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Zoning File n\95 <br />November 15, 1996 <br />Page 6 <br />Site Landscaping <br />The proposed site plan indicates existing and proposed landscaping materials. Planning <br />Commission should review these plans and determine whether any additional landscaping is <br />necessary. <br />Zoning Code/Comprehensive Plan Inconsistency <br />Minnetonka Boat Works has not had a retail sales operation at this site for many years. The <br />magnitude of the 1989 parking lot expansion was approved based on no retail sales occurring <br />at the site. The proposed new retail sales use not only requires additional parking, but <br />illuminates a long-standing inconsistency between the Zoning Code and the Comprehensive <br />Plan: <br />- The Comprehensive Plan since 1980 has indicated 'boat sales' is not an <br />appropriate use for the B-2 district: "Lakeshore commercial areas are not <br />intended for typical retail activities, including boat sales, which could be <br />accomplished away from the lake." <br />In contrast, the Zoning Code has since 1975 allowed boat sales as a permitted <br />use in the B-2 zone. <br />Issues for Discussion <br />% <br />1 . Are the lot depth and lot area variances justified by the historic and current use of this <br />property as a marina? Note that this type of varianc*^: is required whenever a residential <br />or commercial site is redeveloped by total replacement r*f the principal structure... <br />Does the very non-conforming location of the existing building provide sufficient <br />hardship and justification to allow its replacement with a building that will be more <br />conforming in location, even though variances are still required? <br />Should the green space created by reduction in the size of the building, be used for boat <br />sales display? If not, those display boats would take up required parking spaces, <br />increasing the magnitude of parking variance requested. <br />Is there justification for granting a parking variance? Does the fact that any expansion <br />of parking will also require variances, suggest an over-use of the site? <br />Does Planning Commission agree with the applicants' concept that devoting slips to boat <br />display should reduce the need for parking stalls serving those display slips? If so, <br />perhaps the code should be amended to reflect this... <br />3. <br />4. <br />5.