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. <br /> i <br /> #11-3501 1444 Shoreline Drive <br /> March 17,2011 <br /> Page 3 <br /> (8) Employee parking spaces shall be in addition to the parking spaces required in subsections <br /> (1)—(7) of this section. The number of employee parking spaces shall be designated on an <br /> off cial parking plan to be kept on file with the city. <br /> - employee parking: (Estimate only)=4 stalls <br /> (9) Where these minimum parking requirements prove to be inadequate for a given use, � <br /> additional parking may be required in order to continue that use. <br /> Total stalls required per current code=58.8+8+3.0+4=73.8 = 74.4 stalls required <br /> Parking stalls provided on site (per past approvals): <br /> Tanager Lake side of CR15 =47 stalls (21 at 1444 Shoreline+26 at 1440-42 Shoreline) <br /> Browns Bay side of CR 15 =26 stalls in pazking lot <br /> 47+26=73 stalls available <br /> Applicant has indicated that an additional 8 stalls are available in the triangular area on the <br /> Browns Bay side of CR15 just north of the gazebo. The City has never recognized this area as <br /> usable parking; it was previously allowed only for temporary boat storage and was required to be <br /> separated from CR15 by wood posts with rope barrier. The issue is the proximity to the traveled <br /> roadway and the ability of vehicles to enter/exit the small area safely. It likely does not meet any <br /> Hennepin County standard for parking access. Staff recommends that this area not be counted <br /> toward required parking. <br /> Absent a numerical incremental code standard for required parking for boat clubs, the current <br /> parking is short by 1-2 stalls for just the marina use as it stands today. Planning Commission <br /> should determine whether the applicant's boat club operation as proposed has "demonstrated that � <br /> adequate parking is available on the site". It is staff s position on the advice of the City Attorney <br /> that a mere determination of parking adequacy without applying some numerical conditions will <br /> not be legally defensible Iater on if parking becomes an issue. Numerical conditions must <br /> include the number of boat club boats allowed, and the number of stalls required per boat or <br /> based on boat capacity. Without such conditions attached to the CUP, if the boat club operation <br /> expands or changes in the future and parking becomes an issue, the applicants or their successors <br /> might argue that "you found it adequate before without any limits, and my CUP has no <br /> limitations, so you can't stop me". At that point the City would likely have to rely on its marina <br /> licensing program for relief. <br /> In the February memo regarding the boat club CUP code provisions, staff recommended one <br /> complete parking stall should be provided for each 5 persons capacity in boats stored in water or <br /> on land for boat club use. The number 5 was proposed because that is the number of persons a <br /> typical passenger vehicle can hold. <br /> The applicant indicates that in his experience club boats are rarely filled to capacity, and that his <br /> proposed club boats will be smaller craft with a family orientation. Will this always hold true in <br /> the future? We would argue that while the standard 0.6 stalls per boat for a general marina use <br /> has not resulted in parking problems to date, it is likely that on a busy holiday weekend more <br />