#2946 Amend PUD_2003 - Laserfiche WebLink

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#2946 Otten Bros. September 12,2003 Page 2 The new covered area will be used for virtually the same retail sales function as currently exists,but will provide for a more controlled environment and protect customers from the elements. No site grading is anticipated as part of the greenhouse project, and the existing walkways will remain in place. Pertinent Code Requirements This property was created and the existing site plan approved via a Planned Unit Development (PUD)process,which involved a subdivision and rezoning to B-6 (PUD-1) and which was subject to a PUD Agreement defining standards and conditions for how the property may be used. This Agreement (Exhibit H) works in conjunction with the B-6 standards which govern the site. Proposed Greenhouse Roof Design The greenhouse is essentially a steel frame structure of posts and trusses supporting a polycarbonate sheeting roof system, with side panels and roof vents that can be opened as needed. The `fill-in' portion will be identical to the existing roof system on either side of the corridor..and the applicant will be able to describe the features which tie the two buildings together architecturally. Building Official Lyle Oman has noted that the existing greenhouse has a fire sprinkler system which will be extended to include the new roof area. All buildings on the site are on Lot 1,East Willow Woods. Lot 1 is approximately 6.5 acres in area, and the proposed roof addition will increase structural coverage of Lot 1 (including buildings and canopies,excluding open bins and storage areas)from about about 66,000 s.f.(23%)to about 68,000 s.f.(24%).Neither the zoning code nor the PUD Agreement establish a prescribed upper limit on the percent of lot coverage allowed. The entire site is outside the Shoreland District and is not subject to hardcover limitations. Perhaps half or more of the greenhouse site is already hardcovered. The City Engineer reviewed the proposed site plan in 1998 and concluded that the amount of additional runoff generated by that addition would be so minimal that there is no need for additional drainage facilities as a result of that addition. the current proposal is completely over existing hardcover that existed in 1998. A stormwater drainage pond does exist at the northwest corner of the site. The location of the proposed greenhouse meets all pertinent height and setback requirements of the B-6 District. The peak height at just under 20'is significantly lower than the 32'6"peak height of the main building. The additional greenhouse roof will have no impact on traffic circulation for the site. The enclosure of the current space with a greenhouse is not intended by the applicant to change the use of that space,but to provide it with climate control that allows its use to be extended in the spring and fall. No additional parking is proposed. Staff is unaware of any past parking deficiencies on the site,and unless further review suggests to the contrary,staff does not feel additional parking is necessary. No new signage is proposed in conjunction with the greenhouse addition.