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Home My WebLink AboutAffordable Housing 01 06 2018Lakes at Valley West Subdivision – Phases 5 & 6 Preliminary Plat Application Affordable Housing The intent of this section is to address the affordable housing needs identified in the City of Bozeman Affordable Housing Ordinance (AHO); Chapter 38, Article 43 of the Bozeman Municipal Code. To address these affordable housing needs the applicant requests consideration of two items: 1. The applicant proposes, through The Lakes at Valley West Planned Unit Development, an alternative method of compliance with the terms of 38.43 by requesting an alternative income qualification approach, marketing requirements, and subsidy recapture. 2. Impact fee support for up to eight (8) townhomes to be constructed in The Lakes at Valley West and marketed with the assistance of HRDC directly to households with incomes at or below 80% of the Area Median Income (AMI). This alternative method of compliance received approval for 4 homes at the November 13, 2017 City Commission Meeting of Bozeman, Montana. As part of that request these 4 homes apply to the affordable housing requirement for Phases 5 & 6 of The Lakes at Valley West PUD. At this time four of these homes are being constructed and are under contract for sale to qualifying families. To date this alternate method of compliance has proven very successful. Number of Affordable Homes; Number of Bedrooms; Location; Timing of Delivery; Construction Section 38.43.060. provides the number of affordable homes required in a development plan and options for meeting those requirements. Section 38.43.060.A.1. provides one method to meet this requirement is that “The developer may: Build and sell low priced homes. 10% of the total dwelling units constructed within the subdivision or site plan must be built and sold at price targets as established by the city pursuant to section 38.43.070 to households with incomes at or below 80% of AMI. To meet this requirement for the 79 proposed lots in phases 5 and 6 of The Lakes at Valley West the applicant is proposing to construct 8 homes to be built and marketed to households with incomes at or below 80% of AMI. As mentioned previously four of these homes are already under construction and under contract for sale to qualified buyers. The remaining four, one of which is reserved by a qualified buyer, will be constructed in the spring and summer of 2018. These affordable homes will be delivered in completion or started prior to the issuance of 50% of the building permits to construct market rate homes in Phases 5 & 6 of The Lakes at Valley West. These homes are being marketed in cooperation with HRDC. The actual bedroom count or specific unit to be provided will depend on the needs of the individual homebuyers. The units are designed to allow flexibility between the lots and buildings and the bedroom count or specific unit to be provided will be adjusted to meet the needs of the specific buyers. Currently the market rate homes in The Lakes at Valley West provide a combination of 1 bedroom apartments (ADU’s), 2 and 3 bedroom townhomes, and 3 and 4 bedroom single family homes. The specific design of each home and number of bedrooms to be provided in Phases 5 & 6 is not known at this time and is dependent on a number variables including but not limited to the needs of the homeowner and market conditions at the time the home is constructed. It is not possible to provide an exact mix of the number of bedrooms to be provided in each market rate home at this time. The following is a list of the homes currently anticipated. Plans and elevations for the units are provided with this submittal. The Proposed Homes 5519 Arnhem Way: 2 Bedroom/2 Bath Townhome (Upon approval to be constructed in the spring and summer of 2018) 852 SF 80% AMI Mortgage $169,911 Down Payment Assistance $ 10,000 AHO Allowable Sales Price $180,911 Due to the fact that the applicant is providing a 2 Bedroom/ 2 Bath product that can feasibly be purchased by a family with an income similar to a qualified 3 Bedroom unit the applicant requests an additional category be added for this product and that the maximum price be increased to $199,500. Proposed Sales Price $199,500 5533 Arnhem Way: 3 Bedroom/2 Bath Townhome (Upon approval to be constructed in the spring and summer of 2018) 1044 SF 80% AMI Mortgage $214,793 Down Payment Assistance $ 10,000 Buyer Minimum Contribution $ 1,000 AHO Allowable Sales Price $225,793 Proposed Sales Price $225,793 5557 Arnhem Way: 2 Bedroom/2 Bath Townhome (Approved by City Commission November 13, 2017; currently under construction and contract for sale to a qualified buyer) 852 SF 80% AMI Mortgage $169,911 Down Payment Assistance $ 10,000 Buyer Minimum Contribution $ 1,000 AHO Allowable Sales Price $180,911 Due to the fact that the applicant is providing a 2 Bedroom/ 2 Bath product that can feasibly be purchased by a family with an income similar to a qualified 3 Bedroom unit the applicant requests an additional category be added for this product and that the maximum price be increased to $199,500. Proposed Sales Price $199,500 5567 Arnhem Way: 3 Bedroom/2 Bath Townhome (Approved by City Commission November 13, 2017; currently under construction and contract for sale to a qualified buyer) 1044 SF 80% AMI Mortgage $214,793 Down Payment Assistance $ 10,000 Buyer Minimum Contribution $ 1,000 AHO Allowable Sales Price $225,793 Proposed Sales Price $225,793 5575 Arnhem Way: 2 Bedroom/2 Bath Townhome (Approved by City Commission November 13, 2017; currently under construction and contract for sale to a qualified buyer) 852 SF 80% AMI Mortgage $169,911 Down Payment Assistance $ 10,000 Buyer Minimum Contribution $ 1,000 AHO Allowable Sales Price $180,911 Due to the fact that the applicant is providing a 2 Bedroom/ 2 Bath product that can feasibly be purchased by a family with an income similar to a qualified 3 Bedroom unit the applicant requests an additional category be added for this product and that the maximum price be increased to $199,500. Proposed Sales Price $199,500 5583 Arnhem Way: 3 Bedroom/2 Bath Townhome (Approved by City Commission November 13, 2017;currently under construction and contract for sale to a qualified buyer) 1044 SF 80% AMI Mortgage $214,793 Down Payment Assistance $ 10,000 Buyer Minimum Contribution $ 1,000 AHO Allowable Sales Price $225,793 Proposed Sales Price $225,793 5603 Arnhem Way: 2 Bedroom/2 Bath Townhome (Upon approval to be constructed in the spring and summer of 2018) 852 SF 80% AMI Mortgage $169,911 Down Payment Assistance $ 10,000 Buyer Minimum Contribution $ 1,000 AHO Allowable Sales Price $180,911 Due to the fact that the applicant is providing a 2 Bedroom/ 2 Bath product that can feasibly be purchased by a family with an income similar to a qualified 3 Bedroom unit the applicant requests an additional category be added for this product and that the maximum price be increased to $199,500. Proposed Sales Price $199,500 5609 Arnhem Way: 3 Bedroom/2 Bath Townhome (Upon approval to be constructed in the spring and summer of 2018) 1044 SF 80% AMI Mortgage $214,793 Down Payment Assistance $ 10,000 Buyer Minimum Contribution $ 1,000 AHO Allowable Sales Price $225,793 Proposed Sales Price $225,793 Marketing The applicant is working directly with HRDC to market the homes to qualified buyers. HRDC pre- qualifies a household to verify that they meet the 80% AMI requirement and places them in direct communication with the applicant to purchase the home. HRDC will also verify the qualifications prior to the applicant and buyer closing the sale. This third party oversight strengthens assurances for the City that the homes are sold to qualified buyers. Subsidy Recapture The applicant requests alternate Subsidy Recapture provisions to those provided in the Affordable Housing Ordinance as follows: The applicant proposes to replace the Requirement for repayment of cash subsidy with the following language: - Requirement for repayment of cash subsidy. The buyer of a lower-priced home that receives cash support in the form of funds from the Affordable Housing Fund or other funding through the city, including but not limited to down payment assistance, impact fee payment, or other funding shall be required to repay all or a portion of the subsidy, at 0% interest, when the dwelling or property is sold, transferred, refinanced within 5 years of the date of purchase or at any time the initial buyer who qualified for the subsidy has failed to abide by the requirements of this article. The subsidy will be recorded as a lien against the property at the Gallatin County Clerk and Recorders Office. Any cash subsidy provided by the City will be reduced by 20% over each of the first 5 years following the initial purchase of the home as long as the home is owned and occupied by the initial buyer who qualified for the subsidy. Any lien for a cash subsidy will be removed completely after the 5 year period. - Requirement for repayment of non-cash subsidy. This requirement is eliminated in its entirety. Impact Fee Support The applicant is requesting impact fee support from the City in the amount of 100% of the impact fee applicable for each townhome unit. This support is being request in accordance with section 2.06.1700.H. of the Bozeman Municipal Code. 3-day Permit Review 3 day permit review criteria is requested including the provision of the same expedited 3 day permit review for a market rate home in the future for each affordable home. 5557 Arnhem Way Bozeman, MT 3 bedroom 2 bathroom 5567 Arnhem Way Bozeman, MT 2 bedroom 2 bathroom Townhomes For Sale in The Lakes Subdivision Beautiful townhomes to be constructed in The Lakes at Valley West, Bozeman’s premier residential community. Built by Kilday & Stratton,Inc., these efﬁ ciently designed homes feature innovative open design, modern ﬁ nishes, and attached carports. Enjoy The Lakes community amenities including two 6-acre lakes, miles of walking trails and open space, as well as the close proximity to three schools and sports ﬁ elds. Construction is starting in August 2017. Coming soon to the MLS! Greg Stratton 406-599-5603 www.lakesatvalleywest.com REF.DWREF.DWWDWHSTACKINGW/DWHGENERAL NOTES1. CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND JOB SITE CONDITIONS BEFORE COMMENCING WORK AND SHALL REPORT ANY DISCREPANCIES TO THE ARCHITECT.2. GENERAL CONTRACTOR TO COORDINATE ARCHITECTURAL DRAWINGS WITH MECHANICAL, ELECTRICAL, AND PLUMBING.APPLICABLE CODES:2012 INTERNATIONAL RESIDENTIAL CODE 2012 UNIFORM PLUMBING CODE 2012 INTERNATIONAL MECHANICAL CODE 2014 NATIONAL ELECTRIC CODE 2012 INTERNATIONAL FUEL GAS CODE2012 INTERNATIONAL ENERGY CONSERVATION CODEDESIGN CRITERIASEISMIC ZONE D090 MPH WINDA3.32A3.31A3.21A3.2222x30 ATTIC ACCESS30x30 CRAWL SPACE ACCESS63' - 6"10' - 6"BED 112-0 X 8-9BED 213-0 X 8-9BATH5-0 X 9-4BATH8-2 X 5-0KITCHEN7-9 X 13-63' - 0" 3' - 0" 17' - 6" 11' - 6" 3' - 0" 3' - 0"LIVING/DINING18-8 X 10-6COVERED PATIOCOVERED PATIO6' - 0"12' - 6"8' - 2"13' - 4"6' - 0"PROPERTY LINEPROPERTY LINEBATH7-0 X 7-11W.I.C.4-11 X 4-5BATH5-0 X 8-0MASTER BED10-8 X 12-0COVERED PATIOCOVERED PATIOKITCHEN9-2 X 17-10LIVING/ DINING13-4 X 11-6BED 210-0 X 10-31,044 SF852 SFPANTRYTYPE 'B' FENCETYPE 'B' FENCEPARKING4' - 0" 9' - 4"23' - 8"20' - 0"11' - 0" 4' - 0" 2' - 0"PARKINGTYPE 'B' FENCETYPE 'B' FENCEBED 39-4 X 10-3LINENPANTRY37' - 0"10' - 6"8' - 2"6' - 4"12' - 0"10' - 8"6' - 4"9' - 6"4' - 6"6' - 0"STORAGE5-4 X 2-63' - 0"STORAGE5-4 X 2-64' - 8" 4' - 8" 5' - 6" 2' - 4" 3' - 2" 6' - 4"6' - 4" 5' - 10" 5' - 4" 3' - 8" 5' - 2" 10" 2' - 4" 7' - 10"41' - 0"37' - 0"46' - 0"6' - 0" 6' - 0" 5' - 4" 5' - 4"6' - 3"6' - 3"2' - 6"5' - 8"3/4" WATER LINE CONFIRM LOCATION3/4" WATER LINE CONFIRM LOCATION37' - 0"37' - 0"30" X 42"SINGLE HUNG(7' - 4") HEAD48" x 80"BIFOLD28" x 80"30" x 80"60" x 80"BIFOLD30" x 80"36" x 80"TEMPEREDFULL LITE60" x 80"BIFOLD28" x 80"36" x 80"28" x 80"28" x 80"24" x 80"36" X 60"FIXEDEGRESS(7' - 4") HEAD36" X 60"SINGLE HUNG(7' - 4") HEAD36" X 60"FIXED(7' - 4") HEAD36" X 60"FIXEDEGRESS(7' - 4") HEAD36" X 60"FIXED(7' - 4") HEAD28" x 80"60" x 80"BIFOLD30" X 42"SINGLE HUNG(7' - 4") HEAD36" x 80"36" X 60"FIXED(7' - 4") HEAD28" x 80"48" x 48"SINGLE HUNG(7' - 4") HEAD48" x 48"SINGLE HUNG(7' - 4") HEAD24" x 80"36" X 60"SINGLE HUNGEGRESS(7' - 4") HEAD60" x 80"BIFOLD60" x 80"BIFOLD28" x 80"18" x 80"36" x 80"36" x 80"36" X 60"SINGLE HUNG(7' - 4") HEAD36" X 60"FIXED(7' - 4") HEAD36" X 60"SINGLE HUNG(7' - 4") HEAD36" X 60"FIXEDEGRESS(7' - 4") HEAD36" X 60"SINGLE HUNG(7' - 4") HEAD36" X 60"SINGLE HUNG(7' - 4") HEAD36" X 60"SINGLE HUNG(7' - 4") HEAD36" X 60"SINGLE HUNGEGRESS(7' - 4") HEAD36" x 80"TEMPEREDFULL LITE30" x 80"30" x 80"4' - 2" 4' - 0"6X6 POST, TYP.ROOF BEAM ABOVEROOF BEAM ABOVEROOF BEAM ABOVE, TYPICAL4' - 6" 5' - 0"2' - 6"7' - 10"7' - 2"12' - 0" 5' - 6" 5' - 9" 5' - 9"74' - 0"ROOF BEAM ABOVE, TYPICALROOF BEAM ABOVE, TYPICAL11"1-HR COMMON WALL5' - 8"7' - 8"COVERED CARPORTCOVERED CARPORT1-HR COMMON WALL11"5' - 8" 2' - 6" 4' - 1"3' - 10"7' - 4"3' - 6"3' - 4"10' - 1"5' - 0" 3' - 10"16' - 5" 2' - 4"6X6 POST, TYP.6X6 POST, TYP.6X6 POST, TYP.ROOF BEAM ABOVE, TYPICALROOF BEAM ABOVE, TYPICAL2X68' - 10"2' - 4"3' - 6"2' - 1"1' - 11"9' - 5"4' - 9" 8' - 7"9' - 7" 2' - 6" 5' - 0"3' - 10" 8' - 7"3' - 0"2X67' - 1" 3' - 11" 3' - 8" 6' - 0" 2' - 4" 11' - 1"3' - 6"3' - 4"5' - 0"8' - 4"10' - 7"2' - 4"2' - 10"5' - 0"12' - 4"11' - 0" 5' - 0" 9' - 7"7' - 1" 3' - 11" 5' - 0"3' - 10"6' - 9"2' - 4"5' - 4"ELECTRICAL METERE.P.E.P.22x30 ATTIC ACCESSELECTRICAL METERENERGY EFFICIENCY2012 INTERNATIONAL ENERGY CONSERVATION CODEMONTANA CLIMATE ZONE 6BINSULATION & FENESTRATION REQUIRMENTS BY COMPONENTCEILING FLAT: FLAT R-49VAULTED R-38WALLS: ABOVE GRADE R-21BASEMENTS R-19 CAVITY/ R-15 CONT.CRAWL SPACE R-19 CAVITY/ R-15 CONT.FLOORS: OVER UNHEATED SPACES R-30PERIMETER SLAB FOR 4 FT. R-10EXTERIOR DOORS R-3WINDOWS NFRC UNIT RATING U-0.32WATER HEATER ENERGY FACTOR RATING 0.58HEATING SYSTEM ENERGY EFFICIENCY RATING 78%(AFUE FOR GAS; HSPF HEAT PUMP)BEAM SCHEDULERB1XXXPLAN NOTES1. CONTRACTOR TO CONFIRM SIZE & TYPE OF WATER HEATER, SET HEATER IN 1 1/2" DEEP 24 GA. GALVANIZED STEEL PAN DRAINED w/ 3/4" INDIRECT WASTE PIPE. WATER HEATERS SHALL BE ANCHORED OR STRAPPED TO PREVENT HORIZONTAL MOVEMENT2. ELEVATE WATER HEATER 18" MINIMUM ABOVE GARAGE SLAB TO ANY ELEMENT OR SWITCH THAT MAY SPARK3. A PERMANENT CRAWL SPACE LADDER OR ATTIC SPACE PULL DOWN LADDER IS TO BE INSTALLED TO ACCESS THE HEATING UNIT OR BOILER. 4. THE MAXIMUM CLEAR TRAVEL PATH FROM THE CRAWL SPACE OR ATTIC ACCESS OPENING TO THE HEATING UNIT OR BOILER IS 20 FEET.5. PROVIDE LIGHT FIXTURE CONTROLLED BY A SWITCH LOCATED AT THE CRAWL SPACE ACCESS HATCH & A RECEPTACLE OUTLET SHALL BE INSTALLED AT OR NEAR THE FURNACE.MECHANICALEGRESS WINDOWSSAFETY GLAZING REQUIREMENTS1. TEMPER GLAZING AT LOCATIONS SPECIFED IN IRC 2012 R308.4 FIRE RESISTANT CONSTRUCTION REQUIREMENTS1. DOOR(S) BETWEEN GARAGE & HOUSE SHALL BE 20-MINUTE & EQUIPPED WITH A SELF-CLOSING DEVICE.2. INSTALL 1/2" GWB @ WALLS & UNDER-STAIR SURFACE IN ENCLOSED ACCESSIBLE SPACE UNDER STAIRS 3. WHERE HABITABLE ROOMS ARE ABOVE A GARAGE, APPLY 5/8" TYPE 'X' GWB ON GARAGE CEILING & 1/2" GWB ON WALLS SUPPORTING FLOOR ABOVE4. FOAM INSULATION SHALL BE SEPARATED FROM THE INTERIOR OF A BUILDING BY AN APPROVEDTHERMAL BARRIER OF MINIMUM 1/2 INCH GWB OR A MATERIAL THAT IS TESTED IN ACCORDANCE NFPA 275.5. PROVIDE FIRE BLOCKING VERTICALLY AT THE CEILING AND FLOOR LEVELS & HORIZONTALLY AT INTERVALS NOT EXCEEDING 10 FT.ALL SLEEPING ROOMS SHALL HAVE A MEANS OF EGRESS DIRECTLY TO THE OUTSIDE VIA A DOOR OR WINDOW. EGRESS WINDOWS SHALL MEET THE REQUIREMENTS OF IRC 2012 SECTION R310.11-HR COMMON WALL REQ'MTS.REFER WALL SECTION ON 2/A2.3 IN ADDITION TO NOTES BELOWTOWNHOUSE COMMON 1-HOUR FIRE-RESISTANCE-RATED WALL ASSEMBLY (IRC R302.2)(UL DESIGN U305 & U340-TL-77-149, STC 54 [WEAL 06-497])• (2) 2X6 WALLS SEPARATED BY 2" AIR SPACE. STUDS @ 16" O.C.• R-21 FRICTION-FIT FIBERGLASS BATT IN BOTH WALLS• 5/8" GWB TYPE X ON EACH FACE OF STUD, (4) LAYERS TOTAL, CAULK PERIMETER, (SUBSTITUTE EXTERIOR GYP @ EXTERIOR LOCATIONS)• TESTED IN ACCORDANCE WITH ASTM E 119 OR UL 263 • WALL SHALL NOT CONTAIN PLUMBING OR MECHANICAL EQUIPMENT, DUCTS OR VENTS IN THE CAVITY OF THE COMMON WALL. • THE WALL SHALL BE RATED FOR FIRE EXPOSURE FROM BOTH SIDES AND SHALL EXTEND TO AND BE TIGHT AGAINST EXTERIOR WALLS AND THE UNDERSIDE OF THE ROOF SHEATHING. • ELECTRICAL INSTALLATIONS SHALL BE INSTALLED IN ACCORDANCE WITH IRC CHAPTERS 34 THROUGH 43. PENETRATIONS OF ELECTRICAL OUTLET BOXES SHALL BE IN ACCORDANCE WITH SECTION R302.4. (406) 579-4630www.blackmountainarch.comBLACK MOUNTAIN ARCHITECTURE 2016A2.1FLOOR PLANK&S DUPLEXES5567 & 5557 ARNHEM WAYLOTS 7 & 8, THE LAKES, PHASE 3BOZEMAN MTFINAL REVIEWJULY 24, 2017 1/4" = 1'-0"1FLOOR PLAN