HomeMy WebLinkAboutBLOCK 85 LOTS 7 AND 8 401 WEST MULBERRY STREET GROUP OFFICE - Filed GC-GENERAL CORRESPONDENCE - 2008-07-21THE GROUP INCORPORATED
Fort Collins, Colorado
Statement of Planning Objectives
Project Description - the real estate offices of The Group
Incorporated, Fort Collins division, is proposing to expand and
remodel their existing facility located at the southwest corner
of 'Test Mulberry and Meldrum Streets in Fort Collins.
In 1979, through review of a non-residential use request in the
R-H Zone District, the concept for the original commercial use
was approved, leading to the construction of the present 5,800
s . f . two story structure on lots 7 and 8; containing 18,000 s.f.
of land area. The site development provided 39 parking spaces
with access to the site from Meldrum Street, and parking from
the alley along the west property line of the site.
Since 1979 the organization has grown to the need of space for
approximatley 60 employees including conference space, closing
rooms, offices and public space. At the current time the
existing facility is crowded and the major accessory spaces are
minimal.
The Group has recently negotiated acquiring the tract of land to
the south of the existing structure (lot 6) containing a
restored Victorian style duplex house. The proposal included is
for the expansion and rennovation of the existing office
buiIdi ig to a total size of 11,300 s.f. The proposal is to
extend the office structure to the west, within the existino
lot, and to replace a portion of the on -site parking on the
residential lot to the south. Since 1979 development criteria
for specific. parking design has been revised substantially and
this proposal calls for the provision of adequate on -site
parking and access, satisfying current criteria.
The issues of the compatibility of the enlarged facility on the
existing parcel have been addressee during the initial review
process and the non -conforming use as approved has proven to be
a successful integration of commercial development into the
residential neighborhood.
This request for review is specifically intended to address the
parking and drive development upon the duplex site. The
limitations of existing site conditions, including mature
landscaping, power pole locations, and existing utilities, along
with the current criteria for parking development have led to
the overall development plan as illulstrated. This proposal
allows for maintaining the existing Meldrun, Street vehicular
access point to the site, and provides adequa.te emergency
vehicle access currently not provided. The expansion of the
hard -surface parking and driveway development functions well
with the adjacent parking for the Mulberry West Offices across
the alley to the west. The proposed parking shall be adequately
screened from the residential site to the south through the use
of fencing and landscaping.
Page Two
In essence, this proposal calls for the expansion of an already
approved non-residential use which has proven to be compatible
with the neighborhood.
This proposal will expand the current commercial facility from
5,300 s . f . to 11,800 s.f. for office use, including accessory
spaces. The new facility will house approximately 60 employees,
served by a total of 39 parking spaces. The total land
development, presently 18,000 s . f . will now encompass 27,000
s . f . of land area. The impact to traffic generation is expected
to be minimum as the new facility will primarily serve the
existing employee count of approximately 60. Site circulation
is clearly defined and parking is well organized. Sensitive and
abundant landscaping will maintain t'ne quality of the
environ!nent and screen the site adequately from surrounding
residential uses.
The overall proposal will improve the physical aopearance of the
development, and the vehicular circulation through the site.
The expanded parking area provides adequate off street parking
yet maintains the pleasing structure of the duplex house.
The project is a sensitive design solution which 14i11 enhance
the neighborhood as well as provide the expansion of facilities
for this excellent neighbor.