20.0 to 24.9 percent 9,008 16.2%1,339 20.0%
25.0 to 29.9 percent 6,373 11.5%580 8.6%
30.0 to 34.9 percent 6,887 12.4%700 10.4%
35.0 to 39.9 percent 2,759 5.0%275 4.1%
40.0 to 49.9 percent 5,405 9.7%1,016 15.1%
50.0 percent or more 8,743 15.8%1,420 21.2%
Not computed 2,378 4.3%294 4.4%
30.0 percent or more 23,794 42.9%3,411 50.8%
Median gross rent as a
percentage of
household income 27.8%31.5%
Source: US Census Bureau American Community Survey 2016 1-Year Data
•50.8% cost burdened,
higher than Williamson
County
Page 17 of 69
2016 HOUSING COSTS AS A PERCENTAGE OF HOUSEHOLD
INCOME –RENTER-OCCUPIED HOUSING BY INCOME
Source: US Census Bureau American Community
Survey 2016 1-Year Data
Georgetown
city, Texas
Count Share
Total Housing Units 25,235
Renter-Occupied
housing units 6,710 26.6%
Less than $20,000 836 12.5%
30 percent or more 725 86.7%
$20,000 to $34,999 1,324 19.7%
30 percent or more 1,324 100.0%
$35,000 to $49,999 1,045 15.6%
30 percent or more 699 66.9%
$50,000 to $74,999 1,505 22.4%
30 percent or more 614 40.8%
$75,000 or more 1,706 25.4%
30 percent or more 49 2.9%
Zero or negative
income 0 0.0%
No cash rent 294 4.4%
86.7 (725 HH)
100 (1324 HH)
66.9 (699 HH)
40.8 (614 HH)
2.9 (49 HH)
0
20
40
60
80
100
120
Less than
$20,000
$20,000 to
$34,999
$35,000 to
$49,999
$50,000 to
$74,999
$75,000 or
more
Percent Cost Burdened by Household Income
Pe
r
c
e
n
t
p
a
y
i
n
g
m
o
r
e
t
h
a
n
3
0
%
o
f
I
n
c
o
m
e
t
o
w
a
r
d
s
h
o
u
s
i
n
g
Household Income
Page 18 of 69
Williamson County,
Texas
Count Share
Total 55,488
Total In Age Range
Householder 15 to 24 years 3,891 7.0%
Householder 25 to 34 years 16,463 29.7%
Householder 35 to 64 years 28,109 50.7%
Householder 65 years and over 7,025 12.7%
Greater Than 30% of Income
Householder 15 to 24 years 1,881 48.3%
Householder 25 to 34 years 5,238 31.8%
Householder 35 to 64 years 11,891 42.3%
Householder 65 years and over 4,784 68.1%
2016 MONTHLY RENTER COSTS GREATER THAN 30% OF
HH INCOME BY AGE
Source: US Census Bureau American Community Survey
2016 1-Year Data
•68% of renter HHs 65 years or over
cost burdened
•42% of HHs 35 to 64 years cost
burdened (more likely to have
children)
Page 19 of 69
OWNER HOUSEHOLD INCOME PROFILE
Source: US Census Bureau American Community Survey 2016 1-Year Data
Williamson
County, Texas
Georgetown
city, Texas
Count Share Count Share
Total Households 173,125 25,235
Median Income $81,818 $67,379
Owner-Occupied 117,637 67.9%18,525 73.4%
Less than $25,000 6,920 5.9%1,402 7.6%
$25,000 to $49,999 15,453 13.1%3,744 20.2%
$50,000 to $74,999 19,178 16.3%3,454 18.6%
$75,000 to $99,999 17,156 14.6%2,755 14.9%
$100,000 to $149,999 33,975 28.9%4,616 24.9%
$150,000 or more 24,955 21.2%2,554 13.8%
Median Income $100,090 $80,084
•73.4% Total Owner Households (HH)
•119% of Total HH Median Income
•117% of Wilco AMI ($68,500 in 2016)
•27.8% (over half) of owners made
less than $50,000
Page 20 of 69
OWNER OPTIONS
Area
Median
Income (%)Income
30% of Annual
Income
(family of 4)
Monthly
Housing
Expenses Owner Options*
30 $24,300 $7,290 $608 $85K home, 4%interest,3% down
50 $34,250 $10,275 $856 $135K home, 4% interest, 3% down
80 $54,800 $16,440 $1,370 $200K home, 4.6%interest, 3.5% down
100 $68,500 $20,550 $1,713 $250K home, 4.6% interest, 3.5% down
*If household can qualify for a loan with credit score, income to debt ratio, etc.
Source: https://www.zillow.com/mortgage-calculator/, CDS Affordability AnalysisPage 21 of 69
OWNER COST BURDEN
Source: US Census Bureau American Community Survey 2016 1-Year Data
•29.7% of HHs with
mortgage cost burdened,
higher than Williamson
County
•11.2% of HHs without
mortgage cost burdened,
higher than Williamson
County
Williamson County,
Texas
Georgetown city,
Texas
Count Share Count Share
Total 117,637 18,525
Housing units with a mortgage 87,071 74.0%12,005 64.8%
Less than 10.0 percent 4,949 5.7%1,326 11.0%
10.0 to 14.9 percent 14,531 16.7%1,587 13.2%
15.0 to 19.9 percent 21,739 25.0%2,182 18.2%
20.0 to 24.9 percent 16,289 18.7%1,924 16.0%
25.0 to 29.9 percent 8,600 9.9%1,424 11.9%
30.0 to 34.9 percent 5,445 6.3%902 7.5%
35.0 to 39.9 percent 4,652 5.3%930 7.7%
40.0 to 49.9 percent 3,672 4.2%669 5.6%
50.0 percent or more 6,977 8.0%1,061 8.8%
Not computed 217 0.2%0 0.0%
30.0 percent or more 20,963 24.1%3,562 29.7%
Housing units without a
mortgage 30,566 26.0%6,520 35.2%
Less than 10.0 percent 15,125 49.5%2,339 35.9%
10.0 to 14.9 percent 5,333 17.4%1,234 18.9%
15.0 to 19.9 percent 3,528 11.5%1,040 16.0%
20.0 to 24.9 percent 2,715 8.9%786 12.1%
25.0 to 29.9 percent 1,168 3.8%389 6.0%
30.0 to 34.9 percent 702 2.3%174 2.7%
35.0 to 39.9 percent 382 1.2%164 2.5%
40.0 to 49.9 percent 301 1.0%124 1.9%
50.0 percent or more 1,147 3.8%200 3.1%
Not computed 165 0.5%70 1.1%
30.0 percent or more 2,697 8.8%732 11.2%Page 22 of 69
2016 HOUSING COSTS AS A PERCENTAGE OF HOUSEHOLD
INCOME –OWNER-OCCUPIED HOUSING BY INCOME
Georgetown city,
Texas
Count Share
Total Housing Units 25,235
Owner-Occupied housing
units 18,525 73.4%
Less than $20,000 733 4.0%
30 percent or more 625 85.3%
$20,000 to $34,999 2,152 11.6%
30 percent or more 1,138 52.9%
$35,000 to $49,999 2,191 11.8%
30 percent or more 943 43.0%
$50,000 to $74,999 3,454 18.6%
30 percent or more 1,184 34.3%
$75,000 or more 9,925 53.6%
30 percent or more 334 3.4%
Zero or negative income 70 0.4%
Source: US Census Bureau American Community Survey
2016 1-Year Data
85.3 (625 HH)
52.9 (1138 HH)
43 (943 HH)
34.3 (1184 HH)
3.4 (334 HH)0
10
20
30
40
50
60
70
80
90
Less than
$20,000
$20,000 to
$34,999
$35,000 to
$49,999
$50,000 to
$74,999
$75,000 or more
Percent Cost Burdened by Incom
Pe
r
c
e
n
t
p
a
y
i
n
g
m
o
r
e
t
h
a
n
3
0
%
o
f
I
n
c
o
m
e
t
o
w
a
r
d
s
h
o
u
s
i
n
g
Household Income
Page 23 of 69
Williamson
County, Texas
Count Share
Total 117,637
Total In Age Range
Householder 15 to 24 years 547 0.5%
Householder 25 to 34 years 12,272 10.4%
Householder 35 to 64 years 78,247 66.5%
Householder 65 years and over 26,571 22.6%
Greater Than 30% of Income
Householder 15 to 24 years 16 2.9%
Householder 25 to 34 years 2,730 22.2%
Householder 35 to 64 years 14,605 18.7%
Householder 65 years and over 5,927 22.3%
2016 MONTHLY RENTER COSTS GREATER THAN 30% OF
HH INCOME BY AGE
Source: US Census Bureau American Community Survey
2016 1-Year Data
•66.5% of HHs are between 35 to 64
years
•22% of renter HHs 65 years or over
cost burdened
Page 24 of 69
Household Analysis Findings
•Majorities of households earning less than $50,000 per year are
consider cost-burdened by housing, with expenses exceeding
30% of gross income.
•The cost burden is particularly severe for renters in the low to
moderate income ranges.
•The prevalence of housing cost burden applies to households
headed by all adult age ranges, including both those headed by
young adults and middle-aged residents that should be in the
“prime earning years.”
Page 25 of 69
Affordability Findings
•Over half of owner-occupied households in Williamson County
with incomes less than $50,000/year were cost burdened
•31% of owner-occupied households that earned between
$50,000 and $75,000 were similarly cost-burdened.
•Approximately 43% of all renter households, or nearly 24,000, in
Williamson County were estimated to be housing-cost-
burdened.
Page 26 of 69
Next Steps
•Affordably Housing Supply
•Analysis and Recommendations
•Rental Housing
•For-sale housing
Page 27 of 69
City of Georgetown, Texas
Housing Advisory Board
September 24, 2018
SUBJECT:
Update on the 2030 Plan Up d ate p ro cess. Sus an Watkins, AICP, Ho using C o o rd inato r
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 inc luding a
recap o f the S teering Committee meeting held on S ep tember 6, 2018.
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 28 of 69
2030 PLAN UPDATE
Housing Advisory Board|Demographics & Subarea Profiles| September 24, 2018 Page 29 of 69
DEMOGRAPHIC
FINDINGS
Page 30 of 69
Housing
A growing economy and population require a wide range of housing choices with regards to location,price,density,
and type.
City Services
Understanding population trends is critical to providing the right services and maintaining (or enhancing)the existing
level of service.
Healthcare
Access to medical offices, hospitals, and healthy food are important considerations of growing and changing
communities.
Amenities and Services
Amenities and services play three key roles: they provide citizens with commodities, provide employment
opportunities, and improve the quality of life by providing retail and entertainment for residents of all ages.
Connectivity
Whether for exercise or as a form of transportation,it is important that cities be well connected.
Employment
A community with a growing economy and population must provide a wide range of employment opportunities
for part-time employees,young professionals,and prime career adults.
CONSIDERATIONS
Page 31 of 69
HISTORIC POPULATION GROWTH
479 1,354 2,447 2,790 2,096 2,871 3,583 3,682 4,951 5,218 6,395
9,468
14,842
28,339
47,400
0
10,000
20,000
30,000
40,000
50,000
60,000
1964 1976 1986 2008
Source: U.S. Census Bureau, Decennial Census
Compound Annual Growth Rates (CAGR)
between Comprehensive Plans
1964 -1976: 3.2%
1976 -1986: 3.8%
1986 -2008: 6.6%
Understanding population growth is
critical to making informed land use
decisions and maintaining the City’s
level of service to residents as the
community grows.
Page 32 of 69
GROWTH IN WILLIAMSON COUNTY
Georgetown is experiencing the same pressures from
growth as the region; competition for jobs, housing
and transportation. Will those trends continue into
the future and can Georgetown become more
competitive through innovation in economic
development and housing?
Source: U.S. Census Bureau, 2016 ACS
59,436
2016 Population of
Georgetown
+32%
2009-2016
490,619
2016 Population of
Williamson County
+32%
2009-2016
+22%
2009-2016
2016 Population of
Austin-Round Rock
1,942,615
Page 33 of 69
MEDIAN AGE
Median age is rising and
exceeds region. Age may
have an affect on housing
choice, employment and
need for services.
46
Georgetown
2000: 37
Source: U.S. Census Bureau, 2016 ACS
Austin-Round
Rock MSA
34
Williamson
Co.
36
(Years)
Page 34 of 69
DISABILITY RATE
13.40%
3.60%
9.00%
27.70%
0%
10%
20%
30%
40%
Total
Disability
Rate
Under 18
years
19 to 64 years 66 years and
over
Williamson Co.Georgetown Austin-Round Rock
Source: U.S. Census Bureau, 2016 ACS
Georgetown has a higher
percentage of persons with
disabilities than the region
which should inform how
people access services and
housing choice.
Page 35 of 69
HEALTH INSURANCE COVERAGE
7.30%
11.60%8.70%
0%
5%
10%
15%
Williamson Co.Georgetown Austin-Round
Rock
Total Uninsured Population
Uninsured Population - Children Under 18
Georgetown has a higher
percentage of uninsured
children under 18 than the
region.
Page 36 of 69
Workforce
AGE AND SEX
Retired
Workforce/ Approaching
Retirement
School/ Young Professional
School Children
Source: U.S. Census Bureau, 2016 ACS
10%8%6%4%2%0%2%4%6%8%10%
0-4
5 to 9 years
10 to 14 years
15 to 19 years
20 to 24 years
25 to 29 years
30 to 34 years
35 to 39 years
40 to 44 years
45 to 49 years
50 to 54 years
55 to 59 years
60 to 64 years
65 to 69 years
70 to 74 years
75 to 79 years
80 to 84 years
85 years and over
Austin-Round Rock Female Austin-Roun d Rock Male Williamson Co.
Georgetown Female Georgetown Male
Page 37 of 69
RACE AND ETHNICITY
Nearly 7% of the
City’s population
speaks English less
than “very well”
Source: U.S. Census Bureau, 2016 ACS
White
81.6%
Race
92.3%
3.1%
1.0%0.0%
2.1%
1.4%
GeorgetownWhite
Black or African
American
American Indian
and Alaska
Native
Asian
Native Hawaiian
and Other Pacific
Islander
Some other race
81.6%
6.3%
0.3%5.8%
0.0%
2.6%
3.5%
Williamson County
78.7%
7.3%
0.4%5.3%
0.1%5.1%3.2%
Austin-Round Rock
Ethnicity
79%76%
68%
21%24%
32%
Georgetown Williamson Co.Austin-Round
Rock MSA
Not Hispanic or Latino Hispanic or Latino
Page 38 of 69
EDUCATION
Source: U.S. Census Bureau, 2016 ACS
0%
5%
10%
15%
20%
25%
30%
Less than
9th grade
9th to 12th
grade, no
diploma
High
school
graduate
Some
college, no
degree
Associate's
degree
Bachelor's
degree
Graduate
or
professional
degreeGeorgetownWilliamson Co.Austin-Round Rock MSA
Page 39 of 69
INDUSTRY AND OCCUPATION
Industry
Occupation
0%10%20%30%
Agriculture,…
Construction
Manufacturing
Wholesale trade
Retail trade
Transportation,…
Information
Finance,…
Professional,…
Educational…
Arts,…
Public…
Other services,…
Georgetown Williamson Co.Page 40 of 69
EMPLOYMENT RATES
+20.7%
Employment
2011-2016
3.9%
Source: U.S. Census Bureau, 2016 ACS
Unemployment
2017
Employment is an important factor because it
provides insight into the strength of the job
market, which is tied to the community’s ability
to attract employers and create hubs of
industries.
Page 41 of 69
AVERAGE HOUSEHOLD SIZE
Applied to housing, this trend could indicate
demand for smaller units (e.g., studios or one
bedrooms) or diversified housing types (e.g.,
patio homes or townhomes). Household size
also informs Fiscal Impact Model and
population estimates.
Williamson Co.Georgetown
Owner-
Occupied
Renter-
Occupied
2.46
2.45
3.07
2.66
Average Household Size
Source: U.S. Census Bureau, 2016 ACS
Austin-Round Rock
2.87
2.45
Page 42 of 69
MEDIAN HOUSEHOLD INCOME
$64,256
$75,935
$66,093
$60,000
$65,000
$70,000
$75,000
$80,000
Georgetown Williamson
County
Austin-Round
Rock MSA
Householders under 25
$60,000 to $100,000 27.6%
Over $100,000 0.0%
Householders 25 to 44
$60,000 to $100,000 18.6%
Over $100,000 46.0%
Householders 45 to 64
$60,000 to $100,000 27.9%
Over $100,000 45.6%
Householders 65 and older
$60,000 to $100,000 24.7%
Over $100,000 19.1%
Source: U.S. Census Bureau, 2016 ACSPage 43 of 69
SUBAREA PROFILES
Page 44 of 69
PURPOSE OF SUBAREA PROFILES
•Basis for making policy recommendations by understanding:
•Housing diversity (type, lot size)
•Housing choice (square footage, price point)
•Historic trends (2008-2018)
•Existing affordable housing stock (market rate and subsidized)
Page 45 of 69
PLANNING AREA
Page 46 of 69
SUBAREA MAP DEVELOPMENT
•Housing considerations
1.Housing age
2.Housing type / density
3.Housing value
•Other considerations
•Sun City (age-restricted)
•Old Town / Downtown overlays
•Census Block Group boundaries
•Elementary school zones (limited impact)
•Not meant to define “neighborhoods”
Page 47 of 69
PLANNING AREA HOUSING DATA
Page 48 of 69
PLANNING AREA SALES PRICES 2008-2018
Page 49 of 69
PLANNING AREA HOUSING PRICES 2008-2018
Page 50 of 69
PLANNING AREA FINDINGS
•16.6% MF Smaller lot sizes and square footage
•$146 per sq/ft (median 2018)
•22.4% Renters
•Median Household income is $81,219 (94% AMI)
•Homeowners average of 9 years
•Average household size 2.47 persons
•Median home size 1,994 sq ft.
•Median lot size .23 acre
Page 51 of 69
Characteristic Subarea 1 Planning
Area
Multi-family (%)33 17
Renters (%)51 22
Median Household Income $50,440 $81,219
Area Median Income (%)59 94
Tenure –Owner 11 9
Tenure -Renter 3 3
Household size 2.40 2.47
Median Lot size .19 .23
Price per (sq. ft.)$192 $146
SUBAREA 1 FINDINGS
Page 52 of 69
Characteristic Subarea 2 Planning
Area
Multi-family (%)83 17
Renters (%)79 22
Median Household Income $44,523 $81,219
Area Median Income (%)52 94
Tenure –Owner 24 9
Tenure -Renter 3 3
Household size 1.81 2.47
Median Lot size .21 .23
Price per (sq. ft.)$183 $146
SUBAREA 2 FINDINGS
Page 53 of 69
SUBAREA 3 FINDINGS
Characteristic Subarea 3 Planning
Area
Multi-family (%)25 17
Renters (%)29 22
Median Household Income $80,982 $81,219
Area Median Income (%)94 94
Tenure –Owner 10 9
Tenure -Renter 3 3
Household size 2.89 2.47
Median Lot size .21 .23
Price per (sq. ft.)$127 $146
Page 54 of 69
SUBAREA 4 FINDINGS
Characteristic Subarea 4 Planning
Area
Multi-family (%)24 17
Renters (%)42 22
Median Household Income $74,805 $81,219
Area Median Income (%)87 94
Tenure –Owner 5 9
Tenure -Renter 2 3
Household size 2.99 2.47
Median Lot size .16 .23
Price per (sq. ft.)$132 $146
Page 55 of 69
SUBAREA 5 FINDINGS
Characteristic Subarea 5 Planning
Area
Multi-family (%)29 17
Renters (%)42 22
Median Household Income $70,147 $81,219
Area Median Income (%)82 94
Tenure –Owner 11 9
Tenure -Renter 3 3
Household size 2.58 2.47
Median Lot size .17 .23
Price per (sq. ft.)$132 $146
Page 56 of 69
SUBAREA 6 FINDINGS
Characteristic Subarea 6 Planning
Area
Multi-family (%)32 17
Renters (%)37 22
Median Household Income $66,108 $81,219
Area Median Income (%)77 94
Tenure –Owner 9 9
Tenure -Renter 4 3
Household size 2.34 2.47
Median Lot size .34 .23
Price per (sq. ft.)$146 $146
Page 57 of 69
SUBAREA 7 FINDINGS
Characteristic Subarea 7 Planning
Area
Multi-family (%)46 17
Renters (%)6 22
Median Household Income $128,576 $81,219
Area Median Income (%)150 94
Tenure –Owner 7 9
Tenure -Renter 2 3
Household size 2.68 2.47
Median Lot size 1.00 .23
Price per (sq. ft.)$156 $146
Page 58 of 69
SUBAREA 8 FINDINGS
Characteristic Subarea 8 Planning
Area
Multi-family (%)8 17
Renters (%)7 22
Median Household Income $117,407 $81,219
Area Median Income (%)137 94
Tenure –Owner 9 9
Tenure -Renter 4 3
Household size 2.80 2.47
Median Lot size .23 .23
Price per sq. ft.$127 $146
Page 59 of 69
SUBAREA 9 FINDINGS
Characteristic Subarea 9 Planning
Area
Multi-family (%)0 17
Renters (%)5 22
Median Household Income $79,188 $81,219
Area Median Income (%)92 94
Tenure –Owner 10 9
Tenure -Renter 4 3
Household size 1.86 2.47
Median Lot size .19 .23
Price per sq. ft.$163 $146
Page 60 of 69
SUBAREA 10 FINDINGS
Characteristic Subarea 10 Planning
Area
Multi-family (%)0 17
Renters (%)16 22
Median Household Income $69,809 $81,219
Area Median Income (%)81 94
Tenure –Owner 10 9
Tenure -Renter 4 3
Household size 2.16 2.47
Median Lot size 1.22 .23
Price per (sq. ft.)$170 $146
Page 61 of 69
SUBAREA 11 FINDINGS
Characteristic Subarea 11 Planning
Area
Multi-family (%)0 17
Renters (%)5 22
Median Household Income $106,641 $81,219
Area Median Income (%)124 94
Tenure –Owner 7 9
Tenure -Renter 7 3
Household size 2.75 2.47
Median Lot size 1.17 .23
Price per (sq. ft.)$170 $146
Page 62 of 69
SUBAREA 12 FINDINGS
Characteristic Subarea 12 Planning
Area
Multi-family (%)0 17
Renters (%)6 22
Median Household Income $124,799 $81,219
Area Median Income (%)145 94
Tenure –Owner 3 9
Tenure -Renter 2 3
Household size 2.46 2.47
Median Lot size 1.07 .23
Price per (sq. ft.)$149 $146
Page 63 of 69
SUBAREA 13 FINDINGS
Characteristic Subarea 13 Planning
Area
Multi-family (%)0 17
Renters (%)46 22
Median Household Income $77,446 $81,219
Area Median Income (%)90 94
Tenure –Owner 11 9
Tenure -Renter 3 3
Household size 2.56 2.47
Median Lot size 3.01 .23
Price per (sq. ft.)$261 $146
Page 64 of 69
SUBAREA 14 FINDINGS
Characteristic Subarea 14 Planning
Area
Multi-family (%)2 17
Renters (%)18 22
Median Household Income $72,385 $81,219
Area Median Income (%)84 94
Tenure –Owner 10 9
Tenure -Renter 2 3
Household size 2.85 2.47
Median Lot size 1.00 .23
Price per (sq. ft.)$143 $146
Page 65 of 69
On the Table Georgetown Superhost Sites
•7 –8 a.m.Chamber of Commerce,1 Chamber Way, Georgetown, TX 78626
•7:30 –9 a.m.Georgetown Young Professionals, Sweet Lemon Inn & Kitchen, 812 S. Church St.,
Georgetown, TX 78626
•10 –11 a.m.Southeast Georgetown Community Council,805 W. University Ave., Georgetown, TX
78626
•11 a.m. –Noon Georgetown Health Foundation, 2423 Williams Drive, Community Rooms,
Georgetown, TX 78628
•2 –3 p.m.Southeast Georgetown Community Council,805 W. University Ave., Georgetown, TX
78626
•4 –5 p.m.Georgetown Public Library, 402 W. 8th St., Georgetown, TX 78626
•6 –7 p.m.Georgetown Ministerial Alliance, Getsemani Community Center, 412 E. 19th St.,
Georgetown, TX 78626
•7 –8 p.m.Southwestern University, Red and Charline McCombs Campus Center, The McCombs
Ballrooms (located on the second floor),1001 E University Ave, Georgetown, TX 78626
Page 66 of 69
Next Steps
•Begin work on Williams Drive Subarea and Gateways
•National Night Out/On The Table Georgetown –10/2
•October Meeting
•Review Public Meeting #1 outcomes. Draft summary of findings for
Steering Committee, Joint Meeting.
•Introduce Housing Inventory
Page 67 of 69
THANK YOU
2030.georgetown.org
2030@georgetown.orgPage 68 of 69
City of Georgetown, Texas
Housing Advisory Board
September 24, 2018
SUBJECT:
Update on the 2030 Plan Up d ate p ro cess. Lou S nead, Board Chair
ITEM SUMMARY:
The b o ard c hair will brief b o ard members on the recent activities related to the c o mp rehens ive p lan update
inc luding a rec ap o f the fo urth Steering Co mmittee meeting held o n September 6, 2018.
FINANCIAL IMPACT:
None at this time.
SUBMITTED BY:
Sus an Watkins , AICP, Hous ing Co o rd inator
Page 69 of 69