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Nugent CUP Amendment Page 2 from the City, but agreed to apply for a CUP amendment to allow the business to operate on the property. ATR Auto Repair Staff met with the owner of the motor vehicle repair business and he provided an overview of the business operations. The business has 6 employees including the owner. The business occupies 4,800 square feet using 4 service bays and office space. The business is full automotive service and repair with a majority of the business involving repairing vehicles for a wholesale automotive retailer. There are small parts of the vehicles being painted, but not enough for the building code to require a paint booth. The vehicles are either driven, picked up, or towed to the property. There are up to 25 vehicles that are stored on the property at one time, not including the employee vehicles. The vehicles are stored at the southeast comer of the property, in a portion of the area where the exterior storage is allowed by the existing CUP. The property owner leases an area to the repair business owner that can accommodate the 25 vehicles. Because a majority of the business is wholesale, most of the vehicles are not licensed when they are stored on the property. If the cars are driven off of the property, they have "in transit" plates on them that allows them to be driven to and from the repair shop legally. 3. CONTEXT: A. Surrounding Land Use and Zoning The properties to the south, west and north are zoned General Industrial (1-3) and are located in the Peloquin Industrial Park. The properties to the east are zoned Single Family Detached Residential (R-3) and is occupied by the Sweet Grass Meadows residential development. B. Natural Characteristics of Site There are no significant natural features on site. 4. ANALYSIS: A. Level of City Discretion in Decision -Making The City's discretion in approving or denying a conditional use permit is limited to whether or not the proposed application meets the standards outlined in the City's Comprehensive Land Use Regulations. If it meets these standards, the City must approve the conditional use permit. B. Conditional Use Permit The Commission and Council must review the application for a conditional use permit with the standards provided in Section 90-37 of Comprehensive Land Use Regulations. Staff used these standards to review the application and found that the request meets all applicable standards as follows: