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While this ordinance amendment request was triggered by Mr. Penske's <br />request for a specific property, it affects all property in the light industrial <br />zone and all vehicle sales lots. The ordinance amendment before you this <br />evening is a request to allow auto sales in the light industrial zone. <br /> <br />Analysis <br /> <br />The light industrial (I-1) zoning district is intended to serve as a transition <br />between more industrial uses and residential or business uses. Auto sales <br />are currently not allowed in the light industrial zone, but are a conditional <br />use in the highway commercial (C-3) zoning district. <br /> <br />Car sales are not typically considered an industrial use. Car sales are <br />customer oriented and are more appropriate in a highway commercial zoning <br />district. Industrial zones generally have more heavy truck traffic, noise and <br />odor than commercial zoning districts; and therefore, are not generally <br />conducive to high-quality, customer-oriented commercial uses. <br /> <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. Although this ordinance amendment request was <br />triggered by Mr. Penske's request; it is important to remember that by <br />amending the ordinance, auto sales would be allowed in any light industrial <br />(I1) zoning district. <br /> <br />Most of the aspects of Mr. Penske's business plan would be allowed in the <br />light industrial (I1) zoning district. The office use portions of the business <br />are allowed in the light industrial zone, and the vehicle repair part of the <br />business is a conditional use in the light industrial district. However, the <br />outdoor display required for auto sales is not an allowable use in the light <br />industrial zone. Staff suggested to Mr. Penske that, as part of his conditional <br />use permit to do vehicle repairs in the light industrial zone, staff could <br />address a limited amount of vehicle sales in an area behind the building that <br />would not resemble a car lot. However, Mr. Penske has indicated that auto <br />sales are intended to be the main part of his business, and this compromise <br />does not satisfy his display needs. <br /> <br />Staff would be concerned that if car sales (open sales lot) are allowed in the <br />industrial zone, other similar uses may wish to be included in the industrial <br />district. Furthermore, the industrial zoned property along east Highway 10 <br />would become possible locations for auto sales and other open sales lots <br />moving out from other communities. <br /> <br />S:\PLANNING\KENDRA\OA96-12.DOC <br /> <br /> <br />