Twentynine Palms City Council
December 13, 2022

City of Twentynine Palms
Housing and Safety Element Updates Initial Study

Potentially
Significant
Impact
Less Than
Significant
w/ Mitigation
Less Than
Significant
Impact
No
Impact
VI. ENERGY -- Would the project:
a) Result in potentially significant environmental
impact due to wasteful, inefficient, or
unnecessary consumption of energy resources,
during project construction or operation?
X
b) Conflict with or obstruct a state or local plan
for renewable energy or energy efficiency? X
Source: Twentynine Palms General Plan (2012).

Environmental Setting
Common energy sources range from nuclear energy, fossil fuels such as oil, coal and natural gas, to renewable sources such as wind, solar, geothermal and hydropower.

Southern California Edison (SCE) provides electricity to the City, and Southern California Gas Company (SoCalGas) provides natural gas service to the City. Natural gas is mainly utilized for water heaters and heating of homes, as well as a broad range of commercial and industrial equipment. In areas where natural gas is not available, propane gas, stored in on-property tanks, is also utilized. Both SCE and SoCalGas offers various programs and incentives for all users to reduce energy consumption.

Discussion of Impacts
a, b) No Impact. The Housing and Safety Elements are policy documents, and their updates will have no impact on the consumption of energy resources or state or local plans for renewable energy or energy efficiency. The proposed Housing Element provides opportunities for energy conservation, such as rebate programs offered by utility companies and affordable solar programs initiated by the California Public Utilities Commission. Construction and rehabilitation of housing, as they are proposed in the future, will be required to comply with the California Building Code including the California Energy Code and California Green Building Standards Code (CALGreen), which serve to ensure the economical and wise use of energy resources during construction and operational phases. New residential development will be constructed zero-net-energy (ZNE) per the 2019 CBC.

Future housing developments would result in the consumption of petroleum-based fuels related to vehicular travel. While future housing projects have the potential to increase the overall City VMTs, the proposed Housing Element Update will not interfere with evolving fuel efficiency standards and will not result in wasteful, inefficient, or unnecessary consumption of transportation energy resources.

The Safety Element Update consists of mapping and policy relating to fire and flooding hazards and climate adaptation, which will have no impact on energy consumption. The proposed Updates will not conflict with current energy standards and conservation goals laid out in the City’s General Plan (2012). Overall, no impact is anticipated.

Mitigation Measures: None required.

Monitoring: None required.

City of Twentynine Palms
Housing and Safety Element Updates Initial Study

Potentially
Significant
Impact
Less Than
Significant
w/ Mitigation
Less Than
Significant
Impact
No
Impact
VII. GEOLOGY AND SOILS -- Would the
project:
a) Expose people or structures to potential
substantial adverse effects, including the risk
of loss, injury, or death involving:
i) Rupture of a known earthquake fault, as
delineated on the most recent Alquist-Priolo
Earthquake Fault Zoning Map issued by the
State Geologist for the area or based on
other substantial evidence of a known fault?
X
ii) Strong seismic ground shaking? X
iii) Seismic-related ground failure, including
liquefaction? X
iv) Landslides? X
b) Result in substantial soil erosion or the
loss of topsoil? X
c) Be located on a geologic unit or soil that is
unstable, or that would become unstable as a
result of the project, and potentially result in
on-or off-site landslide, lateral spreading,
subsidence, liquefaction or collapse?
X
d) Be located on expansive soil, as defined in
Table 18-1-B of the Uniform Building Code
(1994), creating substantial risks to life or
property?
X
e) Have soils incapable of adequately
supporting the use of septic tanks or
alternative waste water disposal systems
where sewers are not available for the
disposal of waste water?
X
f) Directly or indirectly destroy a unique
paleontological resource or site or unique
geologic feature?
X
Sources: Twentynine Palms General Plan Update (2012); City of Twentynine Palms General Plan Update Draft Environmental Impact Report (2010).

Environmental Setting
The City is located in a wedge-shaped fault block known as the “Mojave Block.” The Mojave Block is located at the junction of two distinct geomorphic provinces: Eastern Transverse Ranges Province, a region of low to moderately high mountains that include Joshua Tree National Park, the Little San Bernardino Mountains, the Pinto Mountains, and several ranges to the southeast; and Mojave Desert Province, an arid region of alluvial fans, expansive desert plains, dry lakebeds and scattered mountain ranges. The Mojave Block is bounded by the Garlock Fault to the north, the San Andreas fault system

City of Twentynine Palms
Housing and Safety Element Updates Initial Study

to the west and southwest, and the southern Death Valley fault zone, Granite Mountains, and Packard Well faults to the east.

In the Twentynine Palms area, the trace of the Pinto Mountain Fault is recognized by a pressure ridge and divides into two splays. The northern splay of this fault is mostly buried by Quaternary valley fill but emerges where it joins the west splay of the Mesquite Lake Fault east of the City limits. Soils in the City range from wind-blown sand and Playa sands on the valley floor, to igneous and metamorphic rock in the surrounding mountains. The region is susceptible to a range of geologic hazards, including ground rupture, major ground shaking, slope instability, and collapsible and expansive soils.

Discussion of Impacts
a-f) No Impact. The adoption of the Housing and Safety Element Updates will have no impact on geology and soils. The Safety Element Update consists of mapping and policy relating to fire and flooding hazards and climate adaptation, which will have no impact on geology or soils. Future housing developed as a result of the Housing Element Update will be reviewed under CEQA to assure that geologic and soil hazards are mitigated to less than significant levels, as described below.

Two main fault zones bisect the City: the Pinto Mountain fault in a westerly direction and the Mesquite Lake fault in a southeasterly direction. Secondary faults to these include several short traces both north and south of the main trace of the Pinto Mountain fault, and the Airfield and East Airfield faults to the east of the Mesquite Lake fault. All of these faults are potential sources of strong ground shaking and surface fault rupture. According to the General Plan (Exhibit LU-6 Safety Overlays), the sites identified for future housing are not located in or near any fault zones. There will be no impact regarding fault rupture. However, the two main faults crossing the City, the Pinto Mountain fault and the Mesquite Lake fault, have the potential of generating earthquakes of up to 7.3 magnitude on the Richter scale. The City enforces the latest California Building Code (2019 CBC) and Uniform Building Code including collapse-resistant design through Municipal Code Section 18.01.020, which contains modifications to the CBC adopted in accordance with local geology. For future housing new projects and rehabilitation of existing housing, earthquake-resistant construction and hazard reduction methods prescribed by the Building Codes will be implemented to minimize potential structural damage.

Earthquakes can cause several types of ground failure including liquefaction and related hazards, collapse and slope failure. Liquefaction typically occurs within 50 feet of the ground surface, in areas where fine- to medium-grained sandy to silty soils and shallow groundwater occur together. Lateral spreading, a type of liquefaction-induced failure, is the lateral displacement of surficial blocks of soil atop a liquefied layer often described as shallow landslides. One of the future housing sites are partially located in the liquefaction susceptibility area identified in the General Plan (Exhibit LU-6 Safety Overlays). The City recommends sitespecific studies for any development proposed in the areas identified to be susceptible to liquefaction, which are typically done during the CEQA

City of Twentynine Palms
Housing and Safety Element Updates Initial Study

environmental review process. The General Plan also mapped areas subject to earthquake-induced slope instability (Exhibit SF-1 Seismic Hazards), which are generally along the southern and western perimeters of the City. The future housing sites are in the central and north sides of the City, which are on generally flat terrain and far from slopes. No impact from slope failure or landslides is expected.

Future housing development may cause soil erosion primarily during grading and construction. However, future projects will be required to implement measures to control fugitive dust consistent with the requirements of the MDAQMD (see Air Quality, Section III), which will minimize potential adverse impacts associated with wind erosion. The City requires erosion/dust control plans that include the implementation of best management practices associated with stormwater flows on project sites (see Section X, Hydrology and Water Quality). These standard requirements assure that erosion resulting from storm flows are controlled on and off site.

During the last few decades in the Twentynine Palms region, the rate of groundwater extraction has exceeded natural replenishment, resulting in declining water levels and overdraft of the groundwater basin in more densely populated areas, which can cause subsidence. Subsidence has not been studied or detected as of 2012. To remedy this condition, local artificial recharge has been developed; the closest recharge sites to Twentynine Palms are percolation ponds in the Yucca Valley-Joshua Tree area. The City’s General Plan includes policies to help maintain groundwater levels and thus reduce the potential for subsidence by maintaining adequate groundwater levels.

The young alluvial fan and aeolian sediments in the Twentynine Palms area are susceptible to soil collapse hazards. General soil stabilization techniques can be applied to mitigate collapsible soil, including over-excavation and soil recompaction. Soils underlying the Twentynine Palms area consist primarily of silty sand, sand and gravel. Such soils typically have a low expansion potential, although pockets of fine-grained expansive soils may occur. As with other geological and soil hazards, the site-specific geotechnical studies required of new development will identify potential hazards, including expansive soils and provide mitigation, where necessary.

There are currently no sewer facilities in the City, including those areas identified for future housing. Before a central sanitary sewer system is built for the City, these sites will need to use septic tanks or alternative wastewater disposal systems such as a package plant. The City will require percolation testing in conjunction with the project-specific geotechnical investigation to evaluate onsite sewage disposal feasibility. Compliance with San Bernardino County guidelines and implementation of project-specific recommendations will prevent any significant impact regarding soil capability of supporting alternative wastewater disposal systems.

City of Twentynine Palms
Housing and Safety Element Updates Initial Study

According to the City’s General Plan, San Bernardino County, in general, has an extensive record of fossil life starting in Jurassic time, 150 million years ago.

Fossilized remains are expected to occur within areas containing finer-grained fluvial, lacustrine, or aeolian deposits. Excavation and other earthmoving activities on the sites identified for future housing development within surface and subsurface exposures of Quaternary Alluvium could disturb a unique paleontological resource. Per General Plan Implementation Policy CO-2.10, the City will require a paleontological survey before grading. Implementation of standard requirements will prevent or mitigate any significant impact to paleontological resources.

Mitigation Measures: None required.

Monitoring: None required.

City of Twentynine Palms
Housing and Safety Element Updates Initial Study

Potentially
Significant
Impact
Less Than
Significant
w/ Mitigation
Less Than
Significant
Impact
No
Impact
VIII. GREENHOUSE GAS EMISSIONS --
Would the project:
a) Generate greenhouse gas emissions,
either directly or indirectly, that may have a
significant impact on the environment?
X
b) Conflict with an applicable plan, policy or
regulation adopted for the purpose of
reducing the emissions of greenhouse gases?
X
Sources: City of Twentynine Palm General Plan; San Bernardino County Regional Greenhouse Gas Reduction Plan (March 2014); MDAQMD CEQA and Federal Conformity Guidelines.

Environmental Setting
Certain gases in the earth’s atmosphere, referred to as greenhouse gases (GHGs), play a critical role in determining the earth’s surface temperature. The principal GHGs contributing to the greenhouse effect are CO2, methane (CH4), nitrous oxide (N2O), and fluorinated compounds. GHG sources include both natural and anthropogenic processes.

Anthropogenic GHG emissions in excess of natural ambient levels are responsible for intensifying the greenhouse effect and have led to an overall trend of unnatural warming of the earth’s climate, known as climate change or global warming.

State laws, such as Assembly Bill 32 (AB 32) and Senate Bill 32 (SB 32), require all cities to reduce greenhouse gas emissions to 1990 levels by the year 2020. SB 32 is the extension of AB 32 which requires the state to reduce greenhouse gas emissions to 40 percent below 1990 levels by 2030.

In 2014, SANBAG prepared a Regional Greenhouse Gas Inventory and Reduction Plan (March 2014) which included a greenhouse gas inventory and forecast for Twentynine Palms. The City participated in the plan development and set a goal to reduce its community GHG emissions to a level of 15% below 2008 GHG emissions level by 2020.

The City is expected to meet and possibly exceed this goal with joint state and local efforts and reduction measures set forth by AB 32. The City’s General Plan includes policies and measures to facilitate GHG emission reduction through encouraging alternative transportation, promoting renewable energy, and implementing energy efficient building technologies.

GHG Thresholds
According to the MDAQMD CEQA and Federal Conformity Guidelines, the annual threshold for greenhouse gases is 100,000 tons CO2e annually, and 548,000 pounds daily.

City of Twentynine Palms
Housing and Safety Element Updates Initial Study

Discussion of Impacts
a, b) No Impact. The Housing and Safety Element Updates are policy documents and will have no impact on greenhouse gas emissions, as they will not generate any construction or development. The Safety Element Update consists of mapping and policy relating to fire and flooding hazards which will not generate greenhouse gas emissions. The Housing Element identifies programs offered by the state and utility providers that help reduce GHG emissions, which will reduce project-level GHG emissions.

The City implements General Plan policies and measures in accordance with the SANBAG Regional Greenhouse Gas Inventory and Reduction Plan; those applicable to housing development and rehabilitation include energy efficiency building technologies, alternative transportation and renewable energy. As future housing projects are proposed, the City will undertake CEQA review, and assess potential impacts for each project on greenhouse gas emissions using the GHG thresholds established by MDAQMD.

Mitigation Measures: None required.

Monitoring: None required.

City of Twentynine Palms
Housing and Safety Element Updates Initial Study

Potentially
Significant
Impact
Less Than
Significant
w/ Mitigation
Less Than
Significant
Impact
No
Impact
IX. HAZARDS AND HAZARDOUS
MATERIALS --Would the project:
a) Create a significant hazard to the public or
the environment through the routine transport,
use, or disposal of hazardous materials?
X
b) Create a significant hazard to the public or
the environment through reasonably
foreseeable upset and accident conditions
involving the release of hazardous materials
into the environment?
X
c) Emit hazardous emissions or handle
hazardous or acutely hazardous materials,
substances, or waste within one-quarter mile
of an existing or proposed school?
X
d) Be located on a site which is included on a
list of hazardous materials sites compiled
pursuant to Government Code Section
65962.5 and, as a result, would it create a
significant hazard to the public or the
environment?
X
e) For a project located within an airport land
use plan or, where such a plan has not been
adopted, within two miles of a public airport or
public use airport, would the project result in a
safety hazard or excessive noise for people
residing or working in the project area?
X
f) Impair implementation of or physically
interfere with an adopted emergency response
plan or emergency evacuation plan?
X
g) Expose people or structures to a significant
risk of loss, injury or death involving wildland
fires, including where wildlands are adjacent to
urbanized areas or where residences are
intermixed with wildlands?
X
Sources: Twentynine Palms General Plan Update (2012); California Department of Toxic Substances Control “EnviroStor” Database, accessed October 8, 2021; State Water Resources Control Board GeoTracker, accessed October 8, 2020.

Environmental Setting
A variety of products such as gasoline, paint, solvents, commercial cleaning products, refrigerants, and radioactive substances are categorized as hazardous materials. Proper management of hazardous materials is a common concern for all communities. Since the 1970s, governments at the federal, state, and local levels became increasingly concerned about the effects of hazardous materials on human health and the environment.

Numerous laws and regulations went into effect for investigation and mitigation of these effects. As a result, the storage, use, generation, transport, and disposal of hazardous materials are highly regulated by federal, state, and local laws and regulations.

City of Twentynine Palms
Housing and Safety Element Updates Initial Study

The San Bernardino County Fire Department’s Hazardous Materials Division is the state designated Certified Unified Program Agency (CUPA) responsible for permit administration, compliance inspections and enforcement for over 7,000 regulated facilities in San Bernardino County.

The Department of Toxic Substances Control (DTSC) lists 24 sites within the City that are either listed or permitted as hazardous material sites, primarily businesses located on or near Highway 62. Sites associated with cleanup of hazardous materials in and near the City have been primarily, and currently are those associated with the military installations at the Marine Corps base, north of the City.

Discussion of Impacts
a-g) No Impact. The adoption of the Housing and Safety Element Updates will have no impact on hazards or hazardous materials. The mapping of flood zones and fire hazard areas in the Safety Element will aid the City and future developers in determining how best to protect their properties from these hazards. Future housing development will be required to consider potential impacts as part of the CEQA process, though the potential impacts are likely to be negligible, as housing development typically does not generate significant use, storage or transport of hazardous materials.

There are many schools throughout the City, and some are adjacent to or near lands designated for housing. However, as noted, housing development typically generates minimal hazardous materials which are under stringent county, state and federal regulations.

According to the GeoTracker and EnviroStor databases and the City’s General Plan (Exhibit SF-2), none of the sites identified for housing are listed on governmental databases as a hazardous materials cleanup site, nor are any of the housing sites located in the vicinity of a regulated/cleanup site.

The Twentynine Palms Airport is located at least five miles away from any of the sites identified for future housing development. The Marine Corps’ airfield is located miles away from any future housing sites identified in the Housing Element Update. These sites are not located within the boundary of any airport land use plan, nor will they be affected by noise from airport activities. No safety hazard will result, nor will excessive noise be experienced by future residents as a result of airport operations.

It is not expected that any housing project in the future will alter the City’s existing street system, which is the basis for evacuation plans. The proposed inventory sites are not located in a high severity fire zone, and the City in general is not susceptible to high fire danger, as established by Exhibit SF-4, which is part of the Safety Element Update.

Mitigation Measures: None required.

Monitoring: None required.

City of Twentynine Palms
Housing and Safety Element Updates Initial Study

Potentially
Significant
Impact
Less Than
Significant
w/ Mitigation
Less Than
Significant
Impact
No
Impact
X. HYDROLOGY AND WATER QUALITY --
Would the project:
a) Violate any water quality standards or waste
discharge requirements or otherwise
substantially degrade surface or ground water
quality?
X
b) Substantially decrease groundwater
supplies or interfere substantially with
groundwater recharge such that the project
may impede sustainable groundwater
management of the basin?
X
c) Substantially alter the existing drainage
pattern of the site or area, including through
the alteration of the course of a stream or river
or through the addition of impervious surfaces,
in a manner which would:
(i) result in substantial erosion or siltation onor off-site; X (ii) substantially increase the rate or amount of
surface runoff in a manner which would result
in flooding on- or off-site;
X
(iii) create or contribute runoff water which
would exceed the capacity of existing or
planned stormwater drainage systems or
provide substantial additional sources of
polluted runoff; or
X
(iv) impede or redirect flood flows? X
d) In flood hazard, tsunami, or seiche zones,
risk release of pollutants due to project
inundation?
X
e) Conflict with or obstruct implementation of a
water quality control plan or sustainable
groundwater management plan?
X
Sources: Twentynine Palms General Plan; Amended Final Urban Water Management Plan for Twentynine Palms Water District (TPWD), December 2016; U.S. Department of the Navy and U.S. Marine Corps, 2015; Twentynine Palms Wastewater Master Plan (2014).

Environmental Setting
Domestic Water
Twentynine Palms Water District (TPWD) manages and distributes the local ground water supply in the City of Twentynine Palms and portions of the surrounding unincorporated areas of San Bernardino County. The District’s water service area spans 87 square miles, maintaining 200 miles of pipeline and 17 million gallons of water storage capacity. The District’s water supply source is 100 percent local groundwater extracted from four subbasins south of the Pinto Mountain Fault, which are fed by rainfall in the Pinto Mountains.

City of Twentynine Palms
Housing and Safety Element Updates Initial Study

The District overlays portions of the Indian Cove, Eastern and Fortynine Palms subbasins of the Joshua Tree Basin, and part of the Twentynine Palms Valley Basin.

As an urban water supplier, TPWD is mandated to prepare an Urban Water Management Plan (UWMP) per the California Water Code, undertaking water supply planning over a 20-year period in five year increments by analyzing existing and projected water supply opportunities including recycled water for existing and future demands, in normal, singledry and multiple-dry years, and implementing conservation and efficient use of urban water supplies.

Wastewater Treatment
The only Wastewater Treatment Plant (WWTP) in the region is located at the Marine Corps Air Ground Combat Center (MCAGCC). The facility treats all wastewater generated from the Mainside area of the MCAGCC. The City does not have a sanitary sewer system and currently operates with septic tanks.

In 2014, the City prepared a Wastewater Master Plan to identify and describe the potential facilities that would be required for a centralized sewer collection system and wastewater treatment plant to replace the septic systems in use. A new centralized system is envisioned to include the City and surrounding unincorporated areas. The City is currently initiating the planning and layout of the sewer system, but sanitary sewage in the City will not be available to the project area in the near term.

Flood Control/Drainages
The City lies in the southern Mojave Desert. Although annual precipitation averages around 5 inches, infrequent thunderstorms occur in the area and can cause flooding in the City.

Twentynine Palms Channel, the only major drainage structure in the City, was designed and constructed to protect the central business district and downtown area. The natural major drainages of Fortynine Palms Canyon, Twentynine Palms Wash, Indian Cove and Dog Wash, as well as small unnamed drainages in the Pinto Mountains can carry flash floods and impact downstream development in the City.

The San Bernardino County Flood Control District (SBFCD) is responsible for managing regional drainage within and in the vicinity of Twentynine Palms. The City works with SBFCD to manage local drainages in the City, which are divided between well-defined drainage courses (some have been channelized) and areas of wide sheet flow.

Development that may alter the direction of flow onsite are conditioned per standard San Bernardino County practices to maintain the existing site drainage patterns at inlets and outlets. The City implements standard requirements for stormwater retention and participates in the National Pollution Discharge Elimination System (NPDES) to protect surface waters from pollution. Development projects must retain the 100-year storm flow onsite.

Water Quality
Water quality is regulated by multiple agencies, depending on the source. The TPWD implements the standards of the Regional Water Quality Control Board (RWQCB) in its distribution of domestic water. The RWQCB also regulates septic tanks and alternative

City of Twentynine Palms
Housing and Safety Element Updates Initial Study

wastewater treatment systems, to protect the groundwater basin from pollution from those sources.

Surface water quality in the region is largely under the influence of land uses that affect runoff, such as urban and industrial uses. Runoff from stormwater can transport pollutants that collect on the ground surface and affect water quality of receiving streams, rivers, and channels. Because there is no receiving water body for the Morongo Basin, including the City of Twentynine Palms, RWQCB does not require a water quality management plans (WQMP). However, the City typically requires best management practices (BMPs) similar to those required in a WQMP.

Description of Impact
a)-e) No Impact. The adoption of the Housing and Safety Element Updates will have no impact on hydrology and water quality. The City and TPWD implement water quality standards and waste discharge requirements to prevent contamination of water sources during construction and operation. Future housing developments will be reviewed under CEQA to assure that they meet these standards.

TPWD has prepared an Urban Water Management Plan, which is a long-term planning document that helps TPWD plan for current and future water demands.

The Plan includes development limits which are designed to balance demand and supply. The proposed housing sites are expected to develop under the designations of the City’s General Plan; therefore, the water demand is addressed in the UWMP. The Housing and Safety Elements Updates will not conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan.

The City requires Best Management Practices (BMPs) for the control of surface water pollution. A minimum requirement for drainage facilities of containing a 100- year storm event is included in the City’s standards. These standard requirements will be enforced for future projects, and will ensure that future housing projects do not cause significant impacts related to drainage patterns due to siltation, polluted runoff and flooding.

The City is located inland and is not subject to tsunamis. The Safety Element updates the FEMA flood hazard zones map (Exhibit SF-5). According to FEMA’s Flood Insurance Rate Maps, some of the Inventory Sites in the City are located in the 1% annual flood hazard areas, and the Downtown sites are protected by the existing channel. The General Plan Safety Element provides policies and programs to minimize potential impacts regarding flooding. The applicable standard requirements, as well as project-level hydrology studies, will serve to minimize potential impacts on water resources.

Mitigation Measures: None required.

Monitoring: None required.

City of Twentynine Palms
Housing and Safety Element Updates Initial Study

Potentially
Significant
Impact
Less Than
Significant
w/ Mitigation
Less Than
Significant
Impact
No
Impact
XI. LAND USE AND PLANNING - Would the
project:
a) Physically divide an established
community? X
b) Conflict with any applicable land use plan,
policy, or regulation of an agency with
jurisdiction over the project (including, but not
limited to the general plan, specific plan, local
coastal program, or zoning ordinance)
adopted for the purpose of avoiding or
mitigating an environmental effect?
X
Sources: Google Earth; City of Twentynine Palms General Plan Environmental Setting
The City’s General Plan includes land use designations that allow a broad range of residential, commercial and institutional development. The residential densities currently allow development ranging from very low density single family homes on acres of land to 24 units per acre in the High Density Residential designation. The City’s Development Code is consistent with the General Plan.

Discussion of Impacts
a)-b) No Impact. The Housing and Safety Element Updates will have no impact on land use and planning. The Safety Element update includes modifications to flooding and fire hazards which will help the City better plan for these hazards, but will not result in any development. The lands on which future housing is proposed in the Housing Element Update are currently vacant, and will not displace an established community. The future development of housing will be consistent with the City’s General Plan and zoning standards, and is not expected to conflict with any plans or regulations. No impact is expected.

Mitigation Measures: None required.

Monitoring: None required.

City of Twentynine Palms
Housing and Safety Element Updates Initial Study

Potentially
Significant
Impact
Less Than
Significant
w/ Mitigation
Less Than
Significant
Impact
No
Impact
XII. MINERAL RESOURCES -- Would the
project:
a) Result in the loss of availability of a known
mineral resource that would be of value to the
region and the residents of the state?
X
b) Result in the loss of availability of a locallyimportant mineral resource recovery site delineated on a local general plan, specific
plan or other land use plan?
X
Sources: Google Earth; City of Twentynine Palms General Plan.

Environmental Setting
The City is not identified as a mineral resource area of significance, although mining has previously occurred in and around the City. The General Plan uses the State mineral resource designations to determine the potential for mineral resources to exist in any given area.

Discussion of Impacts
a)-b) No Impact. The Housing and Safety Element Updates will have no impact on mineral resources, as they are policy documents that will not physically alter any lands in the City. The eventual development of housing under the Housing Element Update will occur on vacant sites which are within the City’s urban core, and are not designated or used for mineral extraction. The Safety Element Update will not result in any changes to mineral resources, as it updates flooding and fire hazard mapping and policies.

Mitigation Measures: None required.

Monitoring: None required.

City of Twentynine Palms
Housing and Safety Element Updates Initial Study

Potentially
Significant
Impact
Less Than
Significant
w/ Mitigation
Less Than
Significant
Impact
No
Impact
XIII. NOISE - Would the project result in:
a) Generation of substantial temporary or
permanent increase in ambient noise levels in
the vicinity of the project in excess of
standards established in the local general
plan or noise ordinance, or applicable
standards of other agencies?
X
b) Generation of excessive groundborne
vibration or groundborne noise levels? X
c) For a project located within the vicinity of a
private airstrip or an airport land use plan or,
where such a plan has not been adopted,
within two miles of a public airport or public
use airport, would the project expose people
residing or working in the project area to
excessive noise levels?
X
Sources: Google Earth; City of Twentynine Palms General Plan.

Environmental Setting
The main sources of noise in an urban environment include road traffic, aircraft, railroads, construction, industry, noise in buildings, and consumer products. According to the United States Environmental Protection Agency (US EPA), in any city, the main sources of traffic noise are the motors and exhaust systems of autos, trucks, buses, and motorcycles.

Temporary noise sources include landscape maintenance activities, home stereo systems, and barking dogs, which are governed by the provisions of the City Noise Ordinance (Chapter 19.80).

The City has established goals, policies, and programs to limit and reduce the effects of noise intrusion on sensitive land uses and set acceptable noise levels for varying types of land uses in its General Plan. The City uses the Community Noise Equivalent Level (CNEL) to guide acceptable noise levels in the community. The CNEL scale represents an average of noise levels over a 24-hour period, and is weighted for the quieter evening and nighttime periods. The CNEL scale establishes normally acceptable noise levels for single family homes at 50 to 60 dBA, and conditionally acceptable levels at 55 to 70 dBA.

For multi-family residences, normally acceptable noise levels are 50 to 65 dBA, and conditionally acceptable levels are 60 to 70 dBA.

Discussion of Impacts
a)-c) No Impact. The Housing and Safety Element Updates are amendments to policy documents and would not generate construction or development. The updates to flood and fire hazard mapping and policy will not impact noise levels in the City, nor do they have potential to create new sources of noise.

City of Twentynine Palms
Housing and Safety Element Updates Initial Study

As future housing projects are proposed, they will be required to analyze noise issues during the CEQA review and building permit processes. Project-level noise studies may be required by the City to assess impacts from roadway and surrounding development, where necessary. The City may also require acoustical analysis to verify exterior and interior noise standard compliance during building plan check reviews. Should noise levels at future housing sites exceed City standards, mitigation would be required such as noise attenuation walls, setback from roadways, and landscape buffers.

Construction of future housing development will create temporary noise and/or vibration sources. The Municipal Code exempts construction activities from shortterm, short-duration noise standards when they are conducted during permitted time frames. The project would be required to comply with the City’s Municipal Code construction hours, between 7 a.m. to 7 p.m. excluding Sundays and Federal holidays. From May through September, construction activities are allowed to begin at 6 a.m. As noted, under CEQA review, individual projects will need to assess whether their construction will potentially impact surrounding uses and any sensitive receptors. In the long term, housing development will be required to comply with the operational noise levels established in the Municipal Code related to residential property, and are not expected to cause significant impacts on noise and vibration.

There are two airports in the vicinity of the City, the Twentynine Palms Airport, located east of City limits, and the Marine Corps Air Ground Combat Center airfield, located north of the City limits. Neither airport is located in the vicinity of future housing sites, and although proposed housing in the City will experience some overflights, noise impacts associated with aircraft are not expected to occur at any of the sites.

Mitigation Measures: None required.

Monitoring: None required.

City of Twentynine Palms
Housing and Safety Element Updates Initial Study

Potentially
Significant
Impact
Less Than
Significant
w/ Mitigation
Less Than
Significant
Impact
No
Impact
XIV. POPULATION AND HOUSING – Would
the project:
a) Induce substantial population growth in an
area, either directly (for example, by
proposing new homes and businesses) or
indirectly (for example, through extension of
roads or other infrastructure)?
X
b) Displace substantial numbers of existing
people or housing, necessitating the
construction of replacement housing
elsewhere?
X
Sources: Google Earth; City of Twentynine Palms General Plan.

Environmental Setting
In 2020, the City had an estimated population of 29,258 persons, up from 25,048 on 2010 – a 16.8% increase. The City also has 9,681 housing units, consisting primarily of singlefamily homes.

Discussion of Impacts
a-b) No Impact. The adoption of the Housing Element Update will have no impact on population and housing. The Element provides goals, policies and programs to facilitate housing development and preserve the existing housing stock, but does not create any immediate need for housing. As population grows in the City, demand for housing will increase and the sites identified for future housing in the land inventory will be developed under the provisions of the General Plan, including the Housing Element and the development code. The Housing Element will not induce growth, insofar as the identified sites are located on existing streets, and utilities and public facilities are available in the immediate area. No new road or utility infrastructure is anticipated other than onsite connections. Because the identified sites are vacant, future housing development would not displace any existing housing or require replacement housing elsewhere. No impact will occur.

The Safety Element Update consists of additions to fire and flood hazard mapping and discussions of hazard management, and will not result in any new development, population or housing.

Mitigation Measures: None required.

Monitoring: None required.

City of Twentynine Palms
Housing and Safety Element Updates Initial Study

Potentially
Significant
Impact
Less Than
Significant
w/ Mitigation
Less Than
Significant
Impact
No
Impact
XV. PUBLIC SERVICES
a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services:

Fire protection? X
Police protection? X
Schools? X
Parks? X
Other public facilities? X
Sources: City of Twentynine Palms General Plan; Google Earth Pro 7.3.2.5491; Online Resources; Project materials.

Environmental Setting
Fire Protection
The San Bernardino County Fire Department (SBCoFD) is responsible for fire protection within the City. SBCoFD operates 57 fire stations in 24 cities and covers 19,200 square miles in the County. SBCoFD has a staff of 1,071 County fire personnel and 683 fire suppression personnel available for each 24-hour period. The City’s fire station is Station #44, located at 6560 Adobe Road.

Police Protection
The San Bernardino County Sheriff's Department is responsible for law enforcement in the City. A total of 14 police personnel are assigned to the City and operate out of the Morongo Basin Station located at 63665 Highway 62 in Joshua Tree, west of the City.

Schools
The City is located within the boundaries of the Morongo Unified School District (MUSD), which provides public school facilities to accommodate students. The MUSD currently operates nineteen schools and programs within its district, which stretches beyond Twentynine Palms to Yucca Valley and Morongo Valley.

Parks
There are a total of four existing parks (i.e. Bucklin Park, Luckie Park, Knott’s Sky Park, and Veteran’s Park) and the proposed Pioneer Park in the City. The City’s other major recreational facilities include Theatre 29, the Senior Community Center, Parks and Recreation Community Services Building, and Parks and Recreation Administration Building.

City of Twentynine Palms
Housing and Safety Element Updates Initial Study

Discussion of Impacts
a) No Impact. The Housing and Safety Element Updates are policy documents and will have no direct impact on public services. The Safety Element Update will more clearly identify flooding and fire hazards, and prevent the location of public facilities in hazard areas in the future.

As future housing projects are proposed, they will be reviewed under CEQA to determine potential impacts on public services. Sites identified for future housing in the land inventory are urban sites located on existing City streets. These sites will be developed under the allowable densities in the General Plan and development code. The City is well served by public services, and thus new development on those sites are least likely to have significant impacts on public services.

The sites identified for future housing are not located in or near a fire hazard zone.

As future housing projects are proposed, they will be required to provide emergency access following the Fire Department’s requirements.

Future housing development will be required to pay school developer fees in place at the time development occurs to mitigate for any increase in student population.

Future projects will also participate in the City’s parkland in-lieu fee program to offset impacts associated with parks generated by new residents.

Mitigation Measures: None required.

Monitoring: None required.

City of Twentynine Palms
Housing and Safety Element Updates Initial Study

Potentially
Significant
Impact
Less Than
Significant
w/ Mitigation
Less Than
Significant
Impact
No
Impact
XVI. RECREATION --
a) Would the project increase the use of
existing neighborhood and regional parks or
other recreational facilities such that
substantial physical deterioration of the facility
would occur or be accelerated?
X
b) Does the project include recreational
facilities or require the construction or
expansion of recreational facilities which
might have an adverse physical effect on the
environment?
X
Sources: Google Earth; City of Twentynine Palms General Plan.

Environmental Setting
The City currently operates Theater 29, Senior Community Center, Parks and Recreation Community Services Building, and Parks and Recreation Administration Building and four existing parks. The City is the gateway to Joshua Tree National Park and surrounded by other natural and historical parks and facilities including the Mojave Trails National Monument.

Discussion of Impacts
a, b) No Impact. The adoption of the Housing and Safety Element Updates will not generate any new development or redevelopment directly. No impact on recreation will occur. Future projects will be reviewed for their potential impacts on recreational resources during the CEQA process. Property tax and activity fees associated with new housing will allow the City to expand programs as the population in the City expands.

Mitigation Measures: None required.

Monitoring: None required.

City of Twentynine Palms
Housing and Safety Element Updates Initial Study

Potentially
Significant
Impact
Less Than
Significant
w/ Mitigation
Less Than
Significant
Impact
No
Impact
XVII. TRIBAL RESOURCES-- Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is a) Listed or eligible for listing in the California
Register of Historical Resources, or in a local
register of historical resources as defined in
Public Resources Code section 5020.1(k), or
X
b) A resource determined by the lead agency,
in its discretion and supported by substantial
evidence, to be significant pursuant to criteria
set forth in subdivision (c) of Public
Resources Code Section 5024.1. In applying
the criteria set forth in subdivision (c) of Public
Resource Code Section 5024.1, the lead
agency shall consider the significance of the
resource to a California Native American tribe
X
Source: Twentynine Palms General Plan (2012).

Environmental Setting
As discussed in the Section V, Cultural Resources, the Mojave Desert, including the City of Twentynine Palms have been home to Serrano and Chemehuevi Native Americans for centuries. Today, most Serrano descendants are affiliated with the San Manuel and the Morongo Indian Reservations, while the Chemehuevi are divided among the Chemehuevi, the Colorado River, and the Morongo Reservations.

The City and surrounding areas contain significant cultural resources to the Native American people which are considered non-renewable resources because they provide important information about the past and are of high cultural value to the tribes.

Discussion of Impacts
a, b) No Impact. The adoption of the Housing and Safety Elements Update will have no impact on tribal cultural resources, as it will not generate construction or development directly, nor expand available sites for future development. The City conducted AB 52 and SB 18 consultation and sent out written letters to eight tribes.

The City received three responses from the Agua Caliente Band of Cahuilla Indians, Quechan Tribe of the Fort Yuma Reservation and San Manuel Band of Mission Indians, who indicated that they had no concerns regarding the Updates and concluded consultation.

As discussed above, the most notable tribal cultural resources known in the City are south of Highway 62, such as the Oasis of Maara. The sites identified for future housing are all north of Highway 62 and surrounded by existing developments on at least two sides. As future housing projects are proposed, the City will conduct formal government-to-government consultation with local tribes pursuant to AB 52

City of Twentynine Palms
Housing and Safety Element Updates Initial Study

and/or SB 18. Mitigation will be implemented based on input from tribes, where necessary, to avoid impacts to tribal cultural resources. Standard requirements including the CEQA review process will ensure any potential impacts to tribal cultural resources are identified and addressed at the individual project level.

Mitigation Measures: None required.

Monitoring: None required.

City of Twentynine Palms
Housing and Safety Element Updates Initial Study

Potentially
Significant
Impact
Less Than
Significant
w/ Mitigation
Less Than
Significant
Impact
No
Impact
XVIII. TRANSPORTATION/TRAFFIC --
Would the project:
a) Conflict with a program, plan, ordinance or
policy addressing the circulation system,
including transit, roadway, bicycle and
pedestrian facilities?
X
b) Conflict or be inconsistent with CEQA
Guidelines section 15064.3, subdivision (b)? X
c) Substantially increase hazards due to a
design feature (e.g., sharp curves or
dangerous intersections) or incompatible uses
(e.g., farm equipment)?
X
d) Result in inadequate emergency access? X
Sources: City of Twentynine Palms General Plan; Google Earth; San Bernardino County Transportation Impact Study Guidelines, July 9, 2019; Technical Advisory on Evaluating Transportation Impacts in CEQA, State of California Governor’s Office of Planning and Research, December 2018; Traffic Impact Assessment for Wander Hotel, prepared by NV5 Engineers and Consultants, Inc., September 10, 2021.

Environmental Setting
The City’s Circulation Plan classifies roadways into the following types: 6-Lane Expressway, Arterial, Secondary, and Collector. The General Plan (2012) established a LOS “C” minimum service standard for all new streets within the city. While Caltrans targets between LOS C and LOS D on State Highway facilities, they acknowledge that it may not always be feasible and if an existing State highway is operating at less than the target LOS, the existing LOS should be maintained. Traffic studies conducted in Twentynine Plans have generally assumed that Caltrans’ region-wide goal for an acceptable LOS on all freeways, road segments and intersections is LOS D.

Changes to California Environmental Quality Act (CEQA) Guidelines were adopted in December 2018, which require all lead agencies to adopt VMT as a replacement for automobile delay-based level of service (LOS) as the new measure for identifying transportation impacts for land use projects. This statewide mandate went into effect July 1, 2020. To aid in this transition, the Governor’s Office of Planning and Research (OPR) released a Technical Advisory on Evaluating Transportation Impacts in CEQA (December 2018).

Discussion of Impacts
a)-d) No Impact. The Housing and Safety Element Updates are policy documents that will not generate any development directly or propose any changes to transportation in the City. No impact will occur regarding transportation. The Safety Element Update addresses, in part emergency evacuations, which will not be changed as a result of the Update.

City of Twentynine Palms
Housing and Safety Element Updates Initial Study

Sites proposed for development under the Housing Element Update occur on existing City streets, in its urban core. As future housing projects are proposed, they will be required to analyze potential traffic impacts and prepare traffic impact studies that include VMT analysis, where necessary. The projects will also be required to meet City standards on roadway improvements, parking, and emergency access either through mitigation under CEQA or conditions of approval. Prior to construction, both the Fire Department and Police Department will review project site plans to ensure safety measures are addressed, including emergency access and geometric design.

The inventory sites are distributed throughout the City, and occur on or near major roadways. Although not all are located adjacent to transit, services available through MBTA will be available to future residents, and bike and pedestrian trails will be located in the vicinity of these sites. The Updates will have no impact on alternative transportation.

Mitigation Measures: None required.

Monitoring: None required.

City of Twentynine Palms
Housing and Safety Element Updates Initial Study

Potentially
Significant
Impact
Less Than
Significant
w/ Mitigation
Less Than
Significant
Impact
No
Impact
XIX. UTILITIES AND SERVICE SYSTEMS.

Would the project:
a) Require or result in the relocation or
construction of new or expanded water,
wastewater treatment or storm water
drainage, electric power, natural gas, or
telecommunications facilities, the construction
or relocation of which could cause significant
environmental effects?
X
b) Have sufficient water supplies available to
serve the project and reasonably foreseeable
future development during normal, dry and
multiple dry years?
X
c) Result in a determination by the
wastewater treatment provider that serves or
may serve the project that it has adequate
capacity to serve the project’s projected
demand in addition to the provider’s existing
commitments?
X
d) Generate solid waste in excess of State or
local standards, or in excess of the capacity of
local infrastructure, or otherwise impair the
attainment of solid waste reduction goals?
X
e) Comply with federal, state, and local
management and reduction statutes and
regulations related to solid waste?
X
Source: Twentynine Palms General Plan; Online Resources; San Bernardino Countywide Plan Draft PEIR, June 2019.

Environmental Setting
Domestic Water (please also see Hydrology and Water Resources) The City is located within the Twentynine Palms Water District (TPWD) service boundaries for domestic water services. The District’s water supply source is 100 percent groundwater produced from District-owned and operated wells. The District maintains nearly 8,000 meter services and 200 miles of pipeline within an 87-square mile area.

Wastewater Treatment
The only Wastewater Treatment Plant (WWTP) in the region is located at the Marine Corps Air Ground Combat Center (MCAGCC). The City, including the project area, does not have a sanitary sewer system and currently operates with septic tanks.

In 2014, the City prepared a Wastewater Master Plan to identify and describe the potential facilities that would be required for a centralized sewer collection system and wastewater treatment plant to replace the septic systems in use. A new centralized system is envisioned to include the City and surrounding unincorporated areas. The City is currently initiating the planning and layout of the sewer system, but sanitary sewage in the City will not be available to the project area in the near term.

City of Twentynine Palms
Housing and Safety Element Updates Initial Study

Flood Control/Drainages
The San Bernardino County Flood Control District (SBFCD) is responsible for managing regional drainage within and in the vicinity of Twentynine Palms. The City works with SBFCD to manage local drainages in the City, which are divided between well-defined drainage courses (some have been channelized) and areas of wide sheet flow.

Development that may alter the direction of flow onsite are conditioned per standard San Bernardino County practices to maintain the existing site drainage patterns at inlets and outlets.

Solid Waste
Burrtec Waste Industries provides solid waste pick up and disposal, as well as recycling services in the City. Solid waste disposal and landfill siting is handled by the County of San Bernardino, Solid Waste Management Division.

Other Utilities
The electrical energy to the City is provided by Southern California Edison (SCE). Natural gas service is provided to the City by Southern California Gas Company (SoCalGas).

Telephone service is provided by a number of companies, including both land lines and cellular services.

Discussion of Impacts
a)-e) No Impact. The Housing and Safety Element Updates will not result in any impacts to utilities. The Safety Element Update consists of flood and fire hazard mapping and policy updates, and will not impact utilities, but will assist the City in planning for future utilities and service systems.

The future development of housing under the Housing Element Update will result in the construction of local connections to water lines, as all of the proposed sites are located adjacent to existing water lines. As described above, however, the City has no centralized wastewater treatment system, and future housing projects in higher density zones will be required to install on-site wastewater treatment plants to serve their development. These plants are regulated by the RWQCB, and must be maintained to their standards, thereby eliminating potential impacts. These facilities will be reviewed as they are proposed, and their maintenance made a condition of approval.

TPWD is responsible for domestic water supply in and around the City, and utilizes regional growth projections and the City’s General Plan to plan for future growth.

The sites identified in the Housing Element Update are planned to develop at densities and intensities consistent with the General Plan, thereby eliminating potential impacts associated with the provision of water when development is proposed.

The City’s solid waste disposal service is provided by Burrtec. Trash generated by future housing projects will be hauled to the Twentynine Palms Transfer Station, east of the City, and then transported to Landers Landfill, a regional landfill located

City of Twentynine Palms
Housing and Safety Element Updates Initial Study

approximately 30 miles northwest of the City. Additional capacity will result from either the expansion of the Landers Landfill or the regional landfill in Barstow, approximately 100 miles north of the City. Twentynine Palms Transfer Station has a permitted throughput of 200 tons per day. Landers Landfill had a remaining capacity of 13,983,500 cubic yards as of 2017 and is estimated to close in 2072.

Burrtec and the existing facilities will have sufficient capacity to serve future housing projects. Burrtec is required to meet all local, regional, state and federal standards for solid waste disposal.

Mitigation Measures: None required.

Monitoring: None required.

City of Twentynine Palms
Housing and Safety Element Updates Initial Study

Potentially
Significant
Impact
Less Than
Significant
w/ Mitigation
Less Than
Significant
Impact
No
Impact
XX. WILDFIRE. If located in or near state
responsibility areas or lands classified as very
high fire hazard severity zones, would the
project:
a) Substantially impair an adopted emergency
response plan or emergency evacuation
plan?
X
b) Due to slope, prevailing winds, and other
factors, exacerbate wildfire risks, and thereby
expose project occupants to, pollutant
concentrations from a wildfire or the
uncontrolled spread of a wildfire?
X
c) Require the installation or maintenance of
associated infrastructure (such as roads, fuel
breaks, emergency water sources, power
lines or other utilities) that may exacerbate fire
risk or that may result in temporary or ongoing
impacts to the environment?
X
d) Expose people or structures to significant
risks, including downslope or downstream
flooding or landslides, as a result of runoff,
post-fire slope instability, or drainage
changes?
X
Sources: Twentynine Palms General Plan; Fire and Resources Assessment Program (FRAP) maps, California Department of Forestry and Fire Protection.

Environmental Setting
Wildfires can occur in undeveloped areas and spread to urban areas where the landscape and structures are not designed and maintained to be ignition resistant. A wildland-urban interface (WUI) is an area where urban development is located in proximity to open space or “wildland” areas. Wildland fires may pose a hazard where development is located in a WUI or within close proximity to unmanaged fuels or designated fire severity zones.

The California Department of Forestry and Fire Protection (CalFire) has mapped areas of significant fire hazards in the state through its Fire and Resources Assessment Program (FRAP).

Discussion of Impacts
a)-d) No Impact. The Housing and Safety Element Updates will have no impact on wildfire. The Safety Element has been updated, and added information and mapping on fire hazard and the most recent fire hazard mapping by CalFire. There are no state responsibility area or very high fire hazard severity zone (VHFHSZ) in the City. The sites identified for future housing in the vacant land inventory are not located in or near a state responsibility area or VHFHSZ.

City of Twentynine Palms
Housing and Safety Element Updates Initial Study

As future housing projects are proposed, they will be required to provide emergency access following the County Fire Department’s standard requirements.

The City has established emergency evacuation routes for its neighborhoods, to assure that residents can leave their neighborhoods safely.

The Safety Element Update also referred to the City’s Local Hazard Mitigation Plan (LHMP) and County Multi-Jurisdictional LHMP approved by FEMA, which provide guidance on hazard mitigation including fire hazards and emergency response in and around the City. No impact is anticipated.

Mitigation Measures: None required.

Monitoring: None required.

City of Twentynine Palms
Housing and Safety Element Updates Initial Study

Potentially
Significant
Impact
Less Than
Significant
w/ Mitigation
Less Than
Significant
Impact
No
Impact
XXI. MANDATORY FINDINGS OF

SIGNIFICANCE --
a) Does the project have the potential to
degrade the quality of the environment,
substantially reduce the habitat of a fish or
wildlife species, cause a fish or wildlife
population to drop below self-sustaining
levels, threaten to eliminate a plant or animal
community, reduce the number or restrict the
range of a rare or endangered plant or
animal or eliminate important examples of
the major periods of California history or
prehistory?
X
b) Does the project have impacts that are
individually limited, but cumulatively
considerable? ("Cumulatively
considerable" means that the incremental
effects of a project are considerable when
viewed in connection with the effects of past
projects, the effects of other current projects,
and the effects of probable future projects)?
X
c) Does the project have environmental
effects which will cause substantial adverse
effects on human beings, either directly or
indirectly?
X
Discussion of Impacts
a-c) No Impact. The adoption of the Housing and Safety Element Updates will not impact the environment. The Updates will not result in new impacts on biological or cultural resources, nor human beings directly or indirectly. Site-specific special studies prepared for future projects will further identify project-specific impacts and provide necessary mitigation to prevent significant impacts on biological and cultural resources.

As required by state law, relevant sections in the Safety Element including fire hazard, flood hazard, climate change and emergency preparedness were updated along with the Housing Element, and both Elements are consistent with each other and the balance of the General Plan.

The sites identified for future housing will be developed under General Plan designations and guidelines, and such development will not impact long term environmental goals. Cumulative impacts of future development have been addressed in the General Plan and its Environmental Impact Report, where necessary, and will also be considered at the project level as projects are proposed under the Housing Element.

City of Twentynine Palms
Housing and Safety Element Updates Initial Study

Appendix A
AB 52 and SB 18 Tribal Consultation Materials
(Available at City)

HOUSING ELEMENT

HOUSING
City of Twentynine Palms Housing Element 2022-2029 HS-i

TABLE OF CONTENTS
PURPOSE........................................................................................................ 1 BACK GROUND ............................................................................................ 3 RELATIONSHIP TO STATE LAW .......................................................... 3 REGIONAL HOUSING NEEDS ASSESSMENT..................................... 6 RELATIONSHIP TO OTHER GENERAL PLAN ELEMENTS .............. 6 PUBLIC PARTICIPATION ....................................................................... 7 DATA SOURCES....................................................................................... 9 HOUSING NEEDS ASSESSMENT............................................................ 10 POPULATION TRENDS ......................................................................... 10 HOUSEHOLD CHARACTERISTICS..................................................... 15 SPECIAL NEEDS GROUPS.................................................................... 21 HOUSING PROFILE................................................................................ 33 HOUSING ISSUES .................................................................................. 39 CONSTRAINTS ANALYSIS....................................................................... 46 NON-GOVERNMENTAL CONSTRAINTS........................................... 46 MARKET CONSTRAINTS ..................................................................... 50 GOVERNMENTAL CONSTRAINTS..................................................... 54 PROVIDING FOR A VARIETY OF HOUSING TYPES ....................... 70 REASONABLE ACCOMMODATION................................................... 77 HOUSING RESOURCES ............................................................................ 83 REGIONAL HOUSING NEEDS ALLOCATION................................... 83 2022–2029 RHNA .................................................................................... 83 SITES INVENTORY................................................................................ 84 SITES APPROPRIATE FOR LOWER INCOME HOUSING ................ 86 SERVICES AND INFRASTRUCTURE.................................................. 90 RESOURCES............................................................................................ 93 OPPORTUNITIES FOR ENERGY CONSERVATION.......................... 93

HOUSING
HS-ii City of Twentynine Palms Housing Element 2022-2029 EVALUATION OF PAST ACCOMPLISHMENTS ................................. 97 HOUSING PLAN........................................................................................ 112 MAINTAIN AND PRESERVE THE EXISTING HOUSING STOCK. 112
ASSIST IN THE DEVELOPMENT OF HOUSING.............................. 116 REMOVE CONSTRAINTS TO HOUSING DEVELOPMENT ........... 123 PROMOTE EQUAL HOUSING OPPORTUNITY ............................... 128 QUANTIFIED OBJECTIVES ................................................................ 130

HOUSING
City of Twentynine Palms Housing Element 2022-2029 HS-iii

LIST OF TABLES
Table HS-1 Coordination With Other General Plan Elements..................... 7 Table HS-2 Population Change Twentynine Palms (1990–2019) .............. 10 Table HS-3 Population Projections, 2010–2045......................................... 12 Table HS-4 Population Age Characteristics Twentynine Palms And San Bernardino County (2010–2019) ............................................ 12 Table HS-5 Population Age Characteristics............................................... 13 Table HS-6 Racial And Ethnic Composition Twentynine Palms And San Bernardino County (2010–2019) ............................................ 14 Table HS-7 Household Size By Tenure Twentynine Palms (2010–2019) . 15 Table HS-8 Household Size By Household Type For Twentynine Palms And San Bernardino County (2010–2019).............................. 16 Table HS-9 Household Income Twentynine Palms (2010–2019).............. 16 Table HS-10 Household Income By Tenure, 2010 And 2019 ...................... 17 Table HS-11 Households By Income Group ................................................ 18 Table HS-12 Civilian Employment By Industry Twentynine Palms (2019) 19 Table HS-13 Travel Time To Work ............................................................. 21 Table HS-14 Senior Housing TenureTwentynine Palms ............................. 21 Table HS-15 Large Families By Tenure, 2019 ............................................. 23 Table HS-16 Female Householder, No Husband Present By Tenure (2019) 24 Table HS-17 Disabilities By Type Twentynine Palms (2019)..................... 25 Table HS-18 Employment Status For Disabled Persons.............................. 25 Table HS-19 Point In Time Number Of Homeless Twentynine Palms And San Bernardino County (2020) ............................................... 29 Table HS-20 Unsheltered Subpopulations, Twentynine Palms (2020)........ 30 Table HS-21 Homeless Service Providers.................................................... 31 Table HS-22 Housing Unit Growth1............................................................. 33 Table HS-23 Residential Building Permits, 2014-2020 ............................... 34 Table HS-24 Age Of Housing Stock (Year Built)Twentynine Palms (2019)35 Table HS-25 Housing Tenure Twentynine Palms (2010–2019)1 ................. 35 Table HS-26 Housing Vacancy Rates .......................................................... 36 Table HS-27 Median Gross Rent By Bedrooms (2019)............................... 37 Table HS-28 Average Rents......................................................................... 37 Table HS-29 Housing Affordability Matrix ................................................. 39 Table HS-30 Overcrowded Housing Units Twentynine Palms (2010–2019)40 Table HS-31 Household Housing Problems Twentynine Palms (2019) ...... 40

HOUSING
HS-iv City of Twentynine Palms Housing Element 2022-2029 Table HS-32 Percent Of Total Households With Any Housing Problem .... 41 Table HS-33 Assisted Housing Potentially At Risk Of Conversion To MarketRate.............................................................................. 43 Table HS-34 At-Risk Unit Subsidies............................................................ 43 Table HS-35 Qualified Entities For The Preservation Of Affordable HousingIn San Bernardino County ......................................... 44 Table HS-36 Interest Rates........................................................................... 53 Table HS-37 General Plan Land Use Designations...................................... 55 Table HS-38 Development Standards Residential Districts......................... 57 Table HS-39 Development Standards Non-Residential Districts................. 58 Table HS-40 Entitlement Processing............................................................ 61 Table HS-41 Permitted Residential Uses Residential Districts.................... 64 Table HS-42 Permitted Residential Uses Non-Residential Districts............ 65 Table HS-43 Parking Requirements............................................................. 68 Table HS-44 Development Fees................................................................... 79 Table HS-45 Residential Building Permit Fees............................................ 80 Table HS-46 Twentynine Palms RHNA 2022–2029 .................................... 84 Table HS-47 Affordable Housing Sites - Vacant Land Inventory For Very Low, Low And Moderate Income Units........................ 85 Table HS-48 Existing Multi-Family Projects............................................... 87 Table HS-49 Review Of Previous Housing Element.................................... 98 Table HS-50 Quantified Objectives By Income Level............................... 130

HOUSING
City of Twentynine Palms Housing Element 2022-2029 HS-v

LIST OF EXHIBITS
Exhibit HS-1 Land Inventory Map.................................................................. 91

HOUSING
HS-vi City of Twentynine Palms Housing Element 2022-2029 This page intentionally left blank

HOUSING
City of Twentynine Palms Housing Element 2022-2029 HS- 1 The Housing Element of the General Plan provides the City with a coordinated and comprehensive strategy for promoting the production of safe, decent, and affordable housing.

The Housing Element is one of seven mandatory elements of the General Plan. The Housing Element identifies strategies and programs to: 1) maintain and preserve the existing housing stock; 2) assist in the development of housing; 3) remove governmental and other constraints on housing development; and 4) promote equal housing opportunity. This Housing Element planning period extends from October 2022 to October 2029.

The Housing Element consists of the following components:
§ An introduction that describes the purpose and organization of the Housing Element.
§ An analysis of demographic and housing characteristics and trends. § A review of potential market, governmental, and environmental constraints to meeting the City’s identified housing needs. § An evaluation of land, administrative, and financial resources available to address the housing goals.
§ A review of accomplishments under the previous Housing Element.
§ A Housing Plan that includes goals, policies, and programs to address identified housing needs.

HOUSING
HS-2 City of Twentynine Palms Housing Element 2022-2029 This page intentionally left blank

HOUSING
City of Twentynine Palms Housing Element 2022-2029 HS-3

BACKGROUND

RELATIONSHIP TO STATE LAW
The California Legislature states that a primary housing goal for the State is ensuring every resident has a decent home and suitable living environment.

Section 65580 of the California Government Codes describes the goal in detail:
§ The availability of housing is of vital statewide importance, and the early attainment of decent housing and a suitable living environment for every Californian, including farmworkers, is a priority of the highest order.
§ The early attainment of this goal requires cooperative participation of government and the private sector in an effort to expand housing opportunities and accommodate the housing needs of Californians of all economic levels.
§ The provision of housing affordable to low- and moderate-income households requires the cooperation of all levels of the government. § Local and state governments have a responsibility to use the powers vested in them to facilitate the improvement and development of housing to make adequate provision for housing needs of all economic segments of the community.
§ The Legislature recognizes that in carrying out this responsibility, each local government also has the responsibility to consider economic, environmental, and fiscal factors and community goals set forth in the general plan and to cooperate with other local governments and the state in addressing regional housing needs.

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HS-4 City of Twentynine Palms Housing Element 2022-2029 Section 65581 of the California Government Code reflects the Legislative intent for mandating that each City and County prepare a Housing Element:
§ To assure that counties and cities recognize their responsibilities in contributing to the attainment of the state housing goal. § To assure that counties and cities will prepare and implement housing elements which, along with federal and state programs, will move toward attainment of the state housing goals.
§ To recognize that each locality is best capable of determining what efforts are required by it to contribute to the attainment of the state housing goal, provided such a determination is compatible with the state housing goal and regional housing needs.
§ To ensure that each local government cooperates with other local governments in order to address regional housing needs.

The most recent comprehensive update to Housing Element law occurred in 2017, when a series of bills addressing housing-related issues were passed into law. They are summarized below.
§ SB 2 established a recordation fee for real estate documentation which would fund planning grants for affordable housing and affordable housing projects.
§ SB 3 placed a $4 billion general obligation bond on the November 2018 ballot to fund affordable housing, farmworker housing, transitoriented development, infill infrastructure and home ownership. § SB 35 mandated a streamlined approval process for infill affordable housing projects in communities that have not, according to the Department of Housing and Community Development (HCD) met their affordable housing allocation (RHNA).
§ AB 72 allowed HCD to find a housing element out of compliance with State law and to refer the non-compliant element to the State Attorney General for action at any time during a Housing Element planning period.
§ AB 73 provided State-funded financial incentives for local jurisdictions which choose to create a streamlined zoning overlay for certain affordable housing projects.

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City of Twentynine Palms Housing Element 2022-2029 HS-5 § SB 166 required that development proposals on local jurisdictions’ sites inventory cannot be reduced in density without findings, and/or the identification of additional sites to result in ‘no net loss’ of affordable housing units in the sites inventory.
§ SB 540 provided State funding for the planning and implementation of workforce housing opportunity zones for very low, low and moderate income households.
§ AB 571 modified the farmworker tax credit program to allow HCD to advance funds to migrant housing center operators at the beginning of each planting season, and allowed migrant housing to remain open for up to 275 days annually.
§ AB 678 amended the Housing Accountability Act to limit a local jurisdiction’s ability to deny low and moderate income housing projects by increasing the required documentation and raising the standard of proof required of a local jurisdiction.
§ AB 686 (approved in 2018) required a public agency to administer its programs and activities relating to housing and community development in a manner that affirmatively furthers fair housing. § AB 879 amended the annual reporting requirements of local jurisdictions to HCD regarding proposed projects, including processing times, number of project applications and approvals, and required approval processes.
§ AB 1397 amended the requirements of adequate sites analysis to assure that sites are not only suitable, but also available, by requiring additional information in site inventories.
§ AB 1505 allowed local jurisdictions to adopt local ordinances that require affordable housing units on- or off-site when approving residential projects.
§ AB 1515 established a ‘reasonable person’ standard to consistency of affordable housing projects and emergency shelters with local policies and standards.

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HS-6 City of Twentynine Palms Housing Element 2022-2029

REGIONAL HOUSING NEEDS ASSESSMENT
As part of the Housing Element update, state law requires that a community identify an adequate number of sites to allow for and facilitate production of the regional share of housing. To determine whether ajurisdiction has sufficient land to accommodate its share of regional housing needs for all income groups, that jurisdiction must identify “adequate sites.” Under state law (California Government Code §65583[c][1]), adequate sites are those with appropriate zoning and development standards to facilitate and encourage the development of a variety of housing for all income levels.

Twentynine Palms’ regionalhousing needs allocation (RHNA) for the 2022–2029 planning period is 1,047 housing units, including 115 units for extremely low-income households, 116 units for very low-income households, 127 units for low- income households, 185 units for moderateincome households, and 504 units for above moderate-income households.

The RHNA represents the minimum number of housing units Twentynine Palms is required to demonstrate capacity for through an adequate amount of land zoned for particular housing types. The RHNA represents a planning target, not a building quota. The City’s obligation under state lawis to provide sufficient sites and to not impose constraints to development (i.e., by requiring conditional use permits or other legislative approvals).

RELATIONSHIP TO OTHER GENERAL PLAN ELEMENTS
The Housing Element builds upon the other elements of the Twentynine Palms General Plan. Preparation of this Housing Element update included review of goals, policies, and programs in other elements, including the Land Use Element, to assure consistency. Housing policy draws upon the development capacity levels established in the Land Use Element to determine appropriate locations for housing development.

Throughout the 2022-2029 housing element planning period, whenever any element of the General Plan is amended, the Housing Element will be reviewed and modified, if necessary, to ensure continued consistency between elements.

TABLE HS-1 shows the General Plan elements that have provisions complementing those in this Housing Element.

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City of Twentynine Palms Housing Element 2022-2029 HS-7 TABLE HS-1

COORDINATION WITH OTHER GENERAL PLAN ELEMENTS
ISSUES
Circulation
Land Use
Noise
Conservation/Open
Space
Recreation
Safety
Housing Element
Overcrowding X X
Housing Cost Burden X
Substandard Housing Conditions X X X X
Assisted Housing X X
Estimates of Housing Need X X X X
Non-Governmental Constraints X X X X
Market Constraints X X X
Governmental Constraints X X X X X X

PUBLIC PARTICIPATION
Section 65583(c)(7) of the Government Code states: “The local government shall make diligent effort to achieve public participation of all economic segments of the community in the development of the housing element, and the program shall describe this effort.” This process not only includes residents of the community, but also coordinates participation among local agencies and housing groups, community organizations, and housing sponsors.

The City held a community workshop on the Housing Element on May 26, 2021. The workshop was advertised in the newspaper, and posted on the City’s social media outlets. In addition, 51 developers and community groups were sent personal invitations via email, including homelessness advocacy groups, faith-based community groups, and local builders. More than 20 people attended the workshop, primarily local residents and community group members. There was considerable discussion during the workshop focusing on the following issues:

1. The impact of military personnel on housing demand, particularly as it applies to the transiency of their duty in 29 Palms, and the artificial inflation of housing demand caused by them.

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HS-8 City of Twentynine Palms Housing Element 2022-2029

2. The need for homeless housing, including the City’s efforts to purchase a property through Project Homekey, and rehabilitate it for transitional housing.

3. The provision of higher density housing in the City’s core, and the preservation of rural character in outlying neighborhoods.

4. The potential impacts of short term rentals, which currently account for 190 permits, and whether there should be a cap on the number of short term rentals and additional restrictions on short term rentals.

5. The challenges of not having sanitary sewer and the need for on-site systems.

6. The actions by the State Water Control Board to impose a 2.5 acre minimum lot size on new subdivision tract maps.

7. The number of existing tract maps which are or have recently expired, thereby reducing the potential lots ready for development.

8. The advantages that the Downtown Specific Plan will provide to bring housing close to commercial development.

The input received at the workshop influenced the development of this Update, and resulted in amended policies and programs to address these issues. Following the completion of the draft, it was made available for public review before submittal to HCD, from October 18 to November 19, 2021. Comments were received from one City resident, requesting more information on the USMC base’s population, housing and employment statistics. The comments were based on the commenter’s concern that the base affects the City’s true demographics. The Element was modified to include footnotes and additions to the demographic tables including data provided by the base. The City also received a letter from the Morongo Basin Conservation Association on October 19, 2021 that expressed concerns and provided recommendations on short term rentals. The Element was modified to address the letter in the Vacation Home Rentals subsection below with detailed analysis and actions taken by the City.

A Planning Commission study session on the Housing Element was held on February 1, 2022 via a webinar. A total of 13 people registered, and two of them canceled the registration. Eight people attended the webinar, the majority of which were City residents in addition to one attendee based in Los Angeles. Two attendees raised questions, one on the Twentynine Palms Certified Farmers Market logistics, and the other on the availability of the slide deck after the session. These questions were answered by City staff during the session.

On February 28, 2022, the City received a policy recommendations letter from the YIMBY Law. The letter included policy goals on affirmatively furthering fair housing, site capacity, accessory dwelling units, zoning, better entitlement process & reducing barriers to development. The City considered policy recommendations in the letter, many of which align with

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City of Twentynine Palms Housing Element 2022-2029 HS-9 revised programs in this Housing Element, such as Program HS-18 on SB 35 Streamlined Approval Process, Program HS-10, HS-12 and HS-13 on ADU incentives, and Program HS-5 on affordable housing assistance and development. The Housing Element also added analysis on zoning and adequate site capacity to accommodate RHNA units, consistent with the letter’s recommendations.

Following revisions of the draft based on HCD comments dated January 28, 2022, it was made available for public review before submittal to HCD, from ? to ?, 2022.

Moving forward, the City is committed to proactive outreach via multiple channels, such as City email newsletter, posting at City website, print material at City Hall, Senior Center, recreation facilities, Twentynine Palms branch library, and social media (Program HS-24). The City will conduct surveys and workshops as appropriate to encourage input from all segments of the community. The City will also actively reach out to property owners to improve housing conditions and prevent conversion of affordable units to market rate housing (Program HS-1 and HS-3).

DATA SOURCES
Data from a variety of resources was collected and analyzed in the preparation of this Housing Element. This document primarily relies on 2019 American Community Survey (ACS) data, which is the Census Bureau’s most recently published community-wide data. At the time of preparation of the Housing Element, data from the 2020 Census was not available. Other data sources include the Southern California Association of Governments (SCAG), Comprehensive Affordability Strategy (CHAS), 2010 US Census, and California Department of Finance. City and other local and regional data sources were also used. Because data was drawn from multiple sources, counts and estimates may not be consistent from table to table.

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HS-10 City of Twentynine Palms Housing Element 2022-2029

HOUSING NEEDS ASSESSMENT
The Needs Assessment identifies housing needs, which serve as the foundation for the Housing Element goals, policies, and programs. This assessment addresses population characteristics, employment patterns, and income levels. The information illustrates how Twentynine Palms has grown and changed and identifies patterns and trends relevant to housing policies and programs. Projections from SCAG indicate how thecommunity demographics are anticipated to change over the coming years.

POPULATION TRENDS
Population Growth
The City of Twentynine Palms was incorporated in 1987. In 2000, the City annexed the main facilities (“Mainside”) of the Marine Base, which includes base headquarters, residential facilities, and support services. As shown in the following table, the total City population (including the Marine Base) increased from 22,427 in 1990 to 26,147 in 2019, an increase of about 16% over nearly 30 years.

TABLE HS-2

POPULATION CHANGE
TWENTYNINE PALMS (1990–2019)
Year
Population 10-year
City Marine Base Total % Change
19901 11,821 10,606 22,427 ---
20001 14,764 8,413 23,177 3%
20102 --- --- 25,048 8%
20192,3 --- --- 26,147 4%
1 In 1990 and 2000, the Census provided separate City and Marine Base data. 2 In 2010 and 2019, the Census provided one set of data, reflecting the 2000 annexation of the Marine Base (“Mainside,” Census Tract 104.02) into the City. 3 In 2021, the Marine base provided data on current base population of 11,836.

Source: US Census 1990, US Census 2000, US Census 2010, American Community Survey 2015-2019

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City of Twentynine Palms Housing Element 2022-2029 HS-11 The 2019 American Community Survey (ACS) represents the Census Bureau’s most recently published city-wide demographic data. The 2019 City population (including the Marine Base) was 26,147. The paragraph below explains that the population living in military housing is currently estimated at 11,836. Therefore, the balance of the City population that lives in private or public (non-military) housing, is approximately 14,311.

The Marine Base population fluctuates frequently, given the transitory nature of military service. Population data was requested from the Base in July 2021. The Base reported a total population of 11,836 living in military housing, which is managed by Lincoln Military Housing through a public/private venture partnership with the Marine Corps. Most of this population (10,700 individuals) lives on-base (“Mainside,” Census Tract 104.02), including 1,422 active-duty military personnel and 2,748 military dependents in family housing units; 4,941 active-duty military personnel in barracks; and 1,589 active-duty military personnel in student dormitories.1 The remaining 1,136 military housing occupants (525 active-duty military personnel and 611 military dependents) live off-base in Vista Del Sol, a military housing community approximately 3 miles off-base in the City of Twentynine Palms within Census Tract 104.21. Vista Del Sol is divided into two locations: Desert Knoll Avenue and Two Mile Road, and Joe Davis Drive and Utah Drive. It is managed by Lincoln Military Housing.

Additional active-duty personnel and their families choose to live outside of military housing in Twentynine Palms or other communities. For statistical purposes, they are counted in the communities in which they live, which may include Twentynine Palms, but also includes Joshua Tree and Yucca Valley.

The 2020–2045 Regional Transportation Plan growth estimates by SCAG forecast a steady increase in population over the next 25 years. SCAG estimates that the population of Twentynine Palms will be 33,300 by 2045, an overall population increase of 33% from 2010 to 2045, and 27% between 2019 and 2045 (
Table HS-3).

Unless otherwise specified, all demographic and housing data in this Housing Element reflects the entire City population, including the Marine Base.
1 Base statistics provided by USMC, July 27, 2021. Data provided by the Base included 64 dual military households that were not categorized as living in Mainside (on-base) or Vista Del Sol (off-base). This analysis assumes 75% (48) of these individuals live in Mainside and 25% (16) live in Vista Del Sol.

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HS-12 City of Twentynine Palms Housing Element 2022-2029 TABLE HS-3
POPULATION PROJECTIONS, 2010–2045
2010 2019 2045 Percentage Increase
2019–2045
25,048 26,147 33,300 27%
Source: US Census 2010, American Community Survey 2015-2019, SCAG 2020 Age Distribution
In 2019, the City’s residents had a median age of 24.2, which is older than the 2010 median age of 23.5 (see TABLE HS-4). The City’s school age (5- 19 years), college age (20–24 years), and young adult (25-34 years) populations make up the largest portions of the 2019 population, at 21 percent, 20 percent, and 19 percent, respectively. This agedistribution shows a slight shift in demographics as the largest populations in 2010 were college age (20–24 years) and school age (5–19 years) with 25 percent and 20 percent of the population, respectively. This age distribution could be largely attributed to the Marine Base located in the City. In order to assess the impact of the Marine Base on the City’s civilian population demographic, the age distribution of Census Tract 104.02 was analyzed, and is shown in TABLE HS-4 on the right, labeled “Mainside.” Based on the total population reported in the ACS in 2019 for Mainside, 9,593 persons, all of the Base population was under the age of 65.

TABLE HS-4

POPULATION AGE CHARACTERISTICS

TWENTYNINE PALMS AND SAN BERNARDINO COUNTY
(2010–2019)
Age Group
2010 2019
San
Bernardino
County
Twentynine
Palms
San
Bernardino
County
Twentynine
Palms Mainside (USMC)
Pop. % Pop. % Pop. % Pop. % Pop. %
Preschool, under 5 yrs. 158,790 8% 2,769 11% 153,784 7% 3,004 12% 1,038 10.8% School Age, 5-19 yrs. 505,787 25% 4,978 20% 478,379 22% 5,413 21% 2,351 24.5% College Age, 20-24 yrs. 159,908 8% 6,176 25% 166,248 8% 5,355 20% 3,240 33.8% Young
Adults
25-34 yrs. 282,091 14% 4,364 17% 325,532 15% 5,042 19% 2,185 22.8% 35-44 yrs. 272,949 13% 2,032 8% 276,105 13% 2,482 10% 666 6.9% Middle Age 45-64 yrs. 474,337 23% 3,277 13% 507,022 24% 3,286 13% 113 1.2% Senior
Citizens
65-74 yrs. 103,495 5% 823 3% 147,810 7% 931 4% 0 0%
75 + yrs. 77,853 4% 629 3% 94,151 4% 634 2% 0 0%
Total 2,035,210 100% 25,048 100% 2,149,031 100% 26,147 100% 9,593 Median Age 31.7 23.5 33.3 24.2 21.5
Source: US Census 2010, American Community Survey 2015-2019 Table DP05 Note: Totals may not add up due to rounding

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City of Twentynine Palms Housing Element 2022-2029 HS-13 TABLE HS-5

POPULATION AGE CHARACTERISTICS
CITY OFF-BASE POPULATION, 20191
Age Group
2019
Twentynine Palms net of Tract
104.02 (Mainside)
Pop. %
Preschool, under 5 years 1,966 12%
School Age, 5-19 years 3,062 18%
College Age, 20-24 years 2,115 13%
Young Adults
25-34 yrs. 2,857 17%
35-44 yrs. 1,816 11%
Middle Age 45-64 yrs. 3,173 19%
Senior Citizens
65-74 yrs. 931 6%
75 + yrs. 634 4%
Total 16,554 100%
1 Off-base population is defined in this case as people living in Twentynine Palms, but not on the Marine Base. There are military personnel living in the City, including at Vista del Sol apartments, and in private homes and apartments throughout the region.

TABLE HS-4 shows that 40.3% of the City’s total population of children (0-19 years) are the children of service members living on-Base, and that

52.1% of the City’s population aged 10 to 34 is living on the Base. As shown in TABLE HS-5, when Mainside population is removed from the City’s population, the City’s net population is somewhat older, has 7% fewer residents in the 20-24 age group.

Racial and Ethnic Composition
TABLE HS-6 shows the racial/ethnic distribution of the population in Twentynine Palms and San Bernardino County. In 2019, most residents in Twentynine Palms were white, constituting 73 percent of the population.

The most significant shifts between 2010 and 2019 were a decrease in those of “some other race” from 7% to 3%, an increase in Black/AfricanAmericans from 8% to 10%, and an increase in Native Hawaiian/Other Pacific Islanders from 1% to 3%.

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HS-14 City of Twentynine Palms Housing Element 2022-2029 TABLE HS-6

RACIAL AND ETHNIC COMPOSITION
TWENTYNINE PALMS AND SAN BERNARDINO COUNTY (2010–2019)
Race/Ethnicity Twentynine Palms San Bernardino County
2010 2019 2010 2019
Number % Number % Number % Number %
One Race
White 17,938 72% 19,107 73% 1,153,161 57% 1,315,238 61% Black/African-American 2,063 8% 2,667 10% 181,862 9% 179,292 8% American Indian/
Alaska Native
329 1% 259 1% 22,689 1% 17,782 <1%
Asian 979 4% 997 4% 128,603 6% 154,332 7%
Native Hawaiian/
Other Pacific Islander
345 1% 747 3% 6,870 <1% 6,838 <1%
Some Other Race 1,678 7% 747 3% 439,661 22% 368,600 17% Two or More Races 1,716 7% 1,623 6% 102,364 5% 106,949 5% Total: 25,048 100% 26,147 100% 2,035,210 100% 2,149,031 100% Hispanic or Latino (any
race)
5,845 23% 6,143 23% 1,064,356 52% 1,145,874 53%
Source: US Census 2010, American Community Survey 2015-2019 Table DP05 Note: Totals may not add up due to rounding

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City of Twentynine Palms Housing Element 2022-2029 HS-15

HOUSEHOLD CHARACTERISTICS
Household Type and Size
A household is defined by the US Census as all persons occupying a housing unit. Families are a subset of households and include all persons living together who are related by blood, marriage, or adoption. Single households are persons living alone in housing units, but do not include persons in group quarters such as barracks, convalescent homes or dormitories. Other households are unrelated people living together, such as roommates.

The 2010 US Census is the first to report population and households for Twentynine Palms that includes the annexed residential portion of the Marine Base. According to the 2010 US Census, there were 8,095 households in Twentynine Palms. In 2019, the American Community Survey estimated that the City of Twentynine Palms had 8,279 households.

The majority of households were renter households, comprising approximately 68 percent of the total households,a slight increase from the year 2010 when 66 percent of households were renters (TABLE HS-7).

TABLE HS-7

HOUSEHOLD SIZE BY TENURE
TWENTYNINE PALMS (2010–2019)
Households
2010 2019
Renter Owner Renter Owner
Number % Number % Number % Number %
1 Person 1,004 19% 704 26% 1,349 24% 924 35%
2 Persons 1,642 31% 1,009 37% 1,534 27% 848 32%
3-4 Persons 2,127 40% 761 28% 1,982 35% 713 27%
5+ Persons 580 11% 268 10% 759 14% 170 6%
Total Households 5,353 100% 2,742 100% 5,624 100% 2,655 100% Total Households 8,095 8,279
Average Household Size 2.67 2.75
Source: US Census 2010, American Community Survey 2015-2019 Tables B25009 and B25010 Taken as a whole, the City’s split of family and non-family households is roughly consistent with the rest of San Bernardino County. In Twentynine Palms, between 2010 and 2019, there was a 6 percent decrease in family households and a corresponding increase in non-family households (TABLE HS-8). Also clear from this Table is that non-family households are much smaller (primarily one-person), whereas family households are larger.

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HS-16 City of Twentynine Palms Housing Element 2022-2029 TABLE HS-8

HOUSEHOLD SIZE BY HOUSEHOLD TYPE FOR
TWENTYNINE PALMS AND SAN BERNARDINO COUNTY (2010–2019)
Household Type and Size
2010 2019
San
Bernardino
County
Twentynine
Palms
San
Bernardino
County
Twentynine
Palms
Total households 611,618 8,095 636,041 8,279
Family households: 77% 72% 76% 66%
2-person household 28% 38% 30% 35%
3-person household 21% 26% 22% 30%
4 or more person household 51% 35% 47% 35%
Non-family households: 23% 28% 24% 34%
1-person household 77% 76% 79% 81%
2-person household 18% 18% 16% 17%
3-person household 3% 4% 3% 1%
4 or more person household 2% 1% 2% 1%
Sources: US Census 2010 Table P28, American Community Survey 2015-2019 Table B11016 Income
Household income is one of the most important factors affecting housing opportunity because it determines a household's ability to purchase or rent housing. In 2019, the median household income in Twentynine Palms was approximately $44,226, which was 30 percent lower than the San Bernardino County median household income of $63,362. As illustrated in TABLE HS-9, the plurality of households makes between $25,000 and $49,999 per year.

TABLE HS-9

HOUSEHOLD INCOME
TWENTYNINE PALMS (2010–2019)
Income
2010 2019
Percentage of
Households
Percentage of
Households
Less than $15,000 11% 16%
$15,000–$24,999 16% 9%
$25,000–$49,999 29% 32%
$50,000–$74,999 17% 19%
$75,000–$99,999 14% 13%
$100,000 or more 12% 12%
Total 100% 100%
Median Household
Income $40,700 $44,226
Source: US Census 2010 (Summary File 3), American Community Survey 2015-2019 Table S1901

HOUSING
City of Twentynine Palms Housing Element 2022-2029 HS-17 Although overall household income is a useful indicator of housing accessibility, breaking the households apart by tenure provides a more detailed summary of housing accessibility for homeowners and renters in the City. As indicated in TABLE HS-10, homeowners tend to have higher household incomes than renters. Low-income households often have the most difficulty securing safe and affordable housing. In 2019, approximately 7 percent of all households were occupied by homeowners with household income below $25,000; 29 percent of households were occupied by renters with household incomes below $25,000.

TABLE HS-10
HOUSEHOLD INCOME BY TENURE, 2010 AND 2019
Income
2010 2019
Number of
Households Percentage Number ofHouseholds Percentage
Owner-Occupied Households
Less than $15,000 220 3% 407 5%
$15,000–$24,999 257 3% 149 2%
$25,000–$49,999 682 9% 610 7%
$50,000–$74,999 614 8% 458 6%
$75,000–$99,999 540 7% 455 5%
$100,000 or more 747 9% 576 7%
Total Owner-Occupied 3,060 39% 2,655 32%
Renter-Occupied Households
Less than $15,000 642 8% 886 11%
$15,000–24,999 1,023 13% 630 8%
$25,000–$49,999 1,648 21% 2,012 24%
$50,000–$74,999 749 9% 1,102 13%
$75,000–$99,999 588 7% 592 7%
$100,000 or more 207 3% 402 5%
Total Renter-Occupied 4,857 61% 5,624 68%
Total – All Households 7,917 100% 8,279 100%
Source: American Community Survey 2006–2010, 2015-2019 Table S2503 The Comprehensive Housing Affordability Strategy (CHAS) database, provided by HUD and based on ACS data, describes the number of households in Twentynine Palms by income group. The latest CHAS data are for the 2013-2017 period and shown in TABLE HS-11. The data show that the majority of households (37%) are in the moderate/above moderate category making more than 100% of the area median income. An estimated 9% of households are categorized as moderate income, 20% as low income, 17% as very low income, and 17% as extremely low income.

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HS-18 City of Twentynine Palms Housing Element 2022-2029 Table HS-11

HOUSEHOLDS BY INCOME GROUP
Income Group1 Income Households Percentage
Extremely Low
(Below 30% of HAMFI2) Up to $26,200 1,385 17%
Very Low
(30–50% of HAMFI) $26,201 – $37,650 1,370 17%
Low
(50–80% of HAMFI) $37,651 – $60,240 1,650 20%
Moderate
(80–100% of HAMFI) $60,241– $75,300 775 9%
Moderate and Above Moderate
(Over 100% of HAMFI) $75,300 or more 3,075 37%
Total Households 8,265 100%
Source: CHAS data based on 2013-2017 ACS
1 HUD and HCD use different terminology and methodology to define household income groups, but they are roughly equivalent. The table matches HCD’s terminology (“extremely low, very low, low,” etc.) with HUD’s income groupings (Below 30%, 30-50%, 50-80%, etc.).

Note that HCD defines “moderate income” as 80-120%, thus the term “moderate” is used in two categories.
2 HAMFI = HUD Area Median Family Income. San Bernardino County Median Income = $75,300 for a 4-person household.

Employment Trends
As illustrated in TABLE HS-12, the civilian population of Twentynine Palms is employed in diverse industries, with the largest percent of the population employed in the educational services, health care and social assistance sector (23%). The second highest employment sector is public administration (19%). Arts, entertainment, recreation, accommodation, and food services industries employ about 16 percent of the working population, and retail employs 15 percent. These two sectors are important to consider when assessing housing affordability as salaries tend to be lower, which decreases the amount of income available for housing. These sectors also generally do not offer health and other employment benefits, further increasing economic strain.

Although industries are categorized as non-civilian by the Census, due to the Marine Base being located within City boundaries, it is important to note the number of residents in the City currently serving in the armed services.

The 2019 ACS reports that approximately 6,248 City residents serve in the armed forces. In 2021, the Marine Base reported that there were 8,477 active duty military personnel employed by the USMC.

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City of Twentynine Palms Housing Element 2022-2029 HS-19 TABLE HS-12

CIVILIAN EMPLOYMENT BY INDUSTRY
TWENTYNINE PALMS (2019)
Industry Type Number Percentage Median
Earnings
Agriculture, forestry, fishing and hunting, and mining 28 <1% * Construction 241 4% $47,292
Manufacturing 116 2% $54,306
Wholesale trade 91 1% $43,025
Retail trade 976 15% $25,132
Transportation and warehousing, and utilities 181 3% $29,055 Information 63 1% $45,625
Finance and insurance, and real estate and rental
and leasing 262 4% $29,670
Professional, scientific, and management, and
administrative and waste management services 488 7% $37,500 Educational services, and health care and social
assistance 1,545 23% $34,344
Arts, entertainment, and recreation, and
accommodation and food services 1,095 16% $16,134
Other services, except public administration 321 5% $26,295 Public administration 1,293 19% $39,990
Total (civilian employed population 16 yrs. and over) 6,700 100% -- Total military service active duty employed (2021) 8,477 Source: American Community Survey 2015-2019 Tables S2405 and B24031. Data on active military employed provided by USMC, 2021
*Note: No median income estimate is provided in the data.

The Great Recession, which began in late 2007, led to an increase in unemployment around the country. According to the California Employment Development Department, in 2010 the unemployment rate in the City of Twentynine Palms was 17.1%, notably higher than the unemployment rate for the County of San Bernardino at 13.5%. The economy has rebounded since the recession and unemployment rates have steadily declined. By 2019, unemployment rates had dropped to 5.0% in the City and 3.8% in the County.

Among the principal employers in Twentynine Palms is the Marine Base.

The military plays a key role in the local and regional economies. Economic activity generated by the base includes direct spending by military personnel and their families, jobs for local residents, private-sector service and construction contracts, payments to utility providers, off-base housing property taxes, gas tax revenue, and military pension spending by retirees

HOUSING
HS-20 City of Twentynine Palms Housing Element 2022-2029 living in the City and Morongo Basin. The base directly and indirectly contributes an estimated $1.1 billion to the local economy.2 In 2018, it employed approximately 1,905 civilians (non-military).
3 The City is home to the headquarters of the Morongo Unified School District, which serves the entire high desert region and employs approximately 900 people. The City also contains the headquarters of Joshua Tree National Park (JTNP). In 2019, 2.9 million JTNP visitors spent an estimated $150 million and helped support 1,864 jobs in the region and local area.
4 Other notable employers in Twentynine Palms include grocery stores, hotels and motels, and restaurants. New businesses that opened during the 2014-2021 planning cycle include Tortoise Rock Casino, Dollar General, and Starbucks. Local infrastructure projects, including improvements to National Park Drive, and Project Phoenix which includes a National Park Cultural Visitor Center (currently underway), have provided additional jobs. As of 2021, approved and entitled businesses that will further expand employment opportunities in the City include a hotel, grocery outlet, auto parts store, and general retail store, among others.

Commute Trends
Commute distance is an important factor in housing availability and affordability and is also an indicator of jobs/housing balance. Communities with extended commute distances generally have a poor jobs/housing balance, while communities with short average commutes tend to have a strong jobs/housing balance. The burden of the additional costs associated with extended commuting disproportionately affects lower-income households which must spend a larger portion of their overall income on fuel. This, in turn, affects a household’s ability to occupy decent housing without being overburdened by cost. TABLE HS-13 indicates that the majority of residents travel between 10 and 29 minutes from home to work, and the mean travel time to work is 16 minutes. This figure indicates that many of the jobs are within 20 miles of the City and that there is a strong job/housing balance meaning that the available jobs are within relatively close distance to the employees’ places of residence.
2 Community Impact Report 2019, The Combat Center, Twentynine Palms, California. 3 Ibid. 4 2019 National Park Visitor Spending Effects: Economic Contributions to Local Communities, States, and the Nation, National Park Service, US Department of the Interior.

HOUSING
City of Twentynine Palms Housing Element 2022-2029 HS-21 TABLE HS-13

TRAVEL TIME TO WORK
Travel Time to Work Percentage
Less than 10 minutes 37%
10 to 29 minutes 53%
30 to 59 minutes 7%
60 or more minutes 3%
Total 100%
Mean Travel time to work (minutes) 16
Source: American Community Survey 2015-2019 Table S0802

SPECIAL NEEDS GROUPS
Seniors
Between 2010 and 2019, the City’s senior population (generally defined as those over 65 years of age) grew slightly, from 1,452 to 1,565. Seniors can have several housing-related concerns: limited and fixed incomes; high health care costs; transit-dependency; and living alone. Specific housing needs of the elderly include affordable housing, supportive housing (such as intermediate care facilities), group homes, and other housing that includes a planned service component.

Many seniors have limited income potential, as they are most often retired and have fixed incomes (retirement funds and Social Security retirement benefits). The median income for householders 65 years and over in Twentynine Palms is $26,823, according to the 2019 ACS.

In 2019, approximately 52 percent of the senior population (823 individuals) in TwentyninePalms had some form of disability. Despite the large number of seniors who have disabilities, approximately 39 percent of the senior population lives alone, according to the ACS. Asshown in TABLE HS-14, although a majority of senior households own their home, approximately 22 percent rent rather than own a home.

TABLE HS-14

SENIOR HOUSING TENURETWENTYNINE PALMS
Tenure
2010 2019 Percentage
Change,
2010-2019
Number of
Households Percentage
Number of
Households Percentage
Owner-Occupied 739 74% 770 78% 4%
Renter-Occupied 264 26% 222 22% -16%
Total 1,003 100% 992 100% -1%
Source: US Census 2010, American Community Survey 2015-2019 Table B25007

HOUSING
HS-22 City of Twentynine Palms Housing Element 2022-2029 Housing types which may be more appropriate for seniors include apartments, townhomes, duplexes, second units, single-room occupancy (SRO) units, congregate housing with group dining facilities and support services, and assisted living facilities. Home healthcare services handicapped accessible improvements, and housing rehabilitation assistance can also help seniors live safely and comfortably. The Development Code allows development at a range of densities, as well as residential group care facilities, congregate care facilities, second units, and SRO units.

Programs including assisted care, shared housing, and housing rehabilitation assistance can help seniors live comfortably. Because 22 percent of the elderly population in Twentynine Palms rents, there is a relatively high need for elderly assisted living care centers. • Currently, there is one residential care facility for the elderly within the city that is licensed by the state: Desert Rose Elder Care, which has twenty (20) beds.

Numerous organizations, including those listed below, provide community support services for seniors and other vulnerable populations. • Twentynine Palms Senior Center - social activities, games, meals • Food for Life - food pantry, boxed meal delivery to homebound residents
• 29 Palms Community Food Pantry - food services
• Morongo Basin Healthcare District - primary medical and dental care for underserved and vulnerable populations, mobile clinic, LIFT no-cost door-to-door medical transportation services
• Morongo Basin Transit Authority - Ready Ride origin-to-destination services for senior and disabled passengers at a discounted rate • Inland Counties Legal Services - non-profit legal assistance for seniors, low income residents, veterans, residents with disabilities • San Bernardino County Department of Aging and Adult Services - in-home supportive services, nutrition and meal services, employment programs, longterm care ombudsmen, advocacy

HOUSING
City of Twentynine Palms Housing Element 2022-2029 HS-23 Large Households
In general, large households (with five or more members) have special housing needs based on the limited availability of adequately sized, affordable housing units. Large households are often of lower income, which can result in the overcrowding of smaller dwelling units and in turn accelerating unit deterioration. The cost of larger dwelling units is typically higher than smaller units, and large households can experience a higher cost burden associated with housing.

The 2019 ACS estimates that 11 percent (929 households) of Twentynine Palms households are large households. Of all large households, 82% are renters and 18% are homeowners (TABLE HS-15).

TABLE HS-15
LARGE FAMILIES BY TENURE, 2019
2019
Households Percent of Total
Households
Owner-Occupied
5 persons 84 1%
6 persons 81 1%
7 or more persons 5 <1%
Owner Total 170 2%
Renter-Occupied
5 persons 566 7%
6 persons 151 2%
7 or more persons 42 1%
Renter Total 759 9%
Total Large Households 929 11%
Total Households 8,279
Source: American Community Survey 2015-2019 Table B25007 The existing housing stock in Twentynine Palms provides large families with a variety of options and is sufficient to accommodate the number of large families. The 2019 ACS reports that 4,293 (52 percent) of the occupied housing units in Twentynine Palms contain three or more bedrooms. Of those, approximately 61% were rental units and 39% were ownership units. An estimated 915 (11%) of occupied housing units contained four (4) or more bedrooms, nearly equivalent to the number of large households.

HOUSING
HS-24 City of Twentynine Palms Housing Element 2022-2029 Female-headed Households
According to the 2019 ACS, approximately 1,854 households (22% of all households) are headed by females with no husband present. As illustrated in TABLE HS-16, approximately 4 percent of all households in the City are owner-occupied by female householders, and 11 percent are renteroccupied by female householders. Single-parent households require special consideration and assistance because of the greater need for day care, health care and other facilities. Female-headed households with children tend to have lower incomes, thus limiting housing availability for this group. The 2019 ACS reveals that, of the approximately 1,854 female-headed households in Twentynine Palms, 374 were living in poverty and 342 (91%) of those had children in the household. Affordable housing units can benefit this population, particularly units located near childcare centers, schools, and employment centers.

TABLE HS-16
FEMALE HOUSEHOLDER, NO HUSBAND PRESENT BY TENURE (2019) Number Percent of Total Households
Owner-Occupied (Female Householder)1 366 4%
Renter-Occupied (Female Householder)1 913 11%
Total (Female Householder)2 1,854 22%
Total Households2 8,279 100%
1 Source: American Community Survey 2010-2014 (Table B11012), the latest year available, during which there was a total of 8,217 households in the City 2 Source: American Community Survey 2015-2019 Tables DP02 and B17012 Disabled Residents
Mentally and physically disabled residents face housing access and safety challenges. Disabled persons may face difficulty in finding accessible housing (housing that is made accessible to people with disabilities through the positioning of appliances and fixtures, the heights of installations and cabinets, layout of unit to facilitate wheelchair movement, etc.).

Developmentally disabled individuals may require onsite supportive services or supervision. Individuals who are unable to work because of disability may require income support, and their limited incomes can severely restrict their ability to pay for housing and living expenses.

In Twentynine Palms, 3,137 residents (16% of all civilian noninstitutionalized population) were identified as disabled in the 2019 ACS.

Individuals may be affected by one or more types of disability. The age group in which disabilities were most common was ages 18 to 64, with more than 47% of all disabilities occurring in this age group. This age group is especially important as it almost entirely encompasses the working population, and disabilities may affect a person’s ability to work

HOUSING
City of Twentynine Palms Housing Element 2022-2029 HS-25 consistently and regularly. As shown in TABLE HS-18, 989 of the 1,782 disabled 18-64 year old residents are not in the labor force, and only 63 were unemployed, showing that only 7.9% of disabled workers were unemployed, a number lower than the overall unemployment rate. The most prevalent types of disabilities were ambulatory difficulties (37%) and independent living difficulties (19%).

Table HS-17
DISABILITIES BY TYPE TWENTYNINE PALMS (2019)
Type of Disability
Number of
Disabilities
Percent of
Total
Disabilities
Disabilities, ages 0-17
Hearing difficulty 195 4%
Vision difficulty 193 4%
Ambulatory difficulty 137 2%
Self-Care difficulty 11 <1%
Independent Living difficulty * *
Subtotal, ages 0-17 536 10%
Disabilities, ages 18-6
Hearing difficulty 279 6%
Vision difficulty 257 5%
Ambulatory difficulty 1,109 22%
Self-Care difficulty 326 6%
Independent Living difficulty 470 9%
Subtotal, ages 18-64 2,441 48%
Disabilities, ages 65+
Hearing difficulty 347 7%
Vision difficulty 342 7%
Ambulatory difficulty 636 12%
Self-Care difficulty 343 7%
Independent Living difficulty 489 9%
Subtotal, ages 65+ 2,157 42%
Total Disabilities 5,134 100%
Total Civilian Non-Institutionalized Population with a
Disability 3,137
* Data not provided
Source: American Community Survey 2015-2019 Table S1810 TABLE HS-18

EMPLOYMENTSTATUS FOR DISABLED PERSONS
Employment Status Working Age Residents with a Disability (16 to 64 year olds)
Employed 730
Unemployed 63
Not in labor force 989
Source: American Community Survey 2015-2019 Table C18120

HOUSING
HS-26 City of Twentynine Palms Housing Element 2022-2029 The American with Disabilities Act (ADA) and California Building Standards Code (CBC) include regulations and standards for new construction and alterations to accommodate persons with disabilities. The City of Twentynine Palms Building and Safety Division requires compliance with these standards, as part of the building permit review, issuance, and inspection process.

The City imposes no special requirements or prohibitions on the development of housing for persons with disabilities. Development Code Chapter 19.54 establishes procedures for individuals with disabilities, their representatives, or developers to request reasonable accommodation in the City’s land use, zoning and building regulations, policies, and procedures when they act as a barrier to fair housing opportunities.

The City complies with the Lanterman Developmental Disabilities Services Act, which provides that state-authorized, licensed community care facilities serving six or fewer persons be permitted by right in all residential zones. They are also permitted by right in OSR, OSR-40, and P. They are permitted with a Conditional Use Permit (CUP) in CG and CS, and with an Administrative Use Permit (AUP) in CN. Group homes of seven (7) or more residents are permitted in all residential districts and CN with an AUP, and in CG and CS with a CUP.

Housing for individuals with disabilities in the Morongo Valley includes:
• Angel View (Joshua Tree). A nonprofit organization serving children and adults with disabilities. Operates two (2) Intermediate Care Facilities Habilitative (ICF/ID-H) homes in Joshua Tree, which provide 24-hour personal care, habilitative, developmental, and support health services to 6 or fewer people with intellectual disabilities who have intermittent recurring needs for nursing services, but have been certified by a physician and surgeon as not requiring availability of continuous skilled nursing care.5
An additional fifteen
(15) Intermediate Care Facilities and one (1) Congregate Living Health Facility are located in the Coachella Valley.

Additional support services for individuals with disabilities include:
• Desert Arc (Yucca Valley Campus). A nonprofit organization serving people ages 18 and older with developmental and intellectual disabilities. Provides vocational training, job placement services, adult day center activities, recreational programs, living skills training. In 2019, fourteen (14) residents of Twentynine Palms were enrolled in Desert Arc services, representing 2% of its total (713) participants. 5 www.angelview.org, accessed September 2021.

HOUSING
City of Twentynine Palms Housing Element 2022-2029 HS-27 • Inland Regional Center (Riverside). The California Department of Developmental Services (DDS) implements a statewide system of community-based services for people with developmental disabilities.

DDS contracts with the Inland Regional Center (IRC) to provide and coordinate local services in San Bernardino County. (see “Persons with Developmental Disabilities,” below)
• Morongo Basin Healthcare District (Twentynine Palms, Yucca Valley). Primary medical and dental care for underserved and vulnerable populations, mobile clinic, LIFT no-cost door-to-door medical transportation services.
• Morongo Basin Transit Authority. Ready Ride origin-to-destination services for senior and disabled passengers at a discounted rate.

Persons with Developmental Disabilities
SB 812 requires the City to include in the special housing needs analysis needs of individuals with a developmental disability within the community.

According to Section 4512 of the Welfare and Institutions Code, a “developmental disability” means a disability that originates before an individual attains age 18 years, continues or can be expected to continue indefinitely, and constitutes a substantial disability for that individual which includes mental retardation, cerebral palsy, epilepsy, and autism. This term shall also include disabling conditions found to beclosely related to mental retardation or to require treatment similar to that required for individuals with mental retardation, but shall not include otherhandicapping conditions that are solely physical in nature.

Many developmentally disabled persons can live and work independently within a conventional housing environment. More severely disabled individuals require a group living environment where supervision is provided. The most severely affected individuals may require an institutional environment where medical attention and physical therapy are provided. Because developmental disabilities exist before adulthood, the first issue in supportive housing for the developmentally disabled is the transition from the person’s living situation as a child to an appropriate level of independence as an adult.

The state Department of Developmental Services provides communitybased services to persons with developmental disabilities and their families through a statewide system of 21 regional centers, four developmental centers, and two community-based facilities. The Inland Regional Center (IRC) is one of 21 regional centersin the State of California that provides

HOUSING
HS-28 City of Twentynine Palms Housing Element 2022-2029 point of entry to services for peoplewith developmental disabilities. The center is a private, nonprofit community agency that contracts with local businesses to offer a wide range of services to individuals with developmental disabilities and their families. The IRC currently (2021) serves two (2) clients in Twentynine Palms zip codes 92277 and 92278.

There are a number of housing types appropriate for people living with a development disability: rent-subsidized homes, licensed and unlicensed single-family homes, inclusionary housing, Section 8 vouchers, special programs for home purchase, US Department of Housing and Urban Development (HUD) housing, and SB 962 homes. The design of housingaccessibility modifications, the proximity to services and transit, and the availability of group living opportunities represent some of the types of considerations that are important in serving this need group. Incorporating ‘barrier-free’ design in all, new multi-family housing (as required by California and Federal Fair Housing laws) is especially important to provide the widest range of choices for disabled residents. Special consideration should also be given to the affordability of housing, as people with disabilities may be living on a fixed income. As explained in the “Disabled Residents” section above, Angel View operates two (2) homes in Joshua Tree for six (6) or fewer people with intellectual disabilities who have intermittent recurring needs for nursing services.

In order to assist in the housing needs for persons with Developmental Disabilities, the City will implement programs to coordinate housing activities and outreach with the Inland Regional Center and encourage housing providers to designate a portion of new affordable housing developments for persons with disabilities, especially persons with developmental disabilities, and pursue funding sources designated for persons with special needs and disabilities.

Farmworkers
According to the 2019 5-year ACS, twenty-eight (28) Twentynine Palms residents had occupations in the agricultural, forestry, fishing/hunting, or mining industry, accounting for less than 1 percent of the City population.

In San Bernardino County, 6,472 residents had occupations in the agricultural, forestry, fishing/hunting, or mining industry. According to the California Important Farmland Finder by the California Department of Conservation, there is no farmland mapped in the City or the Morongo Basin region. Due to the arid climate and lack of irrigation infrastructure, intensive farming does not occur in or near Twentynine Palms. The nearest farmland is mapped near Banning, at least 36 miles to the southwest. The commuting distance would be at least 44 miles one-way with elevation changes. Consequently, there is no need for seasonal or transient farmworker housing in the City, nor is it reasonable or feasible for farmworkers in the region to live in the City and commute to their workplaces given the commute time and costs.

HOUSING
City of Twentynine Palms Housing Element 2022-2029 HS-29 The City allows affordable housing in all residential zones; therefore, affordable housing needs of people within the agricultural, forestry, hunting/fishing, or mining industries can be accommodated. Additionally, should the need for farmworker housing arise, the “Providing for a Variety of Housing Types”subsection in the Constraints analysis identifies how the City provides for it.

Homelessness
Homelessness can be triggered by a variety of factors including mental illness, family violence, severe and sudden economic burdens, and housing costs. In 2020, the San Bernardino County Homelessness Partnership published the results of a daily canvass of the county to assess the number of sheltered and unsheltered homeless persons, including those living on streets or in vehicles, encampments, storage structures, or other places unfit for human occupation. The data provided a snapshot of homelessness on a particular date and time. A 2021 count was not conducted due to health and safety concerns associated with the coronavirus pandemic.

The 2020 San Bernardino County Homeless Count and Subpopulation Survey estimated the point in time number of homeless residents in San Bernardino County to be 3,125 persons. The report revealed a total of 45 homeless persons in Twentynine Palms (TABLE HS-19), an increase of 5 individuals compared to the 2019 survey. In 2020, 17 people were sheltered and 28 were unsheltered. Most sheltered individuals are male (73%), between 25 and 39 years old (27%) or 50 to 54 years (27%), nonHispanic/Latino (77%), and White (62%).

TABLE HS-19

POINT IN TIME NUMBER OF HOMELESS TWENTYNINE PALMS
AND SAN BERNARDINO COUNTY (2020)
Location
No. of People Sheltered
No. of People
Unsheltered Total Shelter
Transitional
Housing
Twentynine Palms 17 0 28 45
San Bernardino
County 537 198 2,390 3,125
Source: 2020 San Bernardino County Homeless Count and Subpopulation Survey Final Report, Table 2
The informal homeless sector is much less visible than those in shelters and on the streets. These people are much harder to enumerate, as they stay with friends and relatives, in motels, and other informal housing arrangements. It is likely that an even larger number of individuals and families fall into this category, but estimates are unavailable.

HOUSING
HS-30 City of Twentynine Palms Housing Element 2022-2029 Particularly sensitive homeless subpopulations include veterans, the chronically homeless, those with mental or physical health conditions, and others. Unsheltered subpopulations in Twentynine Palms are described in the following table. The most prevalent groups are: 1) no monthly income (65.4%), 2) chronically homeless (38.5%), 3) homeless for the first time during the past 12 months (38.5%), and 4) physical disability that seriously limits the ability to live independently (38.5%).

TABLE HS-20
UNSHELTERED SUBPOPULATIONS, TWENTYNINE PALMS (2020)
Subpopulation Number Percent of
Total
Homeless for the first time during past 12 months 10 39% Chronically Homeless 10 39%
Veteran Status 6 23%
Chronic Health Condition that is life-threatening 4 15% HIV/AIDS 1 4%
Physical disability that seriously limits ability to live independently
10 39%
Developmental disability 0 0%
Mental health disability or disorder that seriously limits ability to live independently
7 27%
Victim of domestic violence (fleeing domestic violence, dating violence, sexual assault, or stalking)
2 8%
Released from correctional institutions during past year 1 4% Monthly Income: 7 27%
No monthly income 17 65%
$1-$250 0 0%
$251-$500 0 0%
$501-$1,000 8 31%
More than $1,000 1 4%
No recorded answer 0 0%
Total Individuals Surveyed: 26
Note: Data represent unsheltered individuals. Only adults and accompanying teenage children who were counted were surveyed; accompanied children in families were not.

Source: 2020 San Bernardino County Homeless Count and Subpopulation Survey Final Report, pages 100-101.

Emergency, transitional, and supportive housing facilities and services can serve some of the short- and long-term needs of homeless individuals.

Emergency shelters provide temporary shelter, often with minimal supportive services. Supportive facilities include support services to help the individual live and work independently. Transitional housing includes financial assistance and support services to help achieve independent living within 24 months.

HOUSING
City of Twentynine Palms Housing Element 2022-2029 HS-31 TABLE HS-21 lists resources for homeless persons in Twentynine Palms and nearby communities.

Table HS-21

HOMELESS SERVICE PROVIDERS
Resource Name Location Services
29 Palms Community Food Pantry Twentynine
Palms Food distribution
Morongo Basin Unity Home Yucca Valley,
Joshua Tree
Emergency shelter for
victims of domestic
violence and their
families. Transitional
housing, counseling,
legal aid.

Morongo Basin ARCH Twentynine
Palms,
Joshua Tree
Sober living home in
Twentynine Palms
that can house up to
12 people, and a
bridge housing
complex in Joshua
Tree than can house a
homeless family with
children. Food,
supplies.

The Way Station Joshua Tree Food distribution
Pacific Clinic Yucca Valley Clubhouse
One Stop Transitional Age Youth
(TAY) Center
Yucca Valley
Food, clothing,
transportation,
housing resources,
motel vouchers, job
enrichment, therapy.

Pacific Clinic Yucca Valley Clubhouse
Santa Fe Social Center Yucca Valley Food distribution
To help prevent homelessness, the City participates in the San Bernardino County Continuum of Care (CoC) System, known as the San Bernardino County Homeless Partnership. It promotes collaboration between agencies to direct strategies to end homelessness and to create a network of services for homeless individuals and families and those at risk of homelessness. The East Valley Regional Steering Committee (of the Partnership) advocates for the homeless and those at risk of homelessness in eastern San Bernardino County, including Twentynine Palms.

In August 2021, the City submitted a CDBG Homekey grant request for the purchase, renovation and rehabilitation of residential units on Elm Avenue to support permanent supportive housing. Morongo Basin ARCH would serve as a non-profit operator coordinating and providing affordable housing assistance and voluntary support services for individuals experiencing or at risk of homelessness. The project would serve a maximum of 15 low-income residents.

HOUSING
HS-32 City of Twentynine Palms Housing Element 2022-2029 Extremely Low Income Housing Need
Extremely low-income (ELI) households have the most difficulty obtaining decent affordable housing. As identified in TABLE HS-11, the City has approximately 1,385 extremely low-income households (17 percent of all households), which includes 210 owner households and 1,175 renter households (2013-2017). According to the HUD Comprehensive Housing Affordability Strategy (CHAS) data, the total number of ELI households in the City increased to 1,475 for 2014-2018, and the number of owner households increased to 355 while renter households declined to 1,120. As shown in TABLE HS-31, ELI households are most vulnerable to housing cost burdens. Based on 2013-2017 CHAS data, approximately 1,010 ELI households (including renter and homeowner households) pay over 30 percent of their income on housing costs, and 905 pay 50 percent or more.

However, some of these households may have military personnel and receive supplemental benefits and a monthly allowance for housing, which would mitigate the cost burdens to some extent. The City provides support for extremely low-income households by facilitating development of a variety of housing options that can be more affordable, such as accessory dwelling units (ADUs) and mobile/manufactured homes. The City has adequate capacity to accommodate the 115 RHNA units for ELI households, as shown in TABLE HS-46. The City also owns a 3.2-acre site (Site 14 on Exhibit HS-1) near City Hall which is under contract with an affordable housing developer. Site 14 is anticipated to yield 60 affordable housing units, 15% of which will be affordable to ELI households.

Fair Housing
The California Fair Employment and Housing Act (FEHA) prohibits housing discrimination with respect to race, color, religion, sex, gender, gender identity, gender expression, marital status, national origin, ancestry, familial status, source of income, disability, genetic information, or veteran or military status. AB 686 requires the City to assess its fair housing practices and certify that it will affirmatively further fair housing by taking meaningful actions to overcome patterns of segregation and foster inclusive communities.

The City’s Assessment of Fair Housing (AFH) is provided in Appendix A.

Programs HS-18 and HS-19 of this Housing Element describe the City’s actions to enforce fair housing laws and eliminate segregation in housing.

HOUSING
City of Twentynine Palms Housing Element 2022-2029 HS-33

HOUSING PROFILE
Housing Growth and Type
The US Census defines a housing unit as a house, an apartment, a mobile home, a group of rooms, or a single room that is occupied (or, if vacant, is intended for occupancy) as separate living quarters. Separate living quarters are those in which the occupants live separately from any other individuals in the building and which have direct access from outside the building or through a common hall.

The Twentynine Palms housing stock grew from 9,431 units in 2010 to 9,693 units in 2021. As shown in TABLE HS-22, approximately 68 percent of housing units were single-family homes, 29 percent were multi-family units, and approximately 3 percent of the housing units were mobile homes.

Table HS-22
HOUSING UNIT GROWTH1
Unit Type
2010 2021
Number Percentage Number Percentage
Single-family, detached 5,583 60% 5,833 60%
Single-family, attached 775 8% 784 8%
Multi-family, 2-4 units 2,179 23% 2,181 23%
Multi-family, 5+ units 558 6% 588 6%
Mobile Homes 306 3% 307 3%
Total 9,431 100% 9,693 100%
Source: California Department of Finance 2010, 2021, Table E-5 Population and Housing Estimates
1 Includes an estimated 1,610 on-base housing units, but not on-base barracks or dormitories.

The above data describe housing in the entire City, including military housing associated with the Marine Base. For planning purposes, it can be useful to separate military housing from civilian (non-military) housing. In July 20216, the Marine Base reported that, in addition to barracks and student dormitories, there are 1,610 family housing units (two- to fivebedroom) on base, of which 1,374 (85%) are occupied. It is estimated that 36 are detached single-family units, and the remaining 1,574 are multifamily (2-4 units) units.7 The off-base military housing community, Vista
Del Sol, has a total of 600 multi-family housing units (two and threebedroom), of which 509 (85%) are occupied. Therefore, there is currently available capacity for additional active-duty personnel and their families to live in existing military housing. Military housing is managed by Lincoln 6 Base statistics provided by USMC, July 27, 2021. 7 Google Earth estimates.

HOUSING
HS-34 City of Twentynine Palms Housing Element 2022-2029 Military Housing through a public/private venture with the Marine Corps.

The City maintains a close relationship with Base liaisons; however, land use and growth authority associated with the Base is the responsibility of the US Department of Defense. Military personnel and dependents who choose to live in non-military housing can select rental or ownership units in Twentynine Palms or other communities. Unless otherwise noted, all other housing data in this Housing Element represents the entire City (including military housing).

It should be noted that the Department of Finance numbers above do not correlate with the number of building permits for dwelling units issued by the City during the same time frame. TABLE HS-23 describes residential building permit activity between 2014 and 2020. Permits were issued for a total of 73 units. Single-family units accounted for 56% of all permits and had an average value of $105,953 per unit. Multi-family 2-4 units accounted for 44% of all units and had an average value $55,514 per unit. No permits were issued for multi-family 5+ units, mobile homes, accessory dwelling units, or other housing types.

Table HS-23

RESIDENTIAL BUILDING
PERMITS, 2014-2020
Year Single-Family Multi-Family, 2-4 Units
No. of
Units
Ave. Value
per Unit
No. of
Units
Ave. Value
per Unit
2014 13 $130,002 0 n/a
2015 0 n/a 0 n/a
2016 2 $92,013 0 n/a
2017 11 $83,776 0 n/a
2018 1 $90,000 32 $55,514
2019 2 $100,758 0 n/a
2020 12 $139,167 0 n/a
Total 41 $105,953 32 $55,514
Age of Housing Stock
The age of a housing unit is commonly used to estimate when it may begin to require repairs. In general, housing units over 30 years old are likely to have rehabilitation needs, including new roofing, foundation work, and new plumbing. As shown in TABLE HS-24, approximately 58 percent of homes in Twentynine Palms are more than 30 years old. A large portion of the housing stock (20 percent) was built between 1980 and 1990. Substandard housing conditions are discussed in the Housing Profile section of this document.

HOUSING
City of Twentynine Palms Housing Element 2022-2029 HS-35 TABLE HS-24

AGE OF HOUSING STOCK (YEAR BUILT)
TWENTYNINE PALMS (2019)
Year Built Number of Units Percentage
1939 or earlier 283 3%
1940-1949 540 5%
1950-1959 1,120 11%
1960-1969 740 7%
1970-1979 1,159 12%
1980-1989 1,944 20%
1990-1999 1,463 15%
2000-2009 1,794 18%
2010 or later 904 9%
Total 9,947 100%
Source: American Community Survey 2015-2019 Table DP04
Housing Tenure
Tenure refers to whether the unit is owner-occupied or renter-occupied.

Tenure preferences are primarily related to household income, composition, and age of the householder. In Twentynine Palms, the number of military families associated with the Marine Base is also a factor.

It is estimated that approximately 1,610 on-base housing units, and 600 offbase units at Vista del Sol are rental units available only to military families.

The tenure distribution (owner versus renter) of a community’s housing stock influences several aspects of the local housing market.Residential mobility is influenced by tenure, with owner-occupied housingretaining a much lower turnover rate than rental housing. Tenure shifted slightly between 2010 and 2019 with about 2% of units changing from ownership to rentals (TABLE HS-25).

TABLE HS-25

HOUSING TENURE
TWENTYNINE PALMS (2010–2019)1
Tenure 2010 2019
Owner occupied 2,742 34% 2,655 32%
Renter occupied 5,353 66% 5,6241 68%
Total 8,095 100% 8,279 100%
Source: US Census 2010, American Community Survey 2015-2019 Table DP04 1 Includes approximately 1,610 on-base housing units (all assumed to be rental units), but not on-base barracks or dormitories, and 600 units at Vista del Sol. Net, non-military rental housing in the City is estimated at 3,414.

HOUSING
HS-36 City of Twentynine Palms Housing Element 2022-2029 Housing Vacancy
Housing vacancy rates, the number of vacant units compared to the total number of units, are an indicator of the housing supply and demand for a City. Some amount of housing vacancy is normal in a healthy housing market, but excessive vacancy may indicate problems. As illustrated in TABLE HS-24, 17 percent of the City’s 9,947 housing units were vacant in 2019, a slight increase from the 14 percent vacancy rate in 2010 (TABLE HS-26).

TABLE HS-26

HOUSING VACANCY RATES
TWENTYNINE PALMS (2010–2019)
Occupancy Status
2010 2019
Number Percentage Number Percentage
Occupied Units 8,095 86% 8,279 83%
Vacant Units 1,336 14% 1,668 17%
For Rent 546 6% 436 4%
Rented, Not Occupied 21 <1% 119 1%
For Sale Only 105 1% 132 1%
Sold, Not Occupied 40 <1% 61 <1%
For Seasonal, Recreational,
orOccasional Use 195 2% 444 4%
For Migrant Workers 4 <1% 0 0%
Other Vacant 425 5% 476 5%
Total 9,431 100% 9,947 100%
Sources: US Census 2010 Table H5, American Community Survey 2015-2019 Tables B25004, DP04
Ownership Housing Cost
Approximately 32 percent of the occupied housing units in Twentynine Palms are owner-occupied. The Twentynine Palms median home value of owner-occupied housing units with a mortgage in 2019 was $158,800. In 2022, the median home value has risen to about $196,500. Of the other neighboring communities in 2019, Joshua Tree had a lower median value at $144,500, Morongo Valley and Yucca Valley had higher median values of $183,600 and $194,800, respectively.

Rental Housing Cost
According to the American Community Survey, the median gross rent in Twentynine Palms was $957 in 2019. As shown in the following table, median gross rent ranges from $623 for a one-bedroom unit to $1,363 for a 4-bedroom unit.

HOUSING
City of Twentynine Palms Housing Element 2022-2029 HS-37 TABLE HS-27
MEDIAN GROSS RENT BY BEDROOMS (2019)
No. of Bedrooms Median Gross Rent*
None $909
1 $623
2 $856
3 $1,150
4 $1,363
Median Gross Rent $957
* estimated renter-occupied housing units paying cash rent Source: American Community Survey 2015-2019 Table B25031 An online survey of available rental apartment and single-family properties within the City was prepared in April 2021 and supplemented in March 2022. The average rent for a three-bedroom unit was $1,429, for a twobedroom unit was $990, and for a one-bedroom unit was $902 (TABLE HS28). The rent levels were generally stable from 2021 to 2022. However, the market data presents generally higher rent levels than ACS data, especially for large units (4+ bedrooms).

TABLE HS-28

AVERAGE RENTS
Unit Size Number of
Units Surveyed
Average
Monthly Rent
Range of
Monthly Rents
Monthly
Rents (2022)
Studio 0 Not provided Not provided Not provided
1 bedroom 11 $902 $675–$1,495 $750–$1,925
2 bedrooms 19 $990 $750–$1,550 $850–$1,150
3 bedrooms 16 $1,429 $825–$2,600 $1,300–$2,200
4+ bedrooms 0 Not provided Not provided $2,750
Source: Rent.com, April 2021; apartments.com, March 2022.

Manufactured and Mobile Homes
Manufactured and mobile homes are built off-site. Manufactured homes are installed on residential lots and mobile homes are installed in a rented location, such as a mobile home park. This type of housing can serve as an alternative to housing types of higher costs. However, the cost is often difficult to quantify as sales are not often recorded in the Multiple Listing Service. According to the 2019 ACS, the average value of a mobile home in Twentynine Palms was $106,600. Pursuant to the 2020 California Department of Finance reports, currently there are 307 mobile home units (approximately 3 percent of the total housing stock) within the City.

HOUSING
HS-38 City of Twentynine Palms Housing Element 2022-2029 Housing Affordability
Housing affordability levels are determined by the Department of Housing and Community Development (HCD) and divided into the following categories:
§ Extremely Low Income: income less than 30 percent of Area Median Income (AMI)
§ Very Low Income: income greater than 30 percent, and less than 50 percent AMI
§ Lower Income: income greater than 50 percent, and less than 80 percent AMI
§ Moderate Income: income greater than 80 percent, and less than 120 percent AMI
§ Above Moderate Income: income greater than 120 percent AMI The US Department of Housing and Urban Development (HUD) conducts an annual household survey to determine HUD Area Median Family Income (HAMFI) and related income amounts for low-income groups.

Housing affordability for various levels of income can be determined by estimating the costs of owning or renting a home, including utilities, applicable taxes and insurance, in addition to the monthly payment on a mortgage or to a landlord.

Regarding affordability of rentals in Twentynine Palms, the following table shows that an affordable monthly payment for a low income family of four is $1,506. The rent for a 3-bedroom unit in Twentynine Palms ranges from $1,300 to $2,200, which is within the range of affordable monthly payments for low income families, and suggests that affordability is not a barrier to rentals in the City. For a moderate income household, the range of current rents is well within the $2,259 affordable for a family of four. Regarding home ownership, an affordable ownership price for a low income family of four is approximately $195,600. The median home value in Twentynine Palms is $196,500, which is equivalent to the maximum affordable ownership price for low income households, and well below the $293,400 affordable to moderate income households. This suggests that affordability for some low income households at the top of the income range and all moderate income households is not a barrier to homeownership in the City.

A person’s credit score can be a significant determining factor in access to affordable housing.

HOUSING
City of Twentynine Palms Housing Element 2022-2029 HS-39 TABLE HS-29

HOUSING AFFORDABILITY MATRIX
Income Group
Annual Income
Limit
Maximum Affordable Price
Own Monthly Rent
Extremely Low (0-30% AMI)
4 Person Family $26,200 $85,100 $655
Very Low (31-50% AMI)
4 Person Family $37,650 $122,200 $941
Low (51-80% AMI)
4 Person Family $60,250 $195,600 $1,506
Moderate (81-120% AMI)
4 Person Family $90,350 $293,400 $2,259
Source: California Department of Housing and Community Development State Income Limits for 2020, HUD 2020

1. Monthly affordable rent based on payments of no more than 30 percent ofhousehold income.

2. Calculation of affordable home sales prices based on a down payment of 10 percent, annual interest rate of 4.0 percent, 15-year fixed mortgage, 1.25% taxes and homeowners insurance monthly, and monthly payment30 percent of gross household income.

3. Based on San Bernardino County AMI (Area Median Income) = $75,300.

HOUSING ISSUES
Overcrowding
The federal government defines overcrowding as more than one person per room, excluding bathrooms, kitchens, hallways, and porches. Severely overcrowded households are those with more than 1.5 persons per room. By these definitions, just over 4 percent of households in Twentynine Palms live in overcrowded conditions as of 2010.

Generally, low-income families are disproportionately affected by overcrowding. Overcrowding is also more prevalent among renters than among owners. Twentynine Palms households in renter-occupied units experienced overcrowding and severe overcrowding at a significantly higher proportion than households in owner-occupied units. Approximately 2 percent of owner-occupied households and 3 percent of renter-occupied households experienced overcrowded and severely overcrowded conditions in 2019, a slight decrease from 2010 overcrowding figures (TABLE HS-30).

HOUSING
HS-40 City of Twentynine Palms Housing Element 2022-2029 TABLE HS-30

OVERCROWDED HOUSING UNITS
TWENTYNINE PALMS (2010–2019)
Tenure
2010 2019
Total
Households
% of Housing Units
Total
Households
% of Housing Units
OvercrowdedSeverely
Overcrowded
OvercrowdedSeverely
Overcrowded
Owner
Occupied
2,742 3% <1% 2,655 2% <1%
Renter
Occupied
5,353 5% 1% 5,624 3% 1%
Total 8,095 4% <1% 8,279 3% <1%
Sources: US Census 2010, American Community Survey 2015-2019 Table 25014 Housing Cost Burden
State and federal standards specify that a household experiences a housing cost burden if it pays more than 30 percent of its gross income on housing.

Housing cost burden is typically linked to lower income levels and occurs when housing costs increase faster than income.

As illustrated in TABLE HS-31, approximately 2,180 renter-occupied households pay more than 30 percent of their income on rent, and 1,035 pay more than 50 percent. Of these cost-burdened households, the most vulnerable are those with extremely low incomes. In total, approximately 1,010 extremely low-income households (including renter and homeowner households) pay over 30 percent of their income on housing costs, and 905 pay 50 percent or more. However, these exhibits are mitigated somewhat, due to the prospect that an unknown number of these households are for military personnel who receive supplemental benefits and a monthly allowance for housing. These supplemental benefits are not taken into consideration when calculating cost burden.

TABLE HS-31

HOUSEHOLD HOUSING PROBLEMS
TWENTYNINE PALMS (2019)
Cost Burden by
Tenure
Extremely Low
Income (0-30% AMI)
Very Low
Income
(31-50%AMI)
Low Income
(51-80% AMI) Total
Renter Households
Cost Burden > 30% 855 770 555 2,180
Cost Burden > 50% 795 240 - 1,035
Homeowner Households
Cost Burden > 30% 155 215 120 490
Cost Burden > 50% 110 145 - 255
Source: HUD Comprehensive Housing Affordability Strategy (CHAS) based on 2013-2017 ACS

HOUSING
City of Twentynine Palms Housing Element 2022-2029 HS-41 The CHAS database also collects and reports households with housing problems, including the lack of a kitchen, the lack of complete plumbing, overcrowding, and severe cost burden. As noted in TABLE HS-32, renters experience housing problems at a much higher rate than owners, particularly renters that make less than 30 percent of the AMI.

TABLE HS-32
PERCENT OF TOTAL HOUSEHOLDS WITH ANY HOUSING PROBLEM*
Renter Households Owner Households
Household Income <=30% AMI
with Any Housing
Problems
905 155
Household Income >30% to <=50% AMI
with Any Housing
Problems
775 215
Household Income >50% to <=80% AMI
with Any Housing
Problems
555 120
Source: HUD CHAS based on 2013-2017 ACS
*CHAS defines “any housing problem” as one or more of the following: lacks kitchen, lacks complete plumbing, overcrowding, and cost burden greater than 30% of income.

Substandard Housing Conditions
A variety of housing conditions can cause a home to be considered substandard. These homes often require extensive renovation to make a home safe. The Twentynine Palms Code Enforcement Division routinely inspects properties resulting from regular patrols or community complaints.

Occasionally, structures are found to not to be up to code, particularly the building code. These deficiencies are required to be brought up to code to avoid any further penalties.

Approximately 4,161 dwelling units (42% of the housing stock) in the City are less than 30 years old. Approximately 2,683 units (27% of the housing stock) are over 50 years old. The Community Development Department indicated that most of the housing is in generally sound condition. Most concerns occur with maintenance of smaller homes and multi-family units.

Although blight is dispersed throughout the community, it is somewhat more prevalent in the downtown area and Smoketree neighborhood. Since 2018, three single-family dwelling units and mobile homes at the Shady Elms Mobile Home Park (which had been abandoned) were demolished.

Currently, it is estimated that approximately 200 housing units (3%) are in need of rehabilitation, and 15 require demolition. The Quantified Objectives have been adjusted to include 40 units for rehabilitation during

HOUSING
HS-42 City of Twentynine Palms Housing Element 2022-2029 the planning period. Further, Program HS-2 directs the City to establish a database of units, and also assist 5 units annually during the planning period.

Assisted Housing
Section 8
The Housing Authority of the County of San Bernardino (HACSB) administers the Section 8 Housing Choice Voucher Program for Twentynine Palms residents. This program provides rental subsidies to low-income families that spend more than 30 percent of their gross income on housing costs. The program pays the difference between 30 percent of the recipients’ monthly income and the federally approved payment standard. In Twentynine Palms, 37 households receive Housing Choice Vouchers under the HUD Section 8 program.

Assisted Housing At-Risk of Conversion to Market Rate
State housing law requires an inventory and analysis of governmentassisted dwelling units eligible for conversion from lower-income housing to market-rate housing during the next 10 years. Reasons for this conversion may include expiration of subsidies, mortgage prepayments or pay-offs, and concurrent expiration of affordability restrictions.

The City does not own any affordable housing units. There are four housing projects subsidized by USDA, HUD, and/or Low-Income Housing Tax Credit (LIHTC). Two are managed by the Always With Integrity (AWI) Management Corporation. Twentynine Palms Apartments provides 47 affordable one- to three-bedroom units with income restrictions, which have an expiration date in 2063. El Paseo Apartments provides 48 affordable oneto three-bedroom units with income restrictions, which have an expiration date in 2035. AWI indicated that in about five years, El Paseo Apartments will likely undergo rehabilitation under LIHTC programs, which would extend the income restrictions for 55 years. Program HS-5 provides that the City will assist the owners in implementing this rehabilitation to assure that the units are affordable beyond 2035. Another two projects are managed by Hyder Property Management Professionals. Sagewood Manor Apartments provides 64 affordable one- to two-bedroom units with income restrictions, with an estimated expiration date in 2043 or later. Adobe Villas Apartments provides 34 affordable one- to three-bedroom units with income restrictions, with an estimated expiration date in 2036 or later. None of these subsidized housing units are at risk of conversion to non-affordable status during the next planning period.

HOUSING
City of Twentynine Palms Housing Element 2022-2029 HS-43 The Housing Authority of the County of San Bernardino (HACSB) does not own any affordable units in Twentynine Palms, but its affiliate non-profit, Housing Partners, owns two developments that include project-based voucher (PBV) units under the Section 8 Housing Choice Voucher (HCV) program. As shown below, a total of 20 units are located on Desert Queen and Split Rock Avenues. All units are 2-bedroom with an affordability expiration date of 2025. The units are available to all family types; none are restricted to the elderly or disabled. The HACSB intends to renew the PBV contracts so the units will remain affordable. Therefore, there are no units at risk of conversion to non-affordable status during the planning period.

TABLE HS-33

ASSISTED HOUSING POTENTIALLY AT RISK OF CONVERSION TO

MARKETRATE
Name1
Expiration
Date
Assisted
Units
Funding
Agency/Program
Desert Queen Avenue 09/30/2025 10 HCV (Section 8)
Split Rock Avenue 09/30/2025 10 HCV (Section 8)
1 Addresses not provided by HACSB to maintain tenant privacy.

Source: HACSB, May 2021
TABLE HS-34 shows an estimated total subsidy of $14,840 per month, or $178,080 per year, required if the 20 at-risk units were to convert to marketrate housing and HACSB were to continue subsidizing the housing.

TABLE HS-34

AT-RISK UNIT SUBSIDIES
Unit
Size
Total
Units
Fair
Market
Rent1
Household
Size
Very
Low
Income
(50%
AMI) 2
Affordable
Cost
Minus
Utilities3
Monthly
per Unit
Subsidy
Total
Monthly
Subsidy
2-br 20 $1,390 3 $33,900 $648 $742 $14,840
Sources: HUD 2021, HCD 2020 1 FY 2021 Fair Market Rent for a 2-bedroom unit in the Riverside-San Bernardino-Ontario Metropolitan Statistical Area (MSA), as determined by HUD 2 2020 Area Median Household Income (AMI) limits for San Bernardino County based on 2020 Income Limits from CA Department of Housing and Community Development. 3 Affordable cost = 30% of household monthly income minus estimated utility allowance of $200 for a two-bedroom unit.

A survey of multi-family sales listings in Twentynine Palms, Joshua Tree, and Yucca Valley determined that the cost of a 2-bedroom multi-family unit ranges from $82,250 to $218,333 per dwelling unit (sales data from www.trulia.com, May 2021). Based on this information, the cost to acquire all 20 rental units at risk is estimated to be between $1.64 million and $4.3 million.

HOUSING
HS-44 City of Twentynine Palms Housing Element 2022-2029 Another option for replacing the 20 at-risk units is through new construction. The cost to replace the units will vary based on timing of replacement and economic conditions in the region. A 2021 survey of multiple housing developers that build affordable units in the nearby Coachella Valley determined that the average construction cost for affordable units is approximately $317,074 per unit. Based on this estimate, the cost of replacing the at-risk units through new construction is approximately $6.3 million. Actual replacement cost may be lower due to market factors in the Twentynine Palms area.

Preservation of Resources
Government Code (Section 65583(a)(8)(c)) requires that the City identify local nonprofit corporations which have the “legal and managerialcapacity to acquire and manage” at-risk units. A number of nonprofit housing developers are active in San Bernardino County and could assist in the preservation of at-risk units in Twentynine Palms. Names of these organizations and contact information are provided in TABLE HS-35.

TABLE HS-35

QUALIFIED ENTITIES FOR THE PRESERVATION OF AFFORDABLE HOUSING

IN SAN BERNARDINO COUNTY
Entity Address Phone Number
Abbey Road Inc. 15305 Rayen Street
North Hills, CA 91343
(818) 332-8008
BUILD Leadership Development Inc. 1280 Bison, Ste. B9-200 Newport Beach, CA 92660
(949) 720-7044
Century Housing Corporation 1000 Corporate Pointe, Ste. 500Culver City, CA 90230
(310) 642-2007
Coachella Valley Housing Coalition 45-701 Monroe St, Ste. G., Plaza I Indio, CA 92201
(760) 347-3157
Coalition for Economic Survival 514 Shatto Place, Suite 270 Los Angeles, CA 90020
(213) 252-4411
CSI Support & Development
Services
201 E. Huntington Drive
Monrovia, CA 91016
(626) 599-8464
Housing Corporation of America 31423 Coast Highway, Ste. 7100 Laguna Beach, CA 92677
(323) 726-9672
Innovative Housing Opportunities 19772 Macarthur Blvd., Ste 110 Irvine, CA 92612
(949) 863-9740
Keller & Company 4309 Argos Dr.

San Diego, CA 92116
--
Neighborhood Housing Services of
the Inland Empire, Inc.
1390 North D St.

San Bernardino, CA 92405
(909) 884-6891
Nexus for Affordable Housing 1572 N. Main St.

Orange, CA 92867
(714) 282-2520
Orange Housing Development
Corporation
414 E. Chapman Ave.

Orange, CA 92866
(714) 288-7600

HOUSING
City of Twentynine Palms Housing Element 2022-2029 HS-45 TABLE HS-35

QUALIFIED ENTITIES FOR THE PRESERVATION OF AFFORDABLE HOUSING

IN SAN BERNARDINO COUNTY
Entity Address Phone Number
Poker Flats LLC 1726 Webster
Los Angeles, CA 90026
--
ROEM Development Corporation 1650 Lafayette Circle
Santa Clara, CA 65050
(408) 984-5600
Southern California Presbyterian
Homes
516 Burchett Street
Glendale CA 91203
(818) 247-0420
The East Los Angeles
Community Union (TELACU)
1248 Goodrich Blvd.

Los Angeles, CA 90022
(323) 838-8556
Source: HCD List of Qualified Entities, October 15, 2020

HOUSING
HS-46 City of Twentynine Palms Housing Element 2022-2029

CONSTRAINTS ANALYSIS
Pursuant to state law, each jurisdiction is responsible for a share of the region’s projected housing needs. To meet these needs, the jurisdiction must ensure that it addresses local constraints that may impede the development, improvement, and conservation of housing for persons of all income levels and for persons with special needs (such as the homeless, disabled, and elderly). Should constraints be identified, a jurisdiction must demonstrate its efforts in removing or mitigating the constraints, where appropriate and legally possible.

NON-GOVERNMENTAL CONSTRAINTS
Environmental
Environmental factors can constrain residential development in a community by increasing costs and reducing the amount of land suitable for housing construction. Environmental constraints to residential development typically relate to the presences of sensitive biological resource habitat or geological or flooding hazards.

Biology
The General Plan Land Use Element identifies three (3) preservation overlays associated with the protection of ecological resources. The Wildlife Corridors Overlay designates three primary corridors that connect the Joshua Tree National Park area south ofthe city to the hills north of the city on the Marine Base. Properties within the overlay are subject to specific site design standards as set forth in the Development Code and policies of the Land Use and Conservation and Open Space Elements. Despite these measures, a substantial amount of residentially designated land remains available for development.

The mesquite hummocks habitat has been identified within the city as a sensitive habitat that supports certain desert species. The Mesquite Dunes & Bosque (MDB) Overlay has been designated within the northern portion of the city for the protection of this habitat. Development within this area is not entirely restricted, but the Overlay limits the amount of grading and disturbance to the habitat.

HOUSING
City of Twentynine Palms Housing Element 2022-2029 HS-47 The Land Use Element includes the Joshua Tree National Park Buffer (JTNPB) Overlay for an approximate half-mile buffer along this boundary that would discourage increases in intensity and recommend establishing special design standardsfor the overlay area. Due to the topography and proposed low residential density within this area, this is not seen as a major constraint to residential development and this area is already designated for

2.5- and 5-acre lots.

No sites identified in the Sites Inventory are located in the Wildlife Corridors, MDB, or JTNPB Overlays.

Geology
Two faults run through the city, the Pinto Mountain Fault and the Mesquite Lake Fault. Both faults are capable of 7.0 magnitude earthquakes or greater.

The Pinto Mountain Fault aligned east-west and paralleling Twentynine Palms Highway, presents the greatest seismic constraint to development due to its location to already developed portionsof the city and along primary streets. The Mesquite Lake Fault also presents constraints, but to a lesser degree since it is located in areas designated for lower density residential land uses. The General Plan establishes a Fault Zones Overlay which requires geotechnical investigations prior to development approval, and compliance with all California Geological Survey and other applicable requirements associated with Alquist-Priolo regulations. None of these measures would represent substantial constraints to residential development, including on the sites identified in the Sites Inventory. None of the inventory sites are located in or near any fault zones.

Despite the potential for large seismic events in the area, most of the designated residential areas are within areas that are relatively flat.

Therefore, the slope stability, landslide, and rockfall issues do not present a constraint to residential development within the City. The General Plan Land Use Element designates a Hillsides Overlay to high slope areas or land adjacent to areas of high slope. Development on hillsides with slopes greater than 25% is prohibited. Additional grading and development restrictions may apply to protect development projects from geotechnical hazards and to preserve scenic resources. Site-specific geotechnical analyses are required, as necessary, and adherence to recommendations would address any potential hazards such that they would not present a substantial hazard to residential development, including on the sites identified in the Sites Inventory.

The depth of groundwater in the city generally ranges from 20 to 400 feet below the surface depending on the sub-basin. As such, the potential for liquefaction varies across the city. Areas with moderate to high liquefaction potential are within the Liquefaction Susceptibility Overlay that requires

HOUSING
HS-48 City of Twentynine Palms Housing Element 2022-2029 site-specific geotechnical studies to assess the potential for ground failure.

Adherence to recommendations provided in geotechnical studies and standard measures as dictated by the California Building Code would address any potential hazards associated with liquefaction or any other settlement. Therefore, liquefaction hazards would not present a substantial constraint on residential development, including on the sites identified in the Sites Inventory.

Flood
The 100-year Federal Emergency Management Agency (FEMA)- designated floodplain drainage area extends from the hills to the south of the city, extending from Encelia Avenue to the west and Falderman Avenue to the east at its broadest path. The floodplain narrows as it crosses Twentynine Palms Highway and is consolidated into one primary drainage channel that travels north and then east to Bullion Mountain Road, south of Mesa Drive at the city boundary.

This floodplain covers residential areas already developed and areas planned for low- to medium-level residential densities. Improvements proposed by the Twentynine Palms Master Plan of Drainage would reduce the limits of the floodplain in these areas.

No sites identified in the Sites Inventory are located in the FEMAdesignated special flood hazard areas or Drainage Area Overlay described below.

The Indian Cove/Mesquite Drainage Area in the western portion of the City is subject to flooding even though it is not mapped by FEMA as a floodplain. The General Plan establishes the Drainage Area Overlay; development within the overlay is required to incorporate design features that mitigate flooding hazards to the maximum extent feasible. However, the inclusion of such features would not represent a substantial constraint to residential development, including on the sites identified in the Sites Inventory.

Infrastructure
Water
Water service is provided by the Twentynine Palms Water District (TPWD). Its service area covers 87 square miles, including the City and unincorporated land north and south of the City. In 2020, the District served 7,438 active connections, 96% of which were residential connections. The sole source of water is groundwater. Annual water usage is approximately 2,100 to 2,900 acre-feet (AF). Based on population and land use development projections, and anticipated water usage rates, the District’s 2020 Urban Water Management Plan (UWMP) determined that total water demand in 2045 will be approximately 3,200 AF, and total projected water

HOUSING
City of Twentynine Palms Housing Element 2022-2029 HS-49 production will be 3,660 AF. The District determined that adequate water supplies will be available through 2045 under normal years, single-dry years, and multiple dry years. Groundwater quality is typically good, and no contaminants have been detected above standard levels.

Most of the District is connected to TPWD’s water infrastructure, including the City’s developed core. Some outlying parcels and other scattered parcels are not connected and are served by private wells.

Parcels designated for future multi-family development, including the sites identified in the Sites Inventory, are currently served by, or immediately adjacent to, existing water lines. The Downtown Specific Plan area is wellserved by existing water lines, although lateral connections could be required to serve individual projects. Public land adjacent to City Hall is also served by existing lines immediately adjacent to the site. Parcels zoned for high-density residential (R-HD) along El Paseo Road east of Adobe Road are immediately adjacent to existing water lines in all directions, including El Paseo Road, Ocotillo Avenue, Sun Valley Drive, Desert Knoll Avenue, and Marine Avenue. Therefore, water infrastructure is not considered a constraint to the development of multi-family development.

Sewer
A community-wide sanitary sewer system is not available within the City, with the exception of the Marine Base. Wastewater is instead handled by individual septic systems or by package treatment plants which serve whole developments. Per State Water Board requirements, where there is a lack of sewer connection, developments are subject to the Onsite Wastewater Treatment Policy, which limits the intensity of all types of development, including housing on septic systems. The City works with applicants who wish to develop more intense projects which require onsite wastewater treatment plants, often called package plants. However, package plants can be expensive, require large amounts of land, and require routine maintenance for proper operation. The lack of sewer infrastructure is considered a major constraint to development, including housing development, and the City continues to evaluate and pursue long-term solutions. The City has now secured funding and is undertaking preliminary feasibility and design of a master sewer system, and continues to pursue funding for construction. In addition, the City and Marine Corps negotiated the potential of having the Corps expand their treatment plant and operate a regional treatment plant to serve both its and the City’s needs. Programs HS-16 and HS-17 direct the City to continue to pursue a community-wide sewer system and assist developers in acquiring financing for package plants.

HOUSING
HS-50 City of Twentynine Palms Housing Element 2022-2029 Senate Bill 1087
Senate Bill (SB) 1087 requires the City to immediately deliver an adopted Housing Element and any amendments thereof to all public agencies or private entities that provide water or sewer services. The City complies with this requirement. Further, each entity that provides water or sewer services is required to grant a priority for the provision of these services to proposed developments that include housing units affordable to lower income households.

Electricity
Electricity service from Southern California Edison is available throughout the city and is not a constraint to the development of housing, including on the sites identified in the Sites Inventory.

MARKET CONSTRAINTS
Many factors affecting housing costs are related to the larger housing market. The availability of land, the cost and availability of financing the price of the land, and the cost of construction all contribute to the cost of housing and can hinder the production of affordable housing. Additionally, the availability of financing can limit access to homeownership for some low-income households. Market-related constraints are part of regional trends related to housing and local jurisdictions seldom have any control over these.

Development Costs
Development costs in Southern California affect potential affordable housing developments. These costs are attributed to several factors, including the rising growth rate, housing demand, and limited land availability. Twentynine Palms, however, has a substantial amount of relatively low-cost land due to supply. When developed, land values are reflected in home prices.

Costs can vary widely depending on location, project site, unit size, bedroom count, finishes and fixtures, amenities, and wage and hiring requirements. Soil conditions, environmental factors, and the availability of infrastructure can also affect construction costs. The Desert Valleys Builders Association estimates that construction costs for single-family dwelling units in the nearby Coachella Valley generally range from $235 to over $275 per square foot (excluding site improvements). According to National Core, construction costs for vertical multi-family units in the desert region generally range from $125 to $145 per square foot, based on a typical 50 to 70-unit project with a 2 to 3 story garden style, Type V wood building.

HOUSING
City of Twentynine Palms Housing Element 2022-2029 HS-51 Manufactured housing (including mobile homes and modular housing) can provide lower priced housing by reducing construction and labor costs.

Some of the first 3-D printed homes in the nation are being built in the nearby Coachella Valley. They consist of modular panels manufactured with sustainable building techniques that eliminate the waste associated with wood frame construction. Costs are proving to be substantially lower than traditional housing products. Such dwelling units may provide suitable low-cost housing alternatives in Twentynine Palms.

The price of land is typically a significant component of housing development costs. Land costs may vary depending on whether the site is vacant or has an existing use that must be removed. Similarly, site constraints such as environmental issues (steep slopes, soil stability, seismic hazards or flooding) affect the cost of land. Twentynine Palms does not have the constraints of other cities in Southern California.

Land Availability and Costs
Development costs are also minimal due to the relatively low cost of undeveloped land. The geography of the land is typically flat, with a gentle slope downward in the northeasterly direction.

The cost of land directly impacts the cost of housing. In general, land prices in San Bernardino County are more affordable than the Los AngelesCounty and Orange County markets. The lack of inexpensive residential land in Los Angeles and Orange Counties was a major impetus for the development of the high desert. Accordingly, Twentynine Palms, along with other cities within San Bernardino County, is providing affordable housing for workers in various employment centers of the Inland Empireas well as in Orange County and Los Angeles County. Within the San Bernardino County market, there are also significant differences in land prices. Cities closer to Los Angeles County such as Ontario, RanchoCucamonga, and Upland have generally garnered higher residential land prices than communities in the Morongo Basin.

The City also has an estimated inventory of several hundred platted lots that are available for construction. These lots were created through previous tract maps and can be developed without having to go through an entitlement process which is costly and time consuming given the state environmental regulations.

An internet survey of residential land for sale within the downtown area of the city identified land costs for existing properties for multiple units ready for development ranging from $7,500 per acre to $48,000 per acre, with an average cost of $25,500 per acre. Parcel sizes range from one-half acre to

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HS-52 City of Twentynine Palms Housing Element 2022-2029 ten acres in size, with smaller parcels (one-half acre) were typicallylisted at higher prices. Land outside the downtown area is typically zoned for singlefamily homes with minimum lot sizes ranging from 1 acre to 5 acres. Land costs are substantially lower for these areas outside the downtown area.

A survey of regional affordable housing developers that build in the nearby Coachella Valley region determined that the average construction cost for affordable housing units is approximately $317,074 per unit. Based on this estimate, land costs do not represent a significant portion of the total development costs. The land costs of the City’s existing Multi-Family Residential, which allows eight dwelling units per acre, only represents approximately 1 percent of the total development costs. The land costs in the High Density Residential, which allows 24 dwelling units per acre, represents less than one percent of the total development costs. The High Density Residential district exceeds HCD’s target density of 20 dwelling units per acre for jurisdictions the size of Twentynine Palms.

Labor Costs
The California Labor Code applies prevailing wage rates to public works projects exceeding $1,000 in value. Public works projects include construction, alteration, installation, demolition or repair work performed under contract and paid for in whole or in part out of public funds. While the cost differential in prevailing and standard wages varies based on the skill level of the occupation, prevailing wages tend to add to the overall cost of development. In the case of affordable housing projects, prevailing wage requirements could effectively reduce the number of affordable unitsthat can be achieved with public subsidies.

Availability of Financing
The availability of financing affects a person’s ability to purchase or improve a home. Additionally, the cost of borrowing money for residential development is incorporated directly into the sales price or rent. Interest rates are determined by national policies and economic conditions.

The Great Recession had a significant impact on the housing market and housing financing. In the years following the downturn, financing has become more difficult to obtain, especially for low- and middle-income households. This could be a constraint to homeownership for lower-income families. At the same time, post-economic downturn interest rates have been historically low. These historically low rates couldprovide opportunity for low- and middle-income families to experience homeownership.

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City of Twentynine Palms Housing Element 2022-2029 HS-53 The fixed interest rate mortgage remains the preferred type of loan, especially during the periods of low, stable interest rates that are currently occurring. TABLE HS-36 illustrates interest rates as of April 2021. The table presents both the interest rate and the annual percentage rate (APR) for different types of home loans. The interest rate is the percentage of an amount of money which is paid for its use for a specified time, and the APR is the yearly percentage rate that expresses the total finance charge on a loan over its entire term. The APR includes the interest rate, fees, points, and mortgage insurance and is therefore a more complete measure of a loan’s cost than the interest rate alone. However, the loan’s interest rate, not its APR, is used to calculate the monthly principal and interest payment.

TABLE HS-36

INTEREST RATES
Conforming and Government
Loans
Interest APR
30-year fixed 3.125% 3.238%
30-year fixed VA 2,750% 2.981%
15-year fixed 2,375% 3.019%
7/6-Month ARM 2.250% 2.595%
5/6-Month ARM 2.000% 2,584%
Jumbo
30-year fixed 3.000% 3.064%
15-year fixed 2.875% 2.955%
Source: wellsfargo.com, April 2021
Development Process
Recent housing projects in the City have usually taken up to two months to submit building permit applications after receiving project entitlement approval. The City allows developers to submit for entitlements and building permits at the same time with the understanding that there are risks involved should there be a change. The City also allows for stock building plan approvals even without a lot identified so that when one is, the developer will only need to submit a site plan and grading plan. These options are at the discretion of developers based on their timeline, not the City’s, and are not considered a constraint to housing development but rather provide flexibility for developers.

The City has not received requests to develop housing at densities below those identified for the RHNA sites. The City will require that units be built as designated in the Land Inventory (TABLE HS-47), and those sites will be built with package plants onsite due to higher densities.

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HS-54 City of Twentynine Palms Housing Element 2022-2029

GOVERNMENTAL CONSTRAINTS
Actions by the City can have an impact on the price and availability of housing. Land use controls, site improvement requirements, building codes, fees, and other local programs intended to improve the quality of housing and the community may serve as a constraint to housing development.

Public policies can affect overall housing availability, adequacy, and affordability.

Land Use Controls
General Plan Land Use Designations
The Twentynine Palms General Plan guides residential development in the city. The Land Use Element directly addresses residential development by specifying the amount, location, type and density of residential development. These General Plan Land Use designations are described in TABLE HS-37. The Development Code reinforces the objectives of the Land Use Element by regulating development densities, housing types, and development standards in residential zones. The Land Use Element focuses residential development opportunities consistent with thoseallowed under the City's existing Single Family Residential, Multi-family Residential, High Density Residential, Rural Living, and Open Space Residential zones.

The Land Use Element and Development Code also allow for certain residential usesin the Service Commercial, General Commercial, Office Commercial, Neighborhood Commercial, Tourist Commercial, and Public designations and zones.

The Land Use Element designates over 79 percent of area within the city to residential land uses. The Land Use Element includes a projection of the number of housing units that will exist at build-out pursuant to the Land Use Plan. At build-out, 27,940 housing units can be accommodated in the City; this projection assumes average densities will be 80% of the maximum allowed. According to the Department of Finance, there are currently (2020) 9,681 dwelling units in the City. Thus, current land use policy allows for a maximum potential of another 18,259 units. However, this number is flexible,depending upon the actual density yields of individual development projects.

Although the developed residential portion of the Marine Base is located within City boundaries, the City does not have land use approval authority within these areas. Since the housing on the Marine Base serves the population included in the City and can be included in the City’s RHNA,

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City of Twentynine Palms Housing Element 2022-2029 HS-55 the Housing Element will account for the units existing and currently planned within the Marine Base. However, it will not include any policies that would directly influence housing policy within the Marine Base beyond general coordination between City and Marine Base planning efforts.

The following table identifies General Plan land use designations that accommodate residential development.

TABLE HS-37

GENERAL PLAN LAND USE DESIGNATIONS
Land Use Designation Maximum Density
Description of
Residential Component
Open Space Residential (OSR) 1 DU/Parcel
(minimum parcel
size is 10 acres)
Large lot residential uses and
preservation of open space areas
with a minimum lot size of 10 acres.

Open Space Residential (OSR-40) 1 DU/Parcel
(minimum parcel
size is 40 acres)
Large lot residential uses and
preservation of open space areas
with a minimum lot size of 40 acres.

Rural Living (RL) RL-1 1 DU/ Acre Large lot residential uses.

RL-2.5 1 DU/2.5 Acres
RL-5 1 DU/5 Acres
Single Family
Residential (RS)
RS-E 0.4 DU/Acre Low to moderate-density residential
uses. RS-1 1 DU/Acre
RS-2 2 DU/Acre
RS-3 3 DU/Acre
RS-4 4 DU/Acre
Multi-family Residential (RM) 8 DU/Acre Higher-density residential uses, focused on apartments, duplexes,
and other attached residential types,
and mobile home parks.

High Density Residential (R-HD) 24 DU/Acre Higher intensity housing opportunities, including apartments
and senior housing intended to
accommodate affordable housing.

Service Commercial (CS) No density maximum
for residential uses
Multi-family developments if part of a
mixed use development.

General Commercial (CG) 8 DU/Acre
(limited to 2
units/parcel)
Multi-family and single-family
dwellings.

Office Commercial (CO) 2 DU/Acre
(limited to 2
units/parcel)
Limited residential as a means for
providing opportunities for mixed use
development.

Neighborhood Commercial (CN) 12 DU/Acre Single family dwelling compatible with small commercial centers.

Tourist Commercial (CT) 12 DU/Acre With approval, single family dwellings, SROs, mobile home parks.

Source: Twentynine Palms General Plan, Development Code

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HS-56 City of Twentynine Palms Housing Element 2022-2029 Development Standards
The City’s Development Code sets forth regulations that determine the size, type, density, and scale of residential development. Such regulations are designed to promote the health, safety, and general welfare of residents; preserve the character and integrity of neighborhoods; and implement General Plan goals and policies. State law has also increasinglyfocused on how residential development standards affect the feasibility of the building market rate and affordable housing. TABLE HS-38 and TABLE HS-39 describe the established standards for developing new housing, including minimumlot size and dimensions, building heights, and setbacks. The City zoning map and a link to the Zoning Code are provided on the City website.

The City’s residential development standards such as height, lot coverage and parking requirements are typical for suburban communities including multifamily development. As discussed in the Realistic Capacity subsection below, a conservative analysis has demonstrated that the development standards including parking requirements for the R-HD zone can easily accommodate 24 units per acre. Therefore, land use controls will not pose a constraint to achieving maximum densities in multi-family development with small bedroom types. In addition, Program HS-6 commits the City to incorporate a density bonus ordinance that offers bonuses of up to 50 percent for the provision of affordable housing, depending on the amount and type provided, as well as parking reductions, which will further assure housing supply at maximum densities. The densities and development standard, combined with the lower sales price for homes in the City, provide ample opportunities for the provision of affordable housing.

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City of Twentynine Palms Housing Element 2022-2029 HS-57 TABLE HS-38

DEVELOPMENT STANDARDS

RESIDENTIAL DISTRICTS
Standard OSR/
OSR-40 RL-1 RL-2.5 RL-5 RS-4 RS-3 RS-2 RS-1 RS-E RM R-HD Min. Lot Size 10
acres 1 acre 2.5acres 5 acres 7,200 sf 12,000 sf 18,000 sf 1 acre 2.5 acres 10,000 sf 10,000 sf
Min. Lot
Dimensions
w-300’
d-300’
w-100’,
d-150’
w-150’,
d-200’
w-200’,
d-250’
w-60’
d-100’
w-70’
d-100’
w-80’,
d-100’
w-100’
d-150’
w-150’
d-200’
<1 ac:
w-80’,
d-125’
>1ac:
w-150
d-125
<1ac:
w-80’
d-125’
>1ac:
w-150’
d-125’
Max. Building
Height 35’
Minimum Setbacks*
Front, First Story
and Above 32’ 32’ 25’ 20’
Side,First
Story 15’ 15’ 10’ 15’ 15’ 10’ 10’
Side, Second
Story &Above 20’ 20’ 20’ 15’ 15’ 10’ 20’
Street Side,
First Story
and Above
25’ 25’ 15’ 25’ 25’ 15’ 20’
Rear, First Story
and Above 25’ 20’ 20’ 25’ 15’ 10’
Unit Size
Minimum (sf) N/A 4001
Off-Street
Parking 2 spaces/dwelling
1 covered space +
1 open space per
dwelling unit
Source: Twentynine Palms Development Code
*Greater yard setbacks may apply
1 Does not apply to SRO units

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HS- 58 City of Twentynine Palms Housing Element 2022-2029 TABLE HS-39

DEVELOPMENT STANDARDS

NON-RESIDENTIAL DISTRICTS
Standard CO CG CN CT CS IC P
Min. Lot Size 15,000 sf 15,000 sf 10,000 sf 20,000 sf 30,000 sf 1 acre None Min. Lot
Dimensions
w-100’,
d-150’
w-100’,
d-150’
w-80’
d-125’
w-100’
d-150’
w-150’
d-200’
w-200’,
d-200’
None
Maximum
Building
Height
45’ 45’ 35’ 35’ 45’ 45’ 35’
Minimum Setbacks*
Front 15’ 15’ 25’ 25’ 15’ 25’ 25’
Side 10’ 10’ 10’ 10’ 10’ 10’ 10’
Street Side 15’ 15’ 15’ 25’ 15’ 15’ 25’
Rear 10’ 10’ 10’ 10’ 10’ 10’ 10’
Units Size
Minimum (sf) N/A N/A N/A N/A N/A N/A N/A
Source: Twentynine Palms Development Code
*Greater yard setbacks may apply
Specific Plans
Specific Plans establish development standards and specifications for a particular geographic area. The City adopted six (6) Specific Plans, all of which facilitate residential development and contain vacant parcels available for future residential development. None of the Specific Plans are considered a barrier to housing development.

Specific Plans #1 through #4 were adopted to bring into compliance zoning classifications that were inconsistent with the General Plan, and they allow multifamily densities up to 8 du/ac.

Specific Plan #10 guides development around one of the primary entrances to Joshua Tree National Park. It allows single-family (3.1-4.0 du/ac) and multi-family (4.1-8.0 du/ac) development.

The Downtown Economic Revitalization Specific Plan was adopted in 2012 to guide economic redevelopment and streetscape improvements in the downtown core and immediate vicinity. However, it was rescinded in 2017, and a new Downtown Specific Plan is currently being prepared. The new plan is proposed to have more mixed use zoning that encourages additional multi-family residential development downtown. Densities will be 20 units per acre.

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City of Twentynine Palms Housing Element 2022-2029 HS-59 Density Bonus
State law requires that cities offer density bonuses to home builders and developers to encourage affordable housing opportunities for low and moderate-income households. Density bonuses and financial incentives or regulatory concessions are granted when a developer proposes to construct affordable housing. Chapter 19.72 of the Twentynine Palms Development Code implements state statutory requirements by which developers can receive density bonuses of 20% to 35% and concessions or exceptions from normally applicable zoning and other development standards for building affordable housing developments. It also addresses density bonuses for senior citizen housing developments and donations of land for very low affordable housing.

During the 2014-2021 planning cycle, a proposed apartment complex called The Ridge at 29 Palms was approved by the City and received a density bonus for affordable housing. The 200-unit complex near Valle Vista and Condor Road has not been built yet, but its entitlements have been extended.

Effective January 1, 2021, AB 2345 amends the State’s Density Bonus Law to increase the maximum density bonus from 35% to 50% for projects that provide at least: 1) 15% of total units for very low income households, 2) 24% of total units for low income households, or 3) 44% of total for-sale units for moderate income households. AB 2345 also decreases the threshold of set-aside low income units required to qualify for concessions or incentives from zoning or development regulations, and decreases the number of parking spaces required for 2 and 3-bedroom units. Density bonus projects within ½ mile of a major transit stop that provide unobstructed access to the transit stop may also qualify for reduced parking requirements. Program HS-6 of this Housing Element directs the City to amend the Development Code accordingly to assure compliance with AB 2345.

The City currently does not have a SB 35 Streamlined Ministerial Approval Process. Program HS-18 commits the City to establish SB 35 application and approval process within one year of adoption of this Housing Element.

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HS- 60 City of Twentynine Palms Housing Element 2022-2029 Vacation Home Rentals
The City received a letter from the Morongo Basin Conservation Association on October 19, 2021 that expressed concerns on short term rentals and their potential impacts on housing displacement. The City, like all cities in the Morongo Basin, has experienced growth in short term vacation rentals. The City has about 190 permitted rentals currently, and is processing applications for an additional 100±. If all are permitted, this would represent 2% of the housing stock in the City. This would represent about half of the homes vacant for seasonal use or “other” vacant units in the City. Given that the City has a relatively high (17%) vacancy rate, short term rentals are not expected to represent a constraint to housing in the City.

Development Code Chapter 19.41 establishes regulations governing the use of a residential dwelling unit as a vacation home rental (VHR). A VHR is defined as the permitted short-term rental of any detached single-family dwelling or any portion of any detached single-family dwelling for occupancy for a minimum of two consecutive nights, but no more than 30 consecutive calendar days in duration. VHRs provide homeowners with a source of income and can satisfy the short-term housing needs of renters, including low-income households.

In Twentynine Palms, VHRs are permitted on any parcel within any land use district when such property is occupied by one or more physically separated structures built as individual single-family residential homes.

Homeowners are required to obtain a VHR Permit and Business License and remit to the City Finance Department all transient occupancy taxes (TOT) due. Per Municipal Code Chapter 3.24, the current TOT rate is 9%.

Owners must schedule an inspection by the Building and Safety Division to confirm that required safety measures are in place and operational.

Interest in VHRs has grown in recent years, and there are currently (2021) approximately 190 VHRs in the City. VHRs are only permitted in singlefamily units and, therefore, are not considered a constraint to multi-family housing. The number of VHRs constitutes only 1.8% of all housing units in the City and, therefore, does not substantially impact housing availability.

However, interest in VHRs is growing and there is the potential to adversely impact the availability of affordable housing stock to long term renters. As of February 2022, there are 219 VHRs and 111 pending applications, which shows a slight increase from 2021. The VHR Ad Hoc Committee is recommending a cap on the total number of VHRs, but the cap percentage has not been established. Added TOT revenues are not considered a constraint to housing. The City will continue to monitor the trend, consider a cap on VHR percentage and public input on VHRs.

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City of Twentynine Palms Housing Element 2022-2029 HS-61 Development Review and Permit Processing
Development review and permit processing are necessary steps to ensure that residential construction proceeds in an orderly manner. However, the time and cost of permit processing and review can be a constraint to housing development if they place an undue burden on the developer. For some proposed development projects, additional time is needed to complete the environmental review and tribal consultation process before an approval can be granted. Unnecessary delays add to the cost of construction by increasing land holding costs and interest payments. The review process in the City of Twentynine Palms involves up to three levels of reviewing bodies: Planning Staff, Planning Commission, and City Council.

For entitlement applications—including tentative tract maps and conditional use permits, zone change or General Plan amendments—the development review process can take approximately four to six months to complete due to the environmental review process, including Planning Commission and City Council public hearings. Minor development review cases, which may be exempt from environmental review, typically take less than two months for review and approval.

As described above, project review times vary greatly from project to project depending on specifics of the application. However, assuming that no land use changes are needed, the typical review time for a single-family home on an infill lot is 15 working days for building plan approval; single family subdivision, with a complete application is 60 to 90 days for tentative tract map approval; multi-family 4-plex on infill lots is 15 working days; and multi-family projects of 5 or more units require CUP approval with complete application, processing time is 60 to 90 days. Additionally, all building and safety plan reviews for approved projects is 15 working days.

The typical timeframe between approval for a housing development project and application for building permits is 30 days.

TABLE HS-40

ENTITLEMENT PROCESSING
Permit/Procedure Time Frame Review Authority
Site Plan Review 2-3 months Community Development Director Plan Check/Building Permits 3 weeks/check Building Department Conditional Use Permit 3-6 months Planning Commission
Variance Up to 2 months Planning Commission/City Council Tentative Tract Map 4-6 months Planning Commission
Vesting Tentative Map 5-7 months City Council

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HS- 62 City of Twentynine Palms Housing Element 2022-2029 TABLE HS-40

ENTITLEMENT PROCESSING
Permit/Procedure Time Frame Review Authority
Final Tract Map 2-3 months City Council
Tentative Parcel Map
(4 lots or less)
2-3 months Community Development Director
Tentative Parcel Map
(5 lots or more)
3-5 months Planning Commission
Final Parcel Map
(4 lots or less)
1-2 months Community Development Director
Final Parcel Map
(5 lots or more)
1-2 months Planning Commission/City Council
General Plan Amendment 4-6 months Planning Commission/ City Council Zone Change 4-6 months Planning Commission/ City Council Source: Twentynine Palms City Staff
Land Use Review
Projects such as a General Plan amendment, zone change, and Specific Plan are subject to discretionary approval by the City and require public hearings and review by the Planning Commission and City Council.

TABLE HS-41 lists the allowable location of residential uses and the type of permit required in residential districts. Key provisions include:
§ Single-family homes are permitted by right in all residential districts.
§ Manufactured homes are categorized as single-family homes, which are permitted by right in all residential districts.
§ In the RM district, multi-family projects with 10 units or less are permitted by right, projects with 11 to 24 units are permitted with an Administrative Use Permit (AUP), and projects with 25 or more units are permitted with a Conditional Use Permit (CUP). § In the R-HD district, multi-family projects up to 24 units are permitted by right.
§ Mobile home parks are permitted with conditional use permit approval in all residential districts, except Open Space Residential. § Residential, community, or congregate care facilities serving six or fewer people are permitted by right in all residential districts. § Residential, community or congregate care facilities serving seven or more people are permitted in all residential districts, except Open Space Residential, with the approval of an AUP.

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City of Twentynine Palms Housing Element 2022-2029 HS-63 § Small family day care home facilities (with eight or fewer children) are permitted by right in all residential districts.
§ Large family day care home (with 9 to 14 children) facilities are permitted by right in all residential zones, except Single Family Residential where approval of an AUP is required.
§ Accessory Dwelling Units (ADUs) are permitted by right in all residential districts.
§ Single-room occupancy (SRO) facilities are permitted in the R-M and R-HD districts with approval of an AUP.
§ Emergency shelters are permitted by right in the R-M and R-HD districts.
§ Supportive and transitional housing is permitted by right in all residential districts.

In addition, some residential uses are permitted within commercial, industrial, and public districts in an effort to bring residential and other uses closer together (TABLE HS-42). Key provisions include:
§ Single-family dwellings are permitted by right in the CO and CG districts, and in the CN and CT districts with approval of an AUP. § Multi-family dwellings are permitted by right in the CO and CG districts, and in the CS district with approval of a CUP. § Supportive and transitional housing is permitted by right in the CO and CG districts, and in the CS district with approval of a CUP. § SRO facilities are permitted in all commercial districts with a CUP. § Residential, community care, or congregate care facilities serving six or fewer people are permitted by right in the Public (P) district. § Residential, community care, or congregate care facilities serving seven or more people are allowed in the CG district with approval of a CUP, and CS with approval of an AUP.

As shown, the Development Code permits a wide range of residential products in numerous zoning districts throughout the City. Therefore, it is not considered a constraint to the development of affordable or other types of housing.

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HS- 64 City of Twentynine Palms Housing Element 2022-2029 TABLE HS-41

PERMITTED RESIDENTIAL USES

RESIDENTIAL DISTRICTS
USE OSR OSR-40 RL-1 RL-2.5 RL-5 RS-4 RS-3 RS-2 RS-1 RS-E RM R-HD Single family dwelling P P P P P P P P P P P P
Manufactured Homes P P P P P P P P P P P P
Gated Community1 -- -- CUP CUP CUP CUP CUP CUP CUP CUP CUP P Residential, community or
congregate carefacility, 6 people
or less

P P P P P P P P P P P P
Residential, community or
congregate care facility, 7 people
or more
-- -- AUP AUP AUP AUP AUP AUP AUP AUP AUP AUP
Mobile home park -- -- CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP Resort, group quarters -- -- CUP CUP CUP CUP CUP CUP CUP CUP -- -- Caretaker housing AUP AUP AUP AUP AUP AUP AUP AUP AUP AUP AUP AUP Accessory Dwelling Units P P P P P P P P P P P P
Multi family 10 units or less -- -- -- -- -- -- -- -- -- -- P P Multi family 11-24 units -- -- -- -- -- -- -- -- -- -- AUP P Multi family 25+ units -- -- -- -- -- -- -- -- -- -- CUP CUP Single Room Occupancy Facility (SRO) -- -- -- -- -- -- -- -- -- -- AUP AUP Supportive/Transitional Housing P P P P P P P P P P P P Emergency Shelter -- -- -- -- -- -- -- -- -- -- P P
Source: City of Twentynine Palms Development Code
Note: P=Permitted, -- =Not Permitted, CUP=Conditional Use Permit, AUP=Administrative Use Permit 1 If not reviewed as part of a subdivision application

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City of Twentynine Palms Housing Element 2022-2029 HS-65 TABLE HS-42

PERMITTED RESIDENTIAL USES

NON-RESIDENTIAL DISTRICTS

USE CO CG CN CT CS IC P
Single family dwelling P*,** P*,** AUP AUP -- -- --
Manufactured Homes P*,** P*,** AUP AUP -- -- --
Residential, community or
congregate carefacility, 6 people
or less -- CUP AUP -- CUP -- P
Residential, community or
congregate carefacility, 7 people
or more -- CUP AUP -- CUP -- --
Mobile home park -- -- -- CUP -- -- --
Resort, group quarters -- -- -- -- -- -- --
Caretaker housing P AUP AUP AUP P P --
Accessory Dwelling Units P P P P CUP*** -- --
Multi-family Dwellings P*,** P*,** -- -- CUP*** -- --
Single Room Occupancy Facility (SRO) CUP CUP CUP CUP -- -- -- Supportive/Transitional Housing P P -- -- CUP -- --
Emergency Shelter -- -- -- -- -- -- --
Source: City of Twentynine Palms Development Code
Note: P=Permitted, -- = Not Permitted, CUP=Conditional Use Permit, AUP=Administrative Use Permit * Limited to two units/parcel.
** In downtown, only on second level.
***As a component of a mixed-use development.

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HS- 66 City of Twentynine Palms Housing Element 2022-2029 Conditional Use Permits
Uses requiring a conditional use permit (CUP), such as multi-family development greater than 25 units and mobile home parks, require approval by the Planning Commission at a public hearing and are required to substantiate the following findings:
§ That the proposed design and location of the conditional use and the conditions under which it will be operated are in accordance with the purpose of this Development Code, the zoning regulations applicable to the site, the Twentynine Palms General Plan, and other applicable development policies and standards of the City. § That the proposed design and location of the conditional use and the conditions under which it will be operated will not be detrimental to the public health, safety, or welfare, or materially injurious to uses, properties or improvements in the vicinity.
§ That the proposed site is adequate in size and shape to accommodate the use and integrate it with the existing and planneduses in the vicinity.

These requirements are the same for all uses subject to CUP approval.

Findings like these are typical for most jurisdictions to assure land use compatibility, provided a site is chosen with a compatible land use designation and zoning and adequate size. Due to the amount of vacant land with varying land use designations and zoning classifications, these findings are not seen as a constraint to development of multi-family housing or mobile home parks. Since the City does not have a sewer system, sewage disposal requirements for a package treatment plant are typically a condition for projects exceeding the Regional Water Quality Control Board’s septic limitations.

Site Plan Review
Per Development Code Chapter 19.36, a Site Plan Review is required prior to establishment or construction of any permitted use designated with a “P” in the applicable land use district. All site plan review applications are required to substantiate the following findings:
§ The proposal meets the standards of the Development Code and will result in an appropriate and desirable development.
§ The site is suitable in size, shape, and topography for the proposed development.

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City of Twentynine Palms Housing Element 2022-2029 HS-67 § The site improvements are appropriate and will result in a safe, welldesigned facility. § Approval of the project is consistent with the General Plan.

These findings are typical for many jurisdictions to assure land use compatibility, provided a site is chosen with a compatible land use designation and zoning and adequate size. Due to the amount of vacant land with varying land use designations and zoning classifications, these findings are not seen as a constraint to residential development.

Administrative Use Permit
An Administrative Use Permit (AUP) is required for uses and activities whose effects on adjacent sites and surroundings need to be evaluated in terms of the specific development proposal for a specific site, including construction of multifamily residential projects of 11 to 24 units in the RM district. Development Code Chapter 19.38 establishes procedures for AUPs, the approval of which requires the following findings:
§ the proposal is in accordance with the Development Code, Design Guidelines applicable to the proposed use, the General Plan, and other applicable development policies and standards of the City; § the project will not be detrimental to the public health, safety or welfare, or materially injurious to uses, properties, or improvements in the vicinity;
§ the site is adequate in size and shape to accommodate the proposed use and integrate it with existing and planned uses in the vicinity.

The AUP considers a project’s suitability to a particular site and its compatibility with adjacent properties and land uses. Typically, projects can be modified and/or conditioned to ensure compatibility with surrounding uses and the requirements of the Development Code. Such considerations are evaluated in other municipalities, and the AUP is not considered a constraint to residential development.

Parking
City parking standards for residential developments are tailored to the vehicle ownership rates associated with different residential uses. The City’s parking standards typically require two parking spaces for each dwelling unit. Multi-family developments are required to have one covered parking space and one open parking space per unit. Single-family

HOUSING
HS- 68 City of Twentynine Palms Housing Element 2022-2029 developments are required to have two garage spaces per dwelling unit.

Mobile home developments require two parking spaces per dwelling unit and one guest parking space for each four dwelling units. Boarding houses have a more specific calculation for the provision of parking, but generally range between one and two parking spaces per dwelling unit, depending on the number of beds (see TABLE HS-43).

Development Code Section 19.72 codifies the Affordable Housing Density Bonus program, which allows parking reductions and modifications for housing developments that qualify for density bonuses and incentives, including senior and special needs housing developments. For qualified housing developments, parking requirements are reduced to one on-site parking space for units with zero to one bedroom, two on-site spaces for units with two to three bedrooms, and two and one-half on-site spaces for units with four and more bedrooms, with some exceptions. The provision of parking consistent with City regulations does not appear to discourage the development of housing, and parking reductions facilitated under the Density Bonus program provide incentives for multi-family development.

TABLE HS-43

PARKING REQUIREMENTS
Use Parking Requirement Additional Parking
Consideration
Single-family 2 per dwelling unit N/A
Multi-family 1 covered space per dwelling unit plus
1 open space per dwelling unit
For projects of 11 or
more dwelling units or
guest rooms, 1 RV
storage space (min.10’ x
20’) for each 20 dwelling
units or guest rooms
Mobile Home
Parks
2 10’ x 20’ spaces per unit plus 1
guest space per 4 units N/A
Clubs and
Boarding Houses
The greater of 1 per guest room or 1
per 2 beds plus 1 per employee on
max. shift
N/A
Residential Care
Facilities

0.5 per patient or resident bed plus 1
per employee N/A
Source: Twentynine Palms Development Code
Open Space
The City’s Development Code does not include any specific requirements for the provision of private or public open space in residential development.

The City also does not have a Quimby Fee program to collect fees from developers for the construction of open space.

HOUSING
City of Twentynine Palms Housing Element 2022-2029 HS-69 Improvements
Site improvements and property dedications are important components of new development and contribute to the creation of decent housing. These may include:
§ Reservation of sites for parks, recreation facilities, fire stations, libraries, or other public uses. The provision of open space areas and their amenities is typically negotiated during the design review process of a development, but is not required. As such, providing open space does not constrain affordable housing, insofar as it does not add to the amount of space required on site, thereby increasing density, and it does not add costs. However, it is important to note that developers in the City have typically added common area amenities to make their projects marketable, including affordable housing projects and projects for special needs populations. Since the City does not require open space improvements, there is no impact on the cost or supply of housing.
§ Dedication for streets, highways, alleys, access rights, bikeways, walkways, equestrian trails, rights-of-way for drainage and erosioncontrol facilities, open space and other public easements and public utility easements.

Per the City’s Development Code, improvements are required as part of new subdivisions that include, but are not limited to, curbs, gutters, sidewalks, street paving, traffic improvements, drainage improvements, resident and guest parking, private and/or public open space, landscaping and trash enclosures. Depending on the location and type of development, the details of these improvements vary. For example, curb, gutter, and sidewalk are not required for rural residential zoning districts of 2.5 acres or more. The City’s requirements are no different than any other city in California, insofar as half-street improvements, paved parking, landscaping and trash enclosures are required as standard requirements throughout the State. These improvements are part of the standard site plan design for all affordable housing developers, and do not constrain the development of affordable housing.

The Regional Water Quality Control Board also requires installation of a package sewage treatment plant, or equivalent, for multi-family projects since the city does not have a sewer system. This requirement has been a challenge in the development of all types of projects in the City, including housing. As described under Non-Governmental Constraints, Sewer, above, the City has been aggressively pursuing the construction of a community sewer system, and assistance for on-site pocket plants to eliminate the constraint, as provided in Programs HS-16 and HS-17.

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HS- 70 City of Twentynine Palms Housing Element 2022-2029

PROVIDING FOR A VARIETY OF HOUSING TYPES
Multi-Family Housing
Multi-family housing can provide viable housing options for low- and very low-income households. With a higher density than typical single-family development, the cost of the land is dispersed across a larger population per acre, thereby reducing housing costs per person compared to single-family development. In addition, multi-family housing does not require a household to have a large amount of savings for a down payment, as is required in standard single-family development.

The Multi-family Residential (RM) and High Density Residential (R-HD) land use designations and zoning districts are the primary locations for developing multi-family housing.Please see page 61 for a description of the timelines required for processing site plan reviews and page 67 for a description of the findings for site plan reviews. As shown in TABLE HS41, the RM district allows multi-family residential development with 10 units or less by right, 11-24 units with an AUP, and 25+ units with a CUP.

The R-HD district allows multi-family residential development with 24 units or less by right, and 25+ units with a CUP. Approval of an AUP or CUP assures that, with increasing density, projects are suitable and not detrimental to their sites and surroundings. Typically, projects can be modified or conditioned to ensure compatibility, and approvals are not considered deterrents to the development of multi-family housing.

Nonetheless, Program HS-21 will further mitigate the uncertainty by lifting the AUP/CUP requirements for any multi-family residential development.

However, projects with 50 units or more will require Site Plan Review by the Planning Commission. As shown in TABLE HS-41, in RM and R-HD, minimum lot sizes are 10,000 square feet, and minimum unit sizes are 400 square feet. These facilitate small-scale development and can accommodate affordable units (SROs are exempt from the minimum unit size). Maximum building heights of 35 feet are the same as in other residential zoning districts and consistent with the City’s small-town character.

Multi-family housing is also allowed by right in the Office Commercial (CO) and General Commercial (CG) districts, which allows opportunities for multi-family development in proximity to employment and retail centers. Multi-family development is also allowed in the Service Commercial (CS) district as a component of mixed-use development, with approval of a CUP. Approval of a CUP assures safety and compatibility for residential uses adjacent to more intensive commercial uses, such as light manufacturing, lumberyards, and recycling centers, and is not considered a deterrent to multi-family development. In CO, CG, and CS, minimum lot sizes (15,000 sf and 30,000 sf) are greater than in residential zones, but building heights are increased to 45 feet to maximize vertical development.

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City of Twentynine Palms Housing Element 2022-2029 HS-71 As shown in TABLE HS-43, multi-family developments are required to provide one open parking space and one covered parking space per unit.

This accommodates residents and visitors and is not considered a barrier to development. The Affordable Housing Density program offers parking reductions for qualified projects.

Development Code Section 19.69.050 establishes development standards for multi-family development, as listed below. Each is intended to assure high-quality projects with sufficient public amenities and accessibility.

None are considered a constraint to multi-family housing.

A. On-site recreational areas for both adults and children for any proposed multi-family project exceeding 10 dwelling units shall be provided.

B. Bus benches and shelters shall be designed into large-scale project when bus service is available or planned.

C. Trash storage facilities shall be provided in accordance with Chapter.

19.92 (Trash Storage Facilities).

D. New construction and development shall be generally consistent in scale, mass and character with other structures in the immediately surrounding neighborhood.

E. New multi-family development shall be designed as publicly accessible open communities, unless a Use Permit is obtained authorizing fencing and/or gating of the development.

F. New multi-family development shall be designed to preserve natural and scenic resources, where feasible.

G. New multi-family development shall provide a minimum 20-foot separation between buildings.

H. New multi-family development shall incorporate an internal street design that provides direct and efficient routes to adjacent public streets.

I. New multi-family development shall provide pedestrian connections to adjacent residential and commercial developments. Such access shall be physically separated from vehicular traffic, except where the access utilizes public sidewalks within a public right-of-way.

J. New multi-family development shall provide pedestrian and bicycle access to open space, parks and adjacent neighborhoods. Such access shall not be mixed with vehicular and through traffic, except where the access utilizes public sidewalks or bikeways within a public right-ofway.

K. Homeowner associations or other legally enforceable mechanisms shall be established to maintain all common areas within multi-family developments.

L. Multi-family developments shall be in compliance with the adopted Multi-Family Residential Guidelines.

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HS- 72 City of Twentynine Palms Housing Element 2022-2029 Emergency Housing
Emergency shelters provide short-term (6 months or less) shelter for homeless persons and offer minimal supportive services. The Development Code allows emergencyshelters as a permitted use in the RM and R-HD districts, without a CUP or other discretionary permit. Development Code Section 19.116.050 establishes operational standards for emergency shelters that are consistent with Government Code Section 65583(a)(4).

Specifically,
A. The maximum number of beds or persons to be served nightly by an emergency shelter shall be 25.

B. Off-street parking shall be based upon demonstrated need, provided that parking for an emergency shelter shall not be more than that required for other commercial or industrial uses permitted in the RM or R-HD land use districts.

C. Appropriately sized and located exterior and interior on-site waiting and intake areas shall be provided.

D. Appropriate exterior lighting shall be provided.

E. On-site management shall be provided.

F. Security shall be provided during the hours that the emergency shelter is in operation.

G. The maximum length of stay by a homeless person in an emergency shelter shall be six months.

H. An emergency shelter shall not be located within 300 feet of another emergency shelter.

I. No individual or household shall be denied emergency shelter because of an inability to pay.

There are approximately 190 acres of vacant land in the R-M and R-HD zone, providing ample opportunities for the development of an emergency shelter. Vacant sites range from approximately 2 acres to 29 acres. Vacant RM sites are located in and around the downtown area within close proximity to transit and services.

No constraints to the development of emergency housing have been identified. However, Program HS-20 commits the City to amend its Development Code in compliance with state law on parking for emergency shelters, such that they must only have sufficient parking to accommodate all staff working in the emergency shelter, provided that the standards do not require more parking for emergency shelters than other residential or commercial uses within the same zone.

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City of Twentynine Palms Housing Element 2022-2029 HS-73 Single-Room Occupancy Facilities
Single-room occupancy (SRO) buildings house people in single rooms for no less than 30 days, with tenants often sharing bathrooms and kitchens.

SROs are permitted in the RM and R-HD districts with approval of an AUP, and all commercial districts with approval of a CUP. AUP and CUP approval assure safety and compatibility with surrounding properties, while still allowing for flexibility in design.

Development Code Section 19.136.060 establishes development standards for SROs. SROs are not required to meet General Plan density standards, but the maximum number of units in a facility shall not exceed one hundred (100). SRO units must be between 150 to 400 square feet and accommodate a maximum of two persons. General laundry, cleaning, bathroom, kitchen, closet, and accessibility requirements are described. Security lighting is required in compliance with City lighting standards. An SRO facility with 10 or more units shall provide on-site management, and a facility with less than 10 units shall provide, at a minimum, an on-site management office and a manager or other responsible party. None of these requirements are considered a deterrent to SRO development.

Residential Care Facilities
Community care facilities provide a living environment for unrelated residents who operate as a family or in a group setting. They provide care and supervision by support staff for seniors, children, physically or developmentally disabled persons, or non-dangerous mentally ill persons.

Residential care facilities provide nonmedical and intermediate health residential care, day treatment, and/or adult day care. They may operate 24 hours per day. A congregate care facility is licensed to provide bed and ambulatory care for patients for post-operative convalescent, chronic illness, or dietary problems and persons unable to care for themselves. A Drug Abuse/Alcohol Recovery Facility is defined by the Development Code as a care facility that provides 24-hour residential non-medical services to adults who are recovering from problems related to alcohol and/or drug use.

The Development Code permits residential, community, or congregate care facilities serving six or fewer people by right in all residential districts, the same as other dwellings in the same district. They are also permitted by right in the Public (P) district.

Larger facilities serving seven or more people are allowed with the approval of an AUP in all residential districts, except OSR and OSR-40.

They are also permitted in the CG district with approval of a CUP, and CN with approval of an AUP. Development Code Section 19.114.040

HOUSING
HS- 74 City of Twentynine Palms Housing Element 2022-2029 establishes development standards for residential care facilities serving 7 or more people. In addition to standard lighting, signage, and landscaping requirements, locational criteria apply. Facilities in residential zones must be located at transition areas between residential and nonresidential districts and have frontage and access from an expressway, arterial, collector, or local street. Residential care facilities shall be at least 300 feet from one another, and congregate care facilities shall be at least 1,000 feet from one another. Program HS-14 of this Housing Element directs the City to consider revising some of these requirements to increase opportunities for the development of larger group housing.

Parking requirements for residential care facilities are 0.5 space per patient or patient bed, plus one space per employee. Parking requirements reasonably accommodate patients, employees, and visitors and are not considered a deterrent to development.

Transitional and Supportive Housing
Transitional housing is defined in Section 50675.2 of the Health andSafety Code as rental housing for stays of at least six months but where the units are recirculated to another program recipient after a set period. It may be designated for a homeless individual or family transitioning to permanent housing. This housing can take many structural forms such as group housing and multi-family units and may include supportive services to allow individuals to gain necessary life skills in support of independent living.

Supportive housing is defined by Section 50675.14 of the Health and Safety Code as housing with linked on-site or off-site services with no limit on the length of stay and occupied by a target population as definedin Health and Safety Code Section 53260 (i.e., low-income person with mental disabilities, AIDS, substance abuse or chronic health conditions, orpersons whose disabilities originated before the age of 18). Services linked to supportive housing usually focus on retaining housing, living and working in the community, and/or health improvement.

Transitional and supportive housing is considered a residential use of property and allowed by right (without discretionary review) in all residential districts, the CO and CG districts, and the OSR and OSR-40 districts, consistent with other multi-family uses in those zones. It is also allowed in the CS district with approval of a CUP, which is the same requirement of multi-family dwellings in the same zone. This is consistent with state law (Government Code section 65651).

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City of Twentynine Palms Housing Element 2022-2029 HS-75 Farmworker Housing
As indicated in the Employment discussion, only 28 Twentynine Palms residents are employed in “agriculture, forestry, fishing and hunting, and mining” occupations. The City does not have an agriculture zone, but allows agricultural uses in the RL, RS, CO, CG, CN, CS, IC and OSR districts. The Development Code allows caretaker housing in all residential districts as well as the CG, CN, and CT districts with approval of an AUP. It is also permitted by right in the CO, CS, and IC districts. This use is defined as “separate or attached living quarters, usually including kitchen facilities, for employees living on-site, and accessory to the primary use.” This generally complies with the State Employee Housing Act (Section 17000 of the Health and Safety Code) that allows employee/farmworker housing in zones that allow agricultural uses.

Employee Housing
Apart from caretaker housing (Municipal Code Chapter 19.06.030) discussed above, the City’s Development Code does not have a separate definition for employee housing. The Development Code defines boarding house as “a dwelling unit or part thereof in which, for compensation, lodging and meals are provided”, which is considered a commercial use (Municipal Code Chapter 10.04.010). Program HS-20 commits the City to amend its Development Code in compliance with state law on employee housing (Section 17021.5 and 17021.6 of the Health and Safety Code).

Mobile Home Parks
Mobile home parks are permitted in all residential land use districts with approval of a Conditional Use Permit (CUP). The CUP assures that development will be safe and compatible with the site and surrounding land uses. Mobile home parks can also operate in the Mobile Home-Tourist Commercial District (MH-CT), an overlay that may be applied to areas zoned Tourist Commercial and that facilitates development at a maximum density of 12 dwelling units per gross acre.

Development Code Section 19.124.050 establishes development standards for mobile home parks, including landscaping, access, laundry, and recreational requirements. Maximum density must be consistent with the zoning district and MH-CT overlay, and maximum height for recreational buildings is 35 feet, consistent with the CT district. Parking requirements include two 10-foot by 20-foot off-street parking spaces and at least one guest space per four units. None of these requirements is considered a constraint to mobile home development.

HOUSING
HS- 76 City of Twentynine Palms Housing Element 2022-2029 Accessory Dwelling Units
Accessory Dwelling Units (ADUs) are defined as independent living quarters for one or more persons on lots with a proposed or existing primary residence. Junior ADUs (JADUs) are no more than 500 square feet in size and are entirely contained within an existing or proposed single-family structure. ADUs and JADUs can provide affordable rental opportunities for a broad range of renters, such as lower and moderate income households, seniors, disabled persons, single parents, domestic employees, and extended family members. They can also provide a source of income for homeowners.

In 2020, the City adopted Ordinance No. 295 to comply with Assembly Bill (AB) 2299 and other bills revising regulations for Accessory Dwelling Units (ADUs). The modifications ease barriers to development of ADUs.

Per Ordinance No. 295 (which amends Development Code Chapter 19.134), one (1) ADU or JADU may be located on any residential lot zoned for single-family dwellings or commercially zoned lot upon which an existing single-family dwelling exists or is proposed. No more than two (2) detached ADUs may be located on any residential lot that allows for multi-family dwelling units upon which an existing multifamily dwelling unit exists.

Reduced parking requirements are consistent with state law. Side and rear setbacks are reduced to 4 feet (barring encroachment into a required nonbuildable easement), compared to 10 to 20 feet for other structures in residential zones, and the correction of non-conforming zoning conditions is not required for the approval of an ADU/JADU permit. The City must act on the ADU/JADU application within sixty (60) days of its receipt.

Between 2014 and 2020, no building permits were issued for ADUs in Twentynine Palms. In 2021, one ADU permit was issued. Some constraints to ADU development may include homeowners’ unfamiliarity with ADU products and development processes. Constraints may also include lack of septic tank capacity or sewer infrastructure needed to serve an ADU in addition to the primary dwelling on a single lot.

AB 671 (2019) requires housing elements to include plans to incentivize and promote the creation of ADUs for very low, low, or moderate income households. Programs HS-4, HS-10, HS-12, and HS-13 of this Housing Element address the City’s strategy for encouraging and facilitating ADU development.

Low-Barrier Navigation Centers
AB 101 requires that Low Barrier Navigation Centers (LBNC) be a by-right use in areas zoned for mixed use and non-residential zoning districts permitting multifamily uses. LBNCs provide temporary room and board

HOUSING
City of Twentynine Palms Housing Element 2022-2029 HS-77 with limited barriers to entry while case managers work to connect homeless individuals to income, public benefits, permanent housing, other shelter.

Program HS-9 of this Housing Element directs the City to review and revise the Development Code, as necessary, to ensure compliance with AB 101, and to modify the definition of “homeless shelter” to include this use.

Housing for the Disabled
State law requires localities to analyze the potential and actual constraints upon housing for persons with disabilities, demonstrate efforts to remove governmental constraints, and include programs to accommodate housing designed for people with disabilities. The City has no special zoning or land use restrictions that regulate the siting of housing for persons with disabilities. The City’s Development Code does not have a definition of ‘family’. Program HS-20 includes the amendment of the Zoning Ordinance to add a definition of family.

In accordance with state law, cities must allow state-licensed residential care facilities serving six or fewer persons in all of its residential zoning districts by right. Small family day cares and residential, community, and congregate care facilities serving six or fewer people are all allowed by right in all residential zones (see Residential Care Facilities, above).

To accommodate disabled persons in public facilities, the City defers to Title 24 of the California State Accessibility Standards. The City does not currently have any designated housing programs to help meet the needs of people with disabilities. The City has adopted the 2019 California Building Code, which is consistent with the Americans with Disabilities Act. No local amendments that would constrain accessibility or increase the cost of housing for persons with disabilities have been adopted.

REASONABLE ACCOMMODATION
The Fair Housing Act, as amended in 1988, requires that cities and counties provide reasonable accommodation to rules, policies, practices, and procedures where such accommodation may be necessary to afford individuals with disabilities equal housing opportunities. While fair housing laws intend that all people have equal access to housing, the law also recognizes that people with disabilities may need extra tools to achieve equality. Reasonable accommodation is one of the tools intended to further housing opportunities for people with disabilities. For developers and providers of housing for people with disabilities who are often confronted with siting or use restrictions, reasonable accommodationprovides a means of requesting from the local government flexibility inthe application of land use and zoning regulations or, in some instances, even a waiver of certain restrictions or requirements because it is necessary to achieve equal

HOUSING
HS- 78 City of Twentynine Palms Housing Element 2022-2029 access to housing. Cities and counties are required to consider requests for accommodations related to housing for people with disabilities and provide the accommodation when it is determined to be “reasonable” based on fair housing laws and the case lawinterpreting the statutes. The City charges a fee for a reasonable accommodation determination.

Chapter 19.54 of the City’s Development Code establishes the procedures for making requests for reasonable accommodation in land use, zoning and building regulations, and other municipal policies, practices, and procedures.

State law allows for a statutorily based four-part analysis to be used in evaluating requests for reasonable accommodation related to land use and zoning matters and can be incorporated into reasonable accommodation procedures. This analysis gives great weight to furthering the housing needs of people with disabilities and also considers the impact or effect of providing the requested accommodation on the City and its overall zoning scheme. Prior to approving a request for reasonable accommodation, the City must make all of the following findings:
§ The housing that is the subject of the request for reasonable accommodation will be used by an individual with disabilities protected under fair housing laws.
§ The reasonable accommodation requested is necessary to make specific housing available to people with disabilities who are protected under fair housing laws.
§ The requested accommodation will not impose an undue financial or administrative burden on the City.
§ The requested accommodation will not result in a fundamental alteration in the nature of the City.

Development Fees
Currently, the City has not established any comprehensive development impact fees and does not have any program to collect Quimby fees for park impacts. The City typically requires multi-family developments to install street improvements. For single-family infill development, the City requires an in-lieu fee for street improvements, curb, gutter and sidewalks at $78 per linear foot of lot frontage, with a maximum fee of $11,250 per lot.

Consistent with Government Code Section 65940.1(a)(1)(A), the City’s current schedule of fees and exactions is available on the City website.

Single-family and multiple-family developments not requiring discretionary approval do not pay any development and planning fees, only plan check, building and safety, and inspection fees.

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City of Twentynine Palms Housing Element 2022-2029 HS-79 TABLE HS-44

DEVELOPMENT FEES
Fee Type Fee
Planning Division
Residential Conditional Use Permit $2,644, with an additional $122 per unit Site Plan Review $1,017 for Planning Commission approval, with $122 for each additional acre or part thereof
General Plan Amendment $7,780, with $122 for each additional acre or part thereof
Map Amendment (Rezoning) $3,051, with $122 additional fee for each parcel Specific Plan New: $8,645, with $122 for each additional acre or part thereof
Amendment: $3,051
Planned Unit Development $10,170
Environmental (CEQA) Review CEQA Exemption (processing fee only): $305 Negative Declaration (review fee): $1,627
Mitigated Neg. Declaration (review fee): $3,153
Environmental Impact Report Review: $8,136
Minor subdivision (4 or fewer parcels) $1,017
Major subdivision (5 or more parcels) $9,662, with an additional $117 per lot Variance Planning Commission action (≤50%): $2,136
City Council action (≥51%): $3,661
Minor Exception (≤10%): $325
Development Agreement Deposit: $5,085
Building and Safety Division
Building permit fee, new residential construction Based on the building square footage, starting at $2,834
Street improvement fee Based on the valuation of the improvements In addition to City development fees, developers must pay water meter connection fees to the Twentynine Palms Water District. These include a $200 deposit and installation fees ranging from approximately $1,496 to $5,062, depending on meter size and site-specific characteristics.

Additionally, the Morongo Unified School District collects a developer fee of $3.36 per square foot for single-family and multi-family dwellings, guest homes, temporary housing, mobile homes, manufactured homes, and residential additions over 500 square feet. Developments that are exclusive to senior citizens and board/care homes are assessed a fee at the commercial rate, which is $0.54 per square feet. Such utility and school district fees are collected in all municipalities, and the City has no control over them.

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HS- 80 City of Twentynine Palms Housing Element 2022-2029 Once a residential project is approved by the City, the developer will then submit construction drawings for a building permit. TABLE HS-45 compares building permit fees for hypothetical new residential buildings of various sizes. Fees are based on the square footage of the building. The same fee schedule applies to single-family and multi-family units; therefore, they are not considered a constraint to the development of multi-family housing.

TABLE HS-45

RESIDENTIAL BUILDING PERMIT FEES

SINGLE-FAMILY
1,000 sf unit
with
No garage
1,500 sf unit 2,100 sf unit 3,000 sf
with
600 sf garage1
with
600 sf garage1
with
900 sf garage1
Residential – New:

Plan Check $1,157 $1,274 $1,352 $1,521
Permit $1,859 $1,950 $2,158 $2,405
Addl. Sq Ft Charge2 $32 $54 $23 --
Garage1:

Plan Check -- $208 $208 $208
Permit -- $338 $338 $338
Addl. Sq Ft Charge3 -- -- -- $29
Total $3,048 $3,824 $4,079 $4,501
MULTI-FAMILY 400 sf unit 700 sf unit 900 sf unit 1,200 sf unit Residential – New:

Plan Check $1,105 $1,105 $1,157 $1,274
Permit $1,729 $1,729 $1,859 $1,950
Addl. Sq Ft
Charge2 $46 $80 $16 --
Total $2,880 $2,914 $3,032 $3,224 1 Garage, attached and built at the same time as SFD 2 1-799 sq. ft.: $11.39 for each additional 100 sq. ft. or fraction thereof over 1 sq. ft. 800-1,199 sq. ft.: $16.08 for each additional 100 sq. ft. or fraction thereof over 800 sq. ft. 1,200-1,999 sq. ft.: $17.88 for each additional 100 sq. ft. or fraction thereof over 1,200 sq. ft. 2,000-2,999 sq. ft.: $20.80 for each additional 100 sq. ft. or fraction thereof over 2,000 sq. ft. 3,000-3,999 sq. ft.: $21.37 for each additional 100 sq. ft. or fraction thereof over 3,000 sq. ft. 3 Garage 600-999 sq. ft.: $9.75 for each additional 100 sq. ft. or fraction thereof over 600 sq. ft.

Source: based on Building Permit (Major) fee schedule for new residential construction, July 27, 2021

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City of Twentynine Palms Housing Element 2022-2029 HS-81 Building Code
Twentynine Palms adopted the 2019 California Building Code. No restrictions or amendments have been adopted that would constrain the development of housing. Enforcement of building code standards does not constrain the production or improvement of housing in Twentynine Palms, but instead serves to maintain the safetyand condition of the City’s structures and neighborhoods.

Code Enforcement
The Code Enforcement Division of the Community Development Department is responsible for the enforcement of City zoning and land use codes, property maintenance, and nuisance codes as well as unpermitted buildings. The Division allows residents to report conditions in their neighborhoods. Code enforcement staff will generally respond by making a site inspection to determine if there is a violation, and if there is, notice will be given to the resident that explains what needs to be done to correct the violation. While assessing a complaint, the City will also do a cursory inspection of the immediate area.

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HS- 82 City of Twentynine Palms Housing Element 2022-2029 This page intentionally left blank

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City of Twentynine Palms Housing Element 2022-2029 HS-83

HOUSING RESOURCES
This section provides an overview of available land resources and residential sites for future housing development, and evaluates how these resources can work toward satisfying future housing needs. It includes an evaluation of the City’s Regional Housing Needs Allocation (RHNA) for the current (2022–2029) planning period as well as the remaining need from the previous (2013–2021) planning period. It also includes an overview of financial and administrative resources available to support affordable housing, as well as residential energy conservation opportunities.

REGIONAL HOUSING NEEDS ALLOCATION
State law (Government Code Section 65580 et seq.) requires that the California Department of Housing and Community Development (HCD) project statewide housing needs and allocate the anticipated need to each region or metropolitan area. Housing need for the Southern California region (including the counties of Los Angeles, Orange, Riverside, San Bernardino, Ventura, and Imperial) is provided to the Southern California Association of Governments (SCAG), which then allocates the RHNA to the various cities and unincorporated county areas within the SCAG region.

SCAG determines the RHNA for each jurisdiction based upon its projected share of the region’s household growth, the state of the local housing market and vacancies, and housing replacement needs. Projections are derived from US Census and American Community Survey data. Thus, population, household, and housing unit figures for Twentynine Palms include the Marine Base. However, because land useon the Marine Base is not subject to local controls, this analysis shows the City’s capacity to meet the RHNA on sites outside of the Base.

The RHNA is divided into income categories as established by HCD:
extremely low, very low, low, moderate, and above moderate-income.

The subsections below describe the City’s capacity to meet the RHNA for the current 2022 to 2029 planning period.
2022–2029 RHNA
For the current planning period of 2022 to 2029, Twentynine Palms has been allocated 1,047 units. TABLE HS-46 shows the RHNAby income category.

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HS- 84 City of Twentynine Palms Housing Element 2022-2029 TABLE HS-46
TWENTYNINE PALMS RHNA 2022–2029
Income Category Units Percentage
Extremely Low 115 11%
Very Low 116 11%
Low 127 12%
Moderate 185 18%
Above Moderate 504 48%
Total 1,047 100%
Source: Southern California Association of Governments, 2021

SITES INVENTORY
As shown in TABLE HS-47, the City has identified vacant sites with capacity for 2,221 units, which exceeds the projected housing needs for all income categories. None of the inventory sites have been identified in two consecutive planning periods. The sites (Site 4-14, Exhibit HS-1) included in Table HS-47 are more than sufficient to accommodate the City’s RHNA for extremely low, very low and low income housing units, which totals 358 units. As described in TABLE HS-29, however, some low income households can afford market rents and purchase prices in the City, as can moderate income households. This analysis, therefore, demonstrates that some low income households, all moderate income households, and all above moderate income households are expected to be housed in market rate housing during the planning period. Apart from Sites 1 through 3, the City has at least 1,108 single family lots in approved tentative tract maps, which are expected to develop into market rate housing that are affordable to moderate and above moderate income households. Examples of these approved lots include Sites 15 through 18 in TABLE HS-47. Sites 1 through 3 and 15 through 18 combined are expected to yield a total of 966 units, which are more than sufficient to accommodate the 689 RHNA units for moderate and above moderate income levels.

Exhibit HS-1 Land Inventory Map, at the end of this section, shows the location of sites considered in the RHNA analysis. As shown on the Exhibit, all of the sites are located adjacent to water service, and the water provider and dry utilities all have the capacity to accommodate these added units. As described above, there is no sanitary sewer service in the City, and projects with densities above 8 units per acre will be required to provide on-site package plants. These exist in several locations in the City, including the Downtown area, and have been successfully implemented in the past.

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City of Twentynine Palms Housing Element 2022-2029 HS-85 TABLE HS-47
Vacant Land Inventory for Very Low, Low, Moderate, and Above Moderate Income Units
Lower Income Housing Sites
Site ID
Parcel
Number
(APN)
Zoning General Plan
Designation
Allowable
/Realistic
Density
du/ac
Acres
Realistic
Capacity
(units)
4 62308306 High Density
Residential
High Density
Residential 24/20 0.99 20
5 62308307 High Density
Residential
High Density
Residential 24/20 0.99 20
6 62308310 High Density
Residential
High Density
Residential 24/20 1.12 22
7 62308303 High Density
Residential
High Density
Residential 24/20 3.22 64
8 62313109 High Density
Residential
High Density
Residential 24/20 10.15 203
9 62313107 High Density
Residential
High Density
Residential 24/20 5.20 101
10 62317101 High Density
Residential
High Density
Residential 24/20 9.15 183
11 62313106 High Density
Residential
High Density
Residential 24/20 13.06 261
12 62307205 High Density
Residential
High Density
Residential 24/20 1.02 20
13 62307204 High Density
Residential
High Density
Residential 24/20 4.81 96
14 61826205 Public Public 80.00% 3.21 60
Total Affordable Units 1,050
Moderate Income Housing Sites
1 62229114 Medium Density
Residential
Multi-Family
Residential 8 19.92 159
2 62124115 Medium Density
Residential
Multi-Family
Residential 8 9.71 78
Above Moderate Income Housing Sites
3 62124108 Medium Density
Residential
Multi-Family
Residential 8 9.75 78
15 61808113 Single Family
Residential
Single Family
Residential 4 16 61
16 62103132
62103133
Single Family
Residential
Single Family
Residential 4 80.1820.58 336
17 62122201 Single Family
Residential
Single Family
Residential 3 31.02 77
18 62123111
62123114
Single Family
Residential
Single Family
Residential 3 63.556.96 177
Total Market Rate Units 966
TOTAL INVENTORY UNITS 2,016

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HS- 86 City of Twentynine Palms Housing Element 2022-2029

SITES APPROPRIATE FOR LOWER INCOME HOUSING
The sites included in Table HS-47 include one site zoned Public, and three sites zoned to allow up to 8 units per acre. The Public zoned site is owned by the City, and consists of 3.2 acres on the City Hall campus that the City currently has under contract with an affordable housing developer. The City plans on a yield of 60 units for this site, or 20 units per acre. The City has completed a General Plan Amendment and Zone Change as part of the Downtown Specific Plan (please see Program HS-8). The City is also actively pursuing funding for an on-site wastewater treatment plant for the project, in order to reduce the development costs for the developer.

Large Sites
Two large sites (Site 8 and 11) are included in TABLE HS-47 to accommodate lower income housing units. While there has not been affordable housing development on larger sites (over 10 acres) in the City and Morongo Basin, multiple projects in the low desert currently under way, including the Millennium and Pacific West projects in Palm Desert, which occur on sites of 15 and 12 acres, respectively; and the Coachella Valley Housing Coalition for low and moderate income households will be built on 10 acres at a density of 10 units per acre. Because Site 8 and 11 are expected to yield a total of 557 units, which far exceed the total lower income RHNA units (358), these two sites will probably develop in a more feasible, mixedincome level scenario and thus are capable of accommodating affordable RHNA units. The larger sites are also more feasible, as demonstrated by the approved Condor project in the City, since the cost of a pocket plant can be distributed over more units. Finally, State funding programs increasing favor larger projects, and in one case are expected to require minimum project size for applications to be 10 acres later this year. Although Site 8 and 11 are considered feasible in the City at 10.15 and 13.06 acres, respectively, Program HS-19 is also provided to encourage subdivision of these parcels to smaller sites, with the provision of incentives. The subdivision of these sites will occur through Tract or Parcel Maps that will subdivide the sites into parcels of less than 10 acres, consistent with the requirements of Government Code, but inconsistent with current development trends in the region.

As described in TABLE HS-23, the cost of small-scale multi-family structures built in the 2014-2020 period averaged $55,514 per unit, and represented 44% of new residential construction. Although no larger apartment projects were constructed, the cost of residential construction in Twentynine Palms is far lower than in other communities in San Bernardino County, and construction costs would not be a constraint on the sites designated in the inventory for affordable housing the City. Furthermore, as

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City of Twentynine Palms Housing Element 2022-2029 HS-87 shown in TABLE HS-48, the density of 20 units per acre would be significantly higher than existing apartment projects in the City today.

TABLE HS-48

EXISTING MULTI-FAMILY PROJECTS
Project Address Number of
Units Acres Density
Adobe Villas (lowincome)
73747 Raymond Way 35 4.2 8.3
Sagewood Apartments
(low-income)
6125 Ocotillo 65 6.6 9.8
Twentynine Palms
Apartments
5862 Bagley 48 7.2 6.7
Smoke Tree Villas 6061 Bagley 36 4.4 8.2
Cactus Villas 73636 Cactus 6 0.77 7.8
Source: City of Twentynine Palms
Realistic Capacity
The sites analysis assumes that parcels zoned at a density of up to 20 units per acre are also appropriate for the development of lower-income housing in Twentynine Palms. This assumption is based on the City’s current project adjacent to City Hall (Site 14), which is being entitled at 20 units per acre, the affordability of existing market rate homes, information from area housing developers, and examples of existing multi-family developments in the city shown in Table HS-48. While 20 units is below the “default density” of 30 units per acre for cities with populations of 25,000 or more that are located in Metropolitan Statistical Areas with populations of more than two million people, it is appropriate for the City and provides for the feasible development of affordable housing. Due to the lack of a public sewer system, any residential development above 8 units/acre will exceed septic tank capabilities and require an on-site package plant. The City has one approved and yet unbuilt project on its inventory, the Ridge at 29 Palms project, which proposes 200 units on 9 acres at approximately 22 units per acre. The project also includes an on-site package plant, as the density will require on-site wastewater treatment. The project has not been built but the City anticipates that the project will be constructed during the 2022-2029 planning period. As discussed above, the City-owned site (Site 14) is currently under contract with an affordable housing developer to yield 60 units at 20 units per acre. The City is also actively pursuing funding for an on-site wastewater treatment plant for the project to reduce the development costs for the developer. A density of 20 units per acre is also similar to the average density of projects in other communities of the Morongo Basin and Coachella Valley, as described below, and is required to cover the costs of a pocket plant.

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HS- 88 City of Twentynine Palms Housing Element 2022-2029 A conservative analysis for a hypothetical development site in the High Density Residential (R-HD) zone is included herein to demonstrate the realistic capacity on Sites 4 through 13, which accommodate the majority of the lower income RHNA units:
- A site has a lot area of 1 acre, and as is typical in the City, is generally square, meeting the minimum lot depth of 125 feet and minimum lot width of 150 feet for lot size of 1 acre or more.
- The maximum height of 35 feet will allow 3 stories.
- The site conforms to minimum setback requirements of 20 feet on three street sides, 10 feet on the other side (20 feet on second and third floor), in a ‘worst case’ scenario. This will allow a building footprint of 29,260 square feet. The second and third floor area can go up to 26,180 square feet.
- The maximum building floor area ratio is 0.75, which allows a building area of up to 32,670 square feet.
- The multi-family parking requirement is one open space (9’ by 19’) and one covered space (10’ by 20’) per unit. Required parking spaces for 24 units will take up 8,904 square feet.
- The actual building/floor area is assumed to be the remaining lot area less parking and setbacks, which is 20,356 square feet. - Assume an average of 400 square feet per unit (minimum unit size in RHD zone). Each floor will allow up to 50 units, in a total of 150 units.

Larger units with more bedrooms would reduce the total units, but even at twice the size, 25 units can be generated on each floor, for a total of 75 units. Even with hallway and other common areas, the one-acre site can easily accommodate more than 24 units.

Based on the conservative analysis above, the development standards including parking requirements for the R-HD zone can easily accommodate 20 units per acre assumed on Sites 4 through 13. Therefore, land use controls for multi-family development with small bedroom types will not pose a constraint to achieving densities of 20 units per acre on Sites 4 through 13 in the Inventory.

In the City, existing affordable housing projects are typically below or just about 10 units per acre. There are a few affordable housing projects in Joshua Tree and Yucca Valley to the west, which were built at slightly higher densities of up to 16 units per acre. The existing and ongoing affordable housing projects in the Coachella Valley generally range from 17 to 28 units per acre. Example projects are listed below:
- Sagewood Manor Apartments (existing) in Twentynine Palms at approximately 10 units per acre
- Sunnyslope Apartments (existing) in Yucca Valley at approximately 16 units per acre
- Sunwest Villas (existing) in Yucca Valley at approximately 12 units per acre

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City of Twentynine Palms Housing Element 2022-2029 HS-89 - Yucca Trails Apartments (existing) in Joshua Tree at approximately 9 units per acre
- Carlos Ortega Villas (existing) in Palm Desert at 13 units per acre - Coral Mountain Apartments (existing) in La Quinta at 16 units per acre - Millennium (entitled) in Palm Desert at 22 to 24 units per acre on privately and City owned sites
- Pacific West (entitled) in Palm Desert at 23 units per acre - Arroyo Crossing 1 (under construction) in Indio at 29 units per acre Because land costs in Twentynine Palms are lower than in the Coachella Valley, a slightly lower density of 20 units per acre would not constrain affordable housing development.

Housing Construction, Rental Rates and Sale Prices
Based on median home sale prices, the City has long been and remains one of the most affordable cities in San Bernardino County. As described under Market Constraints, National Core, which builds affordable units in the desert region, estimates costs ranging from $125 to $145 per square foot for 2 and 3 story construction. Assuming an average unit size of 1,000 square feet, this represents a cost of $125,000 to $145,000 per unit, which is much less than the typical cost of affordable housing in other parts of Riverside and San Bernardino counties. In addition, given that 2-4 unit projects in Twentynine Palms have been constructed at an average of $55,514 per unit in the immediate past, the cost of construction is low. Further, these lower construction costs allow for the addition of the necessary package plants to accommodate wastewater flows from larger projects. Finally, the City has been, and will continue to work with developers in financing these plants, including plants that can accommodate multiple projects, especially in the area of Adobe Road and El Paseo Road, where several parcels are located close together, including the City’s 3.2 acre site. As described in Program HS-16, the City will pursue the identification of funding sources and locations for these plants, to allow for higher density development.

While home prices remain out of reach for extremely low income Twentynine Palms residents, homes priced at or below the median are affordable to low income households. As shown in TABLE HS-29, a lower income household can afford both the market rate rent of $1,150, and the median household sale price of $158,800. Therefore, affordable housing units in the City can be accommodated in the market to a great extent, with the exception of extremely low and very low income households, which will require assistance. On this basis, the City will need 231 units of housing affordable to extremely low and very low income households during the planning period.

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HS- 90 City of Twentynine Palms Housing Element 2022-2029

SERVICES AND INFRASTRUCTURE
Sites identified in the inventory are located on or near Adobe Road and near current development to facilitate the extension of utilities. Adobe Road is the City’s main north-south corridor. It carries water utilities and is one of the City’s primary transportation and commercial corridors. Public services, including City Hall, the County library, County services, and transit routes are also located on Adobe Road near the High Density sites, providing ready access to public services.

Water service from the Twentynine Palms Water District is available throughout the core developed portions of the city with some outlying areas serviced by private wells. The Twentynine Palms Water District has determined that adequate water supply exists to provide service through 2050, based on current population projections. A sanitary sewer system is not available within the city with the exception of the Marine Corps Air Ground Combat Center. Wastewater is instead handled by individual septic systems or by package treatment plants which serve whole developments.

Pursuant to Senate Bill (SB) 1087, the water district will be provided with the adopted Housing Element consistent with its requirement to establish specific procedures to grant priority service to proposed developments that include affordable housing projects.

Electricity service is also available throughout the city from Southern California Edison.

Programs HS-16 and HS-17 directs the City to explore options for developing and financing centralized package treatment plants.

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City of Twentynine Palms Housing Element 2022-2029 HS-91 EXHIBIT HS-1 Land Inventory Map

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HS- 92 City of Twentynine Palms Housing Element 2022-2029 This page intentionally left blank

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City of Twentynine Palms Housing Element 2022-2029 HS-93

RESOURCES
Administrative Resources
Community Development Department
The role of the Twentynine Palms Community Development
Departmentis to guide orderly development, while preserving the City's character and unique environment. The Department provides professional support to the Planning Commission in the
implementation of Council policy as it applies to development and land use.

Through interaction among the Planning Commission, citizens and City Council members, the Department is responsible for promotion of the City's General Plan and its objectives. Experienced staff members are ready to provide assistance with every phase of application processing. The Community Development Department consists of four divisions: Planning, Code Enforcement, Engineering and Building and Safety.

Financial Resources
Section 8 Rental Assistance
The Federal Section 8 program provides rental assistance to very low income households in need of affordable housing. The Section 8 program assists a very low-income household by paying the difference between 30 percent of the gross household income and the cost of rent. Section 8 assistance in Twentynine Palms is provided through the Housing Choice Voucher program managed by the Housing Authority of the County of San Bernardino (HACSB); this allows the voucher recipients to choose housing that may cost above the fair market rent as long as the recipients pay for the additional cost. In Twentynine Palms, 37 households receive rental assistance under the HUD Section 8 program.

OPPORTUNITIES FOR ENERGY CONSERVATION
Energy-related housing costs can directly impact the affordability of housing. While State Building Code standards contain mandatory energy efficiency requirements for new development, the City and utility providers are also important resources to encourage and facilitate energy conservation and to help residents minimize energy-related expenses.

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HS- 94 City of Twentynine Palms Housing Element 2022-2029 The City’s commitment to address climate change through energy conservation is reflected in the City’s General Plan. The Land Use, Circulation and Conservation Elements of the General Plan contain various programs related to energy conservation, sustainability, green building and reduction of greenhouse gases. Two main goals of the Conservation Element are to increase energy conservation activities and toutilize sustainable development principles. Because reduction in vehicle trips is the most effective strategy to reduce greenhouse gases, land use and circulation policies encourage alternatives to the automobile through more compact and pedestrian friendly development.

Title 24 of the California Code of Regulations mandates uniform energy conservation standards for new construction. Minimum energy conservation standards implemented through Title 24 may increase initial construction costs, but reduce operating expenses and expenditure of natural resources over the long run.

Southern California Edison offers a number of programs that help makethe existing housing stock more efficient. Some programs are income qualified and some are available to all customers.

Programs include:
• Available to All Customers
o Rebates on qualified appliances including
ENERGY STARrefrigerator, pool and motor
pumps, swamp coolers, wholehouse fans,
water heaters, and clothes washers
o Residential Energy Efficiency Loan (REEL)
Program provides attractive financing options for
energy efficiency upgrades
o Power generator rebates for water well customers
o Affordable Multifamily Financing (AMF) Program
offers attractive financing options to upgrade deed
restricted multifamily properties to be more energy
efficient
o Self-Generation Incentive Program (SGIP) covers a
majority of costs to install self-generating energy
storage systems to offset energy use and provide
backup power during an outage

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City of Twentynine Palms Housing Element 2022-2029 HS-95 o Incentives for installing a qualified solar
photovoltaic (PV)system
o Rebates for installing a qualified solar thermal
system
o Rebates for appliances, windows, and lighting at
multi- family housing developments
o Comprehensive Manufactured Home Program
conducts energy audits of mobile or manufactured
homes and provides supplies and installation of
recommended upgrades
• Available to Income-Qualified Customers
o Free efficient appliances and energy efficiency
upgrades such as weatherization through the Energy
Savings Assistance Program
In addition to SCE programs, other organizations provide energy conservation assistance. GRID Alternatives manages the California Public Utilities Commission’s statewide Single-Family Affordable Solar Homes Program (SASH) program that provides free solar PV systems to low income, single-family homeowners
(http://gridalternatives.org/).

Between State energy efficiency requirements (Title 24), General Plan energy conservation policies, and rebates from utilities and other organizations, there are numerous housing related energy conservation opportunities in the City.

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City of Twentynine Palms Housing Element 2022-2029 HS-97

EVALUATION OF PAST ACCOMPLISHMENTS
State Housing Element law requires communities to assess the achievements under previous adopted housing programs as part of the housing element update. The evaluation helps identify the extent to which programs have been successful in achieving objectives and addressing local needs, and whether programs continue to be relevant and feasible for addressing current and future housing needs. The evaluation provides the basis for recommended modifications to policies and programs in the updated element, and provides meaningful guidance for establishing new objectives.

TABLE HS-49 reviews Twentynine Palms’ efforts in implementing the 2014–2021 Housing Element. The results of this analysis form the basis for developing the comprehensive housing program strategy for the 2022– 2029 Housing Element.

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HS- 98 City of Twentynine Palms Housing Element 2022-2029 TABLE HS-49

REVIEW OF PREVIOUS HOUSING ELEMENT
Action Result/ Effectiveness Continue/
Modify/Delete
GOAL HS-1. Preserve and improve the conditions of the City’s established housing stock Program HS-1: Code Enforcement
The City’s Code Enforcement Division takes a proactive approach to gain compliance with City codes from private properties, both residential and commercial. Enforce City codes to eliminate and prevent unsightly or hazardous conditions in residential areas.

Provide information and technical assistance to local property owners regarding housing maintenance. Provide information regarding applicable codes and regulations to the community to assist in the prevention of code deficiencies.

Timeframe: Ongoing
Responsible Agency: Building&
Safety Division, Code
Compliance Division, Fire
Department
Funding Source: General Fund
The City continued code
enforcement throughout the
planning period in an effort to
improve unsightly and
hazardous housing conditions.

From 2014 to 2021, the City
processed approximately 30
moderate housing violations
annually, most of which were
rectified. It also processed
approximately 10 severe
violations in which the
building was not salvageable
and was demolished. An
abandoned, derelict mobile
home park was cleared, and
some of the trailers were
recycled for use elsewhere.

Information regarding codes
and regulations is available at
City Hall and on the City
website.

Continue

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City of Twentynine Palms Housing Element 2022-2029 HS-99 Action Result/ Effectiveness Continue/
Modify/Delete
Program HS-2: Affordable Housing Resources
Assisted housing and mobile home parks are important affordable housing resources in the City. The City will preserve, maintain, and encourage these existing resources through the following actions:
§ Monitor the status of affordable housing units that are at risk of converting to market rate.
§ Work with owners and property managers to discuss preservation options of affordable housing units at risk of converting to market rate. § Monitor Section 8 legislation and provide technical assistance to property owners as necessary.
§ If any property owners indicate plans to convert affordable units tomarket rate rents, the City will contact qualified entities to explore transfer of ownership options. The entities will be selected fromthe state’s list of qualified entities to acquire/manage affordable housing. § Contact property owners upon receipt of any Notice of Intent to Sell or Notice of Intent to Convert to Market Rate Housing, pursuant to Section 65863.10 of the Government Code.
§ In the event that units convert to market rents, inform residents of affordable housing programs available in the city, including Section 8 and public housing.
§ Protect existing mobile home parks from being vacated due to change of use.
§ In the case of a loss of mobile home parks, provide information and resources for relocation of residents.
§ Provide information to property owners of mobile home parks to ensure compliance with applicable local, state and federal regulations.

Timeframe: Ongoing
Responsible Agency:

Community Development
Department
Funding Sources: General
Fund
No at-risk designated
affordable housing units
were identified during the
planning period. The City
will continue to monitor
housing and assist when atrisk units are identified.

Continue

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HS- 100 City of Twentynine Palms Housing Element 2022-2029 Action Result/ Effectiveness Continue/
Modify/Delete
GOAL HS-2. Promote and encourage housing development that adequately meets the needs of all socioeconomic segments of the community.

Program HS-3: Adequate Sites
In order to accommodate the City’s remaining 2008–2014 RHNA of 1,182units, the City will adopt standards for the High Density Residential (R- HD) zone, which includes the parcels detailed in Table HS-46. The standards will:
• Designate land in this zone for residential development only. • Facilitate residential development at a minimum of 20 units peracre, with a maximum of at least 24 units per acre.
• Allow multi-family development “by right” (without adiscretionary permit).

Timeframe: Within one year of
Housing Element adoption
Responsible Agency:

Community Development
Department
Funding Source: General Fund
The City adopted standards
for the High Density
Residential (R-HD) Zone
(codified in Development
Code Chapter 19.14). The
R-HD Zone allows for a
range of higher density
housing opportunities,
including apartment
complexes and senior
housing intended to
accommodate affordable
housing. Allowable density
is 20-24 dwelling units per
acre. Multi-family
development is permitted
by right, as are a variety of
other residential facilities,
including community and
congregate care facilities
serving 6 or fewer persons,
ADUs, emergency shelters,
and supportive/transitional
housing. Some institutional
and communication/utilities
facilities are permitted with
a Conditional Use Permit or
Administrative Use Permit.

Delete.

The program was
completed, and
implementation of
the Development
Code will be
ongoing.

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City of Twentynine Palms Housing Element 2022-2029 HS-101 Action Result/ Effectiveness Continue/
Modify/Delete
Program HS-4: Affordable Housing Assistance and Development Ensure the continued development of new housing units for very low-, low-, and moderate-income households in the city. The City will:
§ Pursue programs and funding sources designed to maintain and improve the affordability of existing housing units and for therehabilitation and/or construction of new housing to very low-, low-, and moderate-income households.
§ To facilitate the development of housing for lower-incomehouseholds, the City will encourage land divisions and specific plans resulting in parcels sizes that facilitate multi-family developments affordable to lowerincome households in light of state, federal, and local financing programs. The City will offer the following incentives for the development of affordablehousing, including but not limited to:
o Priority to processing subdivision maps that includeaffordable housing units.
o Expedited review for the subdivision of larger sites into buildable lots where the development application can be found consistent with the General Plan, applicable Specific Plan and master environmental impact report.
o Financial assistance (based on availability of federal, state, local foundations, and private housing funds).
o Modification of development requirements, such as reduced parking standards for seniors, assisted care, and special needs housing on a case-by-case basis
o Consistent with state law, developers in Twentynine Palms can receive density bonuses of 35 percent, depending on the amount and type of affordable housing provided, and concessions or exceptions from normally applicable zoningand other development standards.
o Continue to offer developers the opportunity to defer and phase in improvements, such as curb and gutter, paved parking, landscaping, etc.
o Facilitate the consolidation of properties for new housing construction through technical assistance to developers and property owners. Technical assistance includes land
development counseling by City planners and access to a list of sites available for residential development for local real estate agents.
o Assist with letters of recommendation for nonprofitsapplying for federal and state funding.

Timeframe: Ongoing
Responsible Agency:

Community Development
Department
Funding Sources: Private
Developers,and other
local, state, or federal fund
Development Code Chapter

19.72 provides density
bonuses and incentives for
the development of
qualifying affordable housing
projects. Incentives include
bonus densities, reduction or
modification of development
standards, modification of
parking standards, and
others approved by the City.

During the 2014-2021
planning period, a 200-unit
affordable apartment
complex called The Ridge at
29 Palms qualified for a
density bonus. The project
has not been built yet, but its
entitlements have been
extended. In addition, the
City marketed its Project
Phoenix property, through
issuance of an RFP.

Although developers were
identified, a project could not
be put together for the site.

There have been some
affordable housing units that
have been renovated and
converted to short-term
rentals. These are only
allowed in single-family, not
multi-family, homes. The
total number of short-term
rentals is currently about 190
within the City. The City is
considering applying an
Continue. The
City is attempting
to partner with an
affordable
housing developer
to examine
suitable sites
within the City.

The City owns
land near City Hall
that is served by
social services
that may be
suitable for an
affordable
housing project at
a scale that is
financially viable.

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HS- 102 City of Twentynine Palms Housing Element 2022-2029 Action Result/ Effectiveness Continue/
Modify/Delete
overall cap on the
percentage of single-family
housing units that can be
used for short-term rentals to
preserve affordable housing
stock.

Program HS-5: Density Bonus
Amend the Zoning Code to incorporate a density bonus ordinance that offers bonuses of 35 percent for the provision of affordable housing,depending on the amount and type provided, consistent with revised Government Code Section 65915.

Timeframe: 2014
Responsible Agency:

Community Development
Department
Funding Sources: General
Fund
The Development Code
was amended by
incorporating Chapter 19.72
(Affordable Housing
Density Bonus), consistent
with State bonus density
law. Chapter 19.72 explains
eligibility requirements and
allowable density bonuses
and other incentives, such
as modification of
development or parking
standards, for qualifying
projects.

AB 2345 (effective Jan. 1,
2021) further amends the
State Density Bonus law to
increase the maximum
density bonus from 35% to
50% for qualifying projects.

It also decreases the
threshold of set-aside lowincome units and
decreases parking space
requirements for some
projects. The City shall
update Development Code
Chapter 19.72 to reflect
these amendments.

Modify to assure
that Development
Code Chapter

19.72 reflects AB
2345.

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City of Twentynine Palms Housing Element 2022-2029 HS-103 Action Result/ Effectiveness Continue/
Modify/Delete
Program HS-8: Section 8 Housing Choice Voucher Program
Support the Housing Authority of San Bernardino County’s efforts to maintain, and possibly increase, the current level of Section 8 rental assistance to fund housing assistance for extremely low, very low-, and low-income households.

The City will direct eligible households to the program through direct referrals and the City website and provide information and referrals to landlords regarding participation in the Section 8 Rental Assistance Program.

Timeframe: Ongoing
Responsible Agency:

Housing Authority of the
County of San Bernardino,
Community Development
Department
Funding Sources: HUD,
General Fund
The City continues to make
information about the
Housing Choice Voucher
Program available at City
Hall, and refers eligible
households and landlords to
the Housing Authority of San
Bernardino County (HASBC)
as appropriate.

Continue
Program HS-9: Infill/Lot Consolidation
Continue to implement the Downtown Economic Revitalization Specific Plan to encourage residential development in the downtown. Offer incentives for downtown housing projects, particularly those providing affordable units or units to serve persons with special needs. Incentiveswill be discussed and determined on a case by case basis for proposed development projects and may include:
§ Residential density increases beyond those provided by statedensity bonus law.
§ Flexible zoning standards such as exceptions to requirements for setbacks, open space, and parking.
§ Streamlined procedures for lot consolidation.
§ Priority permit processing.
§ Deferral or reduction of City permit fees.

The City will codify available incentives for affordable housing development in the HD-R zone when standards for the zone are developedin accordance with Program HS-3 of this Housing Element.

Timeframe: Offer incentives as
development proposals are
brought forward and codify
incentives when HD-R standards
are developed withinone year of
Housing Element adoption.

Responsible Agency:

Community Development
Department
Funding Sources: HUD,
General Fund
The Downtown Economic
Revitalization Specific Plan
(adopted in 2012) was
rescinded in 2017, and a
new Downtown Specific
Plan is currently being
prepared to address
development in the
downtown, including
strategies for lot
consolidation and
providing affordable units.

The new Downtown
Specific Plan is proposed
to have more mixed-use
zoning that encourages
additional residential
development downtown.

The density will be similar
to high density residential
at 20 units per acre.

Incentives for affordable
housing development are
codified in Development
Code Chapter 19.72
(Affordable Housing
Density Bonus).

Modify to assure the
new Downtown
Specific Plan
facilitates residential
development and
addresses
opportunities and
procedures for
infill/lot
consolidation.