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Analysis <br />The applicants suggest that their particular manner of use is most <br />appropriate for service commercial areas such as the Rice Street <br />area. The traditional objection to auto body repair facilities has <br />been over issues of noise, odors from painting, and outdoor <br />storage, often associated with salvage yards. Therefore, in <br />considering the proposal to allow auto body operations in the B -3 <br />zoning district, careful consideration must be given to performance <br />standards or conditions for allowing such uses. <br />Our office conducted a survey of various cities' regulation of auto <br />body shops, each city currently has an ABRA Auto Body shop within <br />its jurisdiction. The following are the results: <br />City <br />Apple Valley <br />Bloomington <br />Eagan <br />Maplewood <br />Zoning District(s) <br />Accommodating Use Comments <br />GB, General Business CUP needed for <br />(Permitted Use) <br />B -3, General Business <br />(Permitted Use) <br />I -1, Limited Industrial <br />(Permitted Use) <br />B -C, Business Commercial <br />(Conditional Use) conditions <br />outdoor storage <br />Body shops "estimate <br />center" allowed in <br />commercial district <br />See attached for <br />BCM, Business Commercial- Modified <br />(Conditional Use) <br />M -1, Light Manufacturing <br />(Conditional Use) <br />As shown above, the handling of auto body shops varies <br />significantly in the surveyed communities. Three of the four <br />surveyed communities accommodate such uses in their commercial <br />zoning districts. Only the City of Eagan specifically prohibits <br />auto body shops in commercial zoning districts. Of those cities <br />which allow auto body shops in commercial zoning districts, only <br />the City of Maplewood require a conditional use permit. <br />Based on our investigation, it would appear that auto body shops <br />may be an appropriate use within the City's B -3 District provided <br />ample protections are imposed to minimize nuisance characteristics. <br />If a particular auto body shop cannot satisfy such conditions of <br />use approval, it should be a clear signal that the use is not <br />appropriate within a commercial zoning district. <br />2 <br />Page 25 <br />