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<br />that the site location is not on a highly visible Town Center corridor such as Sunwood Drive or <br />East and West Ramsey Parkways. <br /> <br />The TC-3 District setback from street is 0-15 feet; the proposed setback of the building varies <br />from 15-53 feet. However, a planned future expansion of the building would occur on the west <br />wall facing Rhinestone Street and will bring the building into compliance with the 15 foot <br />maximum setback. The applicant has applied for a variance to the maximum setback until that <br />expansion occurs. In the interim, the site has been designed to use wrought iron fences, garden <br />patios, entry canopies extended to the sidewalk, and landscaping to bring the hard edge of the <br />site development out to the sidewalk. <br /> <br />The site will derive public access from Rhinestone Street N.W. Rhinestone Street and Civic <br />Center Drive were identified as City constructed improvements in the Ramsey Town Center <br />street construction exhibit. The City will order construction of these streets when a development <br />agreement is signed for a project adjacent to one of these streets (Crest View or Anoka County <br />Medical Examiner). <br /> <br />The site will have two standard accesses and one right-out only access on Rhinestone Street. <br />The north and south access will accommodate two-way traffic to and from the site. There is one <br />additional exit-only access onto Rhinestone Street from the garage. City Staff was originally <br />concerned that this exit would conflict with the two-way accesses north and south of it. The sole <br />purpose of this exit is to accommodate hearses leaving the garage area, which is not an activity <br />of high frequency. Therefore, City Staff determined that a right-out only onto Rhinestone is <br />acceptable in this case. <br /> <br />The Town Center zoning district sets a maximum parking space standard of 4 per 1000 square <br />feet of building for medical clinics and offices; which equates to 72 spaces in this case. The site <br />plan proposes 53 parking spaces: 13 on-site, 10 on-street, and 29 shared. Given the nature of <br />this facility, the fact that 72 should be the maximum number of parking spaces, and that the <br />Town Center guidelines encourage shared parking, it is staffs opinion that the 53 spaces shown <br />on the plans are adequate. The County will enter into a shared parking agreement with PSD, the <br />developer. That agreement will address continuing parking needs for the medical facility. <br /> <br />However, the parking area adjacent to the southerly site access is of concern. It is designed so <br />that vehicles leaving that parking area would have to back into a traffic lane. This traffic lane <br />could see a lot more traffic in the future as it will serve as an entrance to the entire block as it <br />develops. Staff has been informed by the Developer and Applicant that the site plan will be <br />modified to eliminate this parking area. <br /> <br />The park dedication and trail development fees were meant to be taken care as agreed to in the <br />Town Center Park and Trail Agreement dated April 28, 2005. The Master Developer, RTC, <br />LLC, is in default under that agreement. Staff will work with the developer and Anoka County <br />to explore options on how this obligation can be met prior to final plat and final site plan <br />approval. <br /> <br />20 <br />