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Home My WebLink About2012-04-05 Planning Report TPC 3601 Thurston Avenue N, Suite 100 Anoka, MN 55303 Phone: 783.231.5840 Facsimile: 783.427.0520 TPC@PlanningCo. com PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: April 5, 2012 RE: Oak Park Heights — Stillwater Motors — Conditional Use Permit Amendment and Design Guidelines Review — 5900 Stillwater Blvd North TPC FILE: 236.02 — 12.01 BACKGROUND i Daniel Raduenz, representing Raduenz Dealership Properties LLC has made application for improvements at the Stillwater Motors dealership located at 5900 Stillwater Blvd North. The application includes requests for a Conditional Use Permit amendment and Design Guidelines review. The Conditional Use Permit amendment is requested to allow for an extension of the timeline for required improvements to the dealership. The Design Guidelines review is required to allow retrofit of the building to be consistent with the current banded image of Chevrolet. The Planning Commission addressed this application at their March 15, 2012 meeting. They did not have an issue with the extension of the timeline for the required improvements, but were in agreement that the remodel of the building to fit the Chevrolet image was not consistent with the Design Guidelines. The applicants asked for additional time to review the plans so that they could bring forward a plan that would be consistent with the Guidelines. The Planning Commission continued the public hearing and consideration of this matter to the April 12, 2012 meeting. Since that meeting, representatives of Stillwater Motors have been working on alternative designs. Please find as attached a narrative and revised designs for Planning Commission review. The Planning Commission should review these carefully to determine which best complies with the Design Guidelines. EXHIBITS The review is based upon the following submittals: Exhibit 1: Stillwater Motors Exterior Options Narrative Exhibit 2: Option 1 Exhibit 3: Option 2 Exhibit 4: Option 3 REVISED BUILDING PERSPECTIVES Ward Sessing, the project architect, has provided a narrative indicating the exterior options for Stillwater Motors listed in the order of preference: "Option 1: Original proposal as submitted. Option 2: Original proposal less any color changes to existing stucco or precast concrete panels (they remain earth tone) Metal panel colors immediately adjacent to the entry (at showroom) changed to comply with Chevrolet branding colors. Front entry remains in its current configuration (Not expanded in size or width). Change the existing silver metal panel banding to Chevrolet Blue. Option 3: Changing color of metal panels at exi entry (Not expanded in size or width) to Chevrolet Blue and change the existing silver metal panel banding to Chevrolet Blue." Please note that their first option is the original submittal that was reviewed in the Planning Report dated March 8, 2012. That option was not recommended by City Staff or favorably received by the Planning Commission at their March 15, 2012 meeting. This continues as an option that the City Staff cannot support based upon the Design Guidelines. The applicant's second choice is to replace /repaint the front entry panels in a Chevrolet Blue, maintain the canopy in silver, and replace /repaint the panels on either side of the front entry to silver. The existing stucco and precast concrete surfaces would not be painted white but would remain in the earth tone colors. Blue banding would be added over the windows along the south and east facades of the building. The applicants would keep the window framing in the current bronze color. This is an option that changes the panels to a different color. Within the Design Guidelines review of their original proposal, the most significant diversions from complying with the standards were the proposed colors and the change of building materials to surfaces that were not compliant. This proposal, while not preferable, 2 consists of changing the building materials from a compliant to non compliant color. The Planning Commission should comment. The third choice of the applicants is to replace /repaint only the front entry in the blue, maintain the canopy silver and add blue banding over the windows and along the south and east facades of the building. The windows would be retained in the current bronze color with this option. The third option is the least problematic and most compliant with the Design Guidelines. The changes would be limited to only the front entry and with limited blue color banding on the south and east facades. City Staff could support this option in that the Design Guidelines allows for some flexibility in color especially as an accent and not as a primary building color. DESIGN GUIDELINES Please find below the applicable Design Guidelines standards related to building color, materials and franchise architecture. A review of the full Design Guidelines for this project is found in the March 8, 2012 Planning Report. Architectural Guidelines. Building Materials and Colors All Districts Building Colors Building colors should accent, blend with, or complement the surroundings. Principal building colors should generally consist of neutral or muted colors with low reflectance. "Warm- toned" colors are encouraged because of their year -round appeal. No more than three principal colors should be used on a facade or individual storefront. Bright or primary colors are acceptable when determined through the design and review process to be appropriate for the site and building use. Commercial Districts Building Materials All buildings should be constructed of high - quality materials: • The primary building materials should cover at least 60 percent of the fagade. The materials must be integrally colored and may consist of brick, natural stone, precast concrete units, architectural precast concrete panels or glass. • Secondary building materials should cover no more than 30 percent of the facade and may consist of decorative block, fiber cement board, stucco or EFIS. Accent materials may be used on up to 10 percent of any of the building's facades. These materials may include door and window frames, lintels, cornices, architectural metalwork, glass block, copper flashing or similar materials. 3 • Roof materials that are acceptable include prefinished metal with a flat standing seam, untreated copper, slate and asphalt. Prohibited Materials • Unadorned, plain or painted concrete block. Unadorned, precast concrete panels. • Aluminum, vinyl, fiberglass, asphalt or fiberboard (masonite) siding. Building color wraps or neon as a building accent. Franchise Architecture Franchise establishments typically desire a specific architectural motif in order to emphasize consistency in their network and attract regular customers. In many cases, this standardized architecture conflicts with a unique regional architecture and character desired for the community. There are ways, however, of incorporating the franchise's desire signage and even some building treatments, while still encouraging the basic principles of commercial building design listed above. Franchises or national chains should follow these guidelines to create context - sensitive buildings that are sustainable and reusable. Drive - through canopies and accessory structures, when required, shall be constructed of the same materials as the primary building, with the same level of architectural quality and detailing. CONCLUSION / RECOMMENDATION Based upon the preceding review, Staff would recommend that the Planning Commission favorably consider the request for the timeline extension with the conditions listed below. Further, Staff would recommend that the Planning Commission favorably consider the Option 3 design of the building. The change is only to the entry of the building. They should also discuss Option 2 in that it is a change of color for a larger portion of the building. The color is changing as is possibly, the building material. Any change to a building surface should be to a building material that is compliant in type and color, which this is not. City Staff would recommend the Conditional Use Permit Amendment be approved with the following conditions. 1. All parking setbacks, curbs and stormwater drainage systems, in the northeast and southeast corners of the site, shall be constructed and brought into compliance with the Zoning Regulations no later than August 31, 2018. 2. All other conditions approved on July 22, 2008 by the City Council in Resolution 08 -07 -31 and recorded with the Conditional Use Permit and Variance for Raduenz Dealership Properties LLC shall remain in effect. 4 The design of the building should be approved with the following conditions: 9 9 pp g 1. The Planning Commission recommends Option dated April 5, 2012. 2. All signage shall comply with the approvals granted on July 26, 2005 with a total of 10 wall signs and no more than 655 square feet of signage. 5 EXHIBIT - 1 Stillwater Motors Exterior options (Listed in order of preference) 4.5.12 Option 1: Original proposal as submitted Option 2: Original proposal less any color changes to existing stucco or precast concrete panels (they remain earth tone) Metal panel colors immediately adjacent to the entry (at showroom) changed to comply with Chevrolet branding colors. Front entry remains in its current configuration (Not expanded in size or width). Change the existing silver metal panel banding to Chevrolet Blue. Option 3: Changing color of metal panels at existing entry (Not expanded in size or width) to Chevrolet Blue and change the existing silver metal panel banding to Chevrolet Blue. N 1 , co =C W uo d. L ' 1.. . 411.111(.11) '- , i - .1 — A ''' n V■I'll litilk ' t ll s.-, J . 1 11 asp IS ' i ilia" 1E11 .4. . w . . , ___ , IP _.... 131fN /' HJ a Pn , CHEVROLET . T. ir 114111L , , 111 ril " I rill ri - - 1 I A l i f Iiiiill ..,.., II 11111111111 ill rills, , 11118111i all 1111111111MININ MINIONNBuset 111111 —arioiwdwdm..kgait, 1111111111Noli IMMJ 1 rfi, filo iiMillil, iiii - I Wain I .1.1 N • t i..... .. I nurray. _ i 1 „.......z.........„!„-..,.... 4 _ ..... 1 1- 40.7 --,-4 __. _..... • , _ _ _ ._.......„„.. Option 2 EXHIBIT -3 . : • 1k 41Ar , : _ l kie•-•••.', ::,..-' - • 1... ; '• , — 41* .-•. .... ......, ......„,., ..,. , .• . • ,,, ie .. , . .., . .. , . , ... .. .... :r. ,•_:-.„:::., . 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