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 tbaack@pathfindersmke.org

SITE PHOTOS

PROPOSED 1 STORY SINGLE FAMILY STRUCTURE. TYP.

2

0

'-

0

"

5

0

'

-

0

"

2

0

'-

0

"

1

2

'-

0

"

TRASH ENCLOSURE

1

8

'

-

0

"

2

4

'

-

0

"

1

8

'

-

0

"

2

4

'

-

0

"

9

'

-

0

"

T

Y

P

.

FUTURE CONNECTION

TO CAPITOL DRIVE

MONUMENT SIGN

1

2

'-

0

"

M

I

N

.

SIDEWALK TO EACH UNIT. TYP.

8

'

-

0

"

1

2

'

-

0

"

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

C

B

A

12345

D

C

B

A

12345

REAL ESTATE DEVELOPMENT &

MANAGEMENT

200 N. MAIN STREET

OREGON, WI 53575

Plot Date:

Project No.

Drawn by:

7/20/2017 9:28:06 AM

A101

PLANS, SECTIONS, AND

ELEVATIONS

TIN

Y H

OM

ES

-

"T

HE

BA

RR

ING

ER

"4

20

0 N

ort

h H

um

bo

ldt

Blv

d,

Mil

wa

uk

ee

, W

I 5

32

12

Project Number

DMK

Date Issue Description

A G

orm

an

& C

om

pan

y N

eig

hb

orh

oo

d

SC

ALE

:

RE

AL

ES

TA

TE

DE

VE

LOP

ME

NT

AN

D M

AN

GE

ME

NT

20

0 N

. M

AIN

ST

RE

ET

OR

EG

ON

, W

I 5

35

75

7/2

0/2

01

7 9

:45

:27

AM

A1

11

RE

ND

ER

ING

Go

rma

n &

Co

mp

an

y,

Inc.

TIN

Y H

OM

ES

- "

TH

E B

AR

RIN

GE

R"

A101B

A101

A101

A101

A

D

C

S

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

C

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

TIN

Y H

OM

ES

-

"T

HE

SO

LH

EIM

"4

20

0 N

ort

h H

um

bo

ldt

Blv

d,

Mil

wa

uk

ee

, W

I 5

32

12

Project Number

DMK

Date Issue Description

A G

orm

an

& C

om

pan

y N

eig

hb

orh

oo

d

SC

ALE

:

RE

AL

ES

TA

TE

DE

VE

LOP

ME

NT

AN

D M

AN

GE

ME

NT

20

0 N

. M

AIN

ST

RE

ET

OR

EG

ON

, W

I 5

35

75

7/2

0/2

01

7 9

:44

:17

AM

A1

11

RE

ND

ER

ING

Go

rma

n &

Co

mp

an

y,

Inc.

TIN

Y H

OM

ES

- "

TH

E S

OLH

EIM

"