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<br />CASE # dv <br /> <br />Public Hearing <br />REQUEST FOR A VARIANCE FROM FLOOR AREA RATIO REQUIREMENTS IN <br />THE TC-2 COMMERCIAL ZONING DISTRICT; <br />CASE OF SHINGOBEE BUILDERS, INC <br />By: Breanne DaInes, Associate Planner <br /> <br />Background: <br /> <br />Shingobee Builders, Inc is proposing to construct a 15,500 square-foot banking facility at the <br />comer of Armstrong Boulevard and West Ramsey Parkway. The proposed building is 2 stories, <br />but in order to accommodate the parking requirements, will result in a Floor-Area-Ratio (FAR) <br />of .24. This deviation from City Code will require a variance to the established .5 FAR for the <br />TC-2 district. <br /> <br />a) Site location map <br />b) Site Plan <br />c) Proposed resolution to adopt findings of fact <br />d) Proposed variance resolution <br /> <br />Observations: <br />Floor-Area-Ratio (FAR) is defined by the total square footage of the building divided by the total <br />square footage of the site. The intent of establishing an FAR within the Town Center is to ensure <br />that development does not result in large, expansive parking lots. However, the City's parking <br />requirements come into direct conflict with meeting the FAR. As a building's square footage <br />increases, the amount of required parking increases. This renders difficulty in meeting FAR and <br />parking requirements simultaneously, Without constructing structured parking facilities. The City <br />is currently examining amendments to reduce the FAR requirements and to establish maximum <br />allowable parking stalls, but is not prepared to bring any amendments forward at this time. <br /> <br />This particular site offers a 2-story building totaling 15,500 square feet of office/banking space. <br />This amount of building requires a minimum of 46 spaces of parking. 58 spots are proposed. <br />Without requiring a parking structure, it would be difficult for a building of this size to meet the <br />FAR without significantly reducing its footprint and increasing the height of the building. <br /> <br />Recommendation: <br /> <br />City Staff recommends approval of the variance, based on the following justification:. after <br />reviewing multiple projects and finding that most projects are unable to meet the FAR, Staff <br />believes that the currentF AR of .5 is unreasonable. Staff also recommends that the Planning <br />Commission discuss a code change to reduce the FAR for the TC-2 district so that staff can bring <br />forward proposed changes to the Code next month. Staff is targeting a .25 FAR in the TC-2 <br />District. <br /> <br />11 <br />