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1 SUMMARY PROPOSAL AND ZONING ANALYSIS 2 Boaters Outlet has been servicing and seasonally storing boats outdoors, as an interim use, along s the eastern side of the property since 2004. In 2004, Boaters Outlet's proposed activities were 4 allowed as conditional uses, but an interim ardinance (i.e., a moratorium) in effect at the time 5 prohibited outdoor storage in all of the Twin Lakes area. Since the moratorium wasn't intended s to prevent this particular sort of service and outdoor storage in this part of the Twin Lakes area, � the interim use was a tool to accommodate the initial proposal. Then, in 2009, the interim 8 ordinance had expired and the same industrial zoning regulations were in effect, but the City 9 Council was apprehensive about approving the service and outdoor storage as a conditional use, � o which is a permanent approval, in a location that had the potential to be redeveloped in the near � � future. Once again, the interim use approval was a tool for allowing the activities to continue � 2 without the kind of permanent approval that could inadvertently delay redevelopment. � 3 In 2010, the zoning designation of the property was changed to the current CMU district, which � 4 didn't allow outdoor storage of any kind and, in 2013, the CMU regulations were amended to � 5 allow motor vehicle service and outdoor storage of "inoperable vehicles or equipment" as �6 conditional uses, but the CMU district still prohibits outdoor starage of "equipment and goods." � � The retail sales component of Boaters Outlet's business is permitted in the CMU district � 8 (although the sale of boats is not permitted) and the proposed service activity is a conditional � 9 use, but boats wrapped for winter storage resemble some elements of the definitions of both 20 "inoperable vehicles" and "equipment and goods," and would likely be considered to be outdoor 2T storage that is prohibited in the CMU district. Given this uncertainty, along with the fact that 22 redevelopment proposals throughout Twin Lakes are presently even more numerous than they 2s were five or ten years ago (making redevelopment of the subject property as imminent now as at 24 any �ime in the last decade), the interim use is the appropriate method for approving the 25 continuation of this use. 26 REVIEW OF INTERIM USE APPLICATION 2� An applicant seeking approval of an interim use is required to hold an open house meeting to 2s inform the surrounding property owners and other interested attendees of the proposal, to answer 29 questions, and to solicit feedback. The open house for this application was held on November 17, so 2014; four people attended the meeting and were largely supportive in their comments. 3� The Development Review Committee (DRC) reviewed this application at its November 13, 32 2014, meeting and the screening of the storage area was the only topic of concern. The chain link 3s fence with fabric panels does not conform to the minimum standards for screening, but it was s4 supported for Boaters Outlet because it is a temporary use on a property that has been poised for 35 redevelopment. This screening continues to be acceptable for the same reason, but the screening 36 is absent from the gate and from the small section of fence abutting the building. Fabric panels s7 should be installed in these areas to complete the screening as viewed from County Road C. And 3a since redevelopment of the surrounding properties, and the potential for new sight lines from 39 new public or semi-public locations, seems to be as much a possibility as redevelopment of the 4o subject site, the DRC recommends reguiring the remainder of the outdoor storage area to be 4� screened, consistent with the standard screening requirements for outdoor storage uses, by the 42 time redevelopment of any of the surrounding parcels has been completed. 43 PUBLIC COMMENT 44 The duly-noticed public hearing for this application was held by the Planning Commission on 45 December 3, 2014; draft minutes of the public hearing are included with this RCA as Exhibit B PF09-025 RCA 011215.doc Page 2 of 3