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HomeMy WebLinkAbout0321 MINUTES PALM DESERT PLANNING COMMISSION REGULAR MEETING TUESDAY - MARCH 21, 2000 7:00 P.M. - CIVIC CENTER COUNCIL CHAMBER � 73-510 FRED WARING DRIVE * � � * � * .� * .� � � � * * � * � * .� * * * * * � � � �. * * � * � * * �. * � .� * t * * I. CALL TO ORDER Chairperson Beaty called the meeting to order at 7:00 p.m. II. PLEDGE OF ALLEGIANCE Commissioner Campbell led in the pledge of allegiance. III. ROLL CALL Members Present: Paul Beaty, Chairperson Jim Lopez, Vice Chairperson Sonia Campbell Cindy Finerty Sabby Jonathan � Members Absent: None Staff Present: Phil Drell, Director of Community Development Bob Hargreaves, City Attorney Steve Smith, Planning Manager Martin Alvarez, Associate Planner Jeff Winklepleck, Parks and Recreation Planning Manager Mark Greenwood, Transportation Engineer Tonya Monroe, Administrative Secretary IV. APPROVAL OF MINUTES: Consideration of the March 7, 2000 meeting minutes. Action: It was moved by Commissioner Campbell, seconded by Commissioner Finerty, approving the March 7, 2000 meeting minutes as submitted. Motion carried 5-0. V. SUMMARY OF COUNCIL ACTION r.. Mr. Drell indicated there were no pertinent March 9, 2000 council actions. MINUTES PALM DESERT PLANNING COMMISSION MARCH 21, 2000 ; � � VI. ORAL COMMUNICATIONS None. VII. CONSENT CALENDAR None. VIII. PUBLIC HEARINGS Anyone who challenges any hearing matter in court may be limited to raising only those issues he or she or someone else raised at the public hearing described herein, or in written correspondence delivered to the Planning Commission at, or prior to, the public hearing. A. Case No. CUP 00-3 - SAM REBER, M.D., Applicant Request for approval of a conditional use permit to allow construction of a second unit senior housi�g unit on a single � family lot located in the R-1 zone at 74-680 Old Prospector Trail. Mr. Smith explained that plans were on display and were also included in commission packets. Commission also received two letters from immediate neighbors to the project. Neither objected to the project. Mr. Smith explained that the request was for an addition of 1,728 square feet to the existing single family home on Old Prospector Trail. The addition would include a two-car garage and 1 ,344 square feet of living space to be used as a second unit senior housing unit. This was pursuant to Chapter 21 of the Zoning Ordinance. The addition would take place along the east side in the rear yard and would be connected to the main structure with a series of beams. The code section that provided for this second unit specified seven requirements. Staff felt the requirements had been met, other than item "C" which limited the additional area to 10% of the living space in the dwelling. He explained that this was considerably in excess of that; however, the existing unit on the lot only amounted to 9%. It was a very large piece of property so given those circumstances, staff felt an exception was warranted. He felt the findings could be made for approving the canditiona{ use permit. They were outlined on pages 3 and 4 of the staff report. He indicated the project was a Class 3 . Categorical Exemption for CEQA purposes. On March 14 Architectural Review � � 2 MINUTES PALM DESERT PLANNING COMMISSION MARCH 21, 2000 ... Commission reviewed the matter and granted preliminary approval. He recommended approval subject to the conditions outlined in the draft resolution, one of which required that the building be shifted further to the west on the lot to meet the required side yard setback and that could be accomplished. He asked for any questions. Commissioner Campbell noted one letter was from Phil Joy. It said, "I understand that the removal of the kitchen facility for this unit in the future would eliminate the need for yearly reports to the city." Commissioner Campbell asked if the kitchen facilities were removed, how they could have an apartment. If they removed it, it would be just like a room. Mr. Drell thought what he was saying was that if the kitchen was removed, then it was no longer classified as a second senior unit. Therefore, the need for the conditional use permit would disappear. This would then be just an addition to the house. Commissioner Campbell said that if that was done, this shouldn't be allowed to be built in the first place. Mr. Drell explained that it met all the setback requirements of a single family house. What required a conditional use permit was the addition of the kitchen, which defined a unit. Removal of the kitchen would eliminate the need for a cond+tional use permit. �.. In this case it was physically attached to the main dwelling and in terms of coverage and setbacks, it was being regulated as part of the main dwelling. Just like a room addition. Regarding the letter the commission received from Patricia Stullken and Bernelda Engler, Commissioner Campbell asked what would happen if the home was sold--if it could be used as a rental unit. Mr. Drell said yes it could be a rental unit. While ihe Rebers weren't planning on using it as a rental unit, a requirement of state law was that these types of units be allowed and the only requirement was that the occupants be 60 years of age or older. It could be a rental unit, but again, there was a requi�ement in state law that said there must be a mechanism in the ordinance to allow these types of units in a single family zone. Chairperson Beaty opened the public hearing and asked if the applicant wished to address the commission. There was no response. He asked if anyone was present representing the applicant. There was no response. Chairperson Beaty asked if anyone wished to address the commission in FAVOR or OPPOSITION to the proposal. There was no one and the public hearing was closed. Chairperson Beaty asked for commission comments or action. � 3 MINUTES PALM DESERT PLANNING COMMISSION , MARCH 21, 2000 Action: It was moved by Commissioner Campbell, seconded by Commissioner Lopez, approving the findings as presented by staff. Motion carried 5-0. It was moved by Commissioner Campbell, seconded by Commissioner Lopez, adopting Planning Commission Resolution No. 1980, approving CUP 00-3, subject to conditions. Motion carried 5-0. B. Case No. CUP 00-04 - TCW INC. for CURVES FOR WOMEN, Applicant Request for approval of a conditional use permit to allow the operation of a 1,200 square foot fitness and weight loss center located at 73-020 EI Paseo, Suite 3. Mr. Alvarez indicated that the request was for a conditional use permit to operate a 1 ,200 square foot fitness and weight loss center known as "Curves for Women". He explained that the business was located within the Columbia , Center at the southwest corner of Highway 11 1 and Monterey Avenue, just north of Hooters Restaurant. The business would consist of a 30-minute cardio strength training circuit. Members would rotate around 22 weight training stations, completing their workouts within 30 minutes. Hours of operation would be 9:00 a.m. to noon and 3:00 p.m. to 7:00 p.m. Monday through Friday. The center would allocate seven spaces for the use. The requirement would be eight, but based on the applicant's letter describing the use, about 16 or 17 persons would be on site potentially visiting this business. Thus a deficiency was created and the conditional use permit required. He indicated that he conducted a parking survey within the weeks of March 6 and 13 and the results were distributed to the commission. The survey illustrated that there was sufficient parking to accommodate the use at all times, including the lunch hours and dinner hours, which was the primary visiting times to the center. With the exception of one 1 ,200 square foot unit, the center was fully leased. Another factor that contributed to the availability of parking was that the Morgan, Stanley, Dean, Witter business closed at approximately 3:00 p.m., thus freeing up additional spaces. Other businesses closed at 5:00 and 6:00 p.m. Staff believed there was sufficient parking to accommodate the use and the findings of approval could be met. Staff recommended approval, subject to the conditions contained in the draft resolution. 4 MINUTES PALM DESERT PLANNING COMMISSION MARCH 21, 2000 �.. Commissioner Campbell asked what has been happening to that center. Mr. Alvarez indicated that the Palms to Pines East project was still scheduled for construction. Mr. Drell clarified that there was a plan approved, but it was initially knocked back because Rite Aid had some financial issues. The bank building/furniture store was supposed to be demolished and Rite Aid built there. Since Rite Aid wasn't moving anywhere but still had a lease on the ground, to proceed the property owner had to get Rite Aid out of the lease on the bank location so that they could get an alternate tenant. Chairperson Beaty opened the public hearing and asked if the applicant wished to address the commission. (The applicant was present, but said she had nothing she wished to add.) Chairperson Beaty asked if anyone wished to speak in FAVOR or OPPOSITION to the proposal. There was no one and the public hearing was closed. Chairperson Beaty asked for commission comments or action. Commissioner Jonathan said that he was concerned about the parking situation in that center, but he would defer to staff's expert opinion and hoped a parking probiem didn't materialize. �. Action: It was moved by Commissioner Campbell, seconded by Commissioner Finerty, approving the findings as presented by staff. Motion carried 5-0. It was moved by Commissioner Campbell, seconded by Commissioner Finerty, adopting Planning Commission Resolution No. 1981 , approving CUP 00-04, subject to conditions. Motion carried 5-0. C. Case No. PP 00-3 - LANDMARK SPORTS AND ENTERTAINMENT, INC., Applicants (Continued from March 7, 2000) Request for approval of a precise plan of design to construct a 200,000 square foot sports complex with miscellaneous pads on 21 acres. Property is zoned Planned Community Development and is located at the northeast corner of Cook Street and Gerald Ford, also known as APNs 653-690-001 through 01 1 . Mr. Winklepleck stated that the proposed building was previously approved by `' the commission a few months ago on 70 acres along Monterey. The project 5 MINUTES PALM DESERT PLANNING COMMISSION MARCH 21, 2000 had been moved and the applicant indicated there were many reasons, including financial ones, why that had happened. He explained that the proposed location was at the northeast corner of Gerald Ford and Cook Street adjacent to the Cook Street freeway overpass. The project was designed with the main pad being a sports facility at 168,154 square feet. The project would include two fast food pads along Gerald Ford at 9,048 square feet; two office pads at the northeast portion of the site at 76,000; and a hotel pad at the southeast portion at 65,000 square feet for a total of 318,202 square feet. There were two ingress/egress points. One at the eastern portion and one at the western portion of the property. A traffic study was completed for the previously approved 270 acre Wonder Palms Master Plan. The cornpany who conducted that study, Endo Engineering, reviewed this project. A letter was included in the commission packets indicating that the trips generated from this particular project were less than those previously approved on this site. The uses previously approved included a food park, RV storage, self- storage and retail shops. Regarding the architecture of the building, it had not changed except for the terra cotta split faced block that was previously proposed as poured in place concrete and the roof which the commission saw as a patina g�een which the council approved as tan. The roof went back through the Architectural Commission as green and it was approved as green, so they were back with that color. One major item with the proposed heights was that they had changed. The north elevation showing the loading ramp had actually gone subterranean. The grades had been changed to make a level entry in from both the south entrance and the north side to the circular Gameworks facility, as opposed to what the staff report said. The maximum building height on the western side was 46 feet from that grade. The majority of the project, instead of being 42 feet from grade, was sitting at 30 feet from grade. As noted, this project would sit at the northeast corner of Cook Street and Gerald Ford next to the overpass. The top of the overpass was approximately 35 feet above the ultimate grade of the facility pad. The circular section of the building would be about 19'6" above street grade with the larger wing approximately 7 feet above that street grade. Mr. Winklepleck indicated that the Architectural Review Commission looked at this project and recommended approval. At that time the landscape plans which were presented were for the most part similar to the p�oject on Monterey. ARC recommended some changes. The revised plans would be submitted to ARC on March 28. Mr. Winklepleck explained that he included a condition like the Iast time that said if the Planning Commission wished to review the landscape plans, those could come back to the commission for comments. The restaurant pads would be proposed as fast food restaurants with drive throughs. They fell within the Freeway Commercial Overlay zone. For the 6 MINUTES PALM DESERT PLANNING COMMISSION MARCH 21, 2000 r.. parking within that enclosed area around the restaurants there was a requirement that the landscape be "bumped up" to 30% of which at least one half of the 30% should be in a common usable area, whether it was a dog park, playground or picnic area, as opposed to the 20% requirement for the overall site. The project did meet the requirements for the FCOZ. With regards to the office pads and hotel pads, staff understood that the hotel might be coming in fairly quickly. There was an indication that the hotel would be requesting three stories similar to the two Marriott proposals at Frank Sinatra and Cook Street. If those hotels exceeded the 30-foot height limit and an exception was requested, the Planning Commission would review the proposal. If they didn't, the commission could still review the proposal if they wished, it would be up to them. It would be the same for the offices. They were indicated at three stories, but heights were not specified and no architecture had been submitted. Mr. Winklepleck explained that the parking for the facility, similar to the previous site, had no specifics in the code which identified all of these uses. Staff went over it quite a few times and came up with a requirement of 1,077 spaces. The applicant was proposing 1,1 1 7 spaces. Obviously those requirements were based on the square footages proposed for hotel, office uses and the restaurants. Those numbers would be �• the maximum allowable and if those were to be exceeded, they would be back before the commission. Staff recommended approval and asked for any questions. Commissioner Campbell asked what the height of the project was the last time the commission approved the project. Mr. Winklepleck said that on the previous site the height of the building was 54'6" and 42' for the remainder of the building. Mr. Drell asked about the relationship to the top of the interchange ramp. Mr. Winklepleck said that it didn't change. As he understood it the grading had been altered to create a mounding situation where the rear and access for the trucks on the north side would be subterranean but from appearances the building would actually be lower. As far as the numbers changing from the top of the ramp to the building, he didn't believe those changed. Commissioner Jonathan asked what the ordinance designated in terms of number of stories allowed for offices in the Freeway Commercial Overlay ione. Mr. Winklepleck said that the only portion of this project that was technically in the FCOZ was where the restaurants were located; not the entire project. The remainder would fall under the PC-2 requirements which would be 30 feet. Commissioner Jonathan asked if PC-2 allowed offices subject to a `" conditional use permit or if office was an approved use. Mr. Winklepleck 7 MINUTES PALM DESERT PLANNING COMMISSION MARCH 21, 2000 stated that it was an approved use through a precise plan. If the commission wanted to see it again, they could bring it back through the Planning Commission and that could be done for the hotel and offices as well. Commissioner Jonathan asked what the ordinance said about the number of stories. He asked if it was silent in that regard. Mr. Winklepleck said it was silent and just specified maximum height. Commissioner Jonathan said he didn't see any language about three stories. He asked if that designation needed to be made for the precise plan or if that was something that would be determined later. Mr. Winklepleck said that typically when there were larger projects, similar to the previous proposal on the 70 acres and what has been seen with other projects that have satellite pads like Lucky's at Deep Canyon, they saw the architecture for that and the zone basically spoke to the limits of the remaining pads which were typically approved through Planning Commission as part of the precise plan and then the Architectural Commission would then review any architecture beyond that point, assuming it met all the requirements for the zone. Commissioner Jonathan pointed out that normally ARC sees projects and grants approval before it got to Planning Commission and they hadn't seen any precise plans for office buildings, hotels or , restaurants at this point. Mr. Winklepleck concurred and explained that was � why he suggested the condition that if the Planning Commission wanted to J see them, they would definitely come through them. Commissioner Jonathan asked what would happen if the commission was silent in that regard. Mr. Winklepleck said that it would go to ARC for approval and, depending upon the council, it might also go through council. Commissioner Jonathan said that in essence they could end up with potentially a three-story hotel and three story office buildings without it going through Planning Commission. Mr. Winklepleck said yes, assuming they could fit it under the 30-foot height limit. He thought it was possible for the three story offices, but wasn't sure about the hotel because of the entrance element. Mr. Drell said that the Planning Commission could require that it come back before them. Then in any case if it exceeded the height limit it would have to go to the council for approval of an exception. Commissioner Jonathan asked if the 30% limitation just applied in this zone, because it didn't in the Office Professional zone, which was 24 feet. Mr. Drell said that the Office Professional zone was designed for small sites right next to a street and height was measured from curb height and it was 25 feet above curb height. In essence what had been proposed was a precise plan with everything in every respect except for the building architecture. It had the parking all set out and the pads. If the commission wanted to see individual precise plans for each pad, then that was a condition that could be added. 8 MINUTES PALM DESERT PLANNING COMMISSION MARCH 2'I, 2000 ` Chairperson Beaty o ened the public hearing and asked the applicant to address the commission. MR. BOB McCLENDON, President of Landmark, said that he was back with the same building. His entourage included David Turner, their civil engineer; Paul Turner, their broker for the project; Ray Lopez, the landscape architect; Dennis Severs, representing Hoop USA, the basketball operator and general manager for the project and co- developer; and John Nettles, his partner and logistics specialist. Mr. McClendon explained that the building itself, except for the changes that were already discussed, the biggest change for them was the entry level where they would actually come in at an upper level to the Gameworks Center. Logistically with the way the site was working out, it was nestled up next to the overpass area and there was a high berm area that they wanted to take advantage of and cut some of the project height out. For the site itself, they had engaged a contract with Hampton Suites on 2.7 acres as laid out. He said that other than that, he was present to answer questions. `• Commissioner Campbell asked about the piece of property located on the corner. Mr. McC(endon said it was his understanding that it would be a service station. That was not part of his project. Commissioner Campbell said it was a service station, convenience store and car wash. Mr. Drell concurred that it was previously approved for those uses. That project wasn't part of the applicant's, but there would have to be some coordination since they would share the driveway access off of Gerald Ford. Commissioner Jonathan asked if Hampton Suites planned to have a two or three story structure there. Mr. McClendon said they had talked about being three stories, but they would handle that project on their own with their own architects. Mr. McClendon said he was just focusing on the sports center right now and were coordinating efforts with the College of the Desert. The College was excited about the project and the location and they might share uses which would enhance some of their programming issues for �.. their development program. 9 MINUTES PALM DESERT PLANNING COMMISSION MARCH 21, 2000 � Commissioner Jonathan asked if there was a proposed tenant fo� the office buildings. Mr. McClendon said that right now what created those office pad sites was the possibility that ihey might create a medical component, a sports medicine oriented type of facility, and that was still in the planning stages. Commissioner Jonathan asked if Mr. McClendon anticipated that the office structures would be two or three stories high. Mr. McClendon thought they would be at least two stories and possibly three depending upon the ultimate user. Commissioner Finerty asked how set they were on the patina green color for the roof. Mr. McClendon said that it was originally beige and the Architectural Commission said they wanted green. ; .� Commissioner Finerty asked if he would be happy to switch it to beige. Mr. McClendon said yes. Mr. Drell explained that they had produced an elevation with a beige roof and ARC felt that it was kind of bland. He thought part of the reason that the city council didn't like the green color was because the project was sitting out in a sea of sand. Now that it was next to the freeway, the surrounding environment was different. It would be in more of a developed environment. ARC thought it would be "jazzier" with the green. Commissioner Finerty said that part of her original concern had to do with the prefabricated metal panels and that was where she was hoping to pick up something a little "snazzier" because it did have a warehouse appearance. Mr. McClendon said that economics was driving that right now. He said they would like to do something different, but at this time with economics they couldn't. Commissioner Campbell said they would have landscaping surrounding the building to camouflage it. � 10 MINUTES PALM DESERT PLANNING COMMISSION MARCH 21, 2000 �.. Mr. McCiendon agreed that the landscaping would to a certain degree, but it was still a pretty good sized structure. Mr. Winklepleck said that the Architectural Commission semi-addressed that at the previous site and he was sure when it went back to them on March 28 they would have the same concerns and try to break up some of the length of the building. They previously indicated that with the use of some palm trees and other vertical elements it would help break up that length. Chairperson Beaty asked if anyone wished to speak in FAVOR or OPPOSITION to the project. There was no one and the public hearing was closed. Chairperson Beaty asked for comments or action. Commissioner Campbell stated that she was in favor of the project before and thought it was a good location there and felt this location was even better. She was in favor of the project and moved for approval. Commissioner Finerty concurred with Commissioner Campbell that the new location was a better one considering the height of the building and she was ` glad to see that the height was lower. She said she would prefer a tan colored roof and still had concerns with the prefabricated metal panels. She was sorry to see that economics factored into this because she felt that it could be a much nicer building. With regard to the fast food, hotel and office use, she was concerned about how the fast food was developed especially since it was proposed to have a drive through. The proposed hotel and three story office buildings were of concern to her, so she would want to see all three of them come back before the Planning Commission. Commissioner Campbell stated that she would include that in he� motion. She would also like to have them come back. Commissioner Lopez concurred. He also wanted to have the restaurant, hotel and office buildings come before the commission for review. Commissioner Jonathan stated that he concurred with the flavor of what was being said. He thought this was a better location for this project. He also thought it was a good project and would like to see it in the city, but as he mentioned before, he felt the project was somewhat aesthetically challenged and he still had that concern. In his opinion the Freeway Overlay Zone didn't mean that they had to sacrifice quality and aesthetics. He was concerned � about the size of the project, the fast food element and now the possibility and 11 MINUTES PALM DESERT PLANNING COMMISSION MARCH 21, 2000 � � probably of a three-story hotel and for the first time in our city a three-story office building. He thought they needed to be very careful not to allow any part of ou� city, even the area adjacent to the freeway, to be less than what it could be. He would like to see the project happen, but not at this particular quality. Chairperson Beaty said that his only comment was that he liked the green patina and asked for a motion. Commissioner Campbell stated that she made the motion that included a condition that the individual pad precise plans would come back before the Planning Commission. Action: It was moved by Commissioner Campbell, seconded by Commissioner Lopez, approving the findings as presented by staff. Motion carried 3-2 (Commissioners Finerty and Jonathan voted no). It was moved by Commissioner Campbell, seconded by Commissioner Lopez, � adopting Planning Commission Resolution No. 1982, approving PP 00-3, subject to conditions as amended. Motion carried 3-2 (Commissioners Finerty and Jonathan voted no). IX. MISCELLANEOUS None. X. COMMITTEE MEETING UPDATES A. ART IN PUBLIC PLACES - (March 15, 2000) Commissioner Campbeil said that Michael Watling and Steve Rieman the two artists interviewed as potential artists for the Gisborne project. They made their presentations for the Palm Desert Garden at Gisborne. The committee se{ected Steve Rieman and that recommendation would go to council. B. CIVIC CENTER STEERING COMMITTEE - (No meeting) C. DESERT WILLOW COMMITTEE - (No meeting) � � 12 MINUTES PALM DESERT PLANNING COMMISSION MARCH 21, 2000 �..► D. LANDSCAPE COMMITTEE - (March 21 , 2000) Commissioner Finerty said that the meeting was basically just informational. E. PROJECT AREA 4 COMMITTEE - (March 20, 2000) Commissioner Finerty said it was also informational unless Mr. Drell had something to add about the regional park. Mr. Drell said that the regional park was the 117 acres on the north side of Country Club west of the Country Club Business Park. They were still wrangling with the School District as to whether or not they would want to be on the site. Staff would probably recommend buying and including in the tract map some land, assuming that the school would be there. If the school didn't locate there, there would be a bigger park. The cost was more than anticipated. The issue was going to the Parks and Recreation Commission and that would pave the way to filing the tract map, which would ultimately come before Planning Commission. r.. F. PALM DESERT/RANCHO MIRAGE MONTEREY AVENUE CORRIDOR PLANNING WORK GROUP - (No meeting) G. ZONING ORDINANCE REVIEW COMMITTEE - (No meeting) XI. COMMENTS Commissioner Jonathan asked if they were ever going to see improvements to the Palm Desert High School. He had heard rumors that it might actually happen. He understood that the city might be kicking in toward some physical improvements. Mr. Drell said that what they were mainly talking about was access--creating an access to Cook Street north of the football field. In essence, the city would do the work in our right-of-way and they would do the work on their property. They were also negotiating with the property owners on the south side of the high school to figure out how to get that open. He said there was approximately S 100 million of potential new RDA bond money and people in each project area submitted wish lists on how to spend it. Each project area contained an unspecified amount for general improvements to educational facilities in the form of about a S 1 million in this project area. He said there was money being set aside for potential improvements. � 13 MINUTES PALM DESERT PLANNING COMMISSION MARCH 21, 2000 Chairperson Beaty asked about a wall along Fred Waring Drive, on the south side between Portola and the high school. He said that the city paid for one on Hovley in Project Area 4 and asked if there had been any discussions fo� the Fred Waring Drive area. Mr. Drell said that this was a gargantuan project to go to six lanes from Highway 111 to Washington ultimately, but that section was the most costly because they had to buy all those houses and they were in the process of doing that. Chairperson Beaty said that he was talking about the south side and just starting with a wall. Commissioner Finerty explained that they didn't want to spend the money for the wall at this time if they were going to look at widening Fred Waring all the way to six lanes because they would have to buy a lot of the houses. Mr. Drell said that they would buy the houses on the north side and all the widening would occur on the north side. It was easier to buy whole lots than to buy up houses on one side and parts of houses and lots on the other side, especially since some had swimming pools. The goal was to buy up the houses on the north side and there would be a substantial amount of reai estate left over which couid be used as a lineal park. There would be room for bike lanes and there would be room for a parkway on the south side and sidewalk and bike lanes on the r►orth. He said there would be a !ot of room. There was an EIR being produced. When the city contemplated going in and potentially doing eminent domain, there were a lot of steps involved in buying property. XII. ADJOURNMENT It was moved by Cornmissioner Campbell, seconded by Commissioner Finerty, adjourning the meeting by minute motion. Motion carried 5-0. The meeting was adjourned at 7:44 p.m. �• �. PHILIP DRELL, Secretary ATTEST: ' //�'t � ' PAUL R. BEATY, Chairpe on , Palm Desert Planning Commission /tm 14