File No. 170149 Part of 4200 N. Humboldt Boulevard General ......zoning standards of the site prior...
Transcript of File No. 170149 Part of 4200 N. Humboldt Boulevard General ......zoning standards of the site prior...
File No. 170149
Part of 4200 N. Humboldt Boulevard
General Planned Development Project Description And Owner’s Statement Of Intent
Project Overview
Humboldt Tiny Homes will consist of 36 detached single family dwelling units. The homes will be
situated along a pedestrian path spine that will connect them to a parking area on the south. The
project is being constructed to provide housing for youth aging out of the foster care system so they can
receive additional job training and counseling by a service agency. Included with this submittal is an
additional narrative describing operation and need for the development.
GPD - Site Statistics (approximate)
1) Gross land area: 137,478 SF (3.16 AC)
2) Maximum amount of land covered by principle buildings: 7,722 SF, 6%
3) Maximum amount of land devoted to parking and driveways: 24,968 SF, 18%
4) Minimum amount of land devoted to landscaped open space: 104,788 SF, 76%
5) Maximum proposed dwelling unit density:
11.39 units/acre or 3,800 s.f. per dwelling unit
6) Proposed number of buildings:
36 buildings, (12) in Phase 1, (12) in Phase 2, (12) in Phase 3
7) Maximum number of dwelling units:
36 dwelling units
8) Average number of bedrooms per unit:
1 bedrooms/unit
9) Parking spaces provided and ratio per unit:
36 total surface parking spaces provided at 1 parking spaces/unit
If there are phases, all parking spaces will be constructed as part of first phase
10) Other GPD requirements:
a) Vicinity map, survey, site plan, pictures: see attached
b) General narrative of sign standards:
i) Temporary signs during construction. The project will utilize printed fence wrap that will be
installed over the entire construction safety fencing to identify the project as well as visually
screen the construction activities from the adjacent residences. There may also be a
temporary project sign, no larger 96 s.f. identifying key project partners.
ii) Permanent signage. The project will include a type A monument sign at the driveway
entrance. The sign will be no larger than 65 s.f. and will be a type A freestanding sign per
city ordinance. Additional directional signage within the site will be provided and designed
per city ordinance and will be finalized during the DPD process.
c) General landscaping standards:
i) Existing tree line along the western property line will be maintained.
ii) Areas around the homes and central path will be turf
iii) All vegetation will be of a quality consistent with the American Association of Nurserymen.
iv) The existing site or interim condition will be maintained in an orderly fashion consistent with
zoning standards of the site prior to rezoning to DPD, including all existing turf and
landscaping, until such time that the subject DPD is constructed. All landscaping and
required site features shall be installed within a maximum of 30 days total of the City issuing
a Certificate of Occupancy (excluding time between December 1 and March 1) for the
subject DPD.
d) Phasing:
i) There is a possibility that the 36 units will be developed in up to 3 phases (12 units each),
depending on timing of fundraising. If necessary, that will be further explained in the
Detailed Plan submittal.
Planned Development Project Description & Owner’s Statement of Intent
Project Description: See attached describing operation of the development
1. USES:
Permitted Uses:
a. Single-Family Dwellings
b. Solar energy collection panels and associated facilities and equipment
c. Television transmission towers
d. Supportive services
e. All uses currently allowed in the IL2 zoning district
Accessory Uses:
a. Surface Parking Lot
2. DESIGN STANDARDS:
a. Buildings will maintain a residential feel.
b. Buildings will be constructed using quality exterior materials as indicated on the submitted
drawings. Vinyl or aluminum siding will not be allowed. Materials will be of a residential nature
as noted on the submitted elevations and will include dimensional asphalt shingles, composite
siding (James Hardi, LP Smart side or similar), composite trim, vinyl windows. A variety of
exterior colors will be utilized across the project.
c. Windows will be maintained at the sizes indicated on the submitted elevations or larger.
d. Maximum building height will be 15’-0”
3. DENSITY:
36 total units, 11.39 units/acre or 3,800 s.f. per dwelling unit
4. SPACE BETWEEN STRUCTURES:
12’-0” min. (approx.)
5. SETBACKS (approx.):
a. West Property Line: 20’
b. North Property Line: 50’
c. East Property Line, along N Humboldt Blvd.: 20’
d. South Property Line: 100’
6. SCREENING:
a. Parking lot, dumpster, and any required utilities will be screened with landscaping as prescribed
in city ordinances and will be finalized as part of the DPD process.
7. OPEN SPACES:
a. Project will be constructed in existing open green space.
b. Turf areas will be maintained and restored in terrace areas and around the homes.
c. Existing tree line along western property line will be maintained.
d. Additional plantings will be provided along the retention pond and parking areas.
8. CIRCULATION, PARKING AND LOADING:
a. The existing driveway cut along N. Humboldt Blvd. will be utilized to access the proposed
parking lot. Light poles will provide lighting for the parking area and trash enclosure
b. A new pedestrian walkway will run from the parking area between the two rows of residential
units, terminating back to Humboldt Blvd. on the north. Future connection to the bus stop on
Capitol Drive is anticipated. The internal path will be 12’-0” in width and be constructed of
asphalt in a method sufficient to support emergency vehicles. Lighting of the path north of the
parking lot will be provided by lights mounted on the homes.
c. 36 surface parking spaces will be provided within the development.
d. A centrally located dumpster and enclosure will be provided within the development. The
enclosure will have cedar enclosure walls with steel framed gates with composite trim slats.
e. Exterior bicycle racks will be provided for a total of 36 bicycles. Each rack will provide a space for
6 bicycles.
9. LANDSCAPING:
a. The parking area and adjacent yard area has a combination of turf, ornamental trees, shrubs,
perennials and ornamental grasses.
b. Existing tree line along the western property line will be maintained.
c. Areas around the homes and central path will be turf. Foundation plantings will be provided at
each dwelling unit.
d. All vegetation will be of a quality consistent with the American Association of Nurserymen.
e. The existing site or interim condition must be maintained in an orderly fashion consistent with
zoning standards of the site prior to rezoning to DPD, including all existing turf and landscaping,
until such time that the subject DPD is constructed. All landscaping and required site features
shall be installed within a maximum of 30 days total of the City issuing a Certificate of
Occupancy (excluding time between December 1 and March 1) for the subject DPD.
10. LIGHTING:
All interior site lighting will be designed using full cut-off fixtures and will comply with city ordinance
for light spill at the property line. Lighting at the interior walk way will be provided from fixtures
mounted on the homes. Additional fixtures will be provided in the parking area and northern end of
the path as needed. Final lighting design will be submitted during the DPD process, including
photometrics demonstrating adequate lighting levels.
11. UTILITIES:
a. Each building has a sewer lateral, which extend to a private sanitary sewer main within the
development. The private sanitary sewer main is proposed to connect to the existing public
sanitary sewer main west of the property.
b. Each building has a water lateral, which extend to a private water main within the development.
The private water main is proposed to connect to the existing public water main along the
western property line
c. The development will drain to a private storm sewer main, which will connect to a new storm
water detention area.
d. All utility lines will be installed underground. Transformers and substations will be installed at
each building as required.
12. SIGNS:
a. Temporary signs during construction. The project will utilize printed fence wrap that will be
installed over the entire construction safety fencing to identify the project as well as visually
screen the construction activities from the adjacent residences. There may also be a temporary
project sign, no larger 96 s.f. identifying key project partners.
b. Permanent signage. The project will include a type A monument sign at the driveway entrance.
The sign will be no larger than 65 s.f. and will be a type A freestanding sign per city ordinance.
Final sign designs will be submitted to DCD for approval.
Tiny Homes Community
Part of 4200 N. Humboldt Blvd, Milwaukee, WI
Project Summary:
An innovative approach to affordable housing development will include the construction of up to 36
housing units as part of a Tiny Homes Community in a unique partnership between Pathfinders,
Milwaukee County, Gorman & Company, and the Milwaukee Area Technical College (MATC). On land
owned by MATC and located next door to Pathfinders and its current Drop-In Center and supportive
housing and services programs, Gorman will design and build tiny homes that are both affordable and
particularly accessible to youth and young adults. With its selected location, the organization's Drop-
In Center and PATHS case management team will be easily accessible, facilitating barrier-free service
and resource access. One of the tiny homes will house the PATHS Initiative's Peer Youth Specialist,
who will serve as an available resource for housing related issues and provide on-site guidance and
support. With the creation of this planned community, youth who are transitioning out of foster care
and find it difficult to enter a legal rental contract with private landlords will have immediate access to
housing. MATC's Board of Directors has formally approved the conceptual plan for the project.
Pathfinders
Supportive
Services
Tiny
Homes
Community
Operations:
Pathfinders will use its existing scattered site model of housing and network of landlords to place
PATHS youth in apartments located in close proximity to the Pathfinders office. This allows for more
immediate housing - also known as Rapid Re-Housing (RRH) - while we continue our work to develop
the Tiny Homes Community next door to our Holton Street services. Plans include an eventual 36 tiny
houses to be built, each with about 300 square feet of single-level living space. Housing costs for
PATHS clients are covered by matching funds provided by Milwaukee County through its Division of
Housing and Behavioral Health Division. Rent has been projected to average $700 per month, in line
with current HUD FMR (Fair Market Rent), with rental support from Milwaukee County and the PATHs
grant referenced below.
The Pathfinders drop-in resource center next door to the Tiny Homes site has free laundry facilities, a
computer lab, a donations distribution area, and community programming space for group activities,
educational classes, and our youth employment program. Staff offices are also on-site. All of these
amenities will be available for Tiny Homes residents.
Staffing:
Pathfinders is partnering with the State Department of Children and Families (DCF) and other
stakeholders to develop a comprehensive evidenced-based model for serving youth age 17-21 aging
out of foster care and at high risk of homelessness. Pathfinders was awarded the full $246,000 in
available State GPR funding, with the contract period running April 1st through March 31st each year
for up to 3 years. Three full-time staff will be deployed in PATHS. A Program Manager has been hired
and began their new position with Pathfinders in April 2017. This Program Manager is a former
employee of Pathfinders and served as our first O-YEAH Transition Coordinator in collaboration with
Milwaukee County Behavioral Health Division's Wraparound Program. They have more recently
worked for the State of Wisconsin Department of Health Services where they assisted Counties in
developing Comprehensive Community Services (CCS) entitlement resources, Two other full-time staff
- a Case Manager and Peer Support Specialist (a young adult with relevant lived-experience consistent
with our target population) - will be hired by September 2017. Katie Hamm, Pathfinders VP of RHY
Services, will oversee PATHS and provide direct supervision to the Program Manager, who in turn will
supervise the other members of the PATHS team. Tim Baack, Pathfinders President/CEO, will continue
to provide program strategy and implementation support.
Services provided and funding:
PATHS is an acronym that identifies the specific components of the services and developmental areas
that need to be addressed in order for these transition-age youth (TAY) to successfully complete the
program and become successful independent/interdependent young adults. Positive connections,
Academic completion, Training and employment, Housing, and Social/emotional well-being are the
core components of PATHS, and program staff will align external community resources and internal
services (Pathways to Employment, Drop-In Center resources) to assist youth in developing
individualized care plans and goals.
Pathfinders was awarded $246,000 in available State GPR funding, with the contract period running
April 1, 2017 through March 31, 2018 and will be renewed for at least two additional years.
Need for housing:
On any given night in Milwaukee, there are hundreds of homeless youth under age 25 (HUD Point-In-
Time survey, Milwaukee COC, 2016). The number of homeless students enrolled in Milwaukee Public
Schools grew to more than 4,000 young people in 2016, and the number of RHY is closer to 15,000
when including out-of-school youth. Without safe and stable housing, youth struggle to maintain their
basic needs and face extreme risk of violence, exploitation, and (re)victimization, which contribute to
chronic stress and trauma. The weight of national data available about urban Runaway and Homeless
Youth (RHY) populations indicates significant mental health impacts of homelessness: 1) Increased
rates of depression, anxiety and PTSD (Perlman et al, 2013); 2) Higher rates of suicide ideation and
attempts (Merscham, et al, 2009); and 3) Increased alcohol and other drug use and abuse, particularly
as a coping mechanism (Greene et al, 2012). Recent data (November 2016) from the National Youth
in Transitions Database (NYTD) present a stark portrait regarding outcomes being reported by 17, 19
and 21 year-olds who are about to - or have already - aged out of the foster care system:
Age 17 Age 19 Age 21
Experiences with Homelessness
Have been homeless in the last 2 yrs 16% 19% 26%
Educational Attainment
Obtained HS diploma / GED 9% 55% 67%
Currently enrolled in school 94% 54% 32%
Financial Self-Sufficiency
Employed either FT or PT 13% 33% 52%
Employment-related skills training 21% 30% 32%
High-Risk Behaviors
Referred for substance abuse
assessment or counseling 28% 15% 10%
Incarcerated at some point 37% 24% 20%
Had children 7% 12% 25%
It is important to note that from the NYTD outcome data, it was evidenced that youth who at age 21
reported having experienced homelessness within the last two years were also more likely than their
peers to report being unemployed (58% versus 44%), not having Medicaid or some other type of
health insurance (28% versus 18%), and having given birth to or fathered a child (31% versus 23%). Of
the 5,583 youth who completed all three cycles of the NYTD surveying, 43% reported having had a
homelessness experience by the age 21. As the largest County in Wisconsin, Milwaukee also has the
greatest number of youth in out-of-home care. As reported in the WI DCF 2015 Annual Report,
Milwaukee maintained 2,257 children/youth in out-of-home care, nearly 32% of the 7,168 total youth
in out-of-home care reported statewide as of December 31, 2015. The Tiny Homes development is a
step in starting to address this severe need in Milwaukee County.
Pathfinders PATHS Initiative Summary
In partnership with the State of WI Department of Children and Families (DCF), Pathfinders has
developed a comprehensive and innovative service model that effectively addresses the complex needs
of transition-age youth (TAY), particularly those exiting foster care and at high risk of homelessness. The
PATHS Initiative was piloted to great success in three distinct WI Counties, and efforts are underway to
expand PATHS to Milwaukee – where the highest rates of youth homelessness and poverty exist in WI.
PATHS is embedded within a Housing First
approach: a belief that all youth deserve housing
and that those who are homeless will do better and
recover more effectively if they are first provided
housing. PATHS includes the following key
elements in its design:
Positive connections to caring adults and peers
who can provide guidance and support
Academic support and achievement, including high
school graduation
Training and employment, particularly in the skilled
trades and at a living wage
Housing that is low barrier and not tied to
standardized services but instead tailored to
individual need
Social and emotional well-being, with trauma-
informed services that address mental/physical
health
Working with Milwaukee County’s Division of
Housing (provider of rental assistance and program
support) and Gorman & Company (developer of the
project’s Tiny Homes Community), Pathfinders will
utilize WI DCF grant support to provide intensive
case management and supportive services to young
adults ages 18 to 25 who are homeless or at high
risk of becoming homeless – including youth aging
out of foster care. Comprehensive supportive
services will be available through the Pathfinders Drop-In Center, located next to the proposed PATHS
Tiny Homes Community at 4200 North Humboldt Blvd. Site management and assistance will be
provided by a Peer Youth Specialist hired by Pathfinders and living on-site.
Tim Baack, Pathfinders President and CEO, is the primary contact for the PATHS Initiative and Tiny
Homes Community development project and can be reached at [email protected]
SITE PHOTOS
PROPOSED 1 STORY SINGLE FAMILY STRUCTURE. TYP.
2
0
'-
0
"
5
0
'
-
0
"
2
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'-
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"
1
2
'-
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TRASH ENCLOSURE
1
8
'
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"
2
4
'
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1
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2
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'
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9
'
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T
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FUTURE CONNECTION
TO CAPITOL DRIVE
MONUMENT SIGN
1
2
'-
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M
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SIDEWALK TO EACH UNIT. TYP.
8
'
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1
2
'
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"
PROPOSED 1 STORY SINGLE FAMILY STRUCTURE. TYP.
Humboldt Tiny Homes
4200 N. HUMBOLDT BOULEVARD
MILWAUKEE, WISCONSIN
ORMANSCALE: 1" = 60'-0"
AUGUST 18, 2017AUGUST 29, 2017
PRELIMINARY SITE PLAN
A101B
A101
A101
A101
A
D
C
S
A101
20'-0"
9'-
0"
4'-
6"
4'-
6"
5'-6" 8'-8" 5'-10"
4'-4" 9'-10" 2'-4" 3'-6"
4'-
6"
4'-
6"
20'-0"
9'-
0"
ON DEMAND
WATER HEATER
1'-
10
"3
'-3
"
116 SF
LIVING AREA
1 38 SF
BATH
3
A101B
A101
A101
A101
A
D
C
S
A101
9'-
0"
20'-0"
T.O. SLAB
100'-0"
T.O. LOW WALL
108'-1 1/8"
T.O. HIGH WALL
111'-0 7/16"
T.O. SLAB
100'-0"
T.O. LOW WALL
108'-1 1/8"
S
A101
T.O. HIGH WALL
111'-0 7/16"
T.O. SLAB
100'-0"
T.O. LOW WALL
108'-1 1/8"
S
A101
T.O. HIGH WALL
111'-0 7/16"
T.O. SLAB
100'-0"
T.O. LOW WALL
108'-1 1/8"
T.O. HIGH WALL
111'-0 7/16"
T.O. SLAB
100'-0"
T.O. LOW WALL
108'-1 1/8"
T.O. FOOTING
95'-11 1/2"
B.O. FOOTING
95'-3 1/2"
2'-
11
5/1
6"
8'-
1 1
/8"
3 1
/2"
3'-
9"
8"
FOUNDATION SYSTEM
• 8" POURED CONC WALLS
• 1" RIGID INSULATION
• 8"x16" CONC. FOOTINGS
EXTERIOR WALL SYSTEM
• SIDING PER ELEVATIONS
• 1" RIGID INSULATION
• 1x4 CORNER BRACING
• POLYVAPOR BARRIER
• 2x4 STUD WALLS @ 16" O.C.
• 3 1/2" FIBERGLASS BAT INSULATION
• ALUM. SHEILD
ALUM SOFFIT & FASCIA
GUTTER APRON W/
GUTTERS & DOWNSPOUTS
ROOF SYSTEM
• ASPHALT SHINGLES
• #15 FELT
• 1/2" OSB SHEATHING W/ CLIPS
• 2x12 RAFTERS @ 16" O.C.
• R-50 BLOWN FIBERGLASS INSULATION
• 5/8" GYP BOARD
T.O. HIGH WALL
111'-0 7/16"
SCALE: 1/4" = 1'-0"
1FLOOR PLAN
SCALE: 1/4" = 1'-0"
FFOUNDATION PLAN
SCALE: 1/4" = 1'-0"
BELEVATION B
SCALE: 1/4" = 1'-0"
AELEVATION A
SCALE: 1/4" = 1'-0"
CELEVATION C
SCALE: 1/4" = 1'-0"
DELEVATION D
SCALE: 1/2" = 1'-0"
SSECTION
Sheet No.
Sheet Title
D
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B
A
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D
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B
A
12345
REAL ESTATE DEVELOPMENT &
MANAGEMENT
200 N. MAIN STREET
OREGON, WI 53575
Plot Date:
Project No.
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7/20/2017 9:28:06 AM
A101
PLANS, SECTIONS, AND
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A101B
A101
A101
A101
A
D
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A101
26'-0"
12
'-0
"
6'-
0"
3'-
5"
2'-
7"
6'-0" 6'-6" 4'-4" 2'-6" 6'-8"
4'-8" 4'-6" 3'-10" 8'-4" 4'-8"
6'-
0"
6'-
0"
26'-0"
12
'-0
"
3'-2" 7'-8"
6'-
0"
74 SF
BEDROOM
2142 SF
LIVING AREA
1
50 SF
BATH
3
S
A101
12
'-0
"
26'-0"
T.O. SLAB
100'-0"
T.O. LOW WALL
108'-1 1/8"
T.O. HIGH WALL
112'-1 1/2"
T.O. SLAB
100'-0"
T.O. LOW WALL
108'-1 1/8"
S
A101
T.O. HIGH WALL
112'-1 1/2"
T.O. SLAB
100'-0"
T.O. LOW WALL
108'-1 1/8"
S
A101
T.O. HIGH WALL
112'-1 1/2"
T.O. SLAB
100'-0"
T.O. LOW WALL
108'-1 1/8"
T.O. HIGH WALL
112'-1 1/2"
T.O. SLAB
100'-0"
T.O. LOW WALL
108'-1 1/8"
T.O. FOOTING
95'-11 1/2"
B.O. FOOTING
95'-3 1/2"
4'-
0 3
/8"
8'-
1 1
/8"
3 1
/2"
3'-
9"
8"
T.O. HIGH WALL
112'-1 1/2"
FOUNDATION SYSTEM
• 8" POURED CONC WALLS
• 1" RIGID INSULATION
• 8"x16" CONC. FOOTINGS
EXTERIOR WALL SYSTEM
• SIDING PER ELEVATIONS
• 1" RIGID INSULATION
• 1x4 CORNER BRACING
• POLYVAPOR BARRIER
• 2x4 STUD WALLS @ 16" O.C.
• 3 1/2" FIBERGLASS BAT INSULATION
• ALUM. SHEILD
ALUM SOFFIT & FASCIA
GUTTER APRON W/
GUTTERS & DOWNSPOUTS
ROOF SYSTEM
• ASPHALT SHINGLES
• #15 FELT
• 1/2" OSB SHEATHING W/ CLIPS
• 2x12 RAFTERS @ 16" O.C.
• R-50 BLOWN FIBERGLASS INSULATION
• 5/8" GYP BOARD
SCALE: 1/4" = 1'-0"
1FLOOR PLAN
SCALE: 1/4" = 1'-0"
FFOUNDATION PLAN
SCALE: 1/4" = 1'-0"
BELEVATION B
SCALE: 1/4" = 1'-0"
AELEVATION A
SCALE: 1/4" = 1'-0"
CELEVATION C
SCALE: 1/4" = 1'-0"
DELEVATION D
SCALE: 1/2" = 1'-0"
SSECTION
Sheet No.
Sheet Title
D
C
B
A
12345
D
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B
A
12345
REAL ESTATE DEVELOPMENT &
MANAGEMENT
200 N. MAIN STREET
OREGON, WI 53575
Plot Date:
Project No.
Drawn by:
7/20/2017 9:29:16 AM
A101
PLANS, SECTIONS, AND
ELEVATIONS
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