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2007 12 11 PC Minutes MINUTES PLANNING COMMISSION MEETING A regular meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, CA December 11, 2007 7:00 P.M. I. CALL TO ORDER A. This meeting of the Planning Commission was called to order at 7:00 p.m. by Chairman Alderson who asked Commissioner Wilkinson to lead the flag salute. B. Present: Commissioners Katie Barrows, Paul Quill, Robert Wilkinson, and Chairman Ed Alderson. It was moved and seconded by Commissioners Barrows/Quill to excuse Commissioner Engle. Unanimously approved. C. Staff present: Planning Director Les Johnson, Assistant City Attorney Michael Houston, Planning Manager David Sawyer, Principal Engineer Ed Wimmer, Principal Planners Stan Sawa, and Andrew Mogensen, Associate Planner Jay Wuu, Assistant Planner Eric Ceja, and Management Assistant Betty Sawyer. II. PUBLIC COMMENT: None. III. PRESENTATION: Chairman Alderson introduced Mayor Don Adolph, Mayor Pro Tem Stan Sniff, and Council Member Tom Kirk who presented former Planning Commissioner Rick Daniels with a plaque in recognition of his time served on the Commission. Mr. Daniels thanked the Mayor, Council Members, and Commissioners for the time he had the pleasure and honor to work with them on the various projects in the City. La Quinta is the model he is using in his new position as City Manager for the City of Desert Hot Springs. IV. CONFIRMATION OF THE AGENDA: Confirmed. V. CONSENT ITEMS: A. Chairman Alderson asked if there were any changes to the Minutes of November 13, 2007. There being none, it was moved and seconded by Commissioners Barrows/Wilkinson to approve the minutes as submitted. Unanimously approved. VI. PUBLIC HEARINGS: C:\Documents and Settings\cwalker\Local Settings\Temporary Internet File~OLK5B\12-11-07 .doc Planning Commission Minutes December 11, 2007 A. Site Development Permit 2007-895; a request of K. Hovananian Homes for consideration of architectural and landscaping plans for three prototypical residential plans for use in Tract 30092 (piazza Serena) located at the northwest corner of Monroe Street and Avenue 58. 1 . Chairman Alderson opened the public hearing and asked for the staff report. Principal Planner Stan Sawa presented the information contained in the staff report, a copy of which is on file in the Planning Department. Staff reviewed the changes the applicant had agreed to, based on the issues raised at the last meeting. 2. Chairman Alderson asked if there were any questions of staff. Commissioner Wilkinson asked the status of the retention basin. Principal Engineer Ed Wimmer explained the applicant has entered into a Subdivision Improvement Agreement that is due to expire on September 3, 2008. If the applicant has not completed all the improvements, the City Council could find the developer in breach of the contract, which could be a very severe problem for the applicant. 3. Commissioner Quill asked if there was a recorded Imperial Irrigation District (liD) easement for the new location of the power lines along Avenue 58. Planning Director Les Johnson stated there is an easement along the western property line that was recorded with the tract that does allow encroachment within that easement which includes the corner crossing. With regard to Avenue 58 in its entirety there is not an easement as the lines are located outside the subject properties. Based on the information provided it shows it to be within the right-of-way with the exception of Lot 52. Staff based this information on the final map. Principal Engineer Ed Wimmer added he met with liD's real estate representative and he mentioned what had just been described, but there is a CVWD easement along Avenue 58 and liD has authority to use the CVWD easement. It will take a title report to make the final determination. 4. Commissioner Quill asked if this map was a phased tentative map. Staff stated that in the strictest term based on the Subdivision Map Act it is not, but in La Quinta we do allow builders to build in phases. Commissioner Quill asked if they have a final recorded map approval. Staff stated yes, but the bonds have not been accepted by the City Council. Anything not included in the final 2 Planning Commission Minutes December 11, 2007 map must be included in the Subdivision Improvement Agreement (SIA). Commissioner Quill stated that in respect to the remainder of this tract, the Commission will be reviewing a new landscaping ordinance, would the new units be required to be subject to the new ordinance? Planning Director Les Johnson stated they would be required to meet the new CVWD requirements. 5. Chairman Alderson clarified the palm trees to be removed are on the south side. Regardless of the phasing, the original 30 homes are approved, but the overall approval of the entire project is still bonded and will be in affect until the project is completed. Planning Director Les Johnson stated the bonding as it relates to the SIA would be in effect until all the improvements, as defined in the SIA, are fulfilled. That could be prior to all the homes being constructed. Principal Engineer Ed Wimmer further stated the developer when he completes some of the facilities can ask for a reduction in the bonds in accordance with what he has completed. Chairman Alderson asked if the grades for the entire site were adequate in regard to drainage and the retention basin. Were the grading plans reviewed in the normal procedure? Staff stated the improvement plans would be reviewed and signed by the City Engineer at the time the plans are completed. Planning Director Les Johnson stated that in addition the pad elevations identified through the tentative process would have to be adhered to as they came through the process to complete the map. 6. Commissioner Quill stated that when he was constructing tracts they never had to pull permits for drywells. They would hire a company who would do this. Therefore, he had never relied on the City to tell him how to drain a retention basin. Is there any restriction on this developer, since the drainage systems will be HOA owned? Staff stated it would normally be a part of the SIA and since the City Council has not accepted any on or off site improvements, typically that type of facility would be a part of the SIA. Therefore, the City would have to sign off that it is constructed and operating properly before the HOA would assume responsibility. This is an obligation on the developer to see that this is true. Chairman Quill asked if the developer could build a plan without City approval. Staff stated that since it is part of the Subdivision Agreement it would have to be built in accordance with City standards until the City has accepted the plans. 3 Planning Commission Minutes December 11, 2007 7. There being no further questions of the staff, Chairman Alderson asked if the applicant would like to address the Commission. Mr. Steve Chaparro, representing K. Hovananian Homes, stated the concerns have been discussed and will be resolved. The second story decks were not in the best interest of the developer and have been deleted from the plans. As to the street maintenance, they have addressed and changed the date to see that the street is maintained and will have a staff member on site every Friday to see that it is maintained. The street capping will be completed in front of all homes that are completed. The retention basins were built and constructed to the City's requirements. They did have City inspectors there on-site during their installation and they do know they are ultimately accountable to see that they are functioning. What they have now is a multi-year contract for a contractor to pump out and clean the sand filter and see that it is being properly maintained. For the last seven days they have been pumping the basin to have a short term resolution. They will have one consultant who is reviewing the design and installation and hope by mid-January to have a plan that will resolve the drainage problems. This will include drainage from the individual homes as well as off-site drainage. The other landscaping issues raised at the last meeting have been identified and they are working to resolve all those issues. In regard to the palm trees, they did intend to take care of the west wall. He was not aware of the trees on the south end. The trees that are there now were approved by the City and liD told them the trees were too tall and they installed the smaller palm trees. They verified with them before the meeting that the trees do meet they specifications. Therefore, they do object to Condition No. 11 and would rather have it subject to liD approval. He asked if the City could extend their Subdivision Agreement if they are working toward meeting their concerns. Principal Engineer Ed Wimmer stated the SIA are entered into with the City Council and the only way they can be extended is by way of a letter requesting the extension by the developer and the matter would be brought before the Council for their consideration. 8. Commissioner Quill asked if there was an easement being granted to liD along Avenue 58 by CVWD. Mr. Chaparro stated he is not aware of an actual liD easement. Commissioner Quill stated the curb and gutter goes well past the liD offices on Avenue 58. liD does have substantial mounding creating a lot of run-off and they do not have a catch basin to retain their run-off on the east; does 4 Planning Commission Minutes December 11, 2007 this mean their run-off is to be handled by this tract. Staff stated they were unaware and would need to be research the matter. Commissioner Quill stated normally a project is required to retain 50% on the water on their site out to the crown adjacent and in front of your project unless there is some other condition requiring you to retain water that is upstream of your project. Principal Engineer Ed Wimmer stated not entirely. If the property is located in a sump area, a local low area, then they would accept water from other areas. Typically, a tract is required to accept 50% of the street it abuts. Staff will do further research in regard to this issue. Mr. Chaparro stated they are accepting the water run-off from liD and more than 50% from that intersection and it was designed that way. Commissioner Quill stated he did note some improvement in some of the issues raised at the last meeting, but there still remains a significant amount of disregard to the landscaping. Mr. Chaparro stated he has directed his staff to compile a list of all the improvements that need to be done and they will see that it is resolved. Commissioner Quill asked if they have a "White Report" from the Department of Real Estate on the balance of the lots. Mr. Chaparro stated they have White Reports on all lots. Commissioner Quill stated they are therefore paying 100% of the HOA dues for all the lots that are not sold and therefore, there are ample funds to see that the landscaping is completed. Mr. Chaparro stated that is true. 9. Chairman Alderson stated that means there should be ample funds to complete the work. Mr. Chaparro stated his is unable to address the financial standing of the HOA, but there are certain items that are the financial responsibility of the developer to complete before turning it over to the HOA. Chairman Alderson asked about the trees to be removed. Mr. Chaparro stated the palm trees on the west side of the property is what Mr. Crandall understood would be removed. Staff referred to the trees on the south and the removal of the trees on Avenue 58 is what they are objecting. Chairman Alderson asked staff's concern was that the trees on the south side may grow fast enough to be of a concern to liD. Staff stated the trees will mature in height and could be a maintenance issue, but if liD is accepting it, staff does not have a concern. Staff, however, is concerned that the trees are within five feet of the power lines and could be a concern within five to seven years. Mr. Chaparro stated they have had discussions with liD and they have verbally stated they accept the trees as they are and will provide them with written confirmation. 5 Planning Commission Minutes December 11, 2007 10. Chairman Alderson stated the basin at the corner is the issue and appears to be an engineering problem that needs to be resolved. Mr. Chaparro introduced Darren Baldwin, Vice President of Land Development, stated the basins are designed as retention/detention basins. The design is adequate if the amount of water going into it is adequate. If you take the amount of water that is in the basin, plus the amount of water that is draining into the basin from the standpipes coming down Avenue 58.will always create the additional water and was not part of the original calculation. Chairman Alderson asked if there were any drainage structures or drywells installed in the basin. Mr. Baldwin stated there are sand filter boxes with a leach line. There will always be a certain amount of water in the basin as all times. The percolation time is the problem. The leach lines are saturated so the leach lines are half what they should be. Chairman Alderson stated they will be adding 60 houses which will add to the drainage, how is this going to be resolved. Mr. Baldwin stated they have hired consultants to resolve the problem and went on to explain the process that should resolve the problem. 11 . Commissioner Quill stated the solution they are working on will solve the problem and if their intent is to do this at both the retention basins, it should solve the problem. 12. Chairman Alderson asked if there was any public comment. Mr. Brett Picano, 57-810 Residenza Court, stated he appreciates the Commission's efforts to address their landscaping issues. His issue is that they have been trying to get the developer to address this problem since last December. They still have curbs torn up in areas where the street is capped as well as pot holes. His additional concern is the proposed parking lot for the models being constructed behind his home. 13. Mr. Mark Yucollo, 81-769 EI Seranada, asked who approved the location of the power poles and the landscaping directly under them. He has spoken with liD staff and have found no one who agrees with putting trees under power poles. Staff stated the landscaping review was approved by the Architecture and Landscape Review Committee and Planning Commission in 2004. In regard to how the landscaping plan disagrees with the utility lines, staff is not aware of how it was presented to liD and approved by the City. Staff does believe it is an issue, but it is before the Commission for their determination. 6 Planning Commission Minutes December 11, 2007 14. Commissioner Quill stated he believes this is an issue between the HOA and liD. He would like to know if liD does or does not have an easement in this location. He does not believe anyone at liD would approve trees being planted under power lines of this size. Mr. Yucollo stated he constructed his swimming pool to the City's specifications and received his approvals. Subsequently, they have been shocked while using the pool. They have had discussions with liD and inspections have been done by liD, but it is still not resolved. 15. Mr. Jessie Frenza, 57-770 Residenza Court, stated his biggest issue is not only the retention basin, but that there should have been a geotechnical report required at the beginning before the tract was built to have revealed the clay issue and found that they have a saturation problem. Perhaps they as homeowners should be able to review the plans and find a solution. There has been plenty of time to resolve these problems and the developer is just now starting to resolve the problems. 16. Mr. John Gillette, Residenza Court, stated he works for a real estate company and he is ashamed of this tract. He goes through several developments selling units and does not find any of these tracts maintained in this manner. They are well groomed and are beautiful. He is ashamed of the condition of their community. 17. Ms. Amelia Frenza, 57-770 Residenza Court, stated she attends all the HOA meetings and this developer has never tried to solve any of these problems until now. They were told they were trying to resolve some of the issues but it would probably be passed on to the HOA. When the trees reach the height of the power poles, who will have the expense of removing the trees. 18. Commissioner Quill stated that typically the power company will come over and cut the top of the tree off and leave a stump for the HOA to deal with. 19. There being no public comment, the public hearing was closed and open for Commission discussion. 20. Commissioner Barrows suggested Condition No. 12 which addresses the dead plant material being replaced she suggested this condition be enhanced to address some of the issues raised at this meeting. She asked staff if there was a condition that the 7 Planning Commission Minutes December 11, 2007 street and retention basin improvements will be completed. Staff stated Condition No.5, as well as the Subdivision Improvement Agreement requirements will ensure the improvements are completed prior to a final map being approved. 21. Commissioner Wilkinson stated his concerns are with the retention basin and as he understands it their studies will hopefully find a solution. How you address standpipe run-off that has been there for years, should have been considered when the basin was designed. In regard to the liD power lines, is there an easement that addresses the angle where the line crosses the property line. Staff stated there is no definitive easement that shows the angle. In looking at the street improvement plans the lines did exist, but were further to the east and there was some encroachment into this lot. Historically, it appears the line was there, but it is not for certain it was this exact location. Commissioner Wilkinson stated the power lines go directly over the homeowner's pool. It seems there should be a Building Code prohibiting a power line from going over a pool. Staff stated they are unaware of any Building Code, but there are no Zoning Codes that prevent it. 22. Chairman Alderson reopened the public hearing to allow the applicant to answer Commission questions. Mr. Chaparro stated it was their intention to release the drainage water onto the lots. It was draining into the streets and they did inform their staff to stop and pump the water onto the lots to keep it off the street. What they have to do is pump the water so it does not drain into the street. 23. Commissioner Wilkinson stated he was out there late in the afternoon and the water was still running into the street. Mr. Chaparro stated the pumping was stopped, but they were to have crews there to continue with the clean up. Commissioner Wilkinson stated no one was there when he went by at 4:30 p.m. 24. Commissioner Quill stated the study will determine what needs to be done to resolve this drainage problem, but the HOA snould not be paying for this. Mr. Chaparro stated K. Hovnanian will be paying for the design and construction as well as the maintenance until such time as it is turned over to the HOA and this will not happen until the City accepts the SIA. 8 Planning Commission Minutes December 11, 2007 25. Chairman Alderson asked who they spoke with at liD. Mr. Chaparro stated they spoke with Carlos Partida, the 110 project manager for this project. Chairman Alderson asked if there was any way for the City to monitor negotiations between the developer and liD without the City taking any responsibility of the problem. Staff stated they could attend a meeting, but it is an issue between 110 and the HOA. Staff can request a letter of confirmation from liD in regard to the issue. In regard to the landscaping, staff will be following up to see that the conditions are met. 26. Chairman Alderson closed the public hearing and reopened the Commissioner discussion. 27. Commissioner Quill stated the palm trees issue is between the HOA and 110. The retention basins and landscaping are large issues, but to him K. Hovnanian has shown that they are unable to build a product worthy of La Quinta and taking care of the homeowners. If the City does not hold off on this approval until the issues are resolved, this developer cannot be held responsible to resolve the problems at this project. He would like this to be his motion. 28. Commissioner Barrows stated she would be willing to second this motion. 29. Chairman Alderson stated his objection is not as strong. What is before the Commission is the architectural design for the new units. However, the builder has not done what they should have done. Some of these issues are the responsibility of the HOA. There are two key things to be done before he could support the project. One is a letter from 110 about the voltage problem and the other is the retention basin. The applicant has stated they should resolve this by mid-January and he does not see how this could be done. They have till September of 2008 which is the time frame for the bonds. He was going to condition this to have the issues resolved before any building permits could be issued, but if they aren't going forward it becomes a mute point; therefore he supports Commissioner Quill's motion. In regard to the architectural and landscaping plans being presented he has no objection. It is a nice project with some problems. 9 Planning Commission Minutes December 11, 2007 30. There being no further discussion, it was moved and seconded by Commissioners Quill/Barrows to continue this project to January 22, 2008 to allow the applicant time to address the items listed below: a. The retention basin solution needs to be determined approved, and implemented and subsequent landscaping to the basins. b. The landscaping overhauled including repairs to all dead material as well as new decomposed granite, weeding of the entire area, replacement of all irrigation material, over seeding the existing turf, and replacement of all dead trees and shrubs. c. Some discussion or resolution to the power problem be brought back after a discussion has taken place between 110 and K. Hovnanian. d. Some discussion in regard to the existing 110 easements with respect to the power lines. e. The entire cost associates with these improvements will not be born by the HOA dues, but by K. Hovnanian. f. Project will be subject to any new landscape or water regulations. Unanimously approved. B. Site Development Permit 2007-896; a request of Coachella Valley Recreation and Park District (CVRPD) for consideration of Phase 1 development plans (Passive Public Park, Trails, and Interpretive Center) for the "Coral Mountain Discovery Park to be located at the southeast quadrant of Jefferson Street and Avenue 58. 1 . Chairman Alderson opened the public hearing and asked for the staff report. Principal Planner Stan Saw a explained staff the .applicant was requesting a continuance to allow them time to review the conditions of approval. 2. There being no questions of staff, it was moved and seconded by Commissioners Barrows/Quill to continue Site Development Permit 2007-896 to January 8, 2008. Unanimously approved. C. Conditional Use Permit 2007-110; a request of Code Murphy, LLC for consideration of a Conditional Use Permit for the non-site overnight storage of a blood collection vehicle for the Blood Bank of San Bernardino 10 Planning Commission Minutes December 11, 2007 and Riverside County for the property located at 79-215 Corporate Centre Drive; the southeast corner of Corporate Centre Drive and Commerce Court. 1. Chairman Alderson opened the public hearing and asked for the staff report. Associate Planner Jay Wuu presented the information contained in the staff report, a copy of which is on file in the Planning Department. 2. Chairman Alderson asked if there were any questions of staff. There being no questions of the staff, Chairman Alderson asked if the applicant would like to address the Commission. Mr. Covaro, representing the Blood Bank, gave a presentation on their request. 3. There being no further questions of the applicant, Chairman Alderson asked if there was any other public comment. 4. Commissioner Quill asked if they were purchasing the building. Mr. Covaro stated they were. Commissioner Quill noted he had had phone conversations with Mr. Brian Ward, who represents the Blood Bank. 5. Chairman Alderson asked if the vehicles would have alarm systems for theft. Mr. Covaro stated they have alarm systems for the vehicles, but have never had any vandalism problems. Chairman Alderson stated the parking structure will be elevated to 1 2 feet and staff's recommendation is to put it back after the use is no longer needed; how will this be handled. Mr. Covaro stated the design will allow it to be raised and lowered as it is not a part of the building. 6. Chairman Alderson asked if there was any other public comment. There being none, the public hearing was closed and open for Commission discussion. 7. Chairman Alderson asked what guarantee the City had that should they vacate the building the awning would be removed or lowered. Mr. Covaro stated they would agree to any stipulation the City would want to put on them to see that it is done, but typically, they do not move from their locations. Staff noted the condition is not if they should move from the location but that should the vehicle no longer be kept at this location. Mr. Covaro agreed to the conditions.. 11 Planning Commission Minutes December 11, 2007 8. There being no further discussion, it was moved and seconded by Commissioners Barrows/Quill to adopt Planning Commission Resolution 2007-047 approving Conditional Use Permit 2007-110 as recommended. ROLL CALL: AYES: Commissioners Barrows, Quill, Wilkinson, and Chairman Alderson. NOES: None. ABSENT: Commissioner Engle. ABSTAIN: None. D. Conditional Use Permit 2007-107; a request of Reverend Mark Byers for consideration of a church to occupy an approximately 3,000 square foot tenant space within an existing commercial office building for the property located at 47-110 Washington Street, Suite 100. 1 . Chairman Alderson opened the public hearing and asked for the staff report. Associate Planner Jay Wuu presented the information contained in the staff report, a copy of which is on file in the Planning Department. 2. There being no questions of staff, Chairman Alderson asked the applicant would like to address the Commission. Rev. Mark Byers stated he was available to answer any questions. 3. Commissioner Wilkinson asked what the time frame was to relocate. Rev. Byers stated they have a two year lease for the current building. 4. There being no further questions of the applicant, Chairman Alderson asked if there was any other public comment. There being no public comment, the public hearing was closed and open for Commission discussion. 5. There being no further discussion, it was moved and seconded by Commissioners Quill/Barrows to adopt Planning Commission Resolution 2007-048 approving Conditional Use Permit 2007-107 as recommended and amended: ROLL CALL: AYES: Commissioners Barrows, Quill, Wilkinson, and Chairman Alderson. NOES: None. ABSENT: Commissioner Engle. ABSTAIN: None. E. Sign Program 2006-1034; a request of Komar Investments, LLC for consideration of a proposed Sign Program for permanent business 12 Planning Commission Minutes December 11, 2007 identification signage and two monument signs for the Komar Desert Center located on the south side of Highway 111 and east and west of Depot Drive. 1 . Chairman Alderson opened the public hearing and asked for the staff report. Assistant Planner Eric Ceja presented the information contained in the staff report, a copy of which is on file in the Planning Department. 2. Chairman Alderson asked if there were any questions of staff. Commissioner Wilkinson asked the location of the Costco sign. Staff clarified the Costco sign was independent of this sign program. 3. Chairman Alderson asked if the "red" color was the actual color to be used. Staff stated the applicant would need to answer that question. The sign does meet the City's code provisions. 4. There being no further questions of the staff, Chairman Alderson asked if the applicant would like to address the Commission. Mr. Clint Knox, representing Komar, gave a presentation on the program. 5. There being no questions of the applicant, Chairman Alderson asked if there was any other public comment. There being none, the public hearing was closed and open for Commission discussion. 6. There being no further discussion, it was moved and seconded by Commissioners Barrows/Quill to adopt Minute Motion 2007-018 approving Sign Program 2006-1034 as recommended. F. Zoning Ordinance Amendment 2007-093; a request of the City for consideration of an Amendment to the La Quinta Municipal Code, Title 8, Chapter 13, updating the City's Water Efficient Landscaping Ordinance. 1. Chairman Alderson opened the public hearing and asked for the staff report. Principal Planner Andrew Mogensen presented the information contained in the staff report, a copy of which is on file in the Planning Department. 2. Chairman Alderson asked if there were any questions of staff. Commissioner Wilkinson asked how a single-family resident would 13 Planning Commission Minutes December 11, 2007 recover if a resident wanted a fountain. Staff stated the water features for most large tracts and golf courses are replaced by the Bureau of Reclamation water supply as opposed to the municipal tap water supply. The proposed Amendment states that if you are going to have a water feature greater than 100 square feet surface area, you cannot use the potable water source. Commissioner Wilkinson asked how an individual homeowner will obtain the water. Planning Director Les Johnson stated it is part of Title 8 and staff is trying to make the determination as to what the perimeters should be in regard to what that size should be. If the Commission thinks 100 square feet is not enough then staff will take that recommendation to Council. The intent is not to address an estate home, but rather a tract feature. The homeowner would have to find a way to obtain the water. 3. Commissioner Quill asked that under definitions for "Drip Irrigation" it should be expanded to explain the difference between an emitter and a dripper. The same should be done for "Emitters". Consideration should be given to the three types of water that are in the process of being defined further down the Valley. He also suggested adding fire usage protection systems. Also, recreational uses should be added and could be defined as fishing or boating. Any two of these uses would throw you into meeting the requirements. He questioned whether or not the City would have a reason to conduct water audits. Discussion followed and it was determined to review the 100 square foot bench mark and whether or not it should even apply to a residential home. Discussion followed regarding the role of different water sources (such as recycled or canal water) for water features and irrigation, the practice of using recycled water systems, the size and placement of water features, and definitions for landscaping terms. 4. There being no further questions of the staff, Chairman Alderson asked if there was any'public comment. There being no public comment, the public hearing was closed and open for Commission discussion. 5. There being no further discussion, it was moved and seconded by Commissioners Barrows/Quill to adopt Planning Commission Resolution 2007-049 approving Zoning Ordinance Amendment 2007-093 as recommended and amended: 14 Planning Commission Minutes December 11, 2007 a. The following conditions shall be incorporated into the ordinance: 1) that all turf be limited to 50% of landscaping; 2) There be a refined definition for "desert plants" and "native plants;" and 3) To require that all water features utilize a non-potable water source unless otherwise approved by the Planning Commission. VII. BUSINESS ITEMS: None VIII. CORRESPONDENCE AND WRITTEN MATERIAL: None IX. COMMISSIONER ITEMS:. X. ADJOURNMENT: There being no further business, it was moved and seconded by Commissioners Barrows/Wilkinson to adjourn this regular meeting of the Planning Commission to a regular meeting to be held on January 8,2008. This regular meeting was adjourned at 10:45 p.m. on December 11, 2007. Respectfully submitted, 15