Loading...
HomeMy WebLinkAbout2F - PresentationAPPEAL Sherwin-Williams Paint Store Near SEC of N. Palm Canyon Drive & E. Stevens Rd. Agenda Item 2.F. Case APPL-2025-0002 May 14, 2025 PLANNING SERVICES DEPARTMENT PROPOSED PROJECT •4,012-SF Commercial Building / 0.38-Acre Site •Mixed-Use (MU) GP Land Use Designation Area •C-1 (Retail Business) Zone •Uptown District •Parking, Bike Parking, Trash Enclosure, Landscape •Use is permitted •Requires Major Development Permit & Major Architectural Review approval •Appeal pertains to the Development Permit PROJECT HISTORY 1.February 26, 2025 – 1st review. Planning Commission unanimously voted for continuation. Applicant was directed to address the following: i.A true, functional entrance is required on the North Palm Canyon Drive frontage. ii.The internal floor plan needs to be reconfigured to accommodate a functional entrance on NPCD. iii.The front/North Palm Canyon Drive elevation needs additional glazing/windows. iv.Stronger landscape treatment with layered plant materials along the North Palm Canyon Drive frontage. 2.March 25, 2025 – 2nd review. Planning Commission voted 4-3 to deny the application, citing inconsistency with the General Plan policies. 3.April 8, 2025 – Planning Commission adopted a resolution of denial. PLANNING SERVICES DEPARTMENT PLANNING COMMISSION’S REASONS FOR DENIAL 1.The proposed project is inconsistent with the intent of the General Plan: •Vacant sites in this area should be targeted for mixed-use development that would activate the site and its surrounding and would contribute to creating a stronger sense of community. •The project, considering the nature of the proposed use, context of the site, and design, does not adequately demonstrate active engagement with North Palm Canyon Drive. PLANNING SERVICES DEPARTMENT APPELLANT’S REASONS FOR FILING THE APPEAL 1.Appellant disagrees with the Planning Commission’s interpretation of the intent of the General Plan Mixed- Use land use designation area and its determination that the proposed project is inconsistent with the intent of the General Plan. Language from the 2007 General Plan was used to render the decision instead of the 2040 General Plan. 2.The General Plan inconsistency issue was never discussed at the initial meeting; the applicant was given direction to address unrelated issues. The plans were revised to address the concerns; however, the project was later denied based on the General Plan inconsistency issue. 3.Only half of the Commissioners who voted for denial raised concern relating to the General Plan. The other two voted for denial due to reasons relating to design. 4.Adopted resolution of denial includes information that was not discussed at the meeting. PLANNING SERVICES DEPARTMENT RESPONSES BY STAFF 1.The referenced language of the 2007 General Plan remains in the 2040 General Plan. 2.While two Commissioners who voted for denial did not expressly discuss the General Plan inconsistency issue, all four members ultimately voted for the motion of denial. 3.While the draft resolution of denial did include findings that were not made by the Commission, they were ultimately omitted in the final resolution that was adopted by the Commission. The final resolution reflects the PC’s discussion and motion for denial. PLANNING SERVICES DEPARTMENT FLOOR PLAN BEFORE PROPOSED PROPOSED REVISION For Consideration by the City Council Palm Canyon Dr. Retail Area SITE PLAN BEFORE PROPOSED PROPOSED REVISION For Consideration by the City Council PERSPECTIVES BEFORE PROPOSED PROPOSED REVISION For Consideration by the City Council RECOMMENDATION The City Council to adopt one of the following resolutions to: 1.Deny the appeal and uphold the Planning Commission’s decision; or 2.Overturn the Planning Commission’s decision to deny the application, DP-2024- 0009. PLANNING SERVICES DEPARTMENT APPEAL Sherwin-Williams Paint Store Near SEC of N. Palm Canyon Drive & E. Stevens Rd. Agenda Item 2.F. Case APPL-2025-0002 May 14, 2025 PLANNING SERVICES DEPARTMENT