Agenda — Twentynine Palms City Council, May 10, 2022 (part 1 of 4)

TWENTYNINE PALMS CITY COUNCIL

REGULAR MEETING AGENDA
6136 Adobe Road
Twentynine Palms, CA 92277
www.29palms.org
Tuesday, May 10, 2022
NOTICE IS HEREBY GIVEN, that the City Council will hold a Regular Meeting on Tuesday, May 10, 2022 at City Hall, 6136 Adobe Road, Twentynine Palms, CA 92277 to consider the following:

REGULAR SESSION AGENDA
6:00 P.M.

CALL TO ORDER
Pledge of Allegiance.

Invocation - Elder Nathan Niles of The Church of Jesus Christ of Latter Day Saints.

Roll Call.

Closed Session Announcements.

Changes to the Agenda.

ANNOUNCEMENTS
These proceedings may be viewed on demand on the City of Twentynine Palms website at www.29palms.org.

You may also Live Stream this meeting by going on our website and clicking on the "Meeting Agendas" link.

AWARDS, PRESENTATIONS, APPOINTMENTS AND PROCLAMATIONS

1. Introduction of the City's Newest Employees: Jorge Muro and Nathan Yantes.

2. Proclamation for Mental Health Awareness Month
Proclamation for Mental Health Awareness Month
5 3. Presentation by San Bernardino County Fire Chief Dan Munsey on FP5.

COUNCIL COMMENTS AND REPORTS OF MEETINGS ATTENDED

CONSENT CALENDAR
All matters listed under the Consent Calendar are to be considered routine by the City Council and will be enacted by one motion in the form listed. Any item may be removed from the Consent Calendar and considered separately by the City Council. The public will be given an opportunity to comment on Consent Calendar items prior to the City Council action.

4. Waive the Reading of Ordinance and Approve the Reading by Title Only.

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5. Appropriation Limit.

RECOMMENDATION: The City Council establish an appropriation limit for Fiscal Year 2022-2023 by the adoption of the next Resolution in order.

Appropriation Limit. - Pdf
7 - 13

6. Treasurer's Report
Treasurer's Report 3/31/22
CD Report 3/31/2022
15 - 17

7. Annual Contract with the San Bernardino County Sheriff's Department.

RECOMMENDATION: The City Council approve the annual contract with the San Bernardino County Sheriff’s Department for Law Enforcement Services in the amount of $4,514,252 plus incidental expenses.

Annual Contract with the San Bernardino County Sheriff's Department. - Pdf 19 - 26

8. Vacation of road easements and a utility easement at 75800 Joe Davis Drive.

RECOMMENDATION:

1. Find that the south 25’ wide portion of a 50’ wide utility service easement along the north boundary of 75800 Joe Davis Drive as described on the attached Exhibit “A”, “Partial Vacation of Utility Easement,” and shown on Attached Exhibit “B”, “Partial Vacation of Utility Easement,” has not been used for the purpose for which it was dedicated or acquired for five consecutive years immediately preceding the proposed vacation, and;

2. Adopt Resolution 22-___ “A Resolution of the City Council of the City of Twentynine Palms, California, vacating a portion of the Public Service Utility Easement within the property described in grant deed recorded in Book 1987, page 289 and recorded March 11, 1947 official Records of the County of San Bernardino, pursuant to Streets and Highways Code Sections 8330-8336”

3. Find that the 40’ wide and 50 ‘wide road easements along the north boundary of 75800 Joe Davis Dr as described on the attached Exhibit “A”, “Vacation of Road Easement”, and shown on Attached Exhibit “B”, “Vacation of Road Easement,” are unnecessary for present or prospective public use, and that no public money has been expended for maintenance for more than five (5) years, and;

4. Adopt Resolution 22-___ “A Resolution of the City Council of the City of Twentynine Palms, California, vacating the road easements within the property described in grant deed recorded in Book 1987, page 289 and recorded March 11, 1947 official Records of the County of San Bernardino, pursuant to Streets and Highways Code Sections 8330-8336”

5. Instruct the City Clerk to cause the resolutions vacating a portion of the utility easement and the road easements be recorded in the office of the County Recorder of the County of San Bernardino, pursuant to Section 8336 of the Streets and Highways Code;
Vacation of road easements and a utility easement at 75800 Joe Davis Drive. - Pdf 27 - 40

9. Second Reading: Adoption of the Downtown Specific Plan and Mitigated Negative Declaration.

RECOMMENDATION: The City Council hold a Public Hearing, approve Ordinance No. 298, adopting the new Downtown Specific Plan and the associated Mitigate Negative Declaration.

Second Reading: Adoption of the Downtown Specific Plan and Mitigated Negative Declaration. - Pdf
41 - 323

10. Acceptance of Work, Notice of Completion and Release of Retention for the Project Phoenix Community Center.
325 - 341

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RECOMMENDATION: The City Council approve the following:

1. Accept the Project Phoenix Community Center for a total cost of $7,230,039;

2. Direct the City Clerk to file the Notice of Completion for the contract work.

3. Direct the Finance Director to release retained funds thirty (30) days after the filing of the Notice of Completion, provided no claims are filed against the contractor and punch list items are addressed.

Acceptance of Work, Notice of Completion and Release of Retention for the Project Phoenix Community Center - Pdf

ITEMS REMOVED FROM CONSENT CALENDAR FOR DISCUSSION

PUBLIC HEARINGS

11. Adopt a Resolution of Intention to Initiate an Amendment to the California Public Employees’ Retirement System (CalPERS) to Provide Partial Service Retirement for the Miscellaneous Retirement Group.

RECOMMENDATION: Staff recommends the following actions:

1. City Council adopt the attached Resolution of Intention to declare the City's intent to approve an amendment to the contract between the City and CalPERS to provide Partial Service Retirement for full-time local Miscellaneous members who meet the normal retirement age and service requirements pursuant to Government Code Section 21118 (Partial Service Retirement).

2. Upon adoption of the Resolution of Intention, City Council authorize the City Clerk to certify a copy of the Resolution.

3. Authorize the City Clerk to sign the Certification of Compliance with Government Code Section 7507.

4. Conduct first reading of the Ordinance, which may be held on the same day the Resolution of Intention is adopted.

Adopt a Resolution of Intention to Initiate an Amendment to the California Public Employees’ Retirement System (CalPERS) to Provide Partial Service Retirement for the Miscellaneous Retirement Group. - Pdf
343 - 374

12. Amendments to the Development Code Chapter 19.41, Vacation Home Rental.

RECOMMENDATION: The City Council approve the Ordinance amending Chapter 19.41, Vacation Home Rental of the Development Code, and find the project categorically exempt from CEQA.

Amendments to the Development Code Chapter 19.41, Vacation Home Rental. - Pdf 375 - 421

DISCUSSION AND POTENTIAL ACTION ITEMS

13. Community Center Rental Fees (Freedom Plaza).

RECOMMENDATION: Staff is recommending public and private use of the new community center, stage and plaza located at 6547 Freedom Way for the following fees:

1. Gymnasium - $175/hr for private, plus deposit at $125;

2. Outside (Stage, Courtyard area between the buildings, and Freedom Way) flat fee of $126, plus deposit at $125;

3. Non-Profit events have no charge with the exception of cleaning and damage reimbursement

4. Evaluate at the end of year for adjustments
Community Center Rental Fees (Freedom Plaza). - Pdf
423 - 435

14. Equity and Social Justice Element of the General Plan RECOMMENDATION: Staff is recommending the City Council appoint a Five-Person General Plan Advisory Committee (GPAC) to guide and provide input on a new Equity and Social Justice Element of the City General Plan.

Equity and Social Justice Element of the General Plan - Pdf 437 - 446

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FUTURE COUNCIL INITIATED ITEMS

1. Discussion on adding sidewalk and picnic tables in Veterans' Park.

2. Shopping Carts

3. Voting for Mayor as opposed to current selection process.

4. Seasonal banners throughout the City.

5. Expanding the area for the Business Improvement Program.

PUBLIC COMMENTS
This is the time for the public to address the City Council on issues within the jurisdiction of the City Council that are NOT on this agenda. All comments are to be directed to the City Council and shall not consist of any personal attacks. Members of the public are expected to maintain a professional, courteous decorum during their comments. There is a time limitation of three minutes per person. If you haven’t already done so, please fill out name and address slips and give them to the City Clerk. The City Council is prohibited by State law from taking action or discussing items not included on the printed agenda. Public comments on specific agenda items will be deferred until consideration of the item on the agenda.

CITY MANAGER UPDATE

ADJOURNMENT
It is the intention of the City of Twentynine Palms to comply with the Americans with Disabilities Act in all respects. If you are a person with a disability who requires a disability-related modification or accommodation in order to participate in a meeting, including auxiliary aids or services, please request such modification or accommodation from the City Clerk at (760) 367- 4890 (facsimile). Notification at least 48 hours prior to the meeting will enable the City to make reasonable arrangements to assure accessibility to the meeting. Please advise us at the time whether you will require accommodations to participate in meetings on a regular basis. Any person affected by any application on this agenda may submit their concerns in writing prior to the meeting or appear in person and be heard in support or opposition to the proposal at the time the matter is considered on the agenda. The staff reports, applications and environmental documents may be viewed at either the office of Community Development or the office of the City Clerk, 6136 Adobe Road, from 7:00 a.m. until 6:00 p.m. Monday through Thursday, except legal holidays. The Invocation is given per Policy 10-01, and does not reflect the views of the City but rather is an expression of speech by a private citizen making the presentation. Telephone inquiries may be made at (760) 367-6799. If you challenge any agenda issue in court, you may be limited to raising only those issues that you or someone else raised at the public meeting described in this notice, or in written correspondence delivered to the City of Twentynine Palms at, or prior to, the public meeting.

This notice of agenda is hereby certified to have been posted on or before 6:00 p.m., May 5, 2022.

Cindy Villescas CMC, City Clerk Time/Date

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CITY OF TWENTYNINE PALMS

PROCLAMATION

MENTAL HEALTH AWARENESS MONTH
WHEREAS, each May, we raise awareness about the importance of mental health and its impact on the well-being of all Americans, including children, adults, families, and communities across our Nation. We also give thanks to the dedicated mental health providers whose service and support improve the lives of so many Americans. We stand in solidarity with those experiencing mental health conditions, renewing our commitment to providing them with the support they need and deserve.

WHEREAS, even before the pandemic, millions of Americans were experiencing stress, trauma, anxiety, and heightened levels of depression. The COVID-19 pandemic exacerbated those conditions, creating an unprecedented mental health crisis across our country. Communities of color, frontline workers, health care workers, and individuals with eating disorders have been disproportionately impacted. The rate of depression across the country has more than tripled compared to rates in 2019.

WHEREAS, mental health challenges among our youth have also been particularly acute due to disruptions in routines, increased social isolation, and learning loss. Research has shown that social media plays a central role in increasing mental health challenges among young people—especially young women.

Emergency department visits for attempted suicide among girls in 2021 increased by more than 50 percent compared to 2020. American Indians, Alaska Natives, Black youth, and LGBTQIA+ youth also face a disproportionate risk of suicide
WHEREAS, last year, the Surgeon General released an Advisory on Protecting Youth Mental Health that underscored the growing harms of digital technologies – especially social media – on the mental health of our youth. It is time to strengthen privacy protections, ban targeted advertising to children, and demand that technology companies stop collecting our children's personal data. We must also continue researching the impact of social media on the mental health of our children, expand services in school to promote their wellbeing, and set them up for success so they can thrive as adults.

WHEREAS, each of us has a vital role in supporting our fellow Americans living with mental health conditions. Learn the warning signs of emotional distress and suicide. Engage affected loved ones in supportive dialogue. Fight the prejudice and negative attitudes that discourage those in need from seeking mental health support. Above all, let us collectively ensure that all children and adults experiencing mental health challenges are treated with the compassion, respect, and understanding they deserve.

NOW, THEREFORE BE IT RESOLVED that the City Council of the City of Twentynine Palms does hereby proclaim May 2022 as NATIONAL MENTAL HEALTH AWARENESS MONTH and encourages all citizens to take action in helping to strengthen the mental health of our communities and our Nation.

DATED this 10th day of May 2022.
______________________________
Karmolette O’Gilvie, Mayor

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STAFF REPORT
TO: City Council
FROM: Finance Director
FOR MEETING: May 10 2022
SUBJECT: Appropriation Limit.

RECOMMENDATION:

The City Council establish an appropriation limit for Fiscal Year 2022-2023 by the adoption of the next Resolution in order.

ORDER OF PROCEDURE:

Request Staff Report (Finance Director Presenting)
Council Questions of Staff
Public Comment
Council Discussion
Motion/Second
Discussion of Motion
Call the Question
ATTACHMENTS:
• Resolution No. 22-___
• Exhibit A
BACKGROUND:

Proposition 4, co-sponsored by Proposition 13 author Paul Gann and commonly known as the Gann initiative, was passed by California voters in 1979. It established Article XIIIB of the State Constitution and set limits on the growth of most appropriations from tax sources made by the State and affected local government entities. Most local governments and districts are subject to the limit. Starting in the 1980-81 Fiscal Year, Article XIIIB limited annual growth of applicable appropriation levels to calculated percentages, above the previous year's level, based upon regional population growth and the rate of inflation as measured by the lower of the percentage change in the Consumer Price Index, CPI, or California's per capita personal income.

Each year, the City is required to establish a limit on the amount of General Fund monies it may spend. The amount is determined by calculations based on the population and economic changes of the prior calendar year. Based on the attached calculations, the appropriation limit for Fiscal Year 2022-2023 should be set at $68,821,989 which the City is below.

ENVIRONMENTAL:

N/A
ALTERNATIVES:

N/A
FISCAL IMPACT: Page 7 of 446
N/A

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CITY OF TWENTYNINE PALMS

CITY COUNCIL
RESOLUTION NO. 22-____

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TWENTYNINE

PALMS, CALIFORNIA, ESTABLISHING ITS PROPOSITION
4 APPROPRIATION LIMIT FOR FISCAL YEAR 2022 - 2023
WHEREAS, each year the City is required to establish a Proposition 4 appropriation limit by resolution; and
WHEREAS, the appropriation limit for 2022 – 2023 has been determined by increasing the 2021 – 2022 appropriation limit by the population and per capita personal income changes as permissible under Article XIIIB, and as set out in Exhibit "A", attached and incorporated here; and
WHEREAS, the documentation set out on Exhibit "A" used to determine this increase has been available since May 2022, at City offices.

NOW, THEREFORE, the City Council resolves and orders that the Proposition 4 appropriation limit for fiscal year 2022 – 2023 shall be $68,821,989.00.

PASSED, APPROVED AND ADOPTED on the 10th day of May 2022.

Karmolette O'Gilvie, Mayor
ATTEST:

Cindy Villescas CMC, City Clerk
I, do hereby certify that the foregoing Resolution No. 22-___, was duly adopted by the City Council of the City of Twentynine Palms at a regular meeting thereof held on 10th day of May 2022, by the following vote:

AYES: COUNCILMEMBER:

NOES: COUNCILMEMBER:

ABSENT: COUNCILMEMBER:

ABSTAIN: COUNCILMEMBER:
_________________________________
Cindy Villescas CMC, City Clerk

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CITY OF TWENTYNINE PALMS
CALCULATION OF PROPOSITION 4 APPROPRIATIONS LIMIT
January 2015 California Personal
Income increase (3.82%) 1.0382
1/1/2015 Population Increase x 1.0086
Fiscal Year 2015/2016 Proposition 4 Limit $44,218,766
January 2016 California Personal
Income increase (5.37%) 1.0537
1/1/2016 Population Decrease x 0.9985
Fiscal Year 2016/2017 Proposition 4 Limit $46,523,424
January 2017 California Personal
Income increase (3.69%) 1.0369
1/1/2017 Population Increase x 1.0501
Fiscal Year 2017/2018 Proposition 4 Limit $50,656,969
January 2018 California Personal
Income increase (3.67%) 1.0367
1/1/2018 Population Increase x 1.0313
Fiscal Year 2018/2019 Proposition 4 Limit $54,159,833
January 2019 California Personal
Income increase (3.85%) 1.0385
1/1/2019 Population Increase x 1.0185
Fiscal Year 2019/2020 Proposition 4 Limit $57,285,519
January 2020 California Personal
Income increase (3.73%) 1.0373
1/1/2020 Population Increase x 1.0255
Fiscal Year 2020/2021 Proposition 4 Limit $60,937,537
January 2021 California Personal
Income increase (5.73%) 1.0573
1/1/2021 Population Increase x 1.0009
Fiscal Year 2021/2022 Proposition 4 Limit $64,487,244
January 2022 California Personal
Income increase (7.55%) 1.0755
1/1/2022 Population Increase x 0.9923
Fiscal Year 2022/2023 Proposition 4 Limit $68,821,989

EXHIBIT A

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: http://leginfo.legislature.ca.gov/faces/codes.xhtml.

May 2022
Dear Fiscal Officer:

Subject: Price Factor and Population Information
Appropriations Limit
California Revenue and Taxation Code section 2227 requires the Department of Finance to transmit an estimate of the percentage change in population to local governments. Each local jurisdiction must use their percentage change in population factor for January 1, 2022, in conjunction with a change in the cost of living, or price factor, to calculate their appropriations limit for fiscal year 2022-23. Attachment A provides the change in California’s per capita personal income and an example for utilizing the price factor and population percentage change factor to calculate the 2022-23 appropriations limit. Attachment B provides the city and unincorporated county population percentage change. Attachment C provides the population percentage change for counties and their summed incorporated areas. The population percentage change data excludes federal and state institutionalized populations and military populations.

Population Percent Change for Special Districts
Some special districts must establish an annual appropriations limit. California Revenue and Taxation Code section 2228 provides additional information regarding the appropriations limit.

Article XIII B, section 9(C) of the California Constitution exempts certain special districts from the appropriations limit calculation mandate. The code section and the California Constitution can be accessed at the following website
Special districts required by law to calculate their appropriations limit must present the calculation as part of their annual audit. Any questions special districts have on this requirement should be directed to their county, district legal counsel, or the law itself. No state agency reviews the local appropriations limits.

Population Certification
The population certification program applies only to cities and counties. California Revenue and Taxation Code section 11005.6 mandates Finance to automatically certify any population estimate that exceeds the current certified population with the State Controller’s Office. Finance will certify the higher estimate to the State Controller by June 1, 2022.

Please Note: The prior year’s city population estimates may be revised. The per capita personal income change is based on historical data.

If you have any questions regarding this data, please contact the Demographic Research Unit at (916) 323-4086.

KEELY MARTIN BOSLER
Director
By:

ERIKA LI
Chief Deputy Director
Attachment

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May 2022
Attachment A
A. Price Factor: Article XIII B specifies that local jurisdictions select their cost of living factor to compute their appropriation limit by a vote of their governing body. The cost of living factor provided here is per capita personal income. If the percentage change in per capita personal income is selected, the percentage change to be used in setting the fiscal year 2022-23 appropriation limit is:

Per Capita Personal Income
Fiscal Year Percentage change
(FY) over prior year
2022-23 7.55
B. Following is an example using sample population change and the change in California per capita personal income as growth factors in computing a 2022-23 appropriation limit.
2022-23:

Per Capita Cost of Living Change = 7.55 percent
Population Change = -0.30 percent
Per Capita Cost of Living converted to a ratio: 7.55 + 100 = 1.0755 100
Population converted to a ratio: -0.30 + 100 = 0.997
100
Calculation of factor for FY 2022-23: 1.0755 x 0.997 = 1.0723

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Fiscal Year 2022-23
Attachment B
Annual Percent Change in Population Minus Exclusions*
January 1, 2021 to January 1, 2022 and Total Population, January 1, 2022 Total
County Percent Change --- Population Minus Exclusions --- Population City 2021-2022 1-1-21 1-1-22 1-1-2022
San Bernardino
Adelanto -0.58 36,569 36,357 36,357
Apple Valley -0.70 76,160 75,628 75,628
Barstow -0.56 24,996 24,855 25,202
Big Bear Lake -0.26 5,054 5,041 5,041
Chino 1.75 86,713 88,228 91,998
Chino Hills -0.60 78,437 77,964 77,964
Colton -0.44 53,853 53,617 53,617
Fontana 1.39 209,889 212,809 212,809
Grand Terrace -0.68 13,131 13,042 13,042
Hesperia 0.10 100,225 100,324 100,324
Highland -0.65 56,915 56,546 56,546
Loma Linda 0.18 25,269 25,314 25,349
Montclair -0.54 38,052 37,846 37,846
Needles -0.79 4,915 4,876 4,876
Ontario 1.60 176,689 179,516 179,516
Rancho Cucamonga 0.00 174,484 174,476 174,476
Redlands -0.48 72,933 72,585 72,585
Rialto -0.09 104,050 103,954 103,954
San Bernardino -0.55 220,768 219,544 220,840
Twentynine Palms -0.77 15,895 15,772 27,685
Upland 0.31 78,891 79,139 79,139
Victorville 0.82 131,522 132,597 136,561
Yucaipa -0.61 54,830 54,494 54,494
Yucca Valley -0.15 21,846 21,813 21,813
Unincorporated -0.46 292,872 291,532 300,003
County Total 0.14 2,154,958 2,157,869 2,187,665
*Exclusions include residents on federal military installations and group quarters residents in state mental institutions, state and federal correctional institutions and veteran homes.

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City of Twentynine Palms
Treasurer's ReportMarch 31, 2022
Interest Market Percent
Depository Term Matures Rate Amount Value of TotalPetty Cash and Cash on Hand On Hand N/A $700 $700 0.00%PPBI Bank Checking Account Demand 0.00% $2,798,120 $2,798,120 17.62%PPBI Bank - Successor Agency Demand 0.00% $5,553 $5,553 0.03%Local Agency Investment Fund Demand 0.32% $9,260,115 $9,260,115 58.31%Cerfificate of Deposit 2.33% $1,470,000 $1,467,654 9.24% Total City Funds $13,534,488 $13,532,141 85.21%Funds Held in Trust:Cash With Fiscal Agent (Project Phoenix) $2,348,722 $2,348,722 14.79%Total Funds in the Treasurer's Custody $15,883,210 $15,880,864 100.00%NOTES:1) All the above investments are in compliance with the City's Investment Policy.2) The City has sufficient funds to meet its expenditure requirements for the next six months.Prepared by: Abigail Hernandez CondeDate: 4/27/22

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City of Twentynine Palms RMB033895
Account eCD70981Report Name Position Report Export
Executed 3/31/2022
Issuer Settle Date Maturity Date Principal Payment Frequency Rate Interest Earned CAPITAL ONE NATL 7/20/2017 7/19/2022 $245,000.00 Semi Annual 2.30% $478.59 MORGAN STANLEY 10/3/2019 10/3/2024 $245,000.00 Semi Annual 1.95% $405.76MORGAN STANLEY BK 1/11/2018 1/11/2023 $245,000.00 Semi Annual 2.65% $551.42 SALLIE MAE BK SALT 2/22/2018 2/22/2023 $245,000.00 Semi Annual 2.80% $582.63 BEAL BK USA LAS 3/2/2022 2/24/2027 $245,000.00 Semi Annual 2.05% $412.81 STATE BK INDIA NEW 3/10/2022 3/10/2027 $245,000.00 Semi Annual 2.20% $324.88 Totals $1,470,000.00 2.33% $2,756.09

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STAFF REPORT
TO: City Council
FROM: City Manager
FOR MEETING: May 10 2022
SUBJECT: Annual Contract with the San Bernardino County Sheriff's Department.

RECOMMENDATION:

The City Council approve the annual contract with the San Bernardino County Sheriff’s Department for Law Enforcement Services in the amount of $4,514,252 plus incidental expenses.

ORDER OF PROCEDURE:

Request Staff Report (City Manager Presenting)
Council Questions of Staff
Public Comment
Council Discussion
Motion/Second
Call the Question
ATTACHMENTS:
• Memoradum of Understanding
with MUSD
• San Bernardino County
Sheriff's Contract Amendment
No. 304
BACKGROUND:

The City contracts with the San Bernardino County Sheriff for law enforcement services. The contract provides for two patrol deputies at all times (24/7) in addition to one traffic officer (40 hours per week), a school resource officer (SRO) (40 hours per week), two volunteer citizen patrol units, and related support services. The SRO works throughout the city, not primarily at the schools, but their first priority is Schools.

Cost for all these services will be $4,514,252 for Fiscal Year 2022-2023.

The School Resource Officer costs the City $215,838 annually; however, this position is only spending approximately 50% of his/her hours for school related activities or $107,919. Morongo Unified School District (MUSD) provides the City with $86,335 towards this service or 40% of the direct cost as per the attached agreement, however we have a pathway forward to get to 50% paid by MUSD. The other 50% of the deputy’s time is spent on patrol related functions, on a priority basis. The following are the school services provided:
• Direct Calls for service from a school;
• Clean Sweep citation processing;
• Investigations involving students within the school system; • Truancy;
• Graffiti investigation;

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In addition, the City has budgeted the following expenses:
$65,815 Overtime
$100,000 Vehicle Maintenance and Operation
$125,000 SLEF (Supplemental Local Law Enforcement
Services Funds)
$36,538 Cal ID Program
The sheriff’s contract cost (schedule A) is $65,133 or 1.5% over the prior year schedule A. The services provided by the Sheriff’s Department are considered to be excellent. The City has the advantage of a well-trained force with many specialized teams that can be brought into the city as needed (such as the homicide investigation team) and at a reasonable cost.

Approval of the contract will provide for a continuation of services.

ENVIRONMENTAL:

Not Applicable
ALTERNATIVES:

No alternatives would be available for this fiscal year.

FISCAL IMPACT:

Total services are budgeted at $4,780,611.

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♦ Learning for Life ♦
Morongo Unified School District
Office of the Assistant Superintendent
Business Services
5715 Utah Trail - PO Box 1209, Twentynine Palms CA 92277 Phone 760-367-9191, ext. 4251
Fax 760 367 2512
______________________________________________________________

MEMORANDUM OF UNDERSTANDING
This Memorandum of Understanding is for the SCHOOL RESOURCE OFFICER PROGRAM between MORONGO UNIFIED SCHOOL DISTRICT and THE CITY OF TWENTYNINE PALMS and will remain in effect until rescinded by either party.

This MOU is in regards to services relating to the School Resource Officer. Both parties have partnered to combat violence at Twentynine Palms High School and surrounding schools, maintaining the outreach of the School Resource Officer Program.

General
The City of Twentynine Palms and the Morongo Unified School District agree as follows:

A. The County of San Bernardino (County) assigns some of its employees to provide contract law enforcement services for the City through a contract for public safety services. All positions and related employees providing services through the public safety services contract are employees of the County of San Bernardino, including the position of School Resources Officer. The position of School Resource Officer will be under the supervision of the County of San Bernardino Sheriff's Department. The School Resources Officer will perform services under this MOU as an employee of the County, who has been assigned to perform work for the District. The City of Twentynine Palms will fund the position for full salary and benefits.

B. The School Resource Officer will work with the school administrator to provide alcohol and drug education, gang resistance education, maintain a peaceful campus environment, and take appropriate action regarding illegal activity occurring on campus or at school related functions, or other functions as mutually determined between the San Bernardino County Sheriff’s Department and the District.

C. Morongo Unified School District shall make an annual payment not to exceed a total of $52,690 for the period July 1, 2020, through June 30, 2021. Parties agree to increase the contribution amount in the following manner, attaining a one-half cost contribution of the Schedule A cost of the annual School Resource Officer as follows:

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FY2021-22 30%
FY2022-23 40%
FY2023-24 and beyond 50%.

D. The City of Twentynine Palms shall submit one invoice annually for services rendered under this MOU.

E. Student information is protected under the Family Educational Rights and Privacy Act ("FERPA"). (See also 20 U.S.C. §1232g, 34 Code of Federal Regulations Part 99, California Education Code sections 49060-49085.)34 C.F.R. §99.30 and Education Code §49076(a) require the consent of the education rights holder prior to the release of personally identifiable information ("PII") from the education record of a student. An exception to the consent requirement applies when the District contracts with a third party to perform institutional services or functions otherwise performed by school employees; is under the direct control of the agency or institution with respect to the use and maintenance of education records; and is subject to requirements of FERPA governing the use and re-disclosure of personally identifiable information from education.

The District may share access to its school bus surveillance system records with Police Department at times and in the manner that will protect the reasonable privacy expectations of the District's students pursuant to FERPA, as well as reasonable privacy expectations of District staff. For purposes of FERPA, the District has designated Police Department as a contractor that satisfies the requirements to be considered a "school official" under FERPA. The District and City of agree that the City is not responsible for monitoring, enforcing, or ensuring that the County of San Bernardino Sheriff's Department complies with federal or state law, or District policies and procedures.

Term
A. The term of this MOU shall be ongoing unless terminated by either party with a 30 day advance written notice to the other party.

Parties Agree
The parties have caused this Memorandum of Understanding to be executed as of the date indicated above in Section “Term”, Paragraph A.
_______________________________ ______________________________ Frank Luckino, City Manager Sharon Flores, Assistant Superintendent City of Twentynine Palms Morongo Unified School District

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THE INFORMATION IN THIS BOX IS NOT A PART OF THE CONTRACT AND IS FOR COUNTY USE ONLY Contract Number
94-525 A-30

SAN BERNARDINO
COUNTY SAP Number
N/A
Sheriff/Coroner/Pu blic Adm in istrator
Department Contract Representative
Telephone Number
Kelly Welty, Chief Deputy Director
of Sheriff s Administration
909 387-0640
Contractor
Contractor Representative
Telephone Number
Contract Term
Original Contract Amount
Amendment Amount
Total Contract Amount
Cost Center
City of Twentvnine Palms
Karmolette O'Gilvie, Mayor
(760) 367-6799
07l0112022lhrou h o6t30t2023
$4 514,252
$4,514,252
44',t4451000
IT IS HEREBY AGREED AS FOLLOWS;
AMENDMENT No. 30
Effective July 1,2022, Contad No. 94-525 to provide law enforcement service to the City of Twentynine Palms is hereby amended by replacing Schedule A referred to in Section ll. CONSIDERATION, with the Schedule A attached hereto and incorporated by reference
Except as amended, all other terms and conditions of this contract remain as stated therein.

Standard Contract Page 1 of 4

Page 23 of 446 ends

With the exception of signatures, this page is intentionally left blankl.

SAN BERNARDINO COUNTY
Curt Hagman, Chairman, Board of Supervisors
Dated:

SIGNED AND CERTIFIED THAT A COPY OF THIS

DOCUMENT HAS BEEN DELIVERED TO THE

CHAIRMAN OF THE BOARD
Lynna Monell
CIerk of the Board of Supervisors
of the San Bernardino County
By
Deputy

FOR COUNTY USE ONLY
Approved as to Legal Form Reviewed for Contract Compliance City of Twentynine Palms
(tuint ottype name of cotporation, company, contrcctoL etc.) By
(Authoized signature - sign in bhE ink)
Name Karmolette O'Gilvie
(Ptint ot typc nane d pe'son signitg contrect)
Tile Mayor
(Pnnt ot type)
Dated
Address 6136 Adobe Road
Twentynine Palms , cA 92277-0960
Reviewed/Approved by Departrnent
Richard D. Luczak, Deputy County Counsel Kelly Welty, Chief Deputy Director of Sheriff s Administration
Date Date Date
ReYised 0311512022 Page 2 ol 4

Page 24 of 446 ends

SCHEDULE A
Law Enforcement Services Contract
City of Twentyrnine Palms
2022-23
CHAI{GE: REMOVE DONATED COP SEDAT{ AI{O RADAR TRALER

LEVEL OF SERVICE

0.41 1 .77
1 .11

9.30 1.00

1.00 2.48

0.28 4.00

2.OO

1.00 1.00

1.00 17
14 Lieutenant
Sergeant
Detective/Corporal (40 hours per week)
Deputy Sheritf (336 hours per week)
Deputy Sheriff (non-relieO
School Resource Officer
Office Specialist
Itilotor Pool Services Assistant
Marked Unit
lvlarked Unit - 4X4 SW
Unmarked Unit
Pickup truck- Citizen Patrol
Citizen Patrol Donated Hybrid SUV (Equip & Comm Only)
Dispatch Services
HTs (Amortization, Access & Ivlaintenance)
Taser Replacement (Amortized over S-years)
Administrative Support
Ofice Automation
Services & Supplies
Vehicle lnsurance
Personnel Liability & Bonding
Workers' Comp Experience l/bd ific ation
Law Enforcement Experience lrodification
County Administrative Cost
FY 2022-23
cosT
145,703 1
533,U2 1
280,844 t
2,007 ,293 1
2'15,838 1
215,838 1
197 ,205 1
24,906 1
73,3U 2
43,081 2
7 ,429 2
7 ,081 2
'I ,625 3
212,189 1
23,953
4,7U
27,630
66,645
22,338
44,8U
134,816
15,840
79,529
128,175
Cost for FY2022-23 $ 4,514,252 1
1 Personnel costs include salary and benefts and are subject to change by Board of SupeNisors' action. Changes in salary and benefit costs will be billed to the City on a quarterly imoice. 2 Vehicle costs do not include fuel and maintenance. The City is responsible for fuel, repair and maintenance of all contract \ehicles, including collision damage. All fuel, repair and maintenance costs incuned by the County will be billed to the City on a quarterly in\oice.
3 No replacement cost is included for grant funded or donated \ehicles.

Revised 03/15/2022 Page 3 of 4
Monthly Paynnnt Schedule
1s payment due July 15,2022:
2nd through 12th payments due the 5th of each month:
$376,195
$376,187

Page 25 of 446 ends

SCHEDULE A
Law Enforcement Services Contract
City of Twentynine Palms
2022-23
Additional Costs Billed Quarterly:

The City will be billed on a quarterly basis for the following items . lncreases to salaries and benefits resulting from Board of Supervisors-approved changes lo Memorandums of Understanding with the County's various employee organizations. . Actual overtime cost.
. Actual on-call cost (on call pay for safety employees fot 2022-23 is $195 per week). . Actual cost of vehicle fuel, repair and maintenance, including the cost of collision repair. . Professional services from private vendors and other services, supplies and personnel costs above the contract formula.

LEVEL OF SERVICE SUMMARY
SAFETY:

Lieutenant
Sergeant
Oetecti\e/Corporal
Deputy Sherifi
School Resc Oficer
VEHICLES:

Marked Patrol Units
Marked Patrol Units{x4 SUV
Safety Unmarked Units
Citizen Patrol Pick-up
Donated Vehicles-lns Only
'(lncluded br insurance costs only)

0.41 1.77

1.11 10.30

1.00 2.48

0.28 1 .84
GENERAL:

Ofice Specialist
lilotor Pool Senice Assistant
Dispatchers
DONATEO VEHICLES LIST:

Citizen On Patrol-Hybrid
OUI Trailer

4.60 14.60
'10
2 4
2 1
1 ?
Revised 03/'15/2022 Page 4 of 4
1 1

Page 26 of 446 ends

STAFF REPORT
TO: City Council
FROM: City Engineer
FOR MEETING: May 10 2022
SUBJECT: Vacation of road easements and a utility easement at 75800 Joe Davis Drive.

RECOMMENDATION:

Request Staff Report (City Manager Presenting)
Council Questions of Staff
Request Public Comment
Council Discussion
Motion/Second
Discussion of Motion
Call the Question
ATTACHMENTS:
• Location map
• Service easement Resolution
• Road easement Resolution

Page 27 of 446 ends

• 623-301-14 Non Interference
Letter
• SCG NIL - 75800 Joe Davis
Dr, Twentynine Palms
• Twentynine Palms 75800 Joe
Davis Dr. NIL
BACKGROUND:

The City received a request from Britt Nelson and Kyle Johnson to vacate a portion of the utility easement and the road easements on the north side of their property. Staff believes that the portion of the utility easement is in excess of what is necessary for utility use and the road easements proposed to be vacated are not required for street or highway purposes or prospective public street purposes.

Diagrams of these easements on the subject property are attached with the accompanying Resolutions.

The portion of the utility easement may be summarily vacated under provisions of Section 8333 of the Streets and Highway Code because it has not been used for the purpose of which it was dedicated for five consecutive years prior to the request for vacation. Staff has received Non-Interference Letters from the following utility companies SCE, SoCal Gas, and Twentynine Palms Water District, who would have rights to the portion of the easement proposed to be vacated. The north 15’ of the 40’ wide public utility easement will remain as a public utility easement.

The request to vacate the road easements may also be summarily vacated under the provisions of Section 8331 of the Streets and Highway Code because they are not required for street or highway purposes or prospective public street purposes. No posting, advertising, or public hearing is necessary for either the utility vacation or the road easements vacation.

Once the Council adopts the resolutions vacating a portion of the utility easement and the road easement, the City Clerk will record the resolutions of vacation. After the resolutions are recorded, the portion of the utility easement and the road easements shall no longer constitute a public right-of-way or easements over that portion hereinabove described property.

ENVIRONMENTAL:

N/A
ALTERNATIVES:

The City Council could choose to not approve the request.

FISCAL IMPACT:

The applicant has paid the required fees for processing this vacation. There is no financial impact to the City.

Page 28 of 446 ends

" R

Page 29 of 446 ends

RESOLUTION NO. 22-__

A RESOLUTION OF THE CITY COUNCIL OF THE CITY

OF TWENTYNINE PALMS, CALIFORNIA, VACATING A

PORTION OF THE PUBLIC SERVICE UTILITY WITHIN

THE PROPERTY DESCRIBED IN GRANT DEED
RECORDED IN BOOK 1987, PAGE 289 AND RECORDED
MARCH 11, 1947 OFFICIAL RECORDS OF THE COUNTY

OF SAN BERNARDINO, PURSUANT TO STREETS AND
HIGHWAYS CODE SECTIONS 8330-8336
The City Council of the City of Twentynine Palms, California, does hereby resolve as follows:

Section 1: The City Council of the City of Twentynine Palms, California, intends to vacate portions of a public service utility easement. Said easement was dedicated by separate document recorded on March 11, 1947, in Book 1987, page 289, Office of Records in the County of San Bernardino County, State of California; and Section 2: The City Council of the City of Twentynine Palms now finds that the public service easement has not been used for the purpose for which it was dedicated or acquired for five consecutive years immediately preceding the proposed vacation, and; that it is now in the public interest that a portion of said easement be vacated, and it hereby meets the requirements of Section 8333 of the Streets and Highway Code.

Section 3: That pursuant to the Public Streets, Highways and Service Easements Vacation Law, Division 9, Part 3 Chapter 4, (Summary Vacation), California Streets and Highways Code beginning at Section 8300, relating to the vacation of public streets, highways, and service easements, the following described portion of said easement is hereby vacated:

For legal description see the Exhibit “A” and Exhibit “B” both attached hereto and by this reference made apart hereof
Affects Assessor’s Parcel: 623-301-14
Section 4: The City Clerk shall record this Resolution of Vacation pursuant to Streets and Highways Code section 8336.

Section 5: That from and after the date this Resolution is recorded, said easement shall no longer constitute an easement over that portion herein above described.

Page 30 of 446 ends

APPROVED and ADOPTED this 10th day of May, 2022.
________________________
MAYOR
ATTEST:
______________________________

CITY CLERK
APPROVED AS TO CONTENT:
___________________________

CITY MANAGER

Page 31 of 446 ends

Page 32 of 446 ends

Page 33 of 446 ends

RESOLUTION NO. 22-__

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

TWENTYNINE PALMS, CALIFORNIA, VACATING THE ROAD

EASEMENTS WITHIN THE PROPERTY DESCRIBED IN GRANT
DEED RECORDED IN BOOK 1987, PAGE 289 AND RECORDED
MARCH 11, 1947 OFFICIAL RECORDS OF THE COUNTY OF SAN

BERNARDINO, PURSUANT TO STREETS AND HIGHWAYS
CODE SECTIONS 8330-8336
The City Council of the City of Twentynine Palms, California, does hereby resolve as follows:

Section 1: The City Council of the City of Twentynine Palms, California, intends to vacate easement a 40 feet wide easement for public road purposes along the north property line of said described property. Said easement was dedicated by separate document recorded in Book 1987, page 289 on March 11, 1947, Office of Records in the County of San Bernardino County, State of California; and a 50 feet wide road easement along the north property line of said described property. Said easement is shown on the Record of Survey in book 5, page 17 recorded on July 30, 1946, in the Office of the Records of the County of San Bernardino, State of California.

Section 2: The City Council of the City of Twentynine Palms now finds that the existing right-of-way easements for the road are unnecessary for present or prospective public use, and that no public money has been expended for maintenance for more than five (5) years, that it is now in the public interest that said easements be vacated, and it hereby meets the requirements of Section 8334 of the Streets and Highway Code.

For legal description see the Exhibit “A” and Exhibit “B” both attached hereto and by this reference made apart hereof
Affects Assessor Parcel: 613-301-14
Section 4: The City Clerk shall record this Resolution of Vacation pursuant to Streets and Highways Code section 8336.

Page 34 of 446 ends

Section 5: That from and after the date this Resolution is recorded, said easements shall no longer constitute easements over that portion herein above described.

APPROVED and ADOPTED this 10th day of May, 2022.
________________________
MAYOR
ATTEST:
______________________________

CITY CLERK
APPROVED AS TO CONTENT:
___________________________

CITY MANAGER

Page 35 of 446 ends

Page 36 of 446 ends

Page 37 of 446 ends

TWENTYNINEPALMSWATERDISTRICT
March 15, 2022
RE:Non-Interference Letter / APN530623-301-14
To Who It May Concern,
Twentynine Palms Water District (TPWD)reviewed your request and has no objections to the proposed land development on above referenced parcel.

TPWDhas NO infrastructure in that area and TPWD is providing this statement of Non-Interference.

Ifyou have any questions or need additional information please contact our office.

Sincerely,
‘m?
Matthew Shragge
Director of Operations
72401 Hatch Road, Twentynine Palms, California 92277 - 760-367-7546 ° Fax 760-367-6612 - www.29oa|mswater.oro Page 38 of 446 South Inland Esmt Ltr 2/2005
Southern California Gas Company
1981 W. Lugonia Avenue
Redlands, CA 92374-9720
March 25, 2022 SoCalGas Reference: FI24F24
City of Twentynine Palms
6136 Adobe Road,
Twentynine Palms, CA 92277
ATTN: Richard Pederson
Subject: Request for Non-Interference Letter
75800 Joe Davis Dr (APN: 0623-301-14-0000)
City of Twentynine Palms
Non-Interference Letter
Thank you for the opportunity to review the above-referenced project.

Please be advised that the division or development of the property as set forth on the map will not unreasonably interfere with the free and complete exercise of our existing utility lines.

Should you have any questions or require additional information, please contact our Right of Way desk at [email protected].

Sincerely,
__________________________
Jared Gauthier
Right of Way | Southeast Region

Page 39 of 446 ends

City of Twentynine Palms March 11, 2022
6136 Adobe Road
Twentynine Palms, CA 92277
Attention: Richard Pedersen
Subject: 75800 Joe Davis Dr., Twenty Nine Palms

Please be advised that the division of the property shown on 75800 Joe Davis Dr., Twenty Nine Palms will not unreasonably interfere with the free and complete exercise of any facilities and/or easements held by Southern California Edison Company within the boundaries of said map.

This letter should not be construed as a subordination of the Company’s rights, title and interest in and to said easement(s), nor should this letter be construed as a waiver of any of the provisions contained in said easement(s) or a waiver of costs for relocation of any affected facilities.

In the event that the development requires relocation of facilities, on the subject property, which facilities exist by right of easement or otherwise, the owner/developer will be requested to bear the cost of such relocation and provide Edison with suitable replacement rights. Such costs and replacement rights are required prior to the performance of the relocation.

If you have any questions, or need additional information in connection with the subject subdivision, please contact me at (909) 274-1078.

Jeff Clark
Title and Valuation
Real Properties

Page 40 of 446 ends

STAFF REPORT
TO: City Council
FROM: Community Development Director
FOR MEETING: May 10 2022
SUBJECT: Second Reading: Adoption of the Downtown Specific Plan and Mitigated Negative Declaration.

RECOMMENDATION:

The City Council hold a Public Hearing, approve Ordinance No. 298, adopting the new Downtown Specific Plan and the associated Mitigate Negative Declaration.

ORDER OF PROCEDURE:

Request Staff Report (Community Development Director
Presenting)
Council Questions of Staff
Receive Public Comment
Council Discussion
Motion/Second
Discussion on Motion
Call the Question
ATTACHMENTS:
• Ordinance No. 298 -
Downtown Specific Plan
• Twentynine Palms Downtown
Specific Plan March 2022
• Twentynine Palms Final ISMND-CC
BACKGROUND:

On April 26, 2022, the City Council voted to approve the Downtown Specific Plan and the associated Mitigated Negative Declaration with the clarifications and change described below.

On March 9, 2022, the Planning Commission recommended the City Council adopt by Ordinance, the new Downtown Specific Plan and the associated Mitigated Negative Declaration.

In September of 2017, the City Council rescinded the Downtown Economic Revitalization Specific Plan (adopted in 2012) because it did not accommodate standard site plans that commercial developers use for “pad retail” (such as Starbucks), required extensive “mixed-use”, dense housing types with minimum 10 du/ac (8 du/ac is generally the maximum feasible on septic), and maintained setbacks and a parking requirement for traditional storefront businesses. In 2019, the City was awarded a State SB 2 Planning Grant and added matching funds for the development of a new Downtown Specific Pan. With the new funding, a consultant was hired and work on a new Downtown Specific Plan was accelerated.

Outreach Efforts

Page 41 of 446 ends

The City conducted numerous outreach efforts to obtain input from the public in the development of the new Downtown Specific Plan including:
• 2018 through 2020 – Study Sessions with the Planning Commission on the Downtown Boundary, Streetscapes, Landscaping, Architecture Guidelines, and Project Phoenix • Stakeholder Interviews
• First Community-wide Survey (web-based)
• First Public Workshop & Questionnaire
• Second Community-wide Survey (web-based)
• Display boards and voting at the Visitor Center
• Second Public Workshop
• 2021 – Study sessions with Planning Commission of Draft Plan Purpose
The purpose of the Twentynine Palms Downtown Specific Plan is to serve as the guiding document for all new development and supporting public investment in the Downtown area. It ensures those public and private investments support a clear set of goals, policies, strategies, and initiatives, upholding the three major themes which fulfill the Horizon 2045 vision statement. The intent of this plan is to focus economic, land use, transportation, and infrastructure improvements in ways to help ensure that Downtown becomes more:
• Economically vibrant to achieve greater equity and support entrepreneurship for all to thrive • Compact and diverse in development and able to accommodate future demands while maintaining urban design quality
• Walkable and mobile to serve as a more inviting and connected urban center that allows visitors and residents to move at will and at ease
• Sustainable and resilient to meet increase demand on urban systems 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 twenty 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:

Two 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 Two Residential Districts

Page 42 of 446 ends

– 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 low and mid-densities are allowed to ensure this area remains a compact yet quiet, livable neighborhood. – Downtown Residential (DR-8): Familiar low-density, single-family attached and detached 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.

The major land use change in the new plan is the rezoning of approximately three acres behind City Hall from Public (P) use to Residential use (DR-20). This change will allow for the affordable housing project to move forward with development.

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
Standards and Design Guidelines
The Downtown Specific Plan includes development standards for uses, setbacks, building height, parking, density, floor area, and lighting within a Downtown Code. It also contains design guidelines for architectural style and form, building articulation, and other building design principles (color, materials, massing, scale). These design guidelines provide specific recommendations that serve to implement the aesthetic intent of the proposed project. Two clarifications are proposed to the Downtown Code. First, that laundromats and dry cleaners be added to the list of uses. While professional services are list, this addition makes it more explicit. Secondly, that the 50% Lot area/building area be clarified as to include outdoor dinning, patios, parking, and storm water management so as to not to conflict with the .3 FAR requirement.

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.

Street Network
The project proposes several roadway corridor improvements, including:
– Pedestrian emphasis and widened sidewalks in the SR 62 corridor.

Page 43 of 446 ends

– An optional roundabout at SR 62 / Split Rock Avenue to provide an attractive welcome to the downtown core. A signalized intersection is presented as an option. – A road diet from four to two lanes, reducing 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.

General Plan Consideration
A Specific Plan can be thought of as a detailed general plan focusing on a portion of a city. Section 65450 of the California Government Code describes the role of Specific Plans as implementing all or part of the area covered by the general plan. The Twentynine Palms Downtown Specific Plan implements the goals, policies and programs of the Twentynine Palms General Plan that pertain to the downtown area. This Specific Plan establishes goals and policies for development and redevelopment that are consistent with the General Plan. The following General Plan goals are relevant to and consistent with the goals and policies of this Specific Plan:

Land Use Plan
Goal #1: A land use plan which provides a desirable city in which to live.

Goal #2: Development of a variety of high-quality residential neighborhoods.

Goal #3: The City will provide opportunity for commercial facilities offering a wide variety of goods and services.

Circulation Plan
Goal #3: The circulation system will be designed to accommodate visitors and will enhance and promote recreational opportunities.

Goal #4: Development of quality local streets to serve all citizens and visitors.

Goal #5: Parking facilities will be available for residents and visitors.

Goal #6: The Circulation Plan will sustain mobility while fostering economic development, enhancing the environment, reducing energy consumption, promoting transportation-friendly development patterns, and encouraging fair and equitable access to all citizens.

Conservation Plan
Goal #1: The City of Twentynine Palms will be environmentally conscious in administering its responsibility to ensure that resources are protected.

Recreation Plan
Goal #3: Recreation facilities shall be available to the widest variety of citizens and visitors possible.

Goal #4: The City will continue development of bikeways throughout the city.

Goal #6: The City will foster an environment that encourages Safety Plan
Goal #1: The City of Twentynine Palms will be a safe place to live and visit.

Development Code Considerations
This Downtown Specific Plan will become part of the Development Code replacing Specific Pan #6, Downtown Economic Revitalization Specific Plan (which was repealed), as well as incorporating Specific Plan #2, just north of the previous plan area. The Downtown Specific Plan contains its own Development Code chapter (Part IV) with specific development standards and guidelines. In any instance where the Downtown Specific Plan conflicts with the requirements of the Twentynine Palms Development Code for the City, the Specific Plan provisions will take precedence. Where the Specific Plan is silent on a topic, the Twentynine Palms Development Code requirements remain in force. Page 44 of 446 Clarifications and a Change Recommended by Staff
There are two clarifications and a change that staff is recommending:

1. That laundromats/dry cleaners be explicitly listed in the land use table. These uses would fall under the general category of "Personal Services" which is already listed but listing these uses makes it explicit and removes interpretation.

2. That the lot/building coverage minimum of 50% in Downtown Traditional zone include items such as "patio space, outdoor dining, parking, and storm water management". The intent was to encourage spaces for outdoor use and these areas be counted in the coverage requirements.

3. That "Senior Housing" be listed as a by-right "Permitted" use and not a require a "Conditional Use Permit". This change is based on recent feedback from the California Department of Housing and Community Development to remove obstacles to housing and especially affordable housing as part of the Housing Element update of the General Plan. The City can still impose reasonable conditions to a housing development project as part of Site Plan and Design Review process, but the State is requiring the City to remove discretionary approvals that would prohibit a multi-family project from moving forward in land zoned for that use.

ENVIRONMENTAL:

Per CEQA, an Initial Study was conducted for the Downtown Specific Plan. The City reviewed the Initial Study and determined that any potentially significant impacts can be mitigated to less than significant.

The City then prepared and proposed to adopt a Mitigated Negative Declaration (MND). As required by State law, 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 City also conducted tribal consultation under SB 18 and AB 52 as required by CEQA. The Draft IS/MND was made available for public review online at http://www.ci.twentynine-palms.ca.us.

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.

The complete Initial Study/Mitigated Negative Declaration along with comments and responses is attached.

ALTERNATIVES:

The City Council could choose to:

1. Request revisions from Staff and postpone to a date certain.

2. Not adopt the Downtown Specific Plan.

FISCAL IMPACT:

Not Applicable.

Page 45 of 446 ends

1 CITY OF TWENTYNINE PALMS

CITY COUNCIL
ORDINANCE NO. 298

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF

TWENTYNINE PALMS, CALIFORNIA, ADOPTING THE

DOWNTOWN SPECIFIC PLAN AND THE MITIGATED

NEGATIVE DECLARATION ALONG WITH MITIGATION

MEASURES, AND INCORPORATING THE DOWNTOWN

SPECIFIC PLAN INTO THE DEVELOPMENT CODE WITH

THE DOWNTOWN SPECIFIC PLAN BECOMING SPECIFIC
PLAN #6 AND REPEALING SPECIFIC PLAN #2, THE AREA

OF WHICH IS INCORPORATED INTO THE NEW SPECIFIC
PLAN #6.

WHEREAS, in 2012, the City Council adopted the Downtown Economic Revitalization Specific Plan; and
WHEREAS, in September of 2017, the City Council rescinded the Downtown Economic Revitalization Specific Plan; and
WHEREAS, in 2019, the City was awarded a State SB2 Planning Grant for the development of a new Downtown Specific Plan; and
WHEREAS, the purpose of the Downtown Specific Plan is to serve as the guiding document for new development and supporting public investment in the Downtown area; and
WHEREAS, the Downtown area is identified along Twentynine Palms, from West Court to 165’ east of Margot Avenue and along Adobe Road, from Cactus Drive to the City’s Civic Center complex; and
WHEREAS, extensive public participation in development of the Downtown Specific Plan was solicited through two public workshops, two on-line surveys, a meeting of City Council, and several study sessions with the Planning Commission; and
WHEREAS, an Initial Study was prepared for the project in conformance with the California Environmental Quality Act; and
WHEREAS, the Initial Study / Mitigated Negative Declaration was posted from January 12, 2022, through February 11, 2022; and

Page 46 of 446 ends

2 WHEREAS, a Public Hearing was held by the Planning Commission on Wednesday March 9, 2022 at which time the Commission adopted Planning Commission Resolution No. 22-02, recommending approval of the Downtown Specific Plan to the City Council,
WHEREAS, the public notice for the project was published on April 13, 2022 in the Desert Trail newspaper; and
WHEREAS, a Public Hearing was held by the City Council on Tuesday, April 26, 2022, at which time the Council approved the Planning Commission’s recommendation and introduced Ordinance No. 298, adopting the Downtown Specific Plan and incorporating the Plan into the Development Code: and WHEREAS, the City Council makes the following Findings for the Downtown Specific Plan:

A. The specific plan is consistent with the intent of the goals and policies of the General Plan as a whole, and is not inconsistent with any element thereof.

The Downtown Specific Plan is consistent with the following goals of the General Plan. In particular the plan supports the General Plan goals by creating a walkable, pedestrian-friendly, mixed-use downtown area that includes multi-modal transportation, public parking lots, additional recreational facilities, public spaces such as plazas and paseos, improved local streets, and additional commercial facilities and high-quality housing.

Land Use Plan
Goal #1: A land use plan which provides a desirable city in which to live.

Goal #2: Development of a variety of high-quality residential neighborhoods.

Goal #3: The City will provide opportunity for commercial facilities offering a wide variety of goods and services.

Circulation Plan
Goal #3: The circulation system will be designed to accommodate visitors and will enhance and promote recreational opportunities.

Goal #4: Development of quality local streets to serve all citizens and visitors.

Goal #5: Parking facilities will be available for residents and visitors.

Conservation Plan
Goal #1: The City of Twentynine Palms will be environmentally conscious in

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3 administering its responsibility to ensure that resources are protected.

Recreation Plan
Goal #3: Recreation facilities shall be available to the widest variety of citizens and visitors possible.

Goal #4: The City will continue development of bikeways throughout the city.

Goal #6: The City will foster an environment that encourages widening interest in the arts and cultural benefits.

Safety Plan
Goal #1: The City of Twentynine Palms will be a safe place to live and visit.

B. The specific plan prescribes reasonable controls and standards for affected land uses to ensure compatibility and integrity of those uses with other established uses.

The Downtown Specific Plan includes a Downtown Code which functions as a Development Code for the downtown area and sets reasonable development standards for land uses, setbacks, building heights, parking, density, floor area, landscaping, lighting, and public amenities. It also includes architectural guidelines aimed at improving the quality of architecture for new structures and substantial renovations.

C. The specific plan provides reasonable property development rights while protecting environmentally sensitive land uses and species.

The Downtown Specific Plan recognizes existing land uses and patterns and uses those to establish land use and zoning districts that are consistent with existing land uses and patterns for both commercial and residential areas. It expands the mixed-use capabilities in commercial area to allow for additional housing units as required by the State. The Plan provides for infill growth within the downtown thereby reducing urban sprawl and the impact on the natural environment.

D. The specific plan provides for the protection of the health, safety, and/or general welfare of the community.

The Downtown Specific Plan provides for the protection of the health, safety, and general welfare of the community by:

1. Providing for the orderly growth and redevelopment of the downtown over the next 25 to 30 years

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4 2. Improving the safety and function of public roadways, bicycle paths, trails, and public transit through good design that slows travel speeds and accommodates a variety of transportation means.

3. Improving the overall appearance of the downtown through investments in infrastructure and beautification projects.

4. Encouraging the redevelopment of infill properties downtown to prevent additional urban sprawl and protect more natural, desert environment.

5. Encouraging the development of housing at all income levels within the downtown to expand housing opportunities.

6. Creating additional recreational opportunities to support the health and well-being of citizens especially youth.

7. Creating additional public spaces and gathering areas that offer shade during the hot summer months.

NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Twentynine Palms introduced Ordinance No. 298, and in so doing adopts the Downtown Specific Plan and the Mitigated Negative Declaration with Mitigation Measures for the project attached as “Attachment A”. The Downtown Specific Plan to become Specific Plan #6 in the Development Code and incorporate Specific Plan #2.

PASSED, APPROVED AND ADOPTED at a regular meeting of the City Council of the City of Twentynine Palms held on this 26th day of April, 2022. ________________________________________
Karmolette O’Gilvie, Mayor
ATTEST:
_________________________________
Cindy Villescas, CMC, City Clerk
APPROVED AS TO FORM:
_________________________________
A. Patrick Muñoz, City Attorney

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5 I hereby certify that the foregoing is a true copy of Ordinance No. 298, introduced on the 26th of April, 2022 and duly adopted by the City Council of the City of Twentynine Palms in a meeting held on the _____ day of ______, 2022, in Twentynine Palms, California by the following vote, to wit.

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:

ABSTAIN: COUNCIL MEMBERS:
________________________________________
Cindy Villescas CMC, City Clerk

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TWENTYNINE PALMS

DOWNTOWN SPECIFIC PLAN
MARCH 2022
:: HORIZON 2045

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i TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN

TWENTYNINE PALMS
DOWNTOWN SPECIFIC PLAN : : HORIZON 2045

ACKNOWLEDGEMENTS

COUNCILMEMBERS
Karmolette O’Gilvie, Mayor
McArthur Wright, Mayor Pro Tem
Steven Bilderain
Joel Klink
Daniel L Mintz, Sr.

PLANNING COMMISSION
Leslie Paahana, Chair
Jason Dickson, Vice Chair
Greg Mendoza
Jim Krushat
Max Walker

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ii
PREPARED FOR:

City of Twentynine Palms, California
PREPARED BY:

GHD Engineering, Inc: Ethan Angold, Mariana
Arenas, Zane Brotherton, Michelle Brown, Colin
Burgett, Haley Cahill, Makinzie Clark, Nicolás
Cortez, Rebecca Crow, Katy Densmore, Brian
Heaton, Kevin Janni, Jonathan Linkus, Christian
Lionis, Noam Maitless, Elizabeth Meisman, Charles
Smith, Rosanna Southern, Evan Thompson, Todd
Tregenza, Giorgio Zembo
IN COLLABORATION WITH:

Linda S. Congleton & Associates: Michael Butler,
Linda Congleton, Edward Li
Paleo Solutions, Inc / Stantec: Geraldine Aron,
Elisa Barrios, Karen Brehm, Evelyn Chandler
Convergence Planning, LLC: Dean Munn

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iii TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
1 OVERVIEW + BACKGROUND

1.1 CAPTURING THE FUTURE WE WANT 4

1.2 PLAN OVERVIEW 7

1.3 DOWNTOWN POLICY CONTEXT 13

1.4 LAND USE + DEVELOPMENT CONTEXT 17

1.5 CONNECTIVITY + MOBILITY CONTEXT 19
2 COMMUNITY VISION + GOALS

2.1 DOWNTOWN HORIZON 2045 24

2.2 DOWNTOWN THEMES, GOALS + POLICIES 27
3 COMMUNITY WORKSHOPS + PLAN ALTERNATIVES

3.1 COMMUNITY ENGAGEMENT OVERVIEW 34

3.2 SUMMARY OF COMMUNITY NEEDS AND PRIORITIES 35

3.3 STRATEGIC BASIS FOR OUR PLAN ALTERNATIVES 37

3.4 ECONOMIC BASIS FOR OUR PLAN ALTERNATIVES 38

3.5 SELECTED ALTERNATIVE FOR DOWNTOWN OVERALL 39

3.6 SELECTED ALTERNATIVE FOR STATE ROUTE 62 CORRIDOR 41

3.7 SELECTED ALTERNATIVE FOR ADOBE ROAD CORRIDOR 43

ACKNOWLEDGEMENTS

FOREWORD
TABLE OF CONTENTS + LIST OF FIGURES
PART I
PLAN BACKGROUND + DOWNTOWN VISION

TABLE OF

CONTENTS

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PART II

PLAN ELEMENTS

3.8 SELECTED ALTERNATIVE FOR ADOBE ROAD 45

3.9 SELECTED ALTERNATIVE FOR STATE ROUTE 62 47
4 LAND USE + DEVELOPMENT

4.1 SUMMARY + OBJECTIVES 52

4.2 LAND USE + DEVELOPMENT FRAMEWORK 53

4.3 DEVELOPMENT STRATEGY 55

4.4 DESIGNATED LAND USE STRATEGY 57

4.5 LAND USE + DEVELOPMENT PROJECTS 59

4.6 LAND USE + DEVELOPMENT INITIATIVES 63
5 CONNECTIVITY + MOBILITY

5.1 SUMMARY + OBJECTIVES 66

5.2 CONNECTIVITY + MOBILITY FRAMEWORK 67

5.3 CONNECTIVITY + MOBILITY PROJECTS 69

5.4 CONNECTIVITY + MOBILITY INITIATIVES 72

5.5 PARKING STRATEGY 73

5.6 PARKING INITIATIVES 76

5.7 LANDSCAPE + OPEN SPACE FRAMEWORK 77

5.8 TWENTYNINE PALMS HWY/SR-62 PROJECTS 79

5.9 ADOBE ROAD PROJECTS 85
6 UTILITIES + RESILIENCY

6.1 SUMMARY + OBJECTIVES 90

6.2 UTILITIES & RESILIENCY FRAMEWORK 91

6.3 WASTEWATER SERVICE ANALYSIS 93

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v TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
DC-1 SITE DEVELOPMENT STANDARDS
DC-1.1 DOWNTOWN CODE OVERVIEW 108
DC-1.2 ALLOWED LAND USES 109
DC-1.3 CORE DEVELOPMENT STANDARDS 113
DC-1.4 DEVELOPMENT STANDARDS 115
DC-1.5 PARKING 117
DC-1.6 BICYCLE & PEDESTRIAN FACILITIES 119
DC-1.7 LANDSCAPE 120
DC-1.8 SIGNAGE & GRAPHICS GUIDELINE 121
DC-1.9 PUBLIC ART 123
DC-1.10 LIGHTING 124
DC-2 ARCHITECTURE OVERVIEW
DC-2.1 ARCHITECTURAL PURPOSE 126
DC-2.2 ARCHITECTURAL INTENT 127
DC-2.3 ARCHITECTURAL CONTEXT 128

PART III

DOWNTOWN ACTION PLAN

PART IV

DOWNTOWN CODE
7 ECONOMIC COMPETITIVENESS

7.1 ECONOMIC COMPETITIVENESS SUMMARY 98

7.2 ECONOMIC COMPETITIVENESS INITIATIVES 99
8 PROJECTS + INITIATIVES SCHEDULE

8.1 CAPITAL IMPROVEMENTS PROGRAM SUMMARY 102

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vi
DC-3 ARCHITECTURAL STYLES
DC-3.1 OVERVIEW + USE GUIDE 130
DC-3.2 HI-DESERT ADOBE STYLE 131
DC-3.3 SPANISH MISSION STYLE 133
DC-3.4 DESERT MODERN STYLE 135
DC-3.5 FRONTIER STYLE 137
DC-4 ARCHITECTURAL FORM
DC-4.1 OVERVIEW 140
DC-4.2 MASSING ARTICULATION 141
DC-4.3 HEIGHT ARTICULATION 143
DC-4.4 CORNERS 145
DC-5 ARCHITECTURAL CHARACTER & DETAIL
DC-5.1 OVERVIEW 148
DC-5.2 MATERIALS 149
DC-5.3 BUILDING LIGHTING 151
DC-5.4 SIGNAGE AND GRAPHICS 153
DC-5.5 WINDOWS & DOORS 155
DC-5.6 SHOPFRONTS 157
DC-5.7 AWNINGS & SHADES 159
DC-5.8 ROOFS & PARAPETS 161

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vii TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
1 OVERVIEW + BACKGROUND
FIG 1–1: AERIAL DIAGRAM OF TWENTYNINE PALMS AND REGION 6 FIG 1–2: DOWNTOWN SPECIFIC PLAN PROCESS OVERVIEW 9
FIG 1–3: DOWNTOWN SPECIFIC PLAN DOCUMENT STRUCTURE DIAGRAM 10 FIG 1–4: TWENTYNINE PALMS GENERAL PLAN DOWNTOWN LAND USE ZONES 13 FIG 1–5: IMAGES OF “PROJECT PHOENIX” DOWNTOWN REVITALIZATION 16 FIG 1–6: EXISTING URBAN CHARACTER AND DEVELOPMENT TYPES 18 TABLE 1–1: DOWNTOWN CRASH AND INJURY DATA 19
FIG 1–7: EXISTING CRASH AND INJURY CLUSTERS FOR DOWNTOWN 20 FIG 1–8: EXISTING TRAFFIC VOLUME AND SPEED CONDITIONS 22 2 COMMUNITY VISION + GOALS
3 COMMUNITY WORKSHOPS + PLAN ALTERNATIVES
FIG 3–1: WORKSHOP 1 PARTICIPANT RELATIONSHIP TO DOWNTOWN 35 FIG 3–2: WORKSHOP 1 VISITOR AND MILITARY SURVEY 35
FIG 3–3: WORKSHOP 1 PRIORITY QUESTIONNAIRE 35
FIG 3–4: WORKSHOP 1 URBAN ELEMENTS AND ACTIVITY PREFERENCES 36 TABLE 3–1: DOWNTOWN COMMERCIAL DEMAND FORECAST 2021 - 2045 38 FIG 3–5: WORKSHOP 2 PREFERENCE FOR DOWNTOWN STRATEGY 39 FIG 3–6: SELECTED COMMUNITY CORRIDORS CONCEPT AND STRATEGY FOR ALL OF DOWNTOWN 40 FIG 3–7: WORKSHOP 2 PREFERENCE FOR STATE ROUTE 62 STRATEGY 41 FIG 3–8: SELECTED COMMUNITY CORRIDORS CONCEPT AND STRATEGY FOR STATE ROUTE 62 CORRIDOR 42 FIG 3–9: WORKSHOP 2 PREFERENCE FOR ADOBE ROAD STRATEGY 43 FIG 3–10: SELECTED COMMUNITY CORRIDORS CONCEPT AND STRATEGY FOR ADOBE ROAD CORRIDOR 44 FIG 3–11: WORKSHOP 2 PREFERENCE FOR ADOBE ROAD STREET CONFIGURATION 45 FIG 3–12: ADOBE ROAD PROPOSAL WITH BICYCLE EMPHASIS 45
FIG 3–13: ADOBE ROAD PROPOSAL WITH PEDESTRIAN EMPHASIS 46 FIG 3–14: WORKSHOP 2 PREFERENCE FOR STATE ROUTE 62 STREET CONFIGURATION 47 FIG 3–15: SR 62 PROPOSAL WITH BICYCLE EMPHASIS 47
FIG 3–16: SR 62 PROPOSAL WITH PEDESTRIAN EMPHASIS 48
FIG 3–17: WORKSHOP 2 PREFERENCE FOR A FUTURE GATEWAY ROUNDABOUT 48

LIST OF

FIGURES

ACKNOWLEDGEMENTS

FOREWORD
TABLE OF CONTENTS + LIST OF FIGURES
PART I
PLAN BACKGROUND + DOWNTOWN VISION

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viii

PART III

DOWNTOWN ACTION PLAN
4 LAND USE + DEVELOPMENT
FIG 4–1: LAND USE + DEVELOPMENT FRAMEWORK CONCEPT 54
FIG 4–2: DEVELOPMENT OVERVIEW AND YIELD SUMMARY TABLES 55 FIG 4–3: DESIGNATED LAND USE ZONES MAP 58
FIG 4–4: CIVIC CENTER REDEVELOPMENT PROJECT CONCEPT AERIAL VIEW 62 5 CONNECTIVITY + MOBILITY
FIG 5–1: CONNECTIVITY + MOBILITY FRAMEWORK CONCEPT 68
TABLE 5–1: DOWNTOWN EXISTING AND NEW PARKING RESOURCES 73 FIG 5–2: DOWNTOWN PARKING STRATEGY MAP 74
TABLE 5–2: DOWNTOWN SHARED PARKING DEMAND FACTORS 75
TABLE 5–3: FORECAST OF DAILY PARKING PATTERN FOR DOWNTOWN 75 FIG 5–3: LANDSCAPE + OPEN SPACE FRAMEWORK CONCEPT 78
FIG 5–4: STATE ROUTE (SR) 62 PROJECTS ILLUSTRATIVE PLAN 79 FIG 5–5: STATE ROUTE (SR) 62 PROJECTS SECTION A 81
FIG 5–7: STATE ROUTE (SR) 62 PROJECTS SECTION B 82
FIG 5–6: SR-62 SIGNALIZED INTERSECTION ILLUSTATIVE PLAN 82 FIG 5–8: SR-62 PROPOSED STREETSCAPE ELEMENTS 83
FIG 5–9: THE PASEO PROPOSED ADDITIONAL ELEMENTS 84
FIG 5–10: ADOBE ROAD PROJECTS ILLUSTRATIVE PLAN 85
FIG 5–11: ADOBE ROAD PROJECTS SECTION A 87
FIG 5–12: GORGONIO VIEW PARK CONCEPT ILLUSTATIVE AERIAL 87 FIG 5–13: ART WALK ALLEY PROPOSED ELEMENTS 88
6 UTILITIES + RESILIENCY
FIG 6–1: UTILITIES & RESILIENCY FRAMEWORK CONCEPT 92
TABLE 6–1: ESTIMATED SEWER FLOWS FOR SELECT DOWNTOWN AREAS 93 7 ECONOMIC COMPETITIVENESS
FIG 7–1: ICONIC 29 PALMS ENTRY SCULPTURE 100
FIG 7–2: ART EVENT EXAMPLE: INDIAN WELLS CRAFT FAIR 100 8 PROJECTS + INITIATIVES SCHEDULE
TABLE 8–1: DOWNTOWN SPECIFIC PLAN PROJECTS + INITIATIVES SCHEDULE 103

PART II

PLAN ELEMENTS

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ix TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
DC-1 SITE DEVELOPMENT STANDARDS
FIGURE DC-1.2.A: ALLOWABLE LAND USES FOR DOWNTOWN ZONES 109 FIGURE DC-1.2.B: DESIGNATED LAND USE ZONES MAP 112
FIGURE DC-1.3.A: CORE DEVELOPMENT STANDARDS 113
FIGURE DC-1.4.A: MAXIMUM FRONT SETBACKS 115
FIGURE DC-1.4.B: FRONT-FACING CAFÉ AREA OR PRIVATELY-OWNED PUBLIC SPACE 115 FIGURE DC-1.5.A: RESIDENTIAL PARKING 117
FIGURE DC-1.5.B: PARKING AT DT ZONE 118
FIGURE DC-1.5.C: REQUIRED INTERIOR PARKING LOT LANDSCAPING 118 FIGURE DC-1.7.A: PLANTING DENSITY 120
FIGURE DC-1.8.A: COMMERCIAL (PRIVATE) SIGNAGE TYPE AND SIZE ALLOWED 122 DC-2 ARCHITECTURE OVERVIEW
FIGURE DC-2.3.A: PROJECT PHOENIX APPROVED COLORS 128
DC-3 ARCHITECTURAL STYLES
FIGURE DC-3.2.A: HI-DESERT ADOBE ELEMENTS EXAMPLE 132
FIGURE DC-3.2.B: ADOBE COLOR PALETTE 132
FIGURE DC-3.3.A: MISSION ELEMENTS EXAMPLE 134
FIGURE DC-3.3.B: MISSION COLOR PALETTE 134
FIGURE DC-3.4.A: DESERT MODERN ELEMENTS EXAMPLE 136
FIGURE DC-3.4.B: DESERT MODERN COLOR PALETTE 136
FIGURE DC-3.5.A: FRONTIER ELEMENTS EXAMPLE 138
FIGURE DC-3.5.B: FRONTIER COLOR PALETTE 138
DC-4 ARCHITECTURAL FORM
FIGURE DC-4.2.A: MASSING SETBACK DIAGRAM 141
FIGURE DC-4.2.B: MASSING ARTICULATION IN DOWNTOWN STYLES 142 FIGURE DC-4.3.A: UPPER LEVEL SETBACK DIAGRAM 143
FIGURE DC-4.3.B: HEIGHT ARTICULATION IN DOWNTOWN STYLES 144 FIGURE DC-4.4.A: CORNER AND ENTRY DIAGRAM 145
FIGURE DC-4.4.B: CORNER TREATMENTS IN DOWNTOWN STYLES 146

PART IV

DOWNTOWN CODE

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x
DC-5 ARCHITECTURAL CHARACTER & DETAIL
FIGURE DC-5.2.A: MATERIAL USES IN DOWNTOWN STYLES 150
FIGURE DC-5.3.A: LIGHTING DOWNCAST DIAGRAM 151
FIGURE DC-5.3.B: LIGHTING TECHNIQUES IN DOWNTOWN STYLES 152 FIGURE DC-5.4.A: SIGNAGE AND GRAPHICS IN DOWNTOWN STYLES 154 FIGURE DC-5.5.A: WINDOWS AND DOORS IN DOWNTOWN STYLES 156 FIGURE DC-5.6.A: SHOPFRONT ALIGNMENTS DIAGRAM 157
FIGURE DC-5.6.B: SHOPFRONTS IN DOWNTOWN STYLES 158
FIGURE DC-5.7.A: AWNINGS HEIGHT DIAGRAM 159
FIGURE DC-5.7.B: AWNINGS AND SHADES IN DOWNTOWN STYLES 160 FIGURE DC-5.8.A: PARAPET HEIGHT DIAGRAM 161
FIGURE DC-5.8.B: ROOFS AND PARAPETS IN DOWNTOWN STYLES 162

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FOREWORD
TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN

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xii
KARMOLETTE O’GILVIE
MAYOR

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1 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN

PLAN BACKGROUND
+ DOWNTOWN VISION
PART I

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2 OVERVIEW + BACKGROUND
COMMUNITY VISION + GOALS
COMMUNITY WORKSHOPS + PLAN ALTERNATIVES

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3 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
1 OVERVIEW +

BACKGROUND

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4 CAPTURING THE FUTURE IN

TWENTYNINE PALMS
This Downtown Specific Plan is named Horizon 2045
because it embodies the aspirational and creative
thinking of a whole community as it organizes to capture the opportunities of the future. As the gateway to worldrenowned Joshua Tree National Park, our nation’s largest Marine base, the Marine Air Ground Task Force Training
Command and Marine Corps Air Ground Combat Center
(MAGTFTC/MCAGCC), and to natural monuments and
rural treasures beyond the desert horizon, Twentynine
Palms can revitalize its center to create a compelling, vital, community-focused, and resilient Downtown.

In 2022, as Twentynine Palms
celebrates its 35th anniversary
of incorporation, its residents,
stakeholders, and City leaders
have come together to prepare
this plan to capture the
opportunity on the horizon: a
vibrant, thriving, and healthy
Downtown that serves as the
Morongo Basin’s center for
culture and experience.

The need for planning can be tracked in three measures
of opportunities in the form of challenges present:
pressure for affordable housing to support existing and new residents, pressure to accommodate increasing
visitors and the force of tourism in the economy, and
the City’s breakout role in the Morongo basin as a
hub of employment driven by special events, unique
experiences, and local entrepreneurship.

CAPTURING THE POPULATION

GROWTH OPPORTUNITY
This Specific Plan anticipates continued population
growth and prepares the City for the economic and social

1.1 CAPTURING THE

FUTURE WE WANT

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Downtown Twentynine Palms in the 1940s.
5 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
benefits of growth. Desert and Inland Empire residents
will be drawn to affordable housing in a compact,
walkable city. New visitors will seek urban amenities
within easy reach of ecologically-minded recreation. New generations of digital knowledge workers will engage with civic culture to help build a stronger local community.

These are all important constituencies for which to better prepare Downtown.

The baseline citywide population of this plan is
benchmarked at 26,685 residents, including some
2,955 in group quarters (primarily military families) in 2020. The household population (Minus Group Quarters)
is an important metric for growth as the local military population can fluctuate year to year. An economic
study commissioned to accompany this plan estimates
that non-group quarters population to be 24,697 in
accommodates at least 372 new residents and doubles
that to 744 residents with full implementation by 2040.

CAPTURING THE VISITOR

GROWTH OPPORTUNITY
Twentynine Palms’ major economic driver (in addition
to military families) is a global tourist market seeking local culture and unique experiences in and around the
Joshua Tree National Park. Visitor growth and demand
for vacation rentals, and a broader range of hotel
price-points connected to walkable amenities, presents
beneficial development pressure that can be directed
within a downtown plan.

Joshua Tree National Park visitation at the start of
this planning effort (prior to the influence of the Covid pandemic) stood at 2,988,547 in 2019. The park is
anticipated to reach its capacity of 4,000,000 annual
visitors as soon as 2026. Accordingly, this Specific
Plan anticipates demand for at least 60 “keys” (or
rooms) in the Downtown Study Area but encourages the
development of as many as 220 keys by identifying sites for lodging uses and then coordinating related urban
design and infrastructure preparations.

CAPTURING THE EMPLOYMENT

GROWTH OPPORTUNITY
Twentynine Palms stands out among regional economic
centers for its unique mix of locally owned businesses, artisanal products, and quality food and beverage
offerings. A compact, walkable commercial district that supports increased resident and visitor populations
presents an opportunity to support as much as 68,700
SF of new and adapted retail space in service, food and beverage growth in Downtown, according to the project
economic study.

This Specific Plan prepares the City to maximize the
capture of that economic growth by identifying viable
2026, rising to almost 29,000 after 2040. The City
of Twentynine Palms General Plan, issued in 2012,
allocates capacity for housing to accommodate 103,275
citizens of all type by 2030 – far more than demand
suggested by this economic study.

Projections show a steady rate of housing construction
will occur on vacant land as low-density development
across the City takes advantage of the plentiful supply of parcels shown in the General Plan. This Specific Plan, therefore, has an important role to play in encouraging as much as 20% of new municipal housing starts to occur
within in a more walkable and affordable Downtown.

This plan will support at least 150 dwelling units and
implementing all plan initiatives will bring as many as 300 dwelling units to Downtown. As a result, this plan

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Downtown Twentynine Palms in the 1970s. Source: John’s Media (username) <https://www.youtube.com/watch?v=JAs5C2EYwW4>. 6 sites to foster retail development for at least 49,000 SF, and as much as 90,000 SF for retail service, food
and beverage development. These projects, counted
alongside anticipated lodging and civic facilities, are likely to support more than 200 new jobs. Full plan
implementation may support over 500 new permanent
jobs in a renewed Downtown Twentynine Palms.

The employment density of jobs is a key consideration
with the requirement for small-format storefront
development at the heart of Downtown. Utility and public realm improvements drive businesses that are locally
owned, employ more people within smaller retail spaces
(compared to traditional franchise-based retail), and
build additional sales per-square foot where foot traffic is encouraged. Local entrepreneurship creates real value.

DOWNTOWN IN THE REGION
Twentynine Palms is the easternmost major community
along Highway 62, the corridor that connects all
communities in the Morongo Basin. The Basin
constitutes a developed “doorstep” to the high desert
at the confluence of the Mojave, Colorado, and Sonora
Deserts. It is separated from the highly urbanized Palm Springs/Coachella Valley by a mountain range that
contains Joshua Tree National Park. The Highway 62
corridor connects Morongo Valley, farthest west, with
roughly 3000 residents, Yucca Valley, with 22,000
residents, Joshua Tree with some 7,600 residents all to the over 26,000 residents of Twentynine Palms.

Historically, the Oasis of Mara, southeast of Downtown
Twentynine Palms, was a major resource and cultural
hub for indigenous communities in the basin. Western
settlers immigrating to, or passing through the area,
documented this as early as 1855. Downtown Twentynine
Palms has been the heart of this community since the
first half of the 20th century, with the early commercial development of a roadside general store called Bagley’s Market and a one room schoolhouse both occurring
roots in the region, as well as small local businesses
that include arts studios, antique shops, and visitor
services. Joshua Tree remains a cultural fixture for the region, synonymous with the local artist community and
inspiring unique visitor experiences for those traveling to the National Park. Yucca Valley includes a large suburban population and is anchored by a commercial corridor
of big-box retail and strip retail development, providing goods and services for the region.

Twentynine Palms is home to military families, artists, newcomers, and well-established households. Its unique
contribution to the valley will be as a hub for local culture and events, based on ongoing public realm investments
through Project Phoenix and future investments
recommended in this Specific Plan.
in 1927. They were situated along Two Mile Road, one
mile north of Twentynine Palms Highway and the current
downtown. Since the 1940s, Twentynine Palms Highway
has served as the main thoroughfare through Twentynine
Palms and has seen the most commercial development.

Together with development along Adobe Road, the two
commercial corridors continue to anchor the Downtown
Study Area for this Specific Plan – an area that
represents only half-a-percent of the 59.1-square mile
municipal boundary. As a small portion of a sprawling
municipality, the role of Downtown needs to be clear, and will define the relationship of Twentynine Palms to other cities along Highway 62.

The Morongo Basin and Joshua Tree communities
support significant local populations, some with deep

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FIG 1–1: AERIAL DIAGRAM OF TWENTYNINE PALMS AND REGION
7 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN

PROJECT ORIGIN
This project originated from a longstanding recognition of a need for detailed planning around future sewer service, a continuation of economic uplift from the Project
Phoenix downtown redevelopment, and a need for
additional housing within a walkable community center.

PREVIOUS DOWNTOWN SPECIFIC

PLAN AND PLANNING EFFORTS
The previous Downtown Economic Revitalization Specific
Plan was developed by the city in 2012. It was rescinded by the City Council in September of 2017 as it was
deemed to be too limiting. While the goals of a lively, walkable, mixed-use, downtown were laudable, the
market and infrastructure did not support the intensity of development the plan proposed. Some desirable
The Twentynine Palms Downtown
Specific Plan is a comprehensive
master plan covering a small
district at the heart of the
community. Its origins are based in
programs intended to encourage
new housing and economic
revitalization.
uses were also prohibited. This was illustrated when a
Starbucks with a drive-through hoped to locate on the
Four Corners and was not permitted under the plan. The
City Council repealed the plan, directing staff to develop a new one.

The Planning Commission, through several study
sessions, has been reviewing policy elements of the
Downtown Specific plan to provide guidance to the
Project Phoenix development plan. This guidance
includes recommendations on street furniture, paving,
and landscaping. The Commission also recommended
four preferred architectural styles – Hi-Desert Adobe,
Frontier, Modern, and Mission – to be used as guidelines for future development. The public buildings that will be built as part of Project Phoenix will include elements of Hi-Desert Adobe and Frontier architecture.

PROJECT FUNDING AND

INITIAL PROJECT GOALS
In 2017, Governor Brown signed a 15-bill housing
package aimed at addressing the state’s housing
shortage and high housing costs. It included the Building Homes and Jobs Act (SB2, 2017), which establishes a
$75 recording fee on real estate documents to increase
the supply of affordable homes in California. Half of the revenues from a resulting 2-year program were allocated to “State Administered Planning Grants”.

1.2 PLAN OVERVIEW
The purpose for this program is to provide funding
and technical assistance to all local governments in
California to help cities and counties prepare, adopt,
and implement plans and process improvements that
streamline housing approvals and accelerate housing
production. A Planning Grants Program provision of SB2
is intended to help cities and counties:
• Accelerate housing production
• Streamline the approval of housing development
affordable to owner and renter households at all
income levels
• Facilitate housing affordability, particularly for lowerand moderate-income households • Promote development consistent with the State
Planning Priorities (Government Code Section
65041.1)
• Ensure geographic equity in the distribution and
expenditure of the funds
In 2019, the City of Twentynine Palms applied for, and
won, a maximum level grant from this Planning Grants
Program provision of SB2. The City also contributed a
similar amount in City General funds for the project, with City staff contributing in-kind time to review and assist in plan development.

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8 The City’s goals for this project were clearly stated in the grant application as the preparation of:

1. Objective Design and Development Standards, and

2. Specific Plans or form-based codes coupled with CEQA streamlining.

Specifically, this plan is intended to create objective design standards for site layout and outline acceptable architectural styles. Future projects that meet these
criteria will be subject to only one formal approval by the Planning Commission. City planners understand that the
Downtown area is designated as a Severely Economically
Disadvantaged Area, with local household incomes below
the State’s average, and over 600 people at project start living in poverty.

This new Specific Plan will assist in reviving the economic potential of Downtown Twentynine Palms by increasing
employment and housing opportunities for low-income
residents in particular.

The intended administrative outcomes for this project are shorter review times (especially under CEQA), reduced
approval times for projects meeting the City’s standards, and a beneficial overall increase in housing density
(above 8 units per acre).

PURPOSE AND INTENT
The purpose of the Twentynine Palms Downtown Specific
Plan is to serve as the guiding document for all new
development and supporting public investment in the
Downtown area. It ensures those public and private
investments support a clear set of goals, policies,
strategies, and initiatives, upholding the three major
themes which fulfill the Horizon 2045 vision statement.

The intent of this plan is to focus economic, land use, transportation, and infrastructural improvements in ways to help ensure that Downtown becomes more:
• Economically vibrant to achieve greater equity and
support entrepreneurship for all to thrive
• Compact and diverse in development and able to
accommodate future demands while maintaining
urban design quality
• Walkable and mobile to serve as a more inviting
and connected urban center the allows visitors and
residents to move at will and at east
• Sustainable and resilient to meet increase demand
on urban systems while preparing for a future of
change
To guide community, business, and government leaders
to achieve these ends together, the Downtown Specific
Plan offers key tools and methods to help shape both
long term and day-to-day decision-making:
• A vision statement, themes, goals, and policies to
guide development decisions, connect them to other
municipal policies, and promote them as shared with
the community’s aspirations
• A detailed land use plan that provides new land use
designations for the downtown area and highlights
strategic public investments to catalyze the
development of land use areas
• Land use, development standards, and architectural
guidelines that provide new development with
legibility and consistency across projects to foster a
high-quality urban environment
• Streetscape and pedestrian environment
improvements to calm traffic, activate public space,
and invite pedestrians and cyclists to use downtown
networks safety alongside vehicular traffic
• An assessment of public facilities, open space, and
infrastructure, with specific projects recommended
to support the land use and streetscapes described
in the plan
• An action plan to implement the recommendations
of this plan and keep up with needs of residents and
anticipated growth, along with timelines, responsible
parties, economic measures, and funding impacts
and funding sources for each action.

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9 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN

PLANNING PROCESS
The result of an intensive year-long process, the Horizon 2045 Downtown Twentynine Palms Specific Plan is one of
the most inclusive and comprehensive plans undertaken
in the City’s History. The planning process for this
Specific Plan encompassed four Phases from January
2021 to February 2022, and involved multiple rounds of
community participation.

Phase I: Understanding Downtown
The initial stage required that the project team review related plans, inventory potential new development
areas, and develop a research-based understanding
about existing physical conditions as well as about the regional economic and local real estate situation. Here, consultation was undertaken through key stakeholder
interviews and an extensive web survey for military,
visitor, and resident constituencies.

Phase II: Downtown Alternatives
Following the initial research phase, the project team
synthesized the input and priorities gathered from initial consultation into structured Vision and Policies (part of Horizon 2045). Two alternative long term development
scenarios were drawn as new development with related
infrastructure and roadway concepts. These concepts
were reviewed by the public in an in-person community
workshop as well as a 6-week public voting period via
posted web survey.

Phase III: Downtown Preferred Plan
Based on input and selections made by the public in
the Phase II workshop and consultation process, the
project team devised several public realm, roadway,
and governance initiatives. These elements were
incorporated into a single final depiction of future
development massing, known as the Downtown Preferred
Plan. This consolidated plan was presented to the public for final comment in an in-person community workshop.

Phase IV: Final Specific Plan Documents
The last stage culminated in the Specific Plan, which
then included an action plan and development standards
section. This document was accompanied by a CEQA
Initial Study/Mitigated Negative Declaration. This stage culminated in final public comment reviews, Planning
Commission and City Council reviews, and Council
adoption.

PLANNING HORIZON
This Specific plan is built around a preferred plan based on an economic forecast expected by year 2041. The
plan implementation timeline begins in 2022 with
a 3-year initial phase, followed by action plan steps
allocated to five 5-year phases. If final implementation steps are taken by 2041, then effected development
should be completed by 2050.

FIG 1–2: DOWNTOWN SPECIFIC PLAN PROCESS OVERVIEW

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10 PLAN STRUCTURE AND HIERARCHY
Plan documents are best structured in a way that
relate physical and administrative proposals to an
organized suite of policies. This provides rationale to future generations as to how community priorities are
demonstrably aligned with community leaders’ actions.

Similar and related to document structure, the Plan
Structure is tiered as follows:
• Vision Statement: “Horizon 2045”
• Downtown Themes
• Downtown Goals
• Downtown Policies
• Plan Elements (large-scale strategies)
• Plan Element Framework (map of projects /
programs)
• Plan Element Projects (large-scale projects in detail) • Plan Element Programs (general administrative
tasks)
• Action Plan (timeline of all projects and programs)
• Downtown Code

DOCUMENT STRUCTURE
The Downtown Specific Plan is organized into 14
Chapters across four Parts - each Part serving as a go-to tool for varying audiences and implementers. The parts
are structured as follows:

Part I: Plan Background + Downtown Vision
Introduces the community, its history, context, and future opportunities. Here the project and its origins are also covered. This part also draws connections between
Vision, Policies, public outreach decision-making leading to a Preferred Plan.

Part II: Plan Elements
Describes the development framework, strategies,
proposals, and initiatives for major urban planning topics across the three major workstreams of Land Use and
Development, Mobility and Corridors, and Utilities and
Resilience.

Part III: Downtown Action Plan
Summarizes the totality of recommendations from
previous chapters and assigns a cost estimate and
optimal timing to each initiative and proposal, and
administrative program.

Part IV: Downtown Code
Serves as a go-to tool for those reviewing and approving new development and major redevelopment submittals.

The code is partitioned into Architectural Guidelines
(objective recommendations) and Site Development
Standards (objective rules). Chapters in this Part are
counted from DC-1, DC-2 and so forth; this allows Part IV to be printed and bound under separate cover.

FIG 1–3: DOWNTOWN SPECIFIC PLAN

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DOCUMENT STRUCTURE DIAGRAM
11 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN

CHAPTER OVERVIEW
Chapter 1: Overview + Background
Introduces the community, existing conditions, and an
overview of the project
Chapter 2: Community Vision + Goals
Offers a “vision statement”, establishes themes, goals, and policies
Chapter 3: Community Workshops + Plan Alternatives
Details the community engagement effort and depicts
the development outcomes selected by the public
Chapter 4: Land Use + Development
Establishes strategies, a physical framework and
proposals, and initiatives for land use and catalyst
projects
Chapter 5: Connectivity + Mobility
Establishes strategies, a physical framework and
proposals, and initiatives for roads, transit, bicycles, and pedestrians
Chapter 6: Utilities + Resiliency
Establishes strategies, a physical framework and
proposals, and initiatives for sewer service and
renewable resources
Chapter 7: Economic Competitiveness
Summarizes the assessment and recommendations
contributed by the Economics and Real Estate
subconsultant
Chapter 8: Projects + Initiatives schedule
Lists capital projects, as well as administrative and
economic initiatives with associated timing
Chapter DC-1: Site Development Standards
Establishes rules governing site layout, development
intensity, site and landscape elements, and lighting
Chapter DC-2: Architectural Overview
Provides a rationale and basis for the focus on major
architectural styles in Downtown
Chapter DC-3: Architectural Styles
Describes the major architectural styles within historical and modern context
Chapter DC-4: Architectural Form
Advises on overall building form and articulation with
respect to the architectural styles
Chapter DC-5: Architectural Character and Detail
Advises on building façade elements and smaller details with respect to the architectural styles

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12 The clustered palms of the Oasis of Mara (left) are the origin of human settlement in the region.

Downtown Twentynine Palms (below) represents the future of communities in the region.

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13 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN

RELATIONSHIP TO GENERAL PLAN
A Specific Plan can be thought of as a detailed general plan focusing on a portion of a city. Section 65450 of
the California Government Code describes the role of
Specific Plans as implementing all or part of the area
covered by the general plan. The Twentynine Palms
Downtown Specific Plan implements the goals, policies
and programs of the Twentynine Palms General Plan
that pertain to the downtown area. This Specific Plan
establishes goals and policies for development and
redevelopment that are consistent with the General Plan.

The following General Plan goals are relevant to and
consistent with the goals and policies of this Specific Plan:

Land Use Plan
• Goal #1: A land use plan which provides a desirable
city in which to live.

The primary catalyst for this effort
has been a nascent and promising
Downtown revitalization that
began with daring small business
entrepreneurs and has culminated
in a major redevelopment project
that includes new community
and National Park facilities. This
planning effort lends policy
structure to all of downtown in a
way that captures and extends the
best ideas of that initial Downtown
revitalization.

1.3 DOWNTOWN

POLICY CONTEXT
FIG 1–4: TWENTYNINE PALMS GENERAL PLAN DOWNTOWN LAND USE ZONES

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14 • Goal #2: Development of a variety of high-quality
residential neighborhoods.
• Goal #3: The City will provide opportunity for
commercial facilities offering a wide variety of goods
and services.

Circulation Plan
• Goal #3: The circulation system will be designed to
accommodate visitors and will enhance and promote
recreational opportunities.
• Goal #4: Development of quality local streets to
serve all citizens and visitors.
• Goal #5: Parking facilities will be available for
residents and visitors.
• Goal #6: The Circulation Plan will sustain mobility
while fostering economic development, enhancing
the environment, reducing energy consumption,
promoting transportation-friendly development
patterns, and encouraging fair and equitable access
to all citizens.

Conservation Plan
• Goal #1: The City of Twentynine Palms will be
environmentally conscious in administering its
responsibility to ensure that resources are protected.

Recreation Plan
• Goal #3: Recreation facilities shall be available to the widest variety of citizens and visitors possible.
• Goal#4: The City will continue development of
bikeways throughout the city.
• Goal #6: The City will foster an environment that
encourages widening interest in the arts and cultural
benefits.

Safety Plan
• Goal #1: The City of Twentynine Palms will be a safe
place to live and visit.

RELATIONSHIP TO THE CITY

DEVELOPMENT CODE
This Downtown Specific Plan will become part of
the Development Code replacing Specific Plan #6,
Downtown Economic Revitalization Specific Plan (which
was repealed), as well as incorporating Specific Plan
#2. In any instance where the Downtown Specific Plan
conflicts with requirements of the the remainder of the Development Code, the Specific Plan provision will take precedence. Where the Specific Plan is silent on a topic, the remainder of the Twentynine Palms Development
Code remains in force.

RELATIONSHIP TO CEQA
This Specific Plan provides a forecast level of infill
development that is below the maximum legally
admissible under the proposed land use policy and
development standards, but, rather, is the maximum
economically feasible outcome If all city implementation actions are taken.

This Preferred Development plan, with its square footage, population, visitor, job, and parking impacts is used
to prepare an environmental review. The project team
determined that an Initial Study / Mitigated Negative
Declaration (IS/MND) was appropriate for the plan
proposals and anticipated development. The rationale for supporting this from of CEQA document included:
• The availability of a recent study for the Project
Phoenix downtown redevelopment
• The geographic study area is largely already
developed or urbanized
• That impacts to natural resources are unlikely,
and that few sensitive receptors are in or near the
study area
• That proposed land uses reduce VMT and
environmental impacts while enhancing livability
This Specific Plan streamlines the CEQA approval
process by providing a “program level” IS/MND
expected to “clear” most development, and under
which only the largest projects may require a tiering
analysis. This will enable and encourage development
that supports more economically and environmentally
resilient lifestyles.

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15 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN

RELATIONSHIP TO OTHER PLANS
In addition to the General Plan, the following
planning documents were closely studied to align
with concurrent policies and/or to incorporate
recommendations:

San Bernardino County: Countywide Plan, “Our
County - Our Future”
The Countywide Plan indicated an allocated growth
forecast of 11,450 new residents, 1,800 dwelling units
and 6,050 new jobs between 2016 and 2040. This
Specific Plan is particularly supportive of Goal ED-3
Countywide Business and Employment Growth in the
policy section of the Countywide Plan, and specifically addresses:
• Policy ED-3.1 - Countywide Jobs-Housing Ratio
We strive to achieve countywide job growth that
sustainably out-paces household growth in order
to improve the jobs-housing ratio, reduce outcommuting, and enhance quality of life. • Policy ED-3.3 - Site Selection Assistance
We coordinate with agencies, incorporated cities
and towns, and service providers to assist existing
and prospective businesses in identifying and
selecting sites and facilities countywide. We also
assist businesses with permitting, licensing,
incentives, and other regulatory requirements.
• Policy ED-3.4 - Site and Facilities Inventory
We collaborate with real estate brokers,
developers, municipalities, and building owners to
maintain a countywide inventory of available sites
and facilities for businesses.
• Policy ED-3.6 - Countywide Tourism
We coordinate with a variety of partners to
promote San Bernardino County as a regional,
national, and international tourist destination and
collaborate with tourism industry businesses to
improve visitor experience.

Twentynine Palms Highway Left-Turn-Lane Proposal
A street realignment concept prepared by the City
and proposed to Caltrans would improve vehicular
movement by introducing a left-turn-lane made
possible by eliminating west-bound on-street parking.

The solution was considered as an alternative option in the first public workshop
Let’s Go Native
This brochure is a design guideline for drought tolerant and water conserving landscapes appropriate for the
high desert climate. It’s Plant Selection Chart provides plant selections included in some landscape proposals
in this plan.

Morongo Basin Active Transportation Plan
This plan advocates for walking, bicycling, and transit resources and highlights the important role of bus
service in Twentynine Palms. It includes bicycle and
off-street trail proposals that are incorporated into the Mobility Framework of this plan.

Twentynine Palms Water District Planning
Plans and reports commissioned for the Twentynine
Palms Water District were reviewed in the preparation
of this Specific Plan, including:
• Urban Water Management Plan for Twentynine
Palms (TPWD) - 2020
• Twentynine Palms Water District 2020 Water
Shortage Contingency Plan (TPWD) - 2020
• Twentynine Palms Wastewater Master Plan (TPWD)
- 2014

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16 RELATIONSHIP TO CURRENT

DOWNTOWN REVITALIZATION
Major redevelopment of a three-block portion of Downtown was underway during the preparation of this Downtown
Specific Plan. This effort is known as Project Phoenix, symbolizing the rebirth of downtown. It was funded by
former Redevelopment Agency Housing and Non-Housing
Tax Allocation Bonds, as well as a Prop 68 Community,
Cultural, and Natural Resources grant intended specifically for an included Joshua Tree National Park Visitor Center and Cultural Museum (JTNP Cultural Center).

The project is anchored by a new “Freedom Plaza” multi-use event space built out of a reconfigured Yucca Avenue. An entry plaza flanks this thoroughfare along Twentynine Palms Highway with palm tree clusters, public art, and bollards for pedestrian oriented events and festivals. East of Freedom Plaza is more than 16,000 sf of civic facility that includes the new JTNP Cultural Center, shared use gymnasium, teaching kitchen, with the potential to add a future conference center extension. West of the plaza, a future lodging use will be part of the initial phase of this Specific Plan.

Perhaps the most transformative feature of this project is a new Paseo that extends east and west along a redeveloped service alley behind businesses facing Twentynine Palms Highway. As currently proposed, this Paseo will activate the rear of businesses with dining patios, extended event space, trees, furnishings, and access to public parking.

In many ways, this Downtown Specific Plan is about
extending the economic revitalization that begins with
Project Phoenix. The plan extends the urban design ideas to become urban networks that differentiate Twentynine
Palms as a Hi-Desert community with uniquely walkable and livable public realm supporting events and amenities. Project Phoenix is an “activity hub” or mixed-use environment
surrounding an active public space, all threaded by park-like pedestrian connections. The Specific Plan helps drive this urban concept, proposed throughout Downtown Twentynine
Palms and endorsed by the community. FIG 1–5: IMAGES OF “PROJECT PHOENIX” DOWNTOWN REVITALIZATION

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17 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
The primary constraint to development in Downtown
for commercial and multi-family projects is a lack of
adequate lot size. During the planning process the
planning team noted that only the largest parcels, or
continuous groups of parcels under single ownership,
were considered for development.

Lot merging or encouraging contiguous ownership is
seen as the primary approach to encourage denser
commercial development and multi-family housing.

Therefore, this plan only anticipates development on
Development Opportunity Sites prioritized accordingly:

1. > 1/2 acre and within 300’ of key corridor*

2. < 1/2 acres and within 300’ of key corridor*

3. > 1/2 acres and within Study Area

4. > 2 Parcels and within or adjacent to Study Area
*Note: Key corridor refers to parcels within 300’ of, or with frontage on, either Adobe Road or SR-62.

Downtown is already transforming
into a vibrant business district and
community heart, but key development
constraints were observed at the start
of this planning process. Overall, land
use challenges can limit important
infill development.

1.4 LAND USE +

DEVELOPMENT

CONTEXT
Small lot sizes with
inadequate depth
create challenges to
providing enough onsite parking alongside
larger retail buildings
developers prefer.

Surrounding businesses
have resorted to building
parking on residential facing
lots for inefficient unshared
parking in a walking district.

Pedestrian-unfriendly
development is
challenging to a
walkable downtown
with a sense of place.

While new retail is
a good outcome,
challenging developers
to create sidewalk
storefronts may be better.

Rear alleys along
Twentynine Palms
Highway and Adobe
Road are poorly
defined spaces
without evident use
for pedestrians. Poorly
lit and potentially unsafe,
all alleys are candidates
for improvements that benefit
vehicles and visitors.

Limited street dining
where landscape and
parkways do not
protect patrons.

Business owners do
not have adequate
access to outdoor
patio and shaded
dining options in
the right-of-way due to
accessibility constraints and
encroachment rules.

Lack of legibility as a
unified downtown district
missing branding,
district wayfinding,
and gateway elements
that clearly announce
the plan study area as a
destination. Businesses
may benefit from district
maps as well.

Underutilized vacant
sites between buildings
can be a visual blight
with debris or with
unoccupied and
dilapidated structures.

These sites are also
key opportunities that
will define the future
of Downtown. Prior to
development, they should be
activated with temporary uses for
community identity and wellbeing.

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18 Plan Area Strengths:

1. Key development and community anchor sites

2. Project Phoenix and Paseo revitalizing the retail row

3. New housing development area

4. Highly active suburban retail area

5. Opportunity to coordinate for infill development

6. Opportunities for lodging at downtown gateway
FIG 1–6: EXISTING URBAN CHARACTER AND DEVELOPMENT TYPES

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19 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
ROADWAY SAFETY: CHALLENGES
Eight total crashes within the 10-year data period
involved a pedestrian, resulting in two fatalities, three severe injury, and three non-severe injury crashes. Three crashes occurred while the pedestrian was crossing at an intersection with a crosswalk (one at SR 62/Adobe Road, and two at SR 62/Tamarisk Avenue), and five crashes
The SR 62 and Adobe Road
corridors are considered high
stress roadways with statistically
high collision rates. At this
municipal intersection, collisions
are two- to five-times higher than
statewide averages along similar
roadways.
occurred at locations without crosswalks, including one fatality near Mesquite Avenue and all three severe injury crashes (one along SR 62 near Split Rock Avenue, and two along Adobe Road near Gorgonio Drive and Verbena Drive).

ROADWAY SAFETY: OPPORTUNITIES
Pedestrian improvements should aim to improve pedestrian visibility while crossing SR 62 and Adobe Road during both daylight and non-daylight hours. Example improvements
that improve pedestrian visibility at crosswalks include bulb-outs, flashing beacons or pedestrian signals, median refuge islands, enhanced signs and pavement markings,
and leading pedestrian interval (LPI) phases at traffic signals. LPI phases allow the pedestrian to enter the
crosswalk prior to the vehicle receiving a green light within the corresponding signal phase.

Downtown Twentynine
Palms experiences a
disproportionate incidents
of injury crashes; it
represents only 0.5% of
the municipal land area,
but 15% of fatal injuries
and 39% of all injury
crashes citywide.

1.5 CONNECTIVITY +

MOBILITY CONTEXT LEGEND
TABLE 1–1: Downtown Crash and Injury Data

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20 FIG 1–7: EXISTING CRASH AND INJURY CLUSTERS FOR DOWNTOWN

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21 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN

SPEED AND SAFETY CHALLENGES
Speed data provided in the City of Twentynine Palms
LRSP (2020) reports that 85th-percentile speeds reach
47-mph along SR 62, exceeding the 35-mph speed limit,
and reach 47-mph along Adobe Road, exceeding the 40-
mph speed limit.

Crash rates along SR 62 and Adobe Road within the City
are two- to five-times higher than statewide averages
along similar facilities. For intersections within the SPA study area that were included in the LRSP, two locations along SR 62 (at Tamarisk Avenue and Adobe Road) had
crash rates higher than statewide averages for similar
intersections.

SPEED AND SAFETY OPPORTUNITIES
Roadway improvements should aim to reduce vehicular
speeds. Example improvements include roundabouts,
reduced vehicular travel lane widths, and signs and
pavement markings. Controlled intersections (via stop
control or traffic signals) or high-visibility pedestrian crossings should be implemented especially in areas
where adjacent land uses encourage an increase
pedestrian crossings.

Roadway improvements should aim to provide
accommodation for safe vehicular turns on to and off
of the roadway, especially in high conflict areas such as uncontrolled intersections and driveway access points.

A two-way left-turn lane or turn lanes at intersections should be considered along SR 62.

LEGEND

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22 FIG 1–8: EXISTING TRAFFIC VOLUME AND SPEED CONDITIONS

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23 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
2 COMMUNITY
VISION + GOALS

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24 A comprehensive, lasting, and effective plan for
Downtown Twentynine Palms begins with a clearly
stated vision that expresses an aspiration shared
among residents, stakeholders, and visitors. It ensures that the following drawings and recommendations
align to a common purpose and that closely supports
city policy. The primary sources for the Horizon 2045
Vision are direct interviews with community leaders
and stakeholders, surveys of families and visitors,
and the first Community Workshop, all synthesized to
point Downtown Twentynine Palms toward a shared,
prosperous future.

The Horizon 2045 Vision for Downtown Twentynine Palms
boldly declares a chosen direction for the heart of this community and is embodied by three supporting Specific
Plan Themes. These Themes focus community leaders
and stakeholders on the overarching purpose of related
goals, policies, strategies, initiatives, and framework proposals. Implementing the recommendations of this
specific plan will fulfill the promise made in the themes and will establish “Downtown 29” as the connected,
creative center of Twentynine Palms.

The vision statement provides a direction for planning themes, goals, policies, strategies, and implementation actions. It captures the aspirations of the community in defining the kind of vital, livable, and engaging Downtown Twentynine Palms imagines.

2.1 DOWNTOWN HORIZON 2045
collaborative

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25 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
HORIZON 2045: TWENTYNINE PALMS

DOWNTOWN SPECIFIC PLAN

VISION STATEMENT
Our downtown will embody a distinctly local flavor of
community connections, business catalyzation, and
daringly creative collaboration.

This urban setting will reflect our region’s confluence of diverse landscapes, people, and histories as a vibrant
opening act to Joshua Tree National Park and home to its visitors.

Downtown 29, Vibrant by Nature!
collaborative

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26 OUR DOWNTOWN

TWENTYNINE PALMS
brings great stories to life!
Here, the heart of our community will be the
Morongo Basin’s center for

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27 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN

2.2 DOWNTOWN
THEMES, GOALS +

POLICIES
Goal 1: Land Uses and
Development that Encourage
Business Creation and Support
Livability
Land Use Policy 1.1: Respect the Existing
Development Patterns
Draft zone district boundaries to select areas of a
predominant development pattern (i.e., Traditional
Main Street, Typical Suburban, or Residential). The
development standards such as setbacks, building
heights, and architectural styles should be inspired by and complementary to the existing development patterns
of the districts.

Land Use Policy 1.2: Shape Planning and Public
Expectation Around Economically Achievable Futures
Verify that the land uses and physical design of the
developments that are required and encouraged by
the Plan are economically feasible. Feasible is defined as mirroring recent development in the region and
consistent with the needs and expectations of local and regional developers.

Land Use Policy 1.3: Support the Development
of Middle-Density Multifamily Housing
Establish density and development standards that
support and encouraged small to medium density multifamily residential development (typically 8 – 15 DU/ Ac) while protecting the ability of existing residential neighborhoods to maintain a rural or suburban character (typically as low as 5 DU/Ac).

THEME 1:

COLLABORATIVE GROWTH

FOR LOCALS AND VISITORS
Downtown Twentynine Palms
will grow to be the premiere
destination for residents and
global tourism in the Morongo
Basin, front door to our national
park, and hub for regional
events, and the go-to place for
valued community resources.
“Co-creative” means that this
plan also invites all residents to
add their perspective to a vision
that promotes local heritage,
coordinated community
growth, affordable housing,
and invites vibrant and
equitable development, framed
by a landmark public realm
that inspires local culture and
regional tourism.

COLLABORATIVE

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28 Goal 2: Urban Design that
Reflects Localism, Legibility, and
a High Quality of Place
Land Use Policy 1.4: Identify and Reserve Large
Sites for Affordable Housing
Identify sites capable of accommodating conventional
deed-restricted affordable housing development. Acquire the land or work with property owners to see these
parcels developed as housing.

Land Use Policy 1.5: Allow and Encourage Vertical and
Horizontal Mixed-Use Development
Allow and encourage upper-story and commercialadjacent residential uses within mixed use projects in all zones in Downtown. Allow residential uses to share
parking with commercial uses to take advantage of
different peak times in parking demand.

Land Use Policy 1.6: Activate and Enliven Downtown’s
“Back of House” as a New Public Realm
Extend the Project Phoenix Pedestrian Paseo and link
it to key transit resources to fully connect a “Park and Walk” strategy for Downtown. Employ shading, street
furnishing and landscape strategies to develop the Paseo as a place for gathering, walking, biking, and commercial use. Identify and design opportunities for a public realm “back of house” activation strategy between Split Rock
Avenue and Adobe Road. Employ public art, community
involvement, signage, and creative placemaking to
ensure these spaces convey a legible sense of place.

Urban Design 2.1: Require Traditional Main Street
Design in Compact Walkable Districts
In areas of traditional main street style development,
create design standards to preserve existing
representative development and ensure that new
development mirrors the design. Typical design features include entrances oriented to Highway 62/Adobe Road,
minimal front setbacks, and large store windows.

Urban Design 2.2: Support Typical Suburban
Commercial Design Where Contextually Appropriate
In areas of typical suburban style development, create
design standards that are consistent with the design
expectations of developers. Setbacks, building heights, landscaping, and off-street parking requirements should match regional development norms but should not lack
adequate pedestrian infrastructure.

Urban Design 2.3: Control Architectural Aesthetics
while Inviting Creativity for a Distinctive Downtown
Encourage architecture that reflects the local
architectural heritage of the area including “Hi-Desert” 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.

Urban Design 2.4: Use Signage and Façade Guidelines
in Conjunction with Façade Cleanup Program
Signage will be in scale to the development patterns of each distract. In traditional main street areas allowable signage will be wall signs and projecting signs sized to be viewed by low-speed vehicles and people on foot. In
typical suburban districts, signage may be larger, taller, and freestanding to be viewed from vehicles traveling at higher speeds.

Urban Design 2.5 Encourage and Protect Public
Art and Murals
Implement a public arts program to work with an
established Façade Improvement Program, administered
by the City or a community organization. Public Arts
Objectives should include preservation and upkeep
of existing murals, providing visitors with information about their location, potential nighttime lighting, new opportunities for new art, ongoing cultural interpretation and curation.

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29 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
Mobility and Streets Policy 3.1: Implement a Park-Once
Shared Parking Districts Strategy
Plan for shared public parking in the Traditional
Main Street Areas, both in lots and on the street, to
meet parking needs. Implement an adaptive parking
management plan in these areas to respond to changing
parking demands. Allow suburban-style developments
in Typical Suburban Areas to provide their own off-street parking, as is customary and expected by developers.

Ensure that parking minimums are not excessive and
consider eliminating parking minimums to put the parking supply questions in the hands of the market.

Mobility and Streets Policy 3.2: Pedestrian Continuity, Safety, and Accessibility Across Downtown
Pedestrian ways including the minimum-width sidewalks
and multi-use paths will be constructed to allow for safe, convenient movement within and around the Downtown
area. Identify key curb/gutter/sidewalk priority routes for completion, standardize right-of-way, ensure sidewalk
ADA accessibility, and mitigate non-standard curb and
sidewalk conditions to provide a walkable Downtown.

Mobility and Streets Policy 3.3: Implement Regularly
Spaced Pedestrian Crossings
Adequate pedestrian crossings will be created at all
appropriate intersections to ensure safe, convenient,
accessible routes to all corners and walkable districts, public parking, and public facilities of the Downtown area.

Goal 3: Mobility and Streets that
Promote Walking, Biking, and
Transit Use Throughout Downtown

CONNECTED
THEME 2:

CONNECTED PEOPLE IN A

RESILIENT ENVIRONMENT
Downtown Twentynine
Palms will offer a safer, more
mobile, and more sustainable
human-oriented environment.

Reimagining our streets as
more than a place for vehicles,
each major corridor will be a
sophisticated urban commons,
with each local street attuned
to evolving community needs.

The infrastructure of downtown
will promote a healthy living,
provide a safe and walkable
district, anticipate and meet
needs where and when they
arise, and offer spaces that
demonstrate innovation in
local infrastructure that will
serve as a beacon of resiliency
in the Morongo Basin.

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30 Goal 4: Infrastructure and
Environment that Brings Resilience
and Capacity to Downtown
Infrastructure and Public Works 4.1: Strategic Septic
to Sewer Wastewater Treatment Transition
Allow and encourage the use of wastewater package
treatment plants to support early phase development
(e.g., Project Phoenix, City led Live/Work and Affordable Housing, etc.) while simultaneously pursuing a city-wide wastewater treatment system. (General Plan Policies: CO3.11, LU-8.2, LU-8.3, LU-8.4, and LU-8.5) Infrastructure and Public Works 4.2: Infrastructure
Development Responsibility
The plan will clearly articulate the manner, timing, and development responsibility for public infrastructure
between the City and private developers. For example, in some areas the construction of sidewalks will be funded by the City (e.g., within Project Phoenix) and in other areas a private developer will be required to construct a sidewalk along the site’s frontage at their own expense as a condition of approval. (General Plan Policies: LU-1.1, LU-4.6, LU-6.3, LU-6.4, CI-1.4).

Infrastructure and Public Works 4.3: Urban Tree
Canopy and Shading as Cooling Infrastructure
Implement and complete a system of street trees, public green spaces, shade structures, passive pedestrian
comfort zones, and passive urban cooling instruments
to suit residents and visitors to the desert climate. Long term climate change is a risk to be met with the City’s historic legacy with the “Oasis of Mara” in mind.

Mobility and Streets Policy 3.4: Implement MultiModal Corridors Along Key Downtown Traditional or Walkable Districts
Ensure that key roadway corridors through the heart
of Downtown serve all modes of travel, sharing the
right of way safely, while encouraging sidewalk use by
adjacent commercial entities. Vehicular travel, cyclists, pedestrians, commercial servicing and logistics, and
transit should all be balanced for throughput and
safety. Traffic calming measures will be implemented
as appropriate to support a safe and welcoming
environment for people walking and biking.

Mobility and Streets Policy 3.5: Complete an Active
Transportation Framework Around Downtown
Ensure that the Morongo Active Transportation Plan
priorities for Downtown are implemented, and in
addition, complete a biking facility loop routes for key neighborhood and collector streets to connect all corners of Downtown, the Civic Center area, and the future wash multi-use trail.

Mobility and Streets Policy 3.6: Reduce the Relative
Vehicular Pollution and Climate Impact of Downtown
The Downtown Specific Plan aims to provide for a
walkable downtown with a mix of land uses as part
of efforts to reduce Vehicle Miles Traveled (VMT) by
each resident, visitor, and business owner within the
Downtown and Civic Center area. Downtown will be the
Morongo Basin’s exemplar for climate-positive planning.

Infrastructure and Public Works 4.4: Modernize
Business Infrastructure
Ensure broadband connectivity, wireless infrastructure, bandwidth capacity and state-of-the-industry facilities such as fiber optic connections are provided. Study and plan for the implementation of a limited public Wi-Fi
network for public spaces, parks, and commercial areas.

Require new home and residential construction be
supplied with broadband technology adequate to support
remote work choice that invites new residents from
across Southern California - and beyond - to work and live in Twentynine Palms.

Infrastructure and Public Works 4.5: Advance
Resiliency and Renewable Infrastructure
Propose capital projects and systems upgrades that
increase the use and availability of renewable sources
of water and energy while conserving supplies of
consumable material - evolving from distribution
utilities and supply chains to closed loop and selfsustaining systems needed in a resource constrained future. Infrastructural systems such as reclaimed water (or “purple pipe”), aquifer recharge systems, solar
photovoltaic and solar thermal heating, electric vehicle and bus charging stations, and accommodation for
recycling in the public realm are a few examples that will build a resilient Downtown 29.

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31 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
Economic Advancement 5.1: Partner with Businesses,
Entrepreneurs, and Organizations to Incubate Growth
and Ensure Resilience
Establish ongoing active communication and engagement
with local business, interested newcomers, and potential client organizations that have or will bring business
and jobs to Downtown Twentynine Palms. Maintain a
database of local amenities, lodging and event facilities, as well as educational and institutional resources that may need guidance, assistance, and coordination to
achieve standards of care and service. Connect local
entrepreneurs to local opportunities, training resources, public events, and a Southern California regional
marketing program based in the City.

Economic Advancement 5.2: Build Workforce
Readiness with Equitable Access to a Spectrum of
Opportunity
Ensure workforce training, labor skills, local educational institutions, public education, and non-profit
organizations are meeting the needs of current and
future businesses to prepare Twentynine Palms for jobs
in Downtown. Ensure public, private, and non-profit
career centers offer adequate and accessible services to all residents with need. Regularly update the Downtown
economic strategy to better understand jobs and
workforce readiness trends.

Goal 5: Economic Advancement that
establishes “Downtown 29” as the
regional hub for new business, local
innovation, and equitable opportunity
THEME 3:

CATALYZING LOCAL

BUSINESS AND VIBRANCY
Downtown Twentynine Palms
will pioneer a culture of
entrepreneurship within the
Morongo Basin, enabling
the local economy to grow
and prosper. A catalyst for
development, this downtown
vision will promote local
business creation, support
vocational training, enable
sustainable job creation, and
cultivate exceptional culinary
and cultural experiences.

Downtown promises an active
art scene that reflects local
heritage and innovation - a
destination where new stories
are told, and new experiences
are discovered.

CATALYZING

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32 Goal 6: Activity Hubs for
gatherings, special events, and
ongoing engagement that brings
Downtown Twentynine Palms to life.

Activity Hubs 6.1: Organize Downtown 29 as the large
events hub of the Morongo Basin
Continue to focus the efforts of the Visit 29 Palms
Tourism Business Improvement District on messaging
around Twentynine Palms as the preeminent center for
gathering and events in Morongo Basin. Employ urban
design and placemaking, promote local identity and
branding, and events packaging concepts to establish
Downtown 29 as a gathering and events center capable
of hosting small (300 people) to medium size (2,000
people) events utilizing the Freedom Way/Plaza event
area, Paseo, stage, teaching kitchen and an expanded
community center.

Activity Hubs 6.1: Invest in “Activity Hub” Gathering
Spaces as Local Centers Around Downtown
Proactively invest in publicly owned spaces and partner with private landowners to ensure that every area
of downtown is connected to its own “Activity Hub”
gathering space. Each should reflect a different level of investment and scale appropriate to the development
context and likely use of each area. Pocket parks,
promenades, open space trails, green commons, and
shared courtyards will all work toward the image of a
Downtown that is inviting, active, and built for people to explore, inhabit, and enjoy.

Economic Advancement 5.3: Prepare and Implement
a Downtown Renewal Branding, Positioning, and
Outreach Program
Through a Downtown Business Organization or other
City-sanctioned entity, organize a Downtown-specific
marketing, branding, and positioning program to
generate media content for web, print, and inperson representation across Southern California.

Maintain communication and promote key locally
based businesses and personal stories to sharpen
the human story that represents Downtown 29.

Reach out to regional real estate and developer and
retail communities, as well as major property holding
companies to promote interest in building Downtown.

Economic Advancement 5.4: Reduce Barriers to
Business Creation and Commercial Development
Streamline the development approvals process with
ministerial approval of developments put to public
requests for proposals on City owned property. Ensure
that the Downtown Specific Plan objective guidelines
simplify and clarify the approvals process, reducing wait times, and accelerating the path to permits.

Activity Hubs 6.2: Prepare and Implement a Downtown
Branding, Positioning, and Outreach Program
Through a Downtown Business Organization or other
City sanctioned entity, organize a Downtown-specific
marketing, branding, and positioning program to
generate media content for web, print, and in-person
representation across Southern California. Maintain
communication and promote key local businesses and
personal stories to highlight the community pride that
supports Downtown 29. Reach out to regional real
estate and developer and retail communities, as well as major property holding companies to promote interest in building Downtown.

Activity Hubs 6.2: Activate All Open Spaces with
Ongoing Programming
Establish and implement a strategy to activate and utilize vacant sites within downtown to extend a sense of place and neighborhood continuity. The City shall establish or identify an organization or semi-government group to
identify and partner with business owners, and engaged
community, the military, and local volunteer groups to
host, convene, and inspire an ongoing roster of events, exhibits, shows, fairs, festivals, and pop-up activities that make Downtown 29 the region’s most active event hub
throughout the calendar year. Ensuring activity will help businesses connect with adjacent open spaces, reduce
crime, and promote community investment.

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33 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
3 COMMUNITY
WORKSHOPS + PLAN

ALTERNATIVES

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34 The Twentynine Palms Downtown Specific Plan is a
community-driven plan, full of proposals co-created with the planning team. As a result, this plan embodies the
vision and responds to the needs of people who own and
shape this community. Visitors and business leadership
were also incorporated, further legitimizing the plan
proposals, balancing views from both outside and inside the community. The engagement process involved three
broad phases:

1. Initial Input Gathering on a broad array of topics,
with open ended direct conversations with community
leaders and stakeholders.

2. Plan Alternatives Process to evaluate and choose
among two Scenarios through the Alternatives and
Preferred Plan Workshops - all supported by an
ongoing web survey.

3. Technical Consultation with Planning Commission
and department stakeholders to build understanding
of plan proposals among experts and decision-makers.

Every successful master plan begins
and ends with a collective sense
the plan is working in everyone’s
interest. The Twentynine Palms
community had a direct role in
driving overall strategic approaches
and site-specific proposals.

3.1 COMMUNITY

ENGAGEMENT

OVERVIEW
22 Stakeholder Interviews
Key Stakeholder Interviews | April 2021
One-on-one conversations with key business leaders
690 Initial Survey Respondents
Initial Community Needs Survey | April - June 2021
Military families’, residents’, and visitors’ web questionnaire 26 Collaborative Participants
Workshop 1: Plan Alternatives | June 2021
Workshop detailing land use and transportation options
204 Online Respondents
Web Survey: Plan Alternatives | July - August 2021
Plan Alternatives web survey with visitor center vote option 16 Final Community Reviewers
Workshop 2: Preferred Plan
Workshop revealing proposed final consensus decisions

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35 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
Members of the community responding to Downtown Low Priority High Priority surveys represented a broad swath of the community,
half of which lived in or near Downtown. While shopping and dining is increasingly found elsewhere, most
respondents were interested in a revitalized Downtown
that supported increased tourism and benefited locals.

Community needs and priorities
were gathered in three layers: a
general preference for missing food
and retail services, a prioritization of
underlying community services and
infrastructure needs, and through
an assessment of the best ideas
within the plan alternatives.

3.2 SUMMARY OF

COMMUNITY NEEDS

AND PRIORITIES
A common observation among
respondents to initial surveys was the
lack of casual and full-service dining
options that provided outdoor seating.

This reflects a general appreciation
for the desert climate in the evenings,
autumn, and spring, as a community
asset. Those with families and children
expressed a dire need for healthy,
casual, safe dining options and public
environments in which to spend time
together. Likewise, there was special
mention of the need for both fine dining
and specialty food trucks – both of
which appeal to visitors and locals.

Responding to more detailed
questionnaires and conversation in
a workshop setting, members of the
community described an inconsistent
appearance to downtown storefronts,
and a need for attention to Downtown
visual character and upkeep. The
livability of Downtown, they said,
would benefit most greatly with shade
structures, public parking, and bicycle
facilities – reflecting a common desire
for a more walkable and active-mobility
setting anchored by a Transit Center.

Other priorities beyond active mobility,
pedestrian comfort, and dining
options, included parks and public
greens activated by art, music, and
events. Shade trees were mentioned
in conversation frequently. Overall,
community input points to a desire for a
Downtown for gathering, entertainment,
and a broader mix of services.

Visitor Military
Fig 3–1: Workshop 1 Participant Relationship to Downtown Fig 3–2: Workshop 1 Visitor and Military Survey

Page 98 of 446 ends

Fig 3–3: Workshop 1 Priority Questionnaire
36 ACTIVITY HUBS

PASEOS AND PATIOS

SHADED MURAL PROMENADE

ALLEY CLEANUP

SHADE STRUCTURES

CULTURAL SPINE
EVENT DRIVEN UMBRELLAS + TREES

POCKET PARKS

CONTINUOUS PRESENCE

CREATIVE DISTRICT

FAST FOOD RETAIL

TEMPORARY USES

MAIN STREET STOREFRONTS

CREATIVE RETAIL

TRANSIT CENTER

ACTIVE FRONTAGE

CYCLING FACILITIES

PUBLIC PARKING

PEDESTRIAN SHADING

WEEKLY ART & MUSIC
Participants selected the best ideas related to Land
Use, Activation, and the Public Realm. The graphs below also relect the best ideas identified from less-favored scenarios yet still worth retaining.

Memorable and economically competitive downtowns
excel at providing elements in the public realm for passive enjoyment of the arts, storytelling, food, and other
cultural products that give life and shared meaning for a community. Workshop respondents deliberately expressed
a desire for such elements as pocket parks, a “cultural spine” or corridor, creatively designed shade structures, temporary retail that allows otherwise dark public spaces to be continuously active, and a general use of vacant
areas for urban activity. All of this points to a future Downtown Twentynine Palms driven by what planners
call “Activity Hubs” which require a well-developed public realm.

FIG 3–4: WORKSHOP 1 URBAN ELEMENTS AND ACTIVITY PREFERENCES

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37 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
SCENARIO A: One approach to the Downtown Specific
Plan is to wholly reduce regulation and limits on all
development types. This will increase near term demand
for development and new leases but might risk leading to development types that employ fewer people, offer fewer services, and support fewer residents. This approach may ultimately impede long term growth.

SCENARIO B: Another approach to the Downtown
Specific Plan is to implement some controls on a limited basis within Downtown to ensure the development types
allowed employ more people, offer more services, and
accommodate more residents within a compact, walkable
environment. The premise of a plan based on city actions is that public investments will encourage more growth
despite land use controls. Successfully managing these
development paths should lead to successful longterm
results for Downtown 29.

PLAN

CONTROL
CITY
ACTION
RISKS
GROWTH
JOBS +

RESIDENTS
DEMAND
PLAN

CONTROL CITY
ACTION
RISKS
GROWTH
JOBS +

DEMAND RESIDENTS
Two Plan alternatives were developed for the community
to review in a workshop or web-survey setting. These
alternatives included potential development massing,
overall development use, anticipated surface parking
and curb configurations (on-site and around-site), and
locations for major public projects, including streetscape and trail improvements.

One alternative was predicated on lower investment,
less engagement with property owners, and a longer
than 15-year timeframe for sewer service. A second
alternative was predicated on higher level of public realm Citizens and stakeholders of
Twentynine palms were deeply
engaged in the initial planning
stages with an invitation to vote, inpart, or in-whole, on two alternative futures for Downtown.

3.3 STRATEGIC

BASIS FOR OUR

PLAN ALTERNATIVES
investment, especially in roadways and paseos, along
with major property owner partnership and sewer service within 15 years.

It was generally presumed by the project team that
the lower intensity scenario would reflect a best-case
for extending the existing development pace with
administrative streamlining in-effect. The intensive
scenario reflects a future where the City involves property owners to consolidate and improve parcels, proactively
seeks funding for key catalytic investments, and fully
implements an economic strategy.

The strategic basis for the plan alternatives, then, was the slow-growth alternative as a baseline condition,
and the aggressive growth alternative entails the
active implementation of all Plan recommendations.

Sewer service timing was a driving differentiator among alternatives. Implementation action items, and their
related costs would be enumerated based on the
elements from each alternative in the final Preferred
Development Scenario.

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38 The Plan development potential was prepared with
special consideration for the economic and real estate
viability of the development it depicts. In this way, the plan is useful in communicating with property owners,
business stakeholders, and public administrators. In
addition, the community gains a realistic sense of how
Horizon 2045 looks in Downtown.

As part of the planning effort, an Economics and
Real Estate study was undertaken by a specialized
consultant, which provided target square footages that
are economically supportable, based on finely-grained
local market research, historic trends, and regional
development analysis.

The Twentynine Palms Downtown
Specific Plan is economically
realistic and achievable. Depicted
growth reflects the conclusions of a
regionally-focused real estate and
market study.

3.4 ECONOMIC

BASIS FOR OUR

PLAN ALTERNATIVES
TABLE 3–1: DOWNTOWN COMMERCIAL DEMAND FORECAST 2021 - 2045

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39 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
The familiar shops along Twentynine Palms Highway
have the potential for a “main street” experience with a range of shopping, amenities, and food within a walking district. Project Phoenix introduces community uses and development anchors with public parking nearby. The
Paseo may become the central core of a creative culinary and arts environment.

This view of the Plan Alternatives
pertains to the overall downtown
study area. Community members
considered whether a single overall
strategy linking different areas of
downtown made sense.

3.5 SELECTED

ALTERNATIVE FOR

DOWNTOWN OVERALL
Plan Alternatives Workshop participants
chose a planning concept for Downtown that
will bridge and connect key areas as much
as possible to create a continuous
visitor and locals experience. Key
community spaces are developed
in all areas, and some consist of
expanding on Project Phoenix urban
design proposals. This concept
for Downtown Twentynine Palms
includes one key plaza, park, or
other small open space that can be
used for events, public art, urban cooling,
and access to recreation. This anchors
clustered development to create what
planners call an “activity hub”. A
well-maintained, well-designed
paseo or off-street path would
then connect among these
common spaces and provide
pedestrian linkages between
planning areas that are made more
legible and meaningful with wayfinding, special
paving, public art, and active uses.

Fig 3–5: Workshop 2 Preference for Downtown Strategy

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40 FIG 3–6: SELECTED COMMUNITY CORRIDORS CONCEPT

Page 103 of 446 ends

AND STRATEGY FOR ALL OF DOWNTOWN
41 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
This view of the Plan Alternatives
pertains to the main corridor
along Twentynine Palms Highway.

Community members considered
whether extending the Paseo and
other corridor actions made sense.

3.6 SELECTED

ALTERNATIVE FOR STATE
ROUTE 62 CORRIDOR
Plan Alternatives Workshop participants chose a planning concept for the Twentynine Palms Highway Corridor that
will significantly extend the Project Phoenix Paseo
and Freedom Plaza environment westward as
much as two or three blocks. Embedded in
this enhanced paseo proposal is the idea
of greater activation to include
exhibits or graphic displays related
to or provided by the Joshua Tree
National Park Visitor Center and
Cultural Museum, public art,
community memorials,
creative and temporary retail,
shade structures, and access
to a new major Transit Hub.

Public parking along the full length of
this improvement opens the possibility
that all parking demand in the corridor
could be accommodated in public lots
behind buildings. This, in turn, presents the
possibility that all on-street parking in the
Caltrans right-of-way would not be needed in
the distant future.

Downtown Twentynine Palms would benefit from a
coordinated land use, development, circulation, and open space strategy. One approach is to improve different
areas using different strategies for land development;
another approach is to unify different areas using a
common strategy that links walkable commercial blocks
with promenades and small public spaces.

Fig 3–7: Workshop 2 Preference for State Route 62 Strategy

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42 FIG 3–8: SELECTED COMMUNITY CORRIDORS CONCEPT

Page 105 of 446 ends

AND STRATEGY FOR STATE ROUTE 62 CORRIDOR
43 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN

3.7 SELECTED

ALTERNATIVE FOR

ADOBE ROAD
CORRIDOR Plan Alternatives Workshop participants chose
a planning concept for the Adobe Road Corridor
that applies a similar strategy taken for urban
redevelopment along Twentynine Palms Highway
– public parking, a connecting paseo, with
public plaza opportunities. This comports
with the community’s chosen overall
strategy for Downtown, which applies
pedestrian linkages and “activity hubs”
at each distinctive area of downtown.

This concept recommends the cleanup,
improvement, and shared use of the service
alley behind Adobe Road businesses to
access future privately owned – publicly
managed shared parking facilities. This Adobe
Road paseo may also be used for outdoor events
in the near term by businesses. As Adobe Road
is right-of-way controlled by the City, there is a
greater opportunity to transform the streetscape
with landscape and shade tree improvements to
create a more pleasant and walkable business
corridor.

This view of the Plan Alternatives
pertains to the blocks on the west
side of Adobe Road Community
members considered whether it
was important to take actions that
encourage dense infill development.

Adobe Road is one of the City’s busier commercial
corridors, but the block between Cholla Avenue and
Adobe Road has developed more slowly. Stakeholders
were faced with a decision about whether the City should intervene to entice future businesses to build with public amenities. Public parking, a more pedestrian focused
alley, outreach to key developers, and open spaces could make the Adobe Road Corridor a place to be.

Fig 3–9: Workshop 2 Preference for Adobe Road Strategy

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44 FIG 3–10: SELECTED COMMUNITY CORRIDORS CONCEPT

Page 107 of 446 ends

AND STRATEGY FOR ADOBE ROAD CORRIDOR
45 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
Adobe Road is oversized for anticipated growth in travel demand; the corridor serves as a commercial conduit
for recently developed car-oriented retail, restaurants, banking, and other service establishments. The
community was presented with a radically different kind of streetscape which better suits a future emphasizing
active mobility.

The right of way along Adobe Road is over 100 feet,
wherein a road diet of two travel lanes plus one turn lane offers room for the following new streetscape amenities:
• Broad tree-lined promenades and outdoor storefront
dining areas
The following images illustrate
prospective Adobe Road roadway
cross-sections near Gorgonio Drive.

3.8 SELECTED ALTERNATIVE

FOR ADOBE ROAD
New pedestrian connection
to development sites west
of Adobe Road.

Provides protected intersection
es, such as pedestrian
refuge islands, marked bicycle
crossings, and ADA curb ramps.

Protected bike lanes with
striped buffers and
green paint markings.

Widens sidewalk at
intersections to accomodate
community activity
at store frontages.
featur
accommodate

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Fig 3–11: Workshop 2 Preference for Adobe Road Street Configuration FIG 3–12: ADOBE ROAD PROPOSAL WITH BICYCLE EMPHASIS 46 Provides protected intersection
es, such as curb extensions
(bulb-outs), marked bicycle
crossings, and ADA curb ramps.

Widens sidewalk at
intersections to accomodate
community activity
at store frontages.

New pedestrian connection
to development sites west
of Adobe Road.

Provides continuous
Class II bike lanes.
• Deep landscape buffering from noise and vehicular
risks to pedestrians
• Pedestrian areas with width to accommodate special
events
• A solution for wind and urban cooling with a doublerow of street trees These alternatives represent a major character shift
for Adobe Road from an asphalt vehicular access to
businesses, to a multi-modal walking and biking-oriented, landscaped boulevard.

A frequent need for left-turn movements is found on
the east side of Adobe Road, where curb cuts connect
to drive-through business operation. This means a
continuous left-turn-lane makes the most sense for these alternatives. Any median landscape planting must be
minimal and focused on crosswalk protection and district gateways.

Another alternative discussed with stakeholders was
the use of the promenade width along the west, or
southbound, side for head-in (benefits vehicles) or
back-in parking (benefits cyclists). The design team
determined there is room in the right-of-way for this
configuration on one side of the street section. Used as back-in parking, these spaces can be used to support
a farmers’ market that integrates parking for vendor/
supplier vans amidst sales tents.

Generally, the community workshop offered general
support for the road diet, and gave specific suport to
privileging pedestrian and active transport uses.
featur
accommodate

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FIG 3–13: ADOBE ROAD PROPOSAL WITH PEDESTRIAN EMPHASIS
47 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
The following images show
representative SR 62 roadway
cross-sections (Between Yucca
Avenue and Smoketree Avenue.)

3.9 SELECTED ALTERNATIVE
FOR STATE ROUTE 62
Retains parking on
both sides of the
roadway.

Provides protected intersection
es, such as pedestrian
refuge islands, marked bicycle
crossings, and ADA curb ramps.

Reduces pedestrian
crossing distance to a
maximum of 34 feet.

Protected bike lanes with
striped buffers and
green paint markings.

State Route 62 / Twentynine Palms Highway is
more established as the “Main Street” of downtown
Twentynine Palms. Generally, the community workshop
supported the road diet, and privileging pedestrian
and active transport uses. The right-of-way along
SR-62 is over 90 feet, wherein a road diet to 2 travel
lanes offers room for the following new streetscape
amenities:
• Curb bump-outs for pedestrian safety at crosswalks
• Space for pocket parks and landscape seating
areas
• Room for left turn pockets and bicycle facilities featur

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Fig 3–14: Workshop 2 Preference for State Route 62 Street Configuration FIG 3–15: SR 62 PROPOSAL WITH BICYCLE EMPHASIS 48 Provides protected intersection
es, such as pedestrian
refuge islands, marked bicycle
crossings, and ADA curb ramps.

Widens sidewalk a intersections
and mid-block locations to accomodate
community activity at store frontages.

Retains parking on
both sides of the
roadway.

Reduces pedestrian
crossing distance to a
maximum of 29 feet. Provides continuous
Class II bike lanes.

ROUNDABOUT GATEWAY
The community was asked at Workshop
1 and via the web survey to consider the
possibility of a Roundabout Gateway option,
near Twentynine Palms Highway at Split
Rock Ave, as an alternative to a future
signalized intersection. Community support showed a
majority preference for the roundabout, but the vote
results are close enough to warrant further study and
consideration. A roundabout would include the basic
elements and benefits, as described to the community:
• Continuous traffic flow without a red light;
• Center island space for a welcoming, defining, entry
landscape for Downtown;
• Decrease in speed for all vehicles into Downtown.
featur
at intersections
accommodate
FIG 3–16: SR 62 PROPOSAL WITH PEDESTRIAN EMPHASIS Fig 3–17: Workshop 2 Preference for a Future Gateway Roundabout Page 111 of 446 49 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN

PLAN ELEMENTS

PART II

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50 LAND USE + DEVELOPMENT
CONNECTIVITY + MOBILITY
UTILITIES + RESILIENCY

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51 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
4 LAND USE +

DEVELOPMENT

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52 THE FUTURE OF DOWNTOWN

DEVELOPMENT
The future of development and land uses in Downtown
Twentynine Palms will be based on a more diverse mix
of local small businesses, better housing choices, and
improved services, amenities, and activities that satisfy residents’ needs and exceed visitors’ expectations.

The fundamental challenges faced by this visionary
future for Downtown Twentynine Palms are:
• Lack of sewer and utilities access
• Lack of contiguous parcels for higher intensity use
• Development rules that fail to promote a high quality public realm and compact, walkable districts
Positive quality of life outcomes in
Downtown depend on more compact
land uses that offer a broader
range of services and price points.

The Land Use + Development
Framework recommends desirable
compatible future uses that also
achieve the highest shared benefits
for local residents, businesses,
visitors, and military families.

HOW TO USE THIS PLAN

ELEMENT FRAMEWORK
This plan element organizes strategic areas, corridors, and sites 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 which Economic Catalysts and Drivers lead to the highest and best land uses on all potential Project Sites for each Strategic Area of downtown.

2. Anticipate the forecast potential square footage for development for each Strategic Area of Downtown,
and see a relationship to the depicted development.

3. Understand the differences between the four
Designated Land Use Zones, their intent, and their
relationship to each other in a mapped Downtown.

4. Visualize the long-term future physical build-out of downtown in terms of building massing, density, and
transformation in character.

5. Prepare to implement capital projects or assist
developers through projects and initiatives to spur
developments that achieve desired land use.

4.1 SUMMARY +

OBJECTIVES

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53 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
The following are four organizational categories that
describe the distribution of projects and programs that advance all Downtown development and growth:

DEVELOPMENT STRATEGY AREAS
Each Development Strategy Area includes the same
urban elements and program initiatives, but applied in
different ways according to the character, context and
desired activity in each unique part of downtown - this is the core development concept of the Downtown Specific
Plan. Each Strategy Area incorporates these elements:

Strategic Project Site Types, Strategic Corridor Types
for Streetscapes and Paseos, and an Activity Hub Main
Public Space.

STRATEGIC SITES
These are clustered parcels which present the
development opportunity for Downtown. New infill
development that fulfills needed services, amenities,
and jobs, is ultimately the goal of this plan. Every
Development Strategy Area incorporates several
Economic Catalyst Project Sites which enables future
further growth, several Key Economic Driver Project
The development of new and more compact land uses is coordinated through six strategy areas, each locating economic and public realm recommendations to help locals, visitors, and downtown businesses.

Sites, and Key Project Sites. Most of these parcels are suitable for housing and commercial growth, while some
are recommended as civic and community assets.

STRATEGIC CORRIDORS
Streets drive local mobility and have the greatest
impact on public realm in Twentynine Palms - leading
to development success and urban activity. Every
Development Strategy Area incorporates a Streetscape
Key Corridor (Roadway) or Streetscape Key Intersection
to enhance safety and downtown character. Paseos
& Pathways in each Development Strategy Area are
pedestrian Corridors designed to link-together forming a loop connecting all Areas of downtown.

ACTIVITY HUB MAIN PUBLIC SPACE
At the heart of every Development Strategy Area is a
new public plaza, park, or curated natural open space,
forming a node along Paseos and Pathways. These
open spaces also always front a Strategic Corridor
Streetscape, and are adjacent to the Economic Catalyst
site. In summary, this Specific Plan proposes vibrant
open spaces, development, and pedestrian routes that
merge in a beneficial way to transform Downtown.

4.2 LAND USE + DEVELOPMENT FRAMEWORK LEGEND

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54 FIG 4–1: LAND USE + DEVELOPMENT FRAMEWORK CONCEPT

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55 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
The Twentynine Palms Downtown Specific Plan is
structured around a collection of city-run and developerdriven projects which spur economic growth. Projects are categorized by Plan Element and prioritized by economic impact. While some projects are more economically
crucial, they may be recommended for later phases –
timed to coincide with expected private development. High priority projects are distributed among Plan Elements and geographically among all Strategy Areas of Downtown. The projects shown at right are mapped on the Plan Element
Frameworks, and are listed in the Downtown 29 Action
Plan. They fall into the following levels of priority:

Economic Catalyst Projects are essential to spurring further investment by developers and businesses. These projects require City leadership and proactive implementation.

Economic Driver Projects are crucial to investment in the future of downtown by developers and businesses. These
projects are likely to succeed with City involvement and incentives.

Key Projects are either expected developments that result from the implementation of Economic Catalysts and Drivers, or are follow-on capital improvements the City should
undertake to secure a brighter future for Downtown.

The quality of life in Downtown
Twentynine Palms will be improved
by an integrated approach that pairs
economic development and land use
strategies. A synergy between key
public investments with surrounding
future land uses is shown in each
Strategy Area of Downtown.

4.3 DEVELOPMENT
STRATEGY FIG 4–2: DEVELOPMENT OVERVIEW AND YIELD SUMMARY TABLES

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57 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
The Development Strategy Areas
in the Land Use + Development
Framework roughly correspond
to portions of Downtown with
consistent character. Supporting
that proposal are the Designated
Land Uses (Zones). As a strategy,
they preserve desired character
while unlocking the fullest potential
considered for each Development
Strategy Area.

4.4 DESIGNATED

LAND USE STRATEGY
These Land Use Designations, or Zones, will override
existing land use designations provided by the
Twentynine Palms General Plan and related rules in the
Municipal Code.

The four zones in this plan correspond to four major
areas of existing development type and character
identified in early stages of planning. The Downtown
Traditional mode is the familiar main street
environment at the heart of downtown, while a car
oriented suburban setting present at the edge of
downtown is accommodated in the Downtown General
designation. Elsewhere, low density residential
designations are appointed to preserve character,
while allowing some moderate density multi-family
adjacent to commercial corridors.

DOWNTOWN GENERAL (DG)
Inspired by, and consistent with, 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.

DOWNTOWN MULTI-FAMILY (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 low and mid-densities are allowed to ensure this
area remains a compact yet quiet livable-neighborhood.

DOWNTOWN TRADITIONAL (DT)
Inspired by, and consistent with, Twentynine Palms’
historic, traditional main street development pattern,
supporting a pedestrian-oriented district full of outdoor dining, visitor amenities, and a high quality public realm.

Parking is predominantly public and shared.

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 multifamily
may be allowed. Here, the goal is to support new home
development and to preserve neighborhood character.

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58 LEGEND
FIG 4–3: DESIGNATED LAND USE ZONES MAP

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59 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
The following projects are
recommended land uses and
developments, that, if implemented,
will advance the Downtown vision.

4.5 LAND USE +

DEVELOPMENT PROJECTS

SPLIT ROCK CORNER DEVELOPMENT
The northwest corner of SR-62/Twentynine Palms Highway
and Split Rock Avenue consists of vacant parcels under
private ownership with a diagonal parcel owned by the
San Bernardino County Flood Control District (SBCFCD )
that serves as maintenance access to the desert wash
north of Downtown. The Specific Plan identifies this parcel as significant to the image and economic performance of downtown. Its direct state-route and collector street access, in addition to it’s size and prominence at the gateway to downtown mean a solution to its eventual development is important to downtown success.

The Specific Plan recommends the city engage the SBCFCD, seeking an agreement that allows surrounding development to cross or overlap their property, while maintaining an open access route or easement for wash maintenance.

This arrangement may come in the form of a sale or
ground lease with access easements. Economically viable DOWNTOWN 29

CONFERENCE CENTER
Expanding the Downtown Twentynine Palms Community
Center with additional conference space will capture
significant business opportunities. As designed, the
Community Center assembly hall is a gymnasium - a busy
sports and assembly schedule may limit capacity for small and mid-sized business and social events.

The garden space and parking area east of the assembly
hall are an ideal location for a conference center expansion.

The facility should consist of three flexible spaces with adaptable partitions, sound abating materials, multiple entry points, a durable floor finish, and offer natural light through east-facing storefront glazing, clerestory, and light wells, in addition to adequate storage. The utility service for a conference center addition should be factored into a Phase II expansion of the package treatment plant planned to service Project Phoenix. A state-of-the-art conference facility in Twentynine Palms will be a competitive and
unique addition to the SR-62 corridor in the Morongo Basin. highest-and-best uses
include a vacation
home rental complex,
or other lodging or
commercial use.

The vacant site is
frequently used by
trucks for overnight
parking and future
development may
choose to incorporate
or build upon this use
as well.

Maintenance Vehicle +
Pedestrian Access
Community Brand Defining VisitorOriented DevelopmentPublic Art + Interpretive Signage on Access to Wash Pathway
Open Site Plan to Accommodate Parcel
Ownership and Access Constraints

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60 LIVE-WORK AND WORKFORCE

HOUSING AT FREEDOM WAY
Housing has long been a priority element of the Project Phoenix Downtown Revitalization, and is included in early project descriptions. Lands adequate to meet regional
demand for affordable, senior, and market rate housing
are identified and planned for other sites. There is still an anticipated need for workforce-oriented housing. A
moderately priced, compact multifamily residential product will benefit those who perform service oriented jobs across downtown and especially within Project Phoenix facilities.

City-controlled parcels south of Freedom Plaza and adjacent to Cactus Drive are an ideal location for the City to invite bids for development of this housing concept. This Specific Plan also recommends consideration of live-work housing that faces Freedom Way. This will extend pedestrian and commercial activity along Freedom Way and offer small
locally-owned professional and service businesses an
incentive to locate in the heart of downtown.

MIXED-USE DEVELOPMENT
AT CHOLLA AVENUE/SR-62
As Downtown Twentynine Palms hosts infill commercial
development, the block facing SR-62/Twentynine Palms
Highway between Cholla and Tamarisk will become
increasingly crucial to the local economy and urban
character of Downtown’s “main street.” A mixed-use
building format will drive the most retail commercial activity and foot traffic. The City and community are encouraged to collaborate with a future developer to ensure an iconic building and visual anchor is constructed here, in the heart of Downtown.

The market study informing this Downtown Specific Plan
anticipates three-story boutique lodging use atop retail, food, and beverage at ground floor corners as the highest and best use that is most likely to succeed. This will support the highest employment density and contribute to the local tax base while supporting the main economic drivers of
national park tourism and conference visitation.

DOWNTOWN BOUTIQUE

MARKET & DELI
The market study informing this Downtown Specific Plan
anticipates demand for a specialty deli or gourmet & health foods boutique market at the heart of downtown, walkable from the National Park Visitor Center. This retail type ideally serves outdoor enthusiasts seeking convenience while
traveling into the national park and supports that economic draw, while complementing other existing and soon-to-be built grocers in the Twentynine Palms municipal boundary.

The City and downtown business improvement district are encouraged to seek and coordinate a lease for 1,000 to
4,000 square feet that may occupy existing vacancies along SR-62/Twentynine Palms Highway. Comparable business
types include select liquor sales and boutique hardware and outdoor supply, and is based on similar establishments at the gateway to Zion National Park. Ideally, this business will meet visitor and local needs while also participating in Downtown

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farmer’s markets and similar events.
61 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN

TRANSIT CENTER SITE

ADAPTIVE REUSE PROJECT
Once the proposed Downtown Transit Center is successfully implemented at Spit Rock Avenue and the extended Paseo
terminus, the existing Morongo Basin Transit Authority
Transit Center at Adobe Road and Cactus Drive will need to be re-purposed. An adaptive reuse or redevelopment
strategy should be planned in collaboration with MBTA
in conjunction with design of the new facility. Potential proposed uses recommended by this Specific Plan include:
• An event surge parking and park-n-ride facility for event, commuter, and national park visitor use,
• Transit vehicle staging, charging, and maintenance with transit and microtransit connection,
• Small urban green or pocket park for surrounding
residential development
• Small commercial or live-work development

LOT MERGING AND MULTI-FAMILY

DEVELOPMENT INCENTIVES
Multi-family and multi-unit housing developments are
typically prepared across several downtown parcels by a single developer as most downtown lots are suitable for single-family or low unit-per-acre densities. Lot merging is essential for encouraging and continuing a pace of
housing construction suitable to meet the housing need in Downtown Twentynine Palms.

Where possible, the City should pursue grant-funded
assistance to prepare for housing development that places dense living options walkable to downtown jobs, goods,
and services in the DR-20 land use area. Elsewhere,
compact duplex and triplex unit configuration will also suit downtown’s long term vision. Potential grant resources
include the Community Development Block Program (CDBG)
for Community Development and especially for Planning
and Technical Assistance (PTA).

ADOBE ROAD AND DOWNTOWN

EAST INFILL DEVELOPMENT
Economically significant infill commercial development
opportunities existing along SR-62 east of Adobe Road
at National Park Drive and along Adobe Road between
Gorgonio Drive and Joshua Drive. Commercial projects in both areas will require upfront lot merging coordination, the prior instigation of which may be needed to spur any developer interest.

Retail types advised as the most economically feasible
highest-and-best use include retail food and beverage
dining and creative retail at Downtown East and Adobe
Road, respectively. Any food and beverage development
at this scale will be predicated on a sewer connection; therefore, these development sites will likely activate after service is established. Likewise, both will require city coordination to assure adequate and walkable off-site parking at shared and private use parking facilities.

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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

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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

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65 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
5 CONNECTIVITY
+ MOBILITY

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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.

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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.

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68 FIG 5–1: CONNECTIVITY + MOBILITY FRAMEWORK CONCEPT

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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.

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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.

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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.

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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.

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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

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

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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

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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

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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,

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

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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

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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

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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

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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

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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

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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

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86 A
A

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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

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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

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89 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
6 UTILITIES +

RESILIENCY

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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.

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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

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

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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

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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

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95 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN

DOWNTOWN ACTION PLAN

PART III

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96 ECONOMIC COMPETITIVENESS
PROJECTS + INITIATIVES SCHEDULE

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97 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
7 ECONOMIC

COMPETITIVENESS

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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

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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.

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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.

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101 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN
8 PROJECTS +

INITIATIVES SCHEDULE

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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

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

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104

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105 TWENTYNINE PALMS | DOWNTOWN SPECIFIC PLAN

DOWNTOWN CODE

PART IV

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106

SITE DEVELOPMENT STANDARDS

ARCHITECTURE OVERVIEW

ARCHITECTURAL STYLES

ARCHITECTURAL FORM

ARCHITECTURAL CHARACTER & DETAILS

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

STANDARDS

DOWNTOWN CODE

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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

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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

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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)

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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.

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112

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

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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

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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.

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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

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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.

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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.

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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

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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.

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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

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Twentynine Palms City CouncilMay 10, 2022

Twentynine Palms City Council
May 10, 2022