HomeMy WebLinkAboutFoothold Presentation and letter
Community Affordable Housing Advisory Board
Attn: Tanya Andreasen,
Community Housing Program Manager
Delivered by email: tandreasen@bozeman.net
November 2, 2020
Dear Members of the Community Affordable Housing Advisory Board:
We are pleased to submit this letter as a followup to Foothold’s application grant application to the Community
Housing Fund to support ADU design services. As a startup company based here in Bozeman that is
dedicated to addressing the shortage of affordable and accessible housing, we are greatly appreciative of the
opportunity to pursue this funding opportunity.
Bozeman’s Community Housing Action Plan clearly defines a strategy to support more ADUs as, “make[ing]
pre-engineered ADU designs available for free” (CHAP, 2020). The City and the MSU Architecture Department
made a solid start to creating designs, but without paying attention to end cost the resulting plans were too
expensive. The City has many options it could pursue to create more viable ADU designs, including an open
bid process, calling for donations, or working more with MSU students, but these options are cumbersome and
inefficient ways to achieve viable designs.
Individuals looking to build ADUs are routinely faced with design, engineering, and permitting costs of $20-30k.
Foothold, together with the expertise of Thruline Partners, is offering to produce up to four plans for the City at
a total cost of $40k - a very efficient use of funding. Traditionally constructed ADUs are also prohibitively
expensive to build, with the low end of per-square-foot costs ranging from $250-300. Foothold’s structures will
be significantly cheaper, while being built to extremely high standards for durability, livability, and energy
efficiency.
Relating to concerns about Foothold’s position as a startup business, we ask the CAHAB Board to consider
that on October 30, Foothold Housing Solutions LLC filed for incorporation with Montana’s Secretary of State
Office, as well as submitted an application for a Federal EIN Number.
It is an honor to be considered for Bozeman’s Community Housing Fund. Foothold sees the funding of this
ADU design project as the first step on a path towards a successful partnership in addressing housing
shortage in our community. It is also a timely opportunity for CAHAB to demonstrate action on their
commitment to supporting innovative approaches, and to create real housing solutions in our community.
Thank you,
Sam Atkins,
Co-Founder
sam@buildfoothold.com
Foothold Housing Solutions | PO Box 1388 Bozeman, MT 59771 | buildfoothold.com
ADU Design Services
www.buildfoothold.com
hello@buildfoothold.com
Funding Request
Presented to Bozeman’s
Community Affordable Housing Advisory Board
October 14, 2020
The Ask
Foothold seeks $40,000 to create a set of 3-4 pre-engineered Accessory Dwelling
Unit (ADU) plans that are functional and affordable for Bozeman homeowners.
Thruline Partners (Lotus Grenier, AIA) will work with Foothold will create plans that
meet the existing code requirements in the City.
These plans will streamline the ADU process, and directly support the Community
Housing Action Plan’s strategy to incentivise more ADU construction.
In the Community Housing Action Plan
Proposed Actions, Page 16:
●“Explore removing special use permit requirement for a detached ADU in R-1 zone to
allow by-right.
●The city has taken steps to decrease the cost of ADUs, educate the community about
these cost reductions and explore opportunities for additional reductions (i.e. permitting,
impact fees, parking regulations).
●Make pre-engineered ADU designs available for free – only a building permit
needed to construct.
●Deed-restricted units that receive an incentive/public break to build to ensure
community benefit – e.g., require long term rental, resident/employee occupancy.”
Building on previous work
MSU project resulted in plans that were too expensive for homeowners to build.
Budget and regulations are the significant hurdles for potential ADU owners.
Family Promise, a local non-profit, is using an ADU as transitional housing, and
add more ADUs to their stock.
Reducing barriers
Pre-approved plans will make it faster, cheaper and easier for homeowners to
build ADUs.
A selection of 3 to 4 designs will allow for placement in a variety of lots.
Designing for prefabrication is an instrumental part of keeping overall costs low.
Our Plan
●Identify a selection of lots with interested homeowners
●Pre-design and entitlements research (4wks)
●Schematic Design and Pre-Approval Permitting (6-8wks)
●Design Development and Construction Documents (8-10wks)
Our target cost is $120,000 for a 600 SF structure.
Serve households making 80-120% of AMI
Add much needed rental stock (under 120% of AMI)
Budget
In other cities
https://www.sanjoseinside.com/news/first-granny-flat-design-approved-under-san-joses-fledgling-adu-master-plan/
https://durkan.seattle.gov/2020/09/seattle-unveils-pre-approved-plans-for-backyard-cottages-which-lowers-fees-and-permitting-time/
Innovative Solution for Long-Term Change
A set of free, readily available, and approved Accessory Dwelling Plans that can
be built at a lower cost is exactly the type of innovative project that the City of
Bozeman can and should support.
Budget Proposal
Design services for affordable Accessory Dwelling Units (ADUs)
Foothold
hannah@buildfoothold.com
October 1, 2020
The purpose of this project is to create a set of pre-engineered Accessory Dwelling Units (ADU) plans that meet the needs of
Bozeman homeowners. Full funding from the Bozeman City Community Housing Fund will allow Foothold and Thruline
Partners to design between three and four ADUs that are affordable and functional. This project directly addresses the City's
own strategy to create such plans, as listed on page 16 of Bozeman's "Community Housing Action Plan".
Total Cost
Foothold In-kind
Contribution
Thruline In-kind
Contribution Total Need
Pre-Design and Research 1,370 345 1,025
Schematic Design and Permiting 10,900 3,070 7,830
Design Development 13,080 3,270 9,810
Manufacturing Design 11,750 4,000 7,750
Engineering Review 9,500 9,500
Admin and General Expenses 4,000 4,000
Total Project Budget 50,600
Total Amount
Requested $39,915
THRULINE PARTNERS DESIGN TO BUILD
September 30, 2020
Foothold Housing Solutions
PO Box 1388
Bozeman MT 59771
(406) 451-4139
hannah@buildfoothold.com
(720) 771-1857
sam@buildfoothold.com
PROJECT PROPOSAL FOR ARCHITECTURAL SERVICES
Foothold Housing Prefab ADUs for the City of Bozeman
Thank you for the opportunity to work with you on the Foothold Housing
Prefab ADU, created as a solution to the affordable housing challenges in
Bozeman, MT. This project aims to design three to four pre-approved ADUs
that can be efficiently deployed with minimal variation for infill development
within the City of Bozeman. The ADUs will be manufactured off-site by
Foothold Housing Solutions as high-performance, high-quality, net-zero
buildings. The form and layout of the ADUs will be driven by the existing
constraints and design goals of the City and the efficiency, replicability, and
affordability of construction. This proposal is for Complete Architectural
Services to design and develop the Foothold Housing Solutions ADU product
and support the process of the City of Bozeman Permitting pre-approval for
the ADUs. Work will be charged at the Thruline Partners Mission Driven
Design Rates, which is a 25% reduction of typical design rates. Receipt of
payment is contingent on available funding for Foothold Housing Solutions, as
agreed to in the Partnership Agreement between Thruline Partners and
Foothold Housing Solutions. I look forward to discussing this proposal with
you.
PHASE 1: Pre-Design (PD) and Entitlement Research
Phase 1 Design Services will be billed as a fixed fee of $1,370 + expenses.
Scope of work:
THRULINE PARTNERS || 212 S. WALLACE ST #301 BOZEMAN MT 59715 || (406) 282-4411
www.thrulinepartners.com
1
THRULINE PARTNERS DESIGN TO BUILD
●Verify applicable planning, building, and zoning codes for the City of
Bozeman. Understand by right development for ADUs and
development opportunities with variances, special use permitting, or
pre-approved agreements with the City. Investigate options for
maintaining affordability over time.
●Research precedents for ADU development and off-site manufacturing
●Develop a research and entitlement document that outlines the legal
and code constraints and assumptions for the ADU Development
Strategy.
●Three client meetings to discuss progress of findings and final
outcomes.
●Email and phone communication with clients and City officials as
necessary throughout the process.
Schedule:
Work will commence within 2 weeks of receipt of a signed proposal
and project retainer and will take approximately 4 weeks to complete.
The process may be extended depending on the availability of the
client or responsiveness of Authorities Having Jurisdiction. Phase One
will be considered complete when the most viable City pre-approval
strategy for ADU development is determined. The clients will receive
the research and entitlement document that outlines the legal and
code constraints and assumptions for the ADU Development Strategy
at the conclusion of Phase One.
PHASE 2: Schematic Design (SD) and Pre-Approval Permitting
Phase 2 Design Services will be billed as a fixed fee of $10,900 + expenses.
Scope of work:
●Schematic design of ADU models including plans, elevations, sections
and renderings. Design will be driven by City design constraints and
Foothold’s manufacturing and replicability considerations.
●Iteration of ADU design to determine the most flexible and most
efficient solutions within the above constraints.
●Engagement with the City of Bozeman through the Planning Permitting
process with the goal to vet the ADU product for City pre-approval.
THRULINE PARTNERS || 212 S. WALLACE ST #301 BOZEMAN MT 59715 || (406) 282-4411
www.thrulinepartners.com
2
THRULINE PARTNERS DESIGN TO BUILD
●Six client, and/or City meetings to discuss progress of the design and
final outcomes.
●Email and phone communication with clients and City officials as
necessary throughout the process.
Schedule:
Work will commence upon completion of Phase One. Schematic
design will take approximately 6-8 weeks to complete. Permitting will
begin after SD is complete, though engagement with the City prior to
submitting Permitting documents is anticipated as the goal of
pre-approval will likely change the typical process. Building Permitting
is included in the Phase Two fee, but will take place at the end of the
Construction Document process according to the strategy developed
with the City. Both the Schematic Design and Permitting processes
may be extended depending on the availability of the client or
responsiveness of Authorities Having Jurisdiction. Phase Two will be
complete when the Schematic Design is agreed on and we have
Planning Department approval of the ADU. The client will receive SD
Drawings including plans, elevations, sections, and renderings of the
ADU design and either have a Planning Department Permit in hand or
be confident about the Planning Department approval of the project at
the conclusion of Phase Two.
PHASE 3: Design Development (DD) and Construction Documents (CD)
Phase 3 Design Services will be billed as a fixed fee of $13,080 + expenses.
Scope of work:
●Design Development of the approved ADUs schematic designs for
constructability, energy performance, manufacturing production, and
engineering.
●Work with structural, mechanical, electrical, energy, and contractor
consultants to vet the design for code and fabrication requirements,
and performance goals.
●Construction Documents needed for manufacturing and for City of
Bozeman Building Permitting. These may include plans, elevations,
sections, schedules, details, and MEP and Structural drawings, and a
THRULINE PARTNERS || 212 S. WALLACE ST #301 BOZEMAN MT 59715 || (406) 282-4411
www.thrulinepartners.com
3
THRULINE PARTNERS DESIGN TO BUILD
Project Manual. The CDs may not be the same drawings for both
Foothold and the City, depending on City requirements and what is
needed for Foothold manufacturing.
●Engagement with the City of Bozeman through the Building Permitting
process with the goal to vet the ADUs for City pre-approval.
●Eight client, consultant, and/or City meetings to discuss progress of
the design and final outcomes.
●Email and phone communication with clients, consultants, and City
officials as necessary throughout the process.
Schedule:
Work will commence upon completion of Phase Two and will take
approximately 8-10 weeks to complete. Building Permitting will begin
after CDs are complete. The Building Permitting Design Services Fee
is included in the Phase Two Fee, but the process will take place
during this Phase Three according to the strategy developed with the
City. Both the DD and CD processes may be extended depending on
the availability of the client, consultants, or the responsiveness of
Authorities Having Jurisdiction. Phase Three will be complete when
the CDs are complete and we have a Building Department Permit for
the ADUs. At the conclusion of Phase Three the client will receive
Construction Documents for Foothold Manufacturing and City of
Bozeman Building Permitting and either have a Building Permit in
hand or be confident about the Building Department approval of the
project.
The fixed fees are based on estimated time to complete the scope of work
based on the following Mission Driven hourly rates:
Principle & Architectural Design $82
Project Management $72
Drafting $60
Clerical & Administrative $50
THRULINE PARTNERS || 212 S. WALLACE ST #301 BOZEMAN MT 59715 || (406) 282-4411
www.thrulinepartners.com
4
THRULINE PARTNERS DESIGN TO BUILD
A retainer of $500 is due at the beginning of the project. Design service fees
do not include city entitlement and permit fees, or consultant fees. Expenses
may include travel, mileage, parking, printing/copying fees, courier services,
and mailing.
Please indicate your acceptance of this proposal below with your signatures
below.
Hannah Van Wetter - Foothold Housing Solutions, Client Date
Sam Atkins - Foothold Housing Solutions, Client Date
Lotus Grenier, RA - Principal / Owner Date
THRULINE PARTNERS || 212 S. WALLACE ST #301 BOZEMAN MT 59715 || (406) 282-4411
www.thrulinepartners.com
5
September 27, 2020
To whom it may concern,
I own a 6500 SF lot in the Northeast Neighborhood at the intersection of Black Avenue and
Peach Street. The sole dwelling is a 1936 "shotgun" house measuring some 570 SF and with a
studio layout. My lot is located equidistant between downtown, the cannery district, the Misco
Mill district, and Midtown. With all of my daily needs within walking distance, I seldom drive. I
believe in infill, and desire to add at least one additional dwelling unit to my lot (if only to
assuage my guilt invoked by my own role in the gentrification of the Northeast Neighborhood
and participation in driving up housing costs across the city through my own purchase).
I've retained an architect due to the peculiar geometry of my lot (37' wide and 175' long) on the
expectation that the geometry of a typical "off the shelf" ADU blueprint would not meet city code
requirements. At the time, there was no “off the shelf” option available for me to even consider.
In addition to the input of my architect, I've received the assistance of a local land use expert in
an attempt to determine the setback required on the Peach Street side of my lot. The Euclidean
Form and Intensity standards indicate 5', the form-based Block Frontage requirements indicate
10', and the Planning Department indicates 15' (but cannot provide a code reference).
I recently completed a Concept Review. The planner's report indicated that my lot is too narrow
for any development without a variance or deviation (which I expected). Being within the NCOD,
the planner recommended seeking a deviation (which has a lower "burden of proof"). It is my
understanding that the NCOD deviation can also be used for an ADU.
Due to the peculiar circumstances of my lot being platted only 37' wide (well before the advent
of zoning in Bozeman), the only path forward in order to construct an ADU on my 6500 SF R3
lot is to apply to the City for a variance (in addition to my development application and
Certificate of Appropriateness application). The variance application requires $2000 in
application fees, review by the City Commission, and at least two months. Of the issues rising to
the level of the City Commission's consideration, whether or not my desired ADU can receive a
36" exception hardly seems to rise to the level of their consideration. If I pass off of these
hurdles, I will then be positioned to see a building to construct the ADU—which, in an ideal
world, is where the challenge would begin. At that point, I expect to spend $20,000 in
application and design fees.
Mark Egge
(406) 548-4488
FOOTHOLD HOUSING SOLUTIONS LLC
220103025298
Order Information
Entity Type:LLC
Entity State:MONTANA
Order Type:SILVER
Date Ordered:Oct 30, 2020 1:59 pm
Operating Agreement:✔
Banking Resolution:✔
EIN Included:✔
Regagent:✔Expedited:✔
Fedex:✔
Charge Total:$239.00
Ordernum:220103025298
Contact Information
Contact Name:SAM ATKINS
Billing Name:SAM ATKINS
Phone:(406) 404-6503
Street1:608 S 7TH AVE
City:BOZEMAN
State:MT
Zip:59715
Company Information
Company Name:FOOTHOLD HOUSING SOLUTIONS LLC
Purpose:To create high quality, sustainable, and affordable
housing.
Street1:PO BOX 1388
City:BOZEMAN
State:MT
Zip:59771
Agent Information
Agent ID:289
Agent Name:LEGALINC REGISTERED AGENTS, INC.
Street1:1215 24TH STREET WEST
Street2:SUITE 125
City:BILLINGS
State:MT
Zip:59102
EIN Information
Name:SAMUEL ATKINS
Street 1:608 S 7TH AVE
City:BOZEMAN
State:MT
Zip:59715
Classification:TWO OR MORE OWNERS
Activity:MANUFACTURING
Members Information
First Name:SAM
Last Name:ATKINS
Street1:608 S 7TH AVE
City:BOZEMAN
State:MT
Zip:59715
Ownership:50%
First Name:HANNAH
Last Name:VAN WETTER
Street1:1121 HOLLY DR
City:BOZEMAN
State:MT
Zip:59715
Ownership:50%