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If the Planning Commission recommends denial of the zone change and land <br /> • use plan amendment, the conditional use permit request becomes invalid <br /> and, therefore, should also be denied. <br /> A junkyard is defined in the Elk River Zoning Ordinance Section 900.08 as: <br /> Land or buildings where products resulting from the wrecking of <br /> automobiles and motorized recreational vehicles or other <br /> machinery is bought, sold, exchanged, stored, baled, cleaned, <br /> packed, disassembled or handled. The outdoor storage of two or <br /> more inoperative motor vehicles shall also be considered a <br /> junkyard. <br /> Mr. Charest's site falls within the definition of a junkyard. The site has been <br /> a problem, and has not been in compliance with the City Ordinance, since <br /> Mr. Charest began using the site. Mr. Charest has done grading without a <br /> permit, the site plan has not been complied with, and Mr. Charest has not <br /> cooperated with the requests in staffs letters and phone calls. <br /> In staffs opinion, granting a conditional use permit for a junkyard in this <br /> location is: <br /> 1. inconsistent with the Comprehensive Plan, <br /> 2. inconsistent with the Planning Commission and City Council efforts to <br /> • protect the quality of development along the East Highway 10 corridor, <br /> 3. inconsistent with the surrounding land uses and new development in the <br /> area, <br /> In addition, a number of performance standards, outlined in the Ordinance, <br /> have not been addressed in Mr. Charest's application. For example, Mr. <br /> Charest's application does not provide for the required trees, the required <br /> screening, curbing, building materials, etc. <br /> Recommendation <br /> Staff recommends denial of the conditional use permit to operate a junkyard <br /> based on the following findings: <br /> 1. If the zone change and land use plan amendment are not approved, this <br /> conditional use permit is a moot point. Junkyards are not allowed in the <br /> light industrial zoning district. <br /> 2. A junkyard at this location will detrimentally affect the use and <br /> enjoyment of other property in the immediate vicinity. <br /> 3. A junkyard in this location will be inconsistent with the Comprehensive <br /> Plan. <br /> 4. A junkyard will impede the development of the surrounding vacant <br /> • property. It is unlikely that a residential development would to locate <br /> S:\PLANNING\KENDRA\CU9G17.DOC <br />