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Zoning File #2195 November 15, 1996 Page 4 generates may work at cross purposes to maintaining a green open space within the lakeshore yard. The alternative is to devote additional parking spaces for storage of boats for sale, which will eliminate needed parking on the site but will allow the green space to serve its purpose. Clearly, the need for this variance results from the lack of space on the site to accommodate the existing and proposed uses within the constraints of the code, i.e. the site is overused. Most of these constraints relate to the physical layout of the site. Staff would conclude that although boat storage has historically occurred within 75' of the lake on the parking lots at this site, new boat storage in a space formerly occupied by a building and now proposed to be credited as non-hardcover is not allowed by code hanece a variance is necessa*7 for this to occur. Parking The code requires 6 parking stalls for each 10 boat slips on water or on land. The site currently contains 68 stalls to service 111 slips. With the new'ly proposed sales function, an additional 8 spaces are required, plus 3 for employees. The total required number of spaces is (.6 X 111) + 8 + 3 = 78 parking stalls required, with only 68 available. However, applicants propose that 12 of the 111 slips be converted to in-water boat display, which applicants then suggest no longer should be counted in the slip parking requirement. Under their calculation, the required parking then becomes (.6 x 99) + 8 + 3 = 71 spaces. Because the current configuration only provides 68 spaces, they request a variance for 3 Spaces. The code does not discern between slips used for rental purposes and slips used for display of boats for sale. It is staffs opinion that a 10-stall variance is needed. If the proposed boat display area was moved into the parking lot, it would likely reduce parking by another 8 spaces, leaving only 60 spaces and a variance of 18 spaces. This site has a potential on busy weekends for overflowing its parking facilities. The natural tendency would then be to park in any spaces remaining in the Windward Marina lot, which has its overflow' parking in the residentially-zoned parcel to the north of the service building. One way to minimize the potential parking problems would be to limit the sales function to non-weekend/non-holiday days. Applicants have indicated that the sales ftmetion will occur on Saturdays, but will agree to being closed on all but 4 Sunday's per year, to be determined by King's Cove. Applicants have proposed the construction of 28 additional parking stalls on the west side of County Road 15 (see Application #2196) which would eliminate a variance for number of stalls, but would still require a variance to the requirement that parking serv'e uses on the same