PC item-dry stackboat storage/2001

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#2667 North Shore Marina April 13, 2001 Page 4 Although the marina has been improved and well-maintained in recent years,it still has deficiencies when compared to code requirements for a new marina: — The required landscaping areas adjacent to the lake are less than specified in the code; — The site has excessive hardcover and no stormwater management system;runoff from most of the site goes to the lagoon without any treatment;the old baffle weir in the lagoon fell into disrepair long ago; — Screening to adjacent properties in some locations should be beefed up; — Vehicular access to North Shore Drive has always been difficult due to the driveway slope and the nature of the road. Neighborhood Comments Staff has received one letter of comment from neighboring property owners,who indicate while they are pleased with the maintenance and operation of the site,they are concerned about the added auto traffic and added boats in Maxwell Bay if the dry stack lake use is expanded(see Exhibit L). Issues for Consideration 1. The site exceeds the minimum lot area and lot width standards for a marina in the B-2 zone. The site is the.largest of Orono's 5 marinas,and has the most usable area for supporting the land-base needs of its water-oriented operations. 1. In the context of this being an existing marina,staff is satisfied that the approved landscaping plan is generally being adhered to; the ongoing enhancements should continue to improve the site and bring it more into conformity with the standards that would be expected of a new marina. Planning Commission should consider whether additional specific items of landscaping should be required in conjunction with this request. 2. It appears that parking can be shown to be adequate to satisfy the B-2 requirements for the proposed level of use. A revised, updated parking plan is needed. 3. Approval of the full complement of 72 dry-stack spaces to store customer-owned boats for on-demand launching is an apparent conflict with the 1977 dry-stack agreement. The City's intent for that agreement was to limit the number of boats on the lake. However, it can be argued that times have changed, and that some factors that resulted in the Agreement have changed since that time, such as: — The property is now zoned B-2 Lakeshore Business and is a conforming use in that district; in 1977 the site was zoned residential (LR-1C-1) and the marina was nonconforming.