HomeMy WebLinkAboutE.3. Beall Street Subdivision Impact & Down Payment Request
MEMORANDUM
TO: COMMUNITY AFFORDABLE HOUSING ADVISORY BOARD
FROM: MITCH WERBELL, ASSOCIATE PLANNER
SUBJECT: HRDC’S BEALL STREET MINOR SUBDIVISION PRELIMINARY PLAT APPLICATION 17246
DATE: JUNE 7, 2017
Project Description: A preliminary plat application for a proposed two lot affordable housing minor subdivision of an existing 0.127-acre lot zoned R-3, residential medium density district. One unit is proposed at a 90% AMI sales price and the other unit is proposed at the 70% AMI sales price. The units will be constructed as one to two person single household residences. Delivery is planned for September of 2017. The associated Affordable Housing Plan (AHP) requests following Article 43 incentives: impact fee subsidy, down payment assistance, reduced minimum lot sizes, concurrent infrastructure housing construction, and expedited review for affordable housing. Some of these incentives apply only to the 70% AMI unit. The application, including HRDC’s West Beall Street Tiny Homes Affordable Housing Plan is currently under review by Staff. If the Director of Community Development approves the AHP with incentives and the City Commission approves the preliminary plat, a condition of approval will be imposed that requires recordation of the AHP and references on the final plat.
Project Location: Property located at the intersection of North 24th Avenue and Beall Street, addressed as 214 North 24th Avenue and legally described as Lot 9, Block 3, West Babcock Subdivision, situated in the NE ¼ Section 11, Township 2 South, Range 5 East, P.M.M., Gallatin County, Montana. More information regarding the project is provided in the attached documents.
Page 2 of 3
Impact Fee Subsidy Request: Applicant requests the full subsidization of impact fees for the 70% AMI unit. The total estimated request is $5,149.52.
Recommended Impact Fee Motion: “Having considering the request and relevant
information, we recommend approval of the impact fee subsidy requested for HRDC’s Beall
Street Minor Subdivision if it is determined that the AHP meets the requirements of the City of
Bozeman Affordable Housing Ordinance.”
Down Payment Assistance Request: Applicant requests down payment assistance for the 70% AMI unit, in an amount not to exceed $10,000. Recommended Down Payment Assistance Motion: “Having considering the request and relevant information, we recommend approval of the down payment assistance requested for HRDC’s Beall Street Minor Subdivision in an amount not to exceed $10,000, if it is determined that the AHP meets the requirements of the City of Bozeman Affordable Housing Ordinance.” Relevant Citations from Bozeman Municipal Code: 1) Section 38.43.110. – Incentives available for affordable housing. Developers may apply for incentives in conjunction with a development application by submitting an affordable housing plan pursuant to Section 38.43.080. When the development includes Lower-priced homes affordable to households with an income of 70% or 80% AMI, the applicant may apply for full or partial subsidization of impact fees, paid from municipal funds if such funds are available; such subsidization must be secured with a lien instrument due upon sale, transfer or non-rate/term refinance of the home. Please see attached HRDC’s West Beall Street Tiny Homes Affordable Housing Plan for
anticipated pricing of affordable homes. 2) Section 38.43.050. – Pricing of affordable homes. The city will calculate on an annual basis the maximum sales price a developer may charge for each category of affordable home included in a developer’s affordable housing plan. 3) Section 38.43.100.B. – Affordable housing plan as binding agreement. An affordable housing plan approved by the city will be considered a binding contract between the developer and the developer's successor in interest to the lot or dwelling. Such plan will be included in a separate recorded written agreement between the developer and the city, or incorporated into another recorded document wherein the developer is required to implement the affordable housing plan. 4) Section 38.43.130. – Incentives available for affordable housing.
Page 3 of 3
a. Subject to the availability of funds, the city will provide on a first-come first-served basis, down payment assistance not to exceed $10,000.00 per home benefiting households. Down-payment assistance will only be provided directly to the qualifying homebuyer. This assistance shall be secured with a lien instrument due upon sale, transfer or non-rate/term refinance of the home. b. Full or partial subsidization of impact fees, paid from municipal funds if such funds are available; such subsidization must be secured with a lien instrument due upon sale, transfer or non-rate/term refinance of the home.
HRDC’s Beall Street Minor Subdivision 70% AMI Unit Impact Fee Estimate
Attachments: HRDC’s Beall Street Minor Subdivision Preliminary Plat and Narrative
HRDC’s Beall Street Minor Subdivision Affordable Housing Plan and Site Plan
City of Bozeman Community Affordable Housing Fund
CC: file
Section 2: Project Narrative & Response to Pre-Application Comments
Project Narrative
HRDC’s Beall Street Tiny Homes
This Preliminary Plat proposes to subdivide one existing lot owned by the Human Resource Development
Council, District IX (HRDC) into two smaller lots for the development of two affordable tiny homes, each
with a one-car detached garage that utilizes a zero lot line. The homes will be between 300 and 500 square
feet each. The property is part of an existing community land trust and would remain affordable in
perpetuity. This project is proposed as an affordable housing demonstration project and partnership
between the HRDC, SWMBA (Southwest Montana Building Industry Association) and the City of Bozeman.
We anticipate adding additional community partners as the project moves forward.
We have included the proposed site plan for reference. We recognize that the Affordable Housing
Administrative Manual lists a minimum square footage of 800 square feet; however, the City is in the
process of proposing an amendment to this document to remove this barrier and instead rely on the
International Building Code to dictate minimum square footages for both market-rate and affordable
units.
In terms of project timing, our goal is to have occupancy of both homes by September 9, 2017 to allow
this demonstration project to be exhibited in the Parade of Homes. This will require some flexibility in
terms of phasing. We would like to start construction of Residence B during the Preliminary Plat as a single
home on an existing lot. The drive approach for Residence B will not be constructed until the “No Access”
note is removed. Unit A would be primarily constructed off-site. We would like to use the concurrent
construction incentive from Article 43 to allow for placement of Unit A on the site after Preliminary Plat
approval but prior to Final Plat approval. We understand that the process to allow concurrent construction
as an affordable housing incentive is currently being figured out and we would like to be a test project.
Note that the project proposes to use several other incentives including: reduced minimum lot sizes and
expedited building permit review. Note that this project does not propose to use any reductions for
parking or parkland.
Response to Pre-Application Comments
PLANNING COMMENTS
1. The applicant must meet the zero lot line conditions set forth in Section 38.21.060.B and record a
legal written agreement for the accessory building at the Gallatin County Clerk and Recorder’s Office.
A legal written agreement will be recorded prior and submitted with the Final Plat.
2. The Affordable Housing Manual must be updated to allow the construction of the second dwelling
unit with the proposed square footage prior to approval of an affordable housing plan.
We understand this condition and are working to assist the City in this update.
3. The applicant must submit a complete affordable housing plan in conformance with Article 43, BMC
for entitlement of the requested relaxations. The affordable housing plan must be approved by the
Department of Community Development prior to preliminary plat approval.
The Affordable Housing Plan is included with this Preliminary Plat submittal.
4. The DRC grants a waiver to the supplemental information under 38.41.060, with this pre-application
plan review application for: 1) Surface Water 2) Floodplains 3) Groundwater 4) Geology Slope and Soils
5) Vegetation 6) Wildlife 7) Historical Features 8) Agriculture 9) Agricultural Water User Facilities 11)
Stormwater Management 12) Streets Roads and Alleys 14) Educational Facilities 15) Land Use 17)
Neighborhood Center Plan 18) Lighting Plan 19) Miscellaneous . The DRC does not grant a waiver to the
supplemental information for the following: 10) Water and Sewer 13) Utilities 16) Parks and Recreation
20) Affordable Housing. All other applicable supplemental information as set forth in Section 38.41.060,
BMC, which has not been waived must be submitted with the preliminary plat.
The required supplemental information related to Water and Sewer, Utilities, Parks and Affordable
Housing is included with this submittal.
ENGINEERING COMMENTS
1. The applicant must contact the City Engineering Department (Brian Heaston) for an analysis of cash-
in-lieu (CIL) of water rights for the proposed subdivision and pay any CIL of water rights due prior to final
plat approval.
We received an email from Brian Heaston dated 5/10/17 stating the following: “Consider this email
the requested analysis for CIL WR. The 1 AF threshold only applies in instance when WR or CIL WR
were historically provided, or for development w/an existing water demand. Looking back through
the subdivision record for West Babcock Subdivision, CIL WR was provided at platting for 28.7 AF of
water. The 1 AF threshold applies since the CIL was provided historically. Splitting the lot to create
two SFR will not exceed the 1AF threshold, so no CIL WR is necessary for this subdivision.”
2. There are multiple payback districts that affect this property (SID 622, West Babcock Street, HRDC
Sewer and Water). The applicant must contact the City Engineering Department (Katherine Maines) to
determine payback assessments for the subdivision.
We understand and agree to this comment.
STANDARD CODE PROVISIONS
1. The preliminary plat must conform to all requirements of the Bozeman Municipal Code and the
Uniform Standards for Subdivision Plats (Uniform Standards for Certificates of Survey (COS) and
Subdivision Plats (24.183.1104 ARM).
See attached preliminary plat.
2. Section 38.23.060, Utility easements must be provided in accordance with the UDC. The required 10-
foot front yard easement is required for all lots unless written confirmation is submitted with the
preliminary plat from ALL utility companies providing service indicating that front yard easements are
not needed. All easements must be described, dimensioned and shown on the final plat in their true and
correct location.
See the attached preliminary plat. We are proposing 14’ front yard easements to better accommodate
both the existing and proposed utilities.
3. Section 38.23.080.G Finish Grade. All finish grades in landscaped areas must comply with the
provisions set forth in Section 38.26.050.L.
All finish grades will comply with the provisions in 38.26.050.L.
4. Section 38.23.150.C Lighting. If street lighting is proposed or required all lighting must comply with
the requirements of Section 38.23.150, BMC.
No street lighting is proposed.
5. Section 38.39.030 Completion of Improvements. If it is the developer’s intent to file the plat prior to
the completion of all required improvements, an Improvements Agreement must be entered into with
the City of Bozeman guaranteeing the completion of all improvements in accordance with the
preliminary plat submittal information and conditions of approval. If the final plat is filed prior to the
installation of all improvements, the developer must supply the City of Bozeman with an acceptable
method of security equal to 150 percent of the cost of the remaining improvements.
We understand this condition. There are no public improvements required for this subdivision.
6. Section 38.41.050.A.8 requires that any noxious weeds be identified and mapped by a person with
experience in weed management and knowledgeable in weed identification. A noxious weed
management and revegetation plan, approved by the County Weed Control District, must be submitted
with the preliminary plat.
We have included the Noxious Weed Management and Revegetation Plan.
7. Article 6. The certificates listed in Section 38.06.020 through 38.06.110 must be shown on plat, as
appropriate.
Required certificates are shown on the plat.
8. Article 41. All preliminary plat requirements, as outlined in Article 41, must be provided with the
preliminary plat submittal, unless otherwise approved by the Development Review Committee via
waiver.
All requirements that were not waived are included in the submittal.
9. A complete preliminary plat application must be submitted to the Community Development
Department within one calendar year of the date the Community Development Department dates, signs
and places pre-application comments in the outgoing mail.
This application is being submitted well within the one year deadline.
AH
Affordable Housing Required Materials Page 1 of 1 Revision Date 01-29-2016
Required Forms: A1, Recommended Forms:
AFFORDABLE HOUSING PLAN APPLICATION
REQUIRED APPLICATION MATERIALS
The Affordable Housing Application is to be submitted in conjunction with ______________
In addition to the application, please provide a site plan highlighting the proposed affordable housing lots within the
subdivision.
QUANTITY AND TYPE OF AFFORDABLE HOUSING UNITS
70% AMI:
3 Person Single Family Homes ____ 4 Person Single Family Homes ____
3 Person Townhomes ____ 4 Person Townhomes ____
80% AMI:
3 Person Single Family Homes ____ 4 Person Single Family Homes ____
3 Person Townhomes ____ 4 Person Townhomes ____
90% AMI:
3 Person Single Family Homes ____ 4 Person Single Family Homes ____
3 Person Townhomes ____ 4 Person Townhomes ____
ELIGIBLE INCENTIVES (CHECK THOSE THAT APPLY BASED ON PROPOSED UNITS)
Innovative housing ordinance
Expedited Permit Review
Impact Fee Subsidy
Down Payment Assistance
Waiver of Subdivision Pre-Application
Simultaneous Construction of Housing and Infrastructure
Reduced Parking
Reduction of Parkland
APPLICATION DEADLINES
Applications received by a rolling deadline of Wednesday at 5pm will be reviewed to determine if they are
acceptable within five working days of the application deadline. Applications deemed acceptable for review
will begin Development Review Committee review in ten working days from the application deadline.
AFFORDABLE HOUSING APPLICATION CHECKLIST
Criteria to be Reviewed:
1. List Criteria to be Reviewed
CONTACT US
Alfred M. Stiff Professional Building
20 East Olive Street 59715 (FED EX and UPS Only)
PO Box 1230
Bozeman, MT 59771
phone 406-582-2260
fax 406-582-2263
planning@bozeman.net
www.bozeman.net
Beall Street Tiny Homes
Development Name: Beall Street Tiny Homes: An Affordable Housing Demonstration Project
Project Location: North 24th Avenue and West Beall St.
Legal Description: WEST BABCOCK SUB, S11, T02 S, R05 E, BLOCK 3, Lot 9, .13 acres
Current Zoning: R-3
Current Use: Vacant
Community Plan Designation: Residential
Property Owner and Applicant:
Human Resources Development Council of District IX
32 S Tracy Ave., Bozeman, MT 59715
Contact: Heather Grenier, President/CEO
406-585-4840
hgrenier@hrdc9.org
Introduction:
HRDC seeks the use of affordable housing incentives for the 24th and Beall property. The development is
100% affordable. Phase 1 of the subdivision will consist of 1 single family home and 1 garage building
with a shared wall separating 2 garage units. Phase 2 of the subdivision will consist of a single family
home.
HRDC intends to place the subject property into their Community Land Trust in order to ensure
permanent affordability for the Bozeman community.
1. Number of affordable homes proposed in each affordable home category and number of market-
rate homes
Hoover Way Subdivision Project
Phase 1 Phase 2 Total
Total number of homes
for development 1 1 2
Total Number of market-
rate homes 0 0 0
Total Number of
affordable homes*** 0 0 0
2. The number of bedrooms in each affordable home
24th and Beall Subdivision Project- Home Type and bedroom mix of Lower-Priced Homes
Phase 1 Phase 2 Total
Studio and/or 1
bedroom homes 0 2 2
2 bedroom homes 0 0 0
3 bedroom homes 0 0 0
Total Units 0 2 2
3. Anticipated Pricing and deed restrictions
HRDC anticipates that through the combination of the CLT and project down-payment assistance, 100%
of the homes in the development will be permanently affordable and necessitate buyers to take on
mortgages far below the maximum prices outlined in the City’s affordable housing ordinance. All homes
will have ground leases limiting appreciation utilizing a formula that allows for a reasonable return while
preserving affordability. At this moment the expected sales price for the units is between $140,000 -
$170,000.
4. Location of affordable homes in the development (lots in the plat or units within a site plan);
The entire project is considered affordable. Please see attached exhibit.
5. Timing of delivery of the affordable homes in relation to the market-rate homes in the development;
The entire project is considered affordable; therefore, no market-rate homes will be provided.
6. Marketing plan describing how affordable homes will be offered to the public;
HRDC will market the homes in the same manner as our previous affordable housing developments.
Our most valuable marketing tool is our homeownership education program, The Road to Home.
Through RTH, HRDC meets with hundreds of households seeking affordable homeownership
options. In previous developments, HRDC has contracted with a realtor to list the properties via
MLS. In the event that HRDC elects not to list the properties via MLS, HRDC will provide a 2.5% fee
to the purchaser’s agent to encourage realtor participation. As the purchasing structure is different
than the standard process, HRDC will produce a FAQ sheet to help buyers and their representatives
understand the unique financing and ownership structure for the Community Land Trust.
7. Plan for construction of affordable homes in phased developments.
Phase 1 will consist of 1 single family home, to be completed by September 2017. Phase 2 will
consist of 1 unit with a completion date in September 2017.
8. Any other information that is reasonably necessary to evaluate the compliance of the affordable
housing plan with the requirements of this article.
HRDC hopes, through the development of this project, to provide a template for developers to
follow to meet the guidelines of the Affordable Housing Ordinance. HRDC plans on requesting no
variances for this project to ensure that the model is replicable.
W BEAL ST
N 24TH AVECORNER YARD
15' - 0"
UTILITY EASEMENT
10' - 0"REAR YARD20' - 0"SIDE YARD
8' - 0"
89° 14' 24"
89.19'
N E
1° 01' 53"60.72'NE88° 56' 49"
89.08'
N W 1° 05' 18"63.54'SWPROPOSED LOT LINELOT 9A
2743.0 SF
LOT 9B
2793.9 SF
GARAGE B
326.2 SF
25' X 12' INSIDE
DIMENSION
GARAGE A
292.3 SF
22' X 12' INSIDE
DIMENSION
RESIDENCE A
299 SF FOOTPRINT
CONSTRUCTED OFF SITE DRIVEGARAGE SETBACK6' - 0"REAR YARD20' - 0"LOT 9B:
TOTAL REAR YARD =902.6 SF
GARAGE ENCROACHMENT = 172.2 SF
20% X 902.6SF = 180.5 SF > 172.2 SF
LOT COVERAGE = 758.2 SF = 27%
LOT 9A:
TOTAL REAR YARD =1507.1 SF
GARAGE ENCROACHMENT = 292.3 SF
20% X 1507.1 SF = 301.4 SF >292.3 SF
LOT COVERAGE = 591.3 SF = 21.5%
FIRE
RATED
COMMON
WALL
RESIDENCE B
432 SF FOOTPRINT
CONC
DRIVE
CONC
DRIVE FRONT YARD15' - 0"FRONT YARD15' - 0"43.4645.62
43.70 45.49SIDEWALK
SIDEWALK24' - 0"12' - 0 3/32"27' - 0"16' - 0"5' - 1 1/2"
VISION
TRIANGLES
CONC
PORCH
CONC PORCH
5' - 0"5' - 0"
SIDE YARD
11
2
3
3
4
2
55
6
6
77
15' - 4 5/8"E E
EEECTV
CTV
CTVPH
PH
PHPHSS
SS
W
SS
W
W CTVEXST SERVICE
STUB
NEW SERVICE
LINES
G
G
EXST SERVICE
STUB UTILITY EASEMENT14' - 0"PO BOX 11529, BOZEMAN, MT 59719
406 404-1560
CONSTRUCTIVESOLUTIONSMT.COM
CONSTRUCTIVE SOLUTIONS, INC.CONSTRUCTIVE SOLUTIONS, INC.CONSTRUCTIVE SOLUTIONS, INC.CONSTRUCTIVE SOLUTIONS, INC.
5-10-17
HRDC TINY HOUSE FINAL PLAT PROPOSED LAYOUT
1" = 10'-0"
SITE PLAN NOTES
NOTE COMMENT
1 CONC STOOP AND AWNING
ENCROACHMENT PER 38.213060.A
2 UTILIZING ZERO LOT LINE FOR
DETACHED GARAGES IN SIDE YARD
PER 38.21.060.B. 8' SIDE YARD
PROVIDED FOR LOT 9B
3 GARAGES LESS THAN 600SF (PER
LOT) PERMITTED TO ENCROACH INTO
REAR YARD PER 38.21.050.G.2
4 DRIVE ACCESSES CLOSER THAN 5' -
OWNER WILL PROVIDE EASEMENT
PER 38.24.090.E.2
5 RESIDENCES TO BE TALLER THAN
GARAGES
6 2 PARKING SPACES PROVIDED
7 UTILIZING LOT SIZE REDUCTION FOR
AFFORDABLE HOMES
W BEAL ST
N 24TH AVECORNER YARD
15' - 0"
UTILITY EASEMENT
10' - 0"REAR YARD20' - 0"SIDE YARD
8' - 0"
89° 14' 24"
89.19'
N E
1° 01' 53"60.72'NE88° 56' 49"
89.08'
N W 1° 05' 18"63.54'SWPROPOSED LOT LINELOT 9A
2743.0 SF
LOT 9B
2793.9 SF
GARAGE B
326.2 SF
25' X 12' INSIDE
DIMENSION
GARAGE A
292.3 SF
22' X 12' INSIDE
DIMENSION
RESIDENCE A
299 SF FOOTPRINT
CONSTRUCTED OFF SITE DRIVEGARAGE SETBACK6' - 0"REAR YARD20' - 0"LOT 9B:TOTAL REAR YARD =902.6 SFGARAGE ENCROACHMENT = 172.2 SF
20% X 902.6SF = 180.5 SF > 172.2 SF
LOT COVERAGE = 758.2 SF = 27%
LOT 9A:
TOTAL REAR YARD =1507.1 SFGARAGE ENCROACHMENT = 292.3 SF
20% X 1507.1 SF = 301.4 SF >292.3 SF
LOT COVERAGE = 591.3 SF = 21.5%
FIRE
RATEDCOMMONWALL
RESIDENCE B
432 SF FOOTPRINT
CONCDRIVE
CONCDRIVE FRONT YARD15' - 0"FRONT YARD15' - 0"43.4645.62
43.70 45.49SIDEWALK
SIDEWALK24' - 0"12' - 0 3/32"27' - 0"16' - 0"5' - 1 1/2"
VISIONTRIANGLES
CONC
PORCH
CONC PORCH
5' - 0"5' - 0"
SIDE YARD
11
2
3
3
4
2
55
EXISTING PROPERTY NOTES:
LOT 9, BLOCK 3, WEST BABCOCK SUB.ZONING = R3
PROPERTY LOCATED IN EXISTING
AFFORDABLE HOUSING LAND TRUST
6
6
77
15' - 4 5/8"E E
EEECTV CTV
CTVPH
PH
PHPHSS
SS
W
SS W
W CTVEXST SERVICE
STUB
NEW SERVICE
LINES
G
G
EXST SERVICE
STUB UTILITY EASEMENT14' - 0"W BEAL ST
N 24TH AVECORNER YARD
15' - 0"
UTILITY EASEMENT
10' - 0"
SIDE YARD
8' - 0"
89° 14' 24"
89.19'
N E
1° 01' 53"60.72'NE88° 56' 49"
89.08'
N W 1° 05' 18"63.54'SWFUTURE LOT LINELOT 9
5536.9 SF
GARAGE B326.2 SF
25' X 12' INSIDE
DIMENSION
GARAGE A292.3 SF
22' X 12' INSIDE
DIMENSION DRIVEGARAGE SETBACK6' - 0"FIRE
RATED
COMMONWALL
RESIDENCE B
432 SF FOOTPRINT
CONC
DRIVE
43.4645.62
SIDEWALK
SIDEWALK27' - 0"16' - 0"5' - 1 1/2"
VISION
TRIANGLES
CONC PORCH CONC PORCH
FUTURE DRIVE
ACCESS PENDING
FINAL PLAT
EXISTING PROPERTY NOTES:
LOT 9, BLOCK 3, WEST BABCOCK SUB.
ZONING = R3PROPERTY LOCATED IN EXISTING
AFFORDABLE HOUSING LAND TRUST
E E
EEECTV CTV
CTVPH
PH
PHPHSS UTILITY EASEMENT14' - 0"REAR YARD20' - 0"FRONT YARD15' - 0"89' - 2 7/32"
SS
W
MIN 2% SLOPE
NOTE:
GRADE SHALL FALL AWAY FROM
FOUNDATION A MIN 6" WITHIN FIRST 10'.WHERE LESS THAN 10' EXISTS TOPROPERTY LINES, GRADE SHALL FALL
MIN 5%. SWALES TO SLOPE MIN 2%. ALL
CONCRETE PATIOS SHALL SLOPE AWAYFROM BUILDING WITH A MIN 2% OR 1/4:12SLOPE.
DRYWELL DSDSSS W
NEW SERVICE
LINES
GAS RISER
CTVG
G
W
1. ALL EXTERIOR WALLS TO BE 2X6 @ 24" ON CENTER U.N.O.
2. ALL INTERIOR WALLS TO BE 2X4 @24" ON CENTER U.N.O.
3. ALL INTERIOR WALLS TO BE FINISHED WITH 1/2" LWGB U.N.O. SEE PLAN FOR BRACED PANEL OR SHEAR WALL LOCATIONS.
4. ALL INTERIOR CEILINGS TO BE FINISHED WITH 1/2" LWGB U.N.O.
5. GARAGE SHALL HAVE 5/8" TYPE 'X' GWB AT HOUSE COMMON WALLS.
6. INSTALL SOUND BATT INSULATION IN WALLS, CEILINGS AND/OR FLOORS PER PLANS.
7. ALL CERAMIC TILE TO BE INSTALLED OVER CEMENTITIOUS UNDERLAYMENT BOARD (DUROCK OR EQUIVALENT).
8. ALL VENTS, STACKS AND OTHER ROOF PENETRATIONS SHALL BE PAINTED TO MATCH THE ROOFING MATERIAL.
9. ALL PLUMBING FIXTURES TO BE OF WATER SAVING TYPE (LOW FLOW, AERATORS, ETC.)
10. INSTALL WP GWB TO 4' BEHIND TOILETS.
11. ALL WINDOWS THERMAL PANE LOW E2 GLAZING. TEMPERED GLAZING AT THE FOLLOWING LOCATIONS: IN GLASS DOORS; GLASS OVERSHOWER OR TUB BELOW 60" FROM STANDING OR WALKING SURFACE; GLASS WITHIN A 24" ARC OF A DOOR; INDIVIDUAL PANE GREATER THAN9 SQUARE FEET; BOTTOM EDGE LESS THAN 18" ABOVE FLOOR; TOP EDGE GREATER THAN 36" ABOVE THE FLOOR AND ONE OR MORE
WALKING SURFACES WITHIN 36" HORIZONTALLY OF THE GLAZING; ADJACENT TO STAIRWAYS, LANDINGS AND RAMPS WITHIN 36"
HORIZONTALLY OF A WALKING SURFACE WHEN THE EXPOSED SURFACE OF THE GLASS IS LESS THAN 60" ABOVE THE PLANE OF THE
ADJACENT WALKING SURFACE; ADJACENT TO STAIRWAYS WITHIN 60" HORIZONTALLY OF THE BOTTOM TREAD OF STAIRWAY IN ANY DIRECTIONWHEN THE EXPOSED SURFACE OF THE GLASS IS LESS THAN 60" ABOVE THE NOSE OF THE TREAD.
12. CONTRACTOR SHALL PROVIDE BACKING/BLOCKING AS REQUIRED FOR ALL WALL MOUNTED EQUIPMENT, FURNISHINGS, ETC.
13. "EGRESS" WINDOW DENOTES WINDOW WITH MIN CLEAR WIDTH OF 20", MIN CLEAR HEIGHT OF 22", MIN CLEAR OPENABLE AREA OF 5.7 SQ
FT AND FINISHED SILL NOT TO BE MOUNTED MORE THAN 44" ABOVE FLOOR. WINDOW NOTATION CONTAINING A "T" DESIGNATES TEMPERED
GLAZING.
14. STRUCTURAL MEMBERS SHALL NOT BE CUT FOR PIPES, DUCTS ETC. UNLESS SPECIFICALLY NOTED, DETAILED OR APPROVED IN WRITING
BY ARCHITECT/ENGINEER.
15. VAPOR BARRIERS TO BE MIN 6 MIL THICKNESS AND 1 PERM RATING OR LESS, UNO.
16. ATTIC ACCESS HATCH INSULATION TO BE > R-VALUE OF ADJACENT ASSEMBLY.
17. METAL FLASHING AT EXTERIOR HEADER TRIM LOCATIONS. FLEXIBLE FLASHING AT ALL EXTERIOR DOOR AND WINDOW HEADERS.
CONSTRUCTION NOTES
CONSTRUCTIVE SOLUTIONS, INC COPYRIGHT 2017DRAWN BY:PROJECT #:REVDESCDATEPHASEPRESDDDCDDATEABCDPO BOX 11529, BOZEMAN, MT 59719406 404-1560 www.constructivesolutionsmt.com24X365/16/2017 5:34:53 PMA1.1
5-10-17SITE INFORMATIONHRDC TINY HOUSELot 9 West Babcock SubdivisionN. 24th and W. Beall StreetBID DOCUMENTS----Author-------- 1" = 10'-0"A1.1
2 FINAL SITE PLAN SITE PLAN NOTES
NOTE COMMENT
1 CONC STOOP AND AWNING
ENCROACHMENT PER 38.213060.A
2 UTILIZING ZERO LOT LINE FOR
DETACHED GARAGES IN SIDE YARDPER 38.21.060.B. 8' SIDE YARD
PROVIDED FOR LOT 9B
3 GARAGES LESS THAN 600SF (PER
LOT) PERMITTED TO ENCROACH INTO
REAR YARD PER 38.21.050.G.2
4 DRIVE ACCESSES CLOSER THAN 5' -
OWNER WILL PROVIDE EASEMENTPER 38.24.090.E.2
5 RESIDENCES TO BE TALLER THANGARAGES
6 2 PARKING SPACES PROVIDED
7 UTILIZING LOT SIZE REDUCTION FOR
AFFORDABLE HOMES
1" = 10'-0"A1.1
1 PHASE 1 SITEPLAN
1/8" = 1'-0"A1.1
3 CONSTRUCTION NOTES
COMMUNITY AFFORDABLE HOUSING FUNDGRAND2012 2013 2014 2015 2016 2017 TOTALSyear‐to‐date 2012 ‐ 2017FUND BALANCE ‐ BEGINNING 318,927$ 327,914$ 337,394$ 347,769$ 324,817$ 504,432$ PLUS: REVENUES# mills levied 0.50 0.50 0.50 1.00 3.00 3.00 value of 1 mill 82,062$ 83,226$ 85,637$ 87,894$ 86,564$ 89,758$ Property Tax Revenues 41,031$ 41,885$ 42,819$ 88,470$ 257,191$ 146,927$ 618,323$ Loan repayments (P&I) 5,000$ 5,000$ 5,000$ 9,796$ 10,167$ 7,251$ 42,214$ Fund Interest Income 2,956$ 2,596$ 2,555$ 2,958$ 3,452$ 443$ 14,959$ Big Box Fund transfer of housing portion 56,248$ 56,248$ misc ‐ appreciation recapture, donations, etc10,030$ ‐$ 10,030$ TOTAL REVENUES 48,987$ 49,481$ 50,374$ 157,472$ 280,840$ 154,621$ 741,774$ ‐ LESS: EXPENDITURESHRDC Road To Home (40,000)$ (40,000)$ (40,000)$ (40,000)$ (40,000)$ ‐$ (200,000)$ GMD/Larkspur Commons/Homeword Impact Fee grant(200,000)$ (200,000)$ Habitat For Humanity assistance: 4 lots‐$ Affordable Housing Study ‐ Werwath (24,500)$ (14,835)$ ‐$ (39,335)$ Owner Occupied Home Rehab ‐ HRDC‐$ Rental Housing Survey ‐ Open Window Consult. (5,671)$ (5,671)$ Public Notice ‐ newspaper publishing (85)$ (85)$ West Edge Condos down payment assistance (110,000)$ (110,000)$ HRDC administer RLF, staff support(14,400)$ ‐$ (14,400)$ Reach Inc Group Home support(31,990)$ (31,990)$ misc ‐ travel/training/supplies (167)$ (167)$ TOTAL EXPENDITURES (40,000)$ (40,000)$ (40,000)$ (180,423)$ (101,225)$ (200,000)$ (601,648)$ ‐ NET CHANGE IN FUND BALANCE 8,987$ 9,481$ 10,374$ (22,952)$ 179,615$ (45,379)$ 140,126$ FUND BALANCE ‐ ENDING 327,914$ 337,394$ 347,769$ 324,817$ 504,432$ 459,053$ 459,053$ 459,053$ POTENTIAL REMAINING OBLIGATIONS:CONTRACT WITH HRDC: ADMIN OF RLF LOANS + CAHAB ASSIST (14,400)$ FY17 ROAD TO HOME PROGRAM (40,000)$ ADMIN FOR AFFORDABLE HOUSING (8,000)$ AFFORDABLE HOUSING ACTION PLAN UPDATE (10,000)$ IMPACT FEES FOR HOME PURCHASE (100,000)$ IMPACT FEES FOR RENTAL HOUSING (40,000)$ PURCHASE PROPERTY FOR AFFORDABLE HOUSING (100K cut) ‐$ EMERGENCY SHELTER (25,000)$ DOWN PAYMENT ASSISTANCE (50,000)$ TOTAL POTENTIAL REMAINING OBLIGATIONS: (287,400)$ ADJUSTED FUND BALANCE IF ALL ABOVE PAID: 171,653$ ADD: ANTICIPATED REMAINING REVENUE (Tax, etc.) 129,446$ PROJECTED ENDING FUND BALANCE: 301,098$ Fiscal Year