Agenda - Council - 04/13/2010 - Laserfiche WebLink

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CASE #: "7. v REQUEST FOR PRELIMINARY SITE PLAN REVIEW OF ALLINA HEALTH SYSTEM MEDICAL OFFICE AND CLINIC AT OUTLOT FF, RAMSEY TOWN CENTER ADDITION; 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. 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 located within the TC -3 Sub - district (Town Center). Medical Offices and Clinics are permitted uses in this zoning district. The proposed medical office and clinic will be approximately 28,800 square feet in size and includes an area fora future expansion of approximately 4,000 square feet. The minimum F.A.R. in this sub- district is 0.25; the proposed F.A.R. is 0.22 without the expansion and 0.25 with the expansion. In addition to the Site Plan Review, the Applicant was issued a Variance to minimum floor area ratio (F.A.R.) and maximum surface parking lot street frontage in the Town Center District by the Board of Adjustment. In addition, the Applicant has applied for a Conditional Use Permit to exceed the maximum number of parking spaces by 25 %. 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 will derive public access from Sunwood Drive. The access is currently proposed as a full access. City Staff finds this proposal acceptable based on access spacing to 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. The Town Center zoning district sets a maximum parking space standard of four (4) spaces per 1,000 square feet of building for medical clinics and offices; which equates to 114 spaces in this case. The site plan proposes 143 parking spaces to accomplish a need of five (5) spaces per 1,000 square feet of building area. The Applicant has applied for a Conditional Use Permit to exceed the maximum number of