HomeMy WebLinkAboutOTTER BOX CORPORATE HEADQUARTERS (209 S. MELDRUM ST.) - PDP - 35-09 - REPORTS - RECOMMENDATION/REPORTOtter Box Corporate Headquarters (209 S Meldrum Street), PDP, #35-09
January 21, 2010 P & Z Meeting
Page 15
D. Staff supports the requested Modification of Standard Requests as follows:
o Section 4.9(E)(1)(d) Second Floor Overhang
- The criteria of Section 2.8.2(H)(1) and (2) is met because:
■ The purpose and intent of the standard is for residential
building rather than commercial;
■ The plan as submitted provides for better traffic flow through
the site, alleviating traffic congestion in the alley for residents to
the west than a plan would that meets the standard;
■ The plan as submitted provides for more parking, but less than
the maximum, than a plan would that meets the standard;
■ It supports City Plan Policy ECON 1.1; and
• It supports City Plan Policy GM 8.1.
o Section 4.9(E)(1)(g) Minimum Roof Pitch
- The criteria of Section 2.8.2(H)(1) is met because:
■ The purpose and intent of the standard is for residential
building rather than commercial;
■ The existing building has a flat roof, therefore, the proposed
expansion will not diverge from the standard any more than the
existing structure; and
■ The neighboring Chamber of Commerce building and several
others in the area have flat roofs making the proposed
building's flat roof a compatible design choice.
RECOMMENDATION:
Staff recommends approval of the two (2) Modification of Standard Requests to Section
4.9(E)(1)(d) and (g) of the Land Use Code.
Staff recommends approval of the Otter Box Corporate Headquarters PDP, #35-09.
Otter Box Corporate Headquarters (209 S Meldrum Street), PDP, #35-09
January 21, 2010 P & Z Meeting
Page 14
b. The existing building has a flat roof, therefore, the proposed
expansion will not diverge from the standard any more than the
existing structure; and
c. The neighboring Chamber of Commerce building and several others in
the area have flat roofs making the proposed building's flat roof a
compatible design choice.
Therefore, Staff recommends approval of the requested Modification to
Section 4.9(H)(1)(g) because the request and plans as submitted meet the
criteria set forth in Section 2.8.2(H)(1) of the LUC.
5. Neighborhood Meeting
On August 27, 2009, a neighborhood meeting was held in the Community Room in 215
Mason Street. There were 387 notification letters sent to Affected Property Owners within
800 feet of the property. The notes from the meeting are attached. In general, the project
was found to be compatible by the neighbors that attended the meeting.
6. Findings of Fact/Conclusion
In evaluating the PDP, Staff makes the following findings of fact:
A. The proposed land use is permitted in the NCB, Neighborhood Conservation
Buffer zone district.
B. The Project Development Plan complies with the applicable standards in
Article 3 — General Development Standards of the Land Use Code.
C. The Project Development Plan complies with the applicable standards.
Division 4.9 Neighborhood Conservation, Buffer District (NCB), with the
exception of:
o Section 4.9(E)(1)(d) A second floor shall not overhang the lower front
or side exterior walls of a new or existing building; and
o Section 4.9(E)(1)(g) The minimum pitch of the roof of any building
shall be 2:12 and the maximum pitch of the roof of any building shall
be 12:12.
Otter Box Corporate Headquarters (209 S Meldrum Street), PDP, #35-09
January 21, 2010 P & Z Meeting
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the roof edge to zero slope at the top of the curve. By the nature of
a curved roof the areas in between are nearly equally distributed
between those slopes.
b. The only building that was built for commercial use, in the block
containing the proposed project, is the Fort Collins Chamber of
Commerce building immediately adjacent to the OtterBox project
on the south side. The "Chamber" building has a predominantly flat
roof.
c. One important concern in a buffer or transition zone, such as the
NCB zone of the proposed project, is that overall building height be
moderated to minimize the negative impact on the side toward the
lower profile adjacent zone. If a building of this size (width) were to
have a sloped roof of a slope that would be perceptible, as a
sloped roof when viewed from ground level perspective within a
reasonable distance, the roof would add approximately 35% to the
height of the building.
d. If the building were roofed entirely with sloping roofs it would make
it very difficult to provide unobtrusive visual screening of inevitable
roof -top mounted mechanical equipment.
e. The proposed building has been designed with set backs (inward)
of the topmost floor (3rd) on all sides to diminish the perceived
height of the building when viewed from the ground level
perspective around the project. This design feature has gone
beyond what the FCLUC requires on 3 sides of the 4 sides.
b. Staffs Analysis of Applicant's Request
After evaluating the applicant's request against the criteria set forth in
Section 2.8.2(H) of the LUC, Staff has determined that the proposed flat roof
is supported by the criteria set forth in Section 2.8.2(H)(1), stating that the
plan as submitted promotes the general purpose of the standard equally well
or better than a plan that meets the standard.
1. Section 2.8.2(H)(1) Promotes the general purpose of the standard for
which the modification is requested equally well or better than a plan
which complies with the standard. Staff finds the following:
a. The purpose and intent of the standard is for residential building rather
than commercial;
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January 21, 2010 P & Z Meeting
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b. The plan as submitted provides for better traffic flow through the site,
alleviating traffic congestion in the alley for residents to the west than
a plan would that meets the standard; and
c. The plan as submitted provides for more parking, but less than the
maximum, than a plan would that meets the standard.
2. Section 2.8.2(H)(2) Granting the Modification will help alleviate a defined
City wide problem.
a. City Plan Policy ECON-1.1 Balance of Employment Opportunities is
supported by this proposal in that it is retaining and expanding a local
business that:
- Provides high wage employment opportunities, and
- Has a positive commitment to the environment and community as
evidenced by their corporate policies and practices (i.e. goals for
LEED Gold Certification with this development).
b. City Plan Policy GM 8.1 Targeted Redevelopment/Infill is supported by
this proposal in that this is a redevelopment of a site located in the
Targeted Redevelopment Area.
Therefore, Staff recommends approval of the requested Modification to
Section 4.9(E)(1)(d) because both criteria 1 and 2 of Section 2.8.2(H) are
met by the request and submitted plans.
ii. Section 4.9(E)(1)(g) The minimum pitch of the roof of any building shall be
2:12 and the maximum pitch of the roof of any building shall be 12:12.
a. Summary of Applicant's Request
The applicant requests a Modification to allow the proposed building to have
a flat roof, for the following reasons.
1. The proposed building design with 77% flat roof is in keeping with the
existing building that has exclusively flat roofs.
2. The proposed building design will promote the general purpose of the
standard for which the modification is requested equally well or better
than would a plan which complies with the standard for which this
modification is requested (Refer to FCLUC 2.8(H)(1)).
a. The proposed building has approximately 23% sloping roof and
77% flat roof. The sloping roof is curved which varies from 6:12 at
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January 21, 2010 P & Z Meeting
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4. The alternative design, in the applicant's opinion, would not
represent a "better" design. Indeed, the applicant believes the
proposed design incorporates an excellent aesthetic and will
provide a positive contribution to the aesthetic of the
neighborhood.
b. The applicant contends the granting of a modification would
substantially alleviate an existing, defined and described problem of
citywide concern or would result in substantial benefit to the city by
reason of the fact that the proposed project would substantially
address an important community need specifically and expressly
defined and described in the city's Comprehensive Plan.
i. This applicant, OtterBox, represents a significant and growing
employment (over 100 initially), that will remain in the downtown
area by the completion of this project. Refer to City Plan ECON-1.1
for pertinent goal statement of the City of Fort Collins related to
this.
ii. The proposed project is a significant example of infill
redevelopment within the downtown area taking a commercial
property that has been vacant, and therefore a deteriorating
presence, in the downtown for well over a year and revitalizing it
and in the process improving the neighborhood and in doing so
improving the entire city. Refer to City Plan GM-8.1 for pertinent
goal statement of the City of Fort Collins related to this.
b. Staffs Analysis of Applicant's Request
After evaluating the Applicant's request against the criteria set forth in
Section 2.8.2(H) of the LUC, staff has determined that the proposed
overhang is supported by the criteria set forth in Section 2.8.2(H)(1) and (2),
stating that the plan as submitted promotes the general purpose of the
standard equally well or better than a plan that meets the standard and that
granting the modification alleviates a Citywide problem defined in the City's
Comprehensive Plan.
1. Section 2.8.2(H)(1) Promotes the general purpose of the standard for
which the modification is requested equally well or better than a plan
which complies with the standard. Staff finds the following:
a. The purpose and intent of the standard is for residential building rather
than commercial;
Otter Box Corporate Headquarters (209 S Meldrum Street), PDP, #35-09
January 21, 2010 P & Z Meeting
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4. Modification of Standards Requests
A. Modification Requests
i. Section 4.9(E)(1)(d) A second floor shall not overhang the lower front or side
exterior walls of a new or existing building.
a. Summary of Applicant's Request
The applicant requests a Modification to allow the proposed building's 2"d
story to overhang the first floor by 36 feet, and supports this request as
follows:
1. City Staff has advised the applicant that the purpose and intent of the
standard is to regulate design of residential building in a manner that
encourages compatible building design. The policy was not intended for
commercial buildings such as the OtterBox proposed building.
2. Per the LUC the applicant contends:
a. The plan as submitted will promote the general purpose of the
standard for which the modification is requested equally well or better
than would a plan which complies with the standard.
i. An alternative to the proposed building design, which would
comply with the LUC in its entirety, would be to "fill in" under the
"overhung" 2nd floor with enclosed floor area (approximately 4,400
sq. ft.) and reduce the 3rd floor area by the same amount in order
to keep the total floor area of the building within the maximum
allowed. The effects of this LUC compliant alternative design would
be as follows:
1. Reduce the existing traffic flow through the site by eliminating
one of the two existing curb -cuts and drive aisles to Meldrum
Street and thereby increasing traffic to and from the project via
the alley on the west and negatively impacting the residential
area to the west.
2. Reduce the number of on -site parking spaces by 10 spaces
(25% of total) negatively impacting the immediate surrounding
area by adding 10 additional cars from the employees and
users of this property into the available on street parking.
3. The height of the building would remain the same height as the
proposed building.
Otter Box Corporate Headquarters (209 S Meldrum Street), PDP, #35-09
January 21, 2010 P & Z Meeting
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- There is a recognizable top and base with the use of stone and metal
detail.
iii. Section 3.8.19 Setback Regulations
The Applicant has requested the use of a "contextual" front setback of four
(4) feet. The NCB zone district requires the front setback be 15'. The .
existing building is closer than that and the neighboring Chamber of
Commerce building has a zero lot line along Meldrum Street. It is Staffs
determination that this is an appropriate request and complies with the
context of the Meldrum Streetscape.
3. Compliance with Division 4.9 Neighborhood Conservation, Buffer District
(NCB)
The proposed use is considered an office use with structural additions in the NCB zone
district, and is permitted, subject to a Type 2 (Planning and Zoning Board) review and
public hearing.
The PDP complies with the standards set forth in Division 4.9, with the exception of
Section 4.9(E)(1)(d) and Section 4.9(E)(1)(g). The applicant has submitted Modification of
Standard Request to these sections of the LUC, they will be analyzed in detail in Section 4
of this report.
The PDP complies with the remaining standards of Division 4.9 of the LUC, more
specifically as follows:
A. Section 4.9(D) Land Use Standards
i. The proposal complies with Section 4.9(D)(5) Floor Area Ratio (FAR) in that.
the maximum floor area ratio is 38,000 square feet and the proposed building
is 37,949 square feet (basement floor area is not included in the FAR).
ii. The proposal complies with Section 4.9(D) (6) Dimensional Standards with
the exception of the front setbacks and maximum height, which have already
been discussed in previous sections of this Staff Report (Section 2.D.i.d. and
Section 2.D.iii.).
B. Section 4.9(E) Development Standards
i. The proposal complies with Section 4.9(E)(1) Building Design (with the
exception of (d) and (g)) in that all exterior walls are greater than 6' in length
are parallel to right angles.
Otter Box Corporate Headquarters (209 S Meldrum Street), PDP, #35-09
January 21, 2010 P & Z Meeting
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d. Section 3.5.1(G) Building Height Review
Since this building exceeds forty (40) feet in height, the PDP must comply
with Section 3.5.1(G) Building Height Review. The Applicant has
submitted a View and Shadow Analysis that has been reviewed by Staff.
- After reviewing the Pre -Development and Post Development View
Analysis, Staff has determined that the proposed building will not
"substantially alter the opportunity for, and quality of, desirable views
from public places" surrounding the project site (LUC, Art. 3, pg 88).
This area is fortunate enough to have very mature shade trees making
the additional height of the proposed building nearly unnoticeable
through the dense vegetation.
- After reviewing the Pre -Development and Post Development Shadow
Analysis, Staff had determined that the proposed building will not have
a "substantial adverse impact on the distribution of natural and
artificial light on adjacent public and private property" (LUC, Art. 3, pg
88). The way that the structure has been designed, the shadows off
the property are changed very minimally.
ii. Section 3.5.3 Mixed -Use, Institutional and Commercial Buildings
a. The proposal complies with Section 3.5.3(B) Relationship of Buildings to
Streets, Walkways and Parking in that:
- The main entrance of the building opens directly onto a public
walkway,
- The building is designed to align with the existing sidewalks in the
neighborhood, and
- The building is located no more than 15 feet from the public right-of-
way.
b. The proposal complies with Section 3.5.3(C) Variation in Massing in that
the building is not designed in a single large mass.
c. The proposal complies with Section 3.5.3(D) Character and Image in that:
- The building is designed so it will add to the character of the
neighborhood by incorporating existing design elements with some
new architectural features that will be unique to this building;
- The facade is broken up into bays with brick and stone column
features;
- The facade bays are articulated by windows, metal and awnings so
the facade is not blank or uninterrupted;
- The entrance is clearly defined; and
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January 21, 2010 P & Z Meeting
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Preservation Commission (LPC) for a Complementary Review on November
5, 2009. The LPC overwhelmingly approved of the design as submitted,
stating that they believe the building design is compatible with the
surrounding historic properties and made specific note of their approval of
the building setbacks and architectural articulation.
D. Division 3.5 Building Standards
i. Section 3.5.1 Building and Project Compatibility
a. The proposal complies with Section 3.5.1(C) Building Size, Height, Bulk,
Mass and Scale in that the building is designed to reduce "the mass of
the building as viewed from the ground surrounding the property by
pulling inward the third story wall from the second story wall on 85% of
the perimeter of the building" (from Applicant's Planning Objectives).
Staff has determined that the 3 story, 477' building is designed in a way
to be compatible with the surrounding structures. The north side of the
building, closest to the property line, is 30' high (essentially the same as it
is now) and the historic structure to the north is approximately 31' at its
peak. The south side of the proposed structure closest to the property
line is also 30' high and the Chamber of Commerce Building is
approximately 20' tall. In addition, the buildings to the east of the
proposed building are between 4 and 10 stories in height.
b. The proposal complies with Section 3.5.1(D) Privacy Considerations in
that trees and other landscaping is proposed along the perimeter of the
parking lot to maximize the privacy of the residences to the west.
c. The proposal complies with Section 3.5.1(E) Building Materials in that the
exterior of the building includes a mixture of: "brick, native stone,
integrally colored composite panels, standing seam metal roofing on
vaulted/curved roofs, tinted glass in bronzed metal framed windows,
painted steel features at exposed beams, roof support columns,
sunshade trellises above windows and railings" (from Applicants Planning
Objectives). This variety of materials takes from the design of some of
the surrounding structures, incorporating the historic look of the Lund
House with the use of brick and stone columns and the more modern
buildings in the area with the metal accents, composite panels and
horizontal massing that is seen in the Federal Post Office, Cortina and the
Chamber of Commerce building.
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January 21, 2010 P & Z Meeting
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iii. Section 3.2.4 Site Lighting
a. The proposal complies with the standards of Section 3.2.4(D) Design
Standards in that all lighting is appropriate for the development and all
light sources are downward facing and will not spill from the site.
iv. Section 3.2.5 Trash and Recycling Enclosures
a. The proposal complies with the standards of Section 3.2.5(B) Regulations
in that:
- An adequate size trash and recycling enclosure is being provided on
the site;
- The enclosure is designed to allow walk-in access without opening the
service gates;
- The trash and recycling areas are screened from the public by
masonry walls with landscaping on the north side;
- The enclosure is located in an appropriate location for collection; and
- The enclosure is located on a cement concrete pad.
B. Division 3.3 Engineering Standards
i. Section 3.3.5 Engineering Design Standards
a. The proposal complies with the design standards of this Section in that
the following services will be adequately provided for:
- Water supply,
- Sanitary sewer,
- Fire protection,
- Telephone,
- Irrigation companies,
- Electricity,
- Natural gas,
- Storm drainage, and
- Cable television.
C. Division 3.4 Environmental, Natural Area, Recreational and Cultural
Resource Protection Standards
i. Section 3.4.7 Historic and Cultural Resources
The structure to the north of the site is an individually eligible historic
residence that has been converted to an office building, known as the Lund
House. The Applicants brought their building design to the Landmark
Otter Box Corporate Headquarters (209 S Meldrum Street), PDP, #35-09
January 21, 2010 P & Z Meeting
Page 5
includes showers and maintenance facilities to encourage bicycle
commuting.
c. The proposal complies with Section 3.2.2(C)(8) Transportation Impact
Study in that a TIS was reviewed and approved by the City's Traffic
Engineer.
d. The proposal complies with Section 3.2.2(D) Access and Parking Lot
Requirements in that:
- Pedestrians are separated from vehicles to the maximum extent
feasible by sidewalks along the parking areas;
- Unobstructed access is provided for vehicles from parking spaces to
the public street; and
- All off street parking and vehicular use areas will be paved to City
Standards.
e. The proposal complies with Section 3.2.2(K)(2) Nonresidential Parking
Requirements in that the proposal has 37 parking spaces which is less
than the maximum number allowed (the maximum number allowed is
132, 3/1000 square feet of building). The applicant intends to lease
parking from near by private parking facilities.
f. The proposal complies with Section 3.2.2(K)(5) Handicap Parking in that
there are two (2) handicap parking spaces provided.
g. The proposal complies with Section 3.2.2(L) Parking Stall Dimensions in
that:
Parking space dimensions conform to the requirements of this section;
and
No more than 40% of the parking spaces shall be considered
"compact." The "compact" spaces will have signs indicating they are
for employee use only.
h. The proposal complies with Section 3.2.2(M)(1) Landscaping Coverage in
that at least 6% of the interior parking lot is devoted to landscaping. The
parking area is approximately 13,100 square feet and the required
landscaping area is approximately 790 square feet, the proposal contains
approximately 850 square feet of interior landscaped area.
Otter Box Corporate Headquarters (209 S Meldrum Street), PDP, #35-09
January 21, 2010 P & Z Meeting
Page 4
d. The proposal complies with Section 3.2.1(E)(2) Landscape Area
Treatment in that:
- Turf grass is maintained in all high use areas;
- Planting beds are separated from turf grass by sidewalks and will
have ground cover such as mulch or rock cobble;
- Foundations plantings are provided along all highly visible building
walls of at least 5 feet in width; and
- Parkway landscaping will remain along Meldrum Street.
e. The proposal complies with Section 3.2.1(E)(4) Parking Lot Perimeter
Landscaping in that there are 7 trees along the alley (1 per every 25' of
ROW) and 5 trees along the side property line (1 per every 40' of side
parking lot). In addition, there is fencing and landscape buffering
between the parking lot and all adjacent uses.
f. The proposal complies with Section 3.2.1(E)(5) Parking Lot Interior
Landscaping in that:
- Visibility is not obstructed by any landscaping over 24" in height
located within 15' of a curbcut;
- Landscape islands are provided in the parking lot, all with canopy
shade trees;
- Landscape islands are large enough to allow for root aeration; and
- Parking bays do not extend more than 15 spaces without having a
landscaped island.
g. The proposal complies with Section 3.2.1(E)(6) Screening in that
landscape materials are used to buffer areas of low visual interest, such
as the trash enclosure.
h. The proposal complies with Section 3.2.1(F) Tree Protection and
Replacement in that the proposed building expansion has been designed
to minimize its impact on any significant trees on the site. The City
Forester has also reviewed and approved the Tree Protection and
Mitigation Plan.
ii. Section 3.2.2 Access, Circulation and Parking
a. The proposal complies with Section 3.2.2(C)(2) Curbcuts and Ramps in
that the curbcuts and ramps are not changing with this design.
b. The proposal complies with Section 3.2.2(C)(3) Site Amenities and
Section 3.2.2(C)(4) Bicycle Facilities in that the both exterior and interior
bicycle parking for staff and visitors are provided. The building also
Otter Box Corporate Headquarters (209 S Meldrum Street), PDP, #35-09
January, 21, 2010 P & Z Meeting
Page 3
COMMENTS
1. Background
The surrounding zoning and land uses are as follows:
N: NCB; Three (3) historic residences (75-100 years old) that have been
converted to office buildings (Directly north is the historic Lund
Building) (1 and 2 stories)
NE: D (Downtown); Key Bank office building (10 stories)
S: NCB; Existing Fort Collins Chamber of Commerce office building (1 story),
one residence (1 story), and one residence that has been converted
to an office building (1 story)
SE: D; Existing Federal Post Office building (4 stories)
E: D; Rocky Mountain office building (7 stories) and Cortina mixed use
building (6 stories)
W: NCM (Neighborhood Conservation Medium Density); Several residences
(predominately single family) (between 1 and 2 stories)
The subject property was part of the original Fort Collins Town Plat of 1873. The existing
structure was originally built by Public Service Company in 1974. The building was most
recently occupied by Stantec, an engineering firm, until 2008. Since then the property has
been vacant.
2. Compliance with ARTICLE 3 — GENERAL DEVELOPMENT STANDARDS
The PDP complies with all applicable General Development Standards in Article 3 of the
Land Use Code (LUC), more specifically as follows:
A. Division 3.2 Site Planning and Design Standards
i. Section 3.2.1 Landscaping and Tree Protection
a. The proposal complies with Section 3.2.1(D)(2) Street Trees in that the
existing trees along Meldrum will remain and additional trees are
proposed to be added to the rear of the lot, along the alley.
b. The proposal complies with Section 3.2.1(D)(3) Minimum Species
Diversity in that the maximum percentage of any one species is less than
50% of the total number of trees on the site.
c. The proposal complies with Section 3.2.1(D)(4) Tree Species and
Minimum Sizes in that all trees meet the size requirements of the Section.
Otter Box Corporate Headquarters (209 S Meldrum Street), PDP, #35-09
January 21, 2010 P & Z Meeting
Page 2
EXECUTIVE SUMMARY:
The PDP complies with the applicable standards of the Land Use Code (LUC) as follows:
• The process located in Division 2.2 — Common Development Review Procedures
for Development Applications of ARTICLE 2 — Administration;
• The standards located in Division 3.2 — Site Planning and Design Standards,
Division 3.3 — Engineering Standards, and Division 3.5 — Building Standards of
ARTICLE 3 — General Development Standards; and
• The proposed office use is permitted in Division 4.9 — Neighborhood Conservation,
Buffer District (NCB) of ARTICLE 4 — Districts, subject to a Type 2 (Planning and
Zoning Board) hearing and review.
The PDP does not comply with the following applicable standards of the LUC as follows
(see Section 4 of this report for Modification Requests):
• The standards located in Division 4.9 Neighborhood Conservation, Buffer District
(NCB), specifically:
o Section 4.9(E)(1)(d) A second floor shall not overhang the lower front or side
exterior walls of a new or existing building; and
o Section 4.9(E)(1)(g) The minimum pitch of the roof of any building shall be
2:12 and the maximum pitch of the roof of any building shall be 12:12.
The purpose of the NCB District is:
Intended for areas that are a transition between residential neighborhoods and
more intensive commercial -use areas or high traffic zones that have been given this
designation in accordance with an adopted subarea plan.
The proposal complies with the purpose of the NCB District as it is an infill project
designed to makes use of an existing office building that has been vacant since 2008. The
office use will remain, but the proposed structural additions to the existing building require
the proposal be reviewed and approved by the Planning and Zoning Board.
City of
ort Collins
I i EM NO S
MEETING DATE A4 ho
STAFF r-ir_ ;Ue-
PLANNING & ZONING BOARD
PROJECT: Otter Box Corporate Headquarters (209 S Meldrum Street), P.D.P.,
#35-09
APPLICANT: Otter Properties, LLLP
Curt Richardson
#1 Old Town Square, Suite 300
Fort Collins, CO 80524
Everitt -MacMillan Development
Stuart MacMillan
3003 E Harmony Rd, Suite 400
Fort Collins, CO 80528
The Architects' Studio, Inc
Don Bundy
151 Mountain Ave
Fort Collins, CO 80524
OWNER: Thomas Geggie
39665 Rangeview Dr
Ault, CO 80601
PROJECT DESCRIPTION:
This is a request for an office building to be located at 209 S Meldrum Street. This site is
in the Neighborhood Conservation Buffer (NCB) Zone District. The existing 1.5 story
building is approximately 14,000 square feet and the proposed addition is 3 stories with
37,949 square feet above grade and 6,230 square feet at the basement level, for a total
square footage of 44,179. The addition will preserve the majority of existing parking
spaces and the applicant plans to lease parking in nearby private parking facilities. The
proposed use is considered an office use with structural additions in the NCB zone district.
RECOMMENDATION: Approval
Current Planning 281 N College Av PO Box 580 Fort Collins, CO 80522-0580
fcgov.com/currentplanning 970.221.6750