Agenda - Planning Commission - 04/01/2010

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CASE #: REQUEST FOR PRELIMINARY SITE PLAN REVIEW OF ALLINA HEALTH SYSTEM MEDICAL OFFICE AND CLINIC;' CASE OF ALLINA HEALTH SYSTEM By: Tim Gladhill, Associate Planner Background: Allina Health System is in the process of purchasing three (3) acres of Outlot FF, Ramsey Town Center Addition. Allina Health System is proposing to relocate the existing. Ramsey Clinic near the intersection of Saint Francis Boulevard (TH 47) and Alpine Drive to the Subject Property. PSD, LLC has already begun the process of subdividing the Subject Property, which was reviewed by the Planning Commission as a Minor Plat on March 4, 2010. Notification: A public hearing is not required for site plan review. However, all properties within 350 feet were notified of a request for a Variance and a Conditional Use Permit related to the site plan. Observations: The Subject Property is currently zoned TC-3. Medical Offices and Clinics are a permitted use in this zoning district. In addition the Site Plan Review, the Applicant has submitted an application for a Variance to minimum floor area ratio (F.A.R.) and maximum surface parking lot street frontage in the Town Center District as well as a Conditional Use Permit to exceed the maximum number of parking spaces by 25%. PSD, LLC has submitted an application for minor subdivision in order to convey the necessary three acre portion of the existing parcel. ,The proposed medical office and clinic will be approximately 28,500 square feet in size and includes an area for a future expansion of approximately 4,000 square feet. The minimum floor area ratio in this district 0.25; the proposed floor area ratio is 0.22 without the expansion and 0.25 with the expansion. The Applicant has applied for a Variance to minimum floor area ratio (F.A.R.). The TC-3 district regulations require two (2) to four (4) story buildings; the proposed building is one (1) story. However, the Town Center Guidelines for the TC-3 District indicate that occasional one (1) story buildings are acceptable if they don't dominate the street frontages and the rooflines are at least 18 feet in height. The proposed building has been designed with walls exceeding 18 feet and it appears that neither Sunwood Drive nor Ramsey Boulevard will be dominated by one story buildings. Multiple two (2) story buildings already exist on both of these roads. The TC-3 District setback from street is 0-15 feet with at least 60% of the building being within the maximum setback area. The building is oriented along Ramsey Boulevard and appears to meet maximum setback requirements. The site willderive public access from Sunwood Drive. The access is currently proposed as a full access. City Staff finds this proposal acceptable based on access spacingto the' intersection of Sunwood Drive and Ramsey Boulevard (CSAH 56). However, the City reserves the right to amend this access to a right - in, right -out only access if traffic levels and accident history warrants. In addition, .Staff recommends that the proposed access easement be amended to include access rights over Outlot A (when developed) to Rhinestone Street as a secondary access. 13