[00:00:04]
GOOD EVENING. TODAY IS TUESDAY, FEBRUARY 24TH AND THE TIME IS 6:42 P.M. AND I WOULD LIKE TO CALL THIS REGULAR MEETING OF THE PLANNING AND ZONING COMMISSION TO ORDER. MAY I HAVE A ROLL CALL, PLEASE? COPELAND. HERE. WEBB. HERE. SIEGEL. HERE. HERE. HERE. HOUCK. HERE.
[II) Approval of Minutes]
PERFECT. ALL RIGHT, FIRST UP, WE HAVE APPROVAL OF MINUTES. CONSIDER APPROVAL OF THE PLANNING AND ZONING COMMISSION. FEBRUARY 10TH, 2026. REGULAR MEETING MINUTES. MOTION TO APPROVE. SECOND. OKAY. WE HAVE A MOTION TO APPROVE FROM COMMISSIONER COPELAND AND A SECOND FROM COMMISSIONER HOUCK. IS THERE ANY DISCUSSION ON THAT? OKAY. ALL IN FAVOR, PLEASE SAY AYE. AYE. ALL OPPOSED? SAY NAY. OKAY. MINUTES ARE APPROVED. NEXT IS OUR CITIZEN COMMENT PERIOD. THE PLANNING AND ZONING COMMISSION WELCOMES COMMENTS FROM CITIZENS EARLY IN THE AGENDA OF REGULAR MEETINGS. SPEAKERS ARE PROVIDED WITH AN OPPORTUNITY TO SPEAK DURING THIS TIME PERIOD ON ANY AGENDA ITEM OR ANY OTHER MATTER CONCERNING CITY BUSINESS, AND THEY MUST OBSERVE THE THREE MINUTE TIME LIMIT. SO I WILL GO AHEAD AND OPEN THAT NOW. AND[2) Receive a report, hold a discussion, and provide staff feedback on the Housing Assessment prepared by HousingWorks Austin. ]
SEEING NONE, WE WILL JUST KEEP ON ROLLING. NEXT WE HAVE RECEIVE A REPORT, HOLD A DISCUSSION AND PROVIDE STAFF FEEDBACK ON THE HOUSING ASSESSMENT PREPARED BY HOUSING WORKS AUSTIN. MISS MCCOLLUM. THANK YOU. COMMISSIONERS, I'M EXCITED TO SAY THAT WE HAVE A PRESENTATION FROM OUR FRIENDS AT HOUSING. WORK OF S IS HERE TO KIND OF HIGHLIGHT WHAT WE'RE DOING REGARDING A HOUSING STRATEGY. THIS WAS SOMETHING THAT COUNCIL WANTED US TO CONSIDER AND LOOK AT REALLY FOR HOUSING AND MEETING ALL OF OUR HOUSING NEEDS. I THINK IT REALLY FITS IN WELL WITH SOME OF THE UNIFIED DEVELOPMENT CODE AMENDMENTS AND CHANGES THAT WE'RE DOING. SO WE'RE GOING TO BUILD OFF SOME OF THE ADVANTAGES THAT THAT WE HAVE IN THIS AND REALLY KIND OF HELP WITH FRAMING SOME POLICY AND COUNCIL DIRECTION REGARDING TO THE HOUSING. SO THIS IS THIS IS BUILDING OFF OFF OF THAT. SO WITH THAT, I'LL TURN IT OVER TO YVETTE. AND HE CAN KIND OF HIGHLIGHT WHAT WE'RE DOING SO FAR. THANK YOU. THANK YOU MELISSA. CHAIR COMMISSIONERS. THANK YOU ALL FOR HAVING ME TODAY. MY NAME IS SARAH AND I'LL BE GOING OVER THE HOUSING ASSESSMENT. SO CAN WE GO TO THE NEXT SLIDE. OH. OH I HAVE THE CLICKER. THAT'S EVEN BETTER. AGAIN MY NAME IS USS HA. I SERVE AS THE EXECUTIVE DIRECTOR FOR HOUSING WORKS AUSTIN. WHILE WE'RE BASED OUT OF AUSTIN, WE DO WORK ON HOUSING AFFORDABILITY THROUGHOUT THE REGION. WE LOOK AT RESEARCH, ADVOCACY AND THEN ALSO LOOKING AT EDUCATION AS A PART OF THAT. JUST GIVING YOU A SLIGHT HEADS UP ON WHAT WE'RE GOING TO LOOK AT. I'LL TALK A LITTLE BIT ABOUT THE ASSESSMENT, WHAT IT IS TALKING ABOUT. SORT OF WHAT KYLE, YOU KNOW, THE DATA FOR KYLE AT A GLANCE, WHAT THAT LOOKS LIKE, LOOKING AT SOME DIFFERENCES BETWEEN REGIONAL AND HOUSING MARKETS, LOOKING AT MEDIAN FAMILY INCOME COMPARISON AND RENT LIMIT COMPARISONS. THIS IS FOR OUR AFFORDABLE HOUSING PROGRAMS. AND THEN JUST REALLY WRAPPING UP WITH AFFORDABLE HOUSING NEEDS AND SOME KEY FINDINGS. SO I'LL START WITH ESSENTIALLY JUST TALKING ABOUT PRETTY MUCH MELISSA COVERED IT. BUT OUR DELIVERABLES FOR THIS WORK IS REALLY A REPORT WITH SOME RECOMMENDATIONS, EXECUTIVE SUMMARY AND THEN SOME PRESENTATION SLIDES WILL PROBABLY HAVE SOME BACKUP DATA FOR STAFF AS WELL. BUT THAT WILL BE DIFFERENT. AND WE'RE HOPING TO KNOCK ON WOOD. STILL WRAP THIS BY APRIL OF THIS YEAR. WE WENT THROUGH THE FIRST PHASE, AND WE'RE NOW SORT OF IN THE MIDDLE OF THE SECOND PHASE OF THIS CONVERSATION. THE FIRST ONE WAS REALLY QUANTITATIVE DATA. THAT'S WHAT YOU'RE GOING TO LOOK AT. AND I'LL TALK A LITTLE BIT ABOUT WHERE WE'RE GOING WITH THE QUALITATIVE DATA ASPECT OF THIS. SO JUST AGAIN TALKING ABOUT HOUSING WORKS.WE'RE NONPROFIT ORGANIZATION THAT AIMS TO EXPAND AFFORDABLE HOUSING AND ATTAINABLE HOUSING THROUGHOUT CENTRAL TEXAS. AND THE MOTTO WE GO BY IS ALL KINDS OF HOMES IN ALL PARTS OF TOWN FOR ALL KINDS OF PEOPLE. JUST LOOKING AT KYLE AND I SHOULD START BY SAYING, THERE'S GOING TO BE A LOT OF DATA ON THESE SLIDES. I WILL TRY TO SORT OF DRAW YOUR EYE TO CERTAIN THINGS.
OF COURSE, THIS IS IN THE BACKUP, SO FEEL FREE TO EXPLORE IT. FEEL FREE TO ASK ANY QUESTIONS THAT YOU MIGHT HAVE, AND I'LL SORT OF KEEP CHUGGING ALONG IN THIS ONE. I THINK JUST THE MOST IMPORTANT THING I WANT TO HIGHLIGHT IS THAT IF YOU LOOK AT THAT MIDDLE BAR, THE SUBSIDIZED HOUSING, THE CITY OF KYLE HAS A LITTLE OVER 1500 SUBSIDIZED AFFORDABLE HOUSING UNITS. THESE ARE UNITS THAT HAVE SOME KIND OF LEGAL RESTRICTION FOR AFFORDABILITY, AND OUT OF THOSE, AROUND 1200 EXIST TODAY. AND THERE'S ANOTHER 300 SLIGHTLY OVER PLANNED AND ARE COMING ONLINE. AND I HAVE A LIST THAT I'LL SHARE ABOUT WHAT THOSE PROJECTS ARE. JUST SO YOU HAVE AN IDEA. THE OTHER THING, JUST FROM A COST OF LIVING PERSPECTIVE, THAT BOTTOM LEFT BOX, THE AVERAGE RENT IS NEARLY $1,250, AND THE MEDIAN HOME PRICE IS AROUND $330,000, WITH A MEDIAN FAMILY INCOME FOR THE CITY OF KYLE ITSELF A LITTLE OVER
[00:05:01]
$100,000. THIS COMPARES HONESTLY, REALLY WELL WITH THE OTHER PARTS OF THE REGION, COMPARATIVELY SPEAKING, TO OTHER MAJOR CITIES IN OUR FIVE COUNTY REGION. AND I'LL TALK ABOUT THAT. KYLE IS, OF COURSE, RELATIVELY MORE AFFORDABLE, BUT WE STILL SEE THAT. OF COURSE, THERE IS, YOU KNOW, CRUNCH IN TERMS OF HOUSING NEEDS WITHIN THE CITY ITSELF. JUST AGAIN, VERY ROUGHLY SPEAKING, NEARLY ONE THIRD OF KYLE RESIDENTS ARE RENTERS. AND THE YOU KNOW, THE REMAINING ARE ESSENTIALLY HOMEOWNERS. THE OTHER THING I JUST WANT TO POINT OUT IS THAT TOP RIGHT CORNER BOX LOOKING AT WORKERS, I THINK THIS IS IMPORTANT TO THINK ABOUT. SO LOOKING AT THE DATA, THERE'S ESSENTIALLY AROUND 1200 FOLKS WHO LIVE AND WORK IN KYLE, KYLE, RESIDENTS THAT LIVE HERE AND ALSO WORK HERE. AND THEN ANOTHER AROUND 7200 FOLKS LIVE IN THE CITY OF KYLE, BUT THEY WORK OUTSIDE OF THE CITY. A WHOPPING OF THE WORK IN KYLE WOULD LIVE OUTSIDE THE CITY, AND THEN A WHOPPING. ESSENTIALLY AROUND 24,000 FOLKS LIVE IN THE CITY OF KYLE, BUT WORK OUTSIDE THE CITY, RIGHT? SO JUST WHEN WE TALK ABOUT THE JOBS, HOUSING AND HOW TO SORT OF COMBINE WORK PLACES WITH PLACES WHERE PEOPLE LIVE, THIS IS JUST SOMETHING I WANTED TO POINT OUT. AGAIN, A LOT GOING ON IN THIS SLIDE. I'LL ASK YOU TO FOCUS REALLY ON THE RIGHT SIDE OF THE LEFT SIDE OF THIS DIAGRAM. JUST LOOKING AT FOR KYLE CITY, YOU'LL SEE OTHER CITIES IN THE REGION, IN THE COUNTY AND OUR FIVE COUNTY MSA FOR COMPARISON PURPOSES. BUT ESSENTIALLY WHAT WE'RE GOING TO TALK ABOUT IS COST BURDEN HOUSEHOLDS. AND MY APOLOGIES IF Y'ALL ALREADY KNOW THIS, BUT COST BURDEN HOUSEHOLDS ARE THOSE WHO ESSENTIALLY ARE PAYING MORE THAN 30% OF THEIR INCOME TOWARDS HOUSING COSTS AND HOUSEHOLDS THAT PAY MORE THAN 50% OF THEIR INCOME TOWARDS HOUSING COSTS ARE CONSIDERED EXTREMELY COST BURDEN. AND GENERALLY SPEAKING, WHEN FOLKS ARE SPENDING MORE THAN 30% OF THEIR HOUSEHOLD INCOME ON HOUSING COSTS, WE KNOW THAT IT STARTS TAKING AWAY FROM OTHER THINGS LIKE CHILDCARE, HEALTH CARE, ELDER CARE, SO ON AND SO FORTH, ALL OF THOSE NECESSITIES THAT ARE CRITICAL FOR FULLY COMPLETE LIFE, FOR A HOUSEHOLD. AGAIN, JUST LOOKING AT FOR THE CITY OF KYLE, WHAT WE CAN SEE IS THAT HOMEOWNERS WHO CURRENTLY HAVE A MORTGAGE, A QUARTER OF THEM ARE COST BURDEN, I.E. THEY'RE PAYING MORE THAN 30% OF THEIR INCOME ON HOUSING. WHEN WE LOOK AT ESSENTIALLY EXTREMELY COST BURDENED, 7% ARE PAYING MORE THAN 50% OF THEIR INCOME TOWARDS THAT. FOR HOMEOWNERS THAT DO NOT HAVE A MORTGAGE, THIS NUMBER OBVIOUSLY GOES DOWN SLIGHTLY. STILL, 11% OF THOSE WITHOUT A MORTGAGE ARE PAYING MORE THAN 30% OF THEIR INCOME ON HOUSING. AS YOU CAN IMAGINE, THAT MEANS THEY'RE CONSTRAINED IN SOME WAY. AND THEN, OF COURSE, YOU KNOW, AS CAN BE IMAGINED, THE HIGHEST FOLKS WHO ARE PAYING MORE THAN 30% OF THEIR INCOME REALLY IS RENTERS. SO 55% OF RENTERS ARE PAYING MORE THAN THAT. AND THEN AROUND ONE THIRD OF RENTERS IN THE CITY OF KYLE ARE PAYING MORE THAN 50% OF THEIR INCOME TOWARDS HOUSING. AND YOU CAN SORT OF SEE ACROSS THE REGION, IT IS, OF COURSE, COMPARATIVELY QUITE MATCHING WHAT IT LOOKS LIKE FOR OTHER COMMUNITIES. I DO WANT TO SAY SLIGHTLY STANDS OUT, BUT THEY ALSO JUST HAVE GENERALLY HIGHER OWNERSHIP RATES. MR. ZAR, ON THAT LAST SLIDE, IF YOU DON'T MIND JUST TO CONFIRM WHEN WE'RE TALKING ABOUT MORTGAGE AND RENTERS FOR THESE STATISTICS, IT'S PURELY THE COST OF RENT OR THE MORTGAGE. IT DOES NOT INCLUDE UTILITIES OR ANY OF THOSE OTHER HOUSE INCOMES. RIGHT. SO IT SHOULD INCLUDE THINGS LIKE THAT AS WELL. IT DOES INCLUDE THOSE WOULD INCLUDE THAT INSURANCE COSTS AND OTHER THINGS LIKE THAT. SO ESSENTIALLY ANYTHING THAT WOULD BE SORT OF CONSIDERED GENERALLY HOUSING COSTS. OKAY. THANK YOU. THE OTHER THING I JUST WANTED TO MENTION AGAIN, THIS MIGHT BE SOMETHING THAT YOU ALL KNOW SERVING ON THIS COMMISSION, BUT I DO WANT TO HIGHLIGHT AGAIN THAT, YOU KNOW, THERE'S A DISTINCTION BETWEEN THE REGIONAL AND LOCAL HOUSING MARKETS. SO THE UNITED STATES DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT LOOKS AT ESSENTIALLY AFFORDABILITY BASED ON INCOME, WHICH OF COURSE MAKES SENSE. WE WANT TO MAKE SURE THAT HOUSEHOLDS THAT HAVE HIGHER INCOMES PAY ACCORDINGLY AND SO ON. BUT AS A PART OF THAT, WHAT THE OFFICE OF MANAGEMENT AND BUDGET DOES IS THEY ESSENTIALLY CARVE OUT AREAS THAT ARE CALLED METROPOLITAN STATISTICAL AREAS.IN IN OUR CASE, THAT'S THE FIVE COUNTY AREA THAT INCLUDES WILLIAMSON, TRAVIS, HAYS, CALDWELL AND BASTROP. SO WHEN WE'RE LOOKING AT THIS DATA NUMBERS AND YOU'LL SEE IN A SECOND PART OF IT IS THAT IS A REQUIREMENT OF HUD AND SEVERAL OTHER FEDERAL PROGRAMS TO LOOK AT THOSE SORT OF MSA LEVEL NUMBERS. YOU CAN IMAGINE LOOKING AT KYLE WITHIN THIS REGION. IT'S A PRETTY LARGE REGION. SO WE SEE A LOT OF VARIABILITY BASED ON SORT OF THE LOCAL CONTEXT FOR KYLE SPECIFICALLY. AND AS I MENTIONED, AFFORDABLE HOUSING PROGRAMS SUCH AS THE LOW INCOME HOUSING TAX CREDIT, SECTION EIGHT HOME PUBLIC HOUSING AND OTHERS REALLY UTILIZE MSA INCOME. AND THEN THE ASSOCIATED RENT LIMITS AND OWNERSHIP LIMITS FOR RESIDENTS. AGAIN, A LOT ON THIS SLIDE, I WOULD JUST FOCUS ON THAT GRAY BAND ON THE
[00:10:02]
TOP, LOOKING AT WHAT MEDIAN INCOME LOOKS LIKE FOR ACROSS THE REGION. SO BY THE HUD STANDARDS, WE'RE LOOKING AT ESSENTIALLY NEARLY $134,000 IN MEDIAN INCOME. AND AS YOU CAN IMAGINE, THIS INCLUDES ALL OF THE COMMUNITIES WITHIN THAT FIVE COUNTY REGION, WHICH IS A PRETTY LARGE REGION WITH A LOT OF VARIABILITY ACROSS THE GEOGRAPHIES. THE CITY OF KYLE IS CLOSER TO 100,000, AND THEN THAT IS ACTUALLY MUCH CLOSER TO THE CITY, SORRY, THE COUNTY, HAYS COUNTY. BUT WHEN WE COMPARE TO CITY OF AUSTIN, OF COURSE, IT HAS A MUCH HIGHER MEDIAN INCOME. LOOKING AT IT FROM THAT PERSPECTIVE, WITHIN THIS, THE THING THAT I WANT TO MENTION IS THAT, FOR EXAMPLE, LOW INCOME HOUSING TAX CREDITS ARE BASED ON THAT 60% MFI LEVEL.THAT'S USUALLY WHAT THE CALCULATION IS. AND YOU'LL SEE THAT FOR THAT HUD MSA COLUMN, THAT'S 60% IS AROUND 80,000. BUT WHEN WE SEE THAT FOR THE CITY OF KYLE, IT'S CLOSER HONESTLY TO 80% MEDIAN FAMILY INCOME. SO THIS IS JUST A CHALLENGE THAT WE SEE NOT JUST FOR THE CITY OF KYLE, THROUGHOUT OUR REGION AND THROUGHOUT THE NATION, THAT ESSENTIALLY WHEN YOU'RE LOOKING AT INCOME LEVELS AND AFFORDABILITY, BECAUSE THE NUMBER IS BASED ON THAT LARGER MSA NUMBER, THERE CAN BE A SLIGHT DISCREPANCY ON THE AFFORDABILITY THAT WE NEED IN OUR OWN COMMUNITY. THE OTHER THING I JUST WANT TO MENTION IS THIS IS REALLY LOOKING AT FAMILY INCOME. IF YOU LOOK AT HOUSEHOLD INCOME, THAT WOULD INCLUDE INDIVIDUALS OR PEOPLE WHO ARE UNRELATED, THIS NUMBER DROPS EVEN MORE SIGNIFICANTLY.
AND GENERALLY SPEAKING, FOR OWNERS, MEDIAN FAMILY INCOME IS HIGHER. FOR RENTERS, IT'S LOWER.
SO ALL THAT SAID, THIS REPRESENTS THE MEDIAN FAMILY INCOME FOR THE CITY OF KYLE.
BUT THERE IS A LOT MORE VARIABILITY TO THAT. I JUST WANTED TO ACKNOWLEDGE THAT BASED ON THIS, THE RENT LIMITS ARE ALSO SET BASED ON THOSE NUMBERS. AND THEN THERE THERE'S GUIDANCE ON THAT. THE HOME PROGRAM, WHICH IS THE ESSENTIALLY THE FEDERAL BLOCK GRANT FOR HOUSING RELATED SPECIFICS, SIMILAR TO THE COMMUNITY DEVELOPMENT BLOCK GRANT, ESSENTIALLY HAS RENT LIMITS THAT ARE PART OF IT. AND THEN FOR ESSENTIALLY OTHER KINDS, PARTICULARLY THE SECTION EIGHT VOUCHER, IF THERE ARE, WE FOLLOW THE FAIR MARKET RENT.
AGAIN, JUST FOR THIS SCENARIO, I WOULD LOOK AT THAT GRAY BAR AND LOOKING AT THAT, YOU'LL SEE THAT COMPARATIVELY SPEAKING, THE FAIR MARKET RENT IS ACTUALLY QUITE SIMILAR TO THE MARKET RENTS THAT WE SEE IN THE CITY OF KYLE. SIMILARLY, SAME GOES FOR THE OTHER RENT LIMITS THAT COME PART OF IT. NOW, I DO WANT TO ACKNOWLEDGE THAT THIS DATA GETS A LITTLE MUDDY, BECAUSE WE DON'T HAVE THAT SPECIFIC MARKET DATA BROKEN DOWN BY BEDROOM FOR THE REGION.
THE RENTAL DATA THAT I HAVE IS MORE BASED ON SQUARE FOOTAGE AND AVERAGE SQUARE FOOTAGE, BUT ESSENTIALLY THAT TWO BEDROOM GIVES YOU A PRETTY DECENT IDEA OF WHAT THAT MIGHT LOOK LIKE, WITH THE CAVEAT THAT, OF COURSE, THE MARKET RENTS DO NOT NECESSARILY INCLUDE OTHER THINGS LIKE UTILITIES, ETC. THE AGAIN, I DON'T NEED TO GO OVER THIS, I'M ASSUMING IN TOO MUCH DETAIL. BUT JUST BEFORE WE GO TO THE NEXT SLIDE OF LOOKING AT WHAT AFFORDABLE HOUSING EXISTS IN THE CITY OF KYLE, THERE'S FOUR MAJOR PROGRAMS THAT WE WANT TO TALK ABOUT. SO THERE'S THE PUBLIC HOUSING, RURAL RENTAL HOUSING. THIS IS A PROGRAM BY THE UNITED STATES DEPARTMENT OF AGRICULTURE. IT'S SECTION 515 AND THE LOW INCOME HOUSING TAX CREDIT, WHICH IS TRULY, I THINK, THE MOST PROLIFIC PROGRAM. AND THERE'S TWO KINDS WITHIN THAT. THERE'S THE 9% TAX CREDIT, WHICH IS MUCH MORE COMPETITIVE. OUR REGION AS A WHOLE, SLIGHTLY BIGGER, GETS TWO PROJECTS PER YEAR, ROUGHLY SPEAKING. AND THEN ESSENTIALLY THERE'S A 4% THAT IS NOT AS COMPETITIVE, BUT ITS AFFORDABILITY REQUIREMENTS ARE SLIGHTLY DIFFERENT AND SO IS THE SUBSIDY ASSOCIATED WITH IT. AND THEN SIMILARLY FOR HOUSING CHOICE, YOU KNOW, THERE'S THE VOUCHER PROGRAM, BUT THEN THERE'S ALSO PLACE BASED ASSISTANCE THAT EXISTS.
SO AGAIN JUST LOOKING AT THE YOU KNOW UNITS THAT WE HAVE CURRENTLY, YOU CAN SEE THAT THERE'S ESSENTIALLY AROUND 1200 UNITS THAT ARE EXISTING. AND YOU CAN SEE THAT THAT INCLUDES THOSE THAT ARE WITH PUBLIC HOUSING, THOSE THAT ARE ACTUALLY IN PARTNERSHIPS WITH THE HOUSING AUTHORITY AS WELL. TAX CREDITS, THE 515 PROGRAM. AND THEN ALSO LOOKING AT ESSENTIALLY THERE'S A SECTION EIGHT PLACE BASED WITH ALONG WITH THAT, THE ONE PROJECT THAT'S COMING ONLINE IS A 4% TAX CREDIT THAT IS IN THE ETJ. THIS IS 315 UNITS IN THE CITY POINT. KYLE. SO JUST SORT OF GIVE YOU AN IDEA ON WHAT EXISTS ON THE GROUND TODAY. THE THING THAT'S REALLY WORTH MENTIONING IS, AND THIS IS NOT ALWAYS TRUE FOR MOST COMMUNITIES, BUT IS EXCITINGLY TRUE HERE. THERE'S REALLY GOOD DISPERSION OF HOUSING ACROSS THE ENTIRE CITY, SO WE DON'T SEE A CONCENTRATION OF AFFORDABLE HOUSING. OF COURSE, WE SEE IT ALONG THE 35 CORRIDOR, AND THAT'S JUST BECAUSE OF MOBILITY OPTIONS. AND ANOTHER WAY TO LOOK AT THIS IS IF YOU LOOK IN THIS, THE COUNCIL DISTRICT, YOU CAN SEE IT'S ACTUALLY MULTIPLE COUNCIL DISTRICTS HAVE AFFORDABLE HOUSING, WHICH AGAIN IS A REALLY GOOD INDICATOR OF DISPERSION. LASTLY, AND I PROMISE I'M COMING TO MY PRELIMINARY FINDINGS JUST
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LOOKING AT THIS CHART MORE SPECIFICALLY LIKE WHO NEEDS HOUSING THAT'S AFFORDABLE WITHIN THE CITY OF KYLE? SO THIS IS A LITTLE BIT OF DATA THAT WE GET FROM DIFFERENT SOURCES. AGAIN, I'LL START FROM THE LEFT AND SLIGHTLY GO TO THE RIGHT. BUT YOU KNOW, LOOKING AT 30% MEDIAN FAMILY INCOME. AND AGAIN REMINDER THIS WOULD BE BASED ON OUR REGION WE'RE TALKING ABOUT LIKE AROUND $40,000, 3300. MORE THAN 3800 HOUSEHOLDS FALL WITHIN THAT CATEGORY, I.E. NEARLY 18% OF HOUSEHOLDS WITHIN THE CITY OF KYLE EARN BELOW 30%, AND THEN THAT 30 TO 60% AND 60% REMINDERS WHERE WE HAVE LOW INCOME HOUSING TAX CREDIT AFFORDABILITY, WE'RE LOOKING AT 40,000 TO AROUND 80,000, AND ESSENTIALLY A LITTLE OVER 22% OF HOUSEHOLDS FALL WITHIN THAT CATEGORY. FROM THE WORK THAT YOU ALL ARE DOING ON THE COMMISSION, OF COURSE, LOOKING AT MORE MARKET RATE, HOUSING AND OWNERSHIP OPPORTUNITIES AS WELL, YOU CAN SORT OF SEE WHAT IT LOOKS LIKE. AND I JUST WANT TO, YOU KNOW, REALLY POINT OUT THAT WHEN YOU'RE LOOKING AT THE EXTREMELY LOW INCOME AND VERY LOW INCOME FOLKS, I.E. FOLKS WHO WOULD BE ELIGIBLE FOR MOST AFFORDABLE HOUSING IN THE CITY OF KYLE, WE'RE REALLY TALKING ABOUT CHILDCARE WORKERS, CAREGIVERS, RETAIL WORKERS, K-12 TEACHERS, MEDICAL ASSISTANTS, PARAMEDICS, A LOT OF FOLKS THAT ARE CRITICAL TO EVERY COMMUNITY, YOU KNOW, FALL WITHIN THAT. AND I WANT TO ACKNOWLEDGE AGAIN THAT THIS IS NOT SOMETHING THAT'S UNIQUE TO THE CITY OF KYLE. WE SEE THIS TREND PRETTY MUCH THROUGHOUT OUR ENTIRE REGION AND PARTS OF THE NATION AS WELL. THE ONLY THING I'LL MENTION IS THAT WHEN WE STARTED LOOKING AT THIS DATA AT THE REGIONAL LEVEL, REALLY, WHEN YOU LOOK AT THAT 30% MEDIAN FAMILY INCOME AND LOWER HISTORICALLY REALLY USED TO BE PERSONS WITH DISABILITIES OR SENIORS WITH FIXED INCOMES. AND INCREASINGLY, WE'RE BEGINNING TO SEE MORE AND MORE WORKERS FALL WITHIN THOSE CATEGORIES AS WELL. SO THAT'S JUST A CHALLENGE. AGAIN, THAT EXISTS THROUGHOUT THE NATION ARE ON THAT SLIDE. THESE JOB ROLES ARE JUST LIKE SAMPLING OR INDICATIVE OF TYPES OF JOBS, NOT ACTUAL JOBS IN KYLE. RIGHT. OR DO WE HAVE DATA THAT WE COULD MATCH UP? THESE ARE THE MOST COMMON JOB ROLES OF ACTUAL KYLE RESIDENTS WITHIN THESE BRACKETS. IS THAT A POSSIBILITY OR IS THAT A REACH. SO THIS IS ESSENTIALLY DATA FROM THE BUREAU OF LABOR STATISTICS. AND IT'S MORE COLLATED LOOKING AT SORT OF THOSE CATEGORIES WITHIN THE CITY OF KYLE. NOW ONE THING I WANT TO MENTION WITH THIS CHART, THIS IS LIKE A DATA WONKINESS. IT'LL BE MORE DETAILED, EXPLAINED IN OUR REPORT. BUT ONE OF THE THINGS THAT WE'RE ASSUMING, AND PART OF THIS CHART, IS THAT THESE ARE FOLKS WHO ARE INDIVIDUAL EARNERS IN THE HOUSEHOLD. SO IF THERE'S TWO K-12 TEACHERS, IT MIGHT NOT FALL WITHIN THAT CATEGORY. IF I CAN JUST SORT OF, YOU KNOW, MENTION FROM THAT PERSON IF THERE'S TWO HOUSEHOLD WORKERS OR MORE. BUT ALL THAT SAID, THE DATA COMES FROM THE BUREAU OF LABOR STATISTICS AND IS MAPPED SPECIFICALLY FOR THE CITY OF KYLE. OKAY. THANK YOU. SECOND LAST SLIDE. I PRETTY MUCH TALKED ABOUT MOST THINGS REALLY. BUT YOU KNOW, AGAIN, LOOKING AT COST OF LIVING WEAKENS, YOU KNOW, ESSENTIALLY SAY THAT AGAIN FROM A COMPARATIVE PERSPECTIVE, LOOKING AT THE MAJOR CITIES IN THE REGION. THE RENTS AND SALES PRICE FOR KYLE ARE SIGNIFICANTLY LOWER. AGAIN, OF COURSE, ACKNOWLEDGING THAT THERE IS A CHALLENGE ASSOCIATED WITH HOUSING NEEDS REGARDLESS.ALSO LOOKING AT, YOU KNOW, AGAIN, THAT QUESTION OF LIKE 4% OF WORKERS LIVE IN KYLE AND WORK IN KYLE, 25% OF WORKERS IN KYLE LIVE OUTSIDE THE CITY, BUT THEN AROUND 75% FOLKS ESSENTIALLY LIVE IN THE CITY OF KYLE, BUT WORK OUTSIDE OF THE CITY. I WON'T GO OVER COST BURDEN. I TALKED ABOUT MEDIAN FAMILY INCOME AS WELL, TALKED ABOUT AFFORDABLE HOUSING AS WELL, ONLY TO SAY THAT ESSENTIALLY WHEN YOU'RE LOOKING AT AFFORDABLE UNITS, NEARLY 8% OF ALL HOUSING UNITS IN THE CITY OF KYLE FALL WITHIN THAT CATEGORY. BUT AT THE SAME TIME, WE SEE THAT OVER 40% OF HOUSEHOLDS ACTUALLY EARN BELOW 60% MEDIAN FAMILY INCOME. AND THEN AGAIN, I JUST TALKED A LITTLE BIT ABOUT THE HOUSING NEED FOR ESSENTIAL WORKERS.
LAST SLIDE, I PROMISE. THIS IS LOOKING AT JUST TALKING ABOUT NEXT STEP. WE'RE COMING ON TO OF COURSE WE PRESENTED HERE. WE PRESENTED TO THE CITY COUNCIL HOUSING AUTHORITY. WE'RE WORKING WITH CITY STAFF. WE MET WITH THE COUNCIL ON AGING AS WELL. AND THEN WE'RE CONTINUING TO GO THROUGH MORE CITY STAFF AND THEN ALSO HAVING SOME CONVERSATIONS WITH COMMUNITY COALITIONS AND OTHERS. THIS IS NOT AN EXHAUSTIVE LIST BY ANY MEANS. WE'RE WORKING ON A GREAT LIST WITH STAFF, BUT I ALSO WANT TO SAY IF AN ORGANIZATION OR COMMUNITY GROUP OR SOMETHING COMES TO MIND, THIS IS A GREAT TIME TO LET US KNOW. I CAN MAKE A NOTE OF THAT, AND THEN WE'LL BE WORKING ON ESSENTIALLY SOME LARGER COMMUNITY MEETINGS AS WELL, THAT WE WILL MAKE SURE THAT YOU ALL GET THAT INFORMATION. THANK YOU ALL VERY MUCH. THANK YOU FOR THE PRESENTATION. DOES ANYONE HAVE QUESTIONS? I HAVE A QUESTION. WHY? I'M TRYING TO FIGURE OUT WHY IS ON THE SLIDE THAT SHOWED COST BURDEN BY HOUSEHOLD RENTERS, HOMEOWNERS? WHY IS THE RENTERS TREND SIGNIFICANTLY MORE FREQUENT THAN THOSE WITH HOMEOWNERS CONSIDERING, AT
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LEAST IN THE PAST COUPLE YEARS, RENTS HAVE IT'S BEEN MORE AFFORDABLE TO RENT THAN TO OWN A HOME WITH A MORTGAGE. GENERALLY SPEAKING, IT JUST HAS TO DO WITH THE FACT THAT RENTERS ARE LIKELY TO HAVE LOWER INCOMES. SO IN GENERAL, THE RENTER INCOME IS GOING TO BE LOWER THAN OWNERS. THAT'S PARTIALLY WHY WE SEE THAT. AND THEN SIMILARLY, IN THAT BREAKUP BETWEEN THOSE WITH A MORTGAGE AND WITHOUT A MORTGAGE, WE SEE IT STILL WITH THOSE FOLKS WITHOUT A MORTGAGE, BECAUSE OFTEN NOT ALWAYS, THEY'RE SENIORS, FOLKS WHO JUST HAVE VERY CONSTRAINED INCOMES. AND THAT'S WHY THEY'RE FALLING WITHIN THAT CATEGORY AS WELL.OKAY. SO IT'S JUST INCOME DRIVEN RENTERS TEND TO HAVE A LOWER INCOME THAN HOMEOWNERS.
EXACTLY. AND SO THUS THEY ARE MORE LIKELY TO BE SPENDING A LARGER PART OF THEIR INCOME TOWARDS HOUSING NEEDS. ALONG THAT SAME LINE OF QUESTIONING EARLIER IN THE PRESENTATION, I THOUGHT I SAW THAT IN KYLE, THE ACTUAL RENT PRICES COMPARED TO THE WHAT WAS THE FAIR MARKET RATES WERE ABOUT THE SAME. IS THAT SOMETHING THAT IS KIND OF UNIQUE FOR KYLE? IS THAT A COMMON TREND YOU SEE IN OTHER JURISDICTIONS, LIKE HOW DO WE STACK COMPARED TO WHAT YOU'VE SEEN FOR OTHER MUNICIPALITIES? PRETTY COMMON BECAUSE WE'RE HAVING THAT SAME ISSUE AGAIN.
THOSE FAIR MARKET RENTS SET BY HUD ARE BASED ON THAT FIVE COUNTY REGION. SO AS YOU CAN IMAGINE, THAT INCLUDES EVERYTHING LIKE MAJOR CITIES LIKE ROUND ROCK, SAN MARCOS, AND OF COURSE THE CITY OF AUSTIN, BUT ALSO INCLUDES, YOU KNOW, MUCH MORE AFFLUENT SUBURBS LIKE WESTLAKE, ETC. AS WELL. SO THAT'S PARTIALLY A CHALLENGE THAT, YOU KNOW, THIS IS INTERESTING. THIS CAME UP WITH COUNCIL AS WELL. IT'S LIKE A IT'S SOMETHING THAT HOUSING FOLKS ARE REALLY GRAPPLING WITH NATIONWIDE AND TRYING TO WORK WITH HUD ON WHAT THAT LOOKS LIKE, BECAUSE LOOKING AT THAT FIVE COUNTY REGION, IT ENDS UP SKEWING THOSE NUMBERS SIGNIFICANTLY. RIGHT? SO THAT NUMBER, THAT FAIR MARKET RENT IS BASED FOR THE ENTIRE FIVE COUNTY, BUT THEN HOW IT MAPS TO YOUR LOCAL COMMUNITY. THAT'S PART OF WHY WE'RE TRYING TO DO THIS HOUSING ASSESSMENT WITH LOCALIZED DATA. SO WE CAN HAVE A LITTLE BIT OF THAT NUANCE THAT OTHERWISE GETS LOST. AND THEN SORRY, JUST TO ADD TO THIS, IT IS INTERESTING BECAUSE IT IS BASED ON LIKE MARKET DYNAMICS AT THAT POINT IN TIME TOO. SO AS AS YOU'VE SEEN, I DO THINK A LOT OF APARTMENTS HAVE COME ONLINE IN THE REGION, IN THE AREA THAT WERE DELAYED AND GETTING CONSTRUCTED, AND NOW THEY'RE AVAILABLE FOR RENT SO IT CAN QUICKLY SWITCH AND CHANGE TO BASED ON KIND OF A SUPPLY AND DEMAND ON THAT AS WELL. SO THIS IS SOMETHING THAT THAT DOES CHANGE. AND PARTLY WHAT WE'RE WANTING TO SEE IS REALLY KIND OF GET SOME GOOD DATA NOW THAT WE CAN CONTINUE TO BUILD ON IT AS THE MARKET SHIFTS IN THIS, IN THESE INCOME OR SUPPLY AND DEMAND CHANGES WILL BE ABLE TO UNDERSTAND HOW THAT SHIFTS AS WELL. THANK YOU.
AND I DID WANT TO ADD TO THAT. THIS IS OF COURSE, THIS IS MY RESEARCHER HAT THAT GETS ALWAYS FRUSTRATED BECAUSE THE DATA RUNS SLIGHTLY BEHIND. SO THAT'S PART OF THE REASON WE'RE NOT GOING TO KNOW THE MOST IMMEDIATE IMPACT THAT WE'RE SEEING. THE RENTS GOING DOWN MIGHT BECOME MORE CLEAR IN THE DATA, BUT I CAN SAY WITH SOME CONFIDENCE THAT THAT SHOULD BE CAPTURED IN HERE, BECAUSE WE'RE STILL LOOKING AT THE LAST TWO QUARTERS OF LAST YEAR. SO THAT SHOULD STILL BE ACCOUNTED FOR, BUT NOT PERFECTLY. AND THEN COULD YOU GO BACK TO SLIDES TO YOUR PRELIMINARY FINDINGS THAT SECOND TO LAST BULLET POINT? AM I CORRECT IN INTERPRETING THAT TO MEAN THAT 8% OF OUR HOUSING UNITS IN KYLE QUALIFY AS AFFORDABLE UNITS? BUT BASED OFF THE DATA, 40% OF OUR HOUSEHOLDS COULD QUALIFY AT THEIR INCOME LEVEL TO FIT WITHIN AN AFFORDABLE HOUSING UNIT. IS THAT FAIR? FAIR WITH JUST ONE CAVEAT THAT THOSE 8% ARE WHAT WOULD BE LEGALLY RESTRICTED AFFORDABLE. SO WHAT IT DOES NOT INCLUDE IS OFTEN WHAT IS CALLED NATURALLY OCCURRING AFFORDABLE HOUSING OR NOAH HOUSING THAT IS JUST ON THE MARKET AFFORDABLE.
IT JUST DOESN'T HAVE ANY LONG TERM AFFORDABILITY OR RENT GAPS. 8% OF UNITS WITHIN THE CITY OF KYLE DO HAVE THOSE RENT CAPS AND LONG TERM AFFORDABILITY REQUIREMENTS. ONE OF THE THINGS THAT WE'LL ADD IN THE REPORT IS YOU'LL SEE SORT OF AFFORDABILITY EXPIRATION PERIODS FOR ALL OF THOSE PROJECTS THAT EXIST AS WELL. AND DO WE HAVE INSIGHT AS TO WHAT THE NATURALLY OCCURRING AFFORDABLE UNITS ARE AS A PROPORTION OF TOTAL UNITS IN THE COMMUNITY? WE DO NOT HAVE THAT. I'M GOING TO MAKE A NOTE OF THAT. AND SEE, WE DID TRY TO LOOK AT THAT. THERE'S NOT A VERY GOOD SOURCE FOR THAT KIND OF DATA, BUT WE'LL TRY TO SEE IF THERE'S ANY WAY THAT WE CAN CAPTURE THAT. AND IS THAT BECAUSE THEY'RE FREE FLOATING IN THE MARKET AND THAT THEY COULD CHANGE PRICES AT ANY DAY? A HOUSE AT 100,000 COULD SELL AT FIVE TIMES THAT. AND THERE'S NO WAY OF STRUCTURALLY CONTROLLING THAT. IS THAT THE REASON? AND THEN THE OTHER PIECE JUST BEING THAT THE MARKET LEVEL DATA, OFTEN WE'RE LOOKING AT AN AGGREGATED FORM, LIKE LOOKING AT WHAT IT WOULD LOOK LIKE FOR APARTMENT TO APARTMENT SLIGHTLY VARIES. CLASS OF APARTMENT VARIES. IF IT'S CLASS A, IT'S USUALLY NOT GOING TO BE WITHIN THAT CATEGORY. CLASS B AND CLASS C ARE MORE LIKELY TO BE. SO THERE'S JUST A LOT MORE VARIABILITY THERE. AND BECAUSE WE DON'T HAVE LIKE A READILY AVAILABLE SOURCE OF DATA FOR SOMETHING LIKE THAT, WE'RE NOT ABLE TO CAPTURE IT FULLY. THANK
[00:25:01]
YOU SIR. OF COURSE. AND CHAIR, IF I MIGHT MAKE JUST ONE COMMENT THAT THIS IS QUESTIONS FOR SURE, I ALSO WANT TO GET FEEDBACK FROM YOU ALL. SO I DO WANT TO JUST SAY, YOU KNOW, QUESTIONS, HAPPY TO ANSWER THEM. BUT ALSO THINK ABOUT FROM Y'ALL'S PERSPECTIVE AND THE WORK THAT YOU ALL ARE DOING AND LEADING AND LOOKING AT DEVELOPMENTS. WHAT KIND OF HOUSING MIX IS NEEDED? ARE THERE CERTAIN KINDS OF HOUSING TYPOLOGIES THAT YOU SEE OR IN NECESSITY, WHAT ARE YOU HEARING? AND WE'LL ALSO WANT TO GET FEEDBACK AND I'LL BE TAKING NOTES. YEAH. THAT KIND OF LEADS ME TO MY QUESTION. LIKE WHAT IS THE END GOAL FOR THE DATA? WHERE DOES IT GO FROM HERE? HOW DO WE USE THIS? OR HOW DOES THE CITY PLAN TO USE THIS? GREAT QUESTION. SO I DO THINK IT'S GOING TO INFLUENCE MAYBE SOME HOUSING STRATEGIES AND HOUSING TYPES THAT WE WOULD LOOK AT FUNDAMENTALLY FOR THE UNIFIED DEVELOPMENT CODE FOR, FOR THAT.BUT I THINK EVEN MORE SO AS PROJECTS, FOR EXAMPLE, THESE LIGHT TECH PROJECTS DO COME FOR COUNCIL FOR CONSIDERATION. AND THEY ARE PROMISING AFFORDABILITY IN CERTAIN CATEGORIES. AND I THINK THAT'S AN OPPORTUNITY FOR US NOW THAT WE HAVE THIS DATA TO SAY, HEY, EVEN THOUGH YOU'RE DOING 60% OF THE MSA AREA, MAYBE YOU SHOULD REALLY BE DOING, YOU KNOW, 40% OR 50% FOR US BECAUSE OUR HOUSING MEDIAN FAMILY INCOME IS LOWER IN KYLE. SO TO BE AFFORDABLE FOR THE PEOPLE THAT LIVE AND WORK HERE, YOU NEED TO LOWER THAT METRIC TO TO MATCH UP WITH THAT. SO I THINK THAT'S DATA THAT'S USEFUL FOR US AS WELL, BECAUSE EVEN THOUGH WE UNDERSTAND THAT THE THE GAME AND THE LENDING AND THE MONEY IS REALLY ON THE WHOLE MSA AREA TO UNDERSTAND HOW WE FIT WITHIN THAT FOR US IS A HUGE VALUE POINT FOR US. SO HAVING BETTER CONVERSATIONS WITH DEVELOPERS, MORE INFORMED CONVERSATIONS WITH DEVELOPERS. YEAH. AND I THINK WITH SOME OF THIS INFORMATION WE DID HAVE, AND ACTUALLY I THINK THAT'S WHEN WE FIRST GOT CONNECTED WITH THIS IS REALLY WHEN WE WERE LOOKING AT THAT CITY POINT OR PROJECT SAHARA PROJECT, AND THEY WERE WANTING TO DO LIGHT TECH AND KIND OF UNDERSTANDING THE PILOT PAYMENTS AND DIFFERENT THINGS GOING ON WITH THAT. THAT COUNCIL WAS DISCUSSING. THEY DID LOWER SOME OF THOSE RATIOS TO MEET MORE WHAT WE WOULD NEED IN KYLE VERSUS JUST MEETING THE BARE MINIMUM TO GET KIND OF THE FUNDING AT THAT LEVEL. SO THESE WERE CONVERSATIONS THAT WE WERE ABLE TO HAVE AND KIND OF ACHIEVE, NOT ONLY IN THAT DEVELOPMENT AGREEMENT AS WELL.
IS THERE A WAY TO DO IT IN THE SINGLE FAMILY SPACE AS WELL? BESIDES, IT SEEMS LIKE EVERYTHING'S MULTIFAMILY. DO YOU DO THE SAME THING IN SINGLE FAMILY? YES, BUT SO OTHER COMMUNITIES DO DO IT. IT USUALLY REQUIRES SOME KIND OF LOCALIZED FUNDING. YOU CAN USE LOW INCOME HOUSING TAX CREDIT FOR OWNERSHIP PROJECTS. IT'S JUST A LITTLE MORE CONVOLUTED.
SO JUST THE LEVEL OF RESOURCES THAT GO INTO IT ARE OFTEN LOWER. SO THAT'S ONE CHALLENGE. THE OTHER CHALLENGE THAT IS REALLY WORTH SORT OF BRINGING UP IS THAT WITHIN THE OWNERSHIP SPACE, IF YOU'RE SETTING OUT AFFORDABILITY, THE HOPE ALWAYS IS THAT WE CAN HAVE LONG TERM AFFORDABILITY. SO THEN THE SALES PRICES HAVE TO BE CAPPED IN CERTAIN WAYS. SO IT'S NOT NECESSARILY SORT OF THE EQUITY BUILDING AND WEALTH BUILDING THAT WE ASSOCIATED WITH HOMEOWNERSHIP. ALL THAT SAID, THERE'S NOTHING THAT WOULD PRECLUDE, YOU KNOW, HOMEOWNERSHIP BEING AFFORDABLE AS WELL. AND THAT'S PARTIALLY WHY WE THINK THE QUALITATIVE DATA IS SO IMPORTANT. RIGHT. BECAUSE WE CAN LOOK AT ALL THE QUANTITATIVE DATA ON EARTH AND JUST TALK ABOUT SORT OF WHAT THE TRENDS ARE, BUT WHETHER FOLKS WANT TO SEE MORE OWNERSHIP OR MORE SINGLE FAMILY OR MORE DUPLEXES OR SOMETHING, THOSE ARE COMMUNITY VALUES THAT WE WANT TO MAKE SURE ARE COMING FROM THE GROUND AND THE FOLKS WHO ARE HERE. AND THOSE AFFORDABLE HOUSING OPTIONS THAT YOU OUTLINED EARLIER, THE PUBLIC HOUSING SECTION 515, LEE, HTC AND SECTION EIGHT HOUSING, THOSE ARE PRIMARILY FEDERALLY FUNDED. IS THAT CORRECT? AND SO THE OTHER OPTIONS THAT YOU OUTLINED THERE ARE LIKE THE SINGLE FAMILY SIDE, THERE COULD BE OPPORTUNITIES THAT THE CITY COULD TAKE ADVANTAGE OF, BUT IT WOULD REQUIRE LOCAL SKIN IN THE GAME, NOT NECESSARILY TAKING ADVANTAGE OF FEDERAL DOLLARS TO ACCOMPLISH THOSE GOALS. IS THAT FAIR? THAT IS COMPLETELY CORRECT. AND YEP, MOST OF THOSE ARE FEDERAL PROGRAMS. THE LOW INCOME HOUSING TAX CREDIT IS MANAGED AT THE STATE LEVEL, BUT THOSE ARE FEDERAL PROGRAMS. I ALSO JUST WANT TO SAY THAT, YOU KNOW, FOR EXAMPLE, ONE OF THE PROGRAMS THAT WE'RE ASSESSING WITH THE CITY AS PART OF THE STUDY IS LOOKING AT THE HOME REPAIR PROGRAM. OF COURSE, THAT'S NOT ABOUT CREATING NEW OWNERSHIP OPPORTUNITIES, BUT IT'S ENSURING THAT FOLKS GET TO AGE IN PLACE AND STAY IN THEIR COMMUNITIES AND HOMES IF THEY HAVE AN ISSUE. SO THAT'S, FOR EXAMPLE, AN OWNERSHIP BENEFIT PROGRAM. SO WHILE WE'RE LOOKING AT, OF COURSE, LIKE CREATION OF UNITS, AND I KNOW THAT WOULD BE OF INTEREST TO THIS COMMISSION SPECIFICALLY, WE'RE ALSO GOING TO HAVE SOME RECOMMENDATIONS AROUND PROGRAMS OR SERVICES THAT CAN SUPPORT SOME OF THOSE LARGER CONVERSATIONS AS WELL. ONE QUICK AND I DON'T KNOW IF IT'S SOMETHING YOU CAN INCLUDE OR IF THIS IS JUST A PIECE OF FEEDBACK THAT I THINK WOULD BE NICE, BUT THIS IS A REALLY
[00:30:03]
EXCELLENT SNAPSHOT. I LEARNED A LOT ABOUT KYLE AND ITS DEMOGRAPHICS THAT I DIDN'T KNOW UNTIL RIGHT NOW, BUT ARE WE ABLE TO KIND OF. A LOT OF THE PROJECTS WE LOOK AT ARE 2 TO 5 YEARS OUT, IF NOT LONGER, ARE WE ABLE TO KIND OF EXTRAPOLATE THIS OUT SO THAT, YOU KNOW, WE'RE NOT USING 2025 DATA FOR A PROJECT BUILT IN 2030, AND WE'RE KIND OF ABLE TO SEE, LIKE, BUILD WHAT WE THINK WE'RE GOING TO HAVE IN A FEW YEARS. GOSH, I HAVE TO SAY THIS, I'M GOING TO HAVE A VERY ESOTERIC RESPONSE TO THAT, WHICH IS, IF YOU HAD ASKED ME PRE-PANDEMIC, I WOULD HAVE SAID THAT WE HAVE MUCH MORE CERTAINTY FOR THE NEXT DECADE OR SO. WE'VE JUST HAD VERY UNUSUAL, HONESTLY, MARKET FLUCTUATIONS SINCE 2020. WE'VE GONE REALLY HIGH. THEN WE'VE GONE REALLY LOW. SO I THINK THE PAST FEW YEARS HAVE THROWN RESEARCHERS OFF A LITTLE BIT BECAUSE WE'RE TRYING TO ADJUST TO THAT. ALL THAT SAID, ONE OF THE THINGS THAT WE'RE GOING TO BE LOOKING AT IS WE HAVE GROWTH NUMBERS FROM CAMPO AND OTHER BODIES WHO ARE LOOKING AT SORT OF WHAT WE CAN EXPECT OUR REGION TO GROW, SO WE CAN LOOK AT THAT WITH SOME DEGREE OF CERTAINTY AND MAPPING IT TO WHAT WE HAVE TODAY WITH, AGAIN, THE CAVEAT THAT, GOSH, I'LL BE HONEST, LIKE, WHO WOULD HAVE EVER THOUGHT THAT RENTS COULD BECOME THIS LOW IN OUR REGION AS THEY HAVE BECOME RIGHT NOW? IF YOU'D ASKED ME IN 21, I WOULD HAVE SAID, FORGET ABOUT IT. BUT YOU KNOW, KNOCK ON WOOD, IT STAYS THIS WAY. SO ALL THAT SAID, THERE'S JUST SOME VARIABILITY IN THE LAST FEW YEARS SPECIFICALLY. BUT ALL THAT SAID, SOME OF THIS DATA CAN HELP GUIDE US FOR A MUCH LONGER TERM. THANK YOU. YES. JUST TO PREFACE HERE FROM THIS VERY DAIS, NONE OF THE PEOPLE INVOLVED HERE TONIGHT, I WAS WITNESS TO A FORMER PLANNING AND ZONING COMMISSION, COMMISSION MEMBER AND COMMISSIONERS MOVING AND APPROVING MANUFACTURED HOME COMMUNITY HERE IN KYLE. IT WAS DISCUSSED AS AFFORDABLE HOUSING.I HEAR NOTHING THAT YOU'RE SPEAKING TO AS SUGGESTING THAT. BUT FOR THE RECORD, WE'RE NOT TALKING ABOUT THAT. ARE WE MANUFACTURED HOMES, THE ONES THAT WE HAVE HERE, PRETTY MUCH ALL OF THEM ARE NOT THAT THEY'RE ALL APARTMENTS, LARGELY SO THEY'RE MULTIFAMILY. THEY'RE USUALLY STICK BUILT WITHIN THE UNITS THAT WE'VE TALKED ABOUT. NOT NECESSARILY. NOW, OF COURSE, THAT IS A POLICY THAT, YOU KNOW, A CITY OR ANY COMMUNITY IS WELCOME TO PURSUE. THERE IS RELATIVE AFFORDABILITY TO LOOKING AT MANUFACTURED HOUSING. OF COURSE. YOU KNOW, AGAIN, FROM MY HAT ON, HOUSING AFFORDABILITY IS VERY CRITICAL. BUT OF COURSE, MAKING SURE FOLKS HAVE HEALTHY, SAFE AND GOOD QUALITY HOUSING IS ALSO REALLY IMPORTANT. SO WHILE WE HAVE MANUFACTURED HOUSING IN OF COURSE THE CITY RESIDENTIAL CODE WOULD KICK IN AT THAT POINT. BUT ONE OF THE CHALLENGES THAT WE SEE WITH MANUFACTURED HOUSING IS THAT IF THERE ESSENTIALLY THERE THERMAL VARIABILITY IS TOO HIGH, THAT CAN BE A CHALLENGE. SO WHAT THAT MEANS IS YOU MIGHT HAVE LOWER HOUSING COSTS LIKE EVEN RENT OR IF YOU'RE RENTING A LOT, BUT THEN YOUR UTILITY COSTS ARE MUCH HIGHER BECAUSE YOU'RE HAVING TO RUN THE AC OR HEATING MUCH MORE. SO LOOKING AT HOUSING MUCH MORE SORT OF HOLISTICALLY IN THAT WAY AS WELL, THINKING ABOUT AFFORDABILITY, BUT ALSO STABILITY AND QUALITY. YES.
THANK YOU. JUST SOME OTHER SORT OF POTPOURRI QUESTIONS AS THEY COME TO MIND. REALLY, THE FEDERAL BUREAUCRACY, HUD IS DETERMINING ALL THESE THINGS THAT WE'RE TALKING ABOUT TONIGHT. SO I HEAR YOU MENTION WESTLAKE. OF COURSE, THAT WOULD BE WESTLAKE, LAKE, TRAVIS, VERY HIGH INCOME. EVEN PULLING ROUND ROCK WOULD PULL IT UP A LOT. BUT I SEE ON THIS ONE CHART, NO FAULT OF YOUR OWN. WE'VE GOT SAN MARCOS IS COMPARABLE TO US. BUT IN MY BOOK IT'S NOT COMPARABLE TO US BECAUSE IT'S IF YOU LOOK AT THE DEMOGRAPHICS THERE, IT'S TOTALLY SKEWED BY STUDENTS IN EVERY RESPECT. AND SO WE'VE GOT THAT ON ONE END TO BOOKEND IT. AND THEN ON THE OTHER END WE'VE GOT WESLEY HILLS. SO NONE OF THIS IS RATIONAL TO ME. BUREAUCRACIES WERE FOUNDED TO BE RATIONAL, ACTUALLY. SO IS THIS SOMETHING YOU LIVE WITH EVERY DAY? GOSH, YOU HAVE NO IDEA. EVERY DAY. AND AGAIN, LIKE I SAID, HAUSER'S THROUGHOUT. HONESTLY, THE NATION ARE REALLY BEGINNING TO STRUGGLE WITH THIS. HISTORICALLY, OUR REGIONS WERE REALLY SET UP WHERE WE HAD A CORE CITY AND THEN SORT OF SURROUNDING AREAS THAT WERE PRETTY MORE, MUCH MORE SIMILAR, NOT EXACTLY THE SAME. AND NOT EVERY REGION IS THE SAME. BUT THIS CHALLENGE IS BECOMING MUCH BIGGER, RIGHT? SO WHEN WE'RE LOOKING AT THAT VARIABILITY ACROSS A REGION, THAT'S PART OF WHY, HONESTLY, THIS LOCALIZED KIND OF DATA IS IMPORTANT.
FURTHER ADDING TO THE CHALLENGE, WHAT IT REALLY DOESN'T CAPTURE IS IN KYLE, YOU KNOW, IS NOT A LARGE ENOUGH, GEOGRAPHICALLY LARGE ENOUGH CITY TO HAVE THAT MUCH VARIABILITY. BUT EVEN WITHIN CITIES, DIFFERENT NEIGHBORHOODS START HAVING DIFFERENT, YOU KNOW, RENTAL LIMITS AND DIFFERENT INCOME LIMITS AS WELL. SO THERE'S THAT CHALLENGE, HONESTLY, EVEN WITHIN CITIES AND TOWNS AS WELL, BECAUSE OF COURSE THERE'S VARIABILITY ACROSS NEIGHBORHOODS. SO WE'RE IN THE PROCESS OF TALKING THROUGH THE ASSESSMENT. YOU'LL WANT TO GET FEEDBACK FROM US. AND EVENTUALLY THERE WILL BE STRATEGY. THERE'LL BE PLANNING
[00:35:01]
AND THEN FUNDING. SO IN OUR WORK AND I'LL LET MELISSA SORT OF JUMP IN HERE. WE'LL SORT OF WRAP UP THE DATA PIECES, PASS THOSE ALONG OF COURSE HAVE SOME RECOMMENDATIONS BASED ON THAT.PART OF IT IS JUST RIGHT SIZING PROGRAMS AND IDEAS TO A COMMUNITY AS WELL. RIGHT. SO PARTIALLY BASED ON RESOURCES, SIZE, ABILITY SO ON AND SO FORTH. AND THEN FROM THERE I LET MELISSA SORT OF TALK ABOUT THERE IS ONE QUESTION THOUGH. JUST SPECIFIC QUESTION YOU MIGHT BE MORE UP TO DATE ON THAN ANY OF US. AND THAT IS THE LOW INCOME HOUSING TAX CREDIT I UNDERSTAND HAS BEEN CHANGED THIS LAST YEAR AND IMPROVED AS A TOOL FOR HOUSING. IS THAT IS THAT TRUE THAT THE THERE'S BEEN MORE MONEY MADE AVAILABLE FOR THE COMPETITIVE CONTRACTS, AND THERE'S ALSO MORE MONEY AVAILABLE FOR THE 4%? THAT IS TRUE. SO WE'VE SEEN SOME IMPROVEMENTS. SO THIS IS WHERE IT GETS SLIGHTLY COMPLICATED BECAUSE OF THE FACT THAT AT THE SAME TIME WHAT'S HAPPENED IS SO THE TAX CREDIT I'M SORRY. BEAR WITH ME FOR A SECOND. THE TAX CREDITS ARE ESSENTIALLY IS NOT LIKE MONEY UP FRONT. TAX CREDITS ARE GIVEN TO A DEVELOPER WHO THEN SELLS IT TO A CORPORATION FOR A CERTAIN AMOUNT OF DOLLARS. SO WE OFTEN BASE IT OFF OF LIKE SOMETHING OFF A DOLLAR. AT ONE POINT THEY WERE SELLING HIGHER THAN A DOLLAR, SO YOU HAD A LOT OF RETURN. ONE OF THE CHALLENGES THAT WE'VE SEEN IN RECENT YEARS WITH THE ECONOMIC CHANGES IS THAT THE VALUE OF THE TAX CREDITS HAS DROPPED. SO EVEN THOUGH THE NUMBER OF TAX CREDITS HAS GROWN, THE DOLLAR VALUE OF IT HAS SHRUNK. SO WE'VE NOT ENDED UP WITH AS BIG AN INCREASE AS WE WOULD LIKE TO SEE. OF COURSE, FOLKS ARE WORKING AT THE FEDERAL LEVEL TO TRY TO SEE TO SEE MORE OF AN EXPANSION. AGAIN, WE'VE SEEN SOME OF THAT EXPANSION. HOPEFULLY WE CAN SEE MORE. AND THEN ALSO AT THE SAME TIME, THERE'S BEEN A CONCERTED EFFORT AT THE STATE TO SEE IF OUR STATE CAN SUPPLEMENT THAT AS WELL. SO WE HAVE SOME STATE FUNDING GOING TOWARDS TAX CREDITS AS WELL. AND ONE EXAMPLE HERE OF CITY POINT, IT SEEMS THAT MY UNDERSTANDING OF THAT WAS IT WAS A SWEET SPOT FOR US IN TERMS OF THE CONNECTION OF THE CITY WITH THE DEVELOPER AND WITH THE QUALITY OF FUNDING FOR THE LOW INCOME OR THE AFFORDABLE HOUSING. THAT WOULD ALMOST BE IDEAL, IN MY VIEW, BECAUSE YOU'RE INVOLVING EVERYBODY IN THE MARKETPLACE, THE CITY, THE COMMUNITY IN THAT CHOICE. IS THAT A CORRECT? THAT IS COMPLETELY CORRECT. AND INCREASINGLY, WHAT WE'RE SEEING WITH AFFORDABLE HOUSING PROJECTS IS THE GAP. FINANCING IS GROWING AGAIN, BECAUSE PARTIALLY, CONSTRUCTION COSTS AND LABOR COSTS HAVE GONE UP VERY SIGNIFICANTLY. SO THE DELTA BETWEEN HONESTLY WHAT IS COVERED IS GROWING. AND SO ONE OF THE CHALLENGES THAT EXISTS FOR ALMOST ALL COMMUNITIES IS THAT THE REQUIREMENT FOR TAX CREDIT IS 60% MFI. BUT IF YOU WANT TO GO LOWER, THEN YOU HAVE TO FIGURE OUT HOW TO FURTHER INCENTIVIZE THAT OR SUBSIDIZE THAT. AND OF COURSE, AND THAT MEANS LOCAL RESOURCES, WHICH OF COURSE IS A REALLY BIG CHALLENGE WITHOUT IMPACTING YOUR LOCAL TAX BASE. HOW DOES THAT AFFECT OUR TAX BASE? WELL, IT'S A GREAT QUESTION. SO THE THESE PROPERTIES IF IF APPROVED FOR THESE PROGRAMS DO NOT PAY PROPERTY TAX FOR AD VALOREM TAXES. WITH THAT WITH THE UNDERSTANDING THAT THAT THAT IS USED TO KIND OF OFFSET THE PROGRAM RESTRICTIONS AND REQUIREMENTS FOR IT. SO I DON'T KNOW IF YOU HEARD IN THE NEWS A, GOSH, ABOUT A YEAR AGO, A LOT OF HOUSING FINANCE CORPORATIONS, IF YOU HEARD ABOUT KIND OF THE HFC AND DIFFERENT THINGS GOING ON IN TEXAS, THERE WAS SOME KIND OF REGIONAL AND STATE HFCS THAT WERE BUYING APARTMENT COMPLEXES AS THEY WERE REFINANCING AND THEN PULLING THEM OFF TAX ROLLS. SO THERE'S THERE'S BEEN SOME INTERESTING STUFF DONE IN, IN THE HOUSING REALM FOR THESE, THESE PROGRAMS. SO THAT'S PARTLY WHY THE CITY ALSO WAS INTERESTED IN UNDERSTANDING KIND OF WHAT THIS MEANS FOR THE CITY AND HOW THIS WORKS. THEY ARE, WHEN THEY START OUT NEW BRAND NEW DEVELOPMENTS, THEY DO COME TO TO THE LOCAL JURISDICTION TO ASK FOR CONSIDERATION OF THIS. SO AS, AS YOU SAW THE CITY POINT OR PROJECT SAHARA DID COME TO THE CITY AND ASKED TO BE CONSIDERED FOR THIS PROGRAM AND THE CITY. UNDERSTANDING WHAT THE RAMIFICATIONS OF WERE FOR THAT AND ASSOCIATED WITH THAT TAX QUESTION, OF COURSE, IS FOR LOCALIZED FUNDING. YOU KNOW, IN THE STATE OF TEXAS, FOLKS HAVE DONE HOUSING BONDS, OR YOU CAN DO YOUR GENERAL FUND. OF COURSE, THAT MEANS MONEY HAS TO COME FROM SOMEWHERE. AND OF COURSE, THAT CAN IMPACT TAXES FOR FOLKS AS WELL. IF YOU'RE TRYING TO SORT OF FILL THE HOLE, THE LAST THING I'LL JUST SAY ON THIS BUILDING OFF OF SORT OF WHAT MELISSA WAS SAYING, YOU KNOW, WE'LL GET TO YOUR RECOMMENDATIONS AND I WANT TO KEEP MY MIND OPEN AND GET TO GOOD RECOMMENDATIONS. BUT OF COURSE, WE WOULD ALWAYS ASK FOR GETTING THE MOST BANG FOR YOUR BUCK, RIGHT? SO WE WANT TO MAKE SURE THAT IF TAXES ARE BEING
[00:40:03]
FOR FOREGONE OR OTHER KINDS OF FUNDING IS COMING IN, IT'S TRULY SERVING THE FOLKS THAT WE DO HAVE THE MOST NEED IN OUR COMMUNITIES. WHAT DO YOU NORMALLY SEE AS GETTING THE MOST? HOW DO YOU GET THE MOST BANG FOR YOUR BUCK IN THIS SITUATION? OH, THAT'S A HARD ONE, USUALLY. HONESTLY, LAYERING ON SOME KIND OF LOCAL POLICIES OR SUBSIDIES IS USUALLY ONE WAY TO GET TO THAT, RIGHT? WHETHER IT'S LAND USE RELATED POLICIES THAT ARE TRYING TO EASE THAT PROCESS, YOU CAN HAVE LOWER PERMITTING FEES AND FEES IN GENERAL, LOWER UTILITY CONNECTION FEES. YOU CAN HAVE SUBSIDY COMING IN FROM BONDS OR GENERAL FUNDS. SO ESSENTIALLY ALL THAT AT THIS, AT THE END OF THE DAY, IT HAS TO BE SOME KIND OF SUBSIDY OR INCENTIVE THAT CAN CONVINCE SOMEONE TO GO TO A LOWER LEVEL OR HAVE CERTAIN UNITS SET ASIDE, BECAUSE WE ALSO WANT TO HAVE A MIX OF UNITS AT DIFFERENT INCOME LEVELS, BUT TRY TO HAVE MORE, DEEPER AFFORDABILITY. OF COURSE, THAT JUST MEANS YOU KIND OF NEED DEATH IN THE GAME WITH WITH THE CAVEAT THAT I THINK THAT ISSUE BECOMES MORE AND MORE CHALLENGING AS WE'RE LOOKING AT SMALLER COMMUNITIES TRYING TO PICK UP THE BILL. FOR THAT, I JUST WANT TO REALLY ACKNOWLEDGE, COMMISSIONER, TO YOUR POINT, WE SAW AN IMPROVEMENT IN TAX CREDITS. THE FIRST SORT OF BIG INCREASE WE SAW IN FUNDING FOR THAT WAS REALLY THE PANDEMIC STIMULUS.FUNDING RELATED WAS THE BIGGEST, BUT THAT INFUSION WAS THE FIRST ONE SINCE THE 2008 RECESSION.
SO PART OF IT IS THE FEDERAL GOVERNMENT HAS NOT PROVIDED THE LEVEL OF RESOURCES THAT WE KNOW FOLKS IN THE NATION NEED TO. MR. SIEGEL'S QUESTION EARLIER ON THE CHANGES TO THE TAX CREDITS, ARE THERE OTHER CHANGES, GOOD OR BAD, THAT ARE OCCURRING AT THE FEDERAL LEVEL, THAT WE NEED TO BE AWARE OF? ARE THERE THINGS THAT WE CAN TAKE ADVANTAGE OF? ARE THERE RISKS THAT USED TO BE EASY? PROGRAMS THAT NOW LOOK RISKIER? WHAT DOES THAT LANDSCAPE LOOK LIKE TODAY FEDERALLY? ON THESE PROGRAMS? GENERALLY FOR CONSTRUCTION, WE HAVEN'T SEEN SUCH A REDUCTION IN FUNDING. SERVICES AND PROGRAMS HAVE LOST CONSIDERABLE FUNDING. AND THAT'S SOMETHING I THINK FOLKS ARE TRYING TO GET UP FOR. I WOULDN'T KNOW EXACTLY, PARTICULARLY FOR THE CITY OF KYLE, THAT STAFF SPEAK TO THAT. BUT ESSENTIALLY IN TERMS OF LIKE THE TAX CREDITS, ETC. IT'S BEEN GOOD. IT'S REALLY THE FACT THAT THE TAX CREDITS WORTH HAS GONE DOWN. AND PART OF THAT HAS TO DO WITH THE FACT THAT IF IF THE TAX POLICY FAVORS FOLKS WHO ARE GOING TO BE PAYING TAXES, THEN YOU DON'T NEED TAX CREDITS AS MUCH. IF WE HAVE A VERY CONSTRAINED TAX ENVIRONMENT AT THE FEDERAL LEVEL, THEN THE TAX CREDITS ESSENTIALLY BECOME MUCH, MUCH MORE BENEFICIAL. AND SO FOR YOUR REQUEST ON RECOMMENDATIONS, I WOULD THINK INCLUDING IN THE REPORT WHAT THOSE CHANGES TO FEDERAL POLICY LOOK LIKE, BOTH IN TERMS OF WHAT CAN THE CITY OF KYLE TAKE ADVANTAGE OF AND WHAT ARE TODAY RISKS IN THE OUTLOOK THAT MAY NOT HAVE ALWAYS BEEN RISKY IN THE PAST. I APPRECIATE THAT, SIR. ONE THING I'LL JUST MENTION, I'M SURE YOU ALL KNOW ABOUT THIS, BUT SB 840 AT THE STATE LEVEL WAS MORE OF A LAND USE BILL THAT WAS PASSED. ONE OF THE ALLOWANCES THAT IT HAS IS THAT FOR ANY COMMERCIALLY ESSENTIALLY ZONED PROPERTY, YOU CAN DO RESIDENTIAL BY. RIGHT STATEWIDE. I KNOW THOSE RULES ARE GOING TO AFFECT I KNOW Y'ALL MIGHT BE LOOKING AT WHAT THE IMPACT OF THAT WILL BE, BUT THAT WILL BE ANOTHER THING. YOU CAN SEE SORT OF BOTH WAYS. BUT THE LOCAL DISCRETION FOR THAT HAS SOMEWHAT GONE AWAY. SO LOOKING AT THOSE COMMERCIAL SPACES WHERE WE COULD HAVE HAD HOUSING OR PLANNING FOR IT IS JUST GOING TO BE SLIGHTLY MORE CHALLENGING. AND THAT WAS JUST A LOCAL BILL, SORRY, STATE BILL THAT WAS PASSED LAST SESSION. I ALSO COULD IMAGINE KIND OF TO THAT POINT, THAT IN THAT FINAL REPORT FOR THE PUBLIC'S AWARENESS TO WHEN THEY'RE READING IT, GIVING THEM SOME KIND OF ROADMAP OF THESE ARE THE PROGRAMS THAT ARE FUNDED BY THE FEDS, BY THE STATE. THAT WAY THEY KNOW WHAT STAKEHOLDER IS ASSISTING IN THAT FINANCIAL INPUT FOR THAT PROGRAM. I APPRECIATE THAT. I'LL BE HONEST. WE DID NOT HAVE IN OUR WE HAVE LIKE A DRAFT, NOT A FULL FLEDGED REPORT, BUT THAT'S SOMETHING THAT WE CAN DEFINITELY ADD IN. SO SORT OF THAT SLIDE TALKING ABOUT THE DIFFERENT PROGRAMS. SO IT IS MORE A COMMUNITY FACING TO FOLKS WHO MIGHT NOT BE AS HOUSING FOCUSED. YEAH. I THINK AS KYLE CONTINUES TO GROW, IT'S FUNNY AS AND I WERE TALKING ABOUT THIS, YOU KNOW, A LOT OF YOUR DATA IS BASED ON CENSUS BLOCKS, WHICH THEN, YOU KNOW, FEED INTO THE WHOLE THE WHOLE FUNDING AND GAMUT AND ANALYSIS, YOU KNOW, AND I THINK AS WE CONTINUE TO EVOLVE, JUST REALLY KIND OF UNDERSTANDING HOW THE FRAMEWORK OF DIFFERENT METHODOLOGIES REALLY KIND OF PLAY IN WITH CONTINUED ADVANCEMENT AND UNDERSTANDING OF HOW THESE THESE PROGRAMS AND FUNDING WORK. SO KAYLA AND I WORK WITH WITH HUD, THE CITY OF KYLE IS A CDBG COMMUNITY DEVELOPMENT BLOCK GRANT ENTITLEMENT COMMUNITY. SO WE DO GET SOME MONIES FROM HUD TO DO THAT. WE'RE FAIRLY NEW. I THINK THIS YEAR IS OUR FIRST YEAR OF BEING IN AN ENTITLEMENT CITY.
WE GET A KAYLA'S MUCH BETTER THAN OURS, BUT ABOUT 266,000. WE'VE USED IT FOR SIDEWALKS
[00:45:02]
REPAIRS. THEY HAVE TO BE IN THE LMI LOW TO MODERATE INCOME LEVEL AREA. SO UNDERSTANDING HOW THOSE AREAS ARE WITHIN OUR FRAMEWORK AND, YOU KNOW, WITHIN OUR CITY LIMITS WHERE THE ELIGIBLE FUNDING CAN BE SPENT ON THAT, AND CONTINUING TO KIND OF BUILD OFF OF THESE UNDERSTANDINGS AS WE WORK THROUGH THESE PROGRAMS. SO OUR METRICS ON THIS ISSUE CAN AFFECT OUR GRANTS LATER, POTENTIALLY. I THINK, FOR FOR RIGHT NOW, I MEAN, WHAT I'M HOPING TO GAIN FROM THIS IS ABSOLUTELY TO CONTINUING TO UNDERSTAND AS OF AS WAS TALKING ABOUT, IT'S FUNNY THAT PROGRAM HE'S TALKED ABOUT IS AFFECTING AUSTIN. SO THERE'S A LOT OF OFFICE IN IN AUSTIN THAT I THINK IS NOW BEING REZONED OR CONVERTED OVER TO, TO RESIDENTIAL, KIND OF BASED ON SOME OF THE THE STATE RULES AND REGULATIONS WILL DEFINITELY FRAME SOME OF THAT IN OUR CODE REWRITE WITH OUR USE CHARTS AND USE TABLES AND REALLY KIND OF UNDERSTANDING WHAT THAT IS. BUT I THINK IN GENERAL I WANTED TO USE THIS, THIS HOUSING STUDY TO REALLY KIND OF GIVE US A GOOD BASE FRAMEWORK, SOMETHING FOR US TO CONTINUE TO UPDATE AND EXPAND AND EXPAND UPON AND THEN UNDERSTAND AS NEW HOUSING REQUESTS COME IN FOR FOR FUNDING AND DIFFERENT THINGS, TO REALLY KIND OF UNDERSTAND HOW THAT IS. AND THEN COUNCIL COULD, YOU KNOW, LOOKING AT ADOPTING POLICIES AND REGULATIONS ASSOCIATED WITH THAT TO CONTINUE TO TO GIVE US KIND OF WHAT YOU GUYS TITLED EARLY, KIND OF OUR MOST BANG FOR OUR BUCK, YOU KNOW, FOR, FOR OUR INVOLVEMENT IN THESE PROGRAMS. LOOKING AT THE TIMELINE, COUNCIL ONLY SAW THIS LAST IN DECEMBER. IS THAT CORRECT? YES. AND SO WAS THE ALL THE CURRENT COUNCIL SWORN IN AT THAT TIME? NO. SO NO, THAT'S ONE THING I SAW AS A POSSIBLE STICKING POINT HERE JUST ALONG THE WAY IN TERMS OF INFORMATION SHARING AND ALL THE REST OF IT, YOU KNOW. YEAH. OKAY. COMMISSIONER, THERE WERE SORT OF WORKING WITH STAFF TO STAGGER THAT IN THAT WAY. THAT'S PARTIALLY WHY ACTUALLY WE WERE HOPING FOR US TO FINISH THIS BY JANUARY. WE'RE EXTENDING THE TIMELINE SO WE CAN WORK WITH NEW COUNCIL MEMBERS AS WELL. AND OF COURSE MAKE THAT CONTINUITY AS PART OF THAT CONVERSATION. AND ONE TINY THING, IF YOU ALL WOULD JUST IF I CAN EDITORIALIZE FOR ONE SECOND, IS ONE OF THE CHALLENGES THAT AGAIN, DOING THIS WORK AS WE DO IN THE REGION, IT'S VERY HARD FOR CITIES TO SOLVE WHAT HAS TRULY BECOME A LARGER NATIONAL STRUCTURAL PROBLEM. I THINK OUR STATE IS NOW THINKING ABOUT THAT VERY SERIOUSLY. THAT'S WHERE WE'RE SEEING SOME BILLS, BUT FRANKLY, I CANNOT THINK OF A SINGLE COMMUNITY IN THE NATION THAT HAS THE RESOURCES TO, YOU KNOW, ESSENTIALLY PROVIDE ALL OF THE AFFORDABLE HOUSING NEEDS OR SOLVE THAT WITHIN THEIR COMMUNITIES. AND PART OF THAT HAS TO DO WITH THE WAY WAGES AND INCOMES HAVE GROWN OR SORT OF FLATLINED OR NOT GROWN, FOR THAT MATTER. AND ESSENTIALLY ALSO JUST LOOKING AT THAT FEDERAL LANDSCAPE OF RESOURCES. EXACTLY, SIR. CHAIR. SORRY. GO AHEAD. YEAH. SO ONE OF THE PHRASES OUT THERE THAT JUST SENDS SHIVERS UP MY SPINE IS I'M FROM THE GOVERNMENT AND I'M HERE TO HELP. AND I'M HEARING A LOT IN THE CONVERSATION ABOUT GOVERNMENT, FEDERAL LEVEL, STATE LEVEL, LOCAL LEVEL. THE FUNDING GROWS, IT SHRINKS, THINGS CHANGE IT.THE IT'S A CONSTANTLY MOVING TARGET THAT WE'RE TRYING TO TO LAND ON. AND THEN WE'RE SAYING LOCALLY, WE CAN'T PROVIDE ALL OF THIS EITHER. BUT I DON'T UNDERSTAND WHY WE ARE NOT TALKING ABOUT WHAT CAN CITIES DO ORGANICALLY. WE MADE THIS PROBLEM. CITIES MADE THIS PROBLEM LOCALLY ALL OVER, EVERYWHERE. HOW COME THE CITY OF KYLE IS NOT TALKING ABOUT WHAT CAN THE CITY OF KYLE DO TO ALLOW THIS TO BE ORGANICALLY SOLVED IN WAYS WHERE WE'RE NOT BUILDING 276, 216, 324 LOW INCOME, YOU KNOW, TAX CREDIT PROPERTIES. WHY ARE WE NOT TALKING ABOUT, YOU KNOW, WHAT, WHAT CAN WE DO FOR SMALL SCALE DEVELOPMENT TO ALLOW SMALLER PROPERTIES TO TO BECOME MORE REALISTIC, TO BUILD TO SOLVE THIS? BECAUSE NOT EVERYBODY NEEDS A MULTIFAMILY HOUSING AND NOT EVERYBODY NEEDS A HOUSE. I THINK IT'S IT'S A DISAPPOINTMENT A LITTLE BIT THAT THERE'S NOT CLEAR DATA AVAILABLE ABOUT THE NATURALLY AFFORDABLE THE NOAH'S. I WAS VERY CURIOUS ABOUT ABOUT THAT ONE WHEN YOU ASKED EARLIER. SO I WOULD HAVE LOVED TO SEE SOME INFORMATION ABOUT THAT INTEGRATED INTO THE REPORT. I KNOW THAT THE FOCUS OF THE REPORT IS CLEARLY ABOUT WHAT TOOLS ARE COMING FOR AFFORDABLE HOUSING WITH A CAPITAL A AND A CAPITAL H, BUT I'M I'M MORE INTERESTED IN THE LOWERCASE A AND LOWERCASE H. WHAT CAN WE AS A COMMISSION WORKING ON ON THE DEVELOPMENT CODE? WHAT CAN WE,
[00:50:01]
AS YOU KNOW, CITY COUNCIL, WHAT'S AVAILABLE TO US THAT WE DON'T HAVE TO DEPEND ON THE FEDERAL GOVERNMENT, THE STATE GOVERNMENT, THE LOCAL GOVERNMENT? WHAT CAN WE DO TO HELP PEOPLE MAKE THEIR LIVES HERE IN A WAY THAT'S AFFORDABLE, THAT THEY CAN CAN CALL KYLE HOME AT ALL DIFFERENT STAGES OF LIFE? THAT'S THAT'S MY FEEDBACK TO YOU. I WOULD LOVE TO SEE MORE ON THAT IN THE FUTURE. THAT'S REALLY HELPFUL, CHAIR. ONE THING I'LL JUST SAY ON THE NOAA, SINCE THAT IS A REQUEST, LET ME GO BACK AND SEE IF THERE'S LIKE A PROXY DATA THAT SOMETHING THAT ESSENTIALLY MAYBE DOESN'T GET TO IT. EXACTLY. IT'S NOT PERFECT DATA, BUT GETS US TO SOMETHING CLOSE THAT WE CAN KIND OF UNDERSTAND. LET ME TRY TO FIGURE THAT OUT WITH MY TEAM. THAT'S ONE THING I'M NOTING DOWN. THE OTHER THING I WAS GOING TO SAY WAS, YES, I FEEL LIKE WE'RE TALKING A LOT ABOUT SORT OF CAPITALLY AFFORDABLE HOUSING, BUT THAT ATTAINABLE HOUSING ASPECT IS VERY IMPORTANT. AS PART OF THAT, MAKING SURE WE HAVE ENOUGH HOUSING FOR FOLKS, HOUSING CHOICE, LOOKING AT SUPPLY, LOOKING AT ALL OF THOSE DIFFERENT ELEMENTS IS VERY IMPORTANT. AND HOW DO WE SORT OF ONE OF THE THINGS I WOULD SAY IS SUBSIDY IS VERY IMPORTANT. WE KNOW THAT FOLKS, PARTICULARLY THOSE WHO HAVE THE GREATEST NEED, WE DO NEED SOME KIND OF SUBSIDY AND SUPPORT. BUT HOW DO WE LEVERAGE THAT WITH MARKET FORCES OR MARKET DEVELOPMENT OR OTHER THINGS TO STRETCH THOSE DOLLARS FURTHER, OF COURSE, IS REALLY IMPORTANT AS WELL. WHEN YOU'RE SAYING HAPPEN ORGANICALLY, WHAT DO YOU MEAN BY THAT? I MEAN THE MISSING MIDDLE. SO THAT WAS COVERED A LOT WHEN WE WERE TALKING ABOUT THE COMPREHENSIVE PLAN FOR THE CITY IS WE HAVE A LOT OF ONE HOUSING TYPE AND A LOT OF THE OTHER HOUSING TYPE, AND THE STUFF IN THE MIDDLE, WHICH COULD BE MORE AFFORDABLE.YOU KNOW, SOMEONE MIGHT NOT BE ABLE TO AFFORD A HOME WITH A MINIMUM LOT SIZE OF, YOU KNOW, 3500FT■!S OR SOMETHING. BUT THEY MIGHT BE ABLE TO AFFORD A, YOU KNOW, 600 SQUARE FOOT PART OF A OF A DUPLEX OR OF A FOURPLEX OR SOMETHING LIKE THAT. SO ORGANIC THINGS THAT DON'T REQUIRE HUGE, YOU KNOW, FUNDING MECHANISMS AND, YOU KNOW, JUMPING THROUGH HOOPS AND CARTWHEELS TO SECURE THIS DEVELOPER AND THIS FUNDING AND THIS SUBSIDY, THINGS THAT CAN, YOU KNOW, GET GOING WITH A LOT LESS OBSTACLES. I GUESS IN MY HEAD, IT WOULD BE EASIER IF WE MADE IT EASY IN OUR DEVELOPMENT CODE. IT WOULD BE EASIER TO BUILD A DUPLEX OR A FOURPLEX THAN IT WOULD BE TO BUILD A 324 UNIT. COMMUNITY AND ALL THE INFRASTRUCTURE THAT GOES WITH THAT. YEAH, IT'S PROBABLY TRUE. I DON'T KNOW THAT OUR CODE PROHIBITS IT. I DON'T THINK IT'S ECONOMICALLY FEASIBLE FOR PEOPLE TO BUILD IT AND ESSENTIALLY BE PROFITABLE DOING SO, WHICH IS WHY WE DON'T SEE MORE OF IT. BUT THE REASON THAT WE'RE HAVING THIS WHOLE CONVERSATION IS LIKE IT'S NOT ECONOMICALLY FEASIBLE TO BUILD 324 AFFORDABLE HOUSING UNITS. THEY WOULDN'T DO THAT IF THEY WEREN'T GETTING TAX CREDITS. THEY'RE NOT DOING IT OUT OF THE KINDNESS OF THEIR HEARTS.
THEY'RE TRYING TO MAKE MONEY. SO HOW CAN WE HOW CAN WE MAKE BUILDING A FOURPLEX ACCORDING TO OUR CODE? I GUESS I DON'T KNOW WHY I'M SAYING FOURPLEX. THIS IS JUST MISSING MIDDLE IN GENERAL. HOW CAN WE MAKE THAT MORE ATTRACTIVE HERE? IT'S SOMETHING THAT WE CAN CONTROL ANY MECHANISMS THAT ARE AVAILABLE TO US I THINK SHOULD BE DISCUSSED. I'M JUST INTERESTED. WHAT'S OUT THERE? SURE. THAT'S SOMETHING DEFINITELY THAT WE'LL BE TALKING ABOUT IN THE REPORT A LITTLE BIT MORE. AND I THINK THAT'S WHERE SORT OF THIS CHART COMES IN LOOKING AT THE NEEDS. BECAUSE AGAIN, HISTORICALLY, WHILE WE HAVE SEEN SORT OF SUBSIDY GO TO THOSE 60% MFI AND LOWER, WE WOULD HOPE THAT THE MARKET CAN COVER THE GAP. FOR THE FOLKS WHO ARE ABOVE. THAT DOESN'T NECESSARILY MEAN THAT WE'RE SEEING THAT. SO THERE'S OTHER THINGS THAT WE CAN DO TO LEVERAGE THE MARKET, MAKE SURE THAT THOSE NEEDS ARE BEING MET.
AND SIMILARLY, AGAIN, I THINK IN THE OWNERSHIP SPACE, LOOKING AT THOSE MISSING MIDDLE HAS BEEN A REALLY GREAT OPPORTUNITY TO SEE, TO YOUR POINT, SMALLER LOT SIZE OR WHATEVER THAT FLEXIBILITY IS, IS REALLY CRITICAL. IF YOU ALL WOULD ALLOW ME AND HUMOR ME, I WOULD LOVE TO ASK YOU ALL TO SEE FROM Y'ALL'S SORT OF POSITION AND WORK. ARE THERE DIFFERENT KINDS OF HOUSING TYPES THAT YOU SEE ARE MISSING OR NOT COMING, OR THINGS THAT YOU THINK THE COMMUNITY WOULD LIKE TO HAVE OR NOT HAVE? ARE THERE PARTICULAR KINDS OF HOUSING THAT YOU ALL FEEL LIKE WOULD BE REALLY HELPFUL TO THINK ABOUT AS WELL? YEAH, I'LL LET THE REST OF THE COMMISSION ANSWER THAT. I THINK TO THE CHAIR'S POINT, WE HAVE A LOT OF SINGLE FAMILY HOMES AND A LOT THAT COME ONLINE, AND RECENTLY WE'VE HAD APPROVALS OF TOWNHOMES THAT THROUGH CHANGES THAT HAVE OCCURRED, ARE REDUCING THE NUMBER OF TOWNHOMES. BUT A LOT OF OUR KIND OF GOVERNING DOCUMENTS APPROVED BY COUNCIL ON MASTER PLANS AND WHAT THE FUTURE THAT COUNCIL ENVISIONS, INCLUDES MORE DUPLEXES, TOWNHOMES, MULTIFAMILY APARTMENT, BUT BUT STRUCTURES THAT THAT ARE MORE INCORPORATED BETWEEN WORK, PLAY, FUN AND THE STRUCTURE THAT WE DON'T CURRENTLY HAVE AN ABUNDANCE OF IN THE CITY. BUT I THINK THAT THE MASTER PLANS AND
[00:55:04]
THE CURRENT COUNCIL APPROVED DOCUMENTS COULD BE A GOOD GUIDE POST, AND WE ARE REVIEWING THAT AS PART OF THIS STUDY. AND I WILL SAY, EXCUSE ME THAT WHAT YOU ARE SAYING MAKES SENSE. WE WANT TO SEE, OF COURSE, LIKE A MIX OF HOUSING. IT'S NOT JUST OF COURSE, AFFORDABILITY IS A BIG ASPECT OF IT, BUT ONE OF THE THINGS THAT WE TALK ABOUT IN THE HOUSING FIELD IS ALSO HOUSING CHOICE, RIGHT? SO PARTICULARLY WITH HOUSEHOLDS BECOMING MORE INTERGENERATIONAL, MORE INTEGRATED, DIFFERENT CULTURAL ASPECTS, SORT OF THAT ONE INVASION OF WHAT A HOUSE SHOULD BE DOESN'T NECESSARILY MEET ALL HOUSEHOLD AND FAMILY NEEDS. THOSE ARE JUST RAPIDLY CHANGING AS WELL. ONE OF THE THINGS THAT WE'VE SEEN IN OUR REGION AND NATION AS A WHOLE IS WE'VE ACTUALLY SEEN MULTIPLE SINGLE PARENT HOUSEHOLDS COME TOGETHER AND TRY TO DO CO-LIVING. SO ALL THAT SAID, I THINK THOSE CHANGES ARE ALSO GOING TO CHANGE NECESSARILY HOW WE'RE LOOKING AT THE KIND OF HOUSING THAT WE HAVE. YOU WERE WANTING SUGGESTIONS OR IDEAS. I THINK WE'VE ACTUALLY STARTED TRANSITING INTO THAT SPACE AWKWARDLY. I'LL CONTRIBUTE MY AWKWARDNESS HERE. THE I AGREE THAT THERE'S A MISSING MIDDLE THAT HAS TO BE ADDRESSED.QUALITY OF LIFE ISSUES ARE OF CONCERN BROADLY, OFTEN NEGLECTED FOR THE DISCUSSION ON ROADS AND SUCH, BUT IT'S IT'S OFTEN NEGLECTED. THE CONCERN I HAVE IS THIS OVERALL THAT WE'RE ALL WORKING WITH, INCLUDING YOU, AND THAT IS THAT WHEN I WAS A TEENAGER, THEY FOUNDED AN AGENCY CALLED HUD, AND IN ITS HISTORY IT TOOK ON THE ENERGY AND THE ZEAL OF URBAN DEVELOPMENT AND DESTROYED, DESTROYED INNER CITIES IN OUR MAJOR CITIES. I WAS A WITNESS TO THAT. IT DISTORTED HOUSING VALUES AND ALL KINDS OF CITIES. IT CREATED A SEGREGATION WHERE IT WAS MEANT TO CREATE INTEGRATION IN EVERY RESPECT, ECONOMICALLY, RACIALLY AND OTHERWISE. IT'S BEEN RIFE WITH SCANDALS. AS MELISSA POINTED OUT. I HAVE A HARD TIME LEANING ON THIS FOR ANSWERS, YOU SEE. FOR THIS COMMUNITY, ANY ANY COMMUNITY I'M A PART OF, LET'S PUT IT THAT WAY. SO I THINK IT'S A GOOD CONVERSATION. I'M ENCOURAGED. I LIKE SEEING LOW INCOME HOUSING TAX CREDIT. BUT I NOTICED ON ON OUR APPROVING THAT AND THE COUNCIL GETTING BEHIND IT AS WELL. OF COURSE, I CAN ALMOST SEE THE TWINKLE OF AN EYE WITH THIS ONE, RIGHT? BECAUSE TAX FREE PRIVATE EQUITY FUNDED THROUGH BONDS INCOME SOURCE. WHAT A DEAL. SO THAT'S THE BEST WE GOT I'M LOOKING AT THE LIST AND THAT'S THE BEST WE GOT. WE CAN AFFORD TO MAKE SOMEBODY A VERY COMFORTABLE LIVING AT A VERY HIGH LEVEL. SO SOMEBODY'S ALWAYS GOING TO WIN IN THIS. I MEAN FOR US NOT TO BE LOSERS. AND WHETHER IT'S A TOURS OR SOME KIND OF SUBSIDY LIKE THIS THAT REMOVES OUR ABILITY TO TAX AD VALOREM, I'VE GOT AN ISSUE BECAUSE WE'RE GOING TO GET DOWN THE LINE HERE AND HAVE SO MANY DISTORTED TAX POLICIES AND SUBSIDIES THAT IT'S GOING TO STRANGLE THIS COMMUNITY TO DEATH IN THE FUTURE. SO WHAT YOU'RE CONFRONTING HERE WITH ME MAKING A COMMENT IS NATIVE SKEPTICISM. I SEE SOMETHING I LIKE, I'M FOCUSING ON ONE THING. I'M PURPOSEFULLY IGNORING THE OTHERS, AND IT'S BECAUSE OF THEIR HISTORY AND DISTORTING LOCAL MARKET VALUES, LOCAL SOCIAL FABRIC, EVERYTHING ELSE.
SO IF I'VE GOT TO PUT MY MONEY OR MY MOUTH, WHICHEVER, BOTH ON SOMETHING, THAT WOULD BE THE LOW INCOME TAX CREDIT. AND GOING FORWARD, I AGREE WITH MY OTHER COMMISSIONERS THAT HOUSING STOCK IS IMPORTANT. WE CAN'T PUT IT ALL IN MULTIFAMILY AS IT'S COMMONLY UNDERSTOOD.
AND I THINK YOU UNDERSTOOD MY EARLIER COMMENT. I DON'T WANT TO HEAR THE SUBJECT OF MANUFACTURED HOUSING EVER TO COME UP. I'VE LIVED IN EVERY KIND OF HOUSING THERE IS EXCEPT HIGH RISE, EVERY KIND. I DON'T SUGGEST ANYBODY LIVE IN A MOBILE HOME OR A MANUFACTURED HOUSING BASED ON EXPERIENCE. SO IF WE CAN FIND GOOD PRODUCTS AND LET THE PUBLIC KNOW AS THIS CONVERSATION CONTINUES, BECAUSE THEY'LL BE LISTENING AND GETTING BAD INFORMATION, I WANT THEM TO BE CLEAR WHAT'S ON THE TABLE FOR DISCUSSION HERE. BECAUSE PEOPLE HEAR AFFORDABLE HOUSING, THEY HEAR BAD THINGS. WE GOT TO BE SMARTER THAN THAT. GREAT. THANK YOU, SIR. AND I WILL SAY, YOU KNOW, THE SORT OF HOUSING FIELD WE TALK A LOT MORE ABOUT. YOU'RE RIGHT. LIKE NOT JUST LOOKING AT AFFORDABLE HOUSING BUT ATTAINABLE HOUSING. SO FOLKS, ONE OF THE CHALLENGES
[01:00:03]
THAT HONESTLY SEPARATE FROM THIS, BUT VERY CRITICAL AND IMPORTANT WITHIN THIS FRAMEWORK AS WELL, IS WHAT WE CALL SORT OF THE CLIFF EFFECTS. RIGHT? SO THERE'S FOLKS WHO MIGHT BE EARNING 63%. MFI DOESN'T NECESSARILY MEAN THAT THE MARKET IS GOING TO SERVE THEM, BUT JUST BECAUSE THEY'RE JUST SLIGHTLY HIGHER THAN ELIGIBILITY, THEY WON'T BE ABLE TO MANAGE IT. AND I THINK THAT'S WHY THOSE KIND OF GAP PROGRAMS AND MAKING SURE THAT THOSE ATTAINABLE OPPORTUNITIES EXIST FOR EVERYONE IS REALLY IMPORTANT, BECAUSE THERE'S ALSO GOING TO BE PEOPLE WHO JUST DON'T EARN LOW ENOUGH TO BE ELIGIBLE FOR A PROGRAM. WE ALSO ACTUALLY SEE NOT VERY COMMON, BUT WE DO SEE IT THAT FOLKS WILL SOMETIMES HAVE AN INCOME BOOST, AND THAT INCOME BOOST WILL MAKE THEM INELIGIBLE FOR A PROGRAM. AND THAT BECOMES A CHALLENGE. AND THAT'S TRUE FOR, OF COURSE, ALL SOCIAL SAFETY PROGRAMS. ARE WE TALKING ABOUT PROGRAMS THAT IF THEY'RE INCOME ELIGIBILITY, THAT THERE WOULD BE ANNUAL VERIFICATION OF INCOMES? YES. FOR ALMOST ALL OF THIS. SO DIFFERENT AGENCIES LOOKING AT EACH ONE. BUT YES, THERE IS ESSENTIALLY RENT ROLLS AND INCOME ELIGIBILITY SORT OF DONE EVERY TIME THERE'S A LEASE RENEWAL. AND THEN FOR MONITORING AND COMPLIANCE, YOU HAVE TO SHARE THAT REGULARLY ON WHAT THAT LOOKS LIKE. AND ACTUALLY FOR THE LOW INCOME HOUSING TAX CREDIT, I'M NOT GOING TO REMEMBER OFF THE TOP OF MY HEAD ALL OF THE THINGS. BUT THERE'S PRETTY SIGNIFICANT REPORTING ASSOCIATED WITH THAT, INCLUDING FOR VACANCY ON A QUARTERLY BASIS AND OTHER THINGS. AND THERE'S A TERM FOR THOSE TWO THAT THEY END. THEY SUNSET AFTER 30 YEARS OR WHATEVER THE AGREEMENT IS. RIGHT? YES, THAT IS CORRECT. FOR ALMOST ALL OF THIS HOUSING, THERE'S GOING TO BE SOME KIND OF TIME PERIOD IN WHICH THE AFFORDABILITY PERIOD ENDS. AND BECAUSE THAT DATA IS NOT READILY AVAILABLE, WE'RE WORKING WITH DHC TO GET THAT.WE'LL MAKE SURE THAT IT'S IN THE REPORT. SO YOU ALL CAN SEE WHEN THE AFFORDABILITY PERIODS WILL EXPIRE AS WELL. SINCE THESE AREN'T PUBLIC HOMES PER SE. HOW CAN THE DEVELOPER OR OWNER BE HELD TO STANDARDS THAT ARE REASONABLE IN TERMS OF UPKEEP AND MAINTENANCE? I WOULD HONESTLY LET STAFF TALK ABOUT THIS, BUT I WILL SAY FROM A HOPEFUL PERSPECTIVE, CODE COMPLIANCE SHOULD CAPTURE SOME OF THEM FOR THE SECTION EIGHT VOUCHERS. FOR EXAMPLE, FOR HUD, WHICH NOT NECESSARILY WORK IN THE CITY OF OR DID NOT EXIST IN THE CITY OF KYLE, BUT OTHER RESOURCES AS WELL. HUD REALLY DOES HAVE PRETTY STRINGENT INSPECTION REQUIREMENTS. AND THEN SAME GOES FOR LOW INCOME HOUSING TAX CREDITS. THERE'S SORT OF THE QUALITY OF HOUSING IS A LITTLE MORE CHALLENGING TO ASSESS FROM A STATE AGENCY, BUT THERE'S STILL SORT OF INSPECTION AT THE FIRST TIME. AND THEN FOR ANYTHING THAT'S EGREGIOUS, THAT IS TRULY A HEALTH AND SAFETY STANDARD. LOCAL BUILDING CODES AND RESIDENTIAL CODES WOULD KICK IN AS WELL AT THAT POINT. YEAH. TO ADD ON TO THAT, I WILL SAY, IF YOU'RE A MULTIFAMILY THAT HAS THIS, THIS FUNDING, YOU ARE HELD TO A HIGHER STANDARD, I GUESS, OF QUALITY OF SOME OF THAT. SO THAT THAT IS SOME ASSURANCES WITH, WITH THE UNDERSTANDING OF THESE, THESE PROGRAMS IS THEY DO WITH WITH THOSE CARROTS CAME ADDITIONAL KIND OF STANDARDS FOR THEM TO DO. SO THAT IS A LITTLE A LITTLE BIT COMFORTING AND UNDERSTANDING THAT EVEN THOUGH THE ELIGIBILITY WILL EXPIRE, YOU KNOW, DURING THAT RANGE OF ELIGIBILITY, THEY REALLY DO HAVE TO TO MEET STANDARDS OF REQUIREMENTS FOR THAT. AND HEARTENING TO SEE THAT AT LEAST IN THE CENTRAL TEXAS REGION, IT VARIES A LITTLE BIT BY DIFFERENT PARTS OF TEXAS.
CENTRAL TEXAS REGION ARE CAPITAL, AFFORDABLE HOUSING. SUBSIDIZED HOUSING HAS ACTUALLY BEEN PRETTY GOOD QUALITY. WE'VE DONE A BETTER JOB THAN MOST OF ENSURING THAT OUR HOUSING IS OF BETTER QUALITY, NOT SORT OF THE WAY WE HAD HISTORIC PUBLIC HOUSING OR THINGS LIKE THAT. I KNOW, LIKE YOU WERE SAYING, MANUFACTURED HOUSING. THERE'S BEEN A LOT MORE ISSUES IN THE VALLEY. THERE'S BEEN A LOT MORE ISSUES FOR BORDER COMMUNITIES, BUT WE HAVEN'T HAD AS MUCH OF AN ISSUE. NOT TO SAY THAT WE'RE PERFECT BY ANY MEANS. YOU WANT TO SPEAK TO OUR OUR WISHES, OUR DESIRES, OUR CONCERNS. CERTAINLY, WE'VE HAD A LOT OF THOSE. LET ME JUST ASK A SIMPLE QUESTION IS WHAT HAVE YOU HEARD SO FAR? SO WE HAVE ONLY DONE SOME PRELIMINARY CONVERSATIONS.
SO THINK OF IT FROM THAT PERSPECTIVE. WE DID SOME INTERCEPT INTERVIEWS. WE ALSO HAVE HAD SOME CONVERSATIONS, THINGS THAT HAVE COME UP. AND I'M TRYING TO REMEMBER OFF THE TOP OF MY MIND, ONE IS LOOKING AT HOW DO WE LOOK AT STABILIZATION OF EXISTING RESIDENTS? I THINK WE'VE HEARD THAT LOUD AND CLEAR FROM COUNCIL AS WELL TO THINK ABOUT HOW DO WE YES, WE WANT TO HAVE MORE HOUSING OPPORTUNITIES FOR FOLKS, BUT WE ALSO WANT TO MAKE SURE THAT FOLKS WHO LIVE HERE HAD A GOOD QUALITY OF LIFE. WE CAN STABILIZE THEIR HOUSING. WE DID HERE TO LOOK AT HOW TO LOOK AT MORE NAVIGATION SERVICES FOR HOUSING. SO HOW DO WE HAVE FOLKS WHO BECOME AWARE THAT THIS EXISTS AND HOW DO THEY BECOME ELIGIBLE, AND SO ON? HOW DO WE COMMUNICATE BETTER? NAVIGATION IS SOMETHING THAT CAME UP LOOKING AT NEED FOR ACCESSIBLE HOUSING FOR SENIORS. THE BOARD ON AGING SPECIFICALLY SORT OF TALKED ABOUT THAT ASPECT AS WELL, LOOKING AT HOW DO WE HAVE MORE ACCESSIBILITY FOR FOLKS WHO MIGHT HAVE
[01:05:01]
MOBILITY OR OTHER KIND OF IMPAIRMENTS ASSOCIATED WITH AGE AS WELL? I'M TRYING TO THINK, WHAT DID YOU HEAR FROM US? OH, A LOT OF STUFF. I HAVE A FULL PAGE HERE. I THINK ONE OF THE THINGS THAT I THINK I'M HEARING FROM YOU ALL THAT, YOU KNOW, JUST LIKE QUICKLY, I'LL WRAP UP, IS, YOU KNOW, OF COURSE, LOOKING AT SORT OF LIKE A MIX OF HOUSING, I THINK THAT'S RISING TO THE TOP, LOOKING AT HOW DO WE LEVERAGE AND THINK ABOUT SORT OF NATURALLY OCCURRING AFFORDABLE HOUSING, HOW DO WE REALLY ENSURE THE QUALITY OF HOUSING IS GOOD? RIGHT. SO NOT JUST FOCUSING ON AFFORDABILITY, JUST IN TERMS OF RENT OR INCOME METRICS, BUT REALLY LOOKING AT QUALITY OF HOUSING AS WELL. AND I THINK ONE OTHER THING THAT I'M HEARING HERE SORT OF, IS WHAT ARE THOSE CREATIVE TOOLS OR STRATEGIES THAT CAN BE UTILIZED THAT MIGHT NOT NECESSARILY REQUIRE SUBSIDY OR FUNDING, BUT ARE THERE OTHER KINDS OF PROGRAMS THAT CAN TALK ABOUT REALLY INCENTIVIZE DIFFERENT KINDS OF HOUSING TYPES AS WELL? AND IF I MISS SOMETHING, FOLKS, PLEASE LET ME KNOW. BUT I'LL DEFINITELY GO THROUGH MY NOTES AS WELL. SO I WILL JUST ADD, FROM WHAT I'VE HEARD ON THE ES2 AND SOME THOUGHTS HERE, AND I'LL USE THE MEDIAN HOUSEHOLD INCOME THAT YOU PUT ON THE SLIDES BEFORE 328,000, JUST FOR OUR BENCHMARK PURPOSES. WOULD CERTAINLY LOVE TO GET RECOMMENDATIONS IN THAT REPORT AS TO HOW WE CAN TAKE ADVANTAGE OF STATE AND FEDERAL PROGRAMS, BUT NOT BE ENTIRELY RELIANT UPON THAT FROM A REPORT STANDPOINT. AND WHAT I DON'T SEE DATA OF, AND I THINK IT GOES BACK TO YOUR A HARD DATA POINT TO COLLECT IS THAT PRICE POINT OF 328, BECAUSE WE HAVE TOO MUCH RED TAPE, AND THAT THE ONLY WAY FOR DEVELOPER TO BE PROFITABLE IS TO SELL A HOUSE AT THAT VALUE, OR THE EQUIVALENT FOR MULTIFAMILY. OR IS IT THAT THE DEVELOPERS ARE CHOOSING TO SELL AT THAT POINT, BECAUSE IT IS A PRICE POINT THAT PEOPLE WILL PAY FOR, AND WE NEED TO HAVE MORE REQUIREMENTS AS A CITY TO REQUIRE A MORE DIVERSE PLATFORM OF HOUSING OPTIONS. I DON'T SEE DATA HERE THAT INDICATES ONE WAY OR THE OTHER WHAT THAT RIGHT ANSWER IS, AND HAVING MORE INSIGHT THERE WOULD BE HELPFUL, I THINK, FOR COUNCIL TO MAKE A POLICY DECISION ON WHAT OPTIONS ARE AVAILABLE AND WHAT ARE APPROPRIATE TO TAKE.THAT'S VERY HELPFUL, SIR. WE'LL DEFINITELY MAKE SURE OF THAT. ONE THING I JUST WANT TO SAY THIS IS LIKE SOMETHING I STRUGGLE WITH. I TALK ABOUT HOUSING ALL DAY LONG. THIS IS WHAT I CARE ABOUT. THIS IS WHAT I WANT TO DEVOTE MY LIFE TO. BUT WE CAN HAVE A HOUSING AFFORDABILITY CONVERSATION HERE. OVER HERE IS LIKE AN INCOME AND WAGE CONVERSATION. AND THAT'S HONESTLY BEEN ONE OF THE CHALLENGES FOR OUR REGION ARE OUR HOUSING COSTS HAVE GONE UP, BUT OUR WAGE AND INCOME GROWTH HAS NOT BEEN AT THE SAME PACE. SO THAT'S ALSO SOMETHING JUST WORTH ACKNOWLEDGING WITHIN THAT. BUT I AGREE WITH THIS STUFF THAT YOU JUST MENTIONED. TWO TWO QUICK COMMENTS, I SUPPOSE. ONE, I AGREE WITH COMMISSIONER STEAGALL AND AND THE RESPECT THAT WHEN WE SAY TAX CREDITS OR TAX REBATES OR OTHER PROGRAMS LIKE THAT AND ESSENTIALLY PULLING PROPERTIES OFF THE TAX ROLL, THAT DOESN'T ELIMINATE THE COST OF THE CITY SERVICES AND CITY INFRASTRUCTURE JUST SPREADS IT TO EVERYBODY ELSE WHO DOES PAY TAXES AND WHOSE PROPERTY IS ON THE TAX ROLL. AND SO I DO HAVE A BIT OF A CONCERN ABOUT THAT, WHERE I SEE A LITTLE BIT OF A WHERE I HAVE A DISCONNECT AND I'M YOU CAN EITHER TELL ME I'M RIGHT OR YOU CAN HELP ME FILL IN THE GAPS. WHEN WE LOOK AT THE THE CITY'S COMPREHENSIVE PLAN AND WE LOOK AT THIS DATA RIGHT HERE, THERE'S A LOT OF SUPPORT FOR THAT MISSING MIDDLE. THIS IS THE STUFF, YOU KNOW, THE SOMEWHERE BETWEEN APARTMENTS AND THE $325,000 SINGLE FAMILY HOME. AND IT MAKES IT SEEM LIKE THERE WOULD BE A HUGE DEMAND FOR THAT. AND JUST OUR LAST MEETING, WE HAD A DEVELOPER COME IN AND ASK TO REDUCE THE NUMBER OF TOWNHOMES. AND HIS HIS RATIONALE WAS, HERE'S ANOTHER NEIGHBORHOOD WITH TOWNHOMES. AND THE SELL THROUGH RATE IS 0.5 TOWNHOMES PER MONTH. AND SO I SEE WHERE WE HAVE A REALLY WELL THOUGHT OUT PLAN THAT ADDRESSES A PROBLEM. THE DATA SEEMS TO SUPPORT IT. AND THEN THE MARKET TELLS US SOMETHING COMPLETELY DIFFERENT. AND I THINK THAT'S WHERE I'M HAVING A DISCONNECT BETWEEN, LIKE WE CAN MAKE THE GREATEST PLAN IN THE WORLD, BUT IF THE MARKET DOESN'T SUPPORT IT, IT'S JUST A COOL IDEA. AND SO THAT'S WHERE I'M STRUGGLING TO BRIDGE THOSE TWO THINGS RIGHT NOW.
YOU'RE CORRECT ON ALL OF THAT AND SORT OF THAT'S LIKE SOMETHING WE HAVE TO MANAGE, RIGHT? I THINK YOU'RE RIGHT. WE'RE SEEING THIS ACROSS THE BOARD, EVEN FOR HONESTLY, OUR AFFORDABLE HOUSING DEVELOPERS ARE BEGINNING TO FIND IT HARD AT SOME OF THOSE LEVELS TO HAVE FULLY 100% OR 98% VACANCY OR NON VACANCY THAT WE USED TO HAVE. ESSENTIALLY. ALL THAT SAID, ONE OF THE THINGS THAT'S REALLY IMPORTANT TO THINK ABOUT FROM THAT PERSPECTIVE IS TWO ELEMENTS. ONE, ARE THERE INCENTIVE BASED THINGS THAT CAN INCENTIVIZE CERTAIN BEHAVIORS.
RIGHT. SO IS THERE A WAY TO ENCOURAGE PEOPLE TO DO MORE OF THOSE EVEN AS THE MARKET SLOWS DOWN? IS THERE SOMETHING THAT MAKES THEM THINK FROM THEIR PERSPECTIVE THAT THEY CAN JUST MAKE IT ALL WORK FROM THE NUMBERS PERSPECTIVE? CHALLENGING, OF COURSE, PARTICULARLY IN THE MARKET THAT WE ARE IN RIGHT NOW, AND THEN ADDING TO IT EXACTLY WHAT YOU'RE SAYING THAT AGAIN, WE'RE SORT OF IN AN UNUSUAL MARKET SPOT. SO PART OF IT IS PLANNING
[01:10:02]
FOR THAT FUTURE AND WHAT THAT MIGHT LOOK LIKE. I'LL BE HONEST, FROM AN AFFORDABILITY PERSPECTIVE, I WOULD LOVE TO SAY I HOPE RENTS AND SALES PRICES REMAIN AS LOW AS THEY ARE. UNSURE IF THAT WILL BE TRUE. JUST BECAUSE OUR REGION HAS SEEN A LOT OF ECONOMIC GROWTH OVER THE YEARS. SO IT WOULD BE UNUSUAL FOR US TO BE IN THIS AMOUNT OF STASIS FOR LONG. BUT YOU'RE RIGHT THAT IT'S CHASING THE MARKET AS WELL. I WILL ADD ON FOR OUR CODE. I THINK WE NEED TO LOOK AT IT FOR LONGEVITY TOO. SO ABSOLUTELY UNDERSTANDING KIND OF HOW HOUSING MARKETS CHANGE, YOU KNOW, PRETTY PRETTY REGULARLY BASED ON SUPPLY AND DEMAND AND HOW THIS IS GOING. BUT THEN UNDERSTANDING THAT WITH OUR CODE, YEAH, WE'RE GOING TO BE LOOKING AT NOT ONLY TRULY WHAT THE MARKET IS NOW, BUT ALSO KIND OF LONGEVITY LONG TERM TOO.ON ON KIND OF GETTING THAT MIXED BECAUSE YOU'RE ABSOLUTELY RIGHT. WHAT YOU APPROVE A ZONING CHANGE FOR NOW, YOU'RE NOT GOING TO SEE A HOME ON THAT GROUND FOR PROBABLY TWO YEARS, RIGHT? 2 TO 3 YEARS. SO, YOU KNOW, REALLY KIND OF UNDERSTANDING HOW HOW THAT WORKS TOO, I THINK IS IS WHAT WE'RE CONTINUING TO WORK ON AS WELL. I CERTAINLY DON'T KNOW.
BUT WHAT HAPPENS WHEN NOT IF, BUT WHAT HAPPENS WHEN YOU GET A DEVELOPMENT IN TOWN. PRICE POINTS 800,000. DUAL INCOME $500,000 250 TO $500,000. WHAT STARTS HAPPENING TO OUR NUMBERS THEN? WHAT STARTS HAPPENING TO OUR NUMBERS? THE KYLE NUMBERS. HOW ARE HOW ARE THOSE ASSESSED? HOW ARE THOSE PERUSED AT THAT POINT? OKAY. JUST LIKE HOW HOW DOES IT GET DISTORTING THE AGGREGATE. YEAH. SO HUD ACTUALLY UPDATES ESSENTIALLY INCOME LIMITS AND RENT LIMITS ARE MAPPED EVERY YEAR. IT'S A LITTLE MORE CONVOLUTED PROCESS. GENERALLY SPEAKING. WE'VE ACTUALLY SEEN OUR MFI HAS JUST CONTINUED TO GO UP. IT SEEMS LIKE IT LAST. IT MIGHT BE PLATEAUING. AND I'LL BE HONEST, WE HAVE NOT SEEN THIS IN THE AUSTIN REGION KIND OF SINCE THE RECESSION. IT'S BEEN UNUSUAL. WE WE HAVEN'T SEEN A LOT OF THIS KIND OF COOLING DOWN. BUT ALL THAT SAID, HUD SORT OF IN THESE FEDERAL AGENCIES, RERUN THOSE NUMBERS EVERY YEAR WE GET NEW NUMBERS THAT WE'RE FOLLOWING. THAT DOESN'T NECESSARILY MEAN THAT THOSE SORT OF REGIONAL VARIABILITY ISSUES OR OTHER SORT OF STRUCTURAL METHODOLOGICAL ISSUES GET RESOLVED BECAUSE THEY JUST CARRY FORWARD UNLESS HAD ACTUALLY ENGAGES WITH THAT ISSUE SEPARATELY. DO WE HAVE ANY OTHER QUESTIONS? NO. I JUST WANT TO SAY THANK YOU SO MUCH FOR COMING HERE AND BRAVING THE TRAFFIC TONIGHT. THIS HAS BEEN SUCH AN ENGAGING AND INFORMATIVE DISCUSSION AND REALLY APPRECIATE YOUR TIME AND ALL YOUR PREPARATION THAT YOU'VE DONE. THIS WAS A A GREAT CONVERSATION. THANK YOU SO MUCH. THANK YOU CHAIR. THANK YOU COMMISSIONERS. AND WE'LL PROBABLY ACTUALLY CIRCLE BACK ONCE THE STUDY IS DONE. WE MIGHT ACTUALLY COME BACK TO THE COMMISSION AS WELL. BUT THANK YOU, THANK YOU, THANK YOU. OKAY.
MAYBE A QUESTION OR TWO FOR FOR YOU ALL OVER THERE. IT SOUNDS LIKE THE ISSUE IS NOT THAT WE'RE MISSING HOUSING OF SOME SORT. IT SOUNDS LIKE PEOPLE JUST AREN'T MAKING ENOUGH MONEY.
RIGHT? RIGHT. SO. SO HOW HOW DO WE ENTICE BUSINESSES TO MOVE IN HERE? YOU KNOW WHAT I MEAN? SO IT IS IT IS THE WHOLE THE WHOLE GAMUT. RIGHT. SO I WILL SAY OUR ECONOMIC DEVELOPMENT DEPARTMENT IS WORKING ON MORE JOBS IN THE REGION. LET'S BE HONEST, WHERE YOU LIVE IS IS BASED ON REGION TWO. SO YOU KNOW, WHEN BEAUTY GETS MORE JOBS, IT'S GOING TO HELP, YOU KNOW, POTENTIALLY SOME OF THE PEOPLE THAT LIVE HERE. BUT YOU KNOW, TAKING REDUCING THAT TRAVEL TIME AND CARS, HAVING A MORE, YOU KNOW, JOB TO HOUSING RATIO. I THINK LUCKILY KYLE IS BLESSED THAT WE DO HAVE A LOT OF HOUSING STILL BEING DEVELOPED AND BUILT, WHICH DOES HELP WITH KIND OF THE THE NATURALLY OCCURRING AFFORDABLE HOUSING BECAUSE AS AS NEW UNITS COME ONLINE, YOU KNOW, IT KIND OF HELPS SOME OF THE OLDER UNITS AND THAT AFFORDABILITY RANGE AS WELL. SO I THINK IT'S JUST CONTINUING TO UNDERSTAND KIND OF HOW THAT WORKS AND THE WHOLE LIFE SPAN AND UNDERSTANDING, AS WE DO HAVE VERY YOUNG OR NEW HOUSING, BUT WE DO HAVE SOME HOUSING THAT'S STARTING TO AGE TOO. AND SO UNDERSTANDING HOW THAT THAT HOUSING AGES THROUGH THAT PROCESS, AS WELL AS MAKING SURE THAT KIND OF MAINTENANCE OF, OF HOUSING IS, IS, IS DONE. SO IT'S THE WHOLE SPECTRUM. SURE. AND THAT LEADS ME TO MY SECOND QUESTION, WHICH IS LIKE, HOW DO YOU SELL THIS TO PEOPLE? RIGHT. HOW DO YOU HOW DO YOU CONVINCE PEOPLE WHO ARE OR MAY ALREADY BE ON THE FENCE ABOUT, YOU KNOW, 15 MINUTE CITIES? YOU KNOW, YOU HEAR THAT PHRASE AND PEOPLE FREAK OUT, HOW DO YOU SELL IT TO PEOPLE WHO ARE, YOU KNOW, SKEPTICAL ABOUT A NEW THING THAT THEY'VE NEVER SEEN BEFORE MOVING IN? HOW DO WE INFLUENCE THAT? CAN WE INFLUENCE THAT? IS THAT EVEN POSSIBLE FOR US? THE PEOPLE HERE ON THIS, ON THIS DAIS, TO INFLUENCE ADDITIONAL.
[01:15:07]
RIGHT. BECAUSE IF THEY'RE NOT SELLING, IF THEY'RE SELLING AT 0.5, RIGHT, EVERY TWO MONTHS, HOW DO YOU CONVINCE PEOPLE THAT IT'S ACTUALLY GOOD FOR THEM AND THEIR COMMUNITY? THAT'S A GOSH, THAT'S A WHOLE ANOTHER THING. IT'S FUNNY, I TALKED TO SOMEONE THAT IS DOING. TOWNHOME HOUSING.THERE'S A WHOLE THING ON THAT. SO I THINK HOW HOMES LOOK AND FEEL I MEAN, PURCHASING A HOME, YOU THINK ABOUT A HOME THAT IS YOUR SINGLE MOST EXPENSIVE PURCHASE THAT YOU'RE GOING TO DO IN YOUR IN YOUR LIFETIME. RIGHT? SO IT'S BASED ON LIKE LOCATION, YOU KNOW, CAN MY FAMILY FIT THERE? HOW YOU KNOW, WHAT DOES IT LOOK LIKE ALL OF THOSE THINGS. SO IT WAS FUNNY, I WAS TALKING TO SOMEONE TODAY AND THEY WERE LIKE, HEY, WE'RE DOING THE TOWNHOMES. AND I AND I MENTIONED THIS AND HE'S LIKE, NO, I'M NOT REALLY WORRIED ABOUT THAT. YOU KNOW, I I'VE SPENT A LOT OF TIME WITH THE LOOK AND FEEL OF HOW MY HOMES ARE GOING TO LOOK. YOU KNOW, HOW THIS IS, IS GOING. HAVE YOU SEEN THOSE HOMES OVER THERE? AND I WOULDN'T LIVE THERE, YOU KNOW. SO IT'S JUST KIND OF SADLY, I THINK, YOU KNOW, MAYBE FLESHING OUT A LITTLE BIT MORE OF, OF, OF HOW THOSE HOMES ARE WORKING. I DO THINK THE STATE LAW HAS SOME RESTRICTIONS ON SHARED WALLS AND HOW THOSE ARE INSURED, AND HOW LONG THE HOME BUILDER HAS TO BE CONNECTED TO THOSE HOMES THAT ARE BUILT, YOU KNOW, SO WHEN YOU LOOK AT IT FROM A HOMEOWNER PERSPECTIVE, THAT SOUNDS GOOD IS THAT YOU HAVE A HOME BUILDER THAT'S GOING TO BE INSURING THAT HOME AND MAKING SURE THAT IT'S, YOU KNOW, A LITTLE BIT LONGER ON THE ON THE MARKET AND HAS SOME INSURANCE REQUIREMENTS FOR IT. BUT AS A HOME BUILDER, THEY, THEY WANT TO GET IN AND GET OUT, YOU KNOW. SO THEY WOULD MUCH RATHER BUILD EVEN IF IT'S A SMALLER SINGLE FAMILY DETACHED HOME THAN REALLY DO A SHARED PARTY WALL BECAUSE THE THE INFRASTRUCTURE REQUIRED IN KIND OF THE INSURANCE REQUIREMENTS FOR THAT ARE MORE SO IT'S JUST TRULY UNDERSTANDING HOW THE THE STATE LAWS AND THE RULES AND REGULATIONS AND KIND OF THESE INSURANCE REQUIREMENTS COME IN.
BUT HAVING A CODE THAT CAN WEATHER ALL OF THAT AND REALLY MANDATE SOME OF THE DIFFERENT CHARACTERISTICS WE'RE TRYING TO CREATE WITH THE TRADITIONAL NEIGHBORHOOD IN, IN AS PART OF OUR COMP PLAN AND UNDERSTANDING HOW THAT WORKS LONG TERM AS WELL. BECAUSE AS WE KNOW, RULES CHANGE OFTEN AND REGULARLY. SO EVERY TWO YEARS IT SEEMS TO BE THEY HAVE SOME NEW RULES AND REGULATIONS WITH THAT AS WELL. SO KIND OF BEING ABLE TO SUSTAIN THAT. THANK YOU. OKAY, GANG 8:00. WE'VE GOT OUR CONSENT AGENDA ITEMS. IS THERE ANY. JUST DO WE NEED TO DO
[V) Consent Agenda]
EITHER OF THOSE. NO, NO NO ONE WANTS TO APPROVE OKAY. WE HAVE A MOTION TO APPROVE THE CONSENT AGENDA FROM VICE CHAIR SIEGEL AND A SECOND FROM COMMISSIONER WEBB. IS THERE ANY DISCUSSION ON THAT MOTION? ALL THOSE IN FAVOR, PLEASE SAY AYE. AYE. ALL OPPOSED? SAY NAY. CONSENT AGENDA IS APPROVED. AND I DON'T THINK WE HAVE ANYTHING ELSE* This transcript was compiled from uncorrected Closed Captioning.