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The elevation drawings and written narrative detailing the proposal is included with this report 44 as Attachment C. 45 VA ARIANCENALYSIS 46 RV: Section 1009.04C of the City Code establishes 47 EVIEW OF ARIANCE APPROVAL REQUIREMENTS a mandate that the Variance Board make five specific findings about a variance request as a 48 prerequisite for approving the variance.In the case of North American Banking, the proposal 49 requires a variance from §1005.02.F (Materials) of the Roseville Zoning Ordinance. 50 Specifically, the Code allows pre-finished metal, cor-ten steel, copper, premium grade wood 51 with mitered outside corners (e.g., cedar, redwood, and fir), or fiber cement board to be used as 52 an accent material comprising no more than 10% of an elevation. The North American Banking 53 proposal seeks to utilize architectural metal panels that would comprise 61% of the north exterior 54 elevation, 24% of the west exterior elevation, 23% of the east exterior elevation, and 14% of the 55 south exterior elevation. Planning Division staff has reviewed the application and offers the 56 following draft findings. 57 a. The proposal is consistent with the Comprehensive Plan. Planning Division staff finds 58 that the proposed development is generally consistent with the Comprehensive Plan 59 (Commercial Goals and Policies) in that it represents continuing investment in an 60 existing commercial property, achieves efficient use of the land, and enhances the 61 creative quality to ensure the aesthetic character. The proposal also achieves a number of 62 the General Land Use Goals and Policies identified in Chapter 4 of the Roseville 2030 63 Comprehensive Plan. 64 b. The proposal is in harmony with the purposes and intent of the zoning ordinances. 65 Planning Division staff believes that the proposal is consistent with the intent of the 66 zoning ordinances because the building is creatively designed (uniqueness of the concrete 67 exterior and the challenges in finding a suitable material, both in product and cost) with 68 the required Design Standards except for the deviation in desired percentages of metal 69 building materials. Such substantial reinvestment is the basis of the current Zoning 70 Ordinance. 71 c. The proposal puts the subject property to use in a reasonable manner. Planning Division 72 staff believes that the proposal makes reasonable use of the subject property, but more 73 importantly, the building is designed in a reasonable manner with an exterior that takes 74 into account aesthetics and slight material variation. The proposal seeks to utilize the 75 existing brick exterior and eliminate (cover up) the 1965 concrete. To achieve this, the 76 architect has selected to integrate metal panels at various percentages throughout the 77 exterior to create continuity and aesthetic enhancements. §1005.02.F (Materials) could 78 be seen as unreasonable in its limitation on allowable materials, which can compromise 79 the ability to use a broad range of materials to address unique design elements, add 80 creative architectural details, and achieve cost effectiveness. 81 d. There are unique circumstances to the property which were not created by the 82 landowner.Planning Division staff believes that the unique circumstances that justify the 83 approval of the requested variances in this case relates to the uniqueness of the ribbed 84 concrete exterior on the north side of the building and the limited options available of 85 suitable and cost effective materials that can be used to cover up concrete. There is also 86 the visual aspect of any remodel, which in this case addresses the public realm very well. 87 PF15-013_RVBA_070115 Page 3 of 5