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HomeMy WebLinkAbout0a. AHP Narrative - Roers Affordable at Urban Farm Final1 Affordable Housing Plan Narrative – Goldspur at Urban Farm Project Overview Roers Companies is proposing a new construction, high quality, 100% affordable (LIHTC) apartment project located at 8553 Huffine Lane Bozeman, MT. The project is located on the sprawling west side of the city, where significant development has occurred over the last several years. This single-building project will contain 145 total units for rent in Bozeman. Affordable Housing Plan 1. Roers is requesting utilization of a deep incentive for exceeding building height per UDC 38.380.020-1(c) to build higher than the minimum of 4 stories or 50ft, which is the maximum in the B-2M zoning district. The current height is 50 ft and 11 inches. Roers is also requesting utilization of a deep incentive for not meeting on-site parking requirements per UDC 38.380.020-1(d). The project will have 128 onsite parking stalls, while the remaining 17 will be street. Roers Affordable at Urban Farm qualifies for such incentives through restricting all units in the project to 60% AMI or less, all of which will be strictly for rent, which far exceeds requirements for these incentives. The aforementioned units in Building A will be subject to 50 years of affordability per State requirements. 2. All units in The Affordable Building (A) will cater to the large population of renters at the 60% AMI level in Bozeman. The 2025, 60% AMI, Net Max Rents per HUD that the property will charge monthly are as follows: Two-Bedroom ($1,606), Three-Bedrooom ($1,857), & Four-Bedroom ($2,071). 3. There will be 145 units in The Affordable Building (A) all at the 60% AMI level. There will be no market rate units in this building. 2 4. Roers will manage the project efficiently by taking advantage of vertical integration through in-house property management and compliance arms, which utilize Yardi to ensure project requirements are adhered to. Most of Roers’ LIHTC portfolio includes projects with affordability periods longer than 30 years, which is why Roers Residential LLC manages all projects built by Roers. 5. The project abides by all 2025 Montana QAP design standards, including the City's 2025 UDC. The affordable project has different unit mixes, bedroom mixes, sizes, amenities, and design/ finishes. The amenities are free and open to all tenants. Both projects will be concurrently built but are split into phases for purposes of permit and CO issuance. As part of the growing trend to make buildings more energy efficient, this building will implement several strategies that go above building code minimums to reduce the overall carbon footprint. From a building envelope standpoint, this project will incorporate continuous insulation which will dramatically reduce the energy loss through the exterior walls by minimizing the thermal bridging while increasing the overall r-value of the assembly. Internally, appliances within each unit will be required to have an Energy Star rating, reducing the overall building electrical loads. In addition to energy reduction, water conservation plays a large role in sustainability, and this project will incorporate low-flow kitchen faucets, shower heads and water closets. In an effort to promote healthy interior environments, low VOC finishes will be required throughout the building. 6. Unit Amenities in Building A will include high quality hard surfaced counter tops, ceiling fans, low flow efficient appliances, and spacious living areas. The amenities offered in this project cater to the active lifestyle of Bozeman residents, providing spaces for recreation, socialization, and relaxation. The inclusion of a dog park and storage lockers also acknowledges the needs of pet owners and outdoor enthusiasts, who value convenient access to amenities that support their hobbies. The project will also include a leasing space, community room/lounge, fitness center, patio/grill area, dog park (adjoins parcel and is public), and storage lockers, which will all be centrally located on the first floor. 7. Through these incentives, Building A will be financially and spatially feasible, by allowing Roers to achieve necessary density by building slightly above 50 feet. Additionally, these incentives allow for a reduction in parking requirements, which further promotes the project’s ability to achieve necessary density without having an adverse impact on residents by maintaining a 1:1 parking ratio. 8. The Affordable Building (A) will consist of 59 Two-, 71 Three- and 15 Four-bedroom units. 9. See attached Site Plan. 10. The site is to be delivered pad ready, thus there will be no demolition necessary. The current owner is installing all horizontal infrastructure and site work, including utilities, roads, curb & gutter outside the subject parcel. The current owner will be responsible for all off-site improvements and associated costs, while Roers will be responsible for connecting them to utility hookups (at the lot line) and site work within the subject parcel. The principal structure will be a four-story slab on grade building with a pitched roof. The construction type will be VA, as classified by the International Building Code, where the structure will all be light-frame wood construction. The primary occupancy of the building will be R-2 while there will be small assembly areas in the 3 amenity spaces that will likely be an A-3 occupancy group. Construction is expected to begin July 2026 for Building A with construction expected to be completed in May of 2028. The Certificate of Occupancy is expected in June of 2028. 11. There will be no phasing for this project. 12. Please contact our project team if any further information is needed to evaluate the compliance of this proposed project. 13. There will be 59 Two-, 70 Three- and 16 Four-bedroom units, all catering to the large population of renters at the 60% AMI level in Bozeman, and more specifically, families. Units will be on average 970 SF, 1,250 SF, and 1,530 SF for two, three, and four-bedroom units respectively. Total building square footage will equate to over 212,000 square ft. The 2025, 60% AMI, Net Max Rents Per HUD that the property will charge for monthly are below: Two-Bedroom ($1,606), Three-Bedrooom ($1,857), & Four-Bedroom ($2,071). All units The project will include 145 dedicated parking stalls: 128 surface and 17 street. The project is on a ~6.8-acre parcel, located at Urban Farm. Roers Affordable will utilize 3.3 acres. The site is a part of a larger master planned development that is set to have single family, commercial, retail, office, recreation and hospitality. Roers Affordable At Urban will seek a real estate tax-exemption by partnering with the Human Resource Development Council (a non-for-profit organization), as well. 2 Approvals/Timeline - Roers submitted an application for an allocation of Tax-Exempt Bonds and an award of LIHTCs in February 2025 - Bond and LIHTCs were awarded in June of 2025 - Roers has submitted for site plan approval to the City of Bozeman. We received adequacy In January of 2026 - Design completion was reached on January 30th, 2026 - Construction and Permanent financing commitments are in place - Building permits are expected to be obtained in early Q2 of 2026 - Both land and financial closings, are expected to take place in June of 2026 - Construction commencement is anticipated to occur in July of 2026 - Construction completion is anticipated to take place May of 2028 - Certificate of Occupancy and grand opening are expected to occur in June of 2028 Construction & Design The site is to be delivered pad ready, thus there will be no demolition necessary. The design process is underway with initial plans in place. The current owner is installing all horizontal infrastructure and site work, including utilities, roads, curb & gutter. The current owner will be responsible for all off-site improvements and associated costs, while Roers will be responsible for utility hookups (at the lot line) and site work within the subject parcel. Unit Amenities will include high quality hard surfaced counter tops, ceiling fans, low flow efficient appliances, and spacious living areas. The amenities offered in this project cater to the active lifestyle of Bozeman residents, providing spaces for recreation, socialization, and relaxation. The inclusion of a dog park and storage lockers also acknowledges the needs of pet owners and outdoor enthusiasts, who value convenient access to amenities that support their hobbies. The project will also include a leasing space, community room/lounge, fitness center, patio/grill area, dog park (adjoins parcel and is public), and storage lockers, which will all be centrally located on the first floor. The principal structure will be a four-story slab on grade building with a pitched roof. The construction type will be VA, as classified by the International Building Code, where the structure will all be light- frame wood construction. The primary occupancy of the building will be R-2 while there will be small assembly areas in the amenity spaces that will likely be an A-3 occupancy group. The exterior design builds off the agrarian architecture native to the region. Although the scale of the building is much larger than traditional agrarian architectural forms, the building is broken into several smaller, repeating elements that align more closely to traditional proportions of the agrarian style. Materially, the building incorporates typical modern day Bozeman cladding materials. The primary materials will be cement fiber board lap and panel siding with accent areas comprised of vertical wood-look metal siding and cultured stone. Overall, the design of this building has been carefully considered to respond to the adjacent site context. Walk-up unit entries activate the lower level of the building and create connection points to the nearby trails and park system. Additionally, internal sidewalks and pathways connect this building to the proposed mixed-use development to the east 5 Sustainability As part of the growing trend to make buildings more energy efficient, this building will implement several strategies that go above building code minimums to reduce the overall carbon footprint. From a building envelope standpoint, this project will incorporate continuous insulation which will dramatically reduce the energy loss through the exterior walls by minimizing the thermal bridging while increasing the overall r-value of the assembly. Internally, appliances within each unit will be required to have an Energy Star rating reducing the overall building electrical loads. In addition to energy reduction, water conservation plays a large role in sustainability and this project will incorporate low-flow kitchen faucets, shower heads and water closets. In an effort to promote healthy interior environments, low VOC finishes will be required throughout the building. Affordable Housing Incentives Roers is requesting utilization of a deep incentive for exceeding building height per UDC 38.380.020-1(c) to build higher than the minimum of 4 stories or 50ft, which is the maximum in the B-2M zoning district. The current height is just over 50 ft. Roers is also requesting utilization of a deep incentive for not meeting on-site parking requirements per UDC 38.380.020-1(d). The project will have 128 onsite parking stalls, while the remaining 17 will be street. Sec. 38.380.050: The affordable development/building is a separate building and phase from the Roers Market Rate project and abides by all 2025 Montana QAP design standards, including the City's 2025 UDC. The affordable project has different unit mixes, bedroom mixes, sizes, amenities, and design/ finishes. The amenities are free and open to all tenants. Like previously stated, both projects will be concurrently built but are split into phases for purposes of permit and CO issuance. Roers Affordable at Urban Farm qualifies for such incentives through restricting all units in the project to 60% AMI or less, all of which will be strictly for rent, which far exceeds requirements for these incentives. Additionally, the aforementioned units will be subject to 50 years of affordability per State requirements, which Roers plans to manage efficiently by taking advantage of vertical integration through in house property management and compliance arms. Most of Roers’ LIHTC portfolio includes projects with affordability periods longer than 30 years, which is why Roers Residential LLC manages all projects built by Roers.