Michael Henderson, representing Link Logistics Real Estate has applied for a variance to allow three existing color integral pre-cast concrete panel buildings to be painted. The applicant has submitted a letter along with building elevations showing the proposed paint schemes of the different buildings (see attached narrative). 

The City Council prohibited painted pre-cast concrete panels as a permitted building material in the Industrial and Business Park zones in 2019 as part of an update to the construction materials and design requirements. The update in 2019 was in response to the community survey noting concerns about the appearance of buildings in the community and due to the fading and condition of many recently constructed painted pre-cast panel industrial buildings. The updated updated construction materials standards encourage construction of buildings out of several different color integral materials with unique designs, textures and variations.

The applicant is proposing to paint all three buildings gray. There are currently several existing gray painted pre-cast buildings in the area that were constructed prior to the City Code prohibiting painted pre-cast panels in the Business Park and Heavy Industry zone. Painting an additional three large buildings gray will decrease the amount of architectural variation and require additional painting of the buildings in the future. The changes to the materials standards were intended to encourage variation and use of durable materials on the largest and most visible buildings in the community. 

The Cameron's Coffee and RR Donnelley buildings are directly adjacent to US Highway 169 with the most visible elevation facing south toward the highway and the largest amount of direct sunlight, which accelerates the damage to paint. The Shutterfly building was built in 2014 and already shows large amounts of fading. The Bayer Crop Science building was recently painted for the third time since the building was constructed in 2014. 

The applicant mentions cracking of the buildings as a concern and using paint as a way to seal the existing cracks. Color integral buildings are able to be maintained without paint and it is expected that the paint will also crack, as paint is not an elastic material.

Staff recommends denial of the variance request because the variance request does not meet the variance criteria in City Code / State Statute, specifically the criteria listed below. Findings relating to the criteria are in the attached resolution. 

• Alteration of the essential character of the locality.
• The circumstances were not created by the land owner
• The plight of the landowner is due to circumstances unique to the property
• The variance as requested will be in harmony with the general purposes and intent of the chapter.