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RCA Exhibit A i DETAILED PROPOSAL AND ZONING ANALYSIS 2 Boaters Outlet has been servicing and seasonally storing boats outdoors, as an interim use, along 3 the eastern side of the property since 2004; City Council Resolution 10770 approving the 4 currently-valid interim use and the basic site plan of the approved outdoor starage area are � included with this RPCA as Attachment C. Through this entire time, no complaints about s Boaters Outlet have been brought to the attention of City staff. 7 In 2004, Boaters Outlet's proposed activities were allowed as conditional uses, but an interim g ardinance (i.e., a moratorium) in effect at the time prohibited outdoor storage in all of the Twin 9 Lakes area. Since the maratorium wasn't intended to prevent this particular sort of service and � o 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 ordinance had expired and the same industrial � 2 zoning regulations were in effect, but the City Council was apprehensive about approving the � 3 service and outdoar storage as a conditional use, which is a permanent approval, in a location �4 that had the potential to be redeveloped in the near future. Once again, the interim use approval � 5 was a tool for allowing the activities to continue without the kind of permanent approval that � s could inadvertently delay redevelopment. � � In 2010, the zoning designation of the property was changed to the current CMU district, which � 8 didn't allow outdoor storage of any kind and, in 2013, the CMU regulations were amended to � 9 allow motor vehicle service and outdoar storage of "inoperable vehicles or equipment" as 2o conditional uses, but the CMU district still prohibits outdoor storage of "equipment and goods." 2� The retail sales component of Boaters Outlet's business is permitted in the CMU district 22 (although the sale of boats is not permitted) and the proposed service activity is a conditional use, 23 but boats wrapped for winter storage resemble some elements of the definitions of both 24 "inoperable vehicles" and "equipment and goods," so it is not entirely clear how the CMU 25 district would regulate the outdoor storage of the boats. Given this uncertainty, along with the 26 fact that redevelopment proposals throughout Twin Lakes are presently even more numerous 2� than they were five or ten years ago (making redevelopment of the subject property as imminent 28 now as at any time in the last decade), Planning Division staff recommends addressing the 29 application to continue servicing and storing boats as an interim use. 30 REVIEW OF INTERIM USE APPLICATION 3� An applicant seeking approval of an interim use is required to hold an open house meeting to 32 inform the surrounding property owners and other interested attendees of the proposal, to answer 33 questions, and to solicit feedback. The open house for this application was held on November 17, 34 2014; four people attended the meeting and were largely supportive in their comments. Open 35 house meeting materials, including the applicant's summary of the meeting and a follow-up 3s email from one of the attendees, is included with this RPCA as Attachment D. 3� Section 1009.03 of the City Code establishes the regulations pertaining to interim uses. 38 The purpose statement for this section indicates the following: Certain land uses might 39 not be consistent with the land uses designated in the Comprehensive Land Use Plan, and 4o they might also fail to meet all of the zoning standards established for the district within 4� which they are proposed; some such land uses may, however, be acceptable or even 42 beneficial if reviewed and provisionally approved for a limited period of time. The 43 purpose of the interim use review process is to allow the approval of interim uses on a �� case-by-case basis; approved interim uses shall have a definite end date and inay be PF09-025 RPCA 120314 Page 2 of 4