03-21-2011 Planning Commission Packet

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. � . � #11-3501 1444 Shoreline Drive March 17,2011 Page 5 - Combination of the two residential properties with the marina properties will result in a combination of residential and commercial buildings on one parcel (not allowed by code) and will result in a single property being within two different zoning districts (a condition that already exists between the west and east sides of the residence parcels). - A "special lot combination" is normally only used where both parcels involved are under the same ownership, so that may not be a solution. , - Creation of a permanent easement for commercial parking on a residential parcel would require Council approval and while it fits the existing situation, commercial parking is not allowed in the LR-1 A district. - Because the two residential properties each are partially zoned commercial (on the east side of CR15), sale of the parcels to a non-marina entity would likely require a subdivision to continue the marina use on their easterly portions. - Perhaps a rezoning of the two residential parcels to B-2 should be part of the mix, but the City has in the past not wanted to allow for commercial expansion of the marina use into the residential sites except for parking purposes. � Staff cannot recommend approval of a CUP for boat club use for this marina unless/until � this issue is resolved. Issues for Discussion 1) Should a boat club CUP be issued when the number of available stalls is already slightly below the number required by code for just the marina use? 2) Is there any justification to allow parking in the 8 additional sta.11s in the triangle area east of CR15? 3) What numerical parking standards are appropriate for the boat club use? Should it be based on total boat capacity? Or simply on the number of club boats? Should there be a limit on the number of club boats? Can the proposed club use meet whatever standard Planning Commission determines is appropriate? 4) Should the CUP be issued without a resolution to the noted ownership issue? Staff Recommendation ` The CUP should only be approved if in the `conditions of approval', specified numerical standards are established by which compliance with the requirement for `adequate parking' can be measured. The numerical standards should include the number of boat club boats allowed, and the number of stalls required per boat club boat or based on overall boat club boat capacity. The CUP should only be approved if it is determined that the marina site can accommodate the proposed level of boat club use by meeting those numerical standards. The CUP should be approved only upon resolution of the separate ownership issue via legal combination,rezoning,parking easement, or some other means acceptable to the City Attorney.