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._ ' ,� <br /> FILE#13-3589 <br /> 15 Jan 2013 <br /> Page 2 of 9 <br /> Background <br /> Crystal Bay Business Center was platted in 2007.JEM Technical Marketing(JEM) is a <br /> manufacturer of high performance hydraulic,electro-hydraulic, and pneumatic cartridge valves, <br /> previously based in three buildings in Long Lake and recently outgrew their existing facilities. <br /> . JEM purchased and occupied the building at 550 Old Crystal Bay Road in 2011-12. They recently <br /> purchased the existing metal building at 450 Old Crystal Bay Road N in order to relocate their <br /> machine shop operations. JEM now requests industrial site plan approval in order to continue <br /> improving the site's parking areas,construct an addition and modifications to the existing <br /> building. The site plan approval includes a conditional use permit for deferment of the number <br /> of required parking stalls with a variance due to location and a setback variance for the <br /> proposed parking area to the building. <br /> Crystal Bay Business Center History <br /> Crystal Bay Business Center was platted by Ryan Companies in 2007,creating an east west <br /> corridor for future Orono Industrial Boulevard.The plat created one new industrial building lot <br /> south of the road corridor and three lots north of that corridor. Of these three lots,the two <br /> abutting Old Crystal Bay Road (addressed 450 and 550)were initially platted approximately <br /> equal in size,the northerly of the two (550) being vacant,with 450 containing an existing <br /> warehouse building. The intent was to remove the existing warehouse building at 450 and <br /> construct two new nearly-identical office-warehouse buildings on these two sites. <br /> Ryan constructed the first new building, at 550. It sat empty for a few years.JEM then entered <br /> into an agreement to purchase 550, concurrently working with Ryan and the City to re-plat 450 <br /> and 550, making 550 longer(and 450 shorter)with the intent to expand the building at 550 <br /> southward. This left 450 with a lot that was substandard in area to support the amount of <br /> parking required by code for the existing old warehouse building(as well as a few other code <br /> requirements?); but the intent was still that this old building would be removed,and a new <br /> smaller building eventually be constructed meeting all City requirements. <br /> After gaining City approvals for its expansion of 550,JEM later determined that the expansion <br /> was not financially feasible. However,JEM also concluded that the existing old warehouse at <br /> 450 would serve their space needs if renovated. In December 2012,the City Council approved a <br /> conditional use permit authorizing JEM to use alternative exterior finish materials to improve <br /> the building and continue the existing color scheme for the Crystal Bay Business Center. <br /> The renovation of the existing building at 450,on what is now a lot that is too small to allow all <br /> code requirements to be met,only makes sense in the context of JEM's ownership of both sites, <br /> and the sharing of parking,etc.that makes this industrial campus function. <br /> SITE PLAN ANALYSIS <br /> Comprehensive Plan Desi�nation: Industrial <br /> Zonin : "I" Industrial District <br /> Use Conformitv: The proposed use is manufacturing and marketing a product. Section 78-822, <br /> the list of"I" District Permitted Uses, includes"3. Manufacturing or assembly of a wide variety <br />