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PROJECT
REQMTS
25.104edinc Job #:
1535 liberty lane
suite 110b
missoula, montana
59808
phone: 406.540.4437
design + architecture
inc
THIS SHEET IS INTENDED TO BE PRINTED IN
COLOR TO FULLY UNDERSTAND THE
INFORMATION BEING PRESENTED.
INFORMAL SET:SITE PLAN PACKET #2 - 10/24/20252025 ENCOMPASS DESIGN INC.C A NEW KAMAKA HOUSING DEVELOPMENT:HIGHLANDS APARTMENTSBOZEMAN, MONTANA05/09/25
SITE PLAN PACKET #1:08/01/25
SITE PLAN PACKET #2:10/24/25
GENERAL PROJECT REQUIREMENTS:
MONTANA BOARD OF HOUSING QAP DESIGN REQUIREMENTS
PROJECT ACCESSIBILITY, PROJECT ADAPTABILITY, PROJECT VISITABILITY, PROJECT
LIVEABILITY, UNIT FUNCTIONALITY, DURABILITY, AMENITIES ON SITE, GREEN INITIATIVES &
CERTIFICATION
BASELINE PROJECT REQUIREMENTS:
All Projects must MEET or EXCEED THE ADOPTED State of Montana Building Code
Requirements, whether or not the State of Montana building code has been adopted
in
the Project's jurisdiction.
Information herein describing the requirements for New Construction also applies to
Acquisition/Rehabilitation projects per the International Existing Building Code; Each
requirement applies if existing construction is being replaced or walls are being
removed
and remodeled.
2026 QUALIFIED ALLOCATION PLAN
Words and phrases used in this Design Requirements Appendix have the meaning
set
forth in the IBC or applicable adopted governing code.
If a Project must comply with Section 504 requirements, but any item in Exhibit B
exceeds
that requirement, the Project must comply with the Exhibit B requirement. In other
words,
the most stringent requirement shall apply.
The developer may request a waiver or exception on any item in the Design
Appendix
(except where otherwise stated). The request must be in writing and include
justifying
documentation demonstrating substantial good cause for the requested waiver or
exception from the minimum requirements. MBOH staff will consider the request
and may
in its discretion approve or deny the request.
All Design Requirements in this QAP will apply to all current Applications and
Projects
and to all Projects awarded Credits under a QAP for 2025 or later.
PROJECT ACCESSIBILITY REQUIREMENTS:
At least 5% of Project total number of Units must be “accessible” as defined in the
International Building Code (IBC) AND THE ADOPTED ICC A117.1 as well as the
applicable adopted governing code; even when project funding does not require
section
504 compliance.
Accessible UNITS ONLY: For New Construction this base requirement is to exceed
IBC and ICC requirements by defining that 5% of the overall unit count is to be a fully
accessible unit not just a Type A design. For Acq/Rehab projects if cabinets are
replaced this requirement applies.
a.Provide open area under kitchen sink, at the workspace and lavatory
locations in
the accessible unit.
ALL ACCESSIBLE, TYPE A AND TYPE B UNITS MUST:
For New Construction this is not required for units not labeled as such, i.e., a
standard unit in a building on a non
accessible floor does not have to comply. For Rehab projects if water closets are
replaced this requirement applies. For Rehab projects if operable parts are not being
relocated this requirement does not apply.
a.Have water closet flush controls on the open side of the room.
b.Design all applicable described operable parts no less than 15” above the
finished
floor & no greater than 48” above the finished floor, regardless of floor level.
PROJECT ADAPTABILITY REQUIREMENTS:
Blocking (reinforcement in the wall framing) is required at all bathrooms for future
grab
bar installation, regardless of the location in the building. For Rehab's, if you are not
opening walls to reconstruct units, then this does not apply.
36” wide doors and cased or drywall openings intended for user passage are
required at
all Units and all Common Area doors at all levels of a Project regardless of the
location in
the building. The exceptions are linen, storage, clothes closets not greater than 24”
deep
max, and pantries not designed for user pass through. For Rehab's, if you are not
opening
walls to reconstruct units, then this does not apply.
Lever door hardware with push button locking (other than dwelling unit entry or
patio/deck
door where deadbolt is allowed) required at all Units regardless of the location in
the
building. This includes all types of closet doors except bi-pass doors. For Rehab's, if
you
are not replacing door hardware, then this does not apply.
TYPE B SPECIFIC REQUIREMENTS
Type “B” Units are limited to the ground floor only when there is no elevator. If an
elevator
is present, then all Units on all levels accessed by the elevator are to be type “B”.
Ensure all Units labeled as a type “B” have the ability to add a strobe along with the
horn
to a Unit by modifying the device if a reasonable accommodation is requested.
Removeable cabinets are required at all type “B” Units. This is to ensure the
adaptability
of the kitchen in the future if a reasonable accommodation is requested.
Removeable
cabinets can be achieved per the Fair Housing Act Design Manual detail graphic on
how
to install the base cabinet. The countertop and sink or lavatory must remain in place
and
flooring and wall protection must be present when the cabinet is removed in order
to
qualify as removeable. For New Construction, the locations of the removeable
cabinets
are the kitchen sink, the kitchen workspace and the bathroom lavatory. For Rehab
this
applies only if the cabinets are being replaced.
Electrical panel: the operable parts must be at a max 48” above the finished floor in
all
type “B”, “accessible” or type “A” Units per code in accordance with all applicable
codes.
PROJECT VISITABLE REQUIREMENTS:
No step entry required at all building entries, patio and decks, unless project
complies
with site impracticality per the International Building Code determination which
must be
verified by Architect.
PROJECT LIVEABLILITY REQUIREMENTS:
WINDOWS
Egress windows are required in all bedrooms. Historic preservation projects may
allow
operable windows, only if dimensionally the width and height cannot meet code. For
Rehab's, egress is required only if windows are being replaced, is feasible to achieve
within the existing opening in the wall and if allowed through the State Historic
Preservation Office review.
ENERGY SAVING MEASURES
The following are required in all Units:
1)Energy star appliances: Only if New Construction or Acq/Rehab
projects are
providing and or replacing they must meet this requirement. Meaning
Dishwasher's
are not required but if provided it does need to be energy star certified.
·dishwasher, refrigerator/freezer, clothes washer, range hood
·energy star ceiling fans - living rooms only
·energy star bathroom exhaust fans
2)Energy conservation: For Acq/Rehab projects this applies only if
replacing.
·LED exterior lighting
3)Water conservation: For New Construction when providing. For
Acq/Rehab
projects this applies only if replacing.
§Water flow saving devices: kitchen faucets=1.5gpm, shower
heads=1.5gpm, other faucets=1.0gpm
§Water closet = 1.28 gpf
§Rain sensing landscape irrigation system or equivalent
§Water efficient landscaping entire project
4)On site Recycling - as a way to save energy from a waste and
transportation
perspective
·On-site recycling of construction materials during construction for
cardboard
and wood at a minimum. Only required if jurisdiction the project is
located
in offers this service.
HEALTHY INTERIOR ENVIRONMENT
The following healthy interior measures are required when providing or replacing:
LOW VOC PAINTS, STAINS, ADHESIVES & SEALANTS INTERIOR ONLY
Interior paints, coatings & primers must have a VOC content less than or equal to the
thresholds provided by the most recent version of SCAQMD 1113 available at time
of
product specification for all interior paints, coatings and primers.
VOC emissions verified as compliant with CDPH Standard Method for all wall finish
paints.
All wallpaper used must be phthalate free.
Interior adhesives and sealants must have a VOC content less than or equal to the
thresholds provided by the most recent version of SCAQMD 1168 available at time
of
product specification for all interior adhesives and sealants.
SMOKE FREE LIVING
For all Projects, the Owner (and any Management Company) must establish and
implement a written policy that prohibits smoking in the Units and the indoor
Common
Areas of the Project, including a non-smoking clause in the lease for every Project
Unit.
The Owner (and any Management Company) rather than MBOH will be responsible
to
establish, implement and enforce such written policy and lease clause. The Owner
and
Management Company also must make educational materials on tobacco treatment
programs, including the phone number for the Montana Tobacco Quit Line, available
to
all tenants of the Project. The Montana Tobacco Use Prevention Program Smokefree
Housing Project can provide educational materials and smokefree signage to
property
owners and managers free of charge, as requested. If smoking is allowed outside on
the Project property, it is recommended that the written smoking policy require that
smoking be restricted to areas no closer than 25 feet from all building entrances and
exits.The written policy must provide appropriate exceptions for bona fide cultural
or
religious practices.
PASSIVE RADON SYSTEM
At minimum all Projects require a passive radon system. The developer is required to
provide compliance documentation from an accredited professional Radon
Mitigation
Specialist.
LEAD BASED PAINT
Must comply with HUD's “Requirements for Notification, Evaluation and Reduction
of
Lead-Based Paint Hazards in Federally Owned Residential Property and Housing
Receiving Federal Assistance,” known as the Lead Safe Housing Rule, 24 CFR Part 35.
Developer must provide MBOH with documentation from a certified professional
Abatement Contractor of Project compliance with the Lead Safe Housing Rule.
ASBESTOS
Must comply with 'Level of Environmental' review as outlined in HUD's adopted
policies
for Rehabilitation, and any applicable Jurisdictional Requirements.
Montana Department of Environmental Quality (DEQ) administers the following:
National Emissions Standards for Hazardous Air Pollutants (NESHAP) 40 CFR
Part 61, subparts A (General Provisions) and M (National Emission Standard for
Asbestos)
Administrative Rules of Montana (ARM) Title 17, Chapter 74, Subchapter 3
(Asbestos Control)
Montana Code Annotated (MCA), Title 75, Chapter 2, Part 5 (Asbestos Control)
The most restrictive requirement applies. Developer must provide documentation
from an
accredited professional Abatement Contractor Project compliance with the
applicable
regulations.
UNIT FUNCTIONALITY
The following are required of all Units:
1.One linen closet in a common area (not in a bedroom)
a.No greater than 24” in depth clear; minimum of 24” wide door
b.3 shelves minimum
c.This can be combined in a Coat Closet
2.One pantry cabinet or closet
a.No greater than 24” in depth; minimum of 24” wide door or opening
b.3 shelves minimum
3.Accessible common laundry for entire building which includes clothes
washers &
clothes dryers (or any combination of the following)
a.One clothes washer & one clothes dryer per every 8 Units in a Project &
must be on an accessible route (these can be coin operated machines); or
b.Washer and dryer hookups in each Unit, must construct a closet with a
depth of a minimum 36” deep clear inside (appliance specification must be
verified), using a 6'-0” wide door opening for side by side applications and
where allowed by code, stackable units will use the same depth as noted
above with a 3'-0” wide door opening
DURABILITY
The following are required of all Units:
1.Flooring
Hard surfaces must be a minimum of 12 millimeter wear layer (0.3 mm). All hard
surface flooring must be floor score certified for air quality. Carpet must be a
minimum
of 26 ounces (face weight). Must be green label plus certified for all carpet related
flooring. No exceptions will be considered for flooring.
2.Cabinets
Cabinets are required at a minimum to comply with Architectural Woodwork
Institute
standards at the economy grade level. Must have no added formaldehyde. Must
contain cabinet fronts made from solid wood. Must have front stiles pocket-drilled
and
assembled with screws for rugged durability. Side and back panels must be made
from 3/8" vinyl covered particleboard minimum.
AMENITIES ON SITE
FAMILY HOUSING
One on-site play area required. Play structure must have fall protection. One bench
is
required within the play area. If another public option is available within a
reasonable
distance (generally within a block), MBOH staff may in its discretion waive this this
requirement. WAIVER
SENIOR HOUSING
Covered outdoor seating is required and a Common Area room for library space or
seating area.
PARKING
The parking plan that is required by local code is the minimum requirement. Any
type of
parking that is being charged for and is excluded from basis will not be considered.
GREEN INITIATIVES:
Developer must choose and comply with one option as a discretionary additional
requirement for the development.
ENERGY CONSERVATION
CHOOSE 1 OF THE FOLLOWING 3 FOR NEW CONSTRUCTION PROJECTS
1.Building envelope components exceeding the adopted International Energy
Conservation Code (IECC); includes windows, doors, insulation values in roof and
walls and crawlspace, basement or slab on grade. Each must be 5% over the
applicable IECC value.
2.Energy Star Certification per the applicable Energy Star Homes Program
Revision and
Implementation Timeline (see energystar.gov)
3.Enterprise Green Communities certification per the applicable Enterprise
Green
Communities Criteria based on project timeline (see greencommunitiesonline.org)
CHOOSE 1 OF THE FOLLOWING 2 FOR REHABILITATION PROJECTS
BLOWER DOOR
Owner/Developer to hire a qualified energy consultant to perform Blower Door
testing and
to certify 50% of the total number of dwelling units in the existing building or
buildings
comply with the adopted State of Montana IECC level of Air Changes per Hour (ACH)
at
the time the project is awarded. The Developer or Builder must notify MBOH at least
one
week in advance of the date and time that tests will be performed and MBOH staff
must
be permitted to attend and observe such testing. Proof of such testing must be
submitted
to MBOH to qualify for issuance of Form 8609(s), in the form of a report that
identifies the
building and the unit number on the site. The Owner must provide that report to the
Architect to remedy the findings if any occur that do not meet the ACH or are higher
than
the adopted ACH. The Owner and Architect upon signing the certification at the end
of
the project will be certifying that the work is completed and complies with the ACH.
INFRARED
Owner/Developer to hire a qualified energy consultant to perform Infrared tests on
50%
of the total number of dwelling units in the existing building or buildings before and
after
the construction. At the time of testing there must be a 20 degree temperature
difference
from outdoors to inside the Unit. MBOH shall be notified and invited to attend one
week
in advance of the tests. While you need to test 50% of the dwelling units total on the
site,
you also need a representative sampling of the Common Areas as applicable to only
one
building on the site, ie Community Building or Space if it is attached to an existing
dwelling
unit building or a Common Laundry room if it is attached to an existing dwelling unit
building. If any of the common areas are in their own buildings, they are not required
to
be tested. The Before and After Test Result Reports shall be submitted to MBOH
within
30 days after the tests. The reports shall indicate the imaging and call out the finding
that
needs repair to ensure the envelope is properly insulated and sealed. The Owner
must
provide that report to the Architect to remedy the finding. The Owner and Architect
upon
signing the certification at the end of the project will be certifying that the work is
completed and fixed.
CERTIFICATION
Upon Project completion, the architect and the Owner must each certify the Project
by
providing their signature on their letterhead per the MBOH Architect Certification
within
the Uniform Application that indicates all mandatory and discretionary work is
completed
and installed. If the Owner has hired a third party, that party must certify
BLOWER DOOR TESTING TBD.
END
PROJECT GROSS AREA = 181,828 TOTAL GROSS SFHIGHLANDS UNIT MIX
149 UNITS OF AFFORDABLE HOUSING
UNIT MIX TOTAL
·(39) 3 BEDROOM / 2 BATH UNITS
·(72) 2 BEDROOM / 2 BATH UNITS
·(38) 1 BEDROOM / 1 BATH UNITS
TOTAL = 149 DWELLING UNITS
*** (8) TYPE ACC, (141) TYPE B
80 UNITS OF AFFORDABLE HOUSING
UNIT MIX TOTAL
·(23) 3 BEDROOM / 2 BATH UNITS
·(33) 2 BEDROOM / 2 BATH UNITS
·(24) 1 BEDROOM / 1 BATH UNITS
TOTAL = 80 DWELLING UNITS
*** (4) TYPE "ACC" & (76) TYPE B
BLDG HAS (1) ELEVATOR
PROJECT:BLDG A:
69 UNITS OF AFFORDABLE HOUSING
UNIT MIX TOTAL
·(16) 3 BEDROOM / 2 BATH UNITS
·(39) 2 BEDROOM / 2 BATH UNITS
·(14) 1 BEDROOM / 1 BATH UNITS
TOTAL = 69 DWELLING UNITS
*** (4) TYPE "ACC" & (65) TYPE "B"
BLDG HAS (1) ELEVATOR
BLDG B:
UNIT NOMENCLATURE - SAMPLE (U2-2 "B")
UNIT BEDROOM COUNT BATH COUNT UNIT TYPE
"U""2""2""A"
UNIT TYPE NOMENCLATURE
ACCESSIBLE UNIT TYPE A UNIT TYPE B UNIT TYPE STANDARD TYPE AUDIO VISUAL
"ACC" "A" "B""S""AV"
FULLY ACCESSIBLE PER ANSI PER ANSI WHEN NO ELEVATOR HEARING AND
SERVING ABOVE GRADE FLOORS VISUALLY IMPAIRED
HIGHLANDS UNIT MIX - BLDG A PER FLOOR
20 UNITS OF AFFORDABLE HOUSING
UNIT MIX TOTAL
·(6) 3 BEDROOM / 2 BATH UNITS
·(8) 2 BEDROOM / 2 BATH UNITS
·(6) 1 BEDROOM / 1 BATH UNITS
·20 UNITS
BLDG A: LEVEL 1
20 UNITS OF AFFORDABLE HOUSING
UNIT MIX TOTAL
·(6) 3 BEDROOM / 2 BATH UNITS
·(8) 2 BEDROOM / 2 BATH UNITS
·(6) 1 BEDROOM / 1 BATH UNITS
·20 UNITS
BLDG A: LEVEL 2
20 UNITS OF AFFORDABLE HOUSING
UNIT MIX TOTAL
·(6) 3 BEDROOM / 2 BATH UNITS
·(8) 2 BEDROOM / 2 BATH UNITS
·(6) 1 BEDROOM / 1 BATH UNITS
·20 UNITS
BLDG A: LEVEL 3
20 UNITS OF AFFORDABLE HOUSING
UNIT MIX TOTAL
·(5) 3 BEDROOM / 2 BATH UNITS
·(9) 2 BEDROOM / 2 BATH UNITS
·(6) 1 BEDROOM / 1 BATH UNITS
·20 UNITS
BLDG A: LEVEL 4
HIGHLANDS GROSS AREA - BLDG A PER FLOOR
BLDG A: LEVEL 1 = 24,822
BLDG A: LEVEL 2 = 23,716
BLDG A: LEVEL 3 = 23,716
BLDG A: LEVEL 4 = 23,716
TOTAL GROSS BLDG A = 95,970
HIGHLANDS UNIT MIX - BLDG B PER FLOOR
15 UNITS OF AFFORDABLE HOUSING
UNIT MIX TOTAL
·(5) 3 BEDROOM / 2 BATH UNITS
·(8) 2 BEDROOM / 2 BATH UNITS
·(2) 1 BEDROOM / 1 BATH UNITS
·15 UNITS
BLDG B: LEVEL 1
18 UNITS OF AFFORDABLE HOUSING
UNIT MIX TOTAL
·(5) 3 BEDROOM / 2 BATH UNITS
·(9) 2 BEDROOM / 2 BATH UNITS
·(4) 1 BEDROOM / 1 BATH UNITS
·18 UNITS
BLDG B: LEVEL 2 BLDG B: LEVEL 3
18 UNITS OF AFFORDABLE HOUSING
UNIT MIX TOTAL
·(2) 3 BEDROOM / 2 BATH UNITS
·(12) 2 BEDROOM / 2 BATH UNITS
·(4) 1 BEDROOM / 1 BATH UNITS
·18 UNITS
BLDG B: LEVEL 4
18 UNITS OF AFFORDABLE HOUSING
UNIT MIX TOTAL
·(4) 3 BEDROOM / 2 BATH UNITS
·(10) 2 BEDROOM / 2 BATH UNITS
·(4) 1 BEDROOM / 1 BATH UNITS
·18 UNITS
HIGHLANDS UNIT MIX
149 UNITS OF AFFORDABLE HOUSING
UNIT MIX TOTAL
·(39) 3 BEDROOM / 2 BATH UNITS
·(72) 2 BEDROOM / 2 BATH UNITS
·(38) 1 BEDROOM / 1 BATH UNITS
TOTAL = 149 DWELLING UNITS
*** (8) TYPE ACC, (141) TYPE B
80 UNITS OF AFFORDABLE HOUSING
UNIT MIX TOTAL
·(23) 3 BEDROOM / 2 BATH UNITS
·(33) 2 BEDROOM / 2 BATH UNITS
·(24) 1 BEDROOM / 1 BATH UNITS
TOTAL = 80 DWELLING UNITS
*** (4) TYPE "ACC" & (76) TYPE B
BLDG HAS (1) ELEVATOR
PROJECT:BLDG A:
69 UNITS OF AFFORDABLE HOUSING
UNIT MIX TOTAL
·(16) 3 BEDROOM / 2 BATH UNITS
·(39) 2 BEDROOM / 2 BATH UNITS
·(14) 1 BEDROOM / 1 BATH UNITS
TOTAL = 69 DWELLING UNITS
*** (4) TYPE "ACC" & (65) TYPE "B"
BLDG HAS (1) ELEVATOR
BLDG B:
UNIT NOMENCLATURE - SAMPLE (U2-2 "B")
UNIT BEDROOM COUNT BATH COUNT UNIT TYPE
"U""2""2""A"
UNIT TYPE NOMENCLATURE
ACCESSIBLE UNIT TYPE A UNIT TYPE B UNIT TYPE STANDARD TYPE AUDIO VISUAL
"ACC" "A" "B""S""AV"
FULLY ACCESSIBLE PER ANSI PER ANSI WHEN NO ELEVATOR HEARING AND
SERVING ABOVE GRADE FLOORS VISUALLY IMPAIRED
HIGHLANDS GROSS AREA - BLDG B PER FLOOR
BLDG B: LEVEL 1 = 21,355
BLDG B: LEVEL 2 = 21,521
BLDG B: LEVEL 3 = 21,521
BLDG B: LEVEL 4 = 21,521
TOTAL GROSS BLDG B = 85,918
BUILDING B
BUILDING A