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CASE # Public Hearing REQUEST FOR A VARIANCE TO THE MINIMUM FLOOR AREA RATIO (F.A.R.) OF 0.25 AND MAXIMUM SURFACE PARi~NNG LOT STREET FRONTAGE OF 25% IN THE TC-3 SUB-DISTRICT; CASE OF ALLINA HEALTH SYSTEM By: Tim Gladhill, Associate Planner Background: Allina Health System is proposing to develop the new medical office and clinic on a portion of Outlot FF in Ramsey Town Center. The site consists of three (3) acres at the northwest intersection of Sunwood Drive and Ramsey Boulevard (CSAH 56). Notification: In accordance with~applicable Minnesota Statutes and City Code, the City attempted to notify all property owners within 350 feet of the Subject Property via standard US Mail of the Public Hearing, and the Public Hearing was properly notified in the official City newspaper. Observations: The subject property is zoned Town Center Sub-district TC-3. Section 117-118(c)(2) of City Code establishes a minimum floor area ratio (F.A.R.) of 0.22. The F.A.R. is calculated by dividing the total floor area of the building by the total area of the parcel. In addition, Section 117-118(d) officially incorporates the Town Center Design Guidelines by reference. Within the TC-3 sub-district, the Design Guidelines establishes a maximum street frontage for surface parking lots of 25%. Section 117-118(d) states that these standards are not intended to restrict creativity in design acid an applicant may request a modification or waiver of any standard in favor of an alternate approach that will achieve the same design objective. The F.A.R. for the first phase of the proposed building equates to 0.22. With a planned expansion of 4,000 square feet, the ultimate F.A.R. would equate to 0.25. The Applicant is requesting a Variance to F.A.R. in order to complete the project in two phases. The Applicant has not stated an exact date of construction of the expansion. The surface parking lot frontage along Sunwood Drive equates to approximately 58%. There appears to be approximately 710 feet of total frontage between Sunwood Drive and Ramsey Boulevard. Due to the particular use as a medical office and clinic, the Applicant states it is required to keep a relatively compact floor plan in order to minimize the amount of interior circulation patterns for patients. This layout limits the amount of street frontage for the building itself. The Applicant chose anorth-south orientation (thus orienting along Ramsey Boulevard as opposed to Sunwood Drive) in order to achieve acounter-clockwise traffic circulation pattern allowing passenger-side vehicle drop-off as well as ensuring patients can. easily distinguish the front entrance to the facility. The Applicant has attempted to mitigate the amount of ~ street 3