Twentynine Palms City Council
April 26, 2022

62 CIVIC CENTER REDEVELOPMENT

PROJECT AND MEMORIAL PLAZA
As Twentynine Palms grows over the next 20 to 25 years, the current city hall will lack the capacity to support adequate government staffing and public meeting needs
associated with that larger population. Adjacent to City Hall, a large city-owned parcel is identified in the General Plan updated Housing Element as suitable for multi-family housing to meet growing need.

Considering these future impacts, and the evolving role of libraries to serve their communities, this Downtown Specific Plan recommends a long term Civic Center redevelopment
project through several phases to unify and upgrade
facilities and open spaces on the block between Sun Valley Drive and Civic Center Drive to become a major Civic Center complex.

The city will need to partner with residential and
commercial developers to prepare retail and multi-family housing sites. It also will need to coordinate with County and community stakeholders to ensure city, park, library and parking resources meet service and operational
expectations and reflect community aspirations.

The Downtown Specific Plan concept for a future Civic
Center complex organizes an expanded city hall, county
library around a shared plaza connected to Veterans Park.

This hardscape plaza would support community functions, connect between housing, parking, and retail on the block, and host a new veterans memorial.

CITY HALL
WING

LIBRARY

EXPANSION

FUTURE RESIDENTIAL
SITE

COMMERCIAL

DEVELOPMENT

EVENT COMMONS
(GREEN + PLAZA)
PUBLIC

PARKING

PUBLIC ART
FIG 4–4: CIVIC CENTER REDEVELOPMENT PROJECT CONCEPT AERIAL VIEW

63 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
The following initiatives are
recommended to advance land use
and development objectives that will
achieve the Downtown vision.

4.6 LAND USE +

DEVELOPMENT INITIATIVES

VACATION HOME RENTAL

ORDINANCE AND NEIGHBORHOOD

COMPATIBILITY CRITERIA
Vacation home rentals such as AirBnB and VRBO have
become an important lodging resource for visitors to the City and National Park – they are an essential element
of a growing tourist economy. The City of Twentynine
Palms currently administers vacation home rentals (VHR), sometimes called short-term vacation rentals (STVR) in
other cities, through Article 3 – Administration Permits and Procedures within the Development Code of the
Twentynine Palms Municipal Code, specifically 19.41.

An Ad-Hoc Committee has been established by the City
of Twentynine Palms to examine the Development Code
regulating VHRs.

This Downtown Specific Plan supports and recommends
proactive planning and stakeholder consultation to
prepare for future growth of VHRs. The market study
informing this Downtown Specific Plan anticipates
demand for VHR increasing within Downtown for at least
60 additional dwelling units.

LOT MERGING INCENTIVE PROGRAM
Given that the inventory of developable land in Downtown Twentynine Palms falls largely into lots intended for
single-family homes or residential projects with a small number of dwelling units, lot merging is seen as essential for high quality housing and commercial projects in
Downtown.

This Downtown Specific Plan recommends consideration
of further study to assess the potential of an ongoing
Lot Merger incentive program to encourage and assist
property owners and developers in preparing larger
projects of higher density and quality.

The following are potential incentives that are offered by similar sized communities once standards are met:
• Reduced development fees,
• Partial administrative staff review
• Increased allowable density
• Decreased parking ratio requirements
• Modifications to commercial FAR requirements
• Reduced setbacks, and,
• Increased lot coverage and height allowance.

In addition to preparing or upgrading the municipal
ordinance to facilitate incentives, a key recommendation of this plan is that the City engage with property owners of parcels within grouped development sites illustrated in this Specific Plan.

The City can coordinate cooperative efforts that benefit all parties by:
• Hosting information sessions for property owners and
developers
• Connecting developers with included property owners
and facilitating meetings
• Drafting preliminary incentive packages based on
initial development proposals
• Preparing a clustered parcel inventory based on
Specific Plan development sites
• Streamlining development and architectural reviews
for merged lot projects

64

65 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
5 CONNECTIVITY
+ MOBILITY

66 Downtown is developing into a
sophisticated and active mobility
center where more visitors, more
residents, more shoppers, and
honored military families meet
on the streets and paseos of
Downtown. Support for a more
integrated movement strategy is
essential to continue building on
Downtown’s best qualities.

5.1 SUMMARY +

OBJECTIVES

THE FUTURE OF DOWNTOWN

CONNECTIVITY AND MOBILITY
The future of transportation in Downtown Twentynine Palms will be a network that makes parking, walking, bicycling, and riding the bus an easier and more attractive choice.

The safety of pedestrians will improve dramatically, and a noticeable transformation in Downtown character will come from the landscape improvements that are part of these
connectivity proposals.

The fundamental challenges this more mobile and safe
downtown faces are:
• Lack of safe corridors for walking, shopping, and dining. • Lack of predictable shared parking near businesses
• Under-use of alleys and streets as public space that
defines a desirable downtown character.

HOW TO USE THIS PLAN

ELEMENT FRAMEWORK
This plan element organizes new streetscapes, transit
hubs, and landscape improvements around which a
set of projects and initiatives will lead to the Downtown promised in this Specific Plan. Use this plan element to:

1. Explain the hierarchy of roadway types and their
proposed role in downtown’s street grid; detail the
relationship between type and landscape proposal.

2. Consider the transformational role paseos and
pathways will play in making downtown more walkable,
fun, engaging, and commercially viable.

3. Understand how shared parking resources negate
the need for required parking minimums on every
commercial lot - spurring downtown development.

4. Visualize the assembled landscape elements layered
together for each unique streetscape, and note the
addition of future plazas and downtown open spaces.

5. Prepare traffic and feasibility studies, as well as
conceptual program-level designs for street segments
that build parts of a cohesive coordinated whole.

67 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
LEGEND
Downtown will be multi-modal and transit and pedestrian friendly, requiring a layered street network with different corridors that respond to the broad needs of different user groups, travel modes, and environments

5.2 CONNECTIVITY + MOBILITY FRAMEWORK
The Downtown Specific Plan focused on five major
approaches to future mobility improvements for
Twentynine Palms that prioritize use optimization:

PEDESTRIAN EMPHASIS
Essential to Downtown’s transformation are two “main
street” environments bringing a pedestrian emphasis to
Development Strategy Areas optimized for Tourism and
Community services. These are proposed as Complete
Streets that still balance the need for through-travel, on-street parking, frequent transit stops, and room for bicyclists. These corridors are the Strategic Corridors anchoring their surrounding development, and their
landscape and public realm improvements drive
Downtown’s evolution toward a sustainable, thriving, and attractive heart of the community.

ACTIVE MOBILITY EMPHASIS
Active mobility routes prioritize pedestrians, but require less infrastructural and landscape intervention as they support smaller vehicular traffic volumes. They are
inclusive of neighborhood and collector roadways outside of Adobe Road and Twentynine Palms Highway.

AUTOMOTIVE EMPHASIS
Any roadway or alley which should emphasis
Automotive volume and capacity helps reduce VMT by
accommodating vehicular throughput. Active mobility and pedestrian safety is important, but must be balanced
with vehicular travel needs, except where Pedestrian
Crossing improvements may offer crucial safety
enhancements.

RECREATION EMPHASIS
Off-street pathways are multi-use routes for pedestrians and cyclists alike. These pathways provide important
direct links around downtown while introducing open
space access to the downtown experience.

PARK & WALK EMPHASIS
The Park and Walk Shared Parking Area emphasizes the
use of public or publicly-shared parking lots to reduce the need for private developers to provide parking at every project. This is park of the Parking Strategy (see section) and includes the most important initiatives leading to a walkable Downtown Twentynine Palms.

68 FIG 5–1: CONNECTIVITY + MOBILITY FRAMEWORK CONCEPT

69 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
The Connectivity + Mobility
Framework in Downtown proposes
significant landscape and public
realm investments; therefore,
those projects are described under
the Landscape & Open Space
Framework. They are grouped into
two categories: Major Projects
which are prepared to a high
degree of detail in this Specific
Plan, and Key Projects which are
described by short project briefs
and example images.

5.3 CONNECTIVITY +

MOBILITY PROJECTS

MAJOR PROJECTS
The Major Connectivity + Mobility Projects are those
transportation and corridor proposals which may require multi-jurisdictional cooperation, and which may involve separate phased efforts with unique funding sources.

Overall, these improvements will take longer to see
finished, but provide the most transformative change to the downtown environment. These projects will require
multidisciplinary government and consultant teams
to address the range of technical, social, and design
concerns as work is prepared - these include landscape
architecture, traffic and transit planning, roadway and other civil engineering disciplines. There are four major projects, each contributing several action items to the Action Plan:

SR-62/Twentynine Palms Highway Corridor Projects,
including the following Action Plan items:
• SR-62/Twentynine Palms Highway Roadway
Improvements, addressing curb geometry, access
and safety, repaving, and striping.
• SR-62/Twentynine Palms Highway Streetscape with
landscape architecture proposals for street tree
infill, parkways, shade structures and seating areas,
among other public realm investments.
• SR-62 Accessibility & Sidewalk Extension, and active
mobility improvement to extend a sidewalk west from
Downtown to the Stater Brothers’ supermarket.
• SR-62 Downtown Gateway Project, which begins with
an intersection redevelopment study to compare
roundabout and signalized intersection options.
• Split Rock Corner Trail Park & Native Landscape
wherein an off-street pathway might connect to the
Channel Trail through a native flora demonstration
area that improves active mobility options and
Downtown’s visual character.

Adobe Road Corridor Projects, including the following
Action Plan items:
• Adobe Road Roadway Improvements, addressing
curb geometry, access and safety, repaving, and
striping.
• Adobe Road Streetscape with landscape architecture
proposals for street tree infill, parkways, a double row of street trees shading a new promenade and event area.

Freedom Way Downtown Paseo Projects, including the
following Action Plan items:
• Paseo West Extension, which will connect the Paseo to at least as far as Split Rock Avenue.
• Paseo West Extension Shared Use Parking, which adds
one additional city-owned parking lot to the West of
proposed lodging development in Project Phoenix.
• Paseo Creative Retail Hub & Flex Parking, which
proposes a small parking area between Tamarisk and
Desert Queen Avenues that may be flexibly used for
“creative”, “pop-up”, or “food truck” type retail with
outdoor furnishing and pedestrian lighting.
• Paseo Public Realm Upgrade & Community Memorial
Walk Overlay, which proposes a sweeping upgrade
to the entire completed Paseo, including solarphotovoltaic shade structures, pedestrian fencing against parking, and a “community heroes” memorial
installation.

70 Adobe Alley Artwalk Projects, including the following Action Plan items:
• Adobe Alley Artwalk & Shared Access, which includes
new grading/paving, traffic control, and one-way
directional designation; importantly, the alley should
be configured for pedestrian shared use and safety.
• Gorgonio View Pocket Park, which proposes a lease
or purchase of one commercial lot to preserve mural
views and to provide shaded pedestrian access to
new shared parking behind businesses.
• Buena Vista & Verbena Shared Use Parking, which
proposes a constructive partnership with land
owners to consolidate and improve business parking
facing Cholla Avenue. This project will include an
agreement between property owners and the City
that balances maintenance, operation, and access
considerations.

KEY PROJECTS
The following are key projects which advance
transportation and public realm goals, with shorter time spans, and with cooperation between the City and fewer
stakeholder agencies.

TWENTYNINE PALMS DOWNTOWN

TRANSIT CENTER
A new larger transit center at the west terminus of the Paseo near Split Rock Avenue will lend synergy to the
pedestrian improvements along Twentynine Palms
Highway. This transit node will place regional transit and, potentially, national park visitor, military, and special event trams all within comfortable footsteps of new
lodging and a key ‘activity node’ open space in Freedom Plaza. The interconnection of these Downtown assets will encourage transit use, improve the image of Downtown,
and place transit at the heart of commercial growth in
Downtown.

CHANNEL TRAIL / MULTI-USE PATH
(WITH EAST + WEST EXTENSIONS)
A multi-use path for bicyclists and pedestrians is planned along the flood channel encircling the Twentynine
Palms Downtown Specific Plan. This path will begin as
a preliminary phase connecting Split Rock Avenue and
Adobe Road. This Specific Plan recommends extending
this path west and east of the initial segment soon
after its completion. Pathway connection between the
Downtown Gateway (at Split Rock and SR-62) and this
Multi-Use Path are an important recommendation made
as part of the Split Rock Corner Trail Park & Native
Landscape action item.

71 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN

SPLIT ROCK AVENUE BRIDGE

OVER CHANNEL
City officials are currently making plans to replace the atgrade crossing of the channel at Split Rock Avenue with a bridge. This project will connect to and accommodate the Channel Trail Shared-Use Path, enhancing safety and active mobility access to the north and along the channel to the east. At the heart of the bridge proposal is the concern around safety of the channel during monsoonal inundation.

The Downtown Specific Plan recommends upgrading to
a curb, gutter, and sidewalk along the length of Split
Rock Avenue south to Cactus Drive in conjunction with or shortly after the completion of the new bridge. The bridge section should include a bike lane serving each direction in accordance with the Connectivity + Mobility Framework.

This Specific Plan also recommends considering any open space or trail entry/interpretive features that enhance the public realm where the shared use trail connects near the bridge threshold.

CACTUS DRIVE ACCESSIBILITY

AND SIDEWALK EXTENSION
In addition to Split Rock Avenue, the length of Cactus
Drive between Adobe Road and National Park Drive is
another key sidewalk, curb and gutter recommendation
that will bring accessibility benefits to a growing
residential neighborhood near the Downtown East Area.

Constructing a full sidewalk, bike lanes, and street
trees for this roadway segment will provide a missinglink between Downtown’s newest housing development and the heart of the Project Phoenix Downtown
Redevelopment Area. Along the segment, potential curb
cut consolidation should be considered where multiple
driveways serve several multi-family buildings.

HIGHWAY 62 EAST AND EL PASO

ROAD SAFETY IMPROVEMENTS
Pedestrian fatality is a leading risk along SR-62 and
Adobe Road. Both roadways serve as entry points to
Downtown at the study area boundary for this Specific
Plan. The plan Connectivity + Mobility framework
therefore encircles Downtown with roadways prioritized
for sidewalk installation or improvement – they include Joshua Drive, Cactus Drive, Split Rock Avenue, and West Court. Where they cross Adobe Road or SR-62, they
present a major pedestrian route crossing that should be improved with high-visibility crosswalk markings.

This Downtown Plan also recommends installation of
High Intensity Crosswalk Beacons (HAWK) or Rectangular
Rapid Flashing Beacons (RRFB) to encourage motorists
to stop and allow pedestrians to cross safely on
otherwise long, straight desert roadways.

72 The following initiatives are
recommended to advance
transportation objectives that will
enable the Downtown vision.

5.4 CONNECTIVITY +

MOBILITY INITIATIVES
MICROMOBILITY + MICROTRANSIT
As Downtown grows and attracts a larger, denser,
resident population and visitor constituency, support
for micromobility and microtransit will be essential to maintaining a viable pedestrian realm and reduce VMT
over the life of this Specific Plan. Micromobility, including e-bikes, electric scooters, e-boards, shared bicycles, and electric carts (low speed vehicles, or LSV), all require designated routes and parking areas. Striped parking
boxes, charging stations, and signage indicating roadway pedestrian area rules should be established through
active transportation planning. Vehicle system vendors, typically providing electric scooters, should be consulted alongside Twentynine Palms business stakeholders to
establish customized Downtown-appropriate rules and
operation agreements.

Microtransit entails on-demand and point-to-point public transportation resources that improve first mile and last mile connection for transit riders. The Morongo Basin
Transit Authority refers their microtransit resource as “Short Range Transit” and “Flex Routes” in their ShortRange Transit Plan. This Specific Plan recommends the City coordinate with the MBTA to establish collection
and drop off points for on-demand transit and queued
on-demand vehicles at the new Transit Center, Freedom
Plaza, a redeveloped Civic Center, and special event
surge parking lots.

IMPLEMENT THE MORONGO BASIN

ACTIVE TRANSPORTATION PLAN
A defining feature of the Downtown Specific Plan
Connectivity + Mobility Framework are the designation
of four routes (Split Rock Avenue, Cactus Drive, West
Court, Gorgonio Drive and Joshua Drive) four active
mobility support in the form of curb, gutter, sidewalk, bike lane and street tree priority. These frame and
encircle downtown with an active transportation resource that pulls cyclists and local resident pedestrians off
of the busiest downtown corridors for a safer walking
experience. This in-turn adopts the intent of the Morongo Basin Active Transportation Plan (ATP) and applies it to the safest routes for those modes of travel.

This active mobility framing, as well as proposed bicycle facilities along SR-62 and Adobe Road as planned in the Morongo Basin ATP, are recommended as an ongoing
capital improvement project benefiting all of Downtown, wherever and whenever elements can be implemented.

73 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
The most crucial Downtown Specific Plan approach for
building a more walkable downtown is the elimination of parking space minimums in the “Downtown Traditional”
land use designation. This will help ease development
pressure on small parcels for storefront building types.

Developers may provide on-site parking in accordance
with the objective site development standards that are
part of this Specific Plan – market forces will determine any need for additional on-site parking.

Enveloping “Downtown Traditional” land use designations is a “Park & Walk Area” where shared use of parking
spaces by several businesses allows account for demand
for park once/visit several business, or where different business types require parking at different times of day.

Developments outside the Park and Walk Area may selfpark. The following is a proposed outlay for public parking facilities, and a shared use paring demand forecast that proves this proposal will work for downtown businesses, residents, and visitors simultaneously.

A walkable, people-first Downtown
requires the city to continue
investing in public parking. A parkonce and shared parking strategy alleviates demand for parking
on commercial development -
enabling Downtown to thrive and
grow sustainably.

LEGEND

5.5 PARKING

STRATEGY
Existing or Reconfigured Public Parking | Inside “Park & Walk” Area Location Type Count
SR 62 Streetscape Proposal On-Street 44
Adobe Road Streetscape Proposal On-Street 62
Neighborhood Curbside Parking On-Street 386
Project Phoenix - Parallel Spaces On-Street 88
Project Phoenix - Shared Lots Public Lot 182
Project Phoenix - Hotel Lot Public Lot 88
Desert Queen Avenue City Lot Public Lot 22
Proposed New Public Parking | Inside “Park & Walk” Area Location Type Count
Adobe Road North Public Lot 67
Adobe Road South Public Lot 12
Paseo West Extension to Desert Queen Public Lot 36
Existing Parking to Remain Unchanged | Near “Park & Walk” Area Location Type Count
SR 62 - West of Split Rock Ave On-Street 18
SR 62 - East of Adobe Road On-Street 50
Summary of Specific Plan Public Shared Parking Supply
Location Count
Existing or Reconfigured Existing in Park & Walk Area 815 Proposed New Parking Resources in Park & Walk Area 115
Proposed Total Parking Inside Park & Walk Area 930
Summary of Specific Plan Public Shared Parking Outcome
Location Count
Shared Demand: Commercial Use in Park & Walk Area 812
Shared Demand: JTNP Visitor and Conference Center 113
Shared Demand: Total Park & Walk District 925
Surplus at Peak Demand in Park & Walk Area 5
Surplus at Peak Demand in and near Park & Walk Area 73

TABLE 5–1: Downtown Existing and New Parking Resources
74 FIG 5–2: DOWNTOWN PARKING STRATEGY MAP

75 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN

SHARED PARKING DEMAND
A shared parking approach presumes that fewer parking
spaces will be needed when locals and visitors park once and walk to multiple destinations. It is also predicated on the understanding that different business types impact
parking supply at different times of day. Modeling that demand, using total square footage anticipated in a
district, and applying research based reduction factors called “non-capture ratios” generates a sophisticated
forecast of parking needs. This step is instrumental in assuring business owners and the city that proposed
public parking resources will satisfy future demand
without any required parking minimums for development.

In essence, public parking should suffice in the Park & Walk Area of Downtown. Developments outside the Park
& Walk Area are presumed to self-park using similar
parking rates without sharing. The reduction factors
are referenced from Shared Parking - 3rd Edition, by
Mary S. Smith, for the Urban Land Institute (2020). This Downtown shared parking strategy is shown to reduce
space requirement by 20%; therefore, a planned 930
public parking spaces meet future demand.

TABLE 5–2: Downtown Shared Parking Demand Factors TABLE 5–3: Forecast of Daily Parking Pattern for Downtown

76 BUENA VISTA AND VERBENA
SHARED USE PARKING: A PUBLICPRIVATE PARKING PARTNERSHIP As infill development leads to additional parking demand along the Adobe Road Walkable Corridor, especially
on the west side of Adobe Road, a public shared
parking facility will be needed to supplement on-street parking. This Downtown Specific Plan proposes that
the city initiate a partnership with the owners parcels that include existing back-of-house parking lots facing Cholla Avenue. This parking initiative recommends the
city make significant in-kind contributions to parking
lot consolidation, lighting, paving, accessibility, and landscape screening in exchange for shared public
access by all businesses in the corridor. The California Vehicle Code (Division 11, Chap 1, Article 3, Section
21107.8) accommodates such coordination between City
and private owners and/or operators of off-street parking facilities. This partnership will benefit land owners with an enhanced parking facility that should also include:
dark-skies compliant lot and pedestrian lighting, pervious paving materials, ADA parking accommodation, electric
vehicle charging stations, solar PV shade structures, and increased capacity through efficiency and alley access.

This proposed initiative is predicated on the concept of mutual benefit among all business and property owners
to build a more economically competitive, safe, and
inviting retail and business corridor.

ON-STREET PARKING

IMPROVEMENTS
On-street parking spaces will continue to be a mainstay parking resource for businesses, the community, and
visitors. This Downtown Specific Plan recommends
several improvements and continuations for on-street
resources:
• Formalize residential neighborhood on-street
parking with curb/gutter/sidewalk improvements
for both neighborhood and collector streets in the
Park & Walk Area. This is to ensure space is used
efficiently, to assure pedestrian routes are compliant
with accessibility rules, to reduce gravel and
stormwater runoff into the roadbed, and to mitigate
impacts to houses with parkways, driveway curb
ramps, and signage where applicable.
• Enhance parallel parking stalls with striping and
signage for arterials such as SR62 and Adobe
Road. This ensures valuable parking space in front
of businesses is safe, orderly, and efficiently used.

Limited parking hours and time-limits on SR62
and Adobe Road should be considered to improve
business frontage access, but not be so restrictive as
to discourage park-and-walk behavior.
• Install bump-outs for pedestrian safety and user
comfort for on-street parking spaces. Pedestrian
crossings with bump-outs narrow the roadbed
distance to be covered by pedestrians and provide
space for landscape improvements to streets.

Bump-outs also protect parallel parking spaces near
curb returns and encourage use of those on-street
spaces.

PREPARE SURGE LOTS FOR

DOWNTOWN EVENTS
Parking demand for regular business use and regular
use for the Joshua Tree National Park Cultural Center
and Project Phoenix Community Center is shown to
be supported by public parking resources in a shared
parking strategy. Larger street fairs, Freedom Plaza
events, and other special events that involve multiple
sites around Downtown may require additional lots and
tram connections if those lots are far from the event.

The Specific Plan recognizes an expanded and improved
City Hall parking lot, as well as an expanded library public lot as potential future City and County owned special
event surge parking resources. This initiative will require coordination with MBTA and other city departments to
organize accessibility, permitting, and tram connections.

A walkable people-first downtown
requires the city to continue
investing in public parking. A parkonce and shared parking strategy reduces parking pressure on
commercial development - enabling
additional high-quality projects.

5.6 PARKING

INITIATIVES

77 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
LEGEND
Improvements to roadways and paseos are proposed under this landscape framework because they constitute major public realm improvements. A layered kit-of-parts approach here leads to a range of streetscape types.

5.7 LANDSCAPE + OPEN SPACE FRAMEWORK
This Plan Element Framework combines the fine
elements of landscape and urban design improvements
layered together for an array of unique public realm
projects. The following are five major project types:

PASEO + PATHWAY PROJECTS
Paseos and off-street shared use pathways are the most
consequential near term public realm investment to be
proposed for Downtown’s transformation to a pedestrian
environment. These include the Project Phoenix Paseo
and its future westward extension, the channel multi-use trail, pathways that can connect among parking areas
at the Civic Center, and an Adobe Road alley offering art and amenities in an improved and well-lit alley.

COMPLETE STREET PROJECTS
Complete street projects for Twentynine Palms are a long term goal for enhancing the suitability of Downtown for visitors and locals who will walk, bike, or use transit. As roadway reconfigurations, these are ‘road diet’ proposals; but, as landscape projects, they will introduce street
trees, additional palms, shade structures, landscaped
curb bump-outs, wayfinding and street furniture.

ACTIVE MOBILITY PROJECTS
Active mobility refers to those who chose walking,
cycling, and human-powered mobility to vehicles as
preferred transportation modes. Street trees, curb/
gutter/sidewalks, and drought tolerant planted parkways all contribute to the viability of neighborhood streets for those modes of travel.

ACTIVITY HUB PLAZA PROJECTS
Freedom Plaza, like Bucklin Park, are the first of several smaller public hardscapes that will benefit Downtown
residents. A Civic Center courtyard, as well as hardscape pocket park will anchor other Strategic Development
Areas across Downtown. Each should offer a different
character and unique civic assets. Each will include
public art and memorials to honor citizens.

NATIVE OPEN SPACE PROJECTS
This Downtown Specific Plan also proposes
improvements that increase native flora density and
diversity for landscapes near Downtown gateways along
SR-62. These should be part of medians, parkways, and
low-maintenance areas where visual impact matters,

especially near the wash multi-use trail.
78 FIG 5–3: LANDSCAPE + OPEN SPACE FRAMEWORK CONCEPT

79 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
This section pertains to the EastWest corridor along Twentynine Palms Highway - Downtown’s “Main
Street.” This corridor will become
Downtown’s “front porch” as
improvements place seating, shade,
and pedestrian safety at the heart of
new improvements.

5.8 TWENTYNINE PALMS
HWY/SR-62 PROJECTS
widened sidewalks, natural treescape, and communityfocused design features that result in a roadway corridor that promotes community engagement and accessibility
rather than solely prioritizing vehicles.

Improvements to transportation infrastructure that
prioritize multi-modal travel, active mobility and
walkability, public access, and local business have
the potential to transform a vehicle-oriented highway
into a valued community space. Utilizing the available
roadway space to widen sidewalks and encourage multimodal travel while maintaining adequate travel lanes and public parking options creates a safer and more
inclusive community asset.

An attractive and walkable “Main Street” corridor would transform the rural highway into a community core for
existing residents and a vibrant and intriguing space for visitors of Twentynine Palms. This plan proposes generously A B
A B
FIG 5–4: STATE ROUTE (SR) 62 PROJECTS ILLUSTRATIVE PLAN

80

81 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
DOWNTOWN 29 GATEWAY

ROUNDABOUT OPTION
State Route 62 is the primary entrance into Twentynine
Palms and provides access to many local destinations.

Existing roadway conditions include four vehicular travel lanes, a lack of adequate pedestrian crossings, and
minimal or lacking multi-modal infrastructure resulting in an atmosphere that is neither community-focused nor
appealing to the visiting tourist. A roundabout gateway at SR-62 and Split Rock Avenue would signify entrance
into the Downtown area by slowing vehicular traffic and providing opportunities for aesthetic additions within
center islands and landscaped areas.

A roundabout improvement at this intersection
provides a transition point from four to two lanes
along the highway, introducing the start of the “main
street” corridor through Town. Roundabouts efficiently
move vehicular traffic through intersections while
significantly improving multi-modal safety and access at intersections.

STATE ROUTE 62
- TYPICAL STREET

SECTION A-A
The “Main Street” approach to
roadway improvements along
SR-62 aims to maximize mobility
options while increasing the
scale and usability of public
spaces. Adjusting the amount
of roadway width on SR-62
required to accommodate motor
vehicles shifts the character
of the surrounding area,
expanding the public space
outwards and providing for
additional improvements such as
landscaping and place making
features to improve the visual
appeal of the street.

FIG 5–5: STATE ROUTE (SR) 62 PROJECTS SECTION A

82 DOWNTOWN 29 GATEWAY

SIGNALIZED INTERSECTION OPTION
A traffic signal is an alternative to the roundabout
option for the intersection of SR-62 at Split Rock
Avenue and could be designed with multi-modal
improvements to match the focus of the “Main Street”
corridor. Bicycle and pedestrian improvements at a
traffic signal include curb extensions at the intersection to reduce crossing distances for pedestrians, safe and
visible markings at pedestrian crossings, and painted
bicycle markings at intersection approaches.

Although less efficient than the roundabout option in
terms of vehicular operations, the traffic signal could be designed to serve as the transition point from four to
two lanes along the highway.

STATE ROUTE 62 -

STREET SECTION B-B

AT MID-BLOCK PATIO
The section below shows SR-62
mid-way between intersections
where the sidewalk extends
further into the street to replace
some parking spaces. Parking
would be maintained on either
side of these sidewalk extensions
under the typical street section
(A-A). Public use design features
provide more space and
amenities and improve the quality
of life for people who use the
street. Examples of public use
spaces include outdoor dining,
wider walkways, public seating,
and parklets.

FIG 5–6: SR-62 SIGNALIZED INTERSECTION ILLUSTATIVE PLAN FIG 5–7: STATE ROUTE (SR) 62 PROJECTS SECTION B

83 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
SR-62 STREETSCAPE PROJECTS
An expansion of the sidewalk area along Twentynine Palms Highway as part of a “road diet” reconfiguration will create significant amounts of new walking and seating space for business storefronts. In order to compliment similar uses intended along the Paseo, located behind businesses, this Specific Plan proposes limited purposeful use of street front sidewalk for dedicated seating areas, and recommends
installation of several street furnishing elements in the parkway strip which will support intensified pedestrian use.

Project improvements for this streetscape should begin with curb bump-outs that reduce pedestrian crossing distances, raised planted medians with turn-pockets, and mid-block parklets or bump-outs that increase quality public space using a few onstreet parking spaces. On-street parking demand will be reduced given the investment in public surface lots behind the Paseo.

The proposal for mid-block patios will significantly improve the character of this streetscape with shade trellises, additional street trees, and fixed seating. This corridor will be transformed into a regionally unique walking, dining, shopping, and working outdoor pedestrian environment.

FIG 5–8: SR-62 PROPOSED STREETSCAPE ELEMENTS
SR62 Streetscape Projects Location
Parkway + Shade Trees Storefront Active Use Enhanced Crossings Screening & Shading 1 Parklets + Seating 2 Wayfinding + Branding 3 Pedestrian Lighting 4 Micromobility Parking 5 6 7 8
2 1
3 4
5 6
7 8

84 THE PASEO PEDESTRIAN PROJECTS
Downtown’s Freedom Plaza and its connecting Paseo
represent a creative solution to public outdoor space for dining, entertainment, and access to shared parking.

These spaces enhance the functionality of Downtown
and will become an attractive destination in the Morongo Basin. This Specific Plan proposes long term investment and upgrades to the paseo – building upon its success
as an urban activator.

Project improvements should begin with a westward
extension of the Paseo to Split Rock Avenue, touching
more businesses and reaching the future site for a
proposed transit center. Additional improvement
projects will install a consistent memorial plaque system that honors community leadership.

Other items may include a solar-photovoltaic topped
shade structure, a guard railing between pedestrians and parking spaces, art exhibit and interpretive elements,
and wayfinding signage.

FIG 5–9: THE PASEO PROPOSED ADDITIONAL ELEMENTS
Community Memorials Art + Interpretive Signage Wayfinding + Branding Walkway Fence / Screen Paseo Projects Location
ng Rear Business Activity Solar-PV Walkway Shade Pedestrian Lighting Creative + Pop-Up Retail 1 2 3 4 5 6 7 8
2 1
3 4
5 6
7 8

85 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
This section pertains to the NorthSouth corridor along Adobe Road - Downtown’s local commercial
thoroughfare. This corridor will
continue to bring drivers full access
to businesses while gaining new use
as a shaded promenade that hosts
events and better serves retail.

5.9 ADOBE ROAD

PROJECTS
planting patterns to develop a new “promenade” within a double row of palms and shade trees that would become
a secondary destination for downtown.

Using softer materials such as packed decomposedgranite, decorative laid-in paving, multi-trunk shade trees, and pedestrian scale bollards, this environment
communicates the urban character of a park-like highinvestment area when not active and occupied. This shaded space is suitably scaled for a range of event
types throughout the year; a line of booths for a street fair, or in smaller clusters, as impromptu venues for
music performances, or promotional events by local
businesses or retailers.

Existing roadway width along Adobe Road provides an
opportunity to increase public walkable space while still accommodating vehicular travel along this significant
corridor. The plan proposes to build on existing palm
FIG 5–10: ADOBE ROAD PROJECTS ILLUSTRATIVE PLAN

86 A
A

87 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN

GORGONIO VIEW POCKET

PARK CONCEPT
The Gorgonio View Pocket Park is a long range proposed
concept for a public open space. As infill development
along the Adobe Road commercial corridor completes
the urban frontage and eliminates vacant sites, the last parcel remaining should be considered as an shaded
urban haven serving as relief to pedestrians and as a
connection to rear-block shared parking.

This concept is suited for a future phase some 10 to
15 years into the timespan of this Specific Plan. A
city purchase or an operational partnership should be
sought that allows an outdoor pop-up retail vendor and
regular outdoor performance uses. This through-block
pedestrian connection helps to activate the Adobe Alley as a shared access walking route. Ideally, a vacant
parcel is chosen which is unlikely to be developed, and will preserve the views to one or two existing murals.

STATE ROUTE 62
- TYPICAL STREET

SECTION A-A
The Adobe Road concept
proposes a hybrid section
with a sidewalk and single
tree-lined parkway along
the eastern edge of the
corridor. A matching treepattern can link the two sides visually, while the single row
accommodates frequent curb
cuts and better access to
existing businesses on the
East side. The result will be a
highly functional corridor that
brings pedestrian and publicrealm functionality to a busy commercial corridor. FIG 5–11: ADOBE ROAD PROJECTS SECTION A FIG 5–12: GORGONIO VIEW PARK CONCEPT ILLUSTATIVE AERIAL

88 ADOBE ROAD ART WALK ALLEY
The alley serving businesses along the west side of
Adobe Road is proposed as a shared-access walkable
route that continues to support occasional service
vehicle use. Outfitted with paving materials, pedestrian lighting, rear façade mural art, rear outdoor dining areas and entrances, as well as wayfinding and traffic signage improvements, this vehicular route will be transformed
into a high functioning event space and safe pedestrian route.

FIG 5–13: ART WALK ALLEY PROPOSED ELEMENTS
Solar-PV Over Parking Shared Parking Lots Public Art & Murals Adobe Road Access Rear Business Activity Wayfinding + Branding Pedestrian Lighting Walkway Stripe + Finish Adobe Road Art Walk Alley Projects Location
1 2 3 4
5 6 7 8
2 1
3 4
5 6
7 8

89 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
6 UTILITIES +

RESILIENCY

90 Situated at the foot of Southern
California’s premier National Park,
this community must be a leader
in sustainability and resiliency
to a changing planet. First and
foremost is establishing sewer
service, giving priority to areas
with the most transformational
economic potential.

6.1 SUMMARY +

OBJECTIVES

THE FUTURE OF DOWNTOWN
CONNECTIVITY + MOBILITY
The future of environmental systems and utility services in Downtown Twentynine Palms begins with availability
of sewer services to unlock the full potential of growth.

Urban resiliency in the desert includes a capacity to
provide shade, evaporative cooling, walkable access to
healthy food, and outdoor areas that reflect and support the natural context.

The fundamental challenges faced by this more vibrant
and developed downtown are:
• Lack of sewer service in the near term without a
strategy to advance those services sooner
• Urban heat and pedestrian comfort in the public
realm in a changing climate
• Ensuring walkable access to healthy food within
Downtown’s growing neighborhoods.

HOW TO USE THIS PLAN

ELEMENT FRAMEWORK
This plan element organizes priority service areas,
according to environmental system, around which a set
of projects and initiatives will lead to the Downtown
promised in this Specific Plan. Use this plan element to:

1. Explain those neighborhoods and strategic areas that should be prioritized for sewer connection on the basis of their economic impact for all of Downtown.

2. Anticipate the amount of effluent that will need to
be treated for near term and long-term permanent
systems, with volume by strategic development area.

3. Understand the capital improvement parameters of
key areas that will need sewer connection soonest, as
well as opportunities for localized water recycling.

4. Visualize the relationship of access to healthy food, exercise, and visual resources and the fastest growing
residential neighborhoods in a future downtown.

5. Prepare to install renewable energy facilities around downtown where they will benefit visitors and locals
the most while helping downtown to power itself.

91 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
LEGEND
Twentynine Palms must design sustainability into the public realm, while coordinating the optimization of services to private stakeholders. In the rural desert, human wellness factors are key to Downtown resilience.

6.2 UTILITIES & RESILIENCY FRAMEWORK
The following are four major environmental and utility
systems and overall strategic approaches to their
enhancement:

WELLNESS + LIVABILITY SYSTEMS
Climate change enhances the challenge heat presents
to a livable outdoor public realm. Capital improvements such as mister fountains, shade structures, vegetation, evaporative cooling towers, and carefully selected
building materials will mitigate the urban head island
effect for those key public spaces. Community wellness
includes access to affordable, healthy food as well as
exercise facilities. In these Downtown priority areas, the City can encourage and ensure developers provide these
basic services within the retail and commercial mix. In these locations, the Downtown farmer’s market can also
be hosted to provide access to healthy food in a central social gathering space.

SEWER & WATER SYSTEMS
Working to achieve access to sewer service for all
properties is a major priority for the City of Twentynine Palms. In Downtown, key areas are identified for which
sewer service will have the greatest economic and
service offer impact. Package treatment plants are seen as a near-term solution until a major treatment facility can be established. Until then, package plants can spur development near sites under significant City influence, while mains connecting to all priority service areas can be built in advance.

ENERGY & RENEWABLE SYSTEMS
The future of renewable energy has a place in Downtown
Twentynine Palms where city-operated shared parking
lots are prime locations for EV charging stations; privately operated EV charging can be encouraged or incentivized
elsewhere. Solar photovoltaic shade structures are
already a popular tool over public parking facilities,
but have potential to enhance and cool the pedestrian
environment too.

ECOLOGY & HABITAT SYSTEMS
Joshua Tree National Park is part of the local identity and essential to economic vitality in Downtown. Extending
support for native flora and fauna into Downtown with
areas identified for the most diverse native plant palettes

is beneficial to nature and our community.
92 FIG 6–1: UTILITIES & RESILIENCY FRAMEWORK CONCEPT

93 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
GHD undertook the evaluation of
estimated wastewater flows within
the Twentynine Palms Downtown
Specific Plan to assist in planning
for future sewage disposal needs.

6.3 WASTEWATER

SERVICE ANALYSIS
The area is currently served by on-site septic systems
or small developments connected to a local package
treatment plant, which then discharges to seepage pits
permitted by the California Water Board (CWB).

This Specific Plan lays out proposed land uses in
coordination with the potential for new development. This information was used to develop estimated wastewater
flows within the Plan areas. The estimated flows will be used when the City evaluates wastewater options as the
Plan development comes to fruition. The wastewater flow evaluation included:
• Estimated Existing Commercial Flows
• Projected Future Commercial, Lodging, Housing, and
Civic Flows
Excluded from the evaluation were existing residential
wastewater flows, and wastewater flows proposed
for treatment through the Project Phoenix package
treatment plant. A brief summary of the Project
Phoenix wastewater planning is provided at the end of
this section, including disposal issues that should be
considered for future package treatment systems.

TABLE 6–1: ESTIMATED SEWER FLOWS FOR SELECT DOWNTOWN AREAS

94 PROJECTED

WASTEWATER

FLOWS FOR
FUTURE

DEVELOPMENT
There are approximately
46 sites available for
future development
within the Plan
area, representing
approximately 35 acres.

Similar to existing flows,
the projected future
flows were divided into two categories, depending on
estimated timeline for connecting to a new package
wastewater treatment plant. These flows included City
housing areas in the Twentynine Palms Highway South
Area, as well as the new development proposed in the
West Gateway Area.

Estimated projected wastewater flows for future
development were based on the land use category and
the potential types of services that could be provided
and included the generalized categories of Retail,
Services, Food/ Beverage, Business, and School.

For the housing land use category a mix of housing
types was projected and a total number of dwelling
units per site was estimated, and a flow factor was then applied. The estimated number people per household
was based on data from the US Census American
Community Survey for 2015- 2019 for the City of
Twentynine Palms.

For the other types of projected services, the number
of occupants per square foot was estimated and then
a wastewater flow rate per occupant was applied. The
results sorted by Plan district and land use category are shown in Table on the previous page.

PROJECT PHOENIX

REFERENCE SUMMARY
The proposed Project Phoenix project site encompasses
approximately 11.2 acres in downtown Twentynine
Palms. Based on preliminary project information, the
proposed development will include, but may not be
limited to, a 100-unit proposed hotel, a 11,685 square
foot Community Center building, and a 4,244 square foot Visitor Center building.

The Project Phoenix Package system is designed to
handle 20,500 gallons of raw wastewater per day.

The proposed type of treatment process will be a
pre-engineered modular system providing biological
secondary treatment process. The selected disposal
system for the Project is a seepage pit system, which is common in the area.

ESTIMATED WASTEWATER FLOWS

FOR EXISTING DEVELOPMENT
There are approximately 73 existing businesses within
the Plan area. The existing wastewater flows were
divided into two categories, depending on estimated
timeline for connecting to a new package wastewater
treatment plant, separate from the system being built
for Project Phoenix.

The existing businesses along Twentynine Palms
Highway South from Cholla Avenue extending west
to Oasis Avenue are included in the wastewater flow
estimates for the new package treatment plant. The
remaining flows were included as additional existing
wastewater flows.

Estimated wastewater flows for the existing
development were based on the type of services
provided by the facility and included the generalized
categories of Retail, Services, Food/ Beverage,
Business, and School. For each service type the number
of occupants per square foot was estimated ranging
from a low of 12.5 square feet per occupant for food
establishments to 100 square feet per occupant for
less intensive uses including offices and retail services.

A wastewater flow rate per occupant was then applied
to calculate the total flow. The estimated flow was then aggregated by Plan area and land use type and the
results rounded to the nearest 100’s. The results are
shown in the Table on the Previous Page.

1. NV5. Engineer’s Report for Project Phoenix Phase 2, City of Twentynine Palms, California County of San Bernardino, April 2021.

2. Approximate resource volume for recycled water for use in landscape irrigation in the Twentynine Palms South plan area.

Potential
Future
Recycled
Water:
~18,000
GPD2

95 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN

DOWNTOWN ACTION PLAN

PART III

96 ECONOMIC COMPETITIVENESS
PROJECTS + INITIATIVES SCHEDULE

97 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
7 ECONOMIC

COMPETITIVENESS

98 The Specific Plan outlines a series of strategic steps to enable sustainable redevelopment in Downtown
Twentynine Palms. First, priority leasing and design
improvements should be focused on filling currently
vacant spaces in existing buildings. Once the City has a proven track record of successful new business sales
revenues and strong patronage from the visitor, resident and military customer markets, new construction may
be viable. In the meantime, temporary uses, such as
seasonal, weekend and holiday Food Trucks may be a
viable option—particularly during special events.

Over the long-term, the Twentynine Palms overnight hotel and day trip visitor segments provide the greatest upside in sales revenues to the City. The blended appeal of
new businesses to both visitors and residents (including the military families and single person personnel) will contribute to a vibrant, revitalized Downtown 29.

The importance of new visitor support is integral to
the City’s revitalization. As JTNP visitation grows,
the importance of the Twentynine Palms entrance
The City of Twentynine Palms
has a history of entrepreneurial
business formation. Continuing
this trend, and promoting that
success to new constituencies will
be fundamental to the successful
revitalization of Downtown.
to Joshua Tree must naturally increase to support the
predicted attendance at the National Park. The Joshua
Tree Entrance is near capacity, and visitors will flow to where their wait times are shortest—at the Twentynine
Palms entrance. The completion of Project Phoenix, along with other key actions by the City and private sector
businesses to improve the Downtown area, will be critical to “capturing” new visitor-generated dining and retail
spending potential.

Yucca Valley will continue to draw Twentynine Palms
residents to its “big box” offering for value-oriented retail shopping. In contrast, the recommended Downtown
goal would be to create an entrepreneurial, village-like, walkable destination differentiated from the car-focused, suburban formats found in Yucca Valley. Envisioning
analogous downtown “villages”, such as Springdale, Utah, at the entrance to Zion National Park, or the pedestrianoriented, resident and visitor-serving downtown village in Idyllwild, California, near the entrance to the Mount San Jacinto State Park and the Pacific Crest National Scenic Trail, will assist in modeling proven leasing and urban design improvements.

The City of Twentynine Palms is enjoying renewed interest from households previously living in Los Angeles County or other Southern California regions, who are now seeking a better future and a Hi-Desert lifestyle. With the promotion of remote working by many companies, employees can
relocate to more affordable communities and enjoy a
healthier, outdoor-oriented quality of life.

7.1 ECONOMIC

COMPETITIVENESS

SUMMARY

99 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
Following on the successful start of programs crucial
to economic success, such as the Twentynine Palms
Downtown Business Association and the Downtown
Façade Improvement Program, these additional
measures will maintain and promote economic gains.

Generally, the initiatives proposed by this Specific Plan support local businesses in three ways: Providing a
public realm that supports retail activity, marketing and engaging with new customer bases and constituencies,
and facilitating events that actively connect residents and visitors to local goods. All of these initiatives are captured or summarized in the Projects + Initiatives
Schedule under Economic Competitiveness Initiatives.

DESIGN FUTURE DOWNTOWN

PASEO IMPROVEMENTS
A Paseo behind Downtown buildings requires a
number of physical improvements to fully activate its
pedestrian use by visitors and residents. Cost-effective The following initiatives are
recommended to advance economic
strategy objectives that will help
achieve the Downtown vision. These
programs are designed to elevate
and promote the local business story
that is unique to Downtown 29.
improvements may be incrementally phased, based on
available financial resources. The primary goal is to
create a continuous and attractive walking area that
provides a safe, usable connection from back-of-building parking areas and the outdoor dining areas of individual businesses. Consideration should be given to the
following design elements:
• Covered shading for hot weather relief.
• Permanent, attractive railing/fencing with openings
to back parking areas.
• Desert-compatible, attractive landscaping;
interesting, artistic design elements.
• Cost-effective components that can be phased over a
five to ten-year timeframe.

CREATE NEW DOWNTOWN

BUSINESS BROCHURE
An updated, colorful pictorial map and brochure is
recommended. The most appealing and usable brochure
is one that shows the individual buildings, with names
and types of businesses easily readable at a glance. See examples for the small town of Seaside, Florida (https:// www.discover30a.com/wp-content/sdaolpu/2011/09/
seasidemap_image.jpeg) and a building pictorial version for the Folsom (CA) Historic District (https://www.
historicfolsom.org/find-it-in-historic-folsom/).

7.2 ECONOMIC

COMPETITIVENESS

INITIATIVES

ACTIVELY RECRUIT NEW

DOWNTOWN BUSINESSES
Designate a City staff professional to recruit
entrepreneurial businesses to Downtown in accordance
with Long-Term Recommended Dining and Retail Program.

Alternately, retain a part-time retail professional to
conduct these tasks, reporting to in-house staff.

DESIGNATE CITY STAFF NEW

BUSINESS FACILITATOR
In order to facilitate the smooth opening and storefront/ interior renovation process, consideration should be given to designating a single City staff individual responsible for facilitating and coordinating the process. New business investment may be encouraged if entities know that the
City’s code, review and design process will be coordinated by a single individual in a business-friendly and timely manner.

DESIGNATE CITY STAFF

PRESS RELEASE TASKS
Press releases and regional press articles are
recommended when major Downtown construction efforts
reach milestone completions; when new businesses
open; when major public events are planned; when new
hospitality offerings are announced or opening; and when popular programs at the Joshua Tree Hi-Desert Cultural
Center are announced.

100
RELOCATE ICONIC 29 PALMS ENTRY

SCULPTURE TO DOWNTOWN

ENCOURAGE ESTABLISHMENT OF

LOCAL ARTS & CRAFTS SHOW

PLAN FOR FUTURE DOWNTOWN

BUSINESS IMPROVEMENT DISTRICT

SELF MANAGEMENT AND MARKETING
Although a functioning Downtown Business Association
exists today, a future, self-funded Business Improvement District (“BID”) may be the optimal strategy for eventual self-management and maintenance by the Downtown
business stakeholders. The formation of a BID may need
several years to create and fund, after the Downtown
has built up a base of new and successful operating
businesses, particularly dining establishments.

CREATE NEW RESIDENT

OUTREACH PROGRAM
Establish a new resident homeowner/renter outreach
program, possibly with an on-line focus, supported
by a volunteer resident liaison. New residents have
the potential for being great “cheerleaders” for their
new homes, bringing fresh talent and perspectives.

Information “packets” may highlight dining, shopping and service uses; city marketing efforts; opportunities for civic, arts, and sports engagement; and serve as invitations to get involved in local affairs. Connecting local landlords and for-sale housing brokers, the outreach program has
the potential to quickly educate new residents on the
City’s strengths.

Fig 7–1: Iconic 29 Palms Entry Sculpture Fig 7–2: Art Event Example: Indian Wells Craft Fair The incorporation of the iconic 29 Palms Sculpture into the heart of Downtown, preferably close to the Downtown Plaza, will enhance the visitor experience with an
“Instagrammable” spot. Moving the sculpture will ensure its visibility and usefulness in enticing visitors to stop and enjoy Downtown’s amenities.

RESTAURANT & CULINARY

SCHOOL TASTING EVENTS
As new dining businesses are established in Downtown,
the City may consider an annual City-wide tasting event targeted to visitors and local residents. This could solidify the City’s image of attracting and retaining excellent
food establishments, while building goodwill with local residents.

The future Downtown Plaza would be an excellent site
for a weekend arts and crafts show during the high
visitor season. Local arts, crafts, and other local regional “makers” may contribute to the festive atmosphere
of tents and kiosks. Artists should be encouraged to
provide items for sale at a wide range of price points, including prints, jewelry, crafts, cards, small sculptures, etc., priced well below $100.

101 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
8 PROJECTS +

INITIATIVES SCHEDULE

102
LE
The following pages present the Projects + Initiatives
Schedule, which list projects that implement the Plan
Element Frameworks and initiatives that support
the Goals and Vision for Downtown. The table
recommends project phasing for the most effective
timing. Action items and their element categories all
require city government coordination, encouragement,
and leadership – especially from the Community
Development Director. Accordingly, owning and
supporting stakeholder responsibility is advised; but
city leadership always sets these efforts in motion.

Action Plans constitute the most
important guidance document for
implementing any comprehensive
plan - aligning the strategic cues
and detailing stakeholder roles
to effect the greatest economic
synergy. Embedded in the
design of this Action Plan is the
understanding that near term
achievements propel longer term
goals to build the Downtown Vision.

The City, through the efforts of its Community
Development Director and City Manager, should use
this schedule of projects and initiatives to:
• Update the municipal capital improvements
program regularly
• Pursue grant funding based on long term planned
goals
• Initiate preparatory steps for projects, including
program, design, and permitting
• Communicate expectations of other agencies and
stakeholders
• Promote the bright future of Twentynine Palms to
investors and developers
The timing and order of projects proposed by this
Specific Plan is based on the development and
investment context in which this plan was created. In
short, it is an initial recommendation.

Grant funding, community input, and environmental
factors should influence what is a flexible workplan to achieve Horizon 2045. Ideally, this schedule should
be a living timeline, updated as work unfolds, and
revisited at meaningful intervals.

8.1 CAPITAL

IMPROVEMENTS

PROGRAM SUMMARY

103 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
TABLE 8–1: DOWNTOWN SPECIFIC PLAN PROJECTS + INITIATIVES SCHEDULE

104

105 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN

DOWNTOWN CODE

PART IV

106

SITE DEVELOPMENT STANDARDS

ARCHITECTURE OVERVIEW

ARCHITECTURAL STYLES

ARCHITECTURAL FORM

ARCHITECTURAL CHARACTER & DETAILS

107 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
DC-1 SITE DEVELOPMENT

STANDARDS

DOWNTOWN CODE

108
These guidelines, standards, and controls describe and
illustrate design decisions that will ensure Downtown
Twentynine Palms grows into more economically vibrant,
environmentally resilient, and pedestrian-accessible
high-quality destination. Twentynine Palms needs retail density, compact affordable housing, architecture that
communicates history and context, and attractive lighting that protects night sky views. In order to meet these
needs, this part is organized into three major topics:

1. Site Development Standards

2. Architectural Guidelines (through four Chapters)

3. Light Pollution Controls
The Site Development Standards present a mostly
objective design standard concerning site planning,
overall building placement and size, and is headed by
a standard allowable uses table for the four downtown
designated land uses (zones). The Architecture
Guidelines are enforceable at the discretion of the
The Downtown Code element of
the master plan provides design
direction for private property within
the Downtown Specific Plan area.

It will help guide new development,
improvements, and renovations to
support the vision for the area.

Community Development Director and generally promote
aesthetic consistency over time. The light pollution
controls is similarly enforceable at the discretion of the Director, and provides metrics instrumental to preserving dark skies.

It is important to note that the following sections contain both interpretive design guidelines delineated by the
words “encouraged” or “may” as well as mandatory
design standards which contain the words “shall”,
“must” or “will”. Where the term “should” is used in the document, it is a guidelines that is strongly encouraged.

This Downtown Code supplements the General Plan
and Twentynine Palms Municipal Code, and is allowed
accordingly:

DC-1.0.0.1 Relationship to Development Code,
Title 19 of Twentynine Palms Municipal Code (TPMC).

TPMC §19.02.090 Status of Specific Plans: Where a
specific plan has been adopted containing specific
development standards, the development standards
contained in this Development Code shall not apply
to the degree that they are not consistent with the
development standards contained in the specific plan.

The Downtown Code is prepared with intent to avoid
conflicts with the Twentynine Palms Development Code.

The above explains that, where a conflict or confusion
may arise, decisions should fall to interpretation of the Municipal Code. In all other cases, this Downtown Code
should be the “first stop” for determinations about new projects, improvements, and renovations.

DC-1.1 DOWNTOWN

CODE OVERVIEW

109 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
DC-1.1.1 APPLICABILITY
Projects and properties involving new construction, whole or partial redevelopment, or change in use requiring
permits and review by Community Development are
subject to these allowable land use rules. Conditional
Use Permits and their content are to be consistent with the requirements of the TPMC. In all cases, consult
with the Community Development Department and its
Director for guidance and clarification.

Permitted use provisions are symbolized in the table as follows:
• P = Land use permitted by right
• CUP = Land use permitted with approval of
Conditional Use Permit
• AUP = Administrative Use Permit required
• X = Land use not permitted
DC-1.1.2 PURPOSE & INTENT
This Land Use Table and related
Land Use Plan (Designated Land
Use, or zones), ensures that
adjacent uses are compatible and
work together to create vibrant,
coherent Downtown blocks and
sub-areas. Permitted land uses for
Downtown Twentynine Palms are
listed in this Figure. Use listings
are grouped by a general category
on the basis of common function,
product, or compatibility.

DC-1.2 ALLOWED

LAND USES
Allowable Land Uses for Downtown Zones
Land Use Designations (Zoning)
Downtown
Traditional
DT
Downtown
General
DG
Downtown
Multi-Family
DR-20
Downtown
Residential
DR-8
Residential Uses - Dwellings, Multifamily, and Home
Services
Adult Day Care Home X X P P
Commercial Day Care Facility - 8 or more children CUP CUP CUP CUP Commercial Day Care Facility - 7 or less children AUP AUP AUP AUP Dwelling - Multifamily P P P P
Dwelling - Second or Accessory Unit P P P P
Dwelling - Single-family P P P P
Dwelling - Two-family P P P P
Emergency or Homeless Shelter CUP CUP X X

SRO CUP CUP X X
Family Day Care Home, Large (7–24 children) X X CUP CUP Family Day Care Home, Small (6 children or less) X X CUP CUP Live/Work Facility P P CUP CUP
Residential Care or Hospice Home CUP CUP CUP CUP
Senior Multifamily CUP CUP CUP CUP
Civic Uses - Community Services and Institutions DT DG DR-20 DR-8 Conference, Clubs / Lodges, Private Meeting Halls P P X X Education < 2000 sf, Fitness, Dance, Music Studio P P X X Education > 2000 sf CUP CUP X X
Education - Public Facility CUP CUP CUP CUP
Commercial Recreation - Indoor P P X X
Fitness and Sports Facilities - Indoor P P X X
Fitness and Sports Facilities - Outdoor CUP CUP X X
Libraries and Museums P P CUP CUP
Commercial Recreation - Outdoor CUP CUP X X
FIGURE DC-1.2.A: ALLOWABLE LAND USES FOR DOWNTOWN ZONES

110
Allowable Land Uses for Downtown Zones
Land Use Designations (Zoning)
Downtown
Traditional
DT
Downtown
General
DG
Downtown
Multi-Family
DR-20
Downtown
Residential
DR-8
Civic Uses - Community Services and Institutions (Continued) DT DG DR-20 DR-8 Parks and Public Plazas P P P P
Public Agency Facility P P CUP CUP
Religious Institutions CUP CUP CUP CUP
Theaters and Auditoriums P P X X
Civic Uses - Utility, Transport and Communication DT DG DR-20 DR-8 Heliports and Airports X X X X
Park and Ride Facility P P X X
Telecommunications Facility CUP CUP CUP CUP
Transit Stations and Terminals P P X X
Utility Facility and Infrastructure CUP CUP CUP CUP
Commercial Uses - Food and Beverage DT DG DR-20 DR-8
Artisan / Craft and Small Production P P CUP CUP
Alcoholic Beverage Sales CUP CUP X X
Bars and Nightclubs CUP CUP X X
Drive-through Food and Beverage CUP P X X
Restaurants P P X X
Food Market and Deli P P X X
Commercial Uses - Retail and Services DT DG DR-20 DR-8
Banks and Financial Services P P X X
Drive-through Sales/Services, Drive-In (Non-Food) CUP P X X Business Support Services P P X X
Home Improvement Supplies/Hardware Store P P X X
Kennels CUP CUP X X
Medical Services – General and Outpatient P P X X

ALLOWABLE LAND USES FOR DOWNTOWN ZONES (CONTINUED)

111 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
Allowable Land Uses for Downtown Zones
Land Use Designations (Zoning)*
Downtown
Traditional
DT
Downtown
General
DG
Downtown
Multi-Family
DR-20
Downtown
Residential
DR-8
Commercial Uses - Retail and Services (Continued) DT DG DR-20 DR-8 Medical Services – Urgent Care/Hospital CUP P X X
Office – Business and Professional P P X X
Office – Accessory P P CUP CUP
Office - Residential Conversion P P CUP CUP
Personal Services P P X X
Adult-Oriented Businesses X X X X
Printing and Publishing P P X X
Retail P P X X
Self-Storage X X X X
Veterinary Facility/Pet Grooming P P X X
Commercial Uses - Lodging and Vacation Property DT DG DR-20 DR-8 Hotels/Motels CUP CUP X X
Bed and Breakfast CUP CUP CUP CUP
Vacation Property Rental P P P P
Commercial Uses - Automotive and Vehicle DT DG DR-20 DR-8 Automobile Sales and Rental X X X X
Automobile Parts Sales CUP P X X
Car Wash and Detailing X CUP X X
Service/Gas Stations X CUP X X
Automobile Repair and Service/Gas Station CUP CUP X X
Accessory and Other Uses DT DG DR-20 DR-8
Accessory Commercial Use, Home-Based Industry P P P P
Recycling Facility – Collection X P X X
Temporary Uses CUP CUP X X

ALLOWABLE LAND USES FOR DOWNTOWN ZONES (CONTINUED)
Notes
*Existing uses may continue as a non-conforming
use and may be replaced if damaged or
destroyed.

Future uses not defined at this time and brought
before the Planning Commission shall be
reviewed for appropriateness and compatibility
with existing uses.

112

ALLOWABLE LAND USES FOR DOWNTOWN ZONES (CONTINUED)
LEGEND
FIGURE DC-1.2.B: DESIGNATED LAND USE ZONES MAP

113 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
DC-1.2.1 PURPOSE & INTENT
These standards are intended
to preserve a high-quality public
realm within the Downtown core
while offering a gradual transition
to the surrounding residential
neighborhoods.

DC-1.3 CORE

DEVELOPMENT

STANDARDS
Standard
Land Use Designations (Zoning) Additional
Standards
Downtown
Traditional
DT
Downtown
General
DG
Downtown
Multi-Family
DR-20
Downtown
Residential
DR-8
Minimum Lot Area No Min. No Min. No Min. No Min.

Minimum Density (du/acre) No Min. No Min. 5 du/ac No Min.

Maximum Density (du/acre)1 20 du/ac 8 du/ac 20 du/ac 8 du/ac Floor Area Ratio (FAR)
Minimum FAR 0.3 No Min. No Min. No Min.

Maximum FAR 2.0 1.0
.

1.0 0.5
Building Height TPMC §19.68
Maximum (stories) 3 Stories 2 Stories 3 Stories 2 Stories Maximum (feet) 45 ft 35 ft
.
45 ft 35 ft
Front Setbacks2
DSP Section 3.1
(Maximum Front
Setbacks), DSP Section

3.2 (Ground Floor
Residential Uses Near
Adobe Road of Highway
62), and TPMC §19.68
Minimum 0 ft. 10 ft. 10 ft. 20 ft.

Maximum 5 ft. No Max. No Max. No Max.

DC-1.3.1 APPLICABILITY
The following development standards for Downtown
Twentynine Palms and are applicable to properties
involving new construction, whole or partial
redevelopment, or change in use requiring permits and
review by Community Development.

This is a hybrid objective standard with some formbased elements, and is organized into Core Standards (Figures at right), as well as written standards pertaining to setbacks, fences and screening, parking, bicycle and pedestrian facilities, signage and graphics, and public art.

FIGURE DC-1.3.A: CORE DEVELOPMENT STANDARDS

114
Standard
Land Use Designations (Zoning) Additional
Standards
Downtown
Traditional
DT
Downtown
General
DG
Downtown
Multi-Family
DR-20
Downtown
Residential
DR-8
Minimum Side Setbacks
Street Side2 (on corner lot) 0 ft. 10 ft. 10 ft. 10 ft.

Interior Side 0 ft. 5 ft.
.
5 ft. 5 ft.

Interior Side Adjacent to
Residential Use 5 ft. 5 ft.
.
5 ft. 5 ft.

This requirement
shall not apply when
the project abuts an
existing mixed use
building that contains a
residential use.

Minimum Rear Setbacks TPMC §19.68
Non-Alley / Non-Paseo 0 ft. 10 ft. 5 ft. 5 ft.

Adjacent to Alley or Paseo 0 ft. 0 ft. 0 ft. 0 ft.

Lot/Building Coverage
Maximum No Max. 80% 80% No Max.

Minimum 50% No Min. No Min. No Min.

Notes
1: While there is no maximum residential density in the DT and DG zoning districts, the number residential units on a lot will be limited by the maximum FAR, maximum building height, required parking, minimum unit size requirements in the building code, and other applicable development standards.
2: No portion of new buildings on corner lots shall be located within the Clear Site Triangle. See TPMC §19.06.030.1.

115 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
DC-1.3.3.3 Setback Visibility. Solid walls over 4 feet
high are not permitted in any front setback area. In the Downtown Residential Zones DR-20 and DR-8, solid walls
over 6 feet high are not permitted along side and rear
setback areas.

DC-1.3.3.4 Off Street Parking in Setback. Off-street
parking is not permitted in the front setback area in the Downtown Traditional Land Use District.

DC-1.3.3.5 Landscape Buffer Requirement. Off-street
parking and service areas visible from public streets shall be screened with a minimum 30-inch high solid wall, 30- inch high landscaped earth berm or minimum 3-foot wide
continuous landscaped edge with shrubs that reach a
DC-1.4 DEVELOPMENT

STANDARDS
DC-1.4.1 PURPOSE & INTENT
These standards are intended
to support a compact, walkable,
Downtown core.

DC-1.3.2 APPLICABILITY
The following development standards for Downtown
Twentynine Palms and are applicable to properties
involving new construction, whole or partial
redevelopment, or change in use requiring permits and
review by Community Development. This is a hybrid
objective standard with some form-based elements,
and is organized into Core Standards (tables at right), as well as written standards pertaining to setbacks, fences and screening, parking, bicycle and pedestrian facilities, signage and graphics, and public art.

DC-1.3.3 ADDITIONAL

SETBACKS STANDARDS
DC-1.3.3.1 Intended Right of Way. Buildings fronting
Twentynine Palms Highway / SR-62, and Adobe Road,
and developed within the Downtown Traditional Land Use
District shall exceed maximum setback per the discretion of the Community Development Director to match the
adjacent or prevailing setback of adjacent facades where the parcel boundary sits inside the intended right-of-way.

DC-1.3.3.2 Property Frontage Requirement. Buildings
shall be constructed at or within the required maximum
front setback for a minimum of 50 percent of the lot’s
linear street frontage. The Community Development
Director may wave the requirement if the project
incorporates a front-facing courtyard or privately-owned public space between the front building wall and front lot line to provide a pedestrian or seating environment.
minimum height of at least 24 inches after two years growth.

Solid walls used for screening must be accompanied by a minimum 2’-4” wide landscaped edge facing the street.

DC-1.3.4 ADDITIONAL MAXIMUM

SETBACK STANDARDS
The figures above identify further standards for location and use of setback maximums to vary facades and massing.

DC-1.3.5 FIRST FLOOR

RESIDENTIAL ALONG MAJOR ROADS
Ground Floor Residential Uses Near Adobe Road and
Highway 62. Within the Downtown Traditional (DT) zone,
ground floor residential uses should not be located within 40 feet of the Adobe Road or Highway 62 street right-ofway. This restriction does not apply to residential uses located on above-ground stories (e.g. vertical mixed-use developments) or to ground level space that is located
more than 40’ from the applicable street right-of-way (e.g. horizontal mixed-use).

FIGURE DC-1.4.A: MAXIMUM FRONT SETBACKS
FIGURE DC-1.4.B: FRONT-FACING CAFÉ AREA OR PRIVATELY-OWNED PUBLIC SPACE

116
DC-1.4.2 FENCES

AND SCREENING
DC-1.4.2.1 Screening Height Measurement. All
screening height must be measured as the vertical
distance between the finish grade and the top edge of
the fence material. If the finish grade includes a slope or berm, the mean between the highest and lowest finished
grade adjacent to the base of the fence and to 3 feet of either side of the fence shall be taken as “finish grade”.

DC-1.4.2.2 Reduction of Required Screening or
Screening Design Standards. The Director may completely or partially waive required screening and associated
standards in cases where the Director considers the
relief necessary to maintain or enhance the architectural character of the surrounding neighborhood.

DC-1.4.2.3 Additional Screening Requiring
Administrative Use Permit. The following screening types must comply with the specified requirements and requires Director approval before issuing a Building Permit, as
applicable.

Courtyards. If screening is installed to create a courtyard without a roof, it must be a maximum of five feet in height and be set back at least as far as the adjoining building face. In reviewing the plan for the proposed courtyard, the Director may consider, but not be limited to, the
following:
• Building characteristics including the dimensions,
color and architectural design;
• Compatibility of the architectural and design features of the proposed courtyard with the features of the
adjoining, as well as neighboring buildings; and
• Landscaping, including the effort to minimize
removal of existing vegetation and to match
replacements with vegetation of the site.
• Courtyards between the building face and the front
of the parcel, and courtyards adjoining a paseo may
have screening devices no higher than 42 inches.

DC-1.4.2.4 Fencing on Retaining Walls. The total height of fences and the retaining walls that they are mounted on or attached to are limited to six feet in height. However, the Director may approve higher fencing if it is determined that there will be little or no impact on the adjoining properties or the walkable nature of the neighborhood and the height is necessary to achieve the objectives of this Section or is required for health and safety.

DC-1.4.2.5 Prohibited. Barb type, electric, or razor wire screening is prohibited.

DC-1.4.2.6 Safety Standards. Where a lot is situated at the intersection of two or more streets, screening may not be erected, placed, planted, or allowed to grow in such a manner as to obstruct intersection visibility.

DC-1.4.3 MECHANICAL

EQUIPMENT SCREENING
DC-1.4.3.1 Screening Required New installation or
relocation of existing mechanical equipment, whether
installed on the roof, ground, or walls, must be screened from public view in compliance with this Subsection. The following are exempt from this Subsection: (i) Free-standing or roof-mounted solar equipment; and (ii) Vents less than four feet in height may be exempt from the requirements a subject to Community Development Director review.
• New buildings must be designed to provide a parapet
or other architectural element that is as tall or
taller than the highest point on any new mechanical
equipment to be located on the roof of the building.
• For existing buildings with no or low parapet heights, mechanical equipment must be surrounded on all
sides by an opaque screen wall as tall or taller than
the highest point of the equipment. The wall must
be architecturally consistent with the building and
match the existing building with paint, finish, and
trim cap detail. All new roof screens are subject to
Site Plan Review and may be referred to the Planning
Commission, as determined by the Director.

DC-1.4.3.2 Wall- and Ground-mounted Equipment. All
wall- and ground-mounted equipment must comply with the following:
• Must be located at the face of the building;
• All screen devices must be as high or higher than
the highest point of the equipment being screened.

Equipment and screening must meet rear and side
setbacks of the applicable zone; (i) Screening must
be architecturally compatible and include matching
paint, finish, and trim cap of the building; and (ii) All new mechanical screens for ground or wall-mounted
equipment are subject to Director review.

DC-1.4.3.3 Temporary Fencing. Temporary fencing may
be used to provide security for approved special events, construction sites, or vacant structures and land, which cannot otherwise be secured. All temporary fencing must:
• Consist of chain link fencing or other materials as
approved by the Director
• Not exceed six feet in height;
• Be removed at the conclusion of the special event
or completion of construction activities (i.e., final
inspection) for which it was approved; and
• All approved fencing for construction sites may not
be installed until a Building Permit or Grading Permit
has been issued and must be removed prior to final
inspection. The use of temporary fencing around
occupied structures that can be secured by other
means is not allowed. If the Building Permits expire
before the construction is completed, the Director
may issue a Temporary Use Permit to allow the
fencing to remain for a longer period of time. The use
of temporary fencing around vacant land or vacant
structures is subject to the terms and conditions
specified in an administrative permit authorizing this
fencing.

117 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
DC-1.5 PARKING
DC-1.5.1 PURPOSE & INTENT
These parking standards ensure
Downtown has safe, adequate, and
well-functioning parking infrastructure
to support commerce and walkability.

DC-1.5.2 APPLICABILITY
All new construction must provide vehicular parking as
required by this subsection or otherwise reduced.

DC-1.5.3 PARKING

SPACES REQUIRED
DC-1.5.3.1 Downtown Traditional Zone. New
development, including both residential and non-residential uses, is not required to create private off-street parking spaces to meet the potential parking needs of the new
development. Parking in the DT zone is provided via publicly operated parking lots and on-street parking spaces.

DC-1.5.3.2 Downtown General Zone Residential Uses.

New residential development must provide private off-street parking in accordance with the table below.

DC-1.5.3.3 Downtown General Zone Non-Residential
Uses. The developer must determine the number of
parking spaces sufficient for the proposed use and provide justification acceptable to the Community Development
Director and Planning Commission to support the
determination if not providing off-street parking as
described in TPMC §19.82.

DC-1.5.3.4 Downtown General Zone Mixed-Use. New
development that contains both residential and nonresidential uses will calculate required parking separately for each use portion of the building in accordance with this section.

DC-1.5.3.5 Downtown Residential Zone Residential
Uses. New residential development must provide private offstreet parking in accordance with Figure DC-1.5.A.

DC-1.5.3.6 Downtown Residential Zone Non-Residential
Uses. New non-residential development must provide offstreet parking as described in TPMC §19.82.

DC-1.5.3.7 Downtown Residential Zone Mixed-Use.

New development that contains both residential and nonresidential uses will calculate required parking separately for each use portion of the building in accordance with this section, e.g., Figure DC-1.5.A.

DC-1.5.3.8 Reductions in Number of Residential Spaces
Required. The following residential uses are exempt from on-site parking requirements:
• Deed-Restricted Affordable Housing. New residential
units that are deed restricted to households earning
80 percent or less of the San Bernardino County area
median income.
• Affordable-by-Design. New residential units with a
floor area of 400 s.f. or less.
• Accessory Dwelling Units.

DC-1.5.3.9 Large Vehicle Parking. Required off-street
parking may be provided off-site in compliance with the following:
• Trucks, tractors, or tractor-trailers with capacity for more than a one-and-one- half-ton load, front- and
rear-end loaders, or any kind of commercial, industrial, agricultural, or transportation vehicles/equipment
used primarily for business purposes, may not be
parked or stored in the Downtown Zones for purposes
other than unloading, loading, or delivery services.
• Automobiles, small trucks, vans, or vehicle
trailers allowed in conjunction with an approved
home occupation (one per home occupation),
Residential Unit Types Parking Per Unit
Studio No spaces required
1 Bedroom & 2 Bedroom 1 Space
3+ Bedrooms 1.5 Spaces
FIGURE DC-1.5.A: RESIDENTIAL PARKING
and recreational vehicles, utilized for personal or
business use, are excluded from the provisions of this
Subsection.

DC-1.5.3.10 Loading. On-site loading space(s) are
required for each adjacent business they will serve, except in DT areas where this a communal loading zone. On-site loading space(s) are not required where the site is adjacent to an alley or side street that provides temporary parking for loading/unloading activities.

DC-1.5.3.11 Tandem Parking. Tandem parking is allowed
in all Downtown Zones for all residential uses if both tandem parking spaces satisfy the parking requirement of one
residential unit, and, neither of the tandem parking spaces are required accessible parking spaces.

DC-1.5.4 DRIVEWAY AND

DRIVE-THROUGH DESIGN
DC-1.5.4.1 Access to Driveways. The forward motion of
the vehicle must be practical when accessing to and from driveways onto public thoroughfares.

DC-1.5.4.2 Driveways must extend and include the area
between the lot line and the edge of the street pavement.

DC-1.5.4.3 The design and construction of all off-street parking access drives must meet the requirements of the City Engineering Standards.

DC-1.5.4.4 Drive-Through in the DT District. Location.

Drive-Through stacking lanes and ordering windows shall not be located between a building wall and the parcel front property line. Drive-Through stacking lanes and ordering windows must be located between a building wall and a side or rear property line.

DC-1.5.4.5 Alley Vehicle Stacking Prohibited. Drive through stacking lanes shall not be configured on the site or public roadway such that vehicles will stack in the alley or within a developed paseo.

118
Number of Parking Spaces Percent of Gross Parking Area in Landscaping 6 or fewer 0%
7 to 15 4%
16 to 30 8%
31 and over 12%
Required Shade Trees Standard
Amount 50% of gross site acre minus building footprint
Height and Size at Installation 6 - 8’ minimum height and 15 gallon minimum Mature Canopy Anticipated (Drip line Diameter) 30’ minimum Characteristics High branching, broad headed shading form Location Evenly spaced throughout lot to provide uniform shade DC-1.5.5 PARKING LOCATION
DC-1.5.5.1 Location of Parking. Location of required onsite parking in all zones is regulated by setbacks established in the Core Development Standards section and the
following:
• Parking lots with 20 or fewer spaces must have all
off-street parking areas separated at least five feet
from buildings in order to provide a sidewalk between
the building and parking area; Parking lots with more
than 20 spaces must have all off-street parking areas
separated at least 8 feet from buildings in order to
make room for a sidewalk, landscaping, and other
planting between the building and the parking area;
and
• This separation may be eliminated to the rear of
buildings in areas designed for unloading and loading
of materials.

DC-1.5.5.2 Location of Parking Abutting Residential.

Off-street parking and service areas may be located in
required interior side and rear setback areas, except that, when abutting an existing residential use, the parking or service area shall be set back at least three (3) feet from the abutting residential property line unless a 6ft high solid masonry wall is provided between the off-street parking and the adjacent residential use.

DC-1.5.5.3 Location of Off-Site Parking. Required offstreet parking may be provided off-site in compliance with the following:
• Required privately controlled parking may be
provided in off-street parking facilities on another
property within 1,000 feet of the site proposed for
development, as measured along thoroughfare
right-of-ways;
• Pedestrian access between the use or the site and
the off-premise parking area must be through concrete
or paved sidewalk or walkway; and
• Parking Agreement. The owner shall provide
a recorded parking agreement reflecting the
arrangement with the off-site location.

FIGURE DC-1.5.B: PARKING AT DT ZONE
FIGURE DC-1.5.C: REQUIRED INTERIOR PARKING LOT LANDSCAPING must be located to the rear or side of buildings. Corner surface parking lots are prohibited. In Residential Zones, parking must be located to the rear or side of the building where practical.

DC-1.5.6 PARKING LOT DESIGN
DC-1.5.6.1 Required Landscape. Landscape or
pedestrian areas are required based on number of spaces provided according to the table below. Additional details related to planting, watering, and materials are controlled by the landscape section of this code. For the portion of a parking area over which photo-voltaic solar collectors are installed where they also function as shade structures, the minimum requirement for trees may be waived.

DC-1.5.6.2 Stormwater Features. Landscaping areas
must accommodate stormwater management features to
the extent feasible as determined by the City.

DC-1.5.6.3 Design Legibility of Individual Spaces. Offstreet parking areas of six or more spaces and off-street loading areas must include painted lines, wheel stops, and other methods of identifying individual parking spaces and loading areas, while distinguishing such spaces from aisle and other circulation features.

DC-1.5.5.4 Location of Parking in the Downtown
Traditional District (DR-8 and DR-20). Surface parking
spaces may not be located between a building and a front or side lot line in the setback area (on a corner lot). Parking

119 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
DC-1.6 BICYCLE
& PEDESTRIAN

FACILITIES
DC-1.6.1 PURPOSE & INTENT
Bicycle and Pedestrian Facilities serve
as critical infrastructure supporting
active transportation and access to
services. These standards ensure
safety, accessibility, navigation, and
consistency of user experience.

DC-1.6.2 APPLICABILITY
All new construction must provide bicycle parking as
required by this section and the California Green Building Standards Code. All new construction must provide
pedestrian circulation required by this section.

DC-1.6.3 BICYCLE

PARKING REQUIRED
DC-1.6.3.1 Number of Spaces Required. Bicycle parking
spaces are required to be provided in accordance with any of the following rules based on which requires the greatest number of stalls:
• Bicycle parking spaces are required to be provided at a ratio of 1 space for every 500 s.f.
• 1 per 5 dwelling units, rounded up
• 4 spaces or 20% of required off street automobile
parking spaces, whichever is greater, to a maximum
of 10 bicycle spaces.
• No long-term bike parking required if units have
private garages.

DC-1.6.4 BICYCLE

PARKING DESIGN
DC-1.6.4.1 Design Standards for Bicycle Parking.

Bicycle parking spaces must meet the following design
standards.

DC-1.6.4.2 Location. Bicycle parking must be located
within 100 feet of the primary entrance of the structure or use it is intended to serve. Bicycle parking may be located within required setbacks.

DC-1.6.4.3 Surfacing. Parking areas must be paved with
asphalt, concrete, or other all-weather surface.

DC-1.6.4.4 Protection. When located in a parking area:
for the protection of bikes, automobiles, and pedestrians, bicycle spaces must be protected by curbs, fences, planter areas, bumpers, bollards or similar barriers.

DC-1.6.4.5 Rack Design. Bicycle racks must be capable
of locking both the wheels and the frame of the bicycle, and of supporting bicycles in a secure position, such as an “inverted-U” style rack. Alternative methods to secure bicycles are allowed if they provide a level of security equivalent to conventional bicycle racks. Lockers and racks must be securely anchored to the pavement or a structure; DC-1.6.5 BICYCLE

PARKING DIMENSIONS
DC-1.6.5.1 Minimum dimensions of two feet by six feet
must be provided for each bicycle parking space. Spaces may be configured head-in, or in parallel.

DC-1.6.5.2 An aisle of at least five feet must be provided behind all bicycle parking to allow room for maneuvering.

DC-1.6.5.3 A minimum two feet of clearance must be
provided between bicycle parking spaces and adjacent
walls, poles, landscaping, pedestrian paths, and other
similar features.

DC-1.6.5.4 A minimum four feet of clearance must be
provided between bicycle parking spaces and adjacent
automobile parking spaces and drive aisles.

DC-1.6.5.5 At the discretion of the Director, required
bicycle parking may be provided within the public
right-of-way.

DC-1.6.6 PEDESTRIAN

CIRCULATION
DC-1.6.6.1 Private Pedestrian Ways Required. All new
construction must provide dedicated pedestrian ways
to connect the public sidewalk network to the building
entrances that is located, to the maximum extent possible, outside of the vehicle drive aisles and parking spaces.

DC-1.6.6.2 Internal Circulation Required. For
developments with multiple tenant spaces (e.g. a
“strip mall”) or for multifamily residential development, pedestrian ways must be constructed to allow people
to move between tenant spaces or residential units in
ways that minimize potential collisions between vehicles and pedestrians. In situations where pedestrian ways
must cross drive aisles, the crossings must be a short as possible and appropriately indicated.

DC-1.6.6.3 Design Standards for Pedestrian Ways.

Pedestrian ways must meet the following design standards. • Elevation and Materials. Pedestrian ways must be
elevated to curb height or have a texture and color
that clearly distinguishes the pedestrian way from
the vehicle drive aisles and parking spaces. The
requirement for texture and color can be met by
using paving stones, stamped and dyed concrete, or
other equivalent permanent technique approved by
the Director.
• Crossings. Pedestrian crossings of vehicle drive
aisles will be indicated with MUTCD (Manual of
Uniform Traffic Control Devices)-compliant signage.

120
DC-1.7 LANDSCAPE
DC-1.7.1 PURPOSE & INTENT
Varied in design, yet consistent in
quality, landscapes in the community
will create an engaging public
realm and contribute to the City’s
identity, brand value, commercial and
ecological performance, sociability,
and pedestrian comfort.

DC-1.7.2 APPLICABILITY
All new construction must provide landscape improvements as required by this section.
• Cacti and Succulents – Barrel Cactus, Desert Agave,
Joshua Tree, Mojave Yucca
DC-1.7.3.3 Planting Area Coverage. Landscaping plants
must be planted at a density in which the total sum of the mature diameter of all plants equals 50% or more of the area of the planting bed. For example, a 200 s.f. planting bed would be required to contain 100 s.f. of landscaping plants. Two Century Plants (Agave americana), each with an average mature diameter of 8’ (an area of 50 s.f.), would fulfill the requirement in this instance.

DC-1.7.3.4 Allowable Proportions of Plant Container Sizes.

Landscaping plants are required to comply with the following planting proportions:
• Containerized Trees. At least 75% of containerized trees planted within a site must have a box size of 24 inches or larger
• Containerized Shrubs and Ground Covers. A least 50% of containerized shrubs or ground covers must be five gallon or larger.
• Non-Containerized Plants. Non-containerized plants
(e.g. palms, transplanted ocotillo, etc.) are not subject to proportional limits.

DC-1.7.3.5 Minimum Plant Sizes. Landscaping plants must meet the following minimum size requirements to be used on a site. For non-containerized plants not listed below, the Director will make a determination as to minimum acceptable size:
• Containerized Trees - Min. Size: 15 gallon
• Containerized Shrubs and Ground Covers - Min. Size: 1 gal. • Palms - Minimum Size: 15’ brown trunk
• Barrel Cacti - Min. Size: 10” diameter min.
• Ocotillo (Fouquieria splendens) - Min.10 cane minimum and a height of 4’ min.

DC-1.7.3.6 Minimum Planting Density. Landscaping plants must meet the following minimum density requirements to be used on a site. For non-containerized plants not listed below, the standards shall be:

DC-1.7.3.7 Rock, Gravel, and Decomposed Granite Mulch. The ground between plants within landscaped areas must be dressed in rock, gravel, or decomposed granite mulch. The material must be deposited in a layer thick enough to thoroughly cover the bare soil and to prevent dust. The use of landscaping fabric does not eliminate the need for rock or gravel ground dressing.

DC-1.7.3.8 Water Efficiency in Landscaping Ordinance (WELO) Compliance Required. In addition to the requirements of this section, all applicable development in Twentynine Palms must also comply with the California Model Water Efficient Landscape Ordinance (WELO) as required by California Water Conservation in Landscaping Act (Government Code Section 65591 et seq.).

DC-1.7.3.9 Rear or Secondary Commercial Entrances. When businesses open onto both the street and to a paseo, the paseo entry must be treated in such as way as to convey arrival and significance. This may be achieved with climate appropriate planting in above-ground planters.

DC-1.7.3 LANDSCAPE REQUIRED
DC-1.7.3.1 Landscape Requirement. Landscaping must be
installed and maintained in setback areas and internal portions of a parking lot not occupied by a parking space, drive aisle, pedestrian way, constructed seating area, or trash collection, according to requirements set forth in the Parking section of this code, and specifically per the included table DC-1.4.B.

DC-1.7.3.2 Plant Selection . Plant species used in landscaped areas must be drought tolerant and able to thrive in Twentynine Palms climate with minimal irrigation. Planting guidelines must align with the drought tolerant planting guide published by the Twentynine Palms Water District (https://29palmswater.com).

Special emphasis should be placed on specimens that are native to the Morongo Valley. Examples of suitable plant species, organized by category, include:
• Trees – Blue Palo Verde, Fremont Cottonwood, Pinon Pine, Desert Willow, Honey Mesquite
• Perennials – Globe Mallow, California Fuchsia, Desert Marigold, Dune Primrose
• Shrubs and Grasses – White Sage, California Buckwheat, Desert Needlegrass, Deergrass
Plants and Heights Spacing
Very small plants 12-18 plants/10sf
Grasses, groundcovers 18 inches on-center
Small shrubs to 3 ft in height 2-4 ft on-center
Medium to large shrubs or
climbing plants: 4-6 ft in
height
3-5 ft on-center
Small trees: 10-25’ (typ.) 8-9 ft on-center
Medium trees: 25’-40’ (typ.) 10-12 ft on-center
Large trees: from 40’ (typ.) 15-20 ft on-center
FIGURE DC-1.7.A: PLANTING DENSITY

121 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
DC-1.8 SIGNAGE &

GRAPHICS GUIDELINE
DC-1.8.1 PURPOSE & INTENT
Legible, well-designed signage
reinforces civic identity, serves
a wayfinding function and even
builds brand loyalty when project
signage is based on a coordinated
graphics program.

DC-1.8.2 APPLICABILITY
The signage design guidelines are intended to provide
guidance in the way signs are designed, constructed, and placed within the public realm of Twentynine Palms.

At the Planning Director’s sole discretion, certain
exceptions to these guidelines may be allowed on a
case by case basis to accommodate branding elements
required for some retail, hospitality, and food and
beverage commercial uses within the Specific Plan Area.

DC-1.8.3 PUBLIC SIGNAGE
& LEGIBLE WAYFINDING
DC-1.8.3.1 Signage as a Unifying System. All signs
used in public areas should have a cohesive design theme consistent with City standards and which incorporate
current City branding. Create a “family” of signage that creates a graphic continuity throughout the project.

DC-1.8.3.2 Distinctive and Quality Signage. Use project signage and environmental graphics to assist wayfinding and reinforce project identity. Encourage high quality, imaginative, and innovative signage.

DC-1.8.3.3 Signage Visual Impact. Implement signs that
make a positive contribution to the general appearance of the street or pedestrian corridor in which they are located.

DC-1.8.3.4 Pedestrian Directionals and Maps. Include
directional signs and maps that guide persons on foot and bicycle to important public services and facilities, outdoor gathering areas, and major commercials. Provide vehicular directionals that guide motorists to important on-site
destinations and parking facilities.

DC-1.8.3.5 Sign Scale. Scale signs appropriately for the building on which they are placed and the area in which they are located. Size and shape of the sign should be
proportional with the scale of the structure.

DC-1.8.3.6 Sign Colors. Select signage colors that
contribute to legibility and design integrity. Too many colors used thoughtlessly can confuse the reader and negate
the sign’s message. District signage should be brief with a succinct message. District signage should emphasize bold, highly legible graphic design.

DC-1.8.3.7 Sign Materials. Signs shall be constructed
of high quality and durable materials that are weather and vandal resistant.

DC-1.8.3.8 Typeface. Signs and typefaces should be
kept simple to augment readability for users. Light letters on a darker background work best for both day and night time us Contrast of colors is especially important to the functionality and legibility of street name signage.

DC-1.8.4 VEHICULAR

FACILITIES SIGNAGE
DC-1.8.4.1 Parking Directionals. Signage shall be
strategically placed to guide visitors toward their preferred destination to and from parking facilities.

DC-1.8.4.2 Public Parking. Parking identity signage
engages users with bold, highly graphic signage design.

DC-1.8.4.3 Directionals for Motorists. Directionals
should be located at or near project entrances, key
intersections, and other locations that will serve to guide motorists to their destination. Signs direct motorists
toward parking, major destinations and attractions, and the larger commercials. Vehicular directionals should
be freestanding or mounted on light poles, and scaled to their surroundings for a comfortable read by slow moving vehicles and cyclists.

DC-1.8.4.4 Materials and Colors. Materials for vehicular directionals should be similar to those making up other project signage and compatible with the overall signage program. Signs should be visually attractive with highly legible text and graphics.

DC-1.8.5 PEDESTRIAN

FACILITY SIGNAGE
DC-1.8.5.1 Directories and Kiosks. Directories and
kiosks should be located within or near major pedestrian gathering spaces and key intersections subject to heavy pedestrian flow. Wayfinding directories present essential information needed to navigate the project. Directories should be made from high quality durable materials,
as these elements are exposed to the weather and will
receive an especially high degree of contact with the
public. Kiosks should be situated to maintain pedestrian flows and preserve sight lines. Kiosks can also function as “community boards” that advertise upcoming
events. Information should be presented in a clear and
primarily graphic manner, locating key landmarks, major destinations, and public and/or guest services.

DC-1.8.5.2 Directionals. Directionals enhance project
identity and maintain compatibility with overall signage program. Directionals should be located along major
pedestrian circulation routes and other locations that will serve to guide the pedestrians toward public and/or guest services and amenities. Pedestrian directional signage
should maintain pedestrian flows and sight lines.

DC-1.8.5.3 General Scale and Form. Signs should be
scaled to their surroundings for a comfortable read by
persons-on-foot and bicycle. Signs should be created from high quality and durable materials that are weather and vandal resistant.

122
DC-1.8.6 PRIVATE SIGNAGE
DC-1.8.6.1 Color and Material. In general, signs shall have mutually unifying elements which may include uniformity in materials, color, height, letter style, sign type, shape, lighting and location on buildings.
• Background colors shall be muted tones. Bright colors are allowed only for lettering, trim, accents and logos. • Reflective and glossy materials are not allowed.
• Signage should match the prevailing architectural style selected for the project. Refer to the Architectural
Design Guidelines color and materials guidance.

DC-1.8.6.2 Illumination. The following rules and standards apply in establishing the type of illumination that may be used for signs:
• The light from any internally illuminated sign shall be shaded, shielded, or directed so that the light intensity or brightness will not be disruptive to a residential use or property, or create a distraction to a motorist.
• Colored lights are not permitted at any location
to avoid confusion with constructed traffic-control
devices.
• Neon or New Neon (LED) illumination should not
dominate a city block or a series of storefronts and
must be reviewed by the Planning Commission.

DC-1.8.6.3 Address Signage. Where multiple units/
buildings occupy the same property, unit/building address should be clearly visible. Monument signs in DG zones,
preferably at all dedicated entrances to the property,
should be prominently displayed, showing all unit/building Sign Type Description and Detailed Requirements Permit Max Count Max Size Height Controls Awning Sign
An awning may include a printed or mounted sign. Signs may be placed only on awnings that are located on the ground floor façade of a building. No sign mounted to an awning shall project beyond, above or below the face of an awning.

Permit 2 per building
frontage
20 sq. ft
(Graphic Only)
Bottom: Min. 8’
Top: Max. 12’
Marquee Sign A marquee sign shall be placed t least 8’ above the sidewalk right-of-way. No marquee sign shall extend above the roof or parapet line of any building. Permit 1 per building frontage 60 sq. ft Bottom: Min. 8’ Top: Max. 14’
Projecting / Blade
Sign
Projecting blade signs shall be placed at least 8’ above the sidewalk right-of-way.

No blade sign shall extend above the roof or parapet line of any building. Permit 1 per building frontage 30 sq. ft
Across each side
Bottom: Min. 8’
Top: Max. 10’ (Projecting)
Top: Max. 14’ (Blade)
Wall Sign or Mural
Sign
A wall sign shall not obstruct any portion of a window, doorway or other architectural detail. A wall sign shall not be placed higher than the roof or parapet line.

Permit 2 per building
frontage 30 sq. ft Bottom: Min. 0’Top: Max. 14’
Window Sign Area of temporary and permanent window signs combined shall not exceed 40% of the area of the window on, or within which they are displayed. Permit 1 per building frontage
Window Cover -
25% Maximum
Bottom: Min. 1.5’
Top: Max. 12’
Neon or LightEmitting Diodes
(LED or New Neon)
Signage
Neon artwork signage is encouraged if it is of a custom design and confirms to dark-skies light restrictions. New Neon (consisting of LED) must be filtered or housed to completely obscure the perception of individual LEDs, and must be visually similar to traditional glass neon artwork signage.

Permit 1 per building
frontage
40 sq. ft
Across all sides
Bottom: Min. 8’
Top: Max. 14’
Temporary Banners A temporary banner shall be placed on a ground floor façade of a building. No temporary banner shall extend above the roof or parapet line of any building.

Permitted
for 60 days
1 per building
frontage 30 sq. ft Bottom: Min. 8’Top: Max. 12’
FIGURE DC-1.8.A: COMMERCIAL (PRIVATE) SIGNAGE TYPE AND SIZE ALLOWED numbers, addresses, etc. Address numbers of the
individual units shall be clearly visible from the street and are a minimum of six (6) inches in height and of a color contrasting with the background material. Numbers should be illuminated during hours of darkness.

DC-1.8.6.4 Prohibited Signs. Existing, non-conforming
signage may be allowed. The following signage may be
prohibited in the subject area, at the sole discretion of the Community Development Director:
• Conventional plastic faced box, canister, or cabinet
signs with a white or light colored background;
• Formed plastic faced box, or injection molded plastic signs, or luminous vacuum formed letters;
• Moving and/or flashing signs; and, Odor or Noise
producing signs.
• Exposed LEDs to line of sight, without filter (backlit solid) or shielding/coving.

123 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
DC-1.9 PUBLIC ART
DC-1.9.1 PURPOSE & INTENT
The City of Twentynine Palms
supports improving the
appearance of public places by
incorporating public art. Art pieces
may be used to highlight special
locations such as gateways and
public plazas, or simply enrich
architectural and landscape
details.

Public art helps to enhance the
visual environment, make a more
memorable place, augment
wayfinding, reinforce the overall
image and project identity, create
a conceptual link to disparate
parts of the project; and is used
as an expression of local history
and culture. It is important to
consider how the selected art form
might serve as a local landmark,
delineate outdoor space, or add
richness to the landscape.

DC-1.9.2 APPLICABILITY
The Public Art code for Downtown Twentynine Palms
provides a requirement for public art for fee in-lieu to a set value for all new construction and renovation of
commercial and multi-family residential projects. In
addition, the Public Art code provides guidelines that
offer an approach to a high quality cultural fabric for the Downtown community, and is enforceable at the sole
discretion of the Director.

DC-1.9.3 TYPES OF PUBLIC ART
DC-1.9.3.1 Suitable Art Types. Suitable art forms range from sculptural art pieces that enliven a public plaza to artisan crafted-details. Public spaces, private development projects, and infrastructure improvements are all
encouraged to include a civic art component. Examples of public art can also include murals, banners, decorative or unique signs, and sculptures. Pavement designs, wall arts can also be included as public art.

DC-1.9.4 ART STANDARD
DC-1.9.4.1 Art Requirement. All new construction and
renovation must provide art or contribute an equivalent monetary value to a public art fund established by the
City of Twentynine Palms to create and maintain public art within the boundaries of the Downtown Specific Plan Area.

If an existing property currently contains public art, the requirement has been met.

DC-1.9.4.2 Art Value. The monetary value of the art
will be equivalent to 0.25% of the total construction cost of the development as indicated on the building permit
application. For example, a development that costs four million dollars to construct would be required to fund public art valued at $10,000.

DC-1.9.4.3 Art Preservation. The city will conduct
periodic physical inspections of the artworks owned by
the City of Twentynine Palms, to assess the condition of artwork. This will inform maintenance and conservation, as determined by the City.

DC-1.9.5 ART GUIDELINES
The following are guidelines for art in the public realm:

DC-1.9.5.1 History and Diversity. Art that reflects local history and culture, and/or is produced by local artists and artisans is especially encouraged. Art should also reflect a diverse range of views and perspectives on history, culture, and the experience of all who live and work in Downtown Twentynine Palms.

DC-1.9.5.2 Focal Points. Use public art to highlight
special locations, such as gateways, focal intersections, and important pedestrian gathering areas.

DC-1.9.5.3 Expressive License. Allow for a broad range
of expression, media and materials, while ensuring that the scale, material, form and content are appropriate to the immediate surroundings. Art shall not advertise a
business, contain vulgar or obscene elements or subject matter, or be political in nature.

DC-1.9.5.4 Accessible. Make works of civic art visually, and where appropriate, physically accessible, generally encouraging a high degree of interaction with the art piece.

DC-1.9.5.5 Artisinal. Explore opportunities to integrate artisan crafted landscape and building details.

DC-1.9.5.6 Permanence. Design permanent art pieces of
durable, exterior grade materials, with consideration given to structural and surface integrity, assuring protection against vandalism, weathering, and excessive maintenance and repair. Allow for temporary art pieces in addition to permanent works of art, potentially accommodating new or different modes of expression.

DC-1.9.5.7 Custom Identity. Explore opportunities to
tastefully incorporate a project logo or similar graphic element such as decorative sidewalk plaques or on-site
furnishings and landscape features, such as benches,
trash receptacles, tree grates, etc.

DC-1.9.5.8 Site Banners. Colorful banner signs applied
to light poles or building facades may advertise local
events, and are especially appropriate for gateways and streets with retail frontages, where they will contribute to a festive environment. Banners are not intended for the display of commercial identity.

124
DC-1.10 LIGHTING
DC-1.10.1 PURPOSE & INTENT
Clear views of the night sky are a
among the most valuable natural
assets to the community and for
the sake of Joshua Tree National
Park. Dark Skies compliant fixtures
are proven by research to minimize
artificial glare, save energy, and
protect the night-time visual
environment.

DC-1.10.2 APPLICABILITY
All outdoor lighting fixtures shall be installed in
conformance with the provisions of this division and
the applicable building codes currently in effect in the City under appropriate permit and inspection. Any new
outdoor lighting installed on a building or parcel shall meet the requirements of this division.

DC-1.10.2.1 All Fixtures to be Dark Skies Compliant. All exterior lighting fixtures shall be IDA-Dark Skies Compliant, and fixture, or fixture documents, or packaging must display the IDA Fixture Seal as purchased.

125 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
DC-2 ARCHITECTURE

OVERVIEW

126
Responding to context, whether it be the streets and
paseos, buildings, or activities is key to achieving good design outcomes. Each of the chapters is designed to
assist new development in responding appropriately to
the City’s values and to contribute to the city’s vibrancy and economy for decades to come.

By providing a series of intent statements, objective
outcomes, and style guide for architectural design within the Twentynine Palms Downtown area, these guidelines
will support safe and comfortable environments for all
users, help establish a sense of place and quality, and will provide detailed information about architectural
elements, building massing, material choices, and more.

These Guidelines aim to shape
the development of Downtown
Twentynine Palms by focusing
on the key components of
architectural design that contribute
to inspiring and lively streets and
places with a particular emphasis
on the interface between buildings
and the public realm.

HOW TO READ THESE CHAPTERS
The Guidelines use illustrations and photos to visually communicate the desired design results. The intent
of the graphic format of this document is to make the
information clear and accessible to a diverse audience, including the community, designers, planners, and
developers.

Diagrams are provided for illustrative purposes, the
architecture design guidelines aim to accommodate a
variety of styles that are compatible with the existing local architectural fabric of Twentynine Palms.

Development projects are generally required to comply
with objective outcomes; however, applicants may
choose to forgo one or more objective outcomes and
instead meet the spirit of the relevant intent statements.

The Guidelines are broken up into sections:

1. Style introduces and details the four recommended
styles for this document that are intrinsic to the future development for the downtown area.

2. Building form outlines the massing and height
outcomes that need to be achieved and give examples of
each style’s differing approaches to form.

3. Architectural details develops an understanding of
the main features of architectural design, windows and
doors, shopfronts, awnings, and roofs.

4. Character focuses on building lighting, colors and
materials, and signage.

DC-2.1 ARCHITECTURAL

PURPOSE

127 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
Resilient – to the dynamic, challenging conditions of
our time, to adapt and evolve while retaining essential qualities and values
Cohesive – by reflecting the architectural heritage
of the area and fostering shared design vocabularies:

Hi-Desert Adobe, Frontier, Desert Modern, and Mission
styles enjoy a common history in Twentynine Palms. The
CIty will encourage or require, as appropriate, the use of architectural elements indicative of these styles in new construction and renovation.

Creative – promoting the preservation of existing murals and provide visitors information about their location,
potential nighttime lighting, and exploring potential new mural opportunities within future development.

DC-2.1.1 ARCHITECTURAL

MISSION
Urban design in Twentynine Palms promotes smart
growth, drawing on the skills of professionals and
proponents across disciplines, boundaries, and agendas.

Sustainable urban design must consider all aspects of
design, planning, engineering, social policy, ecology,
infrastructure, and landscape architecture.

To meet the vision of the City, urban design in Twentynine Palms must be forward-looking by pairing vision with
practicality to improve quality of life, public space, and places for people.

This guide looks at the
architectural, landscape, and
public realm design of Twentynine
Palms in a regional context, and
outlines how we can use values,
principles and approaches – based
on good design – to addresses
issues which are specific to
the City. Taken together, these
elements make up the constituent
parts of Twentynine Palms’ urban
design.

DC-2.1.2 ARCHITECTURAL

PRINCIPLES
Good urban design is people-centered and placecentered, and represents a community’s shared values.

Good design advocates for vitality, livability, amenity, performance, and physical character of buildings, places, and spaces.

A well-designed urban environment benefits residents,
visitors, business and government. It is:

Healthy – for all members of our communities,
promoting physical activity and walkable environments,
social cohesion, and community safety and security to
support people’s wellbeing;
Responsive – to the needs and aspirations of local
residents, now and in the future, inviting innovative land use and residential options, interaction, productivity, and enjoyment;
Integrated – by drawing together the relationships
between all constituents, considering economic, social, and environmental interfaces at multiple scales and
working toward common goals and aspirations;
Equitable – by presenting opportunities for all segments of our community so residents and visitors have access
to and can move about freely between public domain,
infrastructure, open space, and buildings;
DC-2.2 ARCHITECTURAL
INTENT

128
Our built environment is a work in progress. It requires ongoing involvement from urban-minded individuals,
professionals, and business owners. City government
also has a hand in directing and shaping an evolving
vision for the City of Twentynine Palms.

Guidelines are provided to improve the appearance
of Downtown buildings and to enhance the quality of
experience within the Downtown area.

In addition, safety and security concerns brought to
this planning effort will be mitigated by facade and
environment improvements through architectural design,
increased public use, and more “eyes on the street.”
Design guidelines articulate formal and social objectives, which can then be brought together in strategic and
practical to promote a high quality public realm.

The role of urban design is to translate public policy or programmatic objectives, planning, development, and
This document is intended to
guide future development within
the City of Twentynine Palms.

It represents an opportunity to
acknowledge and celebrate the
history and unique heritage of the
city while providing a template for
future development.
the allocation of resources into a framework for other
designers to work within. It is overarching but flexible, to allow for further design inputs to deliver high quality built environments for individuals, organizations, and
communities.

These guidelines will aid future development to connect with the deep roots of the Morongo Basin - which harbors a prolific artistic spirit. The framework will allow urban and architectural design to reflect and maintain the many stories and long history of this place.

Project Phoenix serves as a touchstone for this
document. Design principles developed for the project
inform the stylistic guidelines within and are therefore acceptable as a basis for future development. The color palette from Project Phoenix below is one such example
and is applicable to all styles, in addition to the color palettes included in section 2 of this document.

DC-2.3 ARCHITECTURAL

CONTEXT
29 Palms Art Gallery, 1936 Adobe
Local Mural
#: 622821
#: 9f742b
#: 97c7eb
#: 977b5e
#: 69682f
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#: bdb53b
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FIGURE DC-2.3.A: PROJECT

PHOENIX APPROVED COLORS

129 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
DC-3 ARCHITECTURAL
STYLES

130
These design guidelines represent a considered
response to both the context and aspirations of the
City, and should be understood as a set of performance
criteria that establish a baseline for the future urban design of the Twentynine Palms.

Each of the chapters found in this document are
designed to assist future designers in adding to the
richness and heritage of the City, and to assist new
development in making clear and appropriate decisions
with respect to design within the City. These guidelines are intended to capture the spirit of place and frame a vibrant social and economic urban life for years to come.

The aims of this document are to:

1. Foster better urban design through the
delineation of objective criteria. While ‘place-based’
thinking and an integrated design approach are generally considered best practice, these methods are essential
These Guidelines present strategic
advice on how stakeholders
can work together to achieve
a cohesive, significant, and
legible public realm through the
application of key design decisions
and shared objectives.
in addressing the City’s design priorities. A place-based approach will help enable an integrated design approach which promotes interdisciplinary collaboration to achieve better design results, shared vision and more certain
resolution of the provision of built form, materials, public space and urban amenities.

2. Address the regional traditions and heritage
that characterize Twentynine Palms. This goal
promotes an approach based on key architectural styles
used within the City to provide stylistic clarity and visual coherence while also responding to the building and
place performance goals these chosen vernacular style
vocabularies promote.

3. Promote healthy and well-designed built
environments. A well-designed built environment is a
sustainable built environment that inspires investment
and well-being. Well-designed places are resilient and
adaptable. This document also provides guidance on
built and living infrastructure strategies that mitigate climate impacts within the Hi-Desert environment.

4. Create clear and workable guidelines for a
broad range of users. This guide provides practical
advice for a range of groups. In particular, it is intended to help citizens, businesses, development professionals, and city administration with a shared set of design values that will help shape development within Twentynine
Palms.

5. Address municipal urban design priorities.

This guide is the product of the vision and aspirations of the Twentynine Palm community. It acknowledges
the breadth of opinion the varied conditions that exist within the City, and aims to capture that spirit with
implementation guides that will serve the public good for many years.

6. Support and complement the General Plan. This
guide describes urban design goals and techniques
that align with City, County, State guidelines and
requirements.

DC-3.1 OVERVIEW +

USE GUIDE

131 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
DC-3.2 HI-DESERT

ADOBE STYLE
Just as the Mission style was the “California counterpart” to the Northeast’s popular colonial revival style, the
Santa Fe style was a pre-colonial reaction to the popular Mission style of Southern California. Originating in Santa Fe and the state of New Mexico, this vernacular style is based on a turn of the century reinterpretation of Native American design in the desert southwest. Also, with
New Mexico gaining status as a new state in 1912, the
development of the new style was perceived as a way to
attract tourists and promote the new state’s own identity (as perceived by non-Indigenous residents at the time).

Instead of “The City Beautiful,” as other cities responded to the City Beautiful movement, Santa Fe became
marketed as “The City Different”.

The style was basically inspired by a mixture of
Spanish Colonial, mission, and Native American Pueblo
architectural forms. Prior to its prolific use in Santa Fe, Also known as Pueblo Revival,
or Santa Fe style, this territorial
vernacular style of design remains
popular throughout the Southwest
United States, and reflects a
nostalgia for and celebration
of Indigenous architecture and
design in the region.
early prototypes of the style appeared in California during the 1890s and later at the University of New Mexico,
Albuquerque. It quickly became a preferred regional
vernacular style in New Mexico after 1912. Thus, it is
often referred to as Santa Fe Style. The first structure to gain the new style in Santa Fe was the Palace of the Governors. Today, Twentynine Palms has the highest
concentration of Hi-Desert Adobe Style architecture in
Southern California.

DC-3.2.1 WHEN TO BEST USE

THE HI-DESERT ADOBE STYLE
Hi-Desert Adobe architecture models the appearance of
traditional Pueblo architecture, though other materials such as brick or concrete are often substituted. If adobe is not used, rounded corners, irregular parapets, and
thick, battered walls are used to simulate it. Walls are usually stuccoed and painted in earth tones. Multistory buildings usually employ stepped massing similar to
that seen at the Taos Pueblo. Features also include
curved and heavily carved corbels and beams over
passageways, lateral vigas (thick, round roof beams)
extending out of the roofline to mark the structural
support for floors and roofs, and latillas, peeled branches or strips of wood laid across the tops of vigas to create a foundation for a roof. Windows and openings are typically small but deep-set, well-articulated and often brightly colored.

This style of building is appropriate for any function, and has its modern roots in education buildings, but
proponents should be mindful that the success of this
vernacular style relies on the use of thick wall sections - which may have an impact on usable interior floorspace
on constrained sites.

Hi-Desert Adobe, Twentynine Palms
Taos Pueblo, New Mexico

132
DC-3.2.2 HI-DESERT

ADOBE ELEMENTS

1. Heavy adobe brick walls create thermal mass to provide shelter from the desert heat and cold.

2. Rounded parapets soften the simple, blocky forms; flat roofs behind. Parapets may have stepped ends.

3. Windows and openings are typically small but
deep-set, articulated with a thick, carved wood or
contrasting lintels, which may be brightly colored.

4. Exposed ‘Vigas’ (thick, round roof beams) extending
out of the walls to mark the structure of roofs and
floors.

5. Massing usually stepped back from the street, but
also used to accentuate building entries. Asymmetric
composition.

6. Thick protruding structural walls or buttresses with rounded edges.
1 2
3 4
5 6
Accent colors:

Principal colors:

DC-3.2.3 ADOBE COLOR PALETTE
Principal colors are earthy tones to mimic the local
geology. Accent colors are used to highlight openings in bright teals, whites and ochres or darker earth tones to accentuate the selected principal color.
#: d2b399
#: c76f4d
#: 8f5b42
#: ba967b
#: a6543c
#: 5c2c1a
#: a57e66
#: 78c9b3
#: 91664b
#: 619183
#: faf3ec #: f8eedf
FIGURE DC-3.2.A: HI-DESERT ADOBE ELEMENTS EXAMPLE FIGURE DC-3.2.B: Adobe Color Palette

133 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
The Mission Revival style was an architectural movement that began in the late 19th century for a colonial style’s revivalism and reinterpretation, which drew inspiration from the late 18th and early 19th century Spanish
missions in California. Based on the long tradition and importance of Spanish missions throughout California, it is sometimes termed California Mission Revival.

The missions’ style of necessity and security evolved
around an enclosed courtyard, using massive adobe
walls with broad unadorned plaster surfaces, limited
fenestration and door piercing, low-pitched roofs with
projecting wide eaves and non-flammable clay roof tiles, and thick arches springing from piers. Exterior walls were coated with white plaster (stucco), which with wide side The Mission Revival movement
was most popular between 1890
and 1915, in numerous residential,
commercial and institutional
structures, particularly schools,
churches, and railroad depots. Its
broad unadorned walls and highly
articulated windows and doorways
is suited to a hot, dry environment.

Similar period styles include
Spanish Revival, Spanish Eclectic.
eaves shielded the adobe brick walls from rain. Other
features included long exterior arcades, an enfilade of interior rooms and halls, semi-independent bell-gables, and at more prosperous missions curved ‘Baroque’
gables on the principal facade with towers.

DC-3.2.4 WHEN TO BEST

USE THE MISSION STYLE
These architectural elements were replicated, in varying degrees, accuracy, and proportions, in the Mission
Revival structures that can be found throughout the
American Southwest and occasionally elsewhere.

Contemporary construction materials and practices,
earthquake codes, and building uses render the
structural and religious architectural components
primarily aesthetic decoration, while the service
elements such as tile roofing, solar shielding of walls and interiors, and outdoor shade arcades and courtyards are still functional.

Typical features include a low-pitched roof with little or no eave overhang, a red-tiled roof, perhaps a prominent and decorated arch over a door, window or porch, a stucco
wall surface, and usually an asymmetrical façade.

The Mission Revival style of architecture, have
historical, narrative—nostalgic, cultural—environmental associations, and climate appropriateness that have
made for a predominant historical regional vernacular
architecture style in the Southwestern United States,
especially in California.

DC-3.3 SPANISH

MISSION STYLE
This style is appropriate to any type of building, yet given its historical prevalence in the style in significant hotels throughout California, the provision of generous, shaded arcades, courtyards, and volumetric composition of
building forms may lend this style best for hospitality, community, and dining facilities.

Santa Barbara Station, CA
Vintage Photo, Little Church in the Desert, Twentynine Palms

134
DC-3.3.1 MISSION ELEMENTS

1. Arched windows, doors and covered outdoor shade
arcades.

2. Curvilinear parapet gables with stone or tile coping.

3. Pergola areas for protected seating or dining,
composed of heavy timber columns, timber roof
structure and terracotta tiles, sometimes columns are
supported with stuccoed brick bases.

4. Round or square vertical protrusions or towers.

5. Covered entries with timber and tiled awning.

6. Window and balcony decorative metal work.

7. Terracotta or red tiled roofs with minimal or no eaves.

8. Small decorative tile vents or windows.
2 3
4 5
7 6
1 1
1 Accent colors:

Principal colors:

DC-3.3.2 MISSION

COLOR PALETTE
Principal colors range from simple whites to beiges, with accents coming in bright white or ochre for tile and other detailing, black for metalwork details, and dark brown for timber work.
#: fff8f1
#: fff8f1
#: f8eedf
#: f5efde
#: c76f4d
#: f4e4d2
#: f1e8ce
#: efd8c3
#: e8dbb4 #: e8cc99
8 #: 5c2c1a #: 141324
FIGURE DC-3.3.A: MISSION ELEMENTS EXAMPLE FIGURE DC-3.3.B: Mission Color Palette

135 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
Also called the Palm Springs School of Architecture,
Desert Modernism is a regional style of post-war
architecture that emerged in Palm Springs, California.

After World War II, the population of Palm Springs tripled.

Architecture was reaping the benefits of the postwar
construction boom. Building technology that was being
implemented in Los Angeles had a direct effect on the
designs of architects and the construction industry in the desert just hours away.

Desert Modernism, a distinctive branch of the Modern/
International Movement used materials that were
sustainable while embracing incredible views. Many of
the architects who pioneered this style became worldrenowned later in their own careers. Numerous buildings and homes by these architects remain in the Coachella
Valley.

While the spectrum of Palm Springs’ mid-century
architecture stretches all the way from John Lautner
to Richard Neutra to Paul Revere Williams, many
talented architects working in this region responded to Perhaps best described as the
local take on Modernism, Desert
Modernism originated 1950s
Palm Springs. It is an influential
and well-loved architectural style
proudly native to the region.
a unique combination of conditions through a shared
commitment to Modernism, taking it from an austere
cliché of flat roofs and planar walls into a celebration of light and shade, natural materials, water, and integrated landscapes. Like many designers before them, this
pioneering cohort capitalized on the freedom that the
California environment offered. Many of these buildings have been conserved and several have achieved
landmark status.

DC-3.3.3 WHEN TO BEST USE

THE DESERT MODERN STYLE
As a historical style, Desert Modern offers a wide range of opportunities to enrich the public realm. Foremost, the Desert Modern style is characterized by its adaptation
to the desert’s challenging climate. Block walls,
clerestory windows, long, low rooflines and the inclusion of the desert itself in the design highlight the common elements of this design vocabulary.

Form follows function in Desert Modernism. The design
vocabulary uses natural building materials like wood and stone as a way to blur the line between man-made and
nature. Buildings are often neutrally colored in whites, light grays and tans to keep the exteriors cool and
seamless with the neutral-toned landscape. Expansive
glass windows, characteristic of the style, are sheltered by dramatic overhangs that protected the interior from
mid-day heat. Innovation in structural design, climate
DC-3.4 DESERT

MODERN STYLE
control, spatial complexity, a fascination with mass
production and cultural expression are also recognized
historical elements of this style.

This style is appropriate for any use. The dramatic use of glass, poured concrete, patterned screens, and lighting may be productive in commercial or retail settings. As a local beneficiary of this unique regional approach, there are many noteworthy examples of this architectural style in Twentynine Palms already.

Robinsons Department Store, Palm Springs
The Eye Care Center, Twentynine Palms

136
DC-3.4.1 DESERT

MODERN ELEMENTS

1. Primary Facade material is colored in light grays or tans to keep the exteriors cool and in harmony with
the tones of the natural landscape.

2. Facade is sheltered by dramatic overhangs to protect the interior from mid-day heat.

3. Inclusion of the desert itself in the design highlight the common natural elements of this design vocabulary.

4. Long, low rooflines and the inclusion with clerestory windows.

5. Expansive glass windows.
2 1
3 4
5 DC-3.4.2 DESERT MODERN

COLOR PALETTE
Principal colors range from light to dark neutrals. Accent colors are not constrained, any appropriate color can be used to suit the design, location and project’s purpose.

Principal colors:
#: fff8f1 #: f5efde #: f1e8ce #: e8dbb4
#: c76f4d
#: ededed
#: 8e5b42
#: 747577
#: a6543c
#: a2a3aa
#: 5c2c1a
#: 141324
FIGURE DC-3.4.A: DESERT MODERN ELEMENTS EXAMPLE FIGURE DC-3.4.B: Desert Modern Color Palette

137 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
The false front commercial building type is an icon of the urban pioneer West. Such buildings were constructed in
mountain mining towns, plains agricultural communities
and early railroad centers from the late nineteenth
through the early years of the twentieth century.

The style was established out of economic logic.

Shopkeepers, hotel proprietors, and other entrepreneurs were reluctant to invest heavily in construction in
an often uncertain frontier economy. Yet, they also
wanted to project an image of stability and success to
prospective customers.

Once the local sawmill was established or the railroad
arrived, sources of wood construction materials were
more plentiful which prompted commercial building
owners to budget their spending for substantial façades while relegating the secondary sides of buildings to a
cheaper utilitarian treatment. The result was the familiar false front commercial building.

A pragmatic, Western interpretation
of Victorian commercial
precedents, the Frontier style
includes the iconic “false front”
storefront from the Old West,
as well as other elements that
respond to climate and community.

In simplest terms, a false front is a front wall that
extends above the roof and the sides of a building to
create a more impressive façade. Traditional false front commercial building has four major defining design
characteristics. First, the façade (main or street side) rises to form a parapet (upper wall) which hides most or nearly all of the roof. Second, the roof is almost always a front gable, though gambrel and bowed roofs are
occasionally found. Third, a better grade of materials
is often used on the façade than on the sides or rear
of the building. And fourth, the façade exhibits greater ornamentation than do the other sides of the building.

Commercial buildings were often full two stories in height with a rectangular floorplan. In many cases, the owner
lived above his business. Although the facade and side
wall are typically covered with horizontal wood siding, the façade was much more elaborate and featured
typical Victorian neo-Gothic ornamentation; brackets
and moldings on second-story windows, a secondary
cornice above the signage and an embellished primary
cornice with paired brackets, medallions and wooden
pilasters. In many cases, whole buildings were ordered
from catalogs and delivered by train, either with or
without a building crew. These buildings are nearly always constructed of wood. Façades are usually wood sided,
though other surface treatments were used, including
pressed metal, stucco, and rolled asphalt siding.

DC-3.5 FRONTIER
STYLE
DC-3.4.3 WHEN TO BEST

USE THE FRONTIER STYLE
A commercial street lined with false front buildings
created visual continuity and a unique urban
atmosphere. From the movies we are all familiar with,
covered walkways and porches often connect these
buildings to create additional elements of continuity and provide an practical public amenity.

False Front style (above),
Joshua Tree Saloon,
Twentynine Palms (below)
This style of building is
appropriate for any use. The
design logic still represents
an economic choice for
retail or professional
buildings, and there may
be interesting design
opportunities in reimagining
the materiality of the design
vocabulary and in signage.

138
DC-3.5.1 FRONTIER ELEMENTS

1. Covered walkway, often along the entire face of the
façade, provides continuity of the public realm as well as protection from the often harsh climatic conditions.

2. Embellished false front parapet, the main stylistic
element of false front buildings.

3. Main entry and signage location integrated into the
rhythm of the façade accented with a contrasting
color.

4. Painted or weathered timber façade, in neutral or
pastel tones.

5. Timber walkway decking, provides delineation from
the street level to the building level creating a hybrid public/private zone.

6. Windows and doors painted in contrasting accent
colors.

Accent colors:

Principal colors:

DC-3.5.2 FRONTIER COLOR PALETTE
Neutral light tones and pastels reminiscent of distressed and weathered timber make up the principal palette with more saturated primary colors to accent in decorative trims and signage elements. 2 1
3 4
4 5
6 #: f5eee5
#: dadde5
#: a5454b
#: e5d2cb
#: b9dce9
#: 608179
#: b1a097
#: a2a9a0
#: 7d6961
#: 8d9480
#: e1c98e #: 785844
FIGURE DC-3.5.A: FRONTIER ELEMENTS EXAMPLE FIGURE DC-3.5.B: Frontier Color Palette

139 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
DC-4 ARCHITECTURAL
FORM

140

1. Massing Articulation outlines how the form relates
to the street and encourages interaction with the public.

2. Height Articulation nominates how to treat the
height of buildings in relation to the street and adjacent developments.

3. Corners develops and approach for buildings on
corners to maximize public engagement.

DC-4.5.1 KEY ARCHITECTURAL

FORM PRINCIPLES
Healthy – for all members of our communities,
promoting physical activity and walkable environments,
social cohesion, and community safety and security to
support people’s wellbeing;
Resilient – to the dynamic, challenging conditions of
our time, to adapt and evolve while retaining essential qualities and values
Cohesion – Encourage architecture that reflects the
local architectural heritage of the area including HiDesert design vocabularies: Adobe, Frontier, Modern and Mission styles are preferred. Encourage or require, as
appropriate, the use of architectural elements indicative of these styles in new construction and renovation.

These Guidelines aim to shape
the development of Downtown
Twentynine Palms by focusing
on building massing and street
interface.

DC-4.1 OVERVIEW

141 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN

OUTCOMES

1. In Downtown Traditional zones, buildings align to the street at ground level, without setback, unless the
design response includes a purposeful set back to
provide an open private or public space which offers
a high level of amenity, including good solar access,
comfortable wind conditions, seating and landscape
elements.

INTENT STATEMENT
To create buildings that are
compatible with and enhance
the surrounding area through
the consideration of building
scale, massing, and detailing.

Massing should create a
human-scale environment that
is of high aesthetic quality and
accommodates a variety of design
features. Building massing should
include elements that break down
large building volumes to create
a human-scaled experience that
enhances the context of the
site, and is consistent in scale,
mass, and character to adjacent
buildings.

2. Building massing should be broken down into a series of street wall elements to reinforce the vertical grain, rhythm, and scale of its surrounding context.

3. Buildings elements should be scaled to respond to
their context by sensitively and positively addressing
the scale and massing of their adjacent neighbors.

4. Where possible orient buildings so that longer side
aligns the E-W axis allowing the winter sun into the
building to warm it and provide light, while minimizing the effects of the hot summer sun.

5. Must avoid long continuous blank walls at street level in the Downtown Traditional Zone, break up long blank
walls with facade elements such as windows where
applicable or by articulating the facade with patterns
of protrusions and recesses.

6. Central courtyards, covered patios, and sheltered
outdoor common areas are highly encouraged.

DC-4.2 MASSING

ARTICULATION
FIGURE DC-4.2.A: MASSING

SETBACK DIAGRAM

142
FIGURE DC-4.2.B: MASSING ARTICULATION IN DOWNTOWN STYLES

HI-DESERT ADOBE SPANISH MISSION DESERT MODERN FRONTIER

1. Broken up into multiple building
masses.

2. Asymmetric building mass
composition.

3. Building forms step down in height
towards street/public level.

1. Broken up into multiple building masses.

2. Asymmetric building mass composition.

3. Height features with square or round
towers.

4. Building forms step down in height
towards street/public level.

5. Colonnade adjacent to public areas.

1. Clean horizontal lines define the
building’s mass. Can be angled or flat
and often integrated into awnings and
public shading for street frontage.

2. Signage elements made a main
feature of the building’s composition
and break strict horizontal lines

3. Strong indication of building’s entry
points with use of articulation and
entry prominent features.

1. Symmetric building mass
composition.

2. Consistent colonnade to the street
frontage(s).

3. Second story balconies as a
continuation of the public colonnade.

4. Consistent vertical facade wall, or
false facade.
1 2
1 1
2 1
3 3
3 2 1
3 4
5

143 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN

INTENT STATEMENT
To ensure buildings are consistent
with and enhance the surrounding
area through the consideration
of building height in relation to
the street. Height articulation
of buildings should create a
human-scale environment that
is of high aesthetic quality and
accommodates a variety of design
features. Building heights should
reflect a harmonious human-scale
that enhances the context of the
site and are consistent in scale and
character to adjacent buildings.

OUTCOMES

1. When the height of the subject building is more than 15 feet above the average height (i.e., average of low
and high roof elevations) of an adjacent building, it is encouraged that an upper floor step back shall start
within 2 vertical feet of the height of the adjacent
building. The step back shall be a minimum depth of
six feet along the primary building frontage, and the
step shall occur for a minimum of 70% of the façade
length.

2. Encourage compatible buildings heights to
neighboring building to reinforce community character
and consistent street walls.

DC-4.3 HEIGHT

ARTICULATION
FIGURE DC-4.3.A: UPPER LEVEL

SETBACK DIAGRAM

144

HI-DESERT ADOBE SPANISH MISSION DESERT MODERN FRONTIER

1. Multiple building forms at different
heights to break up the mass of the
building.

2. Building height steps down from
tallest point to street level to provide
a human scale environment adjacent
to the public face of the building.

1. Building height steps down from
tallest point to street level to provide
a human scale environment adjacent
to the public face of the building.

2. Bell/clock towers or chimneys
punctuate the height articulation of
the building.

1. Building height articulated at main
entry.

2. Long, low roofline with deep
overhang to protect facade.

1. Height articulation within design of
parapet wall.

2. First floor balcony level as extension
of ground floor covered walkway.
1 2
1 2
1 1
2 2
FIGURE DC-4.3.B: HEIGHT ARTICULATION IN DOWNTOWN STYLES

145 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN

OUTCOMES

1. Buildings on corner lots should be designed to
positively define and frame the public realm of both
streets they front.

2. Buildings on corner lots should be designed to
acknowledge their location. Different frontage types
can be used on each of the two street facing facades,
the same frontage type can be used on each facade,
or a frontage type can wrap around the corner from
one facade to the other.

INTENT STATEMENT
To create buildings that reinforce
the hierarchy of the street and
create greater engagement with
the public realm. Corners should
be important focal points in the
streetscape to help reinforce the
definition and importance of the
street, and to provide harmonious
transitions between streets and
alleys, leading to more active and
diverse public spaces.

DC-4.4 CORNERS

3. Encourage public entry to be on or from the corner of the building when a building is located on the corner
of two streets or a street and an alley, otherwise the
main public entry must be within 15 feet of the corner.

4. Options for corner treatment:
• Chamfer building edges on street
corners to prevent blind corners that
restrict pedestrian access and safety
to alleyways, paseos, and side streets.
• Provide common public spaces with
adjacent lobby entrance to the building to
activate the corner and increase building
frontage.

FIGURE DC-4.4.A: CORNER

AND ENTRY DIAGRAM

146

HI-DESERT ADOBE SPANISH MISSION DESERT MODERN FRONTIER

1. Open corner entry.

2. Shopfront continues around corner to
engage with both the main address
and side street/alley.

1. Open corner outdoor dining area
shaded with pergola consisting of
stucco brick columns and timber
shading roof.

2. Open colonnade on main street
continues around corner.

1. Roof and awning shading continued
around corner.

2. Exaggerated roof form opens up and
situates the building to the corner.

1. Colonnade continues around corner
to create a seamless public front
to both the main address and side
street/alley.

2. Open corner entry.
2 2
1 1
1 1
2 2
FIGURE DC-4.4.B: CORNER TREATMENTS IN DOWNTOWN STYLES

147 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
DC-5 ARCHITECTURAL

CHARACTER & DETAIL

148
DC-5.1 OVERVIEW

1. Materials encourages cohesion in design to ensure a
high quality and legible downtown environment

2. Building lighting focuses on dark sky policies and
sensitive lighting to maintain and promote the environment and bolster safety and security in the public realm.

3. Signage & Graphics develops a cohesive approach
to signage, while allowing to capture the unique spirit and creativity of future Downtown Twentynine.

4. Windows & Doors outlines strategies for maximizing
the impact of window and doors through smart design to
ensure cohesive and open public to private exchange and increase security and safety.

5. Shopfronts details approach to retail design.

6. Awnings & Shades develops optimum shading for a
comfortable public realm and legible street rhythm.

KEY PRINCIPLES
Responsive – to the needs and aspirations of local
residents, now and in the future, inviting innovative land use and residential options, interaction, productivity, and enjoyment;
Cohesive – Encourage architecture that reflects the
local architectural heritage of the area including HiDesert design vocabularies: Hi-Desert Adobe, Spanish Mission, Desert Modern, and Frontier styles are
preferred. Encourage or require, as appropriate, the use of architectural elements indicative of these styles in new construction and renovation.

Creative – promote the preservation of existing murals
and provide visitors information about their location,
potential nighttime lighting, and exploring potential new mural opportunities within future development.

Healthy – for all members of our communities,
promoting physical activity and walkable environments,
social cohesion, and community safety and security to
support people’s wellbeing;
Integrated – by drawing together the relationships
between all constituents, considering economic, social, and environmental interfaces at multiple scales and
working toward common goals and aspirations;
These Guidelines aim to shape
the development of Downtown
Twentynine Palms by focusing on
important architectural qualities
which contribute to how spaces
are experienced overall and on
finer construction and architectural
details.

7. Roofs & Parapets contributes parameters to
encourage a legible street rhythm and street interest.

149 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN

OUTCOMES

1. Active frontages should employ depth and tactility with high quality materiality, as opposed to floor to ceiling glass.

2. Select building materials, such as architectural details and finishes that convey a sense of permanence.

Quality materials should be used to withstand weather
and wear.

INTENT STATEMENT
To promote the use of high quality,
durable, sustainable, and attractive
materials that exhibit a sense of
permanence and contribute to the
aesthetic quality of the building
and to the design fabric of the
community. Encourage the use of
high-quality building materials that
minimize maintenance costs and
provide visual interest to the street;
and promote the use of locally
sourced and sustainable building
materials.

3. Apply trim, metal and woodwork, lighting, and other
details in a harmonious manner, consistent with the
proportions and scale of the building(s). Expansion
joints and control joints should be carefully planned
to harmonize with building facades. Dryer and other
venting should occur through the roof, and not through
exterior, public-facing walls, whenever possible.

4. Materials should be procured locally and responsive to the specific environmental and aesthetic qualities of
the region.

5. Primary Material - The dominant material of a
building’s exterior walls. A primary material will
typically comprise 75% to 90% of each exterior
building face excluding windows and doors.

6. Accent Material - A material utilized to provide
architectural interest and variety on a building. Accent materials will typically comprise 10% to 25% of each
building face. Accent materials are not to be utilized
as a primary building material.

7. Within the Downtown Traditional Zone select materials that are consistent with one of the detailed styles
within these guidelines.

8. Within the Downtown General Zone ensure material
selection meets the aforementioned quality outcomes
and where possible select from within one or more of
the styles in a manner that is not contradictory.

DC-5.2 MATERIALS

150

HI-DESERT ADOBE SPANISH MISSION DESERT MODERN FRONTIER

1. Stucco to match the tones of the
surrounding desert environment.

2. Heavy, dark timbers penetrate the
facade, “vigas”.

3. Thick stucco walls.

4. Option to paint shopfront elements in
contrasting colors to attract attention
to the building.

5. Terracotta tiles.

1. Light colored or desert colored stucco
walls and columns.

2. Terracotta tiles.

3. Decorative tile work.

4. Decorative metal work for balconies
and windows.

1. Diverse materials available. Consider
use of desert modern materials,
stone, concrete, and Corten steel.

2. Large glass wall facades, wellshaded by figurative screening.

1. Painted timber and weather boards.

2. Muted color palette with contrasting
signage.

3. Sheet metal or timber shingle roofing.
2 2
2 2
1 1
1 1
3 3
4 4
FIGURE DC-5.2.A: MATERIAL USES IN DOWNTOWN STYLES

151 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN

OUTCOMES

1. Design and locate fixtures for service accessibility and safety. Fixtures should be of a type that is easy
and safe for changing of lamps. Accessible locations
encourage more regular maintenance. Tamperresistant hardware should be used wherever a fixture is accessible to the public.

2. Pedestrian ways must be illuminated to provide safe
passage between the public sidewalk network and
building entrances as well as between the residential
units in multifamily residential developments.

INTENT STATEMENT
Lighting should be provided for
safety and designed consistently
throughout the project and
minimize light pollution and
unwanted glare. Too much
light pollution can affect the
environment, disrupt the normal
breeding and migration patterns of
nocturnal animals, have negative
health impacts on human beings
and restrict public and scientific
observation of the night sky.

Pedestrian way lighting must be pedestrian scale and
may be accomplished by overhead lighting less than
12 feet in height or by pathway lights less than four
feet in height.

3. All lighting fixtures must be shielded or recessed so the lighting source is not directly visible from the
public right-of-way or adjoining properties.

DC-5.3 BUILDING

LIGHTING
FIGURE DC-5.3.A: LIGHTING

DOWNCAST DIAGRAM

152

HI-DESERT ADOBE SPANISH MISSION DESERT MODERN FRONTIER

1. Simple decorative lighting at entry
points.

2. Covered walkways with adequate
lighting. 1. Decorative lighting at entry points.

2. Ensure adequate shielding to limit
excess light pollution and glare where
possible. 1. Building form and shopfronts
accented by lighting.

2. Ensure adequate shielding to limit
excess light pollution and glare where
possible.

1. Simple decorative lighting at entry
points.

2. Ensure covered walkways provide
adequate lighting to maintain a safe
and open public realm.
1 1
1 2
2 2
2 FIGURE DC-5.3.B: LIGHTING TECHNIQUES IN DOWNTOWN STYLES

153 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN

INTENT STATEMENT
Reinforce project identity, serve a
way finding function, and even add
site pageantry by using project
signage based on a coordinated
graphics program. The signage
design guidelines are intended
to provide guidance in the way
signs are designed, constructed,
and placed within the public
realm. Certain exceptions to
these guidelines may be allowed
on a case-by-case basis to
accommodate branding elements
required for some retail, food,
and beverage tenants within the
project.

OUTCOMES

1. Use project signage and environmental graphics
to assist way finding and reinforce project identity.

Encourage high quality, imaginative, and innovative
signage.

2. Implement signs that make a positive contribution to the general appearance of the street or pedestrian
corridor in which they are located.

3. Scale signs appropriately for the building on which
they are placed and the area in which they are located.

Size and shape of the sign should be proportional with
the scale of the structure.

4. Select signage colors that contribute to legibility and design integrity. Too many colors used thoughtlessly
can confuse the reader and negate the sign’s
message. Project signage should be brief with a
succinct message. The fewer the words the more
effective the sign.

5. Use bold typefaces that are easy to read; for example, letter and words should be spaced for heightened
legibility.

6. Crowding or excessive spacing of letters and words is generally discouraged, as are overly intricate typefaces and symbols.

7. Restrict major tenant signs to the business name and/ or simple logo.

DC-5.4 SIGNAGE AND

GRAPHICS

8. Locate and design tenant identity signs to complement the building architecture and storefront design.

9. Wall signs should be located on flat unadorned
surfaces. This is generally a panel or band above the
storefront entrance, although alternative locations
may be considered.

10. Tenant signs should not obscure architectural features such as vertical piers, trim work, ornamental features, etc.

11. Building-mounted signs are conceived as an integral part of the building facade, placed in accordance with
facade rhythm, scale and proportion.

12. Ensure that window signage and graphics augment
and minimally obscure display areas, limiting such
signage to 10-15% of the window area preferably
placed in the lower third of the window.

154

HI-DESERT ADOBE SPANISH MISSION DESERT MODERN FRONTIER

1. Painted on lettering.

2. Stand off lettering.

3. Simple signage that fits within the
rhythm of the facade.

1. Painted on lettering.

2. Stuck off lettering.

3. Simple signage that fits within the
rhythm of the facade.

1. Signage as main design feature.

2. Dynamic signage that is integrated
with the design of the facade & built
form of the building.

3. Signage the protrudes out of the roof.

1. Feature signage in contrasting colors
that sits central to the false front
parapet wall.

2. Painted on lettering.

3. Stuck off lettering.

4. Hanging signage on awnings.
1 1
1 2
2 3
1 3
2 FIGURE DC-5.4.A: SIGNAGE AND GRAPHICS IN DOWNTOWN STYLES

155 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN

OUTCOMES

1. Allow unobstructed views into the ground floor of
buildings.

2. Ensure any signage or product display maintains views to and from the tenancy interior to the public realm.

3. Facades of all commercial structures should
incorporate transparent features (clear glass on
windows and doors) over a minimum percentage of
the surface area at ground-level.

INTENT STATEMENT
To create a coherent and active
interface between private
development and the public
realm that contributes to the
sense of place and structure of
the neighborhood and enhances
the public’s experience. Building
elevations facing the street and
along the paseo should engage
pedestrians and be sympathetic to
surrounding buildings to generate
a coherent, active street frontage.
• For retail uses, a minimum of 75% should be
transparent.
• For other uses, a minimum of 35% should be
transparent.

4. Orient windows on street facing units toward
public streets, rather than inward, to contribute to
neighborhood safety and provide design interest.

5. Ensure passive surveillance of public spaces is
achieved through maximizing visibility through creation of clear sight lines, effective lighting, creating active edges of developments, elimination of entrapment
spots, and orientation of windows to overlook, main
public streets and alleyways.

6. Utilize windows as character defining features to
reflect an architectural style or theme consistent with other façade elements. Windows should project or be
inset from the exterior building wall and incorporate
well designed trims and details.

7. Utilize entrances as character defining features to
reflect an architectural style or theme consistent with other façade elements. Doors should project or be
inset from the exterior building wall and incorporate
well designed framing and details.

8. Design building entrances so that they are easily seen and accessible. Primary building entrances should be
oriented to a public street or a prominent public area.

DC-5.5 WINDOWS &
DOORS

9. Maximize number of public street fronting entrances, including paseo and alleyway entrances where
applicable.

10. Ensure that the main entrance and entry approach
can accommodate persons of all mobility levels.

11. Promote pedestrian activity by placing entrances at grade, with an unobstructed view from the public rightof-way. Entryways below street level should be avoided at all times.

156

HI-DESERT ADOBE SPANISH MISSION DESERT MODERN FRONTIER

1. Often smaller windows that are
heavily inset with large exposed
timber lintels above.

2. Doors and window trims in contrasted
colors.

3. Vigas above windows and doors.

1. Arched windows, often with small and
detailed metalwork balconies.

2. Small decorative circular windows or
vents.

3. Tiled awnings over windows.

1. Expansive glazed facades.

2. External screening panels.

3. Building and glazing height
articulated at main entry.

1. Painted window trim in white or
accent color.

2. Main entry in accent by contrasting
color.

3. Detailed bay window
1 2
3 2 1
3 1 2
3 1
2 3
FIGURE DC-5.5.A: WINDOWS AND DOORS IN DOWNTOWN STYLES

157 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN

OUTCOMES

1. Buildings should create a contiguous street wall and be compatible with adjacent buildings.

2. At least 80 % of frontage to be entry or window to shop food or drink premises to provide pedestrian interest
and interaction (commercial use only) Inclusive of
alleyway frontage.

3. Integrate seating or perches into street facades, where narrow sidewalks preclude on-street dining.

INTENT STATEMENT
To create a coherent and active
interface between private
development and the public
realm that contributes to the
sense of place and structure of
the neighborhood and enhances
the public’s experience. Building
elevations facing the street
should engage pedestrians and
be sympathetic to surrounding
buildings to generate a coherent,
active street frontage.

4. Frontages should be designed consistently within the architectural language chosen for each project, in
terms of structural expression, scale, proportions and
materials.

5. Alternate complimentary textures, colors, materials, and distinctive architectural treatments to add visual
interest while avoiding dull and repetitive façades.

Reinforce existing façade rhythm along the street
where it exists by using architectural elements such
as trim, material changes, paved walkways, and
other design treatments consistent with surrounding
buildings.

6. Discourage the use of reflective, opaque or highlytinted glass for storefronts. Glazing should be clear glass and should be recessed from the facade line.

Choose a color palette that offers visual simplicity and harmony, generally emphasizing light, neutral colors.

The use of bright or intense colors should normally be
limited to an accent within a carefully balanced color
scheme; for example, to help articulate the facade,
highlight building features, or add visual interest.

7. Retail area should not be negatively impacted by
service, loading, and storage facilities. Screen ground level mechanical and electrical equipment from view.

A cohesive architectural treatment is recommended,
although dense landscape may also serve as an
effective screen.

DC-5.6 SHOPFRONTS
FIGURE DC-5.6.A: SHOPFRONT

ALIGNMENTS DIAGRAM

158

HI-DESERT ADOBE SPANISH MISSION DESERT MODERN FRONTIER

1. Stucco or terracotta tiled awning
supported by timber columns with
detailing at the capital. Exposed
timber roof structure protruding
through front wall of shading (vigas).

2. Timber inset trim detailing for
windows, doors. Often painted
colorfully.

3. Heavy timber lintel above windows
and doors.

1. Covered dining areas adjacent to
retail spaces.

2. Decorative arched shopfronts with
window trim in contrasting accent
color.

1. Opportunity for unique and
interesting retail displays.

2. Extensive glazing facade with
maximum internal visual interface to
public realm.

1. Window and door trim detailing, often
painted colorfully.

2. Clear shop signage integrated into
facade.

3. Individual windows or glazed facade
shopfront.
3 2
1 1
2 1
2 3
2 1
3 FIGURE DC-5.6.B: SHOPFRONTS IN DOWNTOWN STYLES

159 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN

AWNING OUTCOMES

1. Awnings and shading shall maintain the levels of
daylight within a street or alley.

2. The retail frontage should be enriched with canopies or awnings, which may be fixed or retractable to
shelter pedestrians and to shade the shop front glass
from glare.

3. Awnings provide should be a similar height and width to those in the existing context.

4. Awnings are to be broken into rhythmic segments to
respond to the shop front design.

5. Canopies are at least 5’ deep and are used along a
minimum of 50% of facades that face south or west.

INTENT STATEMENT
To provide a comfortable street
space for pedestrians that is
protected from the sun and
inclement weather whilst aiming
to not diminish the quality of the
architectural design but to further
enhance the character of the
street.

6. Canopies do not enclose more than one third of the
width of alleys to preserve outlook to the sky.

7. When transom windows are above display windows,
awnings, canopies, and similar weather protection
elements shall be installed between transom and
display windows. These elements should allow for light
to enter the storefront through the transom windows
and allow the weather protection feature to shade the
display window.

DC-5.7 AWNINGS &
SHADES
FIGURE DC-5.7.A: AWNINGS HEIGHT DIAGRAM

160

HI-DESERT ADOBE SPANISH MISSION DESERT MODERN FRONTIER

1. Stucco or terracotta tiled awning
/ colonnade supported by timber
columns with detailing at the capital.

Exposed timber roof structure
protruding through front wall of
shading, also called “Vigas”.

2. Simple terracotta tiled awning
over an entry. Supported off the
exterior facade with timber structure,
supported without need for structural
columns.

3. Colonnades in close proximity to or
integrated with adjacent open spaces,
to proved shelter from sun and
weather.

1. Colonnades in close proximity to
or integrated with adjacent open
spaces, to proved shelter from sun
and weather.

2. Simple terracotta tiled awning
over an entries, supported off the
exterior facade with timber structure,
supported without the need for
columns.

3. Outdoor spaces shaded with pergola
consisting of stucco brick columns
and timber shading roof.

1. Diverse awning materials and
designs.

2. Awning integrated into the rhythm of
the facade/shopfront.

3. Cantilevered off facade.

4. Angled roof integrated into pedestrian
shading.

1. Continuous colonnade/arcade on
street facing side(s) with simple
square or round timber columns with
bracing at the capital.

2. Colonnade raised up on shallow
timber decking.
2 2
2 2
1 1
1 1
3 3
4 3
FIGURE DC-5.7.B: AWNINGS AND SHADES IN DOWNTOWN STYLES

161 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN

OUTCOMES

1. Reinforce existing rhythm along the street where
it exists by using architectural elements that are
consistent with surrounding buildings.

2. Subtle height articulation of parapet walls is
encouraged to create visual interest and grain in the
street. Parapet wall heights should remain within 5’ of adjoining buildings to reinforce a height datum across
the street frontage.

INTENT STATEMENT
Just as where the building meets
the ground is important, so too
is where the building meets the
sky. Seek to integrate varied roof
details like modulated building
heights, parapet details, roof
slopes, or innovative architectural
solutions, as appropriate.

3. Provide roof lines and massing that emphasize and
accentuate significant elements of the building such
as entries, bays, and balconies, and shading elements
where appropriate.

4. Provide harmonious transitions between adjacent
properties
DC-5.8 ROOFS &

PARAPETS
FIGURE DC-5.8.A: PARAPET HEIGHT DIAGRAM

162

HI-DESERT ADOBE SPANISH MISSION DESERT MODERN FRONTIER

1. Rounded and/or stepped parapet
edges.

2. Mix of flat and stepped parapet walls.

3. Flat roofs.

1. Curvilinear parapet walls with stone,
cement or tile coping.

2. Low pitched gable roofs with
terracotta tiles.

3. Eaves with little to no overhang.

4. May include round or square towers
with tiled roofs.

1. Flat roofs, with clean horizontal lines.

2. Angled roof integrated into pedestrian
shading.

1. False front facades with high parapet
walls with varied articulation, often
with a gabled accent in the center.

2. Parapet wall continues around
corner.
4 2
2 2
1 1
1 1
3 3
2 FIGURE DC-5.8.B: ROOFS AND PARAPETS IN DOWNTOWN STYLES

Downtown Specific Plan
Final IS/MND
City of Twentynine Palms
9 March 2022

Downtown Specific Plan
Final IS/MND
This document has been prepared by:

City of Twentynine Palms
6136 Adobe Road
Twentynine Palms, CA 92277
In collaboration with:

GHD
320 Goddard Way, Suite 200
Irvine, CA 92618
9 March 2022

Table of Contents
City of Twentynine Palms Downtown Specific Plan Final IS/MND i .

Contents

1. Project Information .......................................................................................................................1-1

1.1 CEQA Requirements ........................................................................................................1-1 Environmental Analysis Methodology .............................................................................................. 1-1

1.2 Project Background ..........................................................................................................1-2

1.3 Project Location and Existing Setting ...............................................................................1-2

1.4 Project Description ............................................................................................................1-3 Purpose ............................................................................................................................................ 1-3 Proposed Land Use Designations (Proposed Zoning) .................................................................... 1-3 Commercial Districts ........................................................................................................................ 1-3 Residential Districts ......................................................................................................................... 1-3 Other Features ................................................................................................................................. 1-4 Development Strategy Areas ........................................................................................................... 1-4 Design Guidelines ............................................................................................................................ 1-6 Beautification ................................................................................................................................... 1-6 Street Network ................................................................................................................................. 1-7

1.5 Required Agency Approvals .............................................................................................1-7

1.6 Tribal Consultation ............................................................................................................1-7

2. Environmental Factors Potentially Affected ..............................................................................2-1

3. Environmental Analysis ...............................................................................................................3-1

3.1 Aesthetics .........................................................................................................................3-1

3.2 Agriculture and Forest Resources ....................................................................................3-4

3.3 Air Quality .........................................................................................................................3-5

3.4 Biological Resources ........................................................................................................3-7 Special-status Plant Species ........................................................................................................... 3-8 Special-status Wildlife Species ........................................................................................................ 3-8 Mitigation Measures ......................................................................................................................... 3-8

3.5 Cultural Resources .........................................................................................................3-11 Mitigation Measures ....................................................................................................................... 3-12

3.6 Energy Resources ..........................................................................................................3-14

3.7 Geology and Soils ...........................................................................................................3-16 Flooding Hazards ........................................................................................................................... 3-17 Mitigation Measures ....................................................................................................................... 3-20

3.8 Greenhouse Gas Emissions ...........................................................................................3-21

3.9 Hazards and Hazardous Materials .................................................................................3-23 Mitigation Measures ....................................................................................................................... 3-25

3.10 Hydrology and Water Quality ..........................................................................................3-27 Domestic Water ............................................................................................................................. 3-27 Wastewater Treatment ................................................................................................................... 3-28 Flood Control/Drainages ................................................................................................................ 3-28 Surface Water Quality .................................................................................................................... 3-28

Table of Contents
City of Twentynine Palms Downtown Specific Plan Final IS/MND ii .

3.11 Land Use and Planning ..................................................................................................3-32 Consistency with the General Plan Land Use Designations and Zoning Code............................. 3-32 Consistency with the General Plan Goals and Policies ................................................................. 3-33 Consistency with the Downtown Specific Plan Goals and Policies ............................................... 3-39

3.12 Mineral Resources ..........................................................................................................3-40

3.13 Noise ...............................................................................................................................3-41

3.14 Population and Housing ..................................................................................................3-43

3.15 Public Services ...............................................................................................................3-45 Fire Protection ................................................................................................................................ 3-45 Police Protection ............................................................................................................................ 3-45 Schools .......................................................................................................................................... 3-45 Parks .............................................................................................................................................. 3-46

3.16 Recreation ......................................................................................................................3-47

3.17 Transportation .................................................................................................................3-48 Roadways ...................................................................................................................................... 3-48 Bicycle & Pedestrian Facilities ....................................................................................................... 3-49 Public Transit ................................................................................................................................. 3-49 Airports ........................................................................................................................................... 3-49 VMT Analysis Methodology ........................................................................................................... 3-52 VMT Analysis Results .................................................................................................................... 3-52

3.18 Tribal Cultural Resources ...............................................................................................3-54 Mitigation Measures ....................................................................................................................... 3-55

3.19 Utilities and Service Systems .........................................................................................3-56 Domestic Water ............................................................................................................................. 3-56 Wastewater Treatment ................................................................................................................... 3-56 Solid Waste .................................................................................................................................... 3-57

3.20 Wildfire ............................................................................................................................3-60

3.21 Mandatory Findings of Significance ................................................................................3-62

4. References ....................................................................................................................................4-1

5. Report Preparers ..........................................................................................................................5-1

5.1 City of Twentynine Palms .................................................................................................5-1

5.2 GHD ..................................................................................................................................5-1

5.3 Sub-consultants ................................................................................................................5-1 Stantec ............................................................................................................................................. 5-1 Converge 2 Plan .............................................................................................................................. 5-1 Table Index
Table 1-1 City of Twentynine Palms Downtown Specific Plan Area Development Potential:

Additional Uses Compared to Existing Conditions ....................................................... 1-6 Table 3.13-1 Noise Standards ......................................................................................................... 3-41

Table of Contents
City of Twentynine Palms Downtown Specific Plan Final IS/MND iii .

Figure Index
Figure 1. Project Location ........................................................................................................................ 1-9 Figure 2. Project Vicinity ........................................................................................................................ 1-10 Figure 3. Aerial Photo ............................................................................................................................ 1-11 Figure 4. Land Use and Zoning ............................................................................................................. 1-12 Appendices
Appendix A Responses to Comments
Comment Letter 1 - San Manuel Band of Mission Indians
Letter 1 Response to Comments
Comment Letter 2 - Agua Caliente Band of Cahuilla Indians Letter 2 Response to Comments
Comment Letter 3 - Agua Caliente Band of Cahuilla Indians Letter 3 Response to Comments
Appendix B Mitigation Monitoring and Reporting Program
Appendix C Vehicle Miles Traveled (VMT) Modeling Output

Project Information
City of Twentynine Palms Downtown Specific Plan Final IS/MND 1-1 .

1. Project Information
Project Title Downtown Specific Plan
Lead Agency Name & Address City of Twentynine Palms
6136 Adobe Road
Twentynine Palms, CA 92277
Contact Person & Phone Number Travis Clark
Community Development Director
City of Twentynine Palms
(760) 367-6799 x1008
Project Location Located within the City of Twentynine Palms, which is in the County of San Bernardino along the State Route (SR) 62 corridor.

General Plan Land Use Designation Various
Zoning Various

1.1 CEQA Requirements
This project is subject to the requirements of the California Environmental Quality Act (CEQA). The lead agency is the City of Twentynine Palms. The purpose of this Initial Study is to provide a basis for deciding whether to prepare an Environmental Impact Report, a Mitigated Negative Declaration or a Negative Declaration. This Initial Study is intended to satisfy the requirements of the California Environmental Quality Act, CEQA, (Public Resources Code, Div 13, Sec 21000-21177), and the State CEQA Guidelines (California Code of Regulations, Title 14, Sec 15000-15387). CEQA encourages lead agencies and applicants to modify their projects to avoid significant adverse impacts.

Section 15063(d) of the State CEQA Guidelines states the content requirements of an Initial Study as follows:

1. A description of the project including the location of the project;

2. An identification of the environmental setting;

3. An identification of environmental effects by use of a checklist, matrix, or other method, provided that entries on a checklist or other form are briefly explained to indicate that there is some evidence to support the entries;

4. A discussion of the ways to mitigate the significant effects identified, if any;

5. An examination of whether the project would be consistent with existing zoning, plans, and other applicable land use controls;

6. The name of the person or persons who prepared or participated in the Initial Study.

Environmental Analysis Methodology
The State CEQA Guidelines present several “Special Situations” that include unique requirements for environmental evaluation. Section 15183 discusses “Projects Consistent with a Community Plan, General Plan, or Zoning”. Subsection (a) states, “CEQA mandates that projects which are consistent with the development density established by existing zoning, community plan, or general plan policies for which an EIR was certified shall not require additional environmental review, except as might be necessary to

Project Information
City of Twentynine Palms Downtown Specific Plan Final IS/MND 1-2 .
examine whether there are project-specific significant effects which are peculiar to the project or its site.

This streamlines the review of such projects and reduces the need to prepare repetitive environmental studies.”
The proposed Downtown Specific Plan would enable proposed future projects to consider this impact analysis when evaluating their potential environmental impacts. Where sufficiently addressed herein, future development may be considered “within the scope” of this environmental analysis. As a programmatic-level document, however, this CEQA analysis is not anticipated to provide sufficient detail to fully address the project-specific impacts of all future development. Indeed, it is anticipated that in many cases additional environmental technical studies or CEQA documentation may be needed for future projects once sufficient details are known. In such cases, the necessary environmental studies and documentation may be conducted at the time of proposal. Many future projects, as small infill development, are anticipated to meet the criteria for a Categorical Exemption under CEQA.

1.2 Project Background
The City of Twentynine Palms is preparing a new Downtown Specific Plan to foster the economic and physical revitalization of the downtown area. It is intended to guide the orderly development and redevelopment of the downtown infrastructure, businesses, and housing. The City’s objectives include creating a walkable, pedestrian friendly downtown and a lively center that is the focal point for the community. Population growth anticipated by the Downtown Specific Plan is assumed to be captured within the City’s current General Plan; however, the Downtown Specific Plan would concentrate portions of that growth into various development areas described herein. This Initial Study/Mitigated Negative Declaration (IS/MND) has been prepared in accordance with the California Environmental Quality Act (CEQA) to provide a programmatic-level review of potential environmental impacts associated with the proposed Downtown Specific Plan.

1.3 Project Location and Existing Setting
The Downtown Specific Plan project area is located in the City of Twentynine Palms, which is in the County of San Bernardino along the State Route (SR) 62 corridor. The City is located in the Morongo Basin, which forms the southwestern corner of the Mojave Desert. This basin includes Joshua Tree National Park and the Marine Corps Air Ground Combat Center. The Mojave Desert is separated from the Sonoran Desert to the south by the Little San Bernardino and Eagle Mountains, which are extensions of the Transverse Ranges. The western Mojave Desert is a flat, sparsely vegetated region that is interspersed with mountain ranges and dry lakes. There are no natural drainages. The only major drainage structure in the City is the Twentynine Palms Flood Control Channel, which was designed and constructed to protect the central business district.

The project area encompasses over 188 acres (0.30 square miles) of the City’s downtown core spanning from Sun Valley Drive on the north end to Cactus Road on the south; and from approximately Margot Avenue on the west, to West Court on the east. The site includes the Civic Center area located at Adobe Road and Civic Center Drive. The project area is developed along its principal transportation corridors, accompanied by occasional vacant lots, street trees, and other ornamental landscaping. The area consists of a mix of various types of development, principally one- to two-story residential and commercial structures. Uses include commercial (e.g., antique shops, vehicle repair, restaurants, gas stations), hotel/lodging, and civic (e.g., library, city hall, police department). The project area in its current state is largely improved with a full grid-pattern street network, some curbs and sidewalks, crosswalks, and onstreet parking that aligns Highway 62 and other local roads in the project area. Figure 2, Project Vicinity,

Project Information
City of Twentynine Palms Downtown Specific Plan Final IS/MND 1-3 .
presents the project area within the context of the City of Twentynine Palms. Figure 3, Aerial Photo, presents an aerial photo of the project site and surrounding environment.

1.4 Project Description
Purpose
The proposed City of Twentynine Palms Downtown Specific Plan (hereinafter “Specific Plan” or “proposed project”) provides guidance for implementing development within the planning area. The draft Specific Plan is available for public review by contacting the City of Twentynine Palms Community Development Department. The Specific Plan includes an implementation action plan which identifies specific improvement projects, their priority, and who is responsible for implementation. The proposed specific plan furthers the objectives of the City of Twentynine Palms General Plan (hereinafter “General Plan”) by providing a more detailed planning document for development of specific sites and streetscape improvements. The City of Twentynine Palms Development Code sets forth site specific standards and regulations that govern the size, shape, and type of use that would occur in accordance with the proposed project.

The proposed Specific Plan is intended to be built out over the course of 20 or more years. Economically feasible buildout under the Specific Plan could result in the following additional square feet (sf) compared to existing conditions:
– Commercial development: 45-60,000 sf
– Lodging: 120-150,000 sf
– Housing: 295-350,000 sf
– Office: 20-30,000 sf
– Civic Center Development: 20-30,000 sf
Proposed Land Use Designations (Proposed Zoning)
Proposed land use designations for the Downtown Specific Plan Area include:

Commercial Districts
– Downtown Traditional (DT): Inspired by, and consistent with, the City of Twentynine Palms historic, traditional main street development pattern to support a pedestrian-oriented district full of outdoor dining, visitor amenities, and a high-quality public realm. Parking is predominantly public and shared. – Downtown General (DG): Inspired by, and consistent with, the City of Twentynine Palms’ most prevalent suburban-style car-centric commercial development. The district permits the widest range of development types. Projects are surrounded by parking and driveways – such as fast-food restaurants Residential Districts
– Downtown Residential (DR-20): Walkable, mid-density multi-family residential district that benefits from its proximity to downtown amenities and distinctive requirements for landscape and setbacks. Both lowand mid-densities are allowed to ensure this area remains a compact yet quiet livable neighborhood. – Downtown Residential (DR-8): Familiar low-density single-family residential district that maintains a quiet suburban setting accessible to downtown. Some duplexes and low-density multi-family uses may be allowed. Here, the goal is to support new home development and to preserve character.

Project Information
City of Twentynine Palms Downtown Specific Plan Final IS/MND 1-4 .

Figure 4, Land Use + Zoning, presents the Downtown Specific Plan Land Use Map with the project boundary delineated.

Other Features
Other features of the Downtown Specific Plan Area include the following types of improvements:
– Landscape + Public Realm
• Pedestrian
• Open Space Landscape
• Shade Tree Corridors
• Shade Structures
• Placemaking + Wayfinding
– Transportation + Mobility
• Pedestrian
• Active Mobility
• Automotive
• Recreation
• Park and Walk
• Transit Nodes
– Parking
• On-Street
• Off-Street
• Pedestrian Connections
• Park & Walk Areas
Development Strategy Areas
The proposed Downtown Specific Plan divides the project area (downtown) into six Development Strategy Areas (areas), which provide a vision for future land uses, development standards, and design guidelines as envisioned by the community. The six areas include the West Gateway, Twentynine Palms Highway, Adobe Road, Downtown East, Downtown Living, and Civic Center. Desirable land uses within each of the Specific Plan Development Strategy Areas are as follows:

West Gateway
– Traditional Commercial Food and Beverage (F+B)
– Fast Casual (Pad Commercial)
– Vacation Bungalows (Vacation Home Rentals)
– Motel
– Hotel Expansion
Twentynine Palms Highway
– Laundromat
– Shared Parking

Project Information
City of Twentynine Palms Downtown Specific Plan Final IS/MND 1-5 .
– Transit Center
– Duplexes
– Triplex
– Live-Work
– Hotel
– Joshua Tree Cultural Center
– Community Center
– Adaptive Reuse + F+B
– Boutique Market
– Townhomes
– Attached Flats
Adobe Road
– Traditional Commercial F+B
– Outdoor Food Hall
– Pocket Park
– Stacked Quadraplex
– Duplex
– Stacked Flats
Downtown East
– Pocket Park
– Traditional Commercial F+B
– Attached Townhomes
– Event Space
– Townhomes
– Triplex
– Courtyard Bungalows
Downtown Living
– Townhomes
Civic Center
– Stacked Flats (Affordable)
– Community or Civic Facility
– Attached Flats
– Urgent Care Center
– Urgent Care Center Parking
Figure 5, Downtown Development, presents the location of each Development Strategy Area within the context of the project vicinity and existing street network. Table 1-1, District Development Potential and

Project Information
City of Twentynine Palms Downtown Specific Plan Final IS/MND 1-6 .

Densities, presents low and high ranges of economically feasible additional buildout for various land uses that could occur within each Development Strategy Area with implementation of the proposed Specific Plan.

Within the Specific Plan Area, the City would also create 115 additional parking spaces, which, in combination with the existing/reconfigured 815 parking spaces, would provide a total of 930 parking spaces in the project area.

Table 1-1 City of Twentynine Palms Downtown Specific Plan Area Development Potential:

Additional Uses Compared to Existing Conditions
Development Strategy Area Low Range
(Square Feet)
High Range
(Square Feet)
West Gateway
Commercial 8,000 15,000
Lodging 68,000 75,000
Twentynine Palms Hwy
Commercial 19,000 23,000
Lodging 50,000 70,000
Housing 55,000 66,000
Downtown East
Commercial 6,000 7,000
Lodging 2,000 5,000
Housing 31,000 44,000
Adobe Road
Commercial 12,000 15,000
Housing 54,000 60,000
Civic Center
Housing 55,000 60,000
Office 20,000 30,000
Civic 20,000 30,000
Downtown Living
Housing 100,000 120,000
Design Guidelines
The Specific Plan includes design guidelines for signs, mixed-use projects, utility service components of buildings/structures, facades (building elements and articulation), and other building design principles (color, materials, massing, scale), lighting, landscape and hardscape, parking lots, and site planning considerations. These design guidelines provide specific recommendations that serve to implement the aesthetic intent of the proposed project.

Beautification
The project includes streetscape beautification and other public improvements to public rights-of-way, sidewalks, and public open spaces. Proposed urban design concepts contained within the Specific Plan present the streetscape improvements planned within downtown core area.

Project Information
City of Twentynine Palms Downtown Specific Plan Final IS/MND 1-7 .

Street Network
The project proposes several roadway corridor improvements, including:
– Pedestrian emphasis and widened sidewalks in the SR 62 corridor. – An optional roundabout at SR 62 / Split Rock Avenue to provide an attractive welcome to the downtown core.
– A road diet from four to two lanes, to reduce the number of travel lanes for multimodal improvements (such as bike lanes, pedestrian crossing islands, and curb extensions) plus turn lanes. – SR 62 / Adobe Road intersection improvements.
– A road diet from four to two lanes along Adobe Road, with widened sidewalks, curb extensions, and bicycle lanes, plus turn lanes.
– Adobe Road / Gorgonio Drive intersection improvements.

1.5 Required Agency Approvals
Adoption of the Downtown Specific Plan may require the following approvals:
– City of Twentynine Palms – General Plan Amendment
– City of Twentynine Palms – Development Code Update
Future implementation of development proposed by the Downtown Specific Plan may require the following approvals:
– Regional Water Quality Control Board (RWQCB) – NPDES General Construction Permit and Storm Water Pollution and Prevention Plan
– Twentynine Palms Water District – Connection Permit

1.6 Tribal Consultation
Pursuant to Senate Bill 18 (SB 18), prior to the adoption or any amendment of a city or county’s general plan, proposed on or after March 1, 2005, the city or county shall conduct consultations with California Native American tribes that are on the contact list maintained by the Native American Heritage Commission (NAHC) for the purpose of preserving or mitigating impacts to places, features, and objects described in Sections 5097.9 and 5097.995 of the Public Resources Code that are located within the city or county’s jurisdiction. The City has initiated contact with 12 Native American tribes pursuant to the list acquired from the NAHC, as part of preparing this environmental review document. Please refer to Section 3.18, Tribal Cultural Resources, for additional information.

Similarly, pursuant to Assembly Bill 52 (AB 52), the CEQA Lead Agency for any project for which a Notice of Preparation, Notice of Mitigated Negative Declaration, or Notice of Negative Declaration is filed on or after July 1, 2015 must provide notification to tribes that may be traditionally and culturally affiliated to the geographic area where the project is located. The City has initiated contact with three Native American tribes, pursuant to Public Resources Code (PRC) § 21080.3.1 and Chapter 532 Statutes of 2014 (i.e., AB 52), as part of preparing this environmental review document. Please refer to Section 3.18, Tribal Cultural Resources, for additional information.

Project Information
City of Twentynine Palms Downtown Specific Plan Final IS/MND 1-8 .

1.7 Public and Agency Review
The City of Twentynine Palms, serving as the CEQA Lead Agency, prepared a Draft Initial Study/Mitigated Negative Declaration (IS/MND) for the proposed Downtown Specific Plan. The Draft IS/MND was circulated for 30 days, from January 12, 2022 to February 11, 2022, to allow public agencies and interested parties the opportunity to review and comment on the document. In accordance with the requirements of CEQA, the City provided a Notice of Intent to adopt a Mitigated Negative Declaration to the public, responsible agencies, and the San Bernardino County Clerk. The City published a notice in the Desert Trail (a newspaper of general circulation in the area affected by the proposed project), and the notice was posted at the San Bernardino County Clerk’s office for a period of at least 30 days. The Draft IS/MND was submitted to the State Clearinghouse for review by state agencies, and to responsible and trustee agencies with jurisdiction by law over resources affected by the project. The Draft IS/MND was made available for public review online at http://www.ci.twentynine-palms.ca.us.

1.8 Comments Received on IS/MND
Comments were received from the following parties regarding the Draft IS/MND:
– San Manuel Band of Mission Indians
– Agua Caliente Band of Cahuilla Indians
The comment letters received and responses to the comments are included in Appendix A, Responses to Comments. Where applicable, minor modifications have been made to the text of the IS/MND to clarify project details, impacts, and mitigation measure language. The comments did not result in a substantial revision of the IS/MND. No circumstances were identified that would require the recirculation of the IS/MND.

1.9 Mitigation Monitoring and Reporting Program
A Mitigation Monitoring and Reporting Program has been prepared for the project and is provided in Appendix B. The mitigation measures have been agreed to by the City and have been found to avoid or mitigate environmental effects such that no significant impacts would occur.

1.10 Finding of No Significant Effect on the Environment On the basis of the evaluation in the IS/MND together with comments received during the public review process, it is determined that although the proposed project could have a significant effect on the environment, there would not be a significant effect in this case because mitigation measures have been incorporated by the City. With these mitigation measures in place to avoid significant environmental effects, no significant adverse effects to the environment are expected from the project. This project would not have a detrimental effect upon either short-term or long-term environmental goals. This project would not have impacts which are individually limited but cumulatively considerable, nor have environmental impacts which would cause substantial adverse effects upon human beings, either directly or indirectly.

1.11 Location of Documents
Copies of this document and supporting references are available at the City of Twentynine Palms, 6136 Adobe Road, Twentynine Palms, CA 92277.

FIGURE 1
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Data source: World Topographic Map - labelless: Esri, HERE, Garmin, SafeGraph, FAO, METI/NASA, USGS, Bureau of Land Management, EPA, NPS; transportation: USGS The National Map: National Transportation Dataset; U.S. Census Bureau – TIGER/Line; U.S. Forest Service. Data Refreshed October, 2021.; World Topographic Map - labelless: Esri, HERE, Garmin, SafeGraph, METI/NASA, USGS, Bureau of Land Management, EPA, NPS, USDA; World Hillshade: Esri, NASA, NGA, USGS, FEMA; World Hillshade: Esri, CGIAR, USGS. Created by: ethompson3 \\ghdnet\ghd\US\Irvine\Projects\561\11222675\GIS\Maps\Deliverables\29PalmsFigures\11222675_29Palms.aprx - 11222675_01_Location Print date: 05 Nov 2021 - 13:46
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World Imagery (Clarity): Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community.

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Environmental Factors Potentially Affected
City of Twentynine Palms Downtown Specific Plan Final IS/MND 2-1 .

2. Environmental Factors Potentially Affected
The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a “Potentially Significant Impact” as indicated by the checklist on the following pages:

Aesthetics Greenhouse Gas Emissions Public Services
Agricultural & Forestry Resources Hazards & Hazardous Materials Recreation Air Quality Hydrology & Water Quality Transportation
Energy Land Use & Planning Tribal Cultural Resources
Biological Resources Mineral Resources Utilities & Service Systems Cultural Resources Noise Wildfire
Geology & Soils Population & Housing Mandatory Findings of Significance DETERMINATION (To be completed by the Lead Agency)
On the basis of this initial evaluation:

I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION would be prepared.

I find that although the proposed project could have a significant effect on the environment, there would not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION would be prepared.

I find that the proposed MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required.

I find that the proposed project MAY have a “potentially significant impact” or “potentially significant unless mitigated” impact on the environment, but at least one effect: (1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and (2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed.

I find that the proposed project MAY have a “potentially significant impact” or “potentially significant unless mitigated” impact on the environment, but at least one effect: (1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and (2) has been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. _______________________________ January 12, 2022________ LEAD AGENCY Signature Date

Environmental Analysis
City of Twentynine Palms Downtown Specific Plan Final IS/MND 3-1 .

3. Environmental Analysis

3.1 Aesthetics
Potentially
Significant
Impact
Less-thanSignificant w/
Mitigation
Incorporated
Less-thanSignificant
Impact
No
Impact
Except as provided in Public Resources Code Section 21099, would the project:
a) Have a substantial adverse effect on a scenic
vista? 
b) Substantially damage scenic resources, including,
but not limited to, trees, rock outcroppings, and
historic buildings within a state scenic highway?

c) In non-urbanized areas, substantially degrade the
existing visual character or quality of public view
of the site and its surroundings? (Public Views are
those that are experienced from publicly
accessible vantage point). If the project is in an
urbanized area, would the project conflict with
applicable zoning and other regulations governing
scenic quality?

d) Create a new source of substantial light or glare
which would adversely affect day or nighttime
views in the area?

a) Have a substantial adverse effect on a scenic vista? (Less than Significant) The City of Twentynine Palms is situated in the Mojave Desert just north of Joshua Tree National Park.

Properties in the Downtown Specific Plan project vicinity enjoy views of the Little San Bernardino Mountains located approximately one mile to the south and southwest. Existing lower elevation mountain views are partially obstructed by surrounding developments that range from one to two-story buildings. Middle and upper elevations of the mountains are visible above the surrounding structures but are more distant, so their immediate scenic value is diminished.

The proposed project – a Downtown Specific Plan – comprises a programmatic, policy-level planning document. The Specific Plan is intended to guide the orderly development and redevelopment of the downtown infrastructure, businesses, and housing, but does not propose any specific development at this time. Future development with the project area would be subject to environmental review as required by federal, State and City regulations, discretionary review and must be consistent with the policies of the Downtown Specific Plan . In addition, the Downtown Specific Plan contains a dedicated topic on view preservation as the distant hillsides provide scenic views within the project area. The policies within this topic would serve to preserve the downtown views of the hillsides. Furthermore, site development standards that address site relationships and views are identified within the Downtown Specific Plan.

Therefore, a less than significant impact would occur.

Environmental Analysis
City of Twentynine Palms Downtown Specific Plan Final IS/MND 3-2 .
b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? (No Impact) According to the Caltrans Scenic Highway Systems Map, there is no officially designated scenic highway within the project area. Highway 62, which bisects the proposed Downtown Specific Plan Area, is designated as an “eligible” state scenic highway (Caltrans 2021).

The proposed project does not include any development, but includes various policies intended to promote the preservation of scenic resources in the Downtown Specific Plan Area. As examples, one of the stated goals of the Specific Plan is to "preserve and enhance the desert adobe character of the downtown." This would be addressed through the proposed Architectural Design Guidelines. Several policies that foster preservation of existing large trees, including heritage trees, have been carried over from the Landscape and Scenic Highways Element and included in the Downtown Specific Plan. Additionally, historic preservation is addressed within this topic as many of the historic buildings are located downtown. Future physical improvements and site developments would be subject to the City's Design Review process and would be required to satisfy various criteria, including those related to natural hazards and land feature preservation, historic preservation/infill development, and building scale and design. The policies and design criteria contained in the Specific Plan are intended to protect, improve and adaptively manage these resources as the community evolves. As the Specific Plan Area is not located adjacent to an officially designated state scenic highway, no impact would occur. c) In non-urbanized areas, substantially degrade the existing visual character or quality of public view of the site and its surroundings? (Public Views are those that are experienced from publicly accessible vantage point). If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality? (Less than Significant) The proposed Downtown Specific Plan does not include any site-specific designs or proposals, nor does it grant any entitlements for development. As a policy and regulatory document, the Specific Plan would provide policy direction, guidelines, development standards, and implementation actions intended to preserve and enhance the unique character of Downtown Twentynine Palms. Highway entrances and corridors showcase the broad qualities of its desert landscape and set the stage for the experience of downtown and residential neighborhoods. The Downtown's visual character is typified by the built environment, which features a mix of retail, office, restaurant, residential, public, and open space uses generally designed in the Desert Adobe style.

Because the specifics of future development projects are not currently known, the extent to which various improvements envisioned in the proposed Specific Plan could result in changes to scenic views or degrade the Downtown Specific Plan Area’s visual character cannot be precisely described at this time. However, future development would be located in currently developed areas and would be consistent with the architectural guidelines of the Downtown Specific Plan. Related surface-level streetscape improvements, including sidewalk enhancements, bicycle parking racks and shelters, bicycle lane/route striping and signage, street furnishings, lighting, and landscaping, would be similar in type and scale to existing facilities in the Downtown Specific Plan Area.

Future improvements would be subject to applicable City regulations and requirements and to the proposed design/architectural guidelines that are intended, in part, to preserve the visual character of the Downtown Specific Plan Area. Such improvements would be subject to future project-level CEQA documentation.

Given the built out condition of the Downtown Specific Plan Area, the limited nature of the conceptual improvements envisioned in the proposed Downtown Specific Plan, and because existing views are

Environmental Analysis
City of Twentynine Palms Downtown Specific Plan Final IS/MND 3-3 .
intermittent and primarily limited to vehicular roadways and pedestrian facilities, as well as the fact that any new development would be subject to the existing and proposed regulatory environment, adoption of the proposed Downtown Specific Plan would not adversely affect existing scenic views or the Downtown Specific Plan Area’s visual character or quality. Potential impacts would be less than significant.

Furthermore, the proposed Specific Plan is intended to preserve the Downtown’s small-town character and charm, albeit with increased development density. With the recommended streetscape enhancements and design guidelines, the proposed Downtown Specific Plan has the potential to improve the visual quality and character of the area. A less than significant impact would occur. d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? (Less than Significant)
The Downtown Specific Plan includes architectural design guidelines that address site design and architecture, and identifies design approaches and guidelines regarding lighting for parking areas, buildings and streets. The intent of the lighting guidelines is to encourage design that creates a safe and welcoming downtown environment at night, while minimizing light pollution and unwanted glare. Lighting would be shielded or recessed to minimize light pollution and glare. All lighting would conform to dark sky policies.

The City of Twentynine Palms has adopted ordinances to reduce artificial lighting and glare from buildings and outdoor areas, along with allowing starry night sky views for community enjoyment. As future development within the Downtown Specific Plan Area would be required to adhere to the architectural design guidelines and relevant polities, a less than significant impact would occur.

Environmental Analysis
City of Twentynine Palms Downtown Specific Plan Final IS/MND 3-4 .

3.2 Agriculture and Forest Resources
Potentially
Significant
Impact
Less-thanSignificant w/
Mitigation
Incorporated
Less-thanSignificant
Impact
No
Impact
Would the project:
a) Convert Prime Farmland, Unique Farmland, or
Farmland of Statewide Importance (Farmland), as
shown on the maps prepared pursuant to the
Farmland Mapping and Monitoring Program of the
California Resources Agency, to non-agricultural
use?

b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? 
c) Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code
section 12220(g)), timberland (as defined by Public
Resources Code section 4526), or timberland zoned
Timberland Production (as defined by Government
Code section 51104(g))?

d) Result in the loss of forest land or conversion of
forest land to non-forest use? 
e) Involve other changes in the existing environment
which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or
conversion of forest land to non-forest use?

a-e) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? Conflict with existing zoning for agricultural use, or a Williamson Act contract? Conflict with existing zoning for, or cause rezoning of, forest land? Result in the loss of forest land or conversion of forest land to non-forest use? Or, involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or conversion of forest land to non-forest use? (No Impact) The project area is located in an urbanized area of the City that does not contain any agriculture or forest uses. Because of the urban nature of the region, the Downtown Specific Plan Area was not surveyed by the Farmland Mapping and Monitoring Program (DOC 2021). The project area contains a variety of zoning districts, none of which allow agriculture or forest uses. Therefore, project implementation would have no direct or indirect effect on agriculture or forest resources. There would be no impacts.

Environmental Analysis
City of Twentynine Palms Downtown Specific Plan Final IS/MND 3-5 .

3.3 Air Quality
Potentially
Significant
Impact
Less-thanSignificant w/
Mitigation
Incorporated
Less-thanSignificant
Impact
No Impact
Where available, the significance criteria established by the applicable air quality management district or air pollution control district may be relied upon to make the following determinations. Would the project:
a) Conflict with or obstruct implementation of the
applicable air quality plan? 
b) Result in a cumulatively considerable net increase
in any criteria pollutant for which the project region
is non-attainment under an applicable federal or
state ambient air quality standard?

c) Expose sensitive receptors to substantial pollutant
concentrations? 
d) Result in other emissions (such as those leading to
odors) adversely affecting a substantial number of
people?

The City of Twentynine Palms is located in the Mojave Desert Air Basin (MDAB) under the jurisdiction of Mojave Desert Air Quality Management District (MDAQMD). The MDAB forms the southwestern corner of the Mojave Desert. The MDAB includes the desert regions of San Bernardino, Riverside, Los Angeles and Kern counties. The MDAB is an assemblage of mountain ranges interspersed with long broad valleys that often contain dry lakes.

MDAQMD is geographically the second largest of the 35 air districts in the State of California. All development within the City is subject to MDAQMD’s 2016 “California Environmental Quality Act (CEQA) and Federal Conformity Guidelines.” MDAQMD operates and maintains six regional air quality monitoring stations in cities throughout its jurisdiction (MAQMD 2016).

The primary agencies responsible for regulations to improve air quality in this region are the MDAQMD and the California Air Resources Board (CARB). The Southern California Association of Governments (SCAG) is an important partner to the MDAQMD, as it is the designated metropolitan planning authority for the area and produces estimates of anticipated future growth and vehicular travel in the District which are used for air quality planning. The MDAQMD sets and enforces regulations for non-vehicular sources of air pollution in the District and works with SCAG to develop and implement Transportation Control Measures (TCM).

TCM measures are intended to reduce and improve vehicular travel and associated pollutant emissions. a) Conflict with or obstruct implementation of the applicable air quality plan? (Less than Significant) According to MDAQMD’s 2016 CEQA and Federal Conformity Guidelines, a project is considered nonconforming if it conflicts with or delays implementation of any applicable attainment or maintenance plan. A project is conforming if it complies with all applicable District rules and regulations, complies with all proposed control measures that are not yet adopted from the applicable plan(s), and is consistent with the growth forecasts in the applicable land use plan(s) (or is directly included in the applicable plan). Conformity with growth forecasts can be established by demonstrating that the project is consistent with the General Plan growth assessment.

Environmental Analysis
City of Twentynine Palms Downtown Specific Plan Final IS/MND 3-6 .

The improvements envisioned in the proposed Specific Plan are recommended conceptual designs intended to be used as guidance for the City in implementing future improvements. The proposed Downtown Specific Plan does not include any site-specific designs or proposals, nor does it grant any entitlements for development. As a policy and regulatory document, the proposed Specific Plan would have no physical effect on the environment. Future improvements would require further CEQA review of projectlevel impacts prior to implementation, including consistency with the land use designations for the Downtown Specific Plan Area in comparison to the General Plan. Therefore, the project would not conflict with or obstruct implementation of any applicable attainment or maintenance plans related to air quality ambient standards. This impact would be less than significant. b, c) Result in a cumulatively considerable net increase in any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard? Expose sensitive receptors to substantial pollutant concentrations? (Less than Significant) The Downtown Specific Plan is a policy document that does not propose any specific development; therefore, adoption of the Plan would not violate any air quality standard, contribute substantially to an existing or projected air quality violation, or result in a cumulatively considerable net increase of any criteria pollutant. Plan adoption would not expose sensitive receptors to substantial pollutant concentrations because it is not anticipated to result in a net increase in emissions beyond those anticipated under the City General Plan. Future site-specific improvements would require further CEQA review of project-level impacts prior to implementation. Therefore, a less than significant impact would occur. d) Result in other emissions (such as those leading to odors) adversely affecting a substantial number of people? (Less than Significant)
The land use designations in the Downtown Specific Plan Area allow for uses that are typically not odorgenerating. The compliance division of the MDAQMD handles odor complaints, keeps related records, and if warranted, will investigate the odor to determine the source and association with any potentially hazardous air pollutants. If the odor is indicative of a hazardous air pollutant, the MDAQMD may require the land use to obtain the appropriate permits and mitigate the problem. The potential for the Downtown Specific Plan to create objectionable odors affecting a substantial number of people is minimal. A less than significant impact would occur.

Environmental Analysis
City of Twentynine Palms Downtown Specific Plan Final IS/MND 3-7 .

3.4 Biological Resources
Potentially
Significant
Impact
Less-thanSignificant w/
Mitigation
Incorporated
Less-thanSignificant
Impact
No
Impact
Would the project:
a) Have a substantial adverse effect, either directly or through habitat modifications, on any species
identified as a candidate, sensitive, or specialstatus species in local or regional plans, policies, or regulations, or by the California Department of
Fish and Game or U.S. Fish and Wildlife Service?

b) Have a substantial adverse effect on any riparian
habitat or other sensitive natural community
identified in local or regional plans, policies,
regulations or by the California Department of Fish
and Game or US Fish and Wildlife Service?

c) Have a substantial adverse effect on state or
federally protected wetlands (including, but not
limited to, marsh, vernal pool, coastal, etc.)
through direct removal, filling, hydrological
interruption, or other means?

d) Interfere substantially with the movement of any
native resident or migratory fish or wildlife species
or with established native resident or migratory
wildlife corridors, or impede the use of native
wildlife nursery sites?

e) Conflict with any local policies or ordinances
protecting biological resources, such as a tree
preservation policy or ordinance?

f) Conflict with the provisions of an adopted Habitat
Conservation Plan, Natural Community
Conservation Plan, or other approved local,
regional, or state habitat conservation plan?

The following information is based on the Biological Reconnaissance Technical Memorandum that was prepared in support of the proposed Downtown Specific Plan (GHD 2021). The Technical Memorandum documents the results of a site visit conducted on November 6, 2021, and provides information to support a programmatic-level review of potential environmental impacts associated with the proposed Downtown Specific Plan.

The Downtown Specific Plan Project Area is located within the downtown area of Twentynine Palms and is currently composed of commercial and residential properties as well as several vacant lots. The Project Area is bordered to the north, east, and south by additional commercial and residential properties. The vast majority of the Project Area has been developed and contains very limited habitat to support native wildlife.

Although the few vacant lots within the Project Area contain native vegetation, these areas have been heavily degraded by vehicular traffic and the presence of trash. The dominant vegetation on vacant lots consists of creosote (Larrea tridentata).

Environmental Analysis
City of Twentynine Palms Downtown Specific Plan Final IS/MND 3-8 .

Overall, there is little natural habitat structure present across the Project Area. There are some trees and vegetation that may provide suitable nesting habitat for common avian species protected by the federal Migratory Bird Treaty Act (MBTA) and California Fish and Game Code (FGC). No suitable habitat for any special status wildlife or plant species was observed within or directly adjacent to the Project Area. a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special-status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? (Less than Significant with Mitigation)
Special-status Plant Species
No special status plant species were observed within the Downtown Specific Plan Area. While the field survey was not protocol-level nor conducted during the optimal growing season windows for species with potential to occur in the vicinity (the site visit occurred during the Fall, outside of the blooming period for some plants), based on existing habitat, the Project area is unlikely to support special status plants. No impacts are expected.

Special-status Wildlife Species
No special status wildlife species were observed within the Downtown Specific Plan Area. Seven native bird species and one non-native bird species were detected during the site visit. As the survey was not protocollevel and many neotropical avian species have likely migrated south by Fall, those observed do not comprise a comprehensive list of all species that could potentially occur throughout the breeding season.

Nonetheless, no other wildlife species were observed, and based on existing habitat, the Project Area likely only supports urban-adapted common wildlife species.

Future development proposals would be required to conduct additional CEQA review and a prepare sitespecific biological report. If future development would remove trees, a potentially significant impact could occur related to impacting nesting birds protected by the MBTA. The following mitigation measure is included to reduce impacts to nesting birds to a less than significant level.

Mitigation Measures
Mitigation Measure BIO-1: Protect Nesting Birds and Raptors – Ground disturbance and vegetation clearing shall be conducted, if possible, during the fall and/or winter months and outside of the avian nesting season (generally February 1 – August 31) to avoid any direct effects to protected birds. If ground disturbance cannot be confined to work outside of the nesting season, a qualified ornithologist shall conduct pre-construction surveys within the vicinity of the Project area, to check for nesting activity of native birds and to evaluate the site for presence of raptors and special status bird species. The ornithologist shall conduct at minimum a one-day pre-construction survey within the seven-day period prior to vegetation removal and ground-disturbing activities. If ground disturbance or vegetation removal work lapses for seven days or longer during the breeding season, a qualified ornithologist shall conduct a supplemental avian pre-construction survey before Project work is reinitiated.
– If active nests are detected within the construction footprint or up to 500 feet from construction activities, the ornithologist shall flag a buffer around each nest (assuming property access). Construction activities shall avoid nest sites until the ornithologist

Environmental Analysis
City of Twentynine Palms Downtown Specific Plan Final IS/MND 3-9 .
determines that the young have fledged or nesting activity has ceased. If nests are documented outside of the construction (disturbance) footprint, but within 500 feet of the construction area, buffers would be implemented as needed (buffer size dependent on species). Buffer sizes for common species would be determined on a case-by-case basis in consultation with the CDFW and, if applicable, with USFWS. Buffer sizes would consider factors such as:
 (1) noise and human disturbance levels at the construction site at the time of the survey and the noise and disturbance expected during the construction activity;  (2) distance and amount of vegetation or other screening between the construction site and the nest; and
 (3) sensitivity of individual nesting species and behaviors of the nesting birds.

If active nests are detected during the survey, the qualified ornithologist shall monitor all nests at least once per week to determine whether birds are being disturbed. Activities that might, in the opinion of the qualified ornithologist, disturb nesting activities (e.g., excessive noise), shall be prohibited within the buffer zone until such a determination is made. If signs of disturbance or distress are observed, the qualified ornithologist shall immediately implement adaptive measures to reduce disturbance. These measures may include, but are not limited to, increasing buffer size, halting disruptive construction activities in the vicinity of the nest until fledging is confirmed or nesting activity has ceased, placement of visual screens or sound dampening structures between the nest and construction activity, reducing speed limits, replacing and updating noisy equipment, queuing trucks to distribute idling noise, locating vehicle access points and loading and shipping facilities away from noise-sensitive receptors, reducing the number of noisy construction activities occurring simultaneously, and/or reorienting and/or relocating construction equipment to minimize noise at noise-sensitive receptors.

With implementation of Mitigation Measure BIO-1: Protect Nesting Birds and Raptors, impacts to protected birds and raptors would be less than significant.
b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or US Fish and Wildlife Service? (No Impact)
No riparian vegetation was observed during the reconnaissance-level site visit. No Sensitive Natural Communities were observed within the Downtown Specific Plan Area. Future development would be required to conduct further CEQA review of project-level impacts prior to implementation and prepare a sitespecific biological report to evaluate impacts to biological resources. However, no Sensitive Natural Communities or riparian areas were observed within the Downtown Specific Plan Area, therefore, no impact would occur.
c) Have a substantial adverse effect on state or federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? (No Impact)
The Project area is located within the downtown area of Twentynine Palms and is currently composed of commercial and residential properties as well as several vacant lots. The Twentynine Palms Flood Control Channel is the only aquatic feature and major drainage structure in the vicinity of the Downtown Specific

Environmental Analysis
City of Twentynine Palms Downtown Specific Plan Final IS/MND 3-10 .

Plan Area. It was designed and constructed to protect the central business district, including the Project Area. The Twentynine Palms Channel is located outside of the Downtown Specific Plan Area and will not be impacted by Project Activities. No potentially jurisdictional wetlands or waters of the United States or State were observed in the Project Area or in areas to be impacted by future development within the Downtown Specific Plan Area footprint. Therefore, no impact would result. d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? (Less than Significant)
Wildlife corridors refer to established migration routes commonly used by resident and migratory species for passage from one geographic location to another. Maintaining the continuity of established wildlife corridors is important to: a) sustain species with specific foraging requirements, b) preserve a species’ distribution potential, and c) retain diversity among many wildlife populations. Therefore, resource agencies consider wildlife corridors to be a sensitive resource.

No wildlife movement corridors or regional wildlife linkages have been identified within the Downtown Specific Plan Area. The Project Area is not located within or near a high-integrity forest habitat “natural landscape block,” as identified in the California Essential Habitat Connectivity Project (GHD 2021). The Project Area does not contain riparian or aquatic habitat or intersect riparian corridors. There is no direct hydrologic connectivity between the Project Area and off-site waterbodies, waterways, or drainages. No impact on the movement of native resident or migratory fish or essential fish habitat would result from the Project. As the proposed Downtown Specific Plan is a regulatory and policy document, no development is currently proposed. Future development would be required to conduct further CEQA review and prepare a site-specific biological report to evaluate impacts to the environment. Similarly, no new barriers to terrestrial wildlife movement would result from the Project, and the Project would not substantially interfere with migratory birds, bats, or other species. The impact would be less than significant. e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? (Less than Significant) The proposed Downtown Specific Plan does not include any site-specific designs or proposals, nor does it grant any entitlements for development that would have the potential to conflict with local policies or ordinances protecting biological resources. The City’s General Plan Conservation and Open Space Element provides a variety of goals and implementation policies related to protecting and enhancing the existing habitat and present special-status species. The City does not have an adopted tree ordinance.

Future development proposed to implement the Specific Plan would be required to comply with all applicable policies included in the General Plan. Therefore, this impact would be less than significant. f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? (No Impact)) Habitat Conservation Plans (HCPs) and Natural Community Conservation Plans are site-specific plans to address effects on sensitive species of plants and animals. There are no such adopted plans covering the Project Area. No impact would result.

Environmental Analysis
City of Twentynine Palms Downtown Specific Plan Final IS/MND 3-11 .

3.5 Cultural Resources
Potentially
Significant
Impact
Less-thanSignificant w/
Mitigation
Incorporated
Less-thanSignificant
Impact
No
Impact
Would the project:
a) Cause a substantial adverse change in the
significance of a historical resource pursuant to
§15064.5?

b) Cause a substantial adverse change in the
significance of an archaeological resource
pursuant to §15064.5?

c) Disturb any human remains, including those
interred outside of formal cemeteries? 
The following analysis is based on the Archaeological Resources Review for City of Twentynine Palms Downtown Specific Plan (Stantec 2021). In order to evaluate the potential for cultural resources to occur within the project area, Stantec conducted a records search and a pedestrian survey. The records search results were received from the South Central Coastal Information Center (SCCIC) on July 30, 2021. The records search included the Plan Area and a 0.25-mile radius. The results of the SCCIC record search conducted for the current Plan were received on July 30, 2021. The results indicate there are a total of 24 cultural resources within the Plan Area and surrounding 0.25-mile radius. A total of 18 cultural resources are located within the Plan area, and they include 17 historic-age buildings and 1 historic-age road (Twentynine Palms Highway (P-36-010525). The remaining six resources present within the 0.25-mile buffer include three historic-age buildings, one multicomponent site (The Oasis of Mara P-36-002052), one prehistoric lithic scatter, and one historic-age water tank. On October 28 and 29, 2021, Stantec conducted a pedestrian survey of the majority of the 188-acre Plan Area. The pedestrian survey was completed using standard archaeological and architectural field inventory procedures and techniques. The methods consisted of documentation of all historic documentation of all historic-age buildings, which included noting the address, type, architectural style, and condition of integrity, and capturing photographs of each building.

All open-space areas, including vacant dirt lots, and parking lots, were noted and visually inspected for potential archaeological evidence from the roadside. A total of 567 parcels were surveyed. a) Cause a substantial adverse change in the significance of a historical resource pursuant to §15064.5? (Less than Significant with Mitigation)
A cultural resource is considered “historically significant” if the resource is 50 years old or older, possesses integrity of location, design, setting, materials, workmanship, feeling, and association, and meets the requirements for listing in the California Register of Historical Resources (CRHR) under any one of the following criteria (Title 14 CCR, § 15064.5):

1. It is associated with events that have made a significant contribution to the broad patterns of California’s history and cultural heritage

2. It is associated with the lives of persons important in our past

3. It embodies the distinctive characteristics of a type, period, region, or method of construction, or represents the work of an important creative individual, or possesses high artistic value

4. It has yielded, or may be likely to yield, information important in prehistory or history

Environmental Analysis
City of Twentynine Palms Downtown Specific Plan Final IS/MND 3-12 .

The fact that a resource is not listed in or determined to be eligible for listing in the CRHR or is not included in a local register of historical resources, does not preclude a lead agency from determining that the resource may be a historical resource.

The majority of the 188-acre Plan area was surveyed in October 2021. The setting of this area consists primarily of commercial and residential buildings; however, there are several areas of open space, which have appeared to have been largely graded or landscaped. 18 cultural resources have been previously documented within the Plan Area. None of these resources were determined eligible for the CRHR, as a result of previous study. The survey for the current study identified 14 of these previously documented cultural resources. The remaining four were not identified and have apparently been demolished.

A total of 567 parcels were surveyed. Of these 567 parcels, 166 included historic-age buildings. These buildings are a mixture of commercial and residential buildings, and one church. The architectural styles varied, and include Chain Retail, Contemporary (also known as Mid-century Modern), Ranch, Transitional Ranch, Minimal Traditional, Spanish Revival, and Hi-Desert Adobe. Most of the buildings do not embody a specific style, and only exhibited elements of one or two architectural styles. There was evidence of significant remodeling or additions to many of the buildings, and none of them appear to have sufficient integrity for CRHR eligibility. A full CRHR evaluation of all historic-age resources is needed to properly assess the impacts. As the proposed Downtown Specific Plan is a regulatory and policy document, no development is currently proposed. Future development would be required to conduct further CEQA review and prepare site-specific cultural reports to evaluate site-specific impacts. However, if a historic resource is impacted during future development a significant impact could occur. Therefore, implementation of Mitigation Measure CUL-1 is required during future development to provide further documentation and CRHR evaluation of historic-age resources within the Plan area. With incorporation of Mitigation Measure CUL-1 a less than significant impact would occur.

Mitigation Measures
Mitigation Measure CUL-1: Protect Historic Resources
Future developers within the Specific Plan Area, for projects not considered exempt, shall retain a qualified architectural historian to evaluate all historic-age buildings within the proposed project footprint for CRHR eligibility, to determine any potential adverse impacts to historical resources under CEQA. A report of findings shall be prepared and submitted to the City within 30 days of completion of the evaluation, concurrent with the proposed application for development. b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to §15064.5? (Less than Significant with Mitigation)
The survey of the Specific Plan Area did not identify any prehistoric archaeological resources; however, the survey did identify two potential historic-age archaeological resources. Both resources are concrete foundations, identified in vacant dirt lots (Parcel numbers 0617-103-14-0000 and 0618-232-33-0000).

As the proposed Downtown Specific Plan is a regulatory and policy document, no development is currently proposed and therefore, the Project would not impact any unknown archaeological resources within the Plan Area. Future development would be required to conduct further CEQA review and prepare a sitespecific cultural report to evaluate site-specific impacts as described in Mitigation Measure CUL-2 below.

However, if an archaeological resource is impacted during future development a significant impact could occur. Therefore, implementation of Mitigation Measure CUL-3 during future development would establish

Environmental Analysis
City of Twentynine Palms Downtown Specific Plan Final IS/MND 3-13 .
the need for further documentation of any archaeological resources within the Plan Area thereby reducing impacts to a less than significant level.

Mitigation Measures
Mitigation Measure CUL-2: Protect Archaeological Resources Future developers within the Specific Plan Area, for projects not considered exempt, shall retain a qualified archaeologist to prepare a site-specific cultural resource study as part of the entitlement process.

Mitigation Measure CUL-3: Conduct Archaeological Monitoring Future developers within the Specific Plan Area, for projects not considered exempt, shall retain a qualified archaeological monitor to be present during all earth moving activities within the Plan area. The monitor shall be empowered to stop and redirect construction activities should an archaeological resource be uncovered. Resources shall be identified and documented in accordance with the Secretary of the Interior’s standards. A report of findings shall be prepared and submitted to the City within 30 days of the completion of monitoring activities. c) Disturb any human remains, including those interred outside of formal cemeteries? (Less than Significant with Mitigation)
The Plan area has been previously developed, and it is unlikely that human remains will be uncovered during any proposed developments. However, excavations shall be monitored to assure the identification of any previously unknown remails occurs. As the proposed Downtown Specific Plan is a regulatory and policy document, no development is currently proposed and therefore, the Project would not impact any unknown human remains within the Plan Area. However, if during future development unknown human remains are encountered, a significant impact could occur. Implementation of Mitigation Measure CUL-4 during future development would establish ensure proper treatment of human remains should any be encountered during construction. Therefore, a less than significant impact associated with human remains would occur.

Mitigation Measures
Mitigation Measure CUL-4: Protect Human Remains Discovered During Construction If human remains, associated grave goods, or items of cultural patrimony are encountered during construction, the City shall halt work in the vicinity of the find and notify the County Coroner immediately. The City shall follow the procedures in Public Resources Code § 5097.9 and Health and Safety Code § 7050.5. If the human remains are determined to be of Native American origin, the Coroner shall notify the Native American Heritage Commission within 24 hours of the determination. The Native American Heritage Commission shall then notify the Most Likely Descendant (MLD), who has 48 hours to make recommendations to the landowner for the disposition of the remains. A qualified archaeologist, the City and the MLD shall make all reasonable efforts to develop an agreement for the treatment, with appropriate dignity, of any human remains and associated or unassociated funerary objects. The agreement would take into consideration the appropriate excavation, removal, recordation, analysis, custodianship, and final disposition of the human remains and associated or unassociated funerary objects.

Environmental Analysis
City of Twentynine Palms Downtown Specific Plan Final IS/MND 3-14 .

3.6 Energy Resources
Potentially
Significant
Impact
Less-thanSignificant w/
Mitigation
Incorporated
Less-thanSignificant
Impact
No
Impact
Would the project:
a) Result in potentially significant environmental
impacts due to wasteful, inefficient, or unnecessary
consumption of energy resources, during project
construction or operation?

b) Conflict with or obstruct a state or local plan for
renewable energy or energy efficiency? 
Nuclear energy, fossil fuels such as oil, coal and natural gas, and renewable sources such as wind, solar, geothermal and hydropower are various sources of energy. The electrical energy to the City is provided by Southern California Edison (SCE). Natural gas service is provided to the City by Southern California Gas Company (SoCalGas). Natural gas is mainly utilized for water heaters and heating of homes, as well as a broad range of commercial and industrial equipment. In areas where natural gas is not available, propane gas, stored in on-property tanks, is also utilized. Both SCE and SoCalGas offer various programs and incentives for all users to reduce energy consumption.
a) Result in potentially significant environmental impacts due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation? (Less than Significant) The proposed Downtown Specific Plan does not include any site-specific designs or proposals, nor does it grant any entitlements for development. Future development in the Downtown Specific Plan Area would involve the use of energy during and associated with construction and operation. Energy use during construction would primarily be in the form of fuel consumption to operate heavy equipment, light-duty vehicles, machinery, and generators for lighting. Temporary grid power may also be provided to construction trailers or electric construction equipment. In addition, construction activities would also result in short-term fuel consumption from worker trips, operation of diesel-powered equipment, and hauling trips.

Energy use during construction would be temporary and would be standard for similar construction projects in the region. Long-term operation of development projects would require permanent grid connections for electricity and natural gas service to power internal and exterior building lighting, as well as heating and cooling systems. In addition, the increase in vehicle trips associated with potential development would increase fuel consumption.

Future development in the Downtown Specific Plan Area would be subject to energy conservation requirements in the California Energy Code (Title 24, Part 6, of the California Code of Regulations [CCR], California’s Energy Efficiency Standards for Residential and Nonresidential Buildings) and the California Green Building Standards Code (CalGreen) (Title 24, Part 11, of the CCR). Therefore, compliance with these energy efficiency and energy reduction measures would reduce the use of nonrenewable energy sources for development in the Plan Area. Adherence to Title 24 requirements and California Green Building Standards would ensure that future development in the Plan Area would not result in wasteful and inefficient use of non-renewable resources due to building operation. A less than significant impact would occur.

Environmental Analysis
City of Twentynine Palms Downtown Specific Plan Final IS/MND 3-15 .
b) Conflict with or obstruct a state or local plan for renewable energy or energy efficiency? (Less than Significant)
In 2003, the California Energy Commission (CEC), the California Power Authority (CPA), and the California Public Utilities Commission (CPUC) jointly adopted an Energy Action Plan (EAP) that listed goals for California’s energy future and set forth a commitment to achieve these goals through specific actions (CEC 2003). In 2005, the CPUC and the CEC jointly prepared the EAP II to identify the further actions necessary to meet California’s future energy needs. Additionally, the CEC prepared the State Alternative Fuels Plan in partnership with the California Air Resources Board (CARB) and in consultation with other state, federal, and local agencies. The alternative fuels plan presents strategies and actions California must take to increase the use of alternative non-petroleum fuels in a manner that minimizes costs to California and maximizes the economic benefits of in-state production (CEC 2007).

Locally, the City of Twentynine Palms General Plan includes goals to promote energy efficient designs and equipment beyond the requirements of Title 24 and encourage development to utilize the CEC’s Voluntary Tier II Energy Efficiency standards (Implementation Policy CO-4-17).

As the project is a policy and regulatory document, the proposed Downtown Specific Plan would have potential to conflict with or obstruct a state or local plan. However, future site-specific development improvements would require further CEQA review of project-level impacts prior to implementation.

Therefore, the Downtown Specific Plan would not conflict with or obstruct implementation of a state or local plan for renewable energy or energy efficiency. Potential impacts would be less than significant.

Environmental Analysis
City of Twentynine Palms Downtown Specific Plan Final IS/MND 3-16 .

3.7 Geology and Soils
Potentially
Significant
Impact
Less-thanSignificant w/
Mitigation
Incorporated
Less-thanSignificant
Impact
No
Impact
Would the project:
a) Directly or indirectly cause potential substantial
adverse impacts, including the risk of loss, injury,
or death involving:
i. Rupture of a known earthquake fault, as
delineated on the most recent Alquist-Priolo
Earthquake Fault Zoning Map issued by the
State Geologist for the area or based on other
substantial evidence of a known fault? Refer to
Division of Mines and Geology Special
Publication 42?

ii. Strong seismic ground shaking? 
iii. Seismic related ground failure, including
liquefaction? 
iv. Landslides? 
b) Result in substantial soil erosion or the loss of
topsoil? 
c) Be located on a geologic unit or soil that is
unstable, or that would become unstable as a
result of the project, and potentially result in on, or off, site landslide, lateral spreading, subsidence,
liquefaction or collapse?

d) Be located on expansive soil, as defined in Table
18-1-B of the Uniform Building Code (1994),
creating substantial direct or indirect risks to life or property?

e) Have soils incapable of adequately supporting the
use of septic tanks or alternative wastewater
disposal systems where sewers are not available
for the disposal of wastewater?

f) Directly or indirectly destroy a unique
paleontological resource or site or unique geologic
feature?

Seismicity and Soils
The City is located within the Mojave Desert geomorphic province, a wedge-shaped fault block known as the “Mojave Block.” The Mojave Block is bounded by the Garlock Fault to the north, the San Andreas fault system to the west and southwest, and the southern Death Valley fault zone, Granite Mountains, and Packard Well faults to the east. The Mojave Block is broken by many major but discontinuous faults (e.g., Pinto Mountain Fault, Mesquite Lake Fault, and Twentynine Palms Mountain Fault).

In the Twentynine Palms area, the trace of the Pinto Mountain Fault is recognized by a pressure ridge. This fault divides into two splays in the Twentynine Palms area. The northern splay of this fault is mostly buried

Environmental Analysis
City of Twentynine Palms Downtown Specific Plan Final IS/MND 3-17 .
by Quaternary valley fill but emerges where it joins the west splay of the Mesquite Lake Fault east of the Twentynine Palms area.

The City’s geologic composition and seismicity are directly related to the regional tectonics and other local seismic faults in the region. The region is susceptible to a range of geologic hazards, including ground rupture, major ground shaking, slope instability, and collapsible and expansive soils. The valley areas in Twentynine Palms are underlain primarily by silty sand, sand, and gravel.

Flooding Hazards
Twentynine Palms has no rivers or perennial streams but is subject to unpredictable seasonal rainfall which results in sheet flow and the deposition of sand and gravel on the valley floor. During storm events, channels that are dry most of the year can quickly become dangerous torrents of water, sand, mud, and rocks. The southern part of the City receives runoff from numerous canyons in Joshua Tree National Park, and from the Pinto Mountains to the east.

Most of the existing development in Twentynine Palms has been completed without significant alteration to the natural terrain. Therefore, natural drainage courses pass through developed or semi-developed areas.

Small channels pass through private yards, and some structures are built within the flow paths of shallow drainages. Most streets which are unpaved follow the natural contours of the land, crossing arroyos and gullies without culverts or bridges. Floodwaters can also overflow these natural channels sending water, sand, mud, and debris into streets, homes, and businesses. Shallow flooding that previously impacted the downtown area has been directed to the flood control channel directly north of downtown and the Specific Plan Area.
a.i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. (No Impact) The Downtown Specific Plan Area is not located within or adjacent to an Alquist-Priolo Earthquake Fault Zone. The nearest earthquake fault is the Pinto Mountain Fault, which runs approximately 0.24 miles south of downtown Twentynine Palms. The Pinto Mountain Fault is connected to the Mesquite Lake Fault in the subsurface. These faults are capable of generating earthquakes of magnitude >7.0. The project comprises the adoption of a Downtown Specific Plan, a programmatic regulatory and policy document. No development is specifically proposed at this time that would result in exposing building occupants to impacts from rupture of a known earthquake fault beyond current conditions that exist throughout Twentynine Palms. Therefore, no impact would occur.
a.ii) Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving strong seismic ground shaking? (Less than Significant) The Downtown Specific Plan Area is located in a seismically active region where earthquakes originating on local and regional seismic faults can produce severe ground shaking. No site-specific development would occur as a result of Plan adoption. However, future development within the project area would be subject to environmental review as required by federal, State and City regulations, and discretionary review, and must be consistent with the policies of the Downtown Specific Plan. In addition, any future development proposed for the Downtown Specific Plan Area would be required to be constructed in accordance with the most recent edition of the California Building Code (CBC) and the City’s Municipal Code Section 18.01.020 to provide collapse resistant design. Compliance with all applicable regulations and the CBC would ensure

Environmental Analysis
City of Twentynine Palms Downtown Specific Plan Final IS/MND 3-18 .
that future development would minimize potential impacts to people and property in the event of an earthquake. Project-related impacts associated with seismic ground shaking would be less than significant. a.iii) Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving seismic related ground failure, including liquefaction? (Less than Significant) Liquefaction involves a sudden loss in strength of saturated, cohesion-less soils that are subject to ground vibration and results in temporary transformation of the soil to a fluid mass. If the liquefying layer is near the surface, the effects are much like that of quicksand for any structure located on it. If the layer is deeper in the subsurface, it may provide a sliding surface for the material above it. Liquefaction typically occurs in areas where the soils below the water table are composed of poorly consolidated, fine- to medium-grained, primarily sandy soil. In addition to the requisite soil conditions, the ground acceleration and duration of the earthquake must also be of a sufficient level to induce liquefaction if the groundwater levels are within 50 feet of the ground surface.

The Downtown Specific Plan is a programmatic policy-level document. No development is specifically proposed at this time. However, future development with the project area would be subject to environmental review as required by federal, State and City regulations, discretionary review, and must be consistent with the policies of the Downtown Specific Plan. In addition, any development proposed for the Downtown Specific Plan Area would be required to be constructed in accordance with the most recent edition of the California Building Code (CBC) and the City’s Municipal Code Section 18.01.020 to provide collapse resistant design. Compliance with applicable regulations and the CBC would ensure that future development would minimize potential impacts to people and property in the event of seismic related ground failure. Project-related impacts associated with seismic related ground failure would be less than significant.
a.iv) Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving landslides? (No Impact)
The Downtown Specific Plan Area is located within a generally urban and built-out area. The Downtown Specific Plan Area is also located within a relatively flat topographical area that would not be at risk of landslides occurring. Therefore, no impact would occur. b) Result in substantial soil erosion or the loss of topsoil? (Less than Significant) The proposed Downtown Specific Plan does not include current proposals for development projects nor would the Project grant any entitlements for development. Although the Specific Plan would not directly result in any soil erosion, future activities involving land clearing, grading, and/or excavations could potentially result in soil erosion.

Ground disturbance during future construction of facilities or redevelopment of existing buildings associated with the proposed Specific Plan would have the potential to result in soil erosion and loss of topsoil.

However, existing state law requires future development projects to obtain coverage under the National Pollutant Discharge Elimination System (NPDES) statewide General Construction permit. The NPDES program regulates point source discharges caused by construction activities and the quality of stormwater in municipal stormwater systems. As part of the permit application process, future projects would require a stormwater pollution prevention plan (SWPPP), which would include a list of best management practices (BMPs) to be implemented on the site both during and after construction to minimize erosion and

Environmental Analysis
City of Twentynine Palms Downtown Specific Plan Final IS/MND 3-19 .
sedimentation. Compliance with state law would minimize potential soil erosion impacts. This impact would be less than significant.
c, d) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on, or off, site landslide, lateral spreading, subsidence, liquefaction or collapse? Or located on expansive soil creating direct or indirect risks to life or property? (Less than Significant)
The proposed Downtown Specific Plan does not include current proposals for development projects, nor would the project grant any entitlements for development. Future development would need to comply with existing state and local regulations. Compliance with these regulations would minimize potential risks associated with unstable and expansive soils. This impact would be less than significant. e) Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater? (Less than Significant)
The proposed Downtown Specific Plan is located within the area where the City does not have sanitary sewer service for infrastructure. A small package treatment plant is proposed that would serve the buildings that make up the Project Phoenix area. The Downtown Specific Plan does not include current site-specific development proposals, nor would the Specific Plan grant any entitlements for development. Future development would either need to be served by a package wastewater treatment plant or by individual septic tanks in order to treat anticipated wastewater generated by that development as proposed. The proposed wastewater treatment methods utilized would be required to comply with Regional Water Control Board regulations related to wastewater treatment to minimize any potential release into local water sources. In addition, installation of a wastewater treatment system, including its use, sizing and placement, would be subject to a review and approval by the County of San Bernardino Department of Environmental Health (DEH), Regional Water Quality Control Board. Moreover, the City will require project-specific geotechnical engineering analysis as part of the building permit process to determine if soils underlain the site would be able to adequately support the chosen wastewater treatment method.

The Downtown Specific Plan does not propose any site-specific development projects at this time, and future development would require further CEQA review of project-level impacts prior to implementation, as well as compliance with local laws and regulations. Potential wastewater impacts associated with adoption of the Downtown Specific Plan would be less than significant. f) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? (Less than Significant with Mitigation)
Paleontological resources include fossil remains, as well as fossil localities and rock or soil formations that have produced fossil material. Fossils are the remains or traces of prehistoric life. The proposed Downtown Specific Plan does not include any specific projects, nor does it grant any entitlements for development.

Further, the proposed land use plan would be consistent with the existing General Plan land use designations for the Plan Area. As a policy and regulatory document, the Specific Plan would not directly result in potential disturbance of paleontological resources. However, future improvements to implement the Specific Plan could adversely affect these resources. This impact would be less than significant with the following mitigation measure incorporated.

Environmental Analysis
City of Twentynine Palms Downtown Specific Plan Final IS/MND 3-20 .

Mitigation Measures
Mitigation Measure GEO-1 would reduce the impact of future construction activities on potentially unknown paleontological resources to a less-than-significant level by addressing discovery of unanticipated buried resources and preserving and/or recording those resources consistent with appropriate laws and requirements.

Mitigation Measure GEO-1: Protect Paleontological Resources during Construction Activities
In the event that fossils are encountered during construction (i.e., bones, teeth, or unusually abundant and well-preserved invertebrates or plants), the Town shall divert construction activities away from the discovery within 50 feet of the find and notify a professional paleontologist to document the discovery as needed, to evaluate the potential resource, and to assess the nature and importance of the find. Based on the scientific value or uniqueness of the find, the paleontologist may record the find and allow work to continue, or recommend salvage and recovery of the material, if it is determined that the find cannot be avoided. The paleontologist shall make recommendations for any necessary treatment that is consistent with currently accepted scientific practices. Any fossils collected from the area shall then be deposited in an accredited and permanent scientific institution where they will be properly curated and preserved.

Environmental Analysis
City of Twentynine Palms Downtown Specific Plan Final IS/MND 3-21 .

3.8 Greenhouse Gas Emissions
Potentially
Significant
Impact
Less-thanSignificant w/
Mitigation
Incorporated
Less-thanSignificant
Impact
No
Impact
Would the project:
a) Generate greenhouse gas emissions, either
directly or indirectly, that may have a significant
impact on the environment?

b) Conflict with an applicable plan, policy or
regulation adopted for the purpose of reducing the
emissions of greenhouse gases?

In 2014, the San Bernardino Associated Governments (SANBAG) prepared the San Bernardino Greenhouse Gas Reduction Plan. The Reduction Plan provides an overview of the actions each city has selected in order to reduce Greenhous Gas Emissions (GHG), state-mandated actions, GHG emissions avoided in 2020 associated with each local and state action, and each city’s predicted progress towards their respective GHG reduction goal (SANBAG 2014). According to the Plan, the City of Twentynine Palms selected a goal to reduce its community GHG emissions to a level of 15% below 2008 GHG emissions level by 2020. The city reduction plans developed as part of this document are intended to serve as a foundation upon which each individual jurisdiction may decide to develop its own customized and comprehensive Climate Action Plan (CAP). To date, the City of Twentynine Palms has not developed a formal CAP. a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment? (Less than Significant)
As a policy and regulatory document, the proposed Downtown Specific Plan does not directly propose or grant any entitlements for development or change any existing land use designations that would be inconsistent with historical and existing development patterns, and thus would not result in any direct physical changes to the environment. Future site-specific development improvements would require further CEQA review of project-level impacts prior to implementation. Construction and implementation of these improvements could generate greenhouse gas (GHG) emissions from construction activities, increased vehicle use, natural gas combustion, and other operational sources. Emissions would incrementally contribute to global GHG levels. However, the San Bernardino GHG Reduction Plan provides goals and measures intended to reduce GHG emissions. Additionally, future development that would occur under the provisions of the Specific Plan would be required to comply with the California Green Building Standards Code and the California Energy Code. Compliance with these requirements would result in lower emissions than produced by the existing buildings in the Downtown Specific Plan Area. Further, future CEQA review of project-level impacts would evaluate the potential for individual projects to generate GHG emissions that may have a significant impact on the environment and would include feasible mitigation measures as appropriate. Therefore, this impact would be less than significant. b) Conflict with an applicable plan, policy, or regulation adopted for the purpose of reducing the emissions of greenhouse gases? (Less than Significant)
California has adopted several policies and regulations for the purpose of reducing GHG emissions.

Assembly Bill (AB) 32 was enacted in 2006 to reduce statewide GHG emissions to 1990 levels by 2020.

Environmental Analysis
City of Twentynine Palms Downtown Specific Plan Final IS/MND 3-22 .

Senate Bill (SB) 375 was enacted in 2009 with the goal of reducing GHG emissions by limiting urban sprawl and its associated vehicle emissions. The proposed Downtown Specific Plan would be consistent with applicable plans adopted for the purpose of reducing GHG emissions, as it seeks to concentrate development in the downtown area and encourage alternate transportation through bus, pedestrian, and bicycle improvements. The Downtown Specific Plan is intended to ultimately create a walkable, pedestrian friendly downtown and a lively center that is the focal point for the community. As such, implementation of the Specific Plan would serve to reduce GHG emissions. Furthermore, the proposed Downtown Specific Plan would not directly propose or grant any entitlements for development or change any existing land use designations and, as a policy and regulatory document, would not result in any direct physical changes to the environment. Future improvements would require further CEQA review of project-level impacts prior to implementation to ensure that the individual projects do not conflict with any applicable plans or policies.

Therefore, this impact would be less than significant.

Environmental Analysis
City of Twentynine Palms Downtown Specific Plan Final IS/MND 3-23 .

3.9 Hazards and Hazardous Materials
Potentially
Significant
Impact
Less-thanSignificant w/
Mitigation
Incorporated
Less-thanSignificant
Impact
No
Impact
Would the project:
a) Create a significant hazard to the public or the
environment through the routine transport, use, or
disposal of hazardous materials?

b) Create a significant hazard to the public or the
environment through reasonably foreseeable upset
and accident conditions involving the release of
hazardous materials into the environment?

c) Emit hazardous emissions or handle hazardous or
acutely hazardous materials, substances, or waste
within one-quarter mile of an existing or proposed
school?

d) Be located on a site which is included on a list of
hazardous materials sites compiled pursuant to
Government Code Section 65962.5 and, as a
result, would it create a significant hazard to the
public or the environment?

e) For a project located within an airport land use
plan or, where such a plan has not been adopted,
within two miles of a public airport or public use
airport, would the project result in a safety hazard
or excessive noise for people residing or working
in the project area?

f) Impair implementation of or physically interfere
with an adopted emergency response plan or
emergency evacuation plan?

g) Expose people or structures, either directly or
indirectly, to a significant risk of loss, injury or
death involving wildland fires?

a,b) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? (Less than Significant)
The proposed Downtown Specific Plan does not include any site-specific designs or proposals, nor does it grant any entitlements for development. As a policy and regulatory document, the Specific Plan would not directly increase the transport, use, or storage of hazardous materials in the Plan Area and would not create a significant hazard to the public related to hazardous materials. The proposed Specific Plan includes commercial development, residential uses, office uses and civic center development, as well as parking improvements, landscaping, and mobility enhancement. Construction of the Specific Plan components would require the use of hazardous materials such as gasoline, diesel fuel, oil, grease, solvents, and paints. However, there are numerous laws and regulations in place to ensure the safe