HomeMy WebLinkAbout630 S HOWES ST EXTRA OCCUPANCY RENTAL - FDP190007 - SUBMITTAL DOCUMENTS - ROUND 1 - DESIGN NARRATIVEKP Designs
226 Cajetan St
Fort Collins, CO 80524
(314) 406-4147
April 16, 2019
RE: 630 S Howes Street Extra Occupancy Project Information & Design Narrative
Project Information
Owner Information
RK Real Estate
Robert Kulikowski
P.O.Box 1017
Boulder, CO 80306
Past Meetings
Conceptual Review: February 7, 2019
General Information
Project Address: 630 S Howes St
Project Location: East side of South Howes St between Myrtle St and Laurel St
Lot Size: 9,500 SF (.22 Acres)
Existing Zoning: Community Commercial
Existing Land Use: Single Family Residential
Proposed Land Use: Extra Occupancy Housing for 6 Tenants
Number of Dwellings: 1 Residential Home
Off Street Parking Proposed: 5 spaces
Commercial Space: None
Design Narrative
We are proposing to change the current land use of 630 S Howes from Single Family
Residential to an Extra Occupancy Housing for 6 Tenants.
The existing house is a two-story residence with a basement, detached garage, concrete drive,
concrete sidewalks, and sparse vegetation with areas of gravel. It is being used as a rental
property for 3 tenants. There is a total habitable area of 2,271 sf. The habitable area would allow
for over 350 sf needed per occupant. The house currently has 6 bedrooms and 7 bike parking
spaces. There are no plans for exterior alterations to the existing building.
Many of the neighboring properties on Howes are rentals, with some as extra occupancy
rentals. This house is in an area close to CSU campus and is primarily inhabited by students.
Directly to the North and South of the lot are residential properties, utilized as rental properties.
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630 S Howes St Extra Occupancy KP Designs
To the East of the lot, an alley separates the property from commercial properties. There is a dirt
parking lot to the southeast, owned by CSU.
We are proposing the addition of off-street parking to accommodate the needs and code
requirements for 6 occupants. The existing drive, with minor alterations, can accommodate 2
compact parking spaces (7.5’x19’) and we are proposing adding 3 additional standard parking
spaces (9’x19’) to the rear portion of the lot. Long term housing allows for 40% of parking
spaces to be compact, which accounts for the 2 compact spaces. The 3 additional parking
spaces will be accessible via the adjoining alley. Per the civil engineering drainage report,
completed by Keefe Civil, LLC, the estimated site runoff increases by these proposed changes
will be negligible.
To avoid conflict with existing trees, we have placed the proposed new parking pad in the
southeast corner of the lot. While pouring the additional concrete to the existing drive, we will
mitigate other damage to existing trees by wheelbarrowing concrete to this location. Providing a
concrete pad for parking will encourage tenants to park in a designated space, reducing the
damage/compaction of existing tree roots on the site.
Per the Engineering Development Department comments, Howes is a minor arterial road. We
are required by to bring the sidewalk up to city standards of a 6’ width. We are proposing a
variance to this requirement. The current sidewalk is 5’ wide, with little to no damage, and it
meets current ADA standards. There is also consideration on downgrading Howes St to a
collector level street, which would only require a 5’ sidewalk. With this information, we
respectfully request a variance for this condition.
Thank you for the opportunity to present the Extra Occupancy Request. We look forward to
working toward a resolution and successful submittal.
Best,
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Kate Penning, Assoc. AIA, MArch
Katharine.Penning@gmail.com
Cc: Robert Kulikowski, Owner
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