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• are currently not allowed in the light industrial zone, but are a conditional <br /> use in the highway commercial (C-3) zoning district. <br /> Car sales are not typically considered an industrial use. Car sales are <br /> customer oriented with good highway visibility required, and are more <br /> appropriate in a highway commercial zoning district. <br /> Due to the limited supply of light industrial land within the city, it seems <br /> inappropriate to allow industrial land to be developed for a commercial type <br /> use. Elk River has a fair amount of commercial land available for <br /> development, and it seems appropriate to locate new and/or used auto sales <br /> in a commercial district. <br /> However, the auto broker portion of Mr. Penske's business can be conducted <br /> in the light industrial zone as a permitted office use. The office aspect of the <br /> business is a permitted use, but the outdoor display required for auto sales is <br /> not an appropriate use in the light industrial zone. Staff would be concerned <br /> that by allowing car sales (open sales lot) in the industrial zone other similar <br /> uses may wish to be included in the industrial district. <br /> Comprehensive Plan <br /> According to the 1995 Comprehensive Plan, the highway commercial district <br /> is designed for retail and commercial businesses, quasi-industrial and <br /> wholesale enterprises that do not need an industrial setting and have <br /> considerable customer contact. Auto sales clearly fall into this category. <br /> The Comprehensive Plan also states that uses in the light industrial zone <br /> should be compatible with each other and surrounding land uses. Other light <br /> industrial uses are light manufacturing, research laboratories, enclosed <br /> storage and warehousing, and offices. Truck terminals, kennels, airports, <br /> rendering plants and similar uses are conditional uses in the light industrial <br /> zoning district. Auto sales and open sales lots do not fit with these types of <br /> uses. <br /> Recommendation <br /> Staff recommends denial of the ordinance amendment request to allow auto <br /> sales as a permitted or conditional use in the light industrial (I-1) zoning <br /> district. <br /> • <br /> S:APLANNING AKENDRAAOA9G-12.DOC <br />