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Experts, neighbors debate whether Queen City can practically store boats after subdivision
Summary
Marina operations experts testified that the proposed five-home subdivision would make practical off-season storage and maneuvering of larger vessels difficult, while applicant counsel noted the CAF/DEP permits allow a mix of on-site, off-site and in-water storage.
Marina operations and storage logistics were a central technical dispute at the hearing. Expert witness John Mondelli, who manages multiple MarineMax locations, told the board that stacking and moving large boats (many 30–40 feet) requires more space and equipment than the plans appear to allow, arguing the proposed upland storage layout could not practically hold all boats shown on the applicant’s diagrams.
Council and the applicant’s counsel exchanged questions about whether the CAF/DEP permits and the applicant’s operations actually require all storage on-site. Counsel said the permit authorizes storage on-site, off-site, or in the water and that the applicant can meet permit conditions. Mondelli and other witnesses said many of the boats on-site are too large to be "stacked" safely, and they described operational activities (power washing, bottom painting) that would be moved closer to new homes if upland storage is converted. The factual uncertainty about where boats would be kept seasonally and how that would affect emergency access and neighborhood impacts contributed to the board’s denial.
