HomeMy WebLinkAboutAgenda CC 04.27.2021 WorkshopN otice of M eeting of the
Governing B ody of the
C ity of Georgetown, Texas
April 2 7, 2 02 1
The Georgetown City Council will meet on April 27, 2021 at 2:00 P M at Virtual Meeting
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Policy De ve lopme nt/Re vie w Workshop -
A Overview, discussion and direction from City Council regarding the possible creation of an
Extraterritorial J urisdiction (ETJ ) Municipal Utility District (M U D) for the proposed Avery
Bost Development -- Wayne Reed, Assistant City Manager
B P resentation, update and discussion regarding amendments to the Shadow Canyon M UD (a.k.a.
Williamson County Municipal Utility District #3 4 or W CM U D #34) Amended Consent
Agreement and water services agreement -- Wayne Reed, Assistant City Manager
C P resentation and discussion regarding short term rentals and potential regulation -- Michaela
Dollar, Economic Development Director; J ackson Daly, Community Services Director; and Cari
Miller, Tourism & CVB Manager
D P resentation by Williamson Central Appraisal District Chief Appraiser Alvin Lankford regarding
growth trends in assessed value and an overview of the W C AD budget and services provided --
Leigh Wallace, Finance Director
Exe cutive Se ssion
In compliance with the Open Meetings Act, Chapter 551, Government Code, Vernon's Texas Codes,
Annotated, the items listed below will be discussed in closed session and are subject to action in the
regular session.
E Sec. 551.071: Consul tati on w i th Attorney
Advice from attorney about pending or contemplated litigation and other matters on which the
attorney has a duty to advise the City Council, including agenda items
- Litigation Update
Sec. 551.086: Certai n P ubl i c P ow er Uti l i ti es: Competi ti ve M atters
- Competitive Matters – P urchased P ower Update
Sec. 551.087: Del i berati on Regardi ng Economi c Devel opment Negoti ati ons
- P roject Access
Page 2 of 99
- P roject Zeus
Sec. 551.074: P ersonnel Matters
- City Manager
Adjournme nt
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 Notice of Meeting was pos ted at C ity Hall, 808 Martin Luther King Jr. S treet,
G eorgetown, T X 78626, a plac e readily ac cessible to the general public as required by law, on
the _____ day of _________________, 2021, at __________, and remained so pos ted for
at leas t 72 c ontinuous hours prec eding the s cheduled time of said meeting.
__________________________________
R obyn Dens more, C ity S ec retary
Page 3 of 99
City of Georgetown, Texas
City Council Workshop
April 27, 2021
S UBJEC T:
Overview, discussion and direction from City Council regarding the possible creation of an Extraterritorial J urisdiction
(ETJ ) Municipal Utility District (M U D) for the proposed Avery Bost Development -- Wayne Reed, Assistant City
Manager
I T EM S UMMARY:
The City has received a re que st to create a ne w E TJ M unicipal Utility District (M U D). We are seeking Council’s
preliminary direction on whether the request conforms to the City’s M UD P o licy, the te rms currently under discussion
between City staff and the Developer are satisfactory, and/or the re are specific elements or focus areas yo u would like to
be addressed in a Consent Agreement or any other agreement related to the proposed project.
B ackground
D R Horton is currently negotiating the purchase of approximately 4 22 acres of land located in the southeast quadrant of
the City’s ETJ , just west of SH130 and bordered by C R 105, C R 110 , and C R 107. The land is not contiguo us to the city
limits of Georgetown as you will see in the presentation.
If D R Horton acquires the land, D R Horton intends to develop the property as a mixed-use development as shown on the
attached Concept P lan (see Attachment 1 ). D R Horton propo ses approximately 1,3 36 re side ntial units along with 21
acres of commercial/retail development, 21 acres of public parkland, a private amenity center, and additional open space.
In addition, D R Horton is wo rking with Georgetown ISD on a site for an elementary school. The residential portion of
the deve lo pment will include a mix of housing including up to 839 single-family homes, 159 duplexes, and 338 detached
rear-load homes. This mix of uses is consistent with the City’s Future Land Use P lan (see Attachment 2).
M U D P ol i cy Eval uati on
The purpose of this presentation is to discuss whether or how DR Horton’s request for a M U D comports with the City’s
J uly 24 , 01 8 M UD P olicy and whe ther the City Council be lie ves that staff should move fo rward to negotiate a Consent
Agreement and other agreements related to the proposed project.
P O L IC Y 1: B asi c Requi rements for Creati on of M U Ds
This po licy states,” … Before consenting to the creation of a district, the City Council should consider whether the
creation of the district is feasible, practicable, and necessary for the p rovision o f th e p rop osed services and would be
a ben efit to th e land, and th erefo re warrants the City’s consent, con sistent with the other co nsid e ra tion s in this
policy.
A . The City’s basic requirements for creation o f a M UD are generally as follows, a nd d iscu ssed in mo re detail
below:
1. Quality Development.
2. Extraordinary Benefits.
3. Enhance Public S ervice and S afety.
4. City Exclusive Provider.
5. Fiscally Responsible.
6. Finance Plan.
7. Annexation.
P O L IC Y 2: P rovi de exampl es of “uni que factors justi fyi ng [M U D] creati o n or amendments" to gui de
determi nati ons made i n the U D C
D R Ho rto n is propo sing to c onstruct an o versize d waste water interceptor line at no cost to the City. The larger
wastewater interceptor line would serve other tracts east of SH 13 0. The estimated total co st of the larger
wastewater interceptor line is $14 M
D R Horton is agreeing to signalize future inte rsectio ns on C R 10 5 (Westinghouse Road) & C R 110 at their sole
Page 4 of 99
cost
P O L IC Y 3: Address provi si on of publ i c servi ces, and address publ i c safety matters i n the Consent Agreement
Water = J onah SU D
Wastewater = City
Electric = Oncor
Solid Waste = City
P O L IC Y 4: Address uti l i ty servi ce i ssues, and i ncl ude those uti l i ty servi ce provi si ons i n the Consent
Agreement
See “P olicy No. 2” regarding wastewater
See “P olicy No. 3” regarding which utility services the City is authorized to provide to this area
P O L IC Y 5: Speci fy the amount of debt i ntended to be i ssued, the purpose of the debt, and the debt servi ce
schedul e, and i ncl ude those fi nanci al provi si ons i n the Consent Agreement
Bonds to be Issued (Maximum Amount) – $120,000,000
Bond Maturity (Maximum) – 25 years [M U D P olicy guide is 25 years]
Bond Issuance P eriod (from first to last bonds issued) – 10 years [M U D P olicy guide is 10 years]
District Only Tax Rate (Maximum) – $0.95/$100 assessed valuation
P O L IC Y 6: Address future muni ci pal annexati on of the M U D, w hen l ocated i n the E TJ .
The land is not contiguous to the City and so cannot be annexed for full purposes, however staff re c ommends that
the land be annexed for limited purposes through a Strategic P artnership Agreement between the City and the
future M U D.
D R Horton has agreed that the future M UD consent to limited purpose anne xatio n of the land through a Strategic
P artnership Agreement.
Limited purpose annexation allows the City to impose its imposition and collection of sales taxes, and applying
planning, zoning, health and safety ordinances in the area.
With regard to sales and use taxes, it is proposed that, similar to other such agreements, revenue from the City’s
1% General Sales and Use Tax to be split between the City and D R Horton (e.g., 8 0% city/20 % Deve lo pe r) as
City Council directs and the M U D agrees.
P O L IC Y 7: Requi re devel opment i n a M U D to exceed mi ni mum U D C l and use and devel opment standards, and
address the l and use provi si ons i n the Consent Agreement or rel ated agreement
Residential development be subje c t to enhanced architectural features o ver and above City requirements, including
exterior finishes having 85% masonry finishes of brick, stone, and/or stucco (exclusive of roofs, eaves, dormers
soffits, windows, do ors, gables, garage doors, deco rative trim and trim work). All walls must include materials and
design characteristics consistent with those on the front. Lesser quality materials o r details for side or rear walls
are prohibited;
Nonresidential development shall be subject to architectural standards consistent with U D C;
Developer committed to providing higher standards in streetscape, parks and landscape design; and
Design and construct a minimum o f one private amenity center that will contain a clubhouse and po ol for District
residents use o nly. The private amenity center will be owned and maintained by the Co mmunity homeowner ’s
association
P O L IC Y 8: Requi re devel opment i n a M U D to exceed U D C parkl and requi rements (not just meet U D C
standards or l ess than U D C standards), and address parkl and provi si ons i n the Consent Agreement
P rovide approximately 20 acres fo r neighborhood parkland and develop the site for trails, recreational, and
playground features
P O L IC Y 9: Address transportati on i ssues and i ncl ude transportati on provi si ons i n the Consent Agreement
Fully fund the design and construction for multiple traffic signals located on CR 105 & CR 110
Page 5 of 99
P O L IC Y 10: Ci ty Operati ons Compensati on F ee
No City Operation Compensation Fee for the following two reasons:
a. Developer has agreed to fully cover the cost to oversize the wastewater interceptor line and to locate it
on the City’s preferred alignment to the future Mankins W W TP site
b . Developer supports a Strategic P artne rship Agreement (S PA) with the City to allow the City to
impose and collect its sales and use tax as described earlier
In consi derati on of the creati on of the Di stri ct, D R Horton i s supporti ve of fol l ow i ng publ i c i mprovements
and/or contri buti ons:
Requested Feedback from the Council:
1. D oes C ouncil support an E T J M U D (roughly 420 acres) under terms as presented?
2. If Council supports an ETJ M UD, does Council support a Strategic P artnership Agreement (SPA) to impose and
collect the City's sales tax in an ETJ development with sales tax revenue to be divided between the City and the
Developer on terms approved by City Council (e.g., 80% City/20% Developer)
3. Does Council have comments on the proposed Land Use P lan?
F I NANC I AL I MPAC T:
P roposed F i nanci al Terms (based on esti mated assessed val ues)
Facilities Bonds may be issued to finance: Water, Wastewater, Drainage, Roads, Recreational Facilitie s, and associated
fees
S UBMI T T ED BY:
Wayne Reed, Assistant City Manager
AT TAC HMENT S :
Description
Draft C oncept P lan (“Land Us e P lan”)
C ity’s F uture Land Us e P lan
DR Horton Was tewater Interc eptor Line Map
Avery Bost P resentation
Page 6 of 99
Page 7 of 99
29
Figure 21. Existing Land Use Map (as of 1/22/2020) Classification: Light vs.
Heavy Industrial
Light industrial uses are typically
conducted entirely inside and include
uses such as light manufacturing and
assembly. Such uses often generate
truck traffic.
Heavy industrial uses may have outside
storage or on-site excavation. Such uses
may generate noise, light, dust,
vibration, and other impacts.
Source: Williamson County Appraisal District
Page 8 of 99
Page 9 of 99
Avery Bost MUD
Potential Creation of a New ETJ MUD,
Strategic Partnership Agreement, and
Land Use Plan
Presented by
Wayne Reed, Assistant City Manager
April 27, 2021Page 10 of 99
Overview
•Purpose of Presentation
•Avery Bost Land Use Plan (draft)
•MUD Policy Basic Requirements
•MUD Policy Analysis to Proposal
•Feedback and Direction
•Next Steps
Page 11 of 99
Purpose
Staff is seeking Council’s feedback and direction on whether to pursue an
ETJ Municipal Utility District (MUD) for the development currently known
as Avery Bost, and if so, whether to also negotiate a Strategic Partnership
Agreement (SPA).
•Does Council support an ETJ MUD (roughly 420 acres) under terms as presented?
•If Council supports an ETJ MUD, does Council support an SPA to impose and
collect the City's sales tax in an ETJ development with sales tax revenue to be
divided between the City and the Developer on terms approved by City Council
(e.g., 80% City/20% Developer)?
•Does Council have comments on the proposed Land Use Plan?
Page 12 of 99
•422.5 total acres
23.3 acres of open space
21.2 acres of parkland
•1,336 SF Lots (max) w/ school site
•10% minimum 60’ lots
•10% minimum Townhome/Duplex/Attached
•Maximum 25% less than 45’ (alley load only)
•Maximum 30% between 45’ and 50’
•1,404 SF Lots w/o school site
•21.3 acres commercial
Avery Bost Land Use Plan
Page 13 of 99
MUD Policy (Approved July 2018)
Purpose
The City of Georgetown finds that thepurposeofaMunicipalUtilityDistrict(MUD)is to assist in closing thefinancialgapwhenadevelopmentisseekingtoexceedminimumCitystandards,provide a robust programofamenities,and/or wheresubstantialoff-site infrastructureimprovementsarerequiredthatwouldservetheMUDandsurroundingproperties.
Quality Development Extraordinary Benefits Public Service/Safety Exclusive Provider
Fiscally Responsible Finance Plan Annexation
Page 14 of 99
CURRENT SERVICE AREA
Avery Bost
Development
Page 15 of 99
Quality Development. The development meets or exceeds the intent
of the development, infrastructure, and design standards of City
codes
•Infrastructure.
Developer has agreed
to meet the City’s
infrastructure
standards and will
participate in the
construction and
funding of an
estimated $14M to
promote City’s long-
term wastewater
solution for this area
of the SE Quadrant.
SH 29
SH 29
Existing Dove
Springs WWTP
Future Mankins
WWTP site
Page 16 of 99
Quality Development. The development meets or exceeds the intent
of the development, infrastructure, and design standards of City
codes
•Land Development. Developer has agreed to meet/exceed standards in effect at the
time of preliminary plat.
•Commercial Centers. Two neighborhood oriented commercial tracts of approximately
10 acres each.
•Architectural Standards. Developer has agreed to include design standards for
residential development consistent with recent MUDs.
Page 17 of 99
Quality Development. The development meets or exceeds the intent
of the development, infrastructure, and design standards of City
codes
Streetscape Enhancements
Page 18 of 99
Extraordinary Benefits. The development provides extraordinary
public benefits that advance the vision and goals of the
Comprehensive Plan.
•Water Infrastructure. Water provided by Jonah SUD
•Roads . The development is complying with the City’s OTP and will
contribute to roadway improvements to the boundary streets which
will benefit this community as well as surrounding properties
•Traffic Signals. The developer is to contribute the full cost for traffic
signals located on CR 105 & CR 110
•Trails. Developer/District to design, fund, and construct trails and
trailhead and parking areas
•Parks/Open Space. Developer agrees to provide 21 acres of
neighborhood parkland and 23.3 acres of open space
Page 19 of 99
Extraordinary Benefits. The development provides extraordinary
public benefits that advance the vision and goals of the
Comprehensive Plan.
•Diversity of Housing. Land Use Plan provides a diversity of housing with range of single-family lots/designs, two
family and alley loaded lots closest to corridor, while increasing commercial as described earlier.
Type
Size
Price
Vacant Land Analysis
Vacant acres 13,413
Vacant acres outside floodplain 11,913
Housing and Household Characteristics
Avery-Bost Subarea Planning Area
Single Family, detached 89%6%81%
Single Family, attached 11%2%1%
Multi-family 0%0%17%
Median lot size .12 1.00 .23
Price per sq. ft.TBD $143 $146
Source: WCAD 2018 Data
Page 20 of 99
Enhance Public Service and Safety. The development enhances public
services and optimizes service delivery through its design, dedication
of sites, connectivity, and other features.
•SIP Fee. Developer agrees that the City can collect a Fire SIP
fee of at time of application of building permit for each
residential lot and commercial lot.
Page 21 of 99
City Exclusive Provider. The development further promotes the City
as the exclusive provider of water, sewer, solid waste, and electric
utilities.
•Exclusive Provider. The City to be the exclusive provider of
wastewater and solid waste services
•On-site Facilities. The Developer/District to cover the full cost
of On-site Facilities (water, wastewater, drainage, road, etc.…)
•Impact Fees. The Developer has agreed to be subject to the
City’s wastewater impact fee
Page 22 of 99
Bond Information:
•Maximum Amount of Bonds to be Issued: $120,000,000
•Maximum Bond Maturity: 25 years [MUD Policy guide is 25 years]
•Bond Issuance Period: 10 years [MUD Policy guide is 10 years]
•Refunding Bonds: No deviation from policy requested
•District Only Tax Rate (Maximum):$0.95/$100 in Assessed Value
Finance Plan. The developer(s) contributes financially to cover a
portion of infrastructure expenses without reimbursement by the
MUD or the City and as reflected in conditions placed on the
issuance of bonds by the district.
Page 23 of 99
Finance Plan. The developer(s) contributes financially to cover a
portion of infrastructure expenses without reimbursement by the
MUD or the City and as reflected in conditions placed on the
issuance of bonds by the district.
•Infrastructure Contribution. Master Developer has agreed to
design, construct, and install an estimated $14M of off-site
wastewater infrastructure, at no cost to the City and to promote
City’s long-term wastewater solution for the southeast quadrant
of the City’s ETJ.
Page 24 of 99
Annexation. The development will not impair the City’s future
annexation of the MUD or adjacent property or impose costs not
mutually agreed upon.
•Strategic Partnership Agreement (SPA). Staff supports an SPA
annexing the entire MUD for limited purposes, the limited
purposes being imposition and collection of sales tax. The
proposal is to:
•MUD would receive 20% of the City’s 1% general sales tax
but none of the other 1 cent of dedicated sales and use
taxes. (see next slide)
•City will get 80% of the City’s 1% general sales and use tax,
and 100% of all other sales and use taxes.
Page 25 of 99
The City of Georgetown –2¢ Sales Tax Break Down
20%
MUD
City Retains 100%City Retains 80%
Page 26 of 99
Fiscally Responsible. The development is financially feasible, doesn’t
impair the City’s ability to provide municipal services, and would not
impose a financial burden on the citizens of Georgetown in the event
of annexation.
•Estimated Sales Tax. Scenario 1 –3 below assume commercial absorption
over 20 years with a Strategic Partnership Agreement with an ETJ MUD
MUD would receive 20% of the 1 cent: $757,335 $486,858 $378,667
[NOTE: Scenario 1 includes 170,400 sq ft of neighborhood commercial with construction starting in year 5
and buildout by year 10]
Page 27 of 99
Feedback and Direction
Staff is seeking Council’s feedback and direction on a request for
creation of a new ETJ Municipal Utility District (MUD), Avery Bost, to
negotiate agreement and a corresponding Land Use Plan.
•Does Council support an ETJ MUD (roughly 420 acres) under terms as
presented?
•If Council supports an ETJ MUD, does Council support an SPA to impose and
collect the City's sales tax in an ETJ development with sales tax revenue to
be divided between the City and the Developer on terms approved by City
Council (e.g., 80% City/20% Developer)?
•Does Council have comments on the proposed Land Use Plan?
Page 28 of 99
Next Steps
•Should Council direct staff to proceed with an ETJ MUD, the next steps would
include:
•Initiate negotiations with Avery Bost MUD
Page 29 of 99
City of Georgetown, Texas
City Council Workshop
April 27, 2021
S UBJEC T:
P resentation, update and discussion regarding amendments to the Shado w Canyon M U D (a.k.a. Williamso n County
Municipal Utility District #34 or W CM U D #34) Amended Consent Agreement and water services agreement -- Wayne
Reed, Assistant City Manager
I T EM S UMMARY:
J oe Straub on behalf of 27 8 Georgetown, Inc., the Owner, has requested an amendme nt to the Williamson County
Municipal Utility District #34 Original Consent Agreement ("Conse nt Agreement" or “C A”) and to renew a water
services agreement. He is asking the City to c onsider an amendment to the Co nsent Agreeme nt to increase bo nd capacity
from $1 9.9 million to $26.0 million. In addition, there is a need to replace the old Water Service Agreement for this
development as it was on an o ld form and has e xpired . In exchange for the amendment to the Conse nt Agreement Owmer
has agreed to inc orpo rate architectural standards for all future ho mes to ensure consistency in the quality acro ss the
entire deve lo pment as it builds out, covering the full co st to design and c onstruct a traffic signal at State Highway 29 (S H
29) and River Terrace Drive when warranted, and pro viding a date certain for the c ompletio n of construction of the
portion of the City’s regional river trail that is planned for this property.
City staff supports the proposed changes.
Background
The Shadow Canyo n single-family development covers appro ximate ly 2 78 acres and is located on the so uth side of S H
29 west of D.B. Wood Road and is controlled by a 2016 Consent Agreeme nt Co uncil approved its co nsent to the creation
of Williamson County Municipal Utility District #34 (W CM U D #34) in May 2016.
The existing Land P lan covers 278 acres and is comprised of the following features:
Single-family = 600 D Us;
Amenity center
Open space = 80 acres; and
R egional Trail along the San Gabriel R iver
There are no proposed changes to the Land P lan.
A 2005 Water Services Agreement also applies to the land. The 2 00 5 agreement is one that was assigned to Georgetown
when the City acquired CTSU D. That agreement was last ame nde d in 2013 to divide L U Es among various tracts when
ownership changed hands, but it still predates the current pro ject and so me terms have expired and othe rs no longer apply.
City Staff is proposing to re -do the Water Service Agreement to be consistent with similar agreements now in use by the
City in the old C TS U D water service area.
Amendments
The amendments being proposed at this time are as follows:
1. Traffic Signal
Existing: No obligation to fund the design and co nstruction o f a traffic signal at the
intersection of State Highway 29 and River Terrace Drive. Signalization of this intersection
is controlled by TxD O T.
P roposed: Owner to be obligated to c onduct annually warrant studies until one shows a
signal is warranted Staff has proposed to apply the same traffic signalization requirements as
have be e n inc luded in othe r agre e ments (e.g., the Oaks at San Gabriel) which general provide
that:
If and when T xD O T requires construction of a traffic signalization
Page 30 of 99
improvements at that intersection, the Owner will pay for and construct the
required improvements; and
To secure its obligation to construct any warranted traffic signalization
improvements, the O wner must post fiscal security with either T xD O T (e.g.,
under the standard T xD O T -D eveloper agreement) or with the City (if the
T xD O T-D eveloper agreement is not finalized within a specified timeframe).
Staff recently received the O wner ’s comments on the staff proposal which are
still under review.
2. Architectural Standards
Existing: No architectural standards are contained in the Consent Agreement.
P roposed: Developer has agreed to incorporate the architectural standards into the Consent
Agreement that are c onsistent with the P lanned Unit Deve lo pment (P U D) Ordinance as well
as homeowners’ existing neighborhood declarations and design guidelines.
3. San Gabriel River Trail
The Owner is also supportive of adding a date certain to the existing triggers for trail
construction as contained in the current P lanned Unit Development (P U D). The current
P U D entitlements contemplate a 10’ trail along the San Gabriel River. They have agreed to
formalize a time commitment to initiate co nstruction of the trail syste m by April 1 , 2022
and complete co nstruction by December 3 1, 2022. In addition, the Owne r will pro vide trail
enhancements, including benches, scenic o verloo k spurs, picnic stations and wayfinding
markers, as approved by the P arks and Recreation Director.
4. Maximum Amount of Bonds to Be Issued
Existing: Not more than $19,900,000.
P roposed: Developer is seeking to increase the amo unt to $2 6,0 00 ,00 0, because assessed
values have exceeded the original pro jectio ns and this will allow for a greater recouping of
eligible expenses.
5. Water Services Agreement
Approve a new water services agreement.
Developer has requested that the 600 L U Es of the P rior Service Commitment allocated to
the P ro perty be extended and has requested that the dollar amount of any Credited L U Es that
have not been credited as of October 1, 2021 (i.e., the number of remaining Credited LU Es
multiplied by $2,9 00 ) be credited against the Impact Fees ado pted by the City for lots
platted after October 1, 2021 until all of the Credited L U Es have been applied and there are
no remaining Credited L U Es
F I NANC I AL I MPAC T:
This amendment is proposing to modify the “Amount of Bonds to be Issued” while all other terms will remain the same as
follows:
Di stri ct Onl y Tax Rate (M axi mum): $0.6660 at present. [No Change]
Esti mated Amount of B onds to be Issued: Increase from $19,900,000 to $26,000,000 [P roposed to be modified]
Maxi mum Maturi ty of B onds: 2 5 years from the date of issuance for any one series of bonds, excluding refunding
Bonds. [No Change]
Refundi ng of B onds: District may redeem bonds at any time be ginning not later than the tenth (10th) anniversary of the
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date of issuance without premium; the refunding Bonds may no t extend beyond the latest maturity of the re funde d Bonds.
[No change]
Maxi mum Issuance P eri od betw een F i rst and Last B onds: On or before the date that is ten (10) years after the first
issuance of bonds by the District, excluding refunding Bonds. [No change]
Rei mbursement Agreements : District will not issue Bo nds for the purposes of reimbursing the Develo per fo r any
costs or expenses paid by the Developer after the tenth (10th) anniversary of the date o f the first issuance of bonds by the
District. [No change]
F aci l i ti es B onds may be Issued to F i nance: including water, wastewater, drainage, organizational expenses, initial
operating expenses, interest during construction, capitalized interest, refunding, ro adways, and recreational facilities. [No
change]
Master Devel opment F ee. Master Development Fe e equal to 10 % of each net bond reimbursement received by the
Owner up to $1,500,000. [No change]
N O TE: Section 5.0 4 of the Original Co nsent Agreement, City Operations Compe nsation Fee (a.k.a. “Master
Development Fee” of M D F), is hereby ame nde d to clarify that the Maste r Development Fee to be paid to the
City out o f pro c e e ds othe rwise payable to Owner by the Distric t from the issuance of Bonds by the District will
be paid by the Distric t directly to the City. Owner he re by authorizes and directs the District to pay directly to
the City all sums included in or represented by the M D F, without any further consent or approval of the Owner.
The Developer is in compliance with the M D F to date.
S UBMI T T ED BY:
Wayne Reed, Assistant City Manager
AT TAC HMENT S :
Description
P resentation
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City Manager’s Office
Shadow Canyon
Proposed Amendments to the Consent Agreement
(and Related Agreements) between the City,
278 Georgetown, Inc.,
and Williamson County MUD No. 34 (a/k/a Shadow
Canyon Subdivision and/or Riverview Subdivision)
Presented by
Wayne Reed,Assistant City Manager
April 27, 2021
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City Manager’s Office
Over view
•Purpose of Presentation
•Project History
•Requested Amendments
•Next Steps
•Feedback and Direction
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City Manager’s Office
Purpose
Staff is seeking Council’s feedback and direction on the following amendments
to the 2016 Consent Agreement and Water Services Agreement:
Consent Agreement Amendments:
•Increase Bond Amount Limit from $19.9M to $26M
•Address traffic signalization at River Terrace Drive and SH 29 Intersection
•Address architectural and masonry requirements (to be same as PUD Ordinance)
•Accelerate construction of San Gabriel River Trail
•Replace Water Service Agreement (replacing expired CTSUD-era agreement)
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City Manager’s Office
Project Location and General Description
Project Description
•278 acres
•600 SF Lots
•Amenity Center
•More than 80 acres of
open space, including
22 acres of Parkland
along River
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City Manager’s Office
Update on Build-Out Status
Phase Lots and
Features
Status
1 88 Sold out
2 162 Active lot sales and nearly sold out
3 100 Under construction; expect home building in May 2021
4 34 Construction complete awaiting City’s acceptance
5 Amenity
Center
Out to bid; expect start of construction in 2021
6 46 Construction to begin in Summer 2021
7 101 Plat under review; expect to be under construction in 2021
8 69 Plat under review; expect to be under construction in 2021
Total 600 lots
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City Manager’s Office
South San Gabriel River Trail Corridor
South San Gabriel River Trail:
•The distance from I-35 to the east
edge of Garey Park following the
river corridor is approximately
39,510 ft.or 7.5 miles
•Shadow Canyon has approximately
1 mile of river corridor frontage
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City Manager’s Office
Requested Consent Agreement Amendments
Financial Terms
•Bond Limit Amount:Increase from $19.9M to $26M
•Maximum Bond Maturity:25 years [NC]
•Bond Issuance Period:10 years after first issuance of Bonds [NC]
•Reimbursement Agreement Period:10 years after first issuance of Bonds [NC]
•District Only Tax Rate (Maximum):$0.6660/$100 in Assessed Value, subject to TCEQ rules [NC]
Water Service Agreement:
•Replace existing expired agreements (project is in the former CTSUD Service Area)
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City Manager’s Office
Developer Agreement on Community Benefits
Traffic:
•Address signalization improvements at the intersection of River Terrace Drive and State Highway 29
•Consider TxDOT warrant requirements
Architectural Standards:
•Incorporate into Consent Agreement from the PUD Ordinance
San Gabriel River Trail:
•Provide date certain for completion of construction of nearly 1 mile of the regional trail across entire
length of the property along the South San Gabriel River and provide enhance features, such as benches,
scenic overlook spurs, picnic stations, and wayfinding markers
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City Manager’s Office
Feedback and Direction
Staff is seeking Council’s feedback and direction on the following amendments
to the 2016 Consent Agreement and Water Services Agreement:
Consent Agreement Amendments:
•Increase Bond Amount Limit from $19.9M to $26M
•Address traffic signalization at River Terrace Drive and SH 29 Intersection
•Address architectural and masonry requirements (to be same as PUD Ordinance)
•Accelerate construction of San Gabriel River Trail
•Replace Water Service Agreement (replacing expired CTSUD-era agreement)
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City Manager’s Office
Next Steps
•If City Council supports the proposed amendments:
•Begin drafting amendments to the current Consent Agreement and a new
Water Service Agreement as described in presentation consistent with
Council direction
•Public notice and hearings as required
•Council consideration of Consent Agreement Amendment and related
Water Services Agreement
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City of Georgetown, Texas
City Council Workshop
April 27, 2021
S UBJEC T:
P resentation and discussion regarding sho rt term rentals and po tential regulation -- M ichaela Dollar, Economic
Development Director; J ackson Daly, Community Services Director; and Cari Miller, Tourism & CVB Manager
I T EM S UMMARY:
The presentation will cover the short-term rental market, current oversite in Georgetown, an overview of potential levels
of regulation with examples, and request feedback from council on desired regulation and public engagement.
F I NANC I AL I MPAC T:
.
S UBMI T T ED BY:
Sharon P arker
AT TAC HMENT S :
Description
S hort Term R entals P resentation
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Short Term Rentals
City Council Workshop
April 27, 2021
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Agenda
•Short Term Rental Overview
•Current Tracking of Short Term Rentals
•Current Ability to Regulate Short Term Rentals
•Potential Regulation
•Public Engagement
•Questions & Next Steps
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What is a short term rental (STR)?
•Rental of a residential
dwelling unit for periods of
less than a month
•Can be a single room or
entire home
•Usually booked through an
online niche source
•Approximately 125+ niche
sites on the market
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STR Market
•Market is ever-changing and
incredibly dynamic
•Growing rapidly, despite the
pandemic
•Use of STRs increased from
approximately 8% of total lodging
revenue in in 2019 to 25% in 2020 in
the United States
Source: GranicusPage 47 of 99
Current Tracking of STRs
•Rely on STRs to self report
•Scan STR Websites (VRBO, Airbnb, etc.)
to locate Georgetown properties
•Currently 29 STRs paying Hotel
Occupancy Tax
•124 estimated STRs in Georgetown
•65% estimated growth in the last year
(Approximately 80 new properties)
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Current Ability to Regulate STRs
•Noise Ordinance (Sec. 8.16.030)
•The making of noise which exceeds 63 decibels during the daytime
or 56 decibels during the nighttime in residential areas and all
abutting public rights-of-way
•Typically enforced by Police
•Occupancy Limits (International Property Maintenance Code)
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Current Ability to Regulate STRs
•Parking Ordinance
•No commercial vehicles in residential areas
•No parking on unapproved surfaces (front yards
or side yards)
•No blocking the public right-of-way
•No blocking sight triangles
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Areas of Focus
Preserving the
community’s character
Potential lost revenue recovery
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Regulation of Short Term Rentals
•No Regulation
•Current level
•Low Regulation
•Registration with standard requirements
•Example: Fredericksburg
•Medium Regulation
•Registration with moderate requirements and density restrictions
•Example: San Antonio
•High Regulation
•Registration with strenuous requirements
•Similar to an SUP process with a public hearing
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Low & Medium Similarities
Fredericksburg –Low San Antonio –Medium
Application & Permit Fee ($100 -$150)
(application includes layout of dwelling and diagram of on-site
parking)
Valid for 1 year
Valid for 3 years
Contact and compliance information posted inside dwelling
Any advertisement must include permit number
Must abide by all existing ordinances
(noise, occupancy, garbage, hotel occupancy taxes, etc.)
Restricted event uses in residential areas
City and tenant provided with local contact person available
24 hours a day
Permit may be revoked for non-compliance
Inspection by City Required for permit Upon complaintPage 53 of 99
Additional Regulations –San Antonio
•Delineates two permit types
1.Owner-occupied dwelling with owner generally present
2.Non-owner occupied dwellings with rental of the entire unit
•Insurance requirement for personal injury liability of guests
•Life safety requirements including carbon monoxide detectors, fire
extinguishers, emergency escapes, and evacuation plan
•Enforcement and penalty
•Permit revoked with 3 or more confirmed citations, failure to pay hotel occupancy
taxes, or failure to complete the permit renewal process
•Violation of terms results in fines of $200 -$500 per day/occurrence
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Additional Regulations –San Antonio
•Unified development code amendment
•Defined as a residential dwelling unit rented for less than 30 days
•Permitted in all residential use categories and some non-residential use categories
•Excludes hotels, extended stay hotels, motels, corporate apartments, and bed and
breakfasts
•Operator shall not provide food or beverage, directly or indirectly, for a fee
•STRs in residential zoning districts can not include venues for weddings, events,
restaurants, meetings, etc. as either a primary nor an accessory use
•Density limitations for Type 2 STRs (non-owner occupied) in residential areas
•Limited to no more than one-eight of the total number of single-family, duplex, triplex, or quadraplex units on
the block face
•At least one unit may be permitted per block, regardless of density
•Authorized bed and breakfasts shall be considered in the calculation
•Similar density table for multi-family units
•Signage advertising the rental in a commercial district is not permitted
•Outlines process for Zoning Board of Adjustments to grant special exemptions
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Tracking Software Program
•Manual tracking of STRs very difficult and time intensive
•Software can:
•Identify and track units
•Take payment for hotel motel taxes online
•Offer 24/7 hotline for complaints
•Tracks complaints for easier regulation
•Cost based on number of units
•Approximately $110 per unit per year
•Estimated to be $20,000 per year for Georgetown
•Permit fee used to off-set cost
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Proposed Public Engagement
•Targeted community survey for:
•STR operators
•STR neighbors
•Public hearing?
•Can bring survey results back to council with draft plan
recommendation
Page 57 of 99
Questions
•Does council have an interest in continuing research into
regulation and a draft policy?
•If so, does a low, medium, or hybrid policy stand out?
•What comments/concerns do you have?
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City of Georgetown, Texas
City Council Workshop
April 27, 2021
S UBJEC T:
P resentation by Williamson Central Appraisal District Chief Appraiser Alvin Lankford regarding growth trends in
assessed value and an overview of the W C AD budget and services provided -- Leigh Wallace, Finance Director
I T EM S UMMARY:
Mr. Lankford will provide the Council with a summary of the services provided by W CAD in return for the charges paid
by the City. He will also provide a preliminary look at the trend in assessed values.
F I NANC I AL I MPAC T:
None. The City pays for W C AD’s appraisal services based on a pro-rata share of property values. The agreement is
approved in December of each year, and the funds are budgeted in the J oint Services Fund, Finance Administration cost
center.
S UBMI T T ED BY:
Sharon P arker
AT TAC HMENT S :
Description
2021 C ity of G eorgetown P res entation
Page 59 of 99
WILLIAMSON CENTRAL APPRAISAL DISTRICT
CITY OF GEORGETOWN COUNCIL MEETING
APRIL 27, 2021
Alvin Lankford, RPA, CAE, AAS, CCA
WCAD Chief Appraiser
ALVINL@WCAD.ORG
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Thank You For the Invitation
•It is very important for our community to understand the function an
Appraisal District performs in the Property Tax System.
Alvin Lankford
•I have been with the district for over 21 years
•Appointed as Chief Appraiser in March 2009
•Williamson Central Appraisal District has over 253,000 properties to
value each year.
•1,123 square miles
•Total Market Value of over $108 Billion
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Appraisal District:
•Texas State Law provides for the establishment of appraisal districts
within each county. The appraisal district is responsible for appraising
property in the district for each taxing unit that imposes ad valorem
(property) taxes on property within the district. The appraisal district
is a political subdivision of the State of Texas.
•ALL appraisals are done at 100%of Market Value as of January 1 of
the tax year
•Values are audited by the State Comptroller for compliance
•If values fall out of range…local schools can lose state funding
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WHAT’S NEW AT WCAD
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WCAD.org Disaster Exemption
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MARKET DASHBOARD
For Residential Properties
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Accessed through
Property SearchProperty Owner Dashboard
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Property Owner Dashboard
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CHANGE DETECTION –
SKETCH VALIDATION
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Appraiser Hours Spent 2376
(x) Approximate Salary Per Hour 24.98$
(=) Subtotal Appraiser Cost 59,352$
Change Finder Service Cost 66,280$
Total Project Cost 125,633$
Total Value Added 37,510,917$
(x) Average Tax Rate $2.50 Per $100.00
Total Taxes Gained Year 1 937,773$
Total Cost to District 125,633$
Total Taxes Gained Year 1 937,773$
ROI 746%
2021 Change Finder Results
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HOW WE ARE GRADED
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Property Value Study
(PVS 2020)
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WHAT OTHERS ARE
SAYING ABOUT THE
MARKET
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Austin Business Journal and Austin
American-Statesman
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Texas A&M
Real Estate
Center
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Texas A&M
Real Estate
Center
Page 81 of 99
CITY OF GEORGETOWN
APPRAISAL DATA 2021
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What others are saying about
the market in Williamson
County and the Austin-Round
Rock MSA
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Average Value of Homestead Capped Accounts and Average Cap Adjustment
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