05-20-2013 Planning Commission Packet

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#11-3501 YourBoatClub LLC Apri17,2011 Page 7 � Additional Site Factors The original approvals for redevelopment of this site in 1989 required establishment of rock beds at the lakeward end of the two main parking areas for trapping sediment and debris from the site. These fixtures are still in place but in poor condition and need to be cleaned out and rebuilt to continue to be effective. Additionally, one parking stall near the main building entrance was required to be established for handicap use. Signage and/or markings formerly in place are now missing; the handicap stall needs to be re-established in the paved parking area. Signage for the various uses will continue to be lunited to that allowed by City Code for a � commercial site. Site lighting has been a concern to residents in the nearby Orono Lane neighborhood in past years. The property owner should work with staff to ensure that lighting on land and on the docks is shielded to avoid future concerns. Staff Recommendation Staff finds that while the applicant has met the Planning Commission's goal for sufficient parking on the property based on the general marina parking requirements, Council should consider whether there is a need for separate objective parking standards for "boat clubs" as a conditional use. It remains staff's opinion that the CUP should only be approved if it contains some numerical standards by which compliance with the requirement for `adequate parking' can � be measured, and if the proposed use can be shown to meet those standards. Such standards could include, for instance, a limit on the number or percentage of slips devoted to boat club use. Applicant has indicated he cannot accurately predict the future level of boat club use and would not want to be limited. Further, while staff has promoted a boat club use parking requirement of significantly more than 0.6 parking stalls per boat club slip, or some number based on the capacity of all boats devoted to club use,that concept was not embraced by the Planning Commission. However, without such limits the conditional use permit provides the properly owner a permanent right to operate a boat club with no objective basis to later `rein it in' should the use become a problem in the future. It should be noted that increasing the incremental parking requirement for this boat club use will likely result in limitations on the � level of that use at this site. Additionally, staff believes that certain�of the operating procedures the applicant has described in his submittals may be critical in ensuring that the additional activity likely to be caused by a boat club use will be appropriately managed to increase public safety and avoid traffic congestion. These conditions have been incorporated into the draft Resolution. Finally, the CUP should be approved only upon resolution of the separate ownership issue subject to approval of the City Attorney. Applicant has provided an easement that permanently establishes the right to use 1440 and 1442 Shoreline Drive for parking to serve the commercial