HOUSING
HS- 104 City of Twentynine Palms Housing Element 2022-2029 Action Result/ Effectiveness Continue/
Modify/Delete
GOAL HS-3. Minimize the impact of governmental constraints on housing production and affordability.
Program HS-10: Parking Regulations for Special Needs and Senior Housing Encourage the development of and equal access to housing for special needs groups, seniors, and the disabled by reviewing and amending parking provisions to provide for lower parking requirements for special needs housing and senior housing.
Timeframe: 2014
Responsible Agency:
Community Development
Department
Funding Sources:
General Fund
Development Code Section
19.72.150.C was adopted as
part of the Affordable
Housing Density Bonus
program. It allows parking
standard modifications for
housing developments that
qualify for density bonuses
and incentives, including
senior and special needs
housing developments.
Delete.
The program was
completed, and
implementation of
the Development
Code will be
ongoing.
HOUSING
City of Twentynine Palms Housing Element 2022-2029 HS-105 Action Result/ Effectiveness Continue/
Modify/Delete
Program HS-11: Extremely Low Income and Special Needs Housing Extremely low-income households and households with special needs have limited housing options. Housing types appropriate for these groups include emergency shelters, transitional housing, supportive housing, and single-room occupancy units for non-family households. The City will take the following actions to facilitate the development of housing appropriate for extremely lowincome and special needs persons:
§ Amend the Development Code to comply with state law
regarding transitional and supportive housing. Establish definitions for transitional and supportive housing and clarify that these are considered standard residential uses and which are permitted in zones where residential uses are permitted, subject only to those regulations that apply to other residential dwellings in the same zone.
§ Amend the Development Code to define single-room
occupancy units (SROs) and establish zones in which SROs are permitted in the City.
Timeframe: Within one
year of adoption of the
Housing Element
Responsible Agency:
Community Development
Department
Funding Source: General Fund
The Development Code was
amended to define
transitional housing
(Chapter 19.06.200) and
supportive housing (Chapter
19.06.190). The Code was
amended to show that
transitional and supportive
housing is permitted by right
in all residential zones,
subject to the same
restrictions that apply to
other residential units in the
same zone. They are also
permitted by right in the CO,
CG and OSR zones; and in
the CS zone with a
conditional use permit.
The Development Code was
updated to include Chapter
19.136, which defines SROs
and describes their
development and
management standards.
The Code was also
amended to show that
SROs are permitted in the
R-M and R-HD zones with
an Administrative Use
Permit; and the CO, CG,
CN, and CT zones with a
conditional use permit.
Delete.
The program was
completed, and
implementation of
the Development
Code will be
ongoing.
HOUSING
HS- 106 City of Twentynine Palms Housing Element 2022-2029 Action Result/ Effectiveness Continue/
Modify/Delete
Program HS-12: Utility Service Providers
In accordance with Government Code Section 65589.7, immediately following City Council adoption, the City must deliver to all public agencies or private entities that provide water or sewer services to properties within Twentynine Palms a copy of the 2013–2021 Housing Element.
Timeframe: Upon adoption of
the Housing Element
Responsible Agency:
Community Development
Department
Funding Source: General
Fund
Following the adoption of the
2014-2022 Housing
Element, a copy was
provided to all water and
sewer providers serving the
City.
Continue
Program HS-13: Infrastructure
Explore opportunities to remove constraints of the provision of infrastructure, particularly wastewater facilities, for designated affordable housing projects and standard market-rate housing.
§ The City shall consider consolidating operation and maintenance responsibilities of package treatment plants for affordable housing projects to reduce costs and responsibility of developers and/or residents to assure adequate service is provided.
§ Seek to establish package treatment plants that can be used jointly between multiple developments to provide more cost-efficient wastewater treatment facilities.
Timeframe: Within one year of
adoption of the Housing Element
staff will identify strategies and
opportunities for treatment plant
sharing/consolidation; staff will
work with developers to identify
and pursue these opportunities
throughout the planning period as
development projects are
proposed.
Responsible Agency:
Community Development
Department
Funding Source: General
Funds, US Department of
Agriculture, Economic
Development Bank, Rural
Community Assistance
Corporation, California
Financing Coordinating
Committee
The City aggressively
pursued grant programs, and
in 2019 secured funding from
the California Water Board
for the preparation of a
feasibility study and
preliminary design for
backbone sewer
infrastructure. The program
activities are under way. In
addition, the City and the
Marine Corps negotiated the
potential of having the Corps
construct and operate a
regional treatment plant to
serve both its and the City’s
needs.
Continue –
additional funding
will be required to
implement the
design.
HOUSING
City of Twentynine Palms Housing Element 2022-2029 HS-107 Action Result/ Effectiveness Continue/
Modify/Delete
Program HS-14: Wastewater Treatment Plant
In order to defray the costs to the City and developers of development of a potential centralized wastewater treatment plant and system or for individual package treatment plants in lieu of a centralized system, theCity will explore funding availability from and/or coordinate with the US Department of Agriculture, California Infrastructure and EconomicDevelopment Bank, Rural Community Assistance Corporation, California Financing Coordinating Committee, and other agencies as appropriate.
Timeframe: Identify potential
funding sources within one
year of Housing Element
adoption and apply for
funding and assistance
throughout the planning
period as opportunities/
deadlines arise.
Responsible Agency:
Community Development
Department
Funding Sources: private
developers, and other local,
state or federal funds
The City is constructing a
pocket plant at Project
Phoenix. In addition, the City
aggressively pursued grant
programs, and in 2019
secured funding from the
California Water Board for
the preparation of a
feasibility study and
preliminary design for
backbone sewer
infrastructure. The program
activities are under way. In
addition, the City and Marine
Corps negotiated the
potential of having the
Marine Corps construct and
operate a regional treatment
plant to serve both its and
the City’s needs.
Continueadditional funding
will be required to
implement the
design.
GOAL HS-4. Promote equal housing opportunity for all residents.
Program HS-15: Fair Housing
Provide information on state and federal fair housing laws to the community and direct complaints of housing discrimination to appropriate enforcement agencies (i.e., State Department of Fair Employment and Housing, Inland Fair Housing and Mediation Board and federal Department of Housing andUrban Development) at Twentynine Palms City Hall, Twentynine Palms recreation facilities, Twentynine Palms Senior Center, Twentynine Palms branch library,Twentynine Palms Chamber of Commerce, and the City of Twentynine Palms website.
The City will continue to collaborate with other San Bernardino County municipalities to regularly develop and complete a comprehensive Analysis of Impediments to FairHousing Choice.
Timeframe: Ongoing
Responsible Agency:
Community Development
Department
Funding Source: General Fund
The City continues to
provide information
regarding fair housing laws
at City Hall, the Senior
Center, and at other public
facilities. From 2014 to 2021,
no fair housing complaints
were filed in Twentynine
Palms with the California
Department of Fair
Employment and Housing
(DFEH), the agency certified
to administer HUD’s Fair
Housing Assistance
Program.
Continue
HOUSING
HS- 108 City of Twentynine Palms Housing Element 2022-2029 Action Result/ Effectiveness Continue/
Modify/Delete
Program HS-16: 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. Reasonable accommodation is one of the tools intended to further housing opportunities for people with disabilities.
Reasonable accommodation provides a means of requesting from the local government flexibility in the 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 access to housing.
The City adopted a reasonable accommodations ordinance in March 2013 and will continue to implement it to allow for reasonable accommodation requests in the implementation of land use and zoning regulations and procedures.
Timeframe: Ongoing
Responsible Agency:
Community Development
Department
Funding Source: General Fund
The City adopted a
reasonable accommodations
ordinance in March 2013.
Continue, modify to
reflect the adopted
ordinance.
HOUSING
City of Twentynine Palms Housing Element 2022-2029 HS-109 During the 2014-2021 planning period, the City endeavored to meet the housing needs of special needs populations such as the elderly, persons with disabilities, large households, female headed households, and persons experiencing homelessness through preserving and improving the existing housing stock, promoting housing development to meet various needs of the community, removing governmental constraints on housing development and affordability, and promoting equal housing opportunity for all residents.
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, including an abandoned, derelict mobile home park that was cleared with some trailers recycled. These code enforcement activities improved unsightly and hazardous housing conditions, which resulted in a better living environment for special needs populations (Program HS-1). To maintain housing affordability for special needs populations, the City monitored existing affordable housing units, none of which were at risk during the last planning period (Program HS-2).
While some single family units have been renovated and converted to shortterm rentals, which may impact the affordability of long-term housing, such conversion is not allowed in multi-family housing. The City is also considering to apply an 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-4).
To expand housing choices for special needs populations, the City updated the density bonus provisions (Program HS-5) and allowed parking standard modifications for senior and special needs housing developments (Program HS-10). The City also adopted standards for the High Density Residential (R-HD) Zone, which allows for a range of higher density housing opportunities by right, including affordable multifamily/senior housing and supportive/ transitional housing (Program HS-3). The Development Code was amended to allow transitional and supportive housing by right in all residential zones and some other zones, and also allow SROs in several zones with a CUP/AUP (Program HS-11). A 200-unit affordable apartment project, the Ridge at 29 Palms, was entitled and qualified for a density bonus. The City started to prepare a new Downtown Specific Plan, which includes strategies for lot consolidation and providing affordable units (Program HS-9). To address the sewer constraint to high-density housing, the City aggressively pursued grant programs and secured funding in 2019 for a feasibility study and preliminary design for backbone sewer infrastructure. The City also negotiated with the Marine Corps on the potential of having the Corps construct and operate a regional treatment plant to serve both parties (Program HS-13). The City has identified developers for its Project Phoenix property through a RFP and is
HOUSING
HS- 110 City of Twentynine Palms Housing Element 2022-2029 constructing a pocket plant to facilitate future housing development (Program HS-14).
The City continued to promote and refer eligible households and landlords to the Section 8 program (Program HS-8). To remove any constraint to housing for persons with disabilities, the City adopted a reasonable accommodations ordinance in 2013 (Program HS-16). The City continued to provide information regarding fair housing laws at City Hall, the Senior Center, and at other public facilities (Program HS-15). As discussed in 7.0 Housing Plan below, many of these programs will be modified and continued into the 2022-2029 planning period to better meet the housing needs of special needs populations.
HOUSING
City of Twentynine Palms Housing Element 2022-2029 HS-111 This page intentionally left blank
HOUSING
HS- 112 City of Twentynine Palms Housing Element 2022-2029
HOUSING PLAN
Twentynine Palms’ long-term housing goal is to facilitate and encourage housing that fulfills the diverse needs of the community. The Housing Plan identifies long-term housing goals and shorter-term policies to address the identified housing needs. The goals and policies are implemented through a series of housing programs. Programs identifyspecific actions the City will undertake toward putting each goal andpolicy into action.
The goals, policies and programs build upon the identified housing needs in the community, constraints confronting the City, and resources available to address the housing needs. This Plan will guide City housing policy through the 2022 to 2029 planning period. Twentynine Palms’ housing goals, policies and programs address the following four topics:
§ Maintain and preserve the existing affordable housing stock. § Assist in the development of housing.
§ Remove constraints to housing development.
§ Promote equal housing opportunity.
MAINTAIN AND PRESERVE THE EXISTING HOUSING STOCK
Continued maintenance and preservation of the existing housing stock in Twentynine Palms is a high priority to ensure high-quality neighborhoods.
Maintenance activities prevent deteriorating housing conditions, improve neighborhoods and promote higher-property values. The City looks to improve the visual character of residential neighborhoods to improve value and create neighborhood pride. Toward these ends, the City actively encourages code enforcement and blight removal.
HOUSING
City of Twentynine Palms Housing Element 2022-2029 HS-113 Maintain and Preserve the Existing Housing Stoc k
Goal HS-1 Preserve and improve the conditions of the City’s established housing stock.
Implementation
Policy: HS-1.1
Continue to provide proactive code enforcement activities to maintain and improve housing and neighborhood
qualities.
Implementation
Policy: HS-1.2
Monitor affordable housing developments within the city, and work to preserve existing affordable housing in the City that is considered at risk of converting to market-level rents.
Implementation
Policy: HS-1.3
Protect mobile home parks as an affordable housing
resource to extremely low and low income households
by encouraging decent living environments at mobile
home parks through continued compliance with local
and state laws.
Implementation
Policy: HS-1.4
Legalize qualified unpermitted accessory structures
(guest houses, garage conversions granny flats,
backyard houses) into legal Accessory Dwelling Units
(ADUs) that can be used as rental units and help
eliminate safety concerns associated with illegal units.
Program HS-1: Code Enforcement
The City’s Code Enforcement Division takes a proactive approach to gain compliance with City codes from private properties. These efforts will be focused in the downtown and Smoketree neighborhoods, where poverty levels and disability are more prevalent than other areas of the City, in an effort to assist one unit per year during the planning period. To preserve and improve the safety and quality of residential development and existing communities, the City shall continue to:
• Enforce City codes to eliminate and prevent unsightly or hazardous conditions in residential areas.
• Provide information and technical assistance to local property owners regarding applicable codes and regulations to assist in rectifying and preventing code deficiencies.
Time Frame: Ongoing on Code Compliance drives and
neighborhood visits. Conserve one unit per
year during the planning period.
Responsible Agency: Building & Safety Division, Code
Enforcement Division, Fire Department
Funding Source: General Fund
HOUSING
HS- 114 City of Twentynine Palms Housing Element 2022-2029 Program HS-2: Housing Rehabilitation
The City shall support the rehabilitation of existing housing, revitalization of existing communities and offer displacement protection by:
• Conducting a city-wide windshield housing survey to determine general housing conditions and identify the number of residential structures needing rehabilitation or replacement.
• Developing a Housing Rehabilitation Program that provides access to low interest loans funded by CDBG funds to lower income residents needing to make safety improvements to their homes, particularly in the downtown and Smoketree neighborhoods to assist 5 households annually during the planning period.
Time Frame: Windshield survey, 2022;
Housing Rehabilitation Program, beginning
2023
Responsible Agency: Windshield survey, Building & Safety Division, Code Enforcement Division;
Housing Rehabilitation Program, Community
Development Department
Funding: Windshield survey, General Fund;
Housing Rehabilitation Program, CDBG and
other grants/funding to assist 5 households
annually during the planning period
Program HS-3: 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 as place-based strategies for community preservation and displacement protection:
§ 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 to market rate rents, the City will contact qualified entities to explore transfer of ownership options. The entities will be selected from the state’s list of qualified entities to acquire/manage affordable housing.
HOUSING
City of Twentynine Palms Housing Element 2022-2029 HS-115 § 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.
Time Frame: Annually through Code Compliance visits.
Responsible Agency: Community Development Department
Funding Source: General Fund
Program HS-4: Legalize Unpermitted Accessory Structures Permitting illegal accessory dwelling units (such as granny flats, guest houses, garage conversions, and backyard houses) to legally join the housing market, if all health and safety standards are met, increases the housing stock (including potentially affordable units) and housing mobility and eliminates safety concerns associated with illegal units. The City shall establish a process for legalizing illegal or unpermitted two ADU structures annually by:
• Determining eligibility requirements for legalization • Establishing a permitting process that addresses, at a minimum, application submittals, plan review, permit issuance, and inspections • Providing targeted outreach, information, and technical assistance to property owners regarding the program in areas of higher need (see also Program HS-10: ADU Awareness and Outreach)
• Considering fee waivers and/or other financial incentives for lower income households participating in the program
Time Frame: Beginning 2023, annually thereafter.
Conserve two units per year during the
planning period.
Responsible Agency: Community Development Department,
Building & Safety Division, Code
Enforcement Division, Fire Department
Funding Source: General Fund
HOUSING
HS- 116 City of Twentynine Palms Housing Element 2022-2029
ASSIST IN THE DEVELOPMENT OF HOUSING
Twentynine Palms strives to have a balanced community, with housing units available for all income segments of the population. The existing housing stock offers many affordable options throughout the city; Twentynine Palms is one of the most affordable locations in the San Bernardino area.
Assist in the Development of Housing
Goal HS-2
Promote and encourage housing development
that adequately meets the needs of all
socioeconomic segments of the community.
Implementation
Policy: HS-2.1
Utilize the Land Use Element, Development Code and
other land use controls to provide housing sites that can facilitate and encourage the development of a variety of housing consistent with the City’s identified local needs and its regional housing responsibilities.
Implementation
Policy: HS-2.2
Ensure that the location, timing, and intensity of residential development will maintain and enhance the quality of life for the people of Twentynine Palms, and provide familyoriented housing in a wide range of sizes and costs in order to promote and retain the community’s hometown character and desert environment.
Implementation
Policy: HS-2.3
Encourage development of high-quality multiple-family
developments where they are compatible with adjacent land uses and provide appropriate open and common spaces.
Implementation
Policy: HS-2.4
Press for quality housing development and quality
residential communities with enhanced services for both civilian and military residents.
Implementation
Policy: HS-2.5
Leverage resources and cooperation and maintain open
communication between the city, the Marine Base and
private developers to ensure future development benefits the residents, City, and Marine Base.
HOUSING
City of Twentynine Palms Housing Element 2022-2029 HS-117 Assist in the Development of Housing
Implementation
Policy: HS-2.6
Address the housing needs of special populations and
extremely low-income households.
Implementation
Policy: HS-2.7
Provide adequate sites for the development of new housing through appropriate land use and zoning designations to accommodate the City’s share of regional housing needs.
Implementation
Policy: HS-2.8
Facilitate development of affordable housing through use of financial and/or regulatory incentives.
Implementation
Policy: HS-2.9
Assist residential developers in identifying and preparing land suitable for residential development preferably in higher opportunity areas.
Implementation
Policy: HS- 2.10
Pursue programs and funding sources designed to maintain and improve the affordability of existing housing units and for the construction of new housing to very low-, low- and moderate-income households in higher opportunity areas.
Implementation
Policy: HS- 2.11
Continue to participate in state- and federally sponsored programs designed to maintain housing affordability,
including the Section 8 rental assistance program.
Implementation
Policy: HS- 2.12
Improve housing affordability by promoting energy
conservation programs and sustainable development as
outlined in the Conservation Element of the General Plan.
Implementation
Policy: HS- 2.13
Work with non-profit housing development organizations
such as Habitat for Humanity to construct new homes on
the City’s many infill lots.
Program HS-5: Affordable Housing Assistance and Development Ensure the continued development of new housing units for extremely low, very low, low, and moderate-income households to enhance housing mobility in the city. Throughout the community, the City will:
§ Pursue programs and funding sources designed to maintain and improve the affordability of existing housing units and for the rehabilitation and/or construction of new housing to 115 extremely low, 116 very low, 127 low, and 185 moderate-income households. § Encourage the El Paseo Apartments to remain affordable beyond 2035, by working with the ownership to support their major rehabilitation planned during this planning period.
HOUSING
HS- 118 City of Twentynine Palms Housing Element 2022-2029 § Encourage development of higher density projects that allow a mix of affordability, with a minimum of 10% affordable to extremely low income households and 10% affordable to very low income households, in a market rate project.
§ To facilitate the development of housing for lower-income households, the City will encourage land divisions and specific plans resulting in parcels sizes that facilitate multi-family developments affordable to lower-income 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 include
affordable 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 Maintain consistency with state law that currently allows developers in Twentynine Palms to receive density bonuses of up to 50 percent, depending on the amount and type of affordable housing provided, as well as parking reductions and concessions or exceptions from normally applicable
zoning and other development standards (see Program HS6, below). 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.
HOUSING
City of Twentynine Palms Housing Element 2022-2029 HS-119 o Assist with letters of recommendation for nonprofits
applying for federal and state funding.
Time Frame: Develop incentives in 2022, annually meet
with housing developers to review
incentives available; review with budget
adoption.
Responsible Agency: Community Development Department
Funding Sources: Private developers, and other local, state, or federal funds
Program HS-6: Density Bonus Update
Amend the Zoning Code 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 and reduced percentage of lower income units required to obtain incentives and concessions, consistent with Assembly Bill 2345.
Time Frame: 2022
Responsible Agency: Community Development Department
Funding Source: General Fund
Program HS-7: 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 at least 37 and up to 50 extremely low, very low-, and low-income householdsthroughout the community. The City will promote the program on its website and provide a link to the County webpage, direct eligible residents to the program through direct referrals and the City website and provide targeted outreach to landlords, including information and referrals to landlords regarding participation in the Section 8 Rental Assistance Program.
Time Frame: Annually hold a community workshop
targeted to landlords and property owners.
Mail, email and post on the City’s social
media notices of the workshop to property
owners.
Responsible Agency: Housing Authority of the County of San Bernardino, Community Development
Department
Funding Sources: HUD, General Fund
HOUSING
HS- 120 City of Twentynine Palms Housing Element 2022-2029 Program HS-8: Downtown Specific Plan
Complete and adopt the revised Downtown Specific Plan by December of 2022, and ensure it facilitates residential development in the downtown through lot consolidation and other development mechanisms. Include the General Plan Amendment and Zone Change for the City Hall parcel in this process, to assure that it will allow 60 units of affordable housing. The development of the City Hall parcel, currently under contract with an affordable housing developer, shall be undertaken in conforms with the Surplus Land Act (Government Code 54220 et. seq.) This project will include 15% of units affordable to extremely low income households.
Offer incentives for downtown housing projects, particularly those providing affordable units, particularly extremely low income units, or units to serve persons with special needs. Incentives may include:
• Residential density increases beyond those provided by state density 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.
Time Frame: Specific Plan adoption 2022; Develop
incentive programs 2023. Construction of
City Hall parcel December 2024. Offer
incentives as development proposals are
brought forward.
Responsible Agency: Community Development Department
Funding Sources: HUD, General Fund
Program HS-9: Low-Barrier Navigation Centers
Amend the Zoning Code to permit Low-Barrier Navigation Centers by right in areas zoned for mixed us and non-residential zoning districts permitting multifamily uses, and to modify the definition of “homeless shelter” to include this use, consistent with Assembly Bill 101.
Time Frame: 2022
Responsible Agency: Community Development Department
Funding Source: General Fund
HOUSING
City of Twentynine Palms Housing Element 2022-2029 HS-121 Program HS-10: ADU Awareness and Outreach
Develop and implement an ADU awareness campaign to promote the development of ADUs and JADUs to provide new affordable housing choices in higher opportunity areas. The campaign shall include, but not be limited to:
• Preparation of an ADU Handbook for use by residents and staff.
Contents may include program requirements, development
standards, fee schedules and/or estimators, incentives, financial resources, application and plan submittal/review procedures, inspection processes, basic manager and landlord information, utility guidance and contact information, and sample or standard ADU building plans. The handbook shall be provided at City Hall and on the City’s website. Bilingual (English, Spanish) versions shall be provided.
• ADU outreach program to inform and educate property owners about ADU development opportunities, including the permitting process for existing unpermitted or illegal accessory structures (see Program HS-4: Legalize Unpermitted Accessory Structures).
Outreach may consist of classes, workshops, webinars, code enforcement efforts, mailings, or other methods.
• Explore and develop partnerships with local community-based organizations, low-income housing developers, organizations that provide financial guidance or landlord training, or others with resources or expertise in ADU development.
Time Frame: Beginning 2022, annually thereafter
Responsible Agency: Community Development Department; Code Enforcement Division
Funding Source: General Fund
Program HS-11: Housing for Special Populations
Assist in the development of housing for special populations throughout the community, including the disabled and homeless residents by:
• Pursuing funding to purchase, rehabilitate, or participate in the development of housing for people with disabilities, those at risk of homelessness, and other special populations.
• Consult and coordinate with local and regional organizations that support the needs of special populations, including but not limited to the Inland Regional Center and San Bernardino Homeless Partnership.
HOUSING
HS- 122 City of Twentynine Palms Housing Element 2022-2029 • Encourage developers of affordable housing to designate a portion of new units for persons with disabilities by constructing accessible units with barrier-free designs.
Time Frame: Annually with assignment of CDBG funds;
meet with housing developers annually to
review funding available. Ongoing for other
funding sources. Target the development of
20 units for disabled and homeless residents
during the planning period.
Responsible Agency: Community Development Department
Funding Source: CDBG, grants and other funding resources
HOUSING
City of Twentynine Palms Housing Element 2022-2029 HS-123
REMOVE CONSTRAINTS TO HOUSING DEVELOPMENT
Market and governmental factors may pose constraints to the provision of adequate and affordable housing. These factors tend to disproportionately impact lower- and moderate-income households due to their limited resources for absorbing the costs. Twentynine Palms is committed to reducing governmental constraints that might hinder the production of housing.
Maintain and Preserve the Existing Housing Stock
Goal HS-3 Minimize the impact of governmental constraints on housing production and affordability.
Implementation
Policy: HS-3.1
Periodically review residential development standards and regulations, ordinances, processing procedures, and fees to identify and mitigate constraints that may impede the
development, improvement, and conservation of housing.
Implementation
Policy: HS-3.2
Streamline the City’s development review process to
minimize the indirect cost of time spent in this process, andwhere appropriate, reduce direct cost in fees of
developing new affordable housing opportunities.
Implementation
Policy: HS-3.3
Assist in the removal of constraints on residential
development associated with wastewater collection and
treatment.
Program HS-12: Streamline ADU Approval Process
Accessory Dwelling Units (ADUs) and Junior ADUs can provide affordable housing opportunities for the community. To simplify the ADU development process and provide certainty to applicants, the City shall streamline the ADU process, which may include:
• Analyze the timeline of approvals for permitted ADUs to identify and improve, if possible, any delays
• Increase staff time dedicated to ADU review
• Encourage staff coordination with the applicant, perhaps offering ADU express review services during specified walk-in hours Time Frame: Beginning 2022, ongoing thereafter
Responsible Agency: Community Development Department
Funding Source: General Fund
HOUSING
HS- 124 City of Twentynine Palms Housing Element 2022-2029 Program HS-13: ADU Financing and Income Tracking
Develop and adopt an ADU fee program that reduces costs of development for homeowners and encourages the use of ADUs as affordable housing to promote housing mobility. The program shall include, but not be limited to:
• Track and monitor ADU building permits and valuation, construction costs, and development fees. ADU applications should request the estimated monthly rent, planned initial occupancy (renter, individual, family, caretaker, unknown), anticipated rent compared to market rent, and whether an affordable housing deed restriction was recorded on the property.
• Waive, discount, or defer some ADU fees for qualifying units, such as those in which homeowners agree to place affordability covenants on their unit
• Pursue loans, grants, and/or other funding mechanisms to assist in the development and operation of ADUs
Time Frame: Establish incentives 2022, ongoing thereafter Responsible Agency: Community Development Department
Funding Source: CDBG, State grants and loans
Program HS-14: Residential and Congregate Care Facilities Serving 7 or More Persons
Review Development Code Section 19.114.040 (development standards for residential and congregate care facilities serving 7 or more persons) and consider easing some of the locational requirements described in
19.114.040(I) and/or other permitting requirements to facilitate the development of these facilities.
Time Frame: Within one (1) year of adoption of the
Housing Element
Responsible Agency: Community Development Department
Funding Source: General Fund
Program HS-15: Utility Service Providers
In accordance with Government Code Section 65589.7, immediately following City Council adoption, the City must deliver to all public agencies or private entities that provide water or sewer services to properties within Twentynine Palms a copy of the 2022–2029 Housing Element.
HOUSING
City of Twentynine Palms Housing Element 2022-2029 HS-125 Time Frame: Upon adoption of the Housing Element
Responsible Agency: Community Development Department
Funding Source: General Fund
Program HS-16: Package Plants for Multi-Family and Affordable Residential Development
Explore opportunities to remove constraints of wastewater package plants on multi-family and affordable residential development projects. While a public sewer system is the most long term sustainable solution, package treatment plants can provide for an interim solution that support affordable housing.
§ The City shall support developers of multi-family and affordable housing projects in identifying and securing grants and other financing assistance for package treatment plants.
§ The City shall consider consolidating operation and maintenance responsibilities of package treatment plants for affordable housing projects to reduce costs and responsibility of developers and/or residents to assure adequate service is provided.
§ Seek to establish package treatment plants that can be used jointly between multiple developments to provide more cost-efficient wastewater treatment facilities.
Time Frame: Within one year of adoption of the Housing
Element, staff will identify strategies and
opportunities for treatment plant
sharing/consolidation; staff will work with
developers to identify and pursue these
opportunities and financing assistance
throughout the planning period as
development projects are proposed.
Responsible Agency: Community Development Department
Funding Sources: General Fund, US Department of
Agriculture, Economic Development Bank,
Rural Community Assistance Corporation,
California Financing Coordinating
Committee
HOUSING
HS- 126 City of Twentynine Palms Housing Element 2022-2029 Program HS-17: Community-Wide Sewer and Wastewater Treatment Plant To defray the costs to the City and developers of development of apotential centralized wastewater treatment plant and community-wide sewer system, or for individual package treatment plants in lieu of a centralized system, the City will continue to aggressively pursue funding availability from and/or coordinate with the US Department of Agriculture, California Infrastructure and Economic Development Bank, Rural Community Assistance Corporation, California Financing Coordinating Committee, and other agencies as appropriate.
Time Frame: Complete feasibility analysis and Phase 1
layout December 2022. Pursue additional
funding for Phase 1 in 2023. Identify
additional potential funding sources
annually throughout the planning period as
opportunities/ deadlines arise. If the City
WWTP is not pursued, pursue connection
to the Base WWTP by June, 2023.
Responsible Agency: Community Development Department
Funding Sources: Private developers, and other local, state or federal funds
Program HS-18: SB 35 Streamlined Approval Process
The City shall establish a written procedure to streamline the approval process for multi-unit housing projects consistent with Government Code Section 65913.4. SB-35 projects are exempt from discretionary review if the project is consistent with objective zoning and design standards.
Time Frame: Within one (1) year of adoption of the
Housing Element at Development Code
review
Responsible Agency: Community Development Department
Funding Sources: General Fund
Program HS-19: Subdivisions
Although there are affordable housing projects currently approved or being entitled in the region on parcels of 10 acres or more, the City will encourage further land divisions resulting in parcel sizes that facilitate multifamily development affordable to lower income households in light of state, federal
HOUSING
City of Twentynine Palms Housing Element 2022-2029 HS-127 and local financing programs (50-100 units) as development proposals are brought forward for Sites 8 and 11. The City will offer incentives for land division encouraging the development of affordable housing including, but not limited to:
• priority to processing and expedited review for subdivision maps that include affordable housing units,
• financial assistance (based on availability of federal, state, local foundations, and private housing funds) including fee waivers and infrastructure improvement subsidies.
Time Frame: As projects are proposed on Sites 8 and 11
Responsible Agency: Community Development Department
Funding Sources: General Fund
Program HS-20: Zoning for a Variety of Housing Types
The City’s Development Code shall be amended consistent with state law for employee housing (Health and Safety Code section 17021.5 and 17021.6), to add a definition of family, and parking for emergency shelters (AB 139) as these requirements are amended by state law.
Time Frame: Within one (1) year of adoption of the
Housing Element at Development Code
review
Responsible Agency: Community Development Department
Funding Sources: General Fund
Program HS-21: Multi-Family Residential Development
The City’s Development Code shall be amended to remove all AUP/CUP requirements on multi-family residential developments in the RM and RHD zones. Multi-family residential projects with 50 units or less in these zones will only require staff review, and projects with more than 50 units will require Site Plan by the Planning Commission.
Time Frame: Within one (1) year of adoption of the
Housing Element at Development Code
review
Responsible Agency: Community Development Department
Funding Sources: General Fund
HOUSING
HS- 128 City of Twentynine Palms Housing Element 2022-2029
PROMOTE EQUAL HOUSING OPPORTUNITY
Several state and federal laws have been enacted to ensure equal housing opportunities in buying, selling, and renting housing. The Civil Rights Act of 1966 prohibits racial discrimination in the sale or rental of property.
The Fair Housing Act declares a national policy of fair housing throughout the United States, making illegal any discrimination in the sale, lease, or rental of housing, or making housing otherwise unavailable, because of race, color, religion, sex, handicap, familial status, or national origin. This includes the right to expect equal professional service; the opportunity to consider a broad range of housing choices; no discriminatory limitations on communities or locations of housing; no discrimination in the financing, appraising or insuring of housing; reasonable accommodations in rules, practices, and procedures for persons with physical and developmental disabilities; and freedom from harassment or intimidation for exercising your fair housing rights.
Promote Equal Housing Opportunities
Goal HS-4 Promote equal housing opportunity for all
residents.
Implementation
Policy: HS-4.1
Continue to enforce fair housing laws to prohibit arbitrary discrimination in the building, financing, selling, or
renting of housing on the basis of race, religion, family status, national origin, physical or developmental
disability, or other such circumstances.
Implementation
Policy: HS-4.2
Promote, monitor, and cooperate with the Marine Base and other segments of the community to assure that fair housing practices are adhered to and continued in the community.
Implementation
Policy: HS-4.3
Publicize fair housing resources offered to the community by the City, County, and other agencies.
HOUSING
City of Twentynine Palms Housing Element 2022-2029 HS-129 Program HS-22: Fair Housing
Provide information on state and federal fair housing laws to the community and direct complaints of housing discrimination to appropriate enforcement agencies (i.e., state Department of Fair Employment and Housing, Inland Fair Housing and Mediation Board, and federal Department of Housing and Urban Development) at Twentynine Palms City Hall, Twentynine Palms recreation facilities, Twentynine Palms Senior Center, Twentynine Palms branch library, and the City of Twentynine Palms website. All information shall be bilingual (English/Spanish). Introduce these agencies to the public during Housing Element and other hearings/workshops to build mutual trust and remove barriers to fair housing resources.
The City will continue to collaborate with other San Bernardino County municipalities to regularly develop and complete a comprehensive Analysis of Impediments to Fair Housing Choice.
Time Frame: Ongoing. Assist 10 households/families
annually.
Responsible Agency: Community Development Department
Funding Source: General Fund
Program HS-23: 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. Reasonable accommodation is one of the tools intended to further housing opportunities for people with disabilities. Reasonable accommodation provides 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 access to housing.
The City adopted a reasonable accommodations ordinance in March 2013 and will continue to implement it to allow for reasonable accommodation requests in the implementation of land use and zoning regulations and procedures.
Time Frame: Ongoing
Responsible Agency: Community Development Department
Funding Source: General Fund
HOUSING
HS- 130 City of Twentynine Palms Housing Element 2022-2029 Program HS-24: Active Outreach
The City will annually review its policies and zoning laws relating to fair housing, and reach out to the community through surveys and workshops as appropriate. The outreach efforts will be advertised 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. The City shall outreach to community organizations such as Food for Life, Angel View, Desert Arc, and Inland Counties Legal Services for input related to housing needs and access to opportunities with a focus on disadvantaged populations.
Time Frame: Annually at Housing Element review
Responsible Agency: Community Development Department
Funding Source: General Fund
QUANTIFIED OBJECTIVES
Quantified objectives estimate the number of units likely to be constructed, rehabilitated, or conserved/preserved by income level during the planning period. The quantified objectives do not represent a ceiling on development, but rather establish a realistic estimate based on needs, resources, and constraints.
The construction objective refers to the number of new units that are likely to be constructed using public and/or private sources over the planning period of the Housing Element, given the City’s land resources, constraints, and proposed programs.
The rehabilitation objective refers to the number of existing units expected to be rehabilitated during the planning period.
TABLE HS-50 summarizes Twentynine Palms’ quantified objectives for the 2022–2029 Housing Element planning period. The City will strive to meet the new construction goals of the RHNA of 1,047 units. The City will also work to assist with the rehabilitation of 40 units. As described above, there are no units at risk of conversion, so no conservation units are proposed.
TABLE HS-50
QUANTIFIED OBJECTIVES BY INCOME LEVEL
Extremely
Low
Very
Low Low Moderate AboveModerate Total
Construction 115 116 127 185 504 1,047
Rehabilitation 40 - - 40
Conservation 16 - - 16
HOUSING
City of Twentynine Palms Housing Element 2022-2029 HS-131 This page intentionally left blank
A-1
Appendix A
City of Twentynine Palms
General Plan Housing Element
Assessment of Fair Housing (AFH)
A-2
CITY OF TWENTYNINE PALMS
ASSESSMENT OF FAIR HOUSING
A. Introduction
AB 686 requires that all housing elements due on or after January 1, 2021, must contain an Assessment of Fair Housing (AFH) consistent with the core elements of the analysis required by the federal Affirmatively Furthering Fair Housing (AFFH) Final Rule of July 16, 2015.
The California Fair Employment and Housing Act generally 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. Under state law, AFFH means “taking meaningful actions, in addition to combatting discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics.”
Per the California Fair Employment and Housing Act, the City has an agreement with the County of San Bernardino to provide anti-discrimination, landlord-tenant mediation, fair housing training and technical assistance, enforcement of housing rights, administrative hearings, home buyer workshops, and other housing related services for Twentynine Palms residents. Services are designed to implement fair housing policies and procedures and to provide information concerning fair housing rights and minority rights under existing fair housing laws, which include providing housing opportunities for all persons regardless of race, color, religion, sex, gender, gender identity, gender expression, marital status, national origin, ancestry, familial status, source of income, disability, source of income, genetic information, or veteran or military status. AB 686 requires the City to certify that it will affirmatively further fair housing by taking meaningful actions to overcome patterns of segregation and foster inclusive communities.
The City has completed the following:
1. Include a Program that Affirmatively Furthers Fair Housing and Promotes Housing Opportunities throughout the Community for Protected Classes (applies to housing elements beginning January 1, 2019).
2. Conduct an Assessment of Fair Housing, which includes summary of fair housing issues, an analysis of available federal, state, and local data and local knowledge to identify, and an assessment of the contributing factors for the fair housing issues.
3. Prepare the Housing Element Land Inventory and Identification of Sites through the Lens of Affirmatively Furthering Fair Housing.
B. Outreach
A-3
The City conducted public outreach in 2021 as part of the Housing Element update process. As discussed in the public participation section of this Housing Element, outreach efforts focused on community and stakeholder workshops, public hearings, and disseminating information through electronic mail notifications and postings on the City’s website. Discussion topics included the difficulties of providing very-low and extremely-low affordable housing units, the need for joint venture projects, and concerns of the lack of sewer service in the City. A full summary of feedback gathered during these meetings and consultations can be found in the Housing Element.
The City also referred to the Regional Assessment of Fair Housing San Bernardino County Transportation Authority (September 15, 2021) and San Bernardino County Assessment of Impediments to Fair Housing Choice Program Years 2020-2025 (April 21, 2020) for outreach specifically related to AFFH and community input from Twentynine Palms or the Morongo Basin.
These documents are referred to as SBCTA AFH and County AI throughout this assessment.
Outreach efforts for the SBCTA AFH resulted in responses from approximately 500 participants in the community engagement process, with 20 participating in interviews, 177 attending a public meeting, and 302 responding to the survey. A total of 20 public meetings were held in unincorporated areas and cities including Twentynine Palms. Responses received from participants and stakeholders in Twentynine Palms include:
- “Yet there are plenty of vacant rentals, often boarded up or abandoned. People without homes sneak in and squat in them.”
- “Families with children would not have the same housing choices as a household without children. A military family may be preferred over a family with the same income.” Outreach efforts for the County AI included public meetings, stakeholder interviews, and a communitywide survey. One public meeting was held in Twentynine Palms on July 16, 2019, and received the following input:
- “Families with children would not have the same housing choices as a household without children. A military family may be preferred over a family with the same income, but who is employed at Walmart because they are perceived as more stable.” - “Most houses are not wheelchair accessible. Can’t get into a bathtub or shower or even down a hall. There’s lots of dirt rather than pavement in yards.” - “Fair housing complaints or issues would be directed to the Inland Legal Services, the Landlord Mediation Board, or the American Civil Liberties Union.” - “Twentynine Palms has nice parks. The City does a good job offering places for kids to go and stay active.”
- “The Utah Trail area has seen a lot of investment.”
These comments and input are considered in this assessment and the City’s Housing Element.
Policy HS-1.1 and Program HS-1 commit the City to conduct proactive code enforcement to ensure the safety and quality of residential development, and Program HS-2 calls for a city-wide housing survey to identify units that need rehabilitation or replacement. Policy HS-4.1 and Program HS22 promote equal housing opportunities and address fair housing issues such as arbitrary discrimination on the basis of family status through education, outreach and active referrals.
A-4
Program HS-23 commits the City to implementation of the reasonable accommodations ordinance to further housing opportunities for people with disabilities.
Moving forward, the City is committed to active outreach by conducting annual reviews of its policies and zoning laws relating to fair housing and engaging with the community through surveys and workshops as appropriate. The outreach efforts will be advertised 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 to reach all segments of the community and encourage their input. The City will also gather information and input from community organizations serving disadvantaged populations regarding housing needs and access to opportunities (Program HS-24).
C. Assessment of Fair Housing
California Government Code Section 65583 (10)(A)(ii) requires Twentynine Palms to analyze areas of segregation, racially or ethnically concentrated areas of poverty, disparities in access to opportunity, and disproportionate housing needs, including displacement risk. High resource areas are those with high index scores for a variety of educational, environmental, and economic indicators. These indicators include high levels of employment and close proximity to jobs, access to effective educational opportunities for both children and adults, low concentration of poverty, and low levels of environmental pollutants, among others. Moderate resource areas have access to many of the same resources as high resource areas but may have longer commutes to places of employment, lower median home values, fewer educational opportunities, or other factors that lower their indices for economic, environmental, and educational indicators. Low resource areas have the most limited access to all resources. Areas of high segregation and poverty are those that have an overrepresentation of people of color compared to the County, and at least 30 percent of the population in these areas is below the federal poverty line ($26,500 annually for a family of four in 2021).
a. Integration and Segregation Patterns
To assess patterns of segregation and integration, Twentynine Palms analyzed several characteristics including race and ethnicity, disability, familial status and household income.
Race and Ethnicity
Ethnic and racial composition of a region is useful in analyzing housing demand and any related fair housing concerns, as it tends to demonstrate a relationship with other characteristics such as household size, locational preferences, and mobility.
In 2019, the largest racial/ethnic group in San Bernardino County identified as Hispanic (of any race) at 53 percent, and the second largest was White, non-Hispanic persons at 28 percent. Black persons made up 7.8 percent, Asian persons made up 6.9 percent, and persons of more than one race made up 2.5 percent. According to the Regional Assessment of Fair Housing, the County’s racial and ethnic composition changed from 2010 to 2019 with the Hispanic population increasing
A-5
by 19 percent and the White, non-Hispanic population decreasing by 12 percent. 1 The Morongo
Basin subregion, in which Twentynine Palms is located, saw a higher rate of increase in the Hispanic population, with 35 percent, and the White, non-Hispanic population showing a similar decrease by 15 percent. Overall, the Morongo Basin subregion experienced the largest decrease in the White population percentage of all County subregions.
The City of Twentynine Palms experienced a trend similar to the Morongo Basin subregion with the Hispanic population increasing by 32 percent and the White, non-Hispanic population decreasing by 17 percent.
2 According to the 2019 American Community Survey, the largest racial group in the City identifies as “White” (73 percent) and 23 percent of the population identifies as Hispanic or Latino. This trend is also demonstrated in Figure 1, which shows the concentration of racial/ethnic groups within the City increasing overall from 2010 to 2018, with the central portion of the City experiencing the greatest concentration (41-60 percent concentration levels). This trend suggests that minority racial/ethnic groups in Twentynine Palms have been geographically dispersing over the past 10 years, and the community is becoming well-integrated.
Dissimilarity Index (Race)
HUD tracks racial or ethnic dissimilarity trends for jurisdictions and regions. The Dissimilarity Index is a demographic measure of the evenness with which two groups are distributed across component geographic areas that make up a larger area. Values range from 0 to 100, where higher numbers indicate a higher degree of segregation among the groups measured. Index values of 0 to 39 generally indicate low segregation, values between 40 and 59 generally indicate moderate segregation, and values above 60 generally indicate a high level of segregation.
Most subregions in San Bernardino County, including the Morongo Basin, have low to moderate levels of segregation between White and Hispanic residents, apart from the Mountain region which has a high level of segregation. The indices for Twentynine Palms and the Morongo Basin from 2013 to 2019 are shown below. According to the Racial/Ethnic Dissimilarity Trends, both the City and subregion segregation indices rose for the Hispanic/White and Asian or Pacific Islander/White groups, and decreased for the Non-White/White and Black/White groups. When comparing the average level of segregation between 2013 and 2019, no group in Twentynine Palms or the Morongo Basin experienced high levels of segregation.
1 Internal Draft Regional Assessment of Fair Housing, San Bernardino County Transportation Authority, prepared by Michael Baker International. September 15, 2021.
2 Assessment of Fair Housing Data Packet for the City of Twentynine Palms, “Jurisdiction Demographics,” prepared by Michael Baker International for the San Bernardino County Transit Authority, June 2021.
A-6
Table 1
Racial/Ethnic Dissimilarity Trends 2013-2019
City of Twentynine Palms
2013 Trend 2019 Trend
City of Twentynine Palms1
Non-White/White 22.04 20.93
Black/White 43.43 37.16
Hispanic/White 20.91 29.09
Asian or Pacific Islander/White 27.66 41.21
Morongo Basin2
Non-White/White 23.85 23.76
Black/White 51.48 24.58
Hispanic/White 24.54 47.19
Asian or Pacific Islander/White 35.50 42.03
Sources:
1. Assessment of Fair Housing Data Packet for the City of Twentynine Palms, “Dissimilarity (Race)” prepared by Michael Baker International for the San Bernardino County Transit Authority, June 2021.
2. Internal Draft Regional Assessment of Fair Housing, San Bernardino County Transportation Authority, prepared by Michael Baker International. September 15, 2021.
Figure 1
Racial Demographics: Percent of Total Non-White Population, 2010-2018
A-7
Persons with Disabilities
According to the Regional Assessment of Fair Housing, the total percentage of persons with disabilities made up nearly 11 percent of the County overall.3 The percentage of the population with a disability generally increased by varying degrees for all subregions and for the County between 2012 and 2019. The greatest increase was experienced in the Morongo Basin and Mountain subregions. In the Morongo Basin, disabilities that experienced the largest increase were relative to the “ambulatory difficulty,” “self-care difficulty,” and “independent living difficulty” categories, at 25 percent, 37 percent, and 17 percent, respectively.
From 2010 to 2019, the percent of the
population in Twentynine Palms with a
disability increased by 29 percent.4 As
shown in Figure 2, the highest
concentration of the population with a
disability (20-30 percent) is located
within two tracts in the central portion of
the City, which is consistent with overall
concentration of the population. These
tracts are in proximity to the downtown
area have a moderate to high opportunity
value providing access to a variety
services and public resources including
retail, pharmacies, restaurants, City
facilities, housing, and access to transit.
The rest of the City has concentrations of
less than 20 percent for people with
disabilities. Therefore, the population
with a disability appears to be integrated
in most communities and areas with the
higher percentage of the population with
a disability are located in areas with
access to housing and services.
The City complies with all requirements
of the Americans with Disabilities Act
and California Building Code to provide
accessible and “barrier free” units for
disabled residents. Chapter 19.54 of the
Development Code 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 3 Internal Draft Regional Assessment of Fair Housing, San Bernardino County Transportation Authority, prepared by Michael Baker International. September 15, 2021.
4 Assessment of Fair Housing Data Packet for the City of Twentynine Palms, “Disability,” prepared by Michael Baker International for the San Bernardino County Transit Authority, June 2021.
Figure 2
Percent of Population with a Disability, 2019
A-8
fair housing opportunities. Ramps, stairs, and similar structures necessary for accessibility are allowed by right, and the City does not impose any additional requirements on accessible units and housing for the disabled.
Familial Status
Familial status refers to the presence of children under the age of 18, whether the child is biologically related to the head of household, and the martial status of the head of households.
Single parent households are protected by fair housing law. Families with children may face housing discrimination by landlords who fear that children will cause property damage, among other biases. Differential treatments such as limiting the number of children in a complex or confining children to a specific location are also fair housing concerns. Female-headed households generally have lower incomes, higher rates of poverty, and lower home ownership rates. Primary housing needs for this population
are affordability and units of
appropriate size for the age and
gender mix of children. Other
considerations include proximity to
schools, childcare facilities,
recreation areas, and other family
services and amenities.
From 2010 to 2019, the County
experienced a 9 percent increase of
households with children and a 30
percent decrease in single-parent
households. The Morongo Basin
saw a decrease in single-parent
households at a higher rate of 72
percent, while the percent of
households with children decreased
by 9 percent. Approximately 1,854
households (22 percent of all
households) are headed by females
with no husband present. Of those
households, 374 were living in
poverty, and 342 (91 percent) of
those living in poverty had children
in the household.
As shown in Figure 3, areas of the
City with the highest concentrations
(80 percent) of female headed
households with children are in the
eastern portion of the City. Overall,
the majority of the City has low to
moderate concentrations of female
Figure 3
Percent of Children in Female Headed Households,
No Spouse, 2019
A-9
headed households with children, suggesting these households are well integrated in the community with no patterns of segregation.
Racially and Ethnically Concentrated Areas of Poverty (R/ECAPs) HUD defines Racially or Ethnically Concentrated Areas of Poverty (R/ECAPs) as census tracts with a non-White population over 50 percent and with 40 percent or three times the overall poverty rate. There are several R/ECAPs throughout the County in the East and West Valley regions, and the High Desert region. However, there are no R/ECAPs in the Morongo Basin, including the City of Twentynine Palms.
Income Level
The State, County, Morongo Basin, and City of Twentynine Palms all experienced an increase in median income over the past 10 years. According to HCD, the state median incomes in 2014 and 2019 were $71,400 and $87,100, respectively, which is a 22 percent increase. During this same period, the County’s median income increased at a lower rate of 13 percent, from $55,845 to $63,362. Compared to all County
subregions, the Morongo Basin
subregion’s median household
income increased at the lowest rate (4
percent) from $40,225 to $41,988.
The median household income in
Twentynine Palms increased from
$40,890 in 2014 to $44,226 in 2019,
which is an 8 percent increase overall
and is 5.3 percent higher than the
subregion’s 2019 median income.5 As
shown in Figure 4, census tracts with
the highest median incomes (<
$87,100) are clustered in the central
portion of the City; the majority of
which are located north of 2 Mile
Road east of Sunrise Road and west of
Adobe Road. The Smoke Tree
community south of the Twentynine
Palms Highway also has higher
median incomes. The rest of the City
has a median income between $30,000
to $55,000. The City’s RHNA sites
are generally located in proximity to
the downtown area and in proximity to
Adobe Road. While this pattern may
appear to be clustered, these areas
have higher concentrations of the
5 American Community Survey, 2019: ACE 5-Year Estimates, Table ID: S1901.
Figure 4
Median Household Income 2019
A-10
population and have access to more opportunities, such as employment centers, retail, dining, schools, public services, and transit.
b. Access to Opportunities
Access to opportunity means both improving the quality of life for residents of low-income communities, as well as supporting mobility and access to high resource neighborhoods.
Disparities in access to opportunity are generally measured by access to education, employment, transportation, and healthy neighborhoods, though other opportunities may also include low rates of violent crime, safe and decent housing, and recreation.
To assist in the analysis of opportunities, the HCD and the California Tax Credit Allocation Committee (TCAC) convened in the California Fair Housing Task Force (Task Force) to create Opportunity Maps to identify resources levels across the state. The maps are made from composite scores of three different domains: economic, environmental, and education. The domains are made up of a set of indicators, as follows:
• Economic: Poverty, adult
education, employment, job
proximity, and median home value.
• Environmental: CalEnviroScreen
4.0 pollution indicators and values.
• Education: Math proficiency,
reading proficiency, high school
graduation rates, and study poverty
rates.
The more affordable areas of the
County are lower in access to
opportunity, including the Morongo
Basin and Twentynine Palms, while
the more expensive areas of the
County have higher access to
resources and opportunity, according
to the TCAC Opportunity Score –
Composite. The City’s Composite
Opportunity map score is shown in
Figure 5. The majority of the City,
including the proposed RHNA sites,
are located within low to moderate
resource areas. There is one high
resource area in the west-central
portion of City.
Figure 5
TCAC Opportunity Areas: Composite Score
2021
A-11
Individual education, employment, transportation, and healthy neighborhoods opportunity scores are discussed below.
Educational Opportunities
The Regional Assessment of Fair Housing used subregional TCAC education map scores to determine the educational quality per County census tract. Educational scores in the North Desert and Morongo subregion, including the City of Twentynine Palms, are in the lowest 50 percent of the County. As shown in Figure 6, the majority of the City has a low education score with two tracts having a low to moderate score. The funding and success of an education system is often linked to the economic health of an area. For the 2018-2019 school year, 58 percent of Statewide education funding came from the State and 32 percent of funding came from local sources, including property taxes. When compared to Figure 4, Median Household Income, there is a strong correlation between areas of higher education scores and higher median incomes (census tracts 104.15 and 104.22).
Figure 6
TCAC Opportunity Areas: Education, 2021
A-12
Employment Opportunities
Employment opportunities are concentrated in the southwest corner of the County, specifically the East and West Valley regions. Employment opportunities decrease the farther away from these Valley subregions, especially for those living in the High Desert, North Desert, and Morongo Basin subregions. According to the Regional Assessment of Fair Housing, in San Bernardino County, census tracts with the farthest proximity to jobs are the same census tracts with high rates of poverty and are predominately Hispanic, which is consistent with City mapping (Figure 8, Poverty Status and Figure 1, Percent of Racial Demographics: Total Non-White Populations).
Economic opportunity, as defined by
the TCAC, also tends to be higher in
the East and West Valley and
Mountain subregions, and lower in
the Morongo Basin and Desert
subregions. The TCAC uses the
following to measure economic
opportunity in a census tract: poverty
rates, population of adults with a
bachelor’s degree or higher,
employment, proximity to jobs, and
median home value. As shown in
Figure 7, most of the City is
considered to have a low to moderate
economic score with only two tracts
containing moderate to high
economic scores. The tracts with the
higher economic score are generally
consistent with the education score,
thus reinforcing the correlation
between areas of higher education
scores and higher median incomes
(census tracts 104.15 and 104.22).
Also, areas with lower access to jobs
and lower economic opportunity have
higher poverty rates and tend to
mirror those found in the poverty
status maps, as shown in Figures 7
and 8.
Figure 7
TCAC Opportunity Area: Economic, 2021
A-13
Figure 8
Poverty Status 2019
A-14
Transportation Opportunities
Each County subregion has its own transit authority and services, some of which connect to population and job centers in the County. The Morongo Basin Transit Authority (MBTA) provides bus service to Twentynine Palms and the surrounding region. Bus routes cover many streets within the downtown area (census tract 104.21) and the Marine Base (census tract 104.02). Bus service in other census tracts in the City is limited to Highway 62 and Adobe Road. Minority groups and protected classes are not overly represented in those census tracts compared to city-wide levels.
MBTA’s Ready Ride service provides origin-to-destination service primarily for senior and disabled passengers at a discounted rate. Therefore, there does not appear to be any disparity in bus service that would adversely impact a minority or protected group.
Environmental Opportunities
Another potential indicator of social and
economic disparity is exposure to pollution.
CalEnviroScreen 4.0 is a science-based
mapping tool prepared by the California
Office of Environmental Health Hazard
Assessment (OEHHA) and California
Environmental Protection Agency
(CalEPA) that identifies communities most
affected by pollution. It assigns numerical
scores to census tracts using environmental,
health, and socioeconomic information,
where 0 percent represents the lowest
pollution burden and 100 percent represents
the highest.
Factors that measure environmental health
impacts and pollution burden include
exposure (levels of ozone, particulate
matter, diesel, water quality, pesticide use,
traffic density, and toxic releases) and
environmental (cleanup sites, groundwater
threats, hazardous waste generators and
facilities, impaired water bodies, and solid
waste sites and facilities) effects. Many of
these environmental effects are byproducts
of population centers, meaning the more
heavily populated subregions of the
County, the East and West Valley,
experience poor environmental quality.
In Twentynine Palms census tracts, scores range from 1-10 percent to 41-50 percent, suggesting that no census tract in the City has a disproportionately high pollution burden. This is consistent with Figure 9, TCAC Environmental Opportunity Area. Therefore, all RHNA sites are located in environmentally favorable areas.
Figure 9
TCAC Opportunity Area: Environmental,
2021
A-15
c. Disproportionate Housing Needs
Disproportionate housing needs is defined as “a condition in which there are significant disparities in the proportion of members of a protected class experiencing a category of housing needs when compared to the proportion of a member of any other relevant groups or the total population experiencing the category of housing need in the applicable geographic area” (24 C.F.R. § 5.152).
The analysis is completed by assessing cost burden, severe cost burden, overcrowding,substandard housing, homelessness, and displacement.
Cost Burden
Measuring the portion of a household’s gross income that is spent for housing is an indicator of the dynamics of demand and supply. This measurement is often expressed in terms of “over payers,” defined as households paying an excessive amount of their income for housing, therefore decreasing the amount of disposable income available for other needs. This indicator is an important measurement of local housing market conditions as it reflects the affordability of housing in the community.
Renters
The cost burden impacts for renter
households have steadily increased for all
subregions countywide. The number of
renter households has also increased
countywide, with the greatest increases in
the Mountain subregion (68 percent
increase), followed by the High Desert
subregion (33 percent increase) and the
West Valley subregion (26 percent
increase.) The number of renter households
with a HUD Area Median Family Income
(HAMFI) of < 30 percent increased by 24
percent, followed by a 10 percent increase
in renter households within the 30 percent
to 50 percent HAMFI bracket. County
subregions with the largest increase in the
<30 percent HAMFI bracket were among
rental households in the Mountain
subregion at 115 percent and the West
Valley subregion at 48 percent. The largest
increase of 30 percent to 50 percent
HAMFI bracket was among rental
households in the Mountain subregion at 3
percent, followed by the High Desert
subregion at 1 percent.
The Morongo Basin saw a 19 percent
increase in the number of renters from
Figure 10
Overpayment by Renters, 2019
A-16
2010 to 2017. The number of renter households Basin-wide with a HUD Area Median Family Income (HAMFI) of < 30 percent increased by 21 percent; followed by a 4 percent increase in renter households within the 30 percent to 50 percent HAMFI bracket.
In Twentynine Palms, the total number of renter occupied households increased by 20 percent from 4,817 in 2010 to 5,779 in 2017.6 Races/ethnicities with the largest increase in the <30 percent HAMFI bracket among rental households was White/Non-Hispanics (44 percent increase) and Hispanic (323 percent increase). All other racial/ethnic groups either experienced a decrease or no change in the <30 percent HAMFI bracket among rental households.
Figure 11 shows the percentage of households in renter occupied housing units, by census tract, that have a cost burden. As shown in Table HS-30 of the Housing Element, approximately 2,180 renter-occupied households within the City pay more than 30 percent of their income on rent, and 1,035 pay more than 50 percent. A majority of the census tracts in the City have 20 percent to 40 percent of the renter households overpaying for their housing unit, and only a few census tracts have 40 percent to 60 percent of renter households overpaying for housing. When compared to Figure 8, there is a strong correlation between
poverty status and renter household
overpayment. The same census tracts are also
located in a low resource opportunity area
(Figure 5), highlighting the need for more
affordable housing and services in this area.
Owners
The median home sales price in San
Bernardino County rose from approximately
$175,000 in 2012 to $439,000 currently,
which is primarily due to the economic
recovery that followed the 2008 recession.
There was an overall decrease in owner
households (2010 to 2017) for all subregions,
with the exception of the Mountain subregion
which saw a 14 percent increase in owner
households. The largest decrease in owner
households is found in the Morongo Basin
subregion (14 percent), followed by the High
Desert subregion (6 percent). Overall, the
County experienced a 5 percent decrease in
owner households during this period.
In Twentynine Palms, the total number of
owner-occupied households decreased by 26
6 Assessment of Fair Housing Data Packet for the City of Twentynine Palms, “Tenure,” prepared by Michael Baker International for the San Bernardino County Transit Authority, June 2021.
Figure 11
Overpayment by Home Owners, 2019
A-17
percent from 3,095 in 2010 to 2,282 in 2017.7 The only racial/ethnic groups to see a decrease in the <30 percent HAMFI bracket among rental households was White/Non-Hispanics (17 percent increase) and Hispanic (33 percent increase). All other racial/ethnic groups experienced no change in the <30 percent HAMFI bracket among rental households.
Figure 12 shows the percent of owner households in Twentynine Palms that have a mortgage or mortgages with monthly owner costs that are 30 percent or more of household income. The majority of the census tracts in the City have 20 percent to 40 percent of the household owner population overpaying, with one census tract having 60 percent to 80 percent of households that pay more than 30 percent of their household income toward their monthly housing costs. This further demonstrates that this particular tract is affected by poverty status, low resource opportunity, and increased cost burdens for renters and homeowners, thus emphasizing the need for more affordable housing and services in this area.
Overcrowding
Overcrowding is defined as housing units with more than one person per room (including dining and living rooms but excluding bathrooms and kitchens). Within the County, the highest concentration of overcrowded households is found in the East Valley subregion and West Valley.
Moderate concentrations are found in the High Desert subregion. The subregion with the least overcrowded conditions is the Morongo Basin subregion, with a majority of census tracts within Yucca Valley, Joshua Tree, and Twentynine Palms (8.2 percent) experiencing overcrowded conditions.
As indicated by the 2019 ACS, Twentynine Palms has approximately 250 overcrowded housing units, which represents 3 percent of the total 8,279 total occupied units in the City. Of overcrowded units, 68 percent are renter-occupied units and 32 percent are owner-occupied units. Severely overcrowded units have more than 1.5 persons per room and are a subset of overcrowded units.
Less than 1 percent of total occupied units are considered severely overcrowded. Overall, the City is less than or equal to the statewide average of 8.2 percent, and overcrowding is not considered a significant housing issue.
Substandard Conditions
HUD defines substandard housing as “housing, which was dilapidated, without operable indoor plumbing or a usable flush toilet or bathtub inside the unit for the family’s exclusive use, without electricity or with inadequate or unsafe electrical service, without a safe or adequate source of heat, and should but does not have a kitchen, or has otherwise been declared unfit for habitation by the government.” A household is considered substandard if it has one or more of the following problems:
1. lack of complete kitchen facilities,
2. lack of complete plumbing facilities,
3. unit is overcrowded, and
4. household cost burden.
7 Assessment of Fair Housing Data Packet for the City of Twentynine Palms, “Tenure,” prepared by Michael Baker International for the San Bernardino County Transit Authority, June 2021.
A-18
From 2010 to 2017, the County experienced a 5 percent decrease in the number of substandard households. All subregions within the County saw a minor decrease in housing substandard conditions, including the Morongo Basin which saw a 3 percent decrease overall in substandard housing units. Races and ethnicities that saw the largest decrease in substandard households were Hispanics (13 percent decrease), and White/Non-Hispanics (3 percent decrease). However, Native Hawaiian and other Pacific Islander/Non-Hispanics saw a 10 percent increase in substandard households, followed by Asian/Non-Hispanics (4 percent increase) and Other Races/NonHispanics (3 percent decrease). Blacks and American Indian and Alaskan Native, Non-Hispanics experienced no change.
Similar to the subregion, the City also experienced a 3 percent decrease in total substandard households, from 3,219 households in 2010 to 3,130 households in 2017. All races/ethnicities experienced a decrease in substandard households, with the exception of Native Hawaiian and other Pacific Islander/Non-Hispanics (114 percent, 35 to 75 units) and Other Races/Non-Hispanics (500 percent, 34 to 204 units). Substandard households require more regular maintenance and repair, or in the case of the older units, may also require more extensive rehabilitation or replacement.
The Community Development Department indicated that most of the City’s housing stock is in generally sound condition. Approximately 2,683 units (27% of the housing stock) are over 50 years old. 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 to the west. The downtown area experiences more severe overpayment by both owners and renters and has a higher percentage of population below poverty level or with a disability compared to the rest of the City (Figure 2, 8, 10 and 11). The downtown area and Smoketree neighborhood also had low economic scores, which indicate less positive economic income (Figure 7). These demographic data may suggest a lack of funding to make home repair/improvements in disadvantaged populations due to economic and other burdens.
In the last planning period, the City processed approximately 30 moderate housing violations annually, most of which were rectified. It also processed approximately 10 severe violations annually in which the building was not salvageable and was demolished, including an abandoned, derelict mobile home park. Since 2018, three single-family dwelling units and mobile homes at the abandoned Shady Elms Mobile Home Park were demolished. Currently, it is estimated that approximately 200 housing units (3%) need rehabilitation, and 15 require demolition.
Homelessness
Between 2013 and 2019, the County homeless count increased by 286 persons or 12 percent from 2,321 to 2,607. According to the SBCTA Regional Assessment of Fair Housing, 67 percent of the County’s homeless population is within the East and West Valley regions. The City of Twentynine Palms homeless count increased by 35 persons, or 7 percent, from 5 to 40 during the same time period.8 The 2020 San Bernardino County Homeless Count and Subpopulation Survey estimated a total of 45 homeless persons in Twentynine Palms, of which 28 were unsheltered. Most sheltered 8 Assessment of Fair Housing Data Packet for the City of Twentynine Palms, “Homelessness,” prepared by Michael Baker International for the San Bernardino County Transit Authority, June 2021.
A-19
individuals are male (73%), between 25 and 39 years old (27%) or 50 to 54 years (27%), nonHispanic/Latino (77%), and White (62%). The most prevalent demographics among unsheltered individuals 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%). Individuals have access to services in and around Twentynine Palms, ranging from food distribution (29 Palms Community Food Pantry, The Way Station, Pacific Clinic Yucca Valley Clubhouse Santa Fe Social Center), emergency shelter and transitional housing (Morongo Basin Unity Home, Morongo Basin ARCH), to clothing, job enrichment, and therapy (Pacific Clinic Yucca Valley Clubhouse One Stop Transitional Age Youth Center).
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 renovation and rehabilitation of residential units on Elm Avenue to support permanent supportive housing.
Displacement Risk
HCD defines sensitive communities as
“communities [that] currently have populations
vulnerable to displacement in the event of
increased development or drastic shifts in
housing cost.” The following characteristics
define a vulnerable community:
• The share of very low-income residents
is above 20 percent; and
• The tract meets two of the following
criteria:
o Share of renters is above 40
percent,
o Share of people of color is
above 50 percent,
o Share of very low-income
households (50 percent AMI or
below) that are severely rent
burdened households is above
the county median,
o They or areas in close proximity
have been experiencing
displacement pressures (percent
change in rent above County
median for rent increases), or
A-20
o Difference between tract median rent and median rent for surrounding tracts above median for all tracts in county (rent gap).
According to the SBCTA AFH, overpayment and median income were the main factors contributing to displacement. In all subregions, rental households experienced little to no decrease in overpayment of rental expenses while homeowner households experienced a moderate decrease in overpayment percentages. The only exception is the City of Twentynine Palms in which homeowners experienced an increase from less than 20 percent overpayment percentage in 2014, to a 60-80 percent overpayment percentage by 2019. Rental and homeowner households that experienced a decrease in median income from 2014 to 2019 also experienced a decrease in overpayment percentage. However, rental households that experienced an increase in median income also experienced an increase in overpayment percentage. Owner overpayment for this period decreased for all subregions with the exception of the City of Twentynine Palms, which saw an increase and could be attributed to the City being located within close proximity to the Marine Base.
The Urban Displacement Project (UDP) is a research and action initiative of the University of California Berkeley and the University of Toronto. UDP conducts community-centered, datadriven, applied research toward more equitable and inclusive futures for cities, and contributed the Sensitive Communities map to HCD’s AFFH Data Viewer. The Sensitive Communities – Urban Displacement Project map (Figure 12) identified two census tracts (Tract 104.21 and 104.15) that are considered vulnerable to urban displacement in and adjacent to the City. These tracts include the downtown area and Smoketree neighborhood. These sensitive communities have a higher percentage of population with a disability (Figure 2) and low economic scores, which indicate less positive economic income (Figure 7). The downtown area also has a higher percentage of population below poverty level and experiences more severe overpayment by both owners and renters compared to the rest of the City (Figure 8, 10 and 11). Many sites identified for housing are in the downtown area (Sites 4 through 14), which will help expand the housing choices, provide more affordable housing and alleviate the displacement risk in Tract 104.21. The City is also preparing a new Downtown Specific Plan, which will have more mixed-use zoning to create land use synergy in the downtown area and will improve access to opportunities including jobs for residents.
d. Enforcement and Outreach Capacity
Assistance in the enforcement of fair housing law is carried out through HUD’s Office of Fair Housing and Equal Opportunity (FHEO), the California Department of Fair Employment and Housing (DFEH), and other fair housing service organizations working to assist and protect households from discrimination through education and legal assistance. The Inland Fair Housing and Mediation Board (IFHMB) is the fair housing service provider serving the County of San Bernardino and cities in the region, including the City of Twentynine Palms. The FHEO, DFEH, and IFHMB investigate complaints from households claiming discrimination.
At the federal level, the FHEO may issue findings from the investigation of reported complaints, and the HUD or the Department of Justice may take legal action to enforce the law in response to
A-21
violations. Depending on the type of complaint filed, the FHEO may follow a different investigative process, such as referring the matter to a Fair Housing Assistance Program partner.
At the State Level, DFEH enforces state fair housing laws, including but not limited to:
• The California Fair Employment and Housing Act, which prohibits discrimination and harassment in all aspects of housing including sales and rentals, evictions, terms and conditions, mortgage loans and insurance, and land use and zoning. • The Rumford Housing Act, which prohibits housing discrimination toward all classes protected under Title III and adds marital status as a protected class. • The Unruh Civil Rights Act, which covers and applies to most housing accommodations in California and prohibits discrimination in all business establishments in California, including housing and public accommodations based on age, ancestry, color, disability, national origin, race, religion, sex, or sexual orientation. • The Ralph Civil Rights Act (California Civil Code Section 51.7), which forbids acts of violence or threats of violence because of a person’s race, color, religion, ancestry, national origin, age, disability, sex, sexual orientation, political affiliation, or position in a labor dispute. Hate violence can be verbal or written threats, physical assault or attempted assault, and graffiti, vandalism, or property damage.
• The Bane Civil Rights Act (California Civil Code Section 52.1), which provides protection for fair housing choice by protecting all people in California from interference by force or threat of force with an individual’s constitutional or statutory rights, including a right to equal access to housing. The Bane Act also includes criminal penalties for hate crimes; however, convictions under the act are not allowed for speech alone unless that speech itself threatened violence.
The City reviews periodically its policies and code for compliance with State law on fair housing and enforces fair housing through investigation of fair housing complaints. According to the County AI, the City’s zoning code risk score was 1.67 in the 2015 review, which is between low (1) and medium risk (2). Low risk is defined as “the provision poses little risk for discrimination or limitation of fair housing choice, or is an affirmative action that intentionally promotes and/or protects affordable housing and fair housing choice. Medium risk is defined as “the provision is neither among the most permissive nor most restrictive; while it could complicate fair housing choice, its effect is not likely to be widespread.” Examples of fair housing law that were recently updated include Density Bonus Law (Gov. Code, § 65915), No-Net-Loss Law (Gov. Code, § 65863), and Housing Element Law (Gov. Code, § 65583, esp. subds. (c)(5), (c)(10).) The City is set to meet housing element deadlines and will prioritize programs with Development Code amendments to facilitate housing and comply with state fair housing laws. To address Development Code provisions that may be out of date, several programs were amended to ensure zoning standards consistent with state law (Program HS-6 on density bonus), update provisions of homeless shelter to comply with AB 101 and emergency shelters parking to comply with AB 139 (Program HS-9/HS-20), and establish a streamlined ministerial approval process per SB 35 (Program HS-18). As described above, the City affirmatively complies with State and federal housing law. There have been no findings, settlements or judgements against the City for violation of these laws.
A-22
In addition to fair housing issues related to development standards, fair housing issues can also include discriminatory behaviors by landlords, such as refusal to grant reasonable accommodation requests, not allowing service animals, discrimination against familial status, sex, religion, or other protected class, and more.
Complaints received by the FHEO between 2013 and 2021 were mostly based upon disability, which accounted for 40 percent of all complaints, followed by race and national origin, both accounting for 20 percent each, then by familial status at 10 percent, and sex at 9.5 percent; there were no complaints based on religion. A total of 157 complaints were received during this period in the County. Three complaints were filed in the Morongo Basin subregion, accounting for 2 percent of the County’s total complaints; 2 of which were on the basis of disability and 1 on the basis of sex. During the 2015-2020 period, 10 federal lawsuits were filed in the Central District of California - Eastern Division concerning housing units in San Bernardino County. 9 According to
the SBCTA AFH, 9 of those cases were against the owners, operators, and developers of covered multifamily apartment developments (greater than four units) and 1 against a private single-family rental. Disability was cited as the primary basis of discrimination in 7 of the 10 cases followed by familial status in 3 cases, race in 2 cases, and retaliation in 1 case. Of the 10 cases, 7 were filed in the East Valley, 2 in the West Valley, and 1 in the Morongo Basin. The case filed in the Morongo subregion in 2019 was on the basis of disability. In July 2021, FHEO confirmed that there were no case records for Twentynine Palms between 2014 and 2021.
According to the AFFH Data Viewer, there were six FHEO inquiries in Twentynine Palms during 2013-2021, without any basis identified. Three of the inquiries had no valid issue, two had failure to respond, and one had other disposition. This number is low compared to the neighboring City of Yucca Valley, and consistent with the overall low number of cases (12 in 2020) in San Bernardino County.
Like FHEO, complaints received by the DFEH between 2011 and 2021 were mostly based on disability, which accounted for 37 percent of all complaints, followed by race (16 percent), and familial status (9 percent). A total of 323 complaints were received within the County, none of which occurred in the Morongo Basin subregion. In September 2021, in response to a data request by the City, DFEH confirmed that there were no records for Twentynine Palms between 2014 and 2021.
No fair housing complaints were filed with the IFHMB within the City of Twentynine Palms.10 IFHMB was consulted during the SBCTA AFH process. To help reduce barriers to fair housing resources, IFHMB is making changes by building trust through forming public private partnerships, collaborating with other non-profits and religious organizations, and overall, bringing people together. IFHMB also indicated that building trust can come from local governments and public agencies introducing IFHMB to the community at relevant public meetings. This comment is incorporated in Program HS-22. 9 Internal Draft Regional Assessment of Fair Housing, San Bernardino County Transportation Authority, prepared by Michael Baker International. September 15, 2021.
10 Assessment of Fair Housing Data Packet for the City of Twentynine Palms, “Fair Housing,” prepared by Michael Baker International for the San Bernardino County Transit Authority, June 2021.
A-23
According to the SBCTA AFH, there was one fair housing litigation filed in the Central District of California Federal Court in Morongo Basin. The case is Warner v. 29 Palms RealCorp, filed on June 21, 2019 on the basis of disability. Case disposition was pending with trial set for July 7, 2020. No other past or current findings, lawsuits, enforcement actions, settlements or judgments related to fair housing and civil rights were identified in Twentynine Palms based on the SBCTA AFH, County AI and agency records. Similar to the regional trend, there may be potential for discrimination against disabled persons. This is among the fair housing issues/impediments identified in the SBCTA AFH and County AI. SBCTA and the County recommended expanding accessible housing and transit services to serve people with disabilities. The City continues to work with agencies and local organizations to affirmatively further fair housing through outreach, referrals and support services (Program HS-22 through HS-24), with a focus on disabled residents. e. Local Data and Knowledge
The Twentynine Palms area was historically occupied by two Native American groups, the Serrano and the Chemehuevi. Non-Native settlement first occurred in the Twentynine Palms area by the late 1800s, when prospectors sought their fortunes in nearby gold camps. The first pioneer homesteaders arrived in 1910. Regarded as a prominent citizen and a founding father of the City, Dr. James B. Luckie brought World War I veterans to the area for the pure, healing desert air who suffered from the effects of mustard gas. In 1952, the U.S. Defense Department established a marine base north of the oasis for glider training, now known as the U.S. Marine Corps Air Ground Combat Center (MCAGCC). MCAGCC is the world’s largest marine base, housing 18-20,000 military personnel. The City of Twentynine Palms was incorporated March 23, 1987. The City also incorporated the living area of the base, which houses approximately 8,477 military personnel and dependents. There are 3,618 military personnel living off-base in the City. In total, military personnel and dependents make up at least 46% of the City population.
On the Neighborhood Segregation Map by UC Berkeley (2019), the eastern City is part of a large 4 Group Mixed area (Black-Latinx-Other-White), the central City is identified as a 3 Group mixed neighborhood (Black-Latinx-White or Latinx-Other-White), and the western and northern City are in a large Latinx-White area. The diverse neighborhoods are largely associated with the marine base. Black/African Americans made up 10% of the City population in 2019, which is slightly higher than the overall 8% in the County. Based on the short modern history and large population introduction associated with the marine base, the City does not have a significant black cultural presence or heritage. The City does not have a history of redlining or other discriminating policies that contribute to segregation. According to the SBCTA AFH, the Morongo Basin subregion, including Twentynine Palms, reflects only a White majority population, with no other ethnic/racial predominance nor a predominance of Black or Native American populations. Between 2013 and 2019, segregation between White and Black residents decreased in the Morongo Basin, while segregation between White and Asian residents increased. Segregation between White and Hispanic residents or non-White, non-Hispanic residents generally remained the same.
The SBCTA AFH also identified the Morongo Basin to be a low segregation area for income dissimilarity. No distinct pattern for the location of people with disabilities was found in the area, despite an increase in the percentage of population with disability from 2012 to 2019.
A-24
Because there is no sanitary sewer system in the City, residential neighborhoods have relied on septic tanks or package plants for wastewater treatment. The lack of sewer is a constraint and prevents higher density housing (> 8 units per acre) in the City. As discussed in this Housing Element, the City is actively seeking funding to construct the backbone sewer system and also negotiating with the marine base on a joint system. In summary, the City’s demographics is under heavy influence of the marine base, and the housing stock is a result of market conditions and sewer constraint, rather than any local/regional policy influences. The provision of affordable housing in the downtown area and northern City will expand housing choices and enhance housing mobility for all segments of the community.
f. Sites Inventory
The City examined the opportunity area map prepared by HCD and TCAC (Figure 5). The opportunity area map designates much of the City as “Low Resource” or “Moderate Resource”. A small area in the west-central City is designated as “High Resource”, which indicate areas whose characteristics have been shown by research to support positive economic, educational, and health outcomes for low-income families—particularly long-term outcomes for children. The City is partially built out with ample vacant land. However, housing development are more likely to occur along or near existing water infrastructure, including smaller parcels near downtown and further north where larger vacant parcels are available.
Using the statewide opportunity area/access maps, local knowledge, and water line map as overlays to the City’s vacant land inventory, the City was able to identify sufficient sites for affordable units in Twentynine Palms’ sixth cycle inventory (See Sites Inventory section of this Housing Element and Table HS-47) in areas identified by TCAC/HUD as either “Low Resource” or “Moderate Resource”. The majority of the City is rated with the furthest proximity to jobs (Jobs Proximity Index <20), and the remaining small portion on the north scores slightly higher (Jobs Proximity Index of 35) due to proximity to the marine base. As noted, there is no area of identified segregation in or near Twentynine Palms, and most of the City (except a small area on the western boundary) scores in the mid/higher range (55-85) on the Diversity Index. The inventory sites designated for lower income units are located in areas with the most severe overpayment by renters (40% to 60%) and owners (60% to 80%) and higher percentages of population below poverty (30% to 40%). However, most of the sites designated for moderate and above-moderate income units are located in areas with 20% to 30% of population below poverty, and Site 16 and 17 are adjacent to the 30%-40% poverty areas. Given the similar median income levels(mostly lower than $55,000 or $87,100) and poverty status in the City, the Land Inventory is not expected to significantly worsen any patterns of income disparity. Rather, the expansion of housing supply could alleviate housing burdens and poverty status in the City.
As shown in the land inventory map (Exhibit HS-1), the sites identified for the inventory are dispersed in different parts of the City in various zoning districts, which will encourage a mix of household types across the City. The sites identified in this Housing Element near downtown will generally result in higher-density, small-lot development and housing affordable to lower-income households. Moderate and above moderate income units are expected to be market-driven, singlefamily homes traditionally built in the City. The moderate/above-moderate income sites are located throughout the City, some of which (Site 17 and 18) are near affordable housing sites (Exhibit HSPage 477 of 854 A-25
1) and also have the potential to accommodate some low income units (Site 16). The larger sites near downtown such as Site 8 and 11 have sufficient capacity and do not preclude mixed-income development. Therefore, the land inventory will combat potential segregation and concentration of poverty by providing a variety of housing types to meet the needs of residents in different areas.
The sites identified for affordable housing are near downtown, which offers a variety of resources and amenities. Multiple bus routes serve the area, which provide local and regional connectivity in the City, Morongo Basin and even to Riverside County. Existing and planned pedestrian, bicycle and other infrastructure provide multi-modal access to retail, restaurants, and personal services.
One pre-school, two elementary and one high school are located nearby, as well as a community college and public facilities such as library and a park with multiple sports facilities. The stores, restaurants and offices in and around downtown provide varied job opportunities. These future housing sites affirmatively further fair housing through their close proximity to jobs, neighborhood retail and services, education and transit, all of which can reduce the overall cost of living for lower-income households.
The City analyzed environmental constraints, including wildfire zones and special flood hazard areas, and confirmed that none of the identified sites are within or near any identified hazard zones.
The sites identified in the vacant land inventory are not at risk of any environmental hazards that cannot be mitigated by standard engineering methods. All inventory sites are located in areas with the highest environmental scores (0.75-1, see Figure 9). The sites are located in areas with various economic scores (Figure 7). Most of the City, including the inventory sites, has less positive education outcomes (education score<0.25, see Figure 6). Overall, the Land Inventory is not expected to exacerbate any existing patterns on access to opportunity and segregation, but rather facilitate integrated living and improve housing choices for residents with various needs. g. Identification and Prioritization of Contributing Factors Based on the assessment of fair housing issues, community input and the SBCTA AFH and County AI, the City identified and prioritized several factors that contribute to fair housing issues in Twentynine Palms, including:
Table 2
Fair Housing Issues and Contributing Factors in the City of Twentynine Palms Fair Housing Issue Contributing Factors
Potential discrimination in leasing processes
against families with children and based on type of
income.
Lack of fair housing outreach, education and
support for all stakeholders in the leasing
processes.
Difficulty for persons with disabilities in securing
accessible housing.
• Access to publicly supported housing for
persons with disabilities.
• Lack of effective accommodations for
unhoused people with disabilities.
Unsheltered homelessness population in the City. • Displacement of residents due to economic pressures.
• The availability of affordable units in a range
of sizes.
• Lack of effective accommodations for
unhoused people with disabilities.
A-26
Based on the analysis and findings of contributing factors in this assessment, the following priorities were identified to further housing equity in the City:
• Aggressively pursue grant funding to provide sanitary sewer infrastructure and build affordable housing, as provided in Programs HS-15, HS-16 and HS-17. • Form public-private partnerships to develop affordable housing, as provided in Programs HS-5, HS-8, HS-10 and HS-11.
• Amend land use/zoning regulations to increase housing supply at all income levels, as provided in Programs HS-5, HS-8 and HS-11.
• Expand partnership between IFHMB and City to provide additional support to the community, as provided in Program HS-22.
These and other priorities pertaining to housing equity specific to Twentynine Palms have been considered and incorporated as appropriate into the Goals, Policies, and Programs section of the Housing Element. The inventory of land suitable and available for future housing development includes parcels that are distributed throughout the community to help foster integrated living patterns.
Table 2
Fair Housing Issues and Contributing Factors in the City of Twentynine Palms Fair Housing Issue Contributing Factors
Inadequate supply of affordable housing. • Lack of private investments in specific neighborhoods.
• Lack of public investments including sewer
services.
• The availability of affordable units in a range
of sizes.
Source: Internal Draft Regional Assessment of Fair Housing, San Bernardino County Transportation Authority, prepared by Michael Baker International. September 15, 2021.
B-1
Appendix B
Public Outreach Materials
Housing Element Workshop
May 26, 2021
Public Review and Comment Period
City Website and Social Media Posting
October 19, 2021 – November 19, 2021
Public Review 2nd Draft
City Website and Social Media Posting
March 21, 2022 - April 4, 2022
COMMUNITY WORKSHOP
TWENTYNINE PALMS HOUSING ELEMENT
COMMUNITY WORKSHOP
Wednesday, May 26, 2021 – 6:00 p.m.
A community workshop for the City’s Housing Element Update (2021-2029 planning period) will be held Wednesday, May 26, 2021, at 6:00 p.m. at Luckie Park Activity Center at 74325 Joe Davis Drive. At this workshop, the City will discuss background information regarding its upcoming Housing Element Update, the 2021-2029 Regional Housing Needs Assessment (RHNA) allocation for the City. The City would like your input on the ways that we can facilitate new housing for everyone in Twentynine Palms. Everyone is encouraged to attend.
The Housing Element is a series of goals, policies, and implementation measures for the preservation, improvement, and development of housing, which would apply throughout the City.
Please RSVP by email to [email protected]. Specific questions regarding the workshop or Housing Element may be directed to Travis Clark, Community Development Director, at (760) 367-6799 x 1008 or [email protected].
The City of Twentynine Palms promotes fair housing and makes all programs available to low-income families and individuals, regardless of race, religion, color, national origin, ancestry, physical disability, mental disability, medical condition, marital status, political affiliation, sex, age, sexual orientation or other arbitrary factor.
AB 1486 - List of Developers that have notified the Department of Housing and Community Development of Interest in Surplus Land, Table Range A2:J486 Revised: 12/1/2020 - emailed for 29 palms workshop 5.19.21 Attendees
Sign in Sheet
County Organization CalHFA Certified Housing Sponsor? Address City State Zip Contact Phone Email Address Name Organization Email SAN BERNARDINO COUNTY A Community of Friends 3701 Wilshire Blvd, Ste 700 Los Angeles CA 90010 Mee Heh Risdon (213) 480-0809 [email protected] City staff: Susan Peplow [email protected] SAN BERNARDINO COUNTY Affordable Homestead LLC 915 W Foothill Blvd Ste 488C Claremont CA 91711 William Leong (213) 375-8248 [email protected] Maryann Ibarra [email protected] SAN BERNARDINO COUNTY Bibi Foundation 1514 N. Raymond Ave Fullerton CA 92831 Riaz Chaudhary (714) 213-8650 [email protected] Jennifer Ruggiero
Fine Art and Docuentary
Photographer [email protected] Jennifer Ruggiero resident [email protected] SAN BERNARDINO COUNTY City Ventures, LLC 3121 Michelson Drive, Suite 150 Irvine CA 92612 Anastasia Preedge [email protected] Rob Boelter [email protected] SAN BERNARDINO COUNTY Coachella Valley Housing Coalition 45-701 Monroe Street, Suite G Indio CA 92201 Julie Bornstein (760) 347-3157 [email protected], [email protected] Jamie and Martie Avels [email protected] Jamie & Martie Avels [email protected] SAN BERNARDINO COUNTY Cypress Equity Investments 12129 Wilshire Blvd., Suite 801 Los Angeles CA 90025 Mike Diacos (310) 405-0314 [email protected] Tony Naraval [email protected] Tony Naraval resident hnaraval@yahoocom SAN BERNARDINO COUNTY Decro Corporation 3431 Wesley Street, Suite F Culver City CA 90232 Laura Vandeweghe (310) 595-4421 [email protected] Maureen Franklin
Action 29, the Mural
People [email protected] Maureen Franklin Action 29 [email protected] SAN BERNARDINO COUNTY Integrity Housing 4 Venture, Suite 295 Irvine CA 92618 Paul Carroll (949) 727-3656 [email protected] Cindy Bernard [email protected] Cindy Bernard [email protected] SAN BERNARDINO COUNTY Olivecs Foundation 328 E. Commonwealth Ave Fullerton CA 92832 Rubina Chaudhary (562) 972-2786 [email protected] Heather Clisby
News Reporter, Z107.7FM [email protected] Heather Clisby Media and resident [email protected] SAN BERNARDINO COUNTY The Kennedy Commission 17701 Cowan Ave. #200 Irvine CA 92614 Cesar Covarrubias (949) 250-0909 [email protected] Lynne Schmakoff [email protected] Lynne Schmakoff resident [email protected] SAN BERNARDINO COUNTY Universal Standard Housing 350 S Grand Avenue, Suite 3050 Los Angeles CA 90071 Eduardo Santana (213) 320-3554 [email protected] Leslie Paahana [email protected] Leslie Paahana [email protected] SAN BERNARDINO COUNTY USA Properties Fund, Inc 3200 Douglas Blvd Ste 200 Roseville CA 95661 Gabriel Gardner (916) 239- 8458 [email protected] Maureen Franklin, Action
Council 29 [email protected]
SAN BERNARDINO COUNTY Workforce Homebuilders LLC 546 Via Zapata Riverside CA 92507 Tony Mize (951) 530-8171 [email protected] Mary Jane Binge [email protected] Mary Jane Binge [email protected] SAN BERNARDINO COUNTY ZMCO Inc. 5660 Panorama Dr Whittier CA 90601 William Dobrenen (562) 858-5856 [email protected] Astrid Johnson [email protected] Astrid Johnson Morongo Basin [email protected] Ann Congdon [email protected] Ann Congdon Sky's The Limit [email protected] David SmithAssoc
Regional Director Pacific
West Region Nationa Park
Service [email protected]
Kim Ortamond resident [email protected]
Pat Flanagan resident [email protected]
Valerie Davis resident [email protected]
Brenda Underwood resident [email protected]
CITY STAKEHOLDERS LIST added 1.12.21kc from AV list (use if SB County) David Smith resident [email protected] Real Estate Professionals Bob Basen [email protected] Dee Benton [email protected] Ryan Travis [email protected] David Benton [email protected] James Langley [email protected] Steve Enochs [email protected] Joseph Brady [email protected] Cindy Mark resident [email protected] Victor Valley Assn. of Realtors [email protected]
Developers
Barbara Monroy [email protected]
Craig Carl [email protected]
Rim Properties Ian Bryant [email protected]
Star-West Homes 13600 Hitt Road, #A Apple Valley CA 92307 Stan Mullins phone disconnected no email Architects/Designers
Mike Pontious [email protected]
Tom and Sophie Steeno [email protected], [email protected] Omega Designs Michael P Wauhob [email protected] Ryan McGowan [email protected]
St. Mary's Medical Center
Kevin Mahaney, Director
Community Health Investment [email protected]
Family Assistance Center Darryl Evey, CEO [email protected] High Desert Homeless Jimmy Waldron [email protected] VVCSC Midge Nicosia [email protected]
Cedar House [email protected]
Inland Fair Housing and Mediation Board IFHMB Ilene Garcia [email protected] Christ of Solid Rock Israel Riley [email protected], [email protected] Rockin My Disabilities JoAnn Wilkes [email protected] Assistance League of the Victor Valley Linda Elliott or Sani Maberry [email protected], [email protected] AVPAL Jackie Alban [email protected]
First Assembly of God Josh Gerbracht [email protected] Victor Valley Domestic Violence Inger Robertson [email protected] Moses House of Ministries Matthew Coughlin [email protected] Casa of San Bernardino Cesar Navarrete [email protected]
AFFORDABLE HOUSING DEVELOPERS
National Community Renaissance 9421 Haven Aven., Rancho Cucamonga, CA 91730 CA Tony Mize, VP-Acquisitions 909-727-2783 [email protected] Urban Housing Commuinties 2000 E. Fourth St., #205, Santa Ana, CA 92705 CA Mark Irving 714-835-3955 ext 114 [email protected] Community Housing Opportunities Corporation 5030 Business Center Drive #260, Fairfield, CA 94534 CA Vince Nicholas
Joy Silver
Charles Liuzzo
Yegor Lyashenko
Minami Hachiya 707-759-6043
[email protected]
[email protected]
[email protected]
[email protected]
[email protected] www.chochousing.org
Pacific West 430 E. State Street, Ste 100, Eagle, ID 83616 CA Darren Berberian 949-599-6069 [email protected] www.tpchousing.com Coachella Valley Housing Coalition 45701 Monroe St, Indio CA 92201 CA Maryann Ybarra 760-347-3157 [email protected] www.cvhc.org Habitat for Humanity San Bernardino
Housing Authority of San Bernardino 715 E. Brier Drive, San Bernardino, CA 92408 Nicole Beydler, Director of Policy
and Public Relations 909-332-6308 [email protected]
RETURNED UNDELIVERABLE
Emailed with flyer for 5.26.21 workshop Public Comment Period/Review email sent to all 10.18.21 RSVP Confirmations
Wednesday, May 19, 2021 at 10:37:39 Pacific Daylight Time
Subject: City of Twentynine Palms Housing Element Update- Community Workshop No>ce - Join Us! Date: Wednesday, May 19, 2021 at 10:37:05 AM Pacific Daylight Time From: Kimberly Cuza <[email protected]>
BCC: tmize@na>onalcore.org <tmize@na>onalcore.org>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, a\[email protected] <a\[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>,
[email protected] <[email protected]>, [email protected] <[email protected]>, Travis Clark <[email protected]>, Kary Minatrea <[email protected]>, Frank Luckino <[email protected]>, Nicole Criste <[email protected]>, Cindy Villescas <[email protected]> AHachments: image001.png
Wednesday, June 2, 2021 at 08:48:37 Pacific Daylight Time
Subject: Let's Talk Housing in 29
Date: Thursday, May 20, 2021 at 12:12:49 PM Pacific Daylight Time From: City of Twentynine Palms <[email protected]> To: Kimberly Cuza <[email protected]>
TWENTYNINE PALMS HOUSING ELEMENT
COMMUNITY WORKSHOP
A Community Workshop for the City's Housing Element Update (2021-2029 Planning Period) will be held Wednesday, May 26, 2021 at 6:00 pm at the Luckie Park Activity Center located at 74325 Joe Davis Drive. At this workshop, the City will discuss background information regarding its upcoming Housing Element Update and the 2021-2029 Regional Housing Needs Assessment (RHNA) allocation for the City. We would like your input on ways we can facilitate new housing for everyone in Twentynine Palms. Everyone is encouraged to attend. Please RSVP by email below.
The Housing Element is a series of goals, policies, and implementation measures for the preservation, improvement, and development of housing, which would apply throughout the City.
Questions regarding the workshop or Housing Element may be directed to Travis Clark, Community Development Director, at (760) 367-6799 x1008 or by email below.
Questions About Workshop RSVP for Workshop
The City of Twentynine Palms promotes fair housing and makes all programs available to low-income families and individuals, regardless of race, religion, color, national origin, ancestry, physical disability, mental disability, medical condition, marital status, political affiliation, sex, age, sexual orientation, or other arbitrary factor.
CITY OF TWENTYNINE PALMS
6136 Adobe Road, Twentynine Palms, CA 92277
Phone: (760) 367-6799 • Fax: (760) 367-4890
City of Twentynine Palms | 6136 Adobe Road, Twentynine Palms, CA 92277 Unsubscribe [email protected]
Update Profile | Constant Contact Data Notice
Sent by [email protected] powered by
Try email marketing for free today!
CITY OF TWENTYNINE PALMS
HOUSING ELEMENT UPDATE
COMMUNITY WORKSHOP
MAY 26, 2021
Background
and
Requirements
The Housing Element is one of the
Elements required in our General Plan
It is the only Element that must be
updated on a regular schedule.
§ Upcoming planning period: 2022-2029
The purpose of the Housing Element is to
assure that the City facilitates the
development of housing for all economic
and social segments within the
community.
About
Twentynine
Palms
2019 Population: 26,147
Median Age: 24.2 years
72% of the population is under 35
Households: 8,279
Median Household Income: $44,226 (below the County
median of $60,164)
6,700 residents work (26% of the population)
§ Education, healthcare and social assistance (23%)
§ Public Administration (19%)
§ Arts, recreation, accommodation and food service (16%) Commuting:
§ 37% of workers drive less than 10 minutes to work
§ 53% of workers drive 10 to 29 minutes to work
Median housing value is $158,800
Median rent is $957
68% of households rent, 32% own
2,180 lower income renters are
overpaying for housing (more than
30% of income)
490 lower income owners are
overpaying for housing
About
Twentynine
Palms
Regional
Housing Need
Allocation
(RHNA)
RHNA by Income Category, 2022-2029
Extremely Low Income 115
Very Low Income 116
Low Income 127
Moderate Income 185
Above Moderate Income 504
Total Units 1,047
Available Sites
o The City needs to identify sites for 543
units for very low, low and moderate
income households.
o The City has identified sites for 1,568
units for these income levels.
o Sites are located throughout the City,
and have water available.
o The City’s challenge continues to be
the lack of sanitary sewer service.
Next Steps
The Housing Element Draft will be
completed this summer, and submitted
to the State for review.
Planning Commission and City Council
hearings are expected in late 2021.
Next steps
Discussion
Does housing meet residents’ needs now?
What concerns do you have about housing
in the City?
What do you think are the greatest needs
for housing?
How do you think the City should help with
providing housing for the next 8 years?
Monday, November 29, 2021 at 13:33:09 Pacific Standard Time
Subject: City of Twentynine Palms Housing Element Update - Public Review No>ce Date: Thursday, October 21, 2021 at 10:09:48 AM Pacific Daylight Time From: Kimberly Cuza <[email protected]>
BCC: tmize@na>onalcore.org <tmize@na>onalcore.org>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, a[[email protected] <a[[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>,
[email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, Travis Clark <[email protected]>, Kary Minatrea <[email protected]>, valdavisar>[email protected] <valdavisar>[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, [email protected] <[email protected]>, pa`[email protected] <pa`[email protected]>, Frank Luckino <[email protected]>, Nicole Criste <[email protected]>, Cindy Villescas <[email protected]>, Cynthia Michaels <[email protected]>, Vanessa Cabrera <[email protected]>, Kimberly Cuza <[email protected]> AEachments: image001.jpg
As a participant in our community workshop for the City of Twentynine Palm’s Housing Element Update, we wanted to let you know the draft Housing Element document is available on the city’s website for public review.
We invite you to review the Element through this link: Housing Element Update - Announcements - Twentynine Palms, California (twentynine-palms.ca.us)
Please provide any comments to Travis Clark, Community Development Director at [email protected]
Tuesday, October 26, 2021 at 08:43:02 Pacific Daylight Time From: Cindy Bernard <[email protected]>
Sent: Tuesday, October 26, 2021 7:20 AM
To: Travis Clark <[email protected]>
Subject: Housing element
CAUTION: This email originated from outside of the City of Twentynine Palms. Do not click links or open aWachments unless you recognize the sender and know the content is safe.
Good morning!
I just took a quick look at the dra\ housing element — I aWended the first mee^ng awhile ago. One of the issues at the mee^ng was all the stats were distorted by the Base. I suggested that numbers be broken down so one could beWer understand the permanent popula^on of the City vs the transient popula^on of the Base.
Looking at the age breakdown on HS-11, for instance, shouldn’t there be a footnote on page H11 that lists numbers on the Base so one can properly understand the age breakdown of City long term residents? Adding to the confusion is the employment stats don’t include the Base. Why can’t all numbers be broken down between “civilian” and “military“ popula^ons?
Is there a fix?
Thanks!
Cindy
Bounced off the stars
cindybernard.com
Instagram: @cindy.bernard
TwiWer: @cbernardstudio
Thursday, November 4, 2021 at 12:43:51 Pacific Daylight Time
Subject: Re: Housing element
Date: Thursday, November 4, 2021 at 12:42:59 PM Pacific Daylight Time From: Nicole Criste
To: Travis Clark
Travis,
Yes, the housing occupancy numbers are for all units. And yes, we can add footnotes.
Nicole Sauviat Criste
Principal
TERRA NOVA PLANNING & RESEARCH, INC.®
42635 Melanie Place, Ste 101
PALM DESERT, CA. 92211
(760) 341-4800
FAX#: 760-341-4455
E-Mail: [email protected]
From: Travis Clark <[email protected]>
Date: Thursday, November 4, 2021 at 8:54 AM
To: Nicole Criste <[email protected]>
Subject: FW: Housing element
I am preSy sure that the 68% nonowner includes the base. I can point her to where the base housing staVsVcs are.
From: Cindy Bernard <[email protected]>
Sent: Thursday, November 4, 2021 8:53 AM
To: Travis Clark <[email protected]>
Subject: Re: Housing element
CAUTION: This email originated from outside of the City of Twentynine Palms. Do not click links or open aSachments unless you recognize the sender and know the content is safe.
Thanks Travis,
I haven’t had Vme to look at this in detail yet but I appreciate the reply and offer of footnotes.
QuesVon — people are quoVng the 68% non owner occupied percentage from the report — doesn’t that also include military housing? Otherwise where is the base housing for all those marines listed in the report? Can this also be footnoted if it includes military housing? Thanks!
Cindy
cindybernard.com
Instagram: @cindy.bernard
TwiSer: @cbernardstudio
On Nov 1, 2021, at 11:18 AM, Travis Clark <[email protected]> wrote:
Cindy,
See my response below in blue.
From: Cindy Bernard <[email protected]>
Sent: Tuesday, October 26, 2021 7:20 AM
To: Travis Clark <[email protected]>
Subject: Housing element
CAUTION: This email originated from outside of the City of Twentynine Palms. Do not click links or open aSachments unless you recognize the sender and know the content is safe.
Good morning!
I just took a quick look at the drag housing element — I aSended the first meeVng awhile ago.
One of the issues at the meeVng was all the stats were distorted by the Base. I suggested that numbers be broken down so one could beSer understand the permanent populaVon of the City vs the transient populaVon of the Base.
On page HS-10, there is a discussion about the base populaVon, this data was provided directly by the base as Census does not break down the populaVon between the base and the City anymore. But we can add a footnote to Table HS-2 on page HS-9 that provides the numbers the base gave us.
Looking at the age breakdown on HS-11, for instance, shouldn’t there be a footnote on page H11 that lists numbers on the Base so one can properly understand the age breakdown of City long term residents?
On Table HS-4, I think we can perform a “deep dive” on the Census Tract that encompasses the base and provide addiVonal detail. This will not include the Vista Del Sol residents. Our populaVon pyramid is definitely skewed towards the younger age bracket because of the average age of Marines on the base.
Adding to the confusion is the employment stats don’t include the Base. Why can’t all numbers be broken down between “civilian” and “military“ populaVons? From the data provided by the base listed on page HS-10, we now have an AcVve Duty Military number that we can add to the Civilian employment populaVon in Table HS-11.
Is there a fix?
Thanks!
Cindy
Bounced off the stars
cindybernard.com
Instagram: @cindy.bernard
Instagram: @cindy.bernard
TwiSer: @cbernardstudio
Tuesday, March 22, 2022 at 09:09:41 Pacific Daylight Time
Subject: City of Twentynine Palms Housing Element Update - Public Review No>ce Date: Tuesday, March 22, 2022 at 8:55:52 AM Pacific Daylight Time From: Terra Nova Planning & Research
To: Terra Nova Planning & Research
BCC: tmize@na>onalcore.org, [email protected], [email protected], [email protected], [email protected], [email protected], [email protected], [email protected], [email protected], [email protected], [email protected], [email protected], [email protected], [email protected], [email protected], [email protected], [email protected], [email protected], [email protected], [email protected], [email protected], [email protected], [email protected], [email protected], [email protected], [email protected], [email protected], [email protected], [email protected], [email protected], [email protected], [email protected], [email protected], [email protected], [email protected], [email protected], [email protected], [email protected], [email protected], [email protected], [email protected], [email protected], [email protected], [email protected], [email protected], [email protected], [email protected], [email protected], [email protected], [email protected], [email protected], Travis Clark, Kary Minatrea, valdavisar>[email protected], [email protected], [email protected], [email protected], [email protected], [email protected], [email protected], Sonja Trauss, pa][email protected], Frank Luckino, Nicole Criste, Cindy Villescas, Vanessa Cabrera, ma`@moseshouse.org, Kimberly Cuza, [email protected], Cynthia Michaels, [email protected], [email protected], [email protected], [email protected], [email protected], [email protected], Jamie Lamb, [email protected], [email protected], [email protected], opera>[email protected], [email protected], [email protected], [email protected], [email protected], [email protected]
AFachments: image001.png, image002.png
*Graphics fixed
The 2nd Draft Housing Element document is available on the city’s website for public review.
We invite you to review the Element through this link:
https://app.box.com/s/6ixyjjp9lqighpi39me42qejuqu5x95v
More information on the Housing Element can be found here:
https://www.ci.twentynine-palms.ca.us/index.asp?SEC=3D226431-DAD6-4B84-883CB324D70AFADE&DE=A5937982-BA4C-4914-AB72-255A0A6D616F Please provide any comments to Travis Clark, Community Development Director at [email protected]
LAND USE ELEMENT
TABLE OF CONTENTS
City of Twentynine Palms General Plan 2012 LU-i
LAND USE ELEMENT
Purpose....................................................................................................... 1 Background ............................................................................................... 4 Relationship to State Law....................................................................... 4 Relationship to Other General Plan Elements ........................................ 5 Setting/Context ....................................................................................... 6 Land Use Trends/Development Patterns ............................................ 6 Twentynine Palms Development Code............................................... 7 Marine Corps Air Ground Combat Center.......................................... 7 Sphere of Influence ............................................................................. 8 Public Services.................................................................................... 8 Utility Infrastructure ......................................................................... 13 Utilities.............................................................................................. 14 Areas of Concern..................................................................................... 15 Land Use Map and Land Use Distribution ........................................... 15 District Area Requirements............................................................... 20 Density and Intensity ............................................................................ 23 Land Use Designations......................................................................... 28 Residential Land Use Districts.......................................................... 30 Commercial Land Use District ......................................................... 36 Industrial Land Use District.............................................................. 38 Public and Quasi-Public Land Use District ...................................... 39 Agricultural Land Use Designations................................................. 42 Specific Plans.................................................................................... 43 Marine Corps Air Ground Combat Center........................................ 50 General Plan Overlays .......................................................................... 55 General Plan Build-Out (Population Growth) ...................................... 67 Residential Build-Out and Population Growth................................. 70 Non-Residential Build-Out and Potential Employment Count......... 71 Sustainability......................................................................................... 72 Waste Facilities..................................................................................... 76 Liquid Waste..................................................................................... 76 Solid Waste ....................................................................................... 77 Airports................................................................................................. 80 Disadvantaged Unincorporated Communities...................................... 83 Water................................................................................................. 85 Wastewater........................................................................................ 85 Stormwater Drainage ........................................................................ 86 Structural Fire Protection.................................................................. 87
LAND USE
LU-ii City of Twentynine Palms General Plan 2012
Redevelopment and Economic Development....................................... 88 Redevelopment ................................................................................. 88 Economic Development.................................................................... 89 Summary Of Goals And Implementation Policies............................... 93 This page intentionally left blank
LIST OF TABLES
City of Twentynine Palms General Plan 2012 LU-iii
LAND USE ELEMENT
Table LU-1 Coordination With Other General Plan Elements................... 6 Table LU-2 MUSD–Capacity And Student Enrollment........................... 10 Table LU-3 Land Use Distribution For Twentynine Palms...................... 17 Table LU-4 Land Use Distribution For SOI............................................. 18 Table LU-5 GPA District Area Requirements.......................................... 20 Table LU-6 Permitted Land Use Density And Intensity .......................... 27 Table LU-7 Land Use Designations ......................................................... 29 Table LU-8 Single-Family Residential (RS) Land Use District............... 31 Table LU-9 Multi-Residential (RM) Land Use District ........................... 32 Table LU-10 Rural Living (RL) Land Use District.................................. 33 Table LU-11 Open-Space Residential (OSR) Land Use District ............. 34 Table LU-12 Commercial (C) Land Use District ..................................... 36 Table LU-13 Industrial (I) Land Use District........................................... 39 Table LU-14 Public And Quasi-Public (PQP) Land Use District ............ 40 Table LU-15 Adopted Specific Plans....................................................... 47 Table LU-16 General Plan Overlays......................................................... 59 Table LU-17 Projected General Plan Build-Out For Twentynine Palms. 68 Table LU-18 Projected General Plan Build-Out For Sphere of Influence (SOI)* ....................................................................................................... 69 Table LU-19 Airports, Airstrips, And Heliports....................................... 80
LAND USE
LU-iv City of Twentynine Palms General Plan 2012
This page intentionally left blank
LIST OF EXHIBITS
City of Twentynine Palms General Plan 2012 LU-v
LAND USE ELEMENT
Exhibit LU-1 Planning Area ....................................................................... 3 Exhibit LU-2 Public Facilities.................................................................. 12 Exhibit LU-3 Land Use Map .................................................................... 19 Exhibit LU-4 Floor Area Ratio Calculations............................................ 25 Exhibit LU-5 Adopted Specific Plans....................................................... 46 Exhibit LU-6 Safety Overlays .................................................................. 57 Exhibit LU-7 Preservation Overlays......................................................... 58 Exhibit LU-8 City of Twentynine Palms Disadvantaged Unincorporated Communities (DUCs) – 2016 ................................................................... 84
LAND USE
LU-vi City of Twentynine Palms General Plan 2012
This page intentionally left blank
LIST OF GOALS
City of Twentynine Palms General Plan 2012 LU-vii
LAND USE ELEMENT
Goal LU-1 ................................................................................................. 21 Goal LU-2 ................................................................................................. 28 Goal LU-3 ................................................................................................. 52 Goal LU-4 ................................................................................................. 54 Goal LU-5 ................................................................................................. 65 Goal LU-6 ................................................................................................. 72 Goal LU-7 ................................................................................................. 74 Goal LU-8 ................................................................................................. 78 Goal LU-9 ................................................................................................. 82 Goal LU-10 ............................................................................................... 90
LAND USE
LU-viii City of Twentynine Palms General Plan 2012
This page intentionally left blank
LAND USE
City of Twentynine Palms General Plan 2012 LU-1
PURPOSE
The City of Twentynine Palms is a unique community with numerous natural resources. The City municipal limits encompass 58.8 square miles, which includes 3.9 square miles of the Marine Corps Air Ground Combat Center. A total of 30.5 square miles of unincorporated area have been designated as part of the City’s “Sphere of Influence” for possible future expansion of the City limits. Together, the 89.3 square mile area comprises the General Plan’s planning area, as shown in Exhibit LU-1.
Given the City’s location in relationship to the region, Twentynine Palms enjoys exceptional weather, good air quality, dark skies, vast open lands and stunning scenic views/vistas. Major national landmarks and facilities such as the Joshua Tree National Park and Marine Corps Air Ground Combat Center (Marine Base) are located within the City, which adds to the exceptional economic opportunities of Twentynine Palms. The overall vision of the General Plan is to protect and preserve existing natural resources for future generations while enhancing and promoting the economic development of Twentynine Palms.
This Land Use Element of the General Plan describes the general location, type and intensity of development. It also identifies the distribution of land uses throughout the City. Land uses such as residential, commercial, industrial and public are planned to meet the existing and long-term needs of residents, support the City’s economic/fiscal goals and provide for the orderly development of the City.
This Element contains a map and text depicting the City's long-range plans for development within its incorporated boundaries and sphere of influence (SOI) areas. The Land Use Map identifies the preferred distribution and extent of residential, commercial, industrial and public uses. The text contains the City's land use goals and policies, on which the map designations are based. The purpose of this document and accompanying Land Use Map is to comply with State law requirements and to establish land use policies for the City of Twentynine Palms that can adequately guide future development.
LAND USE
LU-2 City of Twentynine Palms General Plan 2012
This page intentionally left blank
Land Use
City of Twentynine Palms General Plan 2012 LU-3
Exhibit LU-1
Planning Area
LAND USE
City of Twentynine Palms General Plan 2012 LU-4
BACKGROUND
RELATIONSHIP TO STATE LAW
State planning law requires that the Land Use Element designate "the proposed general distribution and general location and extent of the uses of the land" within the City. Specifically, Section 65302(a) of the California Government Code requires that the Land Use Element address the following issues, to the extent each is relevant to the City:
§ Distribution of housing, business and industry.
§ Distribution of open space, including agricultural land. § Distribution of mineral resources and provisions for their continued availability.
§ Distribution of recreation facilities and opportunities. § Location of educational facilities.
§ Location of public buildings and grounds.
§ Location of future solid and liquid waste facilities. § Identification of areas subject to flooding.
§ Other categories of public and private uses of land.
To provide guidance in implementing its goals, the Land Use Element also defines the relationship between General Plan land use policy and the Twentynine Palms Development Code, which provides the primary means for implementing this Element’s land use goals. The Land Use Element, in combination with the updated Land Use Map and the other General Plan Elements, will work toward the City’s goal of achieving a high quality of life through a balanced mix of attractive residential neighborhoods, economically prosperous commercial and industrial districts, well-maintained parks and superior public services.
LAND USE
City of Twentynine Palms General Plan 2012 LU-5
RELATIONSHIP TO OTHER GENERAL PLAN ELEMENTS
The Land Use Element provides the broad framework for all topics addressed in the General Plan, since the manner in which land is used in Twentynine Palms affects the City’s circulation system, economic development activities, parks and open space resources, and public safety.
For example, different land uses generate various trip demands, which influence the capacity and service levels of Twentynine Palms street system. The Circulation Element responds by planning for transportation services and routes that will meet the demands of existing and future development.
This Element also designates areas to be used for open spaces, parks and recreation facilities. Goals and policies regarding the preservation and maintenance of these areas are also addressed in the Conservation & Open Space and Recreation Elements. Safety and noise abatement issues also relate to land use. To address noise concerns associated with uses such as the airport, land use designations have been established reflective of the noise contour maps in the Noise Element. To mitigate or avoid damage and injury from natural and man-made hazards, hazards maps in the Safety Element are also consistent with the Land Use Element.
The Land Use Element is intricately related to the Housing Element and the Housing Element must be consistent with the Land Use Element. The Land Use Element sets the framework for the City’s residential environment by laying out the land designations for residential development and indicating the type and density permitted by the City.
Working within this framework, the Housing Element identifies goals and policies for the next five (5) years that directly address the housing needs of Twentynine Palms residents.
Table LU-1 shows the other General Plan Elements that have provisions complementing those in this Land Use Element.
LAND USE
LU-6 City of Twentynine Palms General Plan 2012
TABLE LU-1
COORDINATION WITH OTHER GENERAL PLAN ELEMENTS
ISSUES
Circulation
Housing
Noise
Conservation/
Open Space
Recreation
Safety
Land Use
Land Use Map and Land Use Distribution X X X X X X
Density and Intensity X X X X
Land Use Designations X X X X X X
General Plan Overlays X X X X
General Plan Build-Out (Population Growth) X X X X X X
Sustainability X X X X
Waste Facilities X X X X
Airports X X X
Redevelopment and Economic Development X X X X
SETTING/CONTEXT
Land Use Trends/Development Patterns
Twentynine Palms has historically been a rural desert residential community. The area’s original inhabitants were the Chemehuevi Indians, followed by gold miners, then World War I veterans, who were the first modern settlers of the City.
Development in Twentynine Palms has consisted primarily of residential development, mostly within the central core of the City. However, in recent years there has been an increase in the amount of commercial development in the City, most focused along Twentynine Palms Highway, west of Downtown. Conversely, there has been limited industrial development in the City.
LAND USE
City of Twentynine Palms General Plan 2012 LU-7
Twentynine Palms Development Code
The Twentynine Palms Development Code serves as the primary implementation tool for the General Plan. Whereas the General Plan is a policy document and sets forth direction for land use policy-level decisions, the Development Code is a regulatory document that establishes specific standards for the use and development of all properties in the City. The Twentynine Palms Development Code includes the City’s Zoning Ordinance and Subdivision Ordinance, both of which carry out the goals and policies stated in this General Plan.
Twentynine Palms utilizes a “one-map” system, in which the City’s General Plan Land Use Map also serves as the City’s official Zoning Map.
This type of system allows for greater land use and zoning consistency, because every General Plan land use designation has a single zoning classification. Furthermore, the various General Plan Overlays are also mirrored by the City’s Development Code, which provides detailed use and development standards for every General Plan Overlay shown on the Land Use Map.
Marine Corps Air Ground Combat Center
The Marine Corps Air Ground Combat Center (Marine Base), a federal military facility, is located north of the City of Twentynine Palms. The base encompasses approximately 935 square miles. The vast majority of the Marine Base property is outside of the City boundaries and is used primarily as military training grounds. The Base’s main facilities (or Mainside), including the Base’s headquarters, residential facilities and support services were annexed to the City of Twentynine Palms on January 19, 2000. The annexed portion of the Base totals 3.9 square miles.
As part of the Base’s annexation, the City of Twentynine Palms and the Marine Corps entered into an agreement in which the City granted the Marine Corps authority to conduct any action on Base necessary to accomplish the Marine Corps federal purpose, military purpose and national mission. As such, land use and growth authority within the Marine Base is the responsibility of the United States Department of Defense.
LAND USE
LU-8 City of Twentynine Palms General Plan 2012
Sphere of Influence
California State law permits local jurisdictions in cooperation with the appropriate Local Agency Formation Commission (LAFCO) to establish a sphere of influence. A city’s sphere of influence is an area that has been designated by a city as an area of possible future city expansion and legal annexation. State law allows local jurisdictions to pre-zone the areas within a city’s sphere of influence to ensure consistent land use and zoning regulations between the city’s incorporated area and its sphere of influence.
Twentynine Palms Sphere of Influence (SOI) encompasses 30.5 square miles. The City’s Sphere of Influence extends to the northern, northeastern and eastern sections of the City (see Exhibit LU-1 above).
The vast majority of the SOI is vacant land.
The Land Use Element identifies the land use designations and descriptions to be applied within the City's Sphere of Influence which, as provided for in State law, will:
1. Serve as a guide for City recommendations to San Bernardino County regarding development proposals within this area.
2. Serve as a basis for pre-zoning of sphere areas prior to annexation.
3. Serve as a guide to master planning of infrastructure within City and sphere areas.
4. Serve as a means of planning for orderly annexation to the City.
Public Services
Public services are provided by the City of Twentynine Palms. Services not provided directly by the City are provided by outside agencies. Public facilities located within the City of Twentynine Palms are shown on Exhibit LU-2.
LAND USE
City of Twentynine Palms General Plan 2012 LU-9
Police Services
The City of Twentynine Palms contracts with the San Bernardino County Sheriff’s Department for police services. The Sheriff’s Substation closest to the City is located at 6527 White Feather Road, Joshua Tree, California.
A Public Safety Office is operated by the Sheriff’s Department at Twentynine Palms City Hall, located at 6136 Adobe Road; however, this facility is not staffed to provide public counter services.
Fire Protection
The Twentynine Palms Fire Department provides fire protection services for the City. The Department is an independent agency under the jurisdiction of the Twentynine Palms Water District, which is a special district that provides water and fire protection services for the City of Twentynine Palms and surrounding areas.
Currently two (2) fire stations serve Twentynine Palms. Fire Station #421 is located within the City of Twentynine Palms at 6560 Adobe Road. Fire Station #422 is located north of the City’s northern SOI at 3834 Lear Avenue.
The City’s SOI is served by the Twentynine Palms Fire Department and San Bernardino County Fire Department. The County’s Fire Department operates a fire station east of the City at 80526 Amboy Road, Twentynine Palms, California (South Desert Division – Wonder Valley Fire Station #119).
Medical Services
The Morongo Basin Ambulance provides emergency medical
transportation services for the City of Twentynine Palms. An ambulance service station is located at 6745 Adobe Road, Twentynine Palms, California, and a second service station is planned to be located at Indian Cove Road (Morongo Basin Ambulance, Lomei). Construction of the second service station is planned for 2011.
LAND USE
LU-10 City of Twentynine Palms General Plan 2012
Emergency medical services are provided by the High Desert Medical Center located at 6601 White Feather Road, Joshua Tree, California.
However, the Robert E. Bush Naval Hospital located on the Marine Base also provides medical services, if medical emergencies warrant.
Schools
Public educational services for the entire Morongo Basin, including the City of Twentynine Palms, are provided by the Morongo Unified School District (MUSD). Currently, the District serves the City with four (4) elementary schools, one (1) junior high school, one (1) high school and one (1) continuation high school. Table LU-2 shows the student enrollment and capacity for the various schools operated by MUSD.
Based on projections provided by the MUSD, there is available capacity at most of their schools except for the Monument Continuation High School, which currently exceeds capacity. Construction of additional schools and facilities might be necessary in the future if student enrollment exceeds capacity.
TABLE LU-2
MUSD–CAPACITY AND STUDENT ENROLLMENT
School Grades Location Capacity Enrollment
(’08 – ‘09)
Condor Elementary K – 6 2551 Condor Road 900 545
Oasis Elementary K – 6 73175 El Paseo
Drive
960 621
Palm Vista
Elementary K – 6 74350 Baseline Road 900 431
Twentynine Palms
Elementary K – 6 74350 Playa Vista Drive
900 698
Twentynine Palms
Junior High 7 – 8 5798 Utah Trail 1,290 549
Twentynine Palms
High 9 – 12 72750 Wildcat Way 1,488 948
Monument
Continuation High 9 – 12 72770 Hatch Road 105 129
Source: Morongo Unified School District.
LAND USE
City of Twentynine Palms General Plan 2012 LU-11
Library
The San Bernardino County Library System provides library services for the City of Twentynine Palms. The Twentynine Palms Branch Library is located at 6078 Adobe Road.
Parks/Recreational Facilities
The City’s Community Services Department manages the development, improvement and maintenance of parks and recreational facilities in the City. Currently in the City there are a total of five (5) parks, which include:
§ Bucklin Park
§ Luckie Park
§ Knott’s Sky Park
§ Pioneer Park
§ Veteran’s Park
The City’s other major recreational facilities include:
§ Senior Community Center
§ Theatre 29, a city operated performing arts facility
§ Parks and Recreation Community Services Building
§ Parks and Recreation Administration Building
City of Twentynine Palms General Plan 2012 LU-12
Land Use
Exhibit LU-2
Public Facilities
LAND USE
City of Twentynine Palms General Plan 2012 LU-13
Utility Infrastructure
Utility infrastructure in Twentynine Palms is provided by independent purveyors as noted below.
Water
The Twentynine Palms Water District is the water purveyor for the City of Twentynine Palms and its SOI. The District is an independent agency that serves an 87 square mile area. The District’s water supply is obtained entirely from local groundwater. The District serves and maintains approximately 7,300 meter services, 200 miles of pipeline and 17 million gallons of water storage capacity. Additional information on water supply and demand is provided in the Conservation & Open Space Element.
Wastewater Facilities
Sewer service is currently not available in the City of Twentynine Palms or its SOI. Wastewater is treated through private septic systems or package treatment plants. Commercial development and large residential projects have been required to construct package treatment plants, which are regulated by the Colorado River Basin Regional Water Quality Control Board and San Bernardino County Division of Environmental Health Services.
Storm Water Drainage System
Twentynine Palms storm drain and flood control systems are administered by the City’s Engineering Department. New residential and commercial development has been required to construct detention basins and storm drain systems to mitigate increased run-off as a result of the new development.
The San Bernardino County Flood Control District is responsible for providing flood control and related services throughout the County, including the incorporated area within the City of Twentynine Palms. In Twentynine Palms, the Flood Control District has developed an earthen channel, a detention basin and several road crossings to help intercept and convey flood flows through and away from the major developed areas of the City.
LAND USE
LU-14 City of Twentynine Palms General Plan 2012
Utilities
Utility services for the City of Twentynine Palms are provided by outside vendors as noted below. Because of the infrastructure requested for utilities, a change in the franchisees is not expected.
Electricity
Southern California Edison is the City’s electrical service purveyor.
Natural Gas
The Southern California Gas Company is the City’s natural gas service purveyor.
Solid Waste
The County of San Bernardino contracted Burrtec Waste Industries, Inc. to operate and maintain the County’s solid waste disposal facilities. Burrtec is the City’s solid waste service purveyor.
Cable Television
Time Warner Cable is the City’s cable television service purveyor.
Telephone Service
Verizon is the City’s telephone service purveyor.
LAND USE
City of Twentynine Palms General Plan 2012 LU-15
AREAS OF CONCERN
Twentynine Palms is a desert community that values and seeks to preserve its small-town character, while encouraging orderly growth and economic development. Twentynine Palms is located between the Joshua Tree National Park, a world recreational destination, and the Marine Base, the largest Marine Corps military facility in the world. Its proximity to these two facilities makes Twentynine Palms a world destination.
The Land Use Element serves as the community’s blueprint for growth and development by outlining the community’s land use goals and policies. The primary focus of the Land Use Element is to promote growth that can strengthen the local economy, encourage high quality development and preserve the area’s natural and cultural resources through sustainable and adaptable growth principles.
LAND USE MAP AND LAND USE DISTRIBUTION
Twentynine Palms Land Use Map graphically represents the planned distribution and intensity of land use citywide (see Exhibit LU-3). The colors shown on the maps correspond to land use designations that describe the types of uses established and planned in Twentynine Palms.
To ensure land use and zoning consistency, Twentynine Palms uses a “single map system,” in which the City’s Land Use Map also serves as the City’s official Zoning Map.
The City of Twentynine Palms encompasses a total of 37,642.84 acres (58.82 square miles) and the City’s Sphere of Influence covers an area totaling 19,539.85 acres (30.53 square miles). The Land Use Map includes a total of 23 land uses, which are grouped into four (4) land use categories as discussed in the Land Use Designations Section. The Land Use Map graphically illustrates the planned distribution of land uses in the City and its Sphere of Influence
LAND USE
LU-16 City of Twentynine Palms General Plan 2012
The quantitative land use distribution for the City is noted in Table LU-3, and for the City’s Sphere of Influence (SOI) is noted in Table LU-4. All land use designations can be found in the City except for the Open-Space Residential (OSR-20) land use, which is only found within the City’s SOI.
LAND USE
City of Twentynine Palms General Plan 2012 LU-17
TABLE LU-3
LAND USE DISTRIBUTION FOR TWENTYNINE PALMS
Land Use Designation Area
(net acres)
Percentage
of City
Residential
Single-Family Residential - Estate (RS-E) 3,940.80 10.47% Single-Family Residential (RS-1) 972.00 2.58%
Single-Family Residential (RS-2) 2,416.50 6.42%
Single-Family Residential (RS-3) 253.03 0.67%
Single-Family Residential (RS-4) 3,501.68 9.30%
Multi-Family Residential (RM) 652.36 1.73%
Multi-Family Residential - Specific Plan (RM-SP) 116.17 0.31% High Density Residential (R-HD) 49.73 0.13%
Rural Living (RL-1) 649.64 1.73%
Rural Living (RL-2.5) 10,543.75 28.01%
Rural Living (RL-5) 4,198.98 11.15%
Open-Space Residential (OSR) 2,424.57 6.44%
Open-Space Residential (OSR-40) 0.00 0.00%
Sub-Total 29,880.25 79.38%
Commercial
General Commercial (CG) 697.30 1.85%
Neighborhood Commercial (CN) 69.76 0.19%
Office Commercial (CO) 73.50 0.20%
Tourist Commercial (CT) 273.33 0.72%
Service Commercial (CS) 289.40 0.77%
Sub-Total 1,403.29 3.73%
Industrial
Community Industrial (IC) 1,189.21 3.16%
Sub-Total 1,189.21 3.16%
Public & Quasi-Public
Public (P) 753.80 2.00%
Military (M) 2,494.43 6.63%
Tribal Land (TL) 162.12 0.43%
Floodway (F) 365.08 0.97%
Sub-Total 3,775.43 10.03%
Other
Downtown Economic Revitalization Specific
Plan*
62.10 0.16%
Right-of-Way (ROW) 1,332.56 3.54%
Sub-Total 1,394.66 3.70%
TOTAL 37,642.84 100.00%
Source: General Plan Update GIS data.
*Excludes ROW's within Downtown Specific Plan planning area.
LAND USE
LU-18 City of Twentynine Palms General Plan 2012
TABLE LU-4
LAND USE DISTRIBUTION FOR SOI*
Land Use Designation Area
(net acres)
Percentage
of SOI
Residential
Rural Living (RL-2.5) 2,490.06 12.74%
Rural Living (RL-5) 9,579.53 49.03%
Open-Space Residential (OSR) 325.00 1.66%
Open-Space Residential (OSR-40) 6,713.49 34.36%
Sub-Total 19,108.08 97.79%
Commercial
Service Commercial (CS) 10.00 0.05%
Sub-Total 10.00 0.05%
Public & Quasi-Public
Public (P) 331.88 1.70%
Sub-Total 331.88 1.70%
Other
Right-of-Way (ROW) 89.89 0.46%
Sub-Total 89.89 0.46%
TOTAL 19,539.85 100.00%
Source: General Plan Update GIS data.
*Only land use designations applicable to the Sphere of Influence are noted.
Land Use
City of Twentynine Palms General Plan 2012 LU-19
Exhibit LU-3
Land Use Map
LAND USE
LU-20 City of Twentynine Palms General Plan 2012
District Area Requirements
In order to ensure logical land use areas, to prevent conflicts between and among land uses and to provide for sustainable growth and development patterns, minimum sizes for various Land Use Districts are established and are noted in Table LU-5. The minimum District Area Requirements also serve as a mechanism to help avoid “spot zoning” by ensuring that proposed General Plan Amendments are consistent with the character of the Community and discourage inconsistent development patterns. Spot zoning is defined as the zoning of an isolated parcel in a manner which is inconsistent or incompatible with surrounding zoning or land uses, particularly if done to favor a particular landowner.
TABLE LU-5
GPA DISTRICT AREA REQUIREMENTS
Land Use Designation
Minimum Contiguous Land Area
(gross acres) Required to Allow
Land Use Change
Residential
Single-Family Residential - Estate
(RS-E) 5
Single-Family Residential (RS-1) 5
Single-Family Residential (RS-2) 5
Single-Family Residential (RS-3) 5
Single-Family Residential (RS-4) 5
Multi-Family Residential (RM) 5
Multi-Family Residential -
Specific Plan (RM-SP) 5
High Density Residential (R-HD)* 5
Rural Living (RL-1) 30
Rural Living (RL-2.5) 30
Rural Living (RL-5) 30
Open-Space Residential (OSR) 200
Open-Space Residential
(OSR-40)* 200
Commercial
General Commercial (CG) 20
Neighborhood Commercial (CN) 20
LAND USE
City of Twentynine Palms General Plan 2012 LU-21
Land Use Designation
Minimum Contiguous Land Area
(gross acres) Required to Allow
Land Use Change
Office Commercial (CO) 20
Tourist Commercial (CT) 20
Service Commercial (CS) 20
Industrial
Community Industrial (IC) 50
Public & Quasi-Public
Public (P) -
Military (M) -
Tribal Land (TL)* -
Floodway (F)* -
*New Land Use Designation.
In addition to the minimum sizes for the Land Use Districts, Goal LU-1 and its attendant implementation policies provide additional provisions to encourage and ensure a rational and sustainable development pattern for the City.
Goal LU-1 Encourage orderly growth and development
as envisioned by community residents.
Implementation
Policy LU-1.1
Build-out of the City, as planned and envisioned by
the General Plan, shall be guided by the Land Use
Map. Density of residential land uses shall be
calculated on the basis on gross acreage. For the
purposes of residential density calculations, the lot
area shall include easements and dedications for
public rights-of-way, such as streets, roads, alleys,
sidewalks, trails, and flood control channels.
Typically this would include the area to the
centerline of the dedication or easement, if it is split between two parcels, unless the easement or
dedication is contained within one property, or is
demonstrated to be otherwise split between parcels.
LAND USE
LU-22 City of Twentynine Palms General Plan 2012
Implementation
Policy LU-1.2
The Land Use Map shall serve as the City’s official
Zoning Map.
Implementation
Policy LU-1.3
The City shall strongly adhere to the adopted Land
Use Map by discouraging General Plan
Amendments to the Land Use Map, except as
required by law.
Implementation
Policy LU-1.4
General Plan Amendment (GPA) applications shall
be accompanied by a development proposal, as
stand-alone GPA’s shall be denied.
Implementation
Policy LU-1.5
General Plan Amendments shall only be approved if
they can demonstrate that the proposed amendment
will not adversely impact the existing community
and the amendment will help achieve the vision and
goals established by the General Plan.
Implementation
Policy LU-1.6
A General Plan Amendment dealing with a change
in land use designation shall ensure the gross area
included in the proposed change complies with the
minimum district requirements shown in Table LU5. Changes which propose to increase or decrease the size of existing, established Land Use Districts
may be approved provided that the resulting Land
Use Districts are not smaller than the Minimum
Contiguous Land Area specified in the General Plan.
Implementation
Policy LU-1.7
“Spot zoning” shall be prohibited and all land use
requests shall meet the minimum contiguous land
area specified in Table LU-5.
Implementation
Policy LU-1.8
Following the adoption of a General Plan
Amendment, the Land Use Map shall be updated to
ensure that it accurately reflects the City’s land use
policy.
Implementation
Policy LU-1.9
Existing legal non-conforming uses may be
continued as permitted by the City’s Development
Code.
LAND USE
City of Twentynine Palms General Plan 2012 LU-23
Implementation
Policy LU-1.10
The City’s Development Code, composed of the
Zoning and Subdivision Ordinances, shall be
consistent with the General Plan.
DENSITY AND INTENSITY
This General Plan differentiates one land use area from another by the principal use allowed within that District, such as homes (residential), shops and restaurants (commercial), industrial businesses (industrial), and parks or schools (public). To describe the intensity of use – how much development exists on a property or could be built (and presumably, what the associated activity level is) – the General Plan uses density and intensity quantitative measures.
Density and intensity are commonly used in General Plans as a way to meet legislative requirements, to define parameters of development and to quantify standards of building intensity for each land use designation.
State General Plan guidelines require that these standards define the most intensive use that will be allowed under each designation. § The term density applies to residential uses and refers to the population and development capacity of residential land. Density is described in terms of the number of dwelling units allowed per gross acre (du/ac), inclusive of streets and public rights-of-way.
For example, the density of a residential development of 40 dwelling units occupying 10 gross acres of land is 4.0 dwelling units per gross acre. A dwelling unit is a building or a portion of a building designated, occupied or intended for human occupancy with cooking, sleeping and sanitary facilities, and may vary considerably in size.
§ The term intensity describes the degree to which a commercial, industrial and other non-residential use can be developed on a given site. The Twentynine Palms General Plan uses floor-area ratio (FAR) to measure non-residential intensity. The FAR ratio is determined by dividing the gross floor area of all buildings on a
LAND USE
LU-24 City of Twentynine Palms General Plan 2012
parcel by the net land area of that parcel, exclusive of streets and public rights-of-way. FAR and factors such as building square footage, building height and the percent of lot coverage are all interrelated. For example, a 10,000-square-foot building on a 20,000 square-foot parcel yields an FAR of 0.5. This 0.5 FAR can accommodate a single-story building that covers half the parcel or a two-story building with reduced lot coverage. Examples of methods to achieve different FAR provisions are shown on Exhibit LU-4.
LAND USE
City of Twentynine Palms General Plan 2012 LU-25
Exhibit LU-4
Floor Area Ratio Calculations
0.25 FLOOR AREA RATIO 0.5 FLOOR AREA RATIO
0.75 FLOOR AREA RATIO 1.0 FLOOR AREA RATIO
LAND USE
LU-26 City of Twentynine Palms General Plan 2012
The determination of development density or intensity at which a proposed project can occur is a function of General Plan policies intended to:
§ Maximize public safety.
§ Achieve high-quality site planning and design.
§ Retain significant natural resources.
§ Ensure compatibility between uses and development standards.
General Plan permitted densities and intensities are noted in Table LU-6.
Development proposals shall fall between the allowable density and intensity ranges. Development that does not meet the minimum or that exceeds the maximum allowable density and intensity shall be redesign to be consistent with the General Plan. The City’s General Plan provides density and intensity policy direction. The City’s Development Code contains more detailed development standards that will ultimately guide the site, architectural, and landscape design of development proposals.
LAND USE
City of Twentynine Palms General Plan 2012 LU-27
TABLE LU-6
PERMITTED LAND USE DENSITY AND INTENSITY
Land Use Designation Density
(du/ac)
Intensity
(FAR)
Residential
Single-Family Residential - Estate
(RS-E) 0.0 - 0.4 -
Single-Family Residential (RS-1) >0.4 - 1.0 -
Single-Family Residential (RS-2) >1.0 - 2.0 -
Single-Family Residential (RS-3) >2.0 - 3.0 -
Single-Family Residential (RS-4) >3.0 - 4.0 -
Multi-Family Residential (RM) >4.0 - 8.0 -
Multi-Family Residential - Specific
Plan (RM-SP) >4.0 - 8.0 -
High Density Residential (R-HD) 24.0
Rural Living (RL-1) >0.4 - 1.0 -
Rural Living (RL-2.5) >0.2 - 0.4 -
Rural Living (RL-5) 0.0 - 0.2 -
Open-Space Residential (OSR) 0.0 - 0.1 -
Open-Space Residential (OSR-40) 0.0 - 0.025 -
Commercial
General Commercial (CG) - 0.0 - 1.0
Neighborhood Commercial (CN) - 0.0 - 0.5
Office Commercial (CO) 0.0 - 2.0 0.0 - 1.0
Tourist Commercial (CT) - 0.0 - 0.75
Service Commercial (CS) - 0.0 - 0.5
Industrial
Community Industrial (IC) - 0.0 - 1.0
Public & Quasi-Public
Public (P) - 0.0 - 1.0
Military (M)* - -
Tribal Land (TL)** - -
Floodway (F) - -
*Densities and intensities on the Marine Base are to be determined by Base Command.
**Densities and intensities on Tribal Land are to be determined by the tribal sovereign nation.
LAND USE
LU-28 City of Twentynine Palms General Plan 2012
Goal LU-2 and its accompanying implementation policies set forth the requirements dealing with the implementation of density and intensity within the City.
Goal LU-2
Protect existing neighborhoods and the
area’s natural surroundings by
encouraging development that is
compatible with the City’s small-town
character.
Implementation
Policy LU-2.1
Development shall be consistent with underlying
land use densities and intensities.
Implementation
Policy LU-2.2
Land Use applications requesting higher or
lower densities/intensities than permitted by the
underlying land use designation shall be required
to process a General Plan Amendment as
outlined by the “Land Use Map and Land Use
Distribution Section” of the General Plan and the
City’s Development Code.
Implementation
Policy LU-2.3
Require that new development be sensitive to
neighborhood context and development scale.
Implementation
Policy LU-2.4
Discourage development extremes, such as, but
not limited to, the construction of multi-story
buildings immediately adjacent to single-family
residences.
LAND USE DESIGNATIONS
Four (4) broad land use categories have been established to better guide development in the City of Twentynine Palms. Each of these has subcategories, determined by density, intensity and use. The General Plan includes the following broad land use categories:
§ Residential
§ Commercial
§ Industrial
§ Public & Quasi-Public
LAND USE
City of Twentynine Palms General Plan 2012 LU-29
These four (4) land use categories are further subdivided into 23 land use designations as noted in Table LU-7.
TABLE LU-7
LAND USE DESIGNATIONS
Residential
Single-Family Residential - Estate (RS-E)
Single-Family Residential (RS-1)
Single-Family Residential (RS-2)
Single-Family Residential (RS-3)
Single-Family Residential (RS-4)
Multi-Family Residential (RM)
Multi-Family Residential - Specific Plan
(RM-SP)
High Density Residential (R-HD)
Rural Living (RL-1)
Rural Living (RL-2.5)
Rural Living (RL-5)
Open-Space Residential (OSR)
Open-Space Residential (OSR-40)
Commercial
General Commercial (CG)
Neighborhood Commercial (CN)
Office Commercial (CO)
Tourist Commercial (CT)
Service Commercial (CS)
Industrial
Community Industrial (IC)
Public & Quasi-Public
Public (P)
Military (M)
Tribal Land (TL)
Floodway (F)
LAND USE
LU-30 City of Twentynine Palms General Plan 2012
Residential Land Use Districts
The differing residential land use districts vary primarily through development densities as well as the street improvements required in each district. The highest residential densities occur within the City’s center core. The lowest residential densities are largely located in the City’s outlaying areas, particularly the western and eastern sections of the community.
The Residential Land Use category is divided into five (5) land use districts, including Single-Family Residential, Multi-Family Residential, High Density Residential, Rural Living and Open Space Residential.
Each of these require development to be residential in nature, although they also permit accessory units and non-residential uses such as schools, parks, child day care, and religious and charitable organizations in residential districts, consistent with State law and the Twentynine Palms Municipal Code.
Tables LU-8 through LU-11 describes the City’s residential land use districts in more detail. Each table provides descriptions, development densities and minimum lot size requirements applicable to each land use designation within the residential district. The City’s Development Code provides more detailed land use and development standards to further the implementation of the General Plan.
LAND USE
City of Twentynine Palms General Plan 2012 LU-31
TABLE LU-8
SINGLE-FAMILY RESIDENTIAL (RS) LAND USE DISTRICT
Land Use Description Density
(du/ac)
Minimum
Lot Size
Single-Family Residential - Estate (RS-E)
The RS-E land use provides for the
development of very low-density singlefamily residences. Development is characterized generally by detached homes
on large individual lots with a custom
character of development.
0.0 - 0.4
2.5-acre
(gross)
minimum.
Single-Family Residential (RS-1)
The RS-1 land use provides for the
development of low-density single-family
residences. Development is characterized
generally by detached homes on generally
large individual lots. A mix of one (1) acre
and larger lots is encouraged.
>0.4 - 1.0
1-acre
(gross)
minimum.
Single-Family Residential (RS-2)
The RS-2 land use provides for the
development of generally lower density
single-family residences. Development is
characterized generally by detached homes
on lots larger than 18,000 square feet and
averaging 1/2-acre.
>1.0 - 2.0
18,000
square foot
(gross)
minimum.
Single-Family Residential (RS-3)
The RS-3 land use provides for the
development of single-family residences.
Development is characterized generally by
single-family detached homes on individual
lots forming a cohesive neighborhood. The
RS-3 land use allows for tract development
with generally larger lots than typically
found in small-lot subdivisions.
>2.0 - 3.0
12,000
square foot
(gross)
minimum.
LAND USE
LU-32 City of Twentynine Palms General Plan 2012
Land Use Description Density
(du/ac)
Minimum
Lot Size
Single-Family Residential (RS-4)
The RS-4 land use provides for the
development of single-family residences.
Development is characterized generally by
single-family detached homes on individual
lots forming a cohesive neighborhood,
typically through tract development with
amenities, such as pocket parks,
trails/paseos, pools, playgrounds and waste
treatment facilities.
>3.0 - 4.0
7,200 square
foot (net)
minimum.
TABLE LU-9
MULTI-RESIDENTIAL (RM) LAND USE DISTRICT
Land Use Description Density
(du/ac)
Minimum
Lot Size
Multi-Family Residential (RM)
The RM land use accommodates higher
intensity housing opportunities, including
duplexes, apartment complexes, mobile
home parks, planned communities, senior
housing and affordable housing. RM
designated properties are generally located
within the City’s center core.
>4.0 - 8.0
10,000
square foot
(gross)
minimum.
Multi-Family Residential - Specific Plan
(RM-SP)
The RM-SP land use permits similar uses
and intensities as the RM land use
designation; however, the RM-SP
designation is only applicable to Specific
Plans #1 – 4, as shown on the Land Use
Map.
>4.0 - 8.0
10,000
square foot
(gross)
minimum.
LAND USE
City of Twentynine Palms General Plan 2012 LU-33
Land Use Description Density
(du/ac)
Minimum
Lot Size
High-Density Residential (R-HD)
The R-HD land use provides for much
higher intensity housing opportunities,
especially including apartment complexes
and senior housing intended to accommodate
affordable housing
24.0 10,000
square foot
(gross)
minimum.
TABLE LU-10
RURAL LIVING (RL) LAND USE DISTRICT
Land Use Description Density
(du/ac)
Minimum
Lot Size
Rural Living (RL-1)
The RL-1 land use provides for the
development of low-density single-family
residences. Development is characterized
generally by detached homes on generally
large individual lots in a rural setting.
Livestock keeping, equestrian and other
large-animal uses may be permitted within
this designation.
>0.4 - 1.0
1-acre
(gross)
minimum.
Rural Living (RL-2.5)
The RL-2.5 land use provides for the
development of very low-density singlefamily residences in a rural setting.
Development is characterized generally by
residential estates on large individual lots.
Livestock keeping, equestrian and other
large-animal uses are suited for areas within
this designation.
>0.2 - 0.4
2.5-acre
(gross)
minimum.
LAND USE
LU-34 City of Twentynine Palms General Plan 2012
Land Use Description Density
(du/ac)
Minimum
Lot Size
Rural Living (RL-5)
The RL-5 land use provides for the
development of very low-density singlefamily estates in a rural setting.
Development is characterized generally by
residential estates on large individual lots.
These parcels are generally found at the
outskirts of the City and in the Sphere of
Influence. Livestock keeping, equestrian and
other large-animal uses are suited for areas
within this designation.
0.0 - 0.2
5-acre
(gross)
minimum.
TABLE LU-11
OPEN-SPACE RESIDENTIAL (OSR) LAND USE DISTRICT
Land Use Description Density
(du/ac)
Minimum
Lot Size
Open-Space Residential (OSR)
The OSR land use allows for the
development of very low-density residential
estates. Development potential is limited for
OSR designated properties given their
topographical features. OSR designated
lands include publicly owned lands (Bureau
of Land Management), mountainous terrain
with scenic value and other prominent
landforms generally located in the
southeastern section of the City. Rural
development that preserves open space,
watershed and wildlife habitat is encouraged.
0.0 - 0.1
10-acre
(gross)
minimum.
LAND USE
City of Twentynine Palms General Plan 2012 LU-35
Land Use Description Density
(du/ac)
Minimum
Lot Size
Open-Space Residential (OSR-40)
The OSR-20 land use allows for the
development of extremely low-density rural
residential estates. Limited rural
development that maximizes the preservation
of open space, watershed and wildlife habitat
is encouraged, including opportunities for
recreational activities. OSR-20 designated
parcels are only located within the City’s
Sphere of Influence.
0.0 - 0.025
40-acre
(gross)
minimum.
LAND USE
LU-36 City of Twentynine Palms General Plan 2012
Commercial Land Use District
Twentynine Palms commercial corridors are primarily located along Twentynine Palms Highway and Adobe Road. The City’s economic revitalization efforts are concentrated in the Downtown area. Twentynine Palms commercial development consists of various commercial centers and hotel developments that serve the City’s tourism industry, as well as strip commercial sections serving the motoring public.
The Commercial Land Use category includes five (5) land use designations representing the spectrum of commercial uses in the City of Twentynine Palms.
Table LU-12 describes the City’s Commercial Land Use District in more detail. The table provides descriptions, development intensities, policies and standards applicable to each land use designation. The City’s Development Code provides more detailed land use and development standards that assist with the implementation of the General Plan.
TABLE LU-12
COMMERCIAL (C) LAND USE DISTRICT
Land Use Description Intensity
(FAR)
Policies and
Standards
General Commercial (CG)
The CG land use serves as the
City’s primary commercial
designation allowing a broad
range of commercial, retail,
professional office and service
oriented businesses, including
supermarkets, restaurants,
hotels/motels and specialty retail
stores.
0.0 - 1.0
§ Lot Size: 15,000
square foot (net)
minimum.
§ Design:
Architectural
design of
structures
proposed within
a commercial
center shall be
consistent.
Neighborhood Commercial (CN)
The CN land use allows limited
commercial uses, typically goods
0.0 - 0.5
§ Lot Size: 10,000
square foot (net)
minimum.
LAND USE
City of Twentynine Palms General Plan 2012 LU-37
Land Use Description Intensity
(FAR)
Policies and
Standards
and services housed in relatively
small commercial centers that
serve residents of the neighboring
community. Typical uses include
beauty salons, coffee shops and
dry cleaners.
§ Design:
Architectural
design shall
complement the
character of
surrounding
residential
districts.
Office Commercial (CO)
The CO land use allows for
single and multi-tenant offices,
including legal, design,
engineering, medical, real estate
and government services.
Ancillary commercial uses to
support these services may be
permitted, including cafes,
copying services and news
stands. The CO land use permits
limited residential uses as a
means of providing opportunities
for mixed-use developments.
FAR
0.0 - 1.0
Density
0.0 - 2.0 du/ac
§ Lot Size: 15,000
square foot (net)
minimum.
§ Design:
Architectural
design shall
incorporate
balconies, open
stairways,
window pop-outs
and generous
eave overhangs.
Tourist Commercial (CT)
The CT land use allows tourism
oriented uses, such as resorts, RV
Parks, golf courses, restaurants,
gift shops, art galleries,
hotels/motels and entertainment
facilities, primarily intended to
serve visitors of the Joshua Tree
National Park and Marine Base.
0.0 - 0.75
§ Lot Size: 10,000
square foot (net)
minimum.
§ Design:
Architectural
design shall
incorporate art
features, such as
sculptures,
murals and
gardens that
express the
area’s natural
resources and
LAND USE
LU-38 City of Twentynine Palms General Plan 2012
Land Use Description Intensity
(FAR)
Policies and
Standards
cultural history.
Service Commercial (CS)
The CS land use allows for more
intensive commercial uses, such
as wholesaling operations, auto
and truck repair and service,
lumberyards, machine shops,
light manufacturing and recycling
centers.
0.0 - 0.5
§ Lot Size: 20,000
square foot (net)
minimum.
§ Design:
Architectural
design shall
incorporate
features that aid
in the screening
of the intensive
commercial uses.
Industrial Land Use District
Twentynine Palms industrial uses are concentrated in the southeastern section of the City. The area includes a wide range of uses, including sand and gravel mining, car dismantling yards and contractor’s storage yards.
The industrial hub is envisioned as a job center that will aid in the economic development and growth of the City by attracting clean industry and other light industrial uses.
The Industrial Land Use category only includes a single land use district as described in Table LU-13, Industrial (I) Land Use District, which allows for a spectrum of industrial opportunities from light to heavy manufacturing.
The following table describes the City’s Industrial Land Use District in more detail. The table provides descriptions, development intensities, policies and standards applicable to the industrial land use designation.
The City’s Development Code provides more detailed land use and development standards that assist with the implementation of the General Plan.
LAND USE
City of Twentynine Palms General Plan 2012 LU-39
TABLE LU-13
INDUSTRIAL (I) LAND USE DISTRICT
Land Use Description Intensity
(FAR)
Policies and
Standards
Community Industrial (IC)
The IC land use allows industrial
and limited commercial uses and it
serves as the City’s only industrial
designation. The IC designation
allows uses such as mining
operations, auto dismantling and
contractor’s storage yards.
0.0 – 1.0
§ Lot Size: 20,000
square foot (net)
minimum.
§ Design:
Architectural
design shall
incorporate
features that aid
in the screening
of industrial uses.
Public and Quasi-Public Land Use District
There are several public facilities and publicly owned lands within the City of Twentynine Palms and its Sphere of Influence. Public lands are an integral component of the community, as these properties provide critical services to the residents of Twentynine Palms.
The Public and Quasi-Public (PQP) Land Use category only includes four (4) land use designations that provide standards for the development and protection of publicly owned properties, military facilities, tribal lands and properties restricted to airport uses.
Table LU-14 describes the City’s Public and Quasi-Public Land Use District in more detail. The table provides descriptions, development intensities, policies and standards applicable to each land use designation.
The City’s Development Code provides more detailed land use and development standards that assist with the implementation of the General Plan.
LAND USE
LU-40 City of Twentynine Palms General Plan 2012
Table LU-14 describes the City’s Public and Quasi-Public Land Use District in more detail. The table provides descriptions, development intensities, policies, and standards applicable to each land use designation.
The City’s Development Code provides more detailed land use and development standards that assist with the implementation of the General Plan.
TABLE LU-14
PUBLIC AND QUASI-PUBLIC (PQP) LAND USE DISTRICT
Land Use Description Intensity
(FAR)
Policies and
Standards
Public (P)
The P land use serves as a means of
identifying public lands and
facilities, such as City and County
facilities and offices, schools,
libraries, museums, parks, open
space lands and other publicly
owned lands. Public uses that
contribute to and support the needs
of the community are allowed in P
designated properties.
0.0 - 1.0
§ Design: Public
uses shall
complement the
area in which
they are located.
Military (M)
The M land use serves as a means
of identifying those properties
within the City that are under
federal control and available
exclusively for military facilities
and operations. The portion of the
Marine Base that was annexed to
the City of Twentynine Palms is
the only section of the City
designated as Military (M).
To be
determined
by Base
Command.
§ To be
determined by
Base Command.
§ Any land use
necessary to
carry out the
Marine Corps
military mission
is permitted in
the Military (M)
land use
designation.
LAND USE
City of Twentynine Palms General Plan 2012 LU-41
Land Use Description Intensity
(FAR)
Policies and
Standards
Tribal Land (TL)
The TL land use serves as a means
of identifying those properties
within the City recognized as tribal
lands by the United States
Government. The Twentynine
Palms Band of Mission Indians
holds a 160-acre reservation site in
the City of Twentynine Palms,
which is the only section of the
City designated as TL.
To be
determined
by Native
American
Tribe.
§ To be
determined by
Native American
Tribe.
Floodway (F)
The F land use serves as a means of
identifying those properties within
the City under ownership by the
San Bernardino County Flood
Control District. Permitted uses on
F designated parcels shall be
limited to flood control facilities,
including drainage channels, basins
and any other drainage
infrastructure improvements as
deemed necessary by the Flood
Control District to protect the
public safety of City residents.
-
§ Design: Flood
control facilities
shall
complement the
area in which
they are located.
LAND USE
LU-42 City of Twentynine Palms General Plan 2012
Agricultural Land Use Designations
Twentynine Palms arid environment makes agricultural activities, such as farming, considerably impractical. Commercial agricultural activities are non-existent in the City. According to the California Department of Conservation, Prime Farmlands, Farmlands of Statewide Importance, Unique Farmlands, Farmlands of Local Importance and Grazing Lands are non-existent in the City of Twentynine Palms or its Sphere of Influence.
The California Department of Conservation also notes that there are no Williamson Act contract lands in the City or surrounding communities.
As such, given the practicality of farming in the City’s arid environment, the General Plan does not include any agricultural land use designations.
However, limited agricultural uses and activities are permitted in the following land use districts:
§ Single-Family Residential
§ Rural Living
§ Open-Space Residential
§ Commercial
§ Industrial
LAND USE
City of Twentynine Palms General Plan 2012 LU-43
Specific Plans
A Specific Plan is a detailed plan for the development of a particular geographic area. Specific Plans are intended to provide specifications for the types of uses to be permitted, development standards (setbacks, heights, landscape, architecture, etc) to be allowed, and circulation and infrastructure improvements necessary for the planning area, which are typically broadly defined by the General Plan. California State law requires that Specific Plans be consistent with the City’s General Plan.
In the City of Twentynine Palms, six (6) Specific Plans have been adopted as shown on Exhibit LU-5, Adopted Specific Plans and Redevelopment Project Area Specific Plans #1 through 4 were adopted to bring into compliance a zoning classification that was inconsistent with the City’s previous General Plan. Specific Plan #10 was adopted to better guide the development of an area of special interest to the community, as this area serves as one of the primary entrances to the Joshua Tree National Park
LAND USE
LU-44 City of Twentynine Palms General Plan 2012
The City of Twentynine Palms has undergone a major planning effort to revitalize its Downtown. The result of this planning effort is the Downtown Economic Revitalization Specific Plan, which incorporates major land use changes to the Downtown planning area. The Specific Plan also addresses circulation and infrastructure concerns for Downtown.
The Downtown Specific Plan will guide the development and improvement of Downtown. The Specific Plan seeks to transform Downtown into a safe, pedestrian friendly active destination that can serve as an economic development catalyst for the City as a whole.
The land use designations for SP #1 through #4 and SP #10 are shown on the City’s Land Use Map. However, the land use designations for the Downtown Specific Plan are not shown on the City’s Land Use Map. The land use designations for the Downtown Specific Plan are shown on the Downtown Economic Revitalization Specific Plan document.
All six (6) adopted Specific Plans in the City are to be developed as outlined in each Specific Plan document. A brief description for each one of the City’s adopted Specific Plans is provided in Table LU-15, Adopted Specific Plans.
LAND USE
City of Twentynine Palms General Plan 2012 LU-45
This page intentionally left blank
Land Use
City of Twentynine Palms General Plan 2012 LU-46
Exhibit LU-5
Adopted Specific Plans
LAND USE
City of Twentynine Palms General Plan 2012 LU-47
TABLE LU-15
ADOPTED SPECIFIC PLANS
Descriptions & Permitted Land Uses
Size
(gross
acreage)
Location
Specific Plan (SP) #1
Approximately two-thirds of the Specific Plan has been
developed with single-family and multi-family residential units. The remaining parcels are vacant and are scattered throughout the planning area.
Land Use & Density
§ Multi-Family Residential - Specific Plan (RM-SP) – (4.1 -
8.0 du/ac)
31.47 South of Desert
Trail Drive, west
of Aztec Avenue,
north of Sun
Valley Drive and
east of Adobe
Road.
Specific Plan (SP) #2
The majority of the parcels within the Specific Plan have been developed with mostly single-family residential units;
however, some multi-family residential units have been
constructed within the planning area. The remaining parcels are vacant.
Land Use & Density
§ Multi-Family Residential - Specific Plan (RM-SP) – (4.1 -
8.0 du/ac)
34.60 South of Buena
Vista Drive, west
of Smoke Tree
Avenue, north of
Joshua Drive and
east of Split Rock
Avenue.
Specific Plan (SP) #3
Approximately two-thirds of the Specific Plan has been
developed mostly with single-family residential units;
however, some multi-family residential units have been
constructed on the western section of the planning area. The remaining parcels are vacant and they are mostly located on the eastern section of the Specific Plan.
Land Use & Density
§ Multi-Family Residential - Specific Plan (RM-SP) – (4.1 -
8.0 du/ac)
33.99 South of Gorgonio
Drive, west of
Desert Knoll
Avenue, north of
Twentynine Palms
Highway and east
of Mesquite
Avenue.
LAND USE
LU City of Twentynine Palms General Plan 2012 -48
Descriptions & Permitted Land Uses
Size
(gross
acreage)
Location
Specific Plan (SP) #4
Approximately two-thirds of the Specific Plan has been
developed mostly with single-family residential units,
including some multi-family residential units. The remaining parcels are vacant.
Land Use & Density
§ Multi-Family Residential - Specific Plan (RM-SP) – (4.1 -
8.0 du/ac)
45.92 South of
Twentynine Palms
Highway, west of
Cholla Avenue,
north of Old Dale
Drive and east of
Hillside Avenue.
Mara Vista Specific Plan (SP) #10
The majority of parcels located within the Specific Plan are currently vacant. Only a few single-family residential units have been constructed within the planning area. The
Twentynine Palms Historical Society and the Old Schoolhouse Museum are located on the southwestern section of the
planning area. Developments in the vicinity include the Joshua Tree National Park Headquarters and the Oasis of Mara south of the Specific Plan.
Land Use & Density/Intensity
§ Single-Family Residential (RS-4) – (3.1 - 4.0 du/ac)
§ Multi-Family Residential (RM) – (4.1 - 8.0 du/ac)
§ Tourist Commercial (CT) – (0.0 - 0.75 FAR)
§ Public (P) – (0.0 - 1.0 FAR)
87.80 South of
Twentynine Palms
Highway, west of
Utah Trail, north
of National Park
Drive and east of
Mesquite Avenue.
LAND USE
City of Twentynine Palms General Plan 2012 LU-49
Descriptions & Permitted Land Uses
Size
(gross
acreage)
Location
Downtown Economic Revitalization Specific Plan
A significant number of the parcels within the Specific Plan have been developed. Development includes a mix of
commercial, single-family and multi-family units. The
Specific Plan envisions a pedestrian friendly urban center for Downtown, one that can aid in the revitalization of the Downtown area.
Land Use & Density/Intensity
§ High Density Residential (HDR) – (10.1 - 24.0 du/ac)
§ Downtown Retail Mixed-Use (DRMU) – (10.0 - 24.0 du/ac & 0.0 - 1.0 FAR)
§ Live/Work & Art-Oriented Commercial (LWC) – (10.0 -
24.0 du/ac & 0.0 - 0.75 FAR)
§ Public/Quasi Public (PQP) – (0.0 - 1.0 FAR)
92.60 South of Joshua
Drive and the San
Bernardino
County Flood
Control Channel,
west of West
Court Way, north
of Cactus Drive
and east of Split
Rock Avenue.
Source: General Plan Update GIS data and City of Twentynine Palms Development Code and Downtown Specific Plan.
New Specific Plans
The General Plan serves as a blueprint for the development of the City; however, in areas of Twentynine Palms that require special consideration, Specific Plans may be prepared, as allowed by State law. New Specific Plans or amendments to existing Specific Plans need to demonstrate that they meet the goals of the General Plan and further its vision. All new proposed Specific Plans or amendments to existing Specific Plans shall be consistent with the City’s General Plan.
Pursuant to State law, Specific Plans establish land use regulations for those areas covered by the Specific Plan and once adopted, its standards and regulations govern the uses and development of properties within the planning area. Specific Plans should address the following; including all other items as required by State law:
LAND USE
LU City of Twentynine Palms General Plan 2012 -50
§ List permitted uses.
§ Provide specific development standards, including site design, architectural and landscape guidelines.
§ Address open space, scenic vistas and corridors, and the economic viability of the Specific Plan.
§ Provide detailed regulations that are responsive to unique local conditions.
§ Include a detailed implementation program for the development of private and public facilities, including facility phasing and funding. § Allow flexibility for long range planned community projects.
It is the intent of the General Plan to allow Specific Plans to be prepared, where deemed appropriate, which can incorporate more flexible land use and design standards than the stricter standards allowed by the Development Code. The increased design flexibility within a comprehensive planning framework allows for mixed-use, enhanced architecture and use of special development standards and criteria, which address the particular features and attributes of a site.
Once adopted, Specific Plans serve as the primary land use regulation for the planning area they cover.
Marine Corps Air Ground Combat Center
The Marine Corps Air Ground Combat Center (Marine Base), a federal military facility, is located within the northern edge of the City of Twentynine Palms. The Marine Base encompasses approximately 935 square miles. The vast majority of the Marine Corps property is outside of the City boundaries and is used primarily as training grounds. The Marine Corps main facilities (or Mainside), including the Base’s headquarters, residential facilities and support services, were annexed to the City on January 19, 2000. The area that was annexed totals 3.9 square miles.
As part of the Base’s annexation, the City of Twentynine Palms and the Marine Corps entered into a Pre-Annexation Agreement in which the City agreed not to exercise its police power on Marine Corps property to protect and allow the Marine Corps to meet their federal purpose, military purpose and national mission. The City’s General Plan and Development Code designate the portion of the Marine Base that is located within City limits as Military (M). Any land use
LAND USE
City of Twentynine Palms General Plan 2012 LU-51
necessary to carry out the Marine Corps military mission is permitted in the Military (M) land use designation. Densities and intensities on the Marine Base are to be determined by Base Command.
The following Goals, LU-3 and LU-4, with their implementation policies, are provided to guide future development in the City and establish appropriate and sustainable infrastructure requirements.
LAND USE
LU City of Twentynine Palms General Plan 2012 -52
Goal LU-3
Promote a high quality of life by
encouraging attractive high quality
development that is compatible with
existing uses and the City’s desert
environment.
Implementation
Policy LU-3.1
Encourage high quality attractive residential
neighborhoods, economically viable and attractive
commercial and industrial areas, and high-quality
public uses.
Implementation
Policy LU-3.2
Encourage residential development that enhances
the visual character, quality and uniqueness of the
City’s desert environment.
Implementation
Policy LU-3.3
Provide opportunities for a variety of residential
densities to accommodate rural and suburban
lifestyles, and housing types for all economic and
demographic segments of the City's population, with
convenient access to public facilities, employment
and shopping.
Implementation
Policy LU-3.4
Require adequate maintenance and rehabilitation of
the existing housing stock through code enforcement
and financial assistance for home rehabilitation, as
well as informing the public of any available
assistance programs.
Implementation
Policy LU-3.5
Ensure that the provision of housing is consistent
with the goals and policies contained in the Housing
Element.
Implementation
Policy LU-3.6
Require that developers of housing consider and
quantify the effects of new residential developments
on local schools prior to development approval.
LAND USE
City of Twentynine Palms General Plan 2012 LU-53
Implementation
Policy LU-3.7
Encourage cooperation between the City and the
Morongo Unified School District regarding the
expansion of existing and location of proposed
school facilities.
Implementation
Policy LU-3.8
The City of Twentynine Palms shall work with
the San Bernardino County Library System to
ensure that library services adequately meet the
needs of the planning area, cooperating with the
County on grants and encouraging provision of
needed services.
Implementation
Policy LU-3.9
Encourage public and quasi-public uses that
provide community-wide benefits vital to the
City and that meet the needs of Twentynine
Palms residents.
Implementation
Policy LU-3.10
Encourage the construction of schools, parks and
recreational facilities near residential areas.
Implementation
Policy LU-3.11
Preserve, protect and maintain open space, parks
and recreation facilities as desirable land uses,
recognizing that such uses contribute to the high
quality of life in Twentynine Palms.
Implementation
Policy LU-3.12
Encourage economically successful commercial
and industrial centers that are functional, safe,
attractive and convenient to users, and which
will strengthen the local economy.
Implementation
Policy LU-3.13
Encourage the transition of incompatible,
ineffective and/or undesirable land uses to
attractive land uses that will provide high quality
residential, commercial or industrial
developments.
Implementation
Policy LU-3.14
Allow the creation and implementation of
Specific Plans for areas of community
concern/special interest to better guide
development of these properties.
Implementation
Policy LU-3.15
Properties located within Specific Plans shall be
developed per the adopted Specific Plan
documents.
LAND USE
LU City of Twentynine Palms General Plan 2012 -54
Implementation
Policy LU-3.16
Protect the desert night sky by requiring that
private lighting be installed in a manner that
perpetuates the view of the stars in the evening,
such as shielding outdoor lighting to protect
adjacent and nearby residential districts and
public rights-of-way.
Implementation
Policy LU-3.17
Develop a clear and specific set of architectural
and landscape standards and guidelines. The
standards/guidelines should address architectural
themes, site development, drought tolerant
landscaping, and desert friendly irrigation
systems for commercial, industrial, and
residential developments and State requirements
for water efficient landscapes.
Goal LU-4
Adequately address the potential
impacts of new development on the
existing community and the City’s
infrastructure system.
Implementation
Policy LU-4.1
Consider and address the potential impacts of
new development on surrounding properties.
Implementation
Policy LU-4.2
Require that development proposed adjacent to
the Joshua Tree National Park and Marine Base
be consistent in context and character to these
two (2) resources.
Implementation
Policy LU-4.3
Maintain parking requirements that adequately
meet the needs of commercial and industrial land
uses, and protect adjacent residential
neighborhoods from overflow parking
encroachment.
Implementation
Policy LU-4.4
Commercial and industrial uses proposed within
a Specific Plan shall adequately buffer existing
or planned residential uses, both within and
outside the Specific Plan
LAND USE
City of Twentynine Palms General Plan 2012 LU-55
Implementation
Policy LU-4.5
All proposed projects are subject to the
California Environmental Quality Act (CEQA)
and shall adequately address and meet CEQA
requirements
Implementation
Policy LU-4.6
Encourage development that complements the
circulation and infrastructure network, meets the
circulation demand of residents and businesses,
and provides opportunities for non-automobile
circulation.
Implementation
Policy LU-4.7
City codes, including building and safety, zoning
and land use regulations, and property
maintenance codes, shall be strictly enforced to
maintain safe, high-quality residential
neighborhoods and commercial/industrial
developments.
Implementation
Policy LU-4.8
Incorporate consideration of alternative
development standards (parking, road standards,
etc.) to the Development Code for nonresidential zones to encourage economic development in the City.
GENERAL PLAN OVERLAYS
The City of Twentynine Palms is home to a number of unique natural resources, such as scenic vistas, open spaces and the hillsides of the Joshua Tree National Park. The City is also subject to a number of natural hazards, including flooding and fault hazards. Several overlays are incorporated as part of the General Plan with the intent of preserving the City’s natural resources as well as protecting the public’s health, safety and general welfare. The overlays add additional flexibility to land development while maintaining other community goals and priorities.
The General Plan Land Use Overlays are shown on Exhibits LU-6 and LU-7.
LAND USE
LU City of Twentynine Palms General Plan 2012 -56
The intent/purpose of each General Plan Overlay is noted in Table LU-16, General Plan Overlays. There are underlying land use designations for all properties within the General Plan Overlays. Development consistent with the allowable uses and standards of the overlays and the underlying designations are permitted. In the event the overlay standards differ from those of the underlying land use designation, the more restrictive standards shall apply. The City’s Development Code provides more specific development standards for each one of the General Plan Overlays.
Land Use
City of Twentynine Palms General Plan 2012 LU-57
Exhibit LU-6
Safety Overlays
Land Use
City of Twentynine Palms General Plan 2012 LU-58
Exhibit LU-7
Preservation Overlays
LAND USE
City of Twentynine Palms General Plan 2012 LU-59
TABLE LU-16
GENERAL PLAN OVERLAYS
Overlay
Size
(gross
acreage)
Intent/Purpose
Mesquite Dunes &
Bosque (MDB)
626.21
The Mesquite Dunes and Bosque (MDB) provide an excellent natural buffer for the Marine Base and is a scenic resource for the City. The MDB includes Mesquite Lake Playa and
Mesquite Springs and are all part of the same hydrological and biological system. The Bosque is one of two (2) wetland habitats in the planning area and is classified as a sensitive natural community. The Playa is a wetland habitat with riparian vegetation along its edge (see EIR Pg. 4.4-32 through 34) The eastern edge of the MDB is defined by the Mesquite Fault, the hydrologic barrier separating the Mesquite Lake Sub basin from the Dale Sub basin to the east. Within the basin, groundwater flows toward Mesquite Dry Lake from all directions. This MDB is an important component of the Twentynine Palms
Water District regional plan for the future (see Twentynine Palms Water District 2010 Groundwater Study for the Mesquite Lake Sub-basin) The MDB is the terminus for the Indian
Cove/Mesquite Drainage Area (Safety Overlay). This surface water is important for the maintenance of the existing plant and animal life in the MDB. The dominant mesquite is also
responsible for holding the dunes in place. Loss of the mesquite will further reduce air quality in the planning area.
The intent of the Mesquite Dunes & Bosque Overlay is to preserve and protect the Mesquite Dunes by discouraging development within the Dunes or minimize development
impacts to the maximum extent feasible. Development
proposed within the Mesquite Dunes Overlay shall incorporate alternative site design standards, such as limiting the amount of clearing and grading in order to protect the existing natural habitat and preserve the biological and scenic resources of the Mesquite Dunes. Additional policies regarding the Mesquite Dunes & Bosque are provided in the Conservation & Open
Space Element.
LAND USE
LU-60 City of Twentynine Palms General Plan 2012
Overlay
Size
(gross
acreage)
Intent/Purpose
Joshua Tree
National Park
Buffer (JTNPB)
4,187.58
Twentynine Palms is located adjacent to the Joshua Tree National Park, which provides the City with essential economic benefits. Given the area’s topography, the City enjoys
spectacular scenic vistas along the National Park’s boundary.
The intent of the Joshua Tree National Park Buffer Overlay is to protect, enhance and expand the scenic vistas and resources adjacent to the National Park by discouraging development that could potentially impact these resources. Strongly discourage intensification of existing allowable development densities within the National Park Overlay and development standards shall be establish with the goal of preserving the scenic vistas and resources along the National Park.
FEMA 100-Year
Floodplain
7,404.31
A significant portion of Twentynine Palms is located within the Federal Emergency Management Agency (FEMA) 100-Year
Floodplain. The 100-year floodplain area is defined by FEMA by reviewing the long-term average period between floods of a certain size and identifying the size of a flood that has a 1 percent chance of occurring during any given year (ECI, Safety Technical Report). The City’s existing Master Plan of Drainage requires a fairly expansive flood control system for the floodplain area. The intent of the FEMA 100-Year Floodplain Overlay is to protect the public’s health, safety and general welfare by managing and reducing flooding hazards in the City.
Adequate drainage facilities shall be provided to mitigate against drainage and erosion. Development proposed within the Floodplain Overlay shall provide site plan designs that comply with FEMA’s standards for building within 100-year
floodplains and meet the intent of the City’s Master Plan of Drainage of mitigating flooding hazards to the maximum extent feasible. Additional policies regarding FEMA 100-Year
Floodplains are provided in the Safety Element.
Indian
Cove/Mesquite
Drainage Area 9,508.22
The Indian Cove/Mesquite Area, which is located in the western section of Twentynine Palms, is subject to flooding even though this area is not mapped by FEMA as a floodplain. The intent of the Indian Cove/Mesquite Drainage Area Overlay is to protect the public’s health, safety and general welfare by managing and
LAND USE
City of Twentynine Palms General Plan 2012 LU-61
Overlay
Size
(gross
acreage)
Intent/Purpose
reducing flooding hazards in this section of the City.
Development proposed within the Drainage Area Overlay shall incorporate design alternatives that mitigate flooding hazards to the maximum extent feasible. Alternative design standards may include similar standards as used by FEMA to mitigate flooding hazards within 100-year floodplains and mitigation standards as outlined by the City’s Master Plan of Drainage. Additional policies regarding Drainage Areas are provided in the Safety Element.
Hillsides
11,620.73
A number of unique landforms can be found throughout
Twentynine Palms, including a significant amount of hilly terrain in the southern and northern sections of the City. The intent of the Hillsides Overlay is to preserve and protect the area’s scenic resources and vistas and protect development from earthquake induced slope failure by prohibiting development on top of ridgelines and on extremely hilly terrain. Development proposed on hillsides that exhibit a slope greater than 25% shall be prohibited. Construction of structures on ridgelines and structures that extend beyond a ridgeline shall be prohibited.
Grading on hillsides shall be limited to the maximum extent feasible to minimize impacts on scenic resources. Hillside development shall follow the natural contours of the land and minimize the amount of land alteration. Project design shall not affect the integrity of hillside topography, destroy prominent ridgelines or hillside features. Site-specific geotechnical studies may be required prior to development approval to assess the potential for permanent ground displacement for projects proposed within the Hillsides Overlay. Additional policies regarding Hillsides are provided in the Conservation & Open Space and Safety Elements.
Liquefaction
Susceptibility
5,462.28
Portions of the City of Twentynine Palms are subject to liquefaction susceptibility. These areas are considered to have a moderate to high potential for liquefaction, which can cause ground failure. The intent of the Liquefaction Susceptibility Overlay is to protect the public’s health, safety and general welfare by ensuring that structures constructed within the
LAND USE
LU-62 City of Twentynine Palms General Plan 2012
Overlay
Size
(gross
acreage)
Intent/Purpose
Liquefaction Overlay are built adequately for human
occupancy. Site-specific geotechnical studies to assess the potential for ground failure shall be provided prior to project approval. Projects shall be designed as recommend by the geotechnical studies. Additional policies regarding
Liquefaction Susceptibility are provided in the Safety Element.
Alquist-Priolo Fault
Zones
11,806.86
Several faults transverse the City of Twentynine Palms; these faults are capable of producing up to 7.3 magnitude earthquakes (ECI, Safety Technical Report). The intent of the Alquist-Priolo Fault Zones Overlay is to protect the public’s health, safety and general welfare by establishing a set of stringent development standards for uses proposed adjacent to earthquake fault zones.
Development proposed within the Fault Zones Overlay shall provide a geotechnical investigation to determine the exact location of active fault traces prior to development approval.
Structures shall not be constructed within the required fault structural setback zones. All required mitigations as outlined by the California Geological Survey and geotechnical investigation shall be observed for development proposed within AlquistPriolo Fault Zones. Additional policies regarding AlquistPriolo Fault Zones are provided in the Safety Element.
Airport Safety
5,791.67
The Twentynine Palms Municipal Airport is located east of the City of Twentynine Palms in the City’s Sphere of Influence.
The San Bernardino County General Plan established the
Airport Safety Overlay – Airport Safety Review Area 3 (AR3), which is intended to protect human occupancy within areas adjacent to the airport. It is the intent of the City’s Airport Safety Overlay to reflect San Bernardino County’s land use overlay to ensure that the public’s health, safety and general welfare are protected.
Noise Hazard
303.63
The Twentynine Palms Municipal Airport is located east of the City of Twentynine Palms in the City’s Sphere of Influence.
The San Bernardino County General Plan established the Noise Hazard Overlay – Noise Contour in LDN, which is intended to protect the public from exposure to excessive noise caused by the airport. It is the intent of the City’s Noise Hazard Overlay
LAND USE
City of Twentynine Palms General Plan 2012 LU-63
Overlay
Size
(gross
acreage)
Intent/Purpose
to reflect San Bernardino County’s land use overlay to ensure that the public’s health, safety, and general welfare are protected.
Wildlife Corridors
25,518.68
Twentynine Palms is located between two (2) ecological sites, the Joshua Tree National Park and the mountains north of the Marine Base. The intent of the Wildlife Corridors Overlay is to preserve the ecological function of the wildlife corridors by establishing a set of development standards and site design patterns that allow the movement of protected species through the wildlife corridors. Properties located within the Wildlife Corridors Overlay shall adhere to the site design standards outlined for this Overlay in the City’s Development Code.
Additional policies regarding Wildlife Corridors are provided in the Conservation & Open Space Element.
Scenic Vistas and
Highways Buffer
1,307.98
There are a number of unique scenic resources in the City of Twentynine Palms, particularly adjacent to the Joshua Tree National Park. The intent of the Scenic Vistas and Highways Buffer Overlay is to protect the area’s scenic vistas by establishing a buffer along City scenic highways. The buffer shall extend 250 feet from the centerline of City mapped scenic highways. Structures constructed within the Buffer Overlay shall be limited to single-story structures and shall provide greater setbacks than required by the underlying land use/zone to ensure that the area’s scenic resources are preserved and protected. Additional policies regarding Scenic Vistas and Scenic Highways are provided in the Circulation Element.
Special Equestrian
Area #1
1,078.32
The northwestern section of the Twentynine Palms exhibits a strong rural character in which equestrian uses have existed and are envisioned to continue to exist in the future. The intent of the Special Equestrian Area #1 Overlay is to enhance the rural equestrian character of this district and allow equestrian uses to continue to exist. The Equestrian Overlay encourages the development of architectural, landscape and fencing standards to protect and enhance this equestrian community. Properties located within the Equestrian Overlay will be required to comply with the rural design standards incorporated in the
LAND USE
LU-64 City of Twentynine Palms General Plan 2012
Overlay
Size
(gross
acreage)
Intent/Purpose
City’s Development Code. Development of equestrian trails throughout this overlay and other parts of the City is also encouraged.
LAND USE
City of Twentynine Palms General Plan 2012 LU-65
The following goal and implementation policies provide direction for the implementation of the General Plan Overlays.
Goal LU-5
Preserve Twentynine Palms natural
resources and protect the public health,
safety and general welfare of City
residents in areas adjacent to potentially
hazardous natural and man-made
features and facilities.
Implementation
Policy LU-5.1
Development standards for the General Plan
Overlays shall be established to protect the
area’s natural resources and better protect the
public’s health, safety and general welfare.
Implementation
Policy LU-5.2
In the event that the overlay standards differ
from those of the underlying land use
designation, the more restrictive standards shall
apply.
Implementation
Policy LU-5.3
Development within the General Plan Overlays
shall be environmentally sensitive, minimize
adverse environmental impacts, and enhance
existing natural resources.
Implementation
Policy LU-5.4
Clustering shall be permitted for properties – and
may be required for some properties – located
within the General Plan Overlays to provide for
the protection and preservation of open space,
scenic, biological and natural resources in
perpetuity.
Implementation
Policy LU-5.5
Development within the General Plan Overlays
shall adhere to the safety standards established
for the overlays as outlined in the Safety
Element and described more in detail in the
City’s Development Code.
LAND USE
LU-66 City of Twentynine Palms General Plan 2012
Implementation
Policy LU-5.6
The Municipal Code shall provide enforcement
mechanisms relating to off-highway vehicle uses
within the General Plan Overlays.
Implementation
Policy LU-5.7
The Municipal Code shall provide enforcement
mechanisms relating to illegal dumping within
the General Plan Overlays.
LAND USE
City of Twentynine Palms General Plan 2012 LU-67
GENERAL PLAN BUILD-OUT (POPULATION GROWTH)
The General Plan will guide the orderly growth and development of Twentynine Palms for the next 15 to 20 years. Even though ultimate build-out of the General Plan is not expected within this timeframe, it is important to determine the development capacity of the General Plan to adequately address a balance of development and infrastructure needs. The projected growth is based upon the amount of land designated for each land use with a projected average intensity of development. This analysis was intended to provide information to determine if the planned infrastructure would support the amount of projected development for the land use designations provided in the General Plan. The projected growth was estimated based upon average intensities of development for similar desert communities and actual growth may be greater or less than projected. The projected development reflects the amount of land designated for various uses, not on a market or economic analysis. Full development of the City is anticipated to be many decades in the future and economic conditions are likely to change over such an extended timeframe.
To determine the overall projected build-out of the General Plan, a buildout analysis was conducted by multiplying the total acreage of each land use designation by its projected average density/intensity. The General Plan build-out for the City of Twentynine Palms is noted in Table LU-17.
The General Plan build-out for the City’s Sphere of Influence is noted in Table LU-18.
Planned infrastructure improvements, long-term public facility and service needs, and use of resources set forth in the other General Plan Elements were reviewed to determine if they were adequate to support the growth projections identified by the General Plan Build-Out Analysis. The City will continue to monitor development and projected growth versus actual conditions, and to adjust General Plan policies, implementation programs, and planned infrastructure accordingly.
Land Use
City of Twentynine Palms General Plan 2012 LU-68
TABLE LU-17
PROJECTED GENERAL PLAN BUILD-OUT FOR TWENTYNINE PALMS
Land Use Designation Area
(net acres)
Allowable Density
(du/ac)
Projected Average
Density (du/ac)
Allowable
Intensity (FAR)
Projected Average
Intensity (FAR)
Dwelling Units
(Based on Average
Density)
Non-Residential
Square Feet
(Based on Average
Intensity)
Population* Employees**
Residential
Single-Family Residential - Estate (RS-E) 3,940.80 0.0 - 0.4 0.32 - - 1,261 0 3,646 164 Single-Family Residential (RS-1) 972.00 0.41 - 1.0 0.80 - - 778 0 2,248 101 Single-Family Residential (RS-2) 2,416.50 1.1 - 2.0 1.60 - - 3,866 0 11,178 503 Single-Family Residential (RS-3) 253.03 2.1 - 3.0 2.40 - - 607 0 1,756 79 Single-Family Residential (RS-4) 3,501.68 3.1 - 4.0 3.20 - - 11,205 0 32,393 1,456 Multi-Family Residential (RM) 652.36 4.1 - 8.0 6.40 - - 4,175 0 12,070 542 High Density Residential (R-HD) 49.73 24.0 24.0 1,193 3,449 41 Multi-Family Residential - Specific Plan (RM-SP) 116.17 4.1 - 8.0 6.40 - - 743 0 2,149 97 Rural Living (RL-1) 649.64 0.41 - 1.0 0.80 - - 520 0 1,502 68 Rural Living (RL-2.5) 10,543.75 0.21 - 0.4 0.32 - - 3,374 0 9,754 439 Rural Living (RL-5) 4,198.98 0.0 - 0.2 0.16 - - 672 0 1,942 87 Open-Space Residential (OSR) 2,424.57 0.0 - 0.1 0.08 - - 194 0 561 25 Open-Space Residential (OSR-40) 0.00 0.0 - 0.025 0.04 - - 0 0 0 0 Sub-Total 29,880.25 - - - - 27,395 0 79,199 3,601
Commercial
General Commercial (CG) 697.30 - - 0.0 - 1.0 0.35 0 10,631,036 0 8,291 Neighborhood Commercial (CN) 69.76 - - 0.0 - 0.5 0.25 0 759,686 0 197 Office Commercial (CO)*** 73.50 0.0 - 2.0 1.60 0.0 - 1.0 0.35 12 1,008,523 34 1,736 Tourist Commercial (CT) 273.33 - - 0.0 - 0.75 0.30 0 3,571,976 0 1683 Service Commercial (CS) 289.40 - - 0.0 - 0.5 0.35 0 4,412,192 0 2,917 Sub-Total 1,403.29 - - - - 12 20,383,413 34 14,824
Industrial
Community Industrial (IC) 1,189.21 - - 0.0 - 1.0 0.25 0 12,950,496 0 4,030 Sub-Total 1,189.21 - - - - 0 12,950,496 0 4,030
Public & Quasi-Public
Public (P)**** 753.80 - - 0.0 - 1.0 0.05 - 0.25 0 3,079,522 0 698 Military (M)***** 2,494.43 - - - - - - 22,500 15,000
Tribal Land (TL)****** 162.12 - - - - - - - -
Floodway (F) 365.08 - - - - 0 0 0 0
Sub-Total 3,775.43 - - - - 0 3,079,522 22,500 15,698
Other
Downtown Economic Revitalization Specific
Plan*******
62.10 10.0 - 24.0 19.20 0.0 - 1.0 0.50 533 747,653 1,542 425 Right-of-Way (ROW) 1,332.56 - - - - 0 0 0 0
Sub-Total 1,394.66 - - - - 533 747,653 1,542 425
TOTAL 37,642.84 - - - - 27,940 37,161,084 103,275 38,578 Source: City of Twentynine Palms, California Department of Finance, San Bernardino Associated Governments (SANBAG), Marine Base, and General Plan Update GIS data. *Based on 2.891 persons per household, as determined by the California Department of Finance for 2009 baseline conditions. **Based on the projected number of employees per acre, as determined by SANBAG's 2007 Regional Transportation Plan. ***The analysis assumes that 90% of the CO designated parcels will be developed with commercial uses and 10% will be developed with residential uses. ****The analysis assumes the following build-out intensity factors for the Public (P) land use: a) Government Offices = 0.25 FAR, b) Schools = 0.15 FAR, and c) Parks and Open Space = 0.05 FAR. *****Densities and intensities on the Marine Base are to be determined by Base Command. The analysis incorporates population and employment data as provided by the Marine Base. ******Densities and intensities on Tribal Land are to be determined by the tribal sovereign nation. *******Build-out to be determined by the Downtown Specific Plan. Project area acreage excludes ROW’s within the planning area.
Land Use
City of Twentynine Palms General Plan 2012 LU-69
TABLE LU-18
PROJECTED GENERAL PLAN BUILD-OUT FOR SPHERE OF INFLUENCE (SOI)* Land Use Designation Area
(net acres)
Allowable
Density (du/ac)
Projected Average
Density (du/ac)
Allowable
Intensity (FAR)
Projected Average
Intensity (FAR)
Dwelling Units
(Based on Average
Density)
Square Feet
(Based on Average
Intensity)
Population** Employees***
Residential
Rural Living (RL-2.5) 2,490.06 0.21 - 0.4 0.32 - - 797 - 2,304 104 Rural Living (RL-5) 9,579.53 0.0 - 0.2 0.16 - - 1,533 - 4,431 199 Open-Space Residential (OSR) 325.00 0.0 - 0.1 0.08 - - 26 - 75 3 Open-Space Residential (OSR-40) 6,713.49 0.0 - 0.025 0.02 - - 134 - 387 17 Sub-Total 19,108.08 - - - - 2,489 - 7,197 323
Commercial
Service Commercial (CS) 10.00 - - 0.0 - 0.5 0.35 - 152,460 - 101 Sub-Total 10.00 - - - - - 152,460 - 101
Public & Quasi-Public
Public (P) 331.88 - - 0.0 - 1.0 0.05 - 722,835 - 329
Sub-Total 331.88 - - - - - 722,835 - 329
Other
Right-of-Way (ROW) 89.89 - - - - - - - -
Sub-Total 89.89 - - - - - - - -
TOTAL 19,539.85 - - - - 2,489 875,295 7,197 752
Source: City of Twentynine Palms, California Department of Finance, San Bernardino Associated Governments (SANBAG), and General Plan Update GIS data. *Only land use designations applicable to the Sphere of Influence are noted. **Based on 2.891 persons per household, as determined by the California Department of Finance for 2009 baseline conditions. ***Based on the projected number of employees per acre, as determined by SANBAG's 2007 Regional Transportation Plan.
LAND USE
City of Twentynine Palms General Plan 2012 LU-70
Residential Build-Out and Population Growth
According to the build-out analysis, as noted in the General Plan BuildOut tables, a total of 27,940 dwelling units could ultimately be constructed in the City of Twentynine Palms and an additional 2,489 dwelling units could ultimately be constructed in the City’s Sphere of Influence. The General Plan build-out was determined by multiplying the total acreage of each land use designation by its projected average density. The projected average density equates to 80% of the maximum allowable density. The projected average density takes into account site constraints that can potentially limit the density of development. Constraints include topographic, natural hazards and natural resources, which ultimately yield lower development densities.
Based on the projected number of dwelling units that could ultimately be constructed in Twentynine Palms and its Sphere of Influence, a total of 103,275 persons could ultimately reside in Twentynine Palms, which includes 22,500 residents on the Marine Base. A total of 7,197 residents could ultimately reside in the City’s Sphere of Influence. The population projections were derived by multiplying the projected number of dwelling units that could be developed in the City and its Sphere of Influence by
2.891 persons per household, as determined by the California Department of Finance for 2009 baseline conditions (the most current baseline conditions available).
The California Department of Finance estimates the City’s 2010 population, including the Marine Base, to be 30,649; this population equals to 29.4% of the projected General Plan build-out population. The Southern California Association of Governments 2008 Regional Transportation Plan forecasts that Twentynine Palms total population will increase to 49,991 by 2020 and 63,488 by 2030, which is the planning horizon for this General Plan.
LAND USE
City of Twentynine Palms General Plan 2012 LU-71
Non-Residential Build-Out and Potential Employment Count According to the build-out analysis, as noted in the General Plan BuildOut tables, a total of 37,161,084 square feet of commercial and industrial development could be constructed in the City of Twentynine Palms and an additional 875,295 square feet could be constructed within the City’s Sphere of Influence. The projected General Plan build-out was determined by multiplying the total acreage of each non-residential land use designation by its projected average intensity. Based on current nonresidential development trends, it was determined that a significant number of properties will not be built to the maximum allowable intensity because of site constraints, the desert character of the City, and market conditions. Desert communities, such as Twentynine Palms, tend to develop at lower intensities than urban areas because of the availability of land and construction cost, which makes building out more cost effective than building up at higher intensities.
The development capacity analysis projects that a total of 38,578 jobs could be created within the City of Twentynine Palms and an additional 752 jobs could be created in the City’s Sphere of Influence. The potential number of jobs was determined by multiplying the total acreage of each non-residential land use designation by somewhat modified San Bernardino Associated Governments (SANBAG) employment projections factors for San Bernardino County.
The projected development capacity for non-residential development at General Plan build-out is significant; however, the projections incorporated in this section are full General Plan build-out calculations.
Complete build-out of the General Plan is not expected for a great number of years, primarily because of market conditions. Goals and policies to aid the development of non-residential uses and creation of employment opportunities in the City are included in the Redevelopment and Economic Development Section.
The following goal and implementation policies will guide the City as it develops towards build-out.
LAND USE
LU-72 City of Twentynine Palms General Plan 2012
Goal LU-6
Promote development of a well-balanced
community that can adequately meet the
needs of future residents and promotes
economic development.
Implementation
Policy LU-6.1
Promote orderly growth and development
through smart growth and planning principles.
Implementation
Policy LU-6.2
Require that new development protect the City’s
natural resources by implementing sustainable
design principles, including, but not limited to,
California’s Green Building Code standards.
Implementation
Policy LU-6.3
New development shall be required to pay for its
fair share of infrastructure needs and services to
avoid burdening existing residents.
Implementation
Policy LU-6.4
Continuously monitor growth and development
to ensure that the City’s population is being
adequately served and that the City’s
infrastructure is not being overburdened.
Implementation
Policy LU-6.5
Encourage development that creates employment
opportunities in the City.
SUSTAINABILITY
The Twentynine Palms General Plan is based on sustainability and adaptability principles. Sustainability requires the ability of meeting existing needs without compromising the ability of future generations to meet their own needs. Adaptability requires the ability of adapting community activities to the natural environment rather than changing the natural environment to meet community activities. Sustainability calls for cities to become better stewards of the environment and preserve a high quality of life for future generations.
LAND USE
City of Twentynine Palms General Plan 2012 LU-73
The Land Use Element serves as a tool to plan for the future development of the City of Twentynine Palms and to set development goals and policies that address sustainability principles, including development types, location and character. Planning for tomorrow includes understanding that natural resources are limited and that these natural resources must not be consumed faster than they can be replenished. However, sustainability does not preclude development, growth and advancement. Sustainability can promote positive economic growth and can stimulate technological innovation, advance competitiveness and improve resident’s quality of life.
A sustainable future for Twentynine Palms, under this General Plan, utilizes various strategies to conserve and enhance local resources and safeguard the environment. The concept of sustainability is used throughout this General Plan; however, it is primarily discussed in the Land Use and Conservation & Open Space Elements. The Land Use Element addresses sustainability and environmental conservation through goals and policies that promote site and building design elements in new developments that reduce or better distribute travel demand, improve development design, promote sustainable green building practices and amenities, and promote mixed-use developments that encourage placement of employment and commercial offerings near residential districts. The Conservation & Open Space Element includes goals and polices that promote community sustainability and effective management of renewable and non-renewable natural resources through energy and water conservation, solid waste management, recycling, water runoff reduction and sustainable green building practices, including low impact development practices which mimic a site’s pre-development hydrology by using design practices and techniques that effectively capture, filter, store, evaporate, detain and infiltrate runoff close to its source.
The following goal and implementation policies will serve as a guide to the City in ensuring it moves towards a sustainable future.
LAND USE
LU-74 City of Twentynine Palms General Plan 2012
Goal LU-7
Protect and preserve Twentynine Palms
natural resources, promote the existing
quality of life and prepare for future
residents and businesses by promoting
superior sustainable development.
Implementation
Policy LU-7.1
New development shall be designed in a manner
that sound land use, transportation and economic
development policies are implemented.
Implementation
Policy LU-7.2
Development shall be sustainable in its use of land
and shall limit impacts to natural resources,
energy, and air and water quality.
Implementation
Policy LU-7.3
Encourage a mix of retail, service, industrial,
manufacturing and professional uses that create
diverse, well-paying employment opportunities.
Implementation
Policy LU-7.4
Discourage development in the hillsides or other
areas where such development would require
significant infrastructure investment adversely
impacting natural resources and/or creating
adverse visual impacts.
Implementation
Policy LU-7.5
Allow clustering of residential development in
sensitive areas of the City to protect and preserve
the area’s natural resources for future generations.
Implementation
Policy LU-7.6
Encourage the use of development design and
amenities that support transit and other alternative
forms of transportation, including bicycling and
walking.
Implementation
Policy LU-7.7
Encourage development that incorporates green
building practices and smart growth principles to
conserve natural resources as part of sustainable
development practices, including the reuse of
previously developed properties that have fallen
into disrepair.
LAND USE
City of Twentynine Palms General Plan 2012 LU-75
Implementation
Policy LU-7.8
Encourage sustainable building practices that go
beyond the requirements of Title 24 of the
California Administrative Code through energyefficient design.
Implementation
Policy LU-7.9
Update the City’s Master Plan of Drainage and
incorporate Low Impact Development (LID)
standards that address land development and
storm water management.
LAND USE
LU-76 City of Twentynine Palms General Plan 2012
WASTE FACILITIES
Adequate treatment of liquid and solid waste is essential to preserve a community’s high quality of life. Waste treatment is highly regulated because of the potential environmental impacts associated with waste disposal. The General Plan addresses liquid and solid waste in the following sections.
Liquid Waste
The City of Twentynine Palms and its Sphere of Influence are currently not served by a centralized wastewater system. In Twentynine Palms, wastewater is addressed through private septic systems or package treatment plants. Newer developments are required to construct wastewater package treatment plants to address wastewater disposal.
Private wastewater systems are regulated by the Colorado River Basin Regional Water Quality Control Board and the San Bernardino County Division of Environmental Health Services.
As the City grows, construction of additional private wastewater systems could have an environmental impact on the area’s groundwater, which is a significant concern, as local groundwater is the City’s only source for potable water. The lack of a centralized wastewater system also impacts economic development opportunities in the City. As part of its efforts to address groundwater quality and to enhance the economic opportunities in Twentynine Palms, the City anticipates studying various alternatives to address the construction and operation of a centralized wastewater system.
A Wastewater Treatment Plant Joint Use Study was prepared by Winzler and Kelly in 2008, updating a previous 2003 Study. The 2008 Study examined several alternatives, including a separate centralized facility for the City, but recommended against a Joint Use facility and that the City utilize decentralized treatment (package plants) due to costs and lack of information that there was a problem with on-site septic systems. Based on this study, if a centralized treatment plant was desired the area exhibiting the greatest potential is approximately 640 acres in size and is located in the northeastern section of Twentynine Palms. The area is located south of Mesa Drive, west of Bullion Mountain Road, north of Amboy Road and east of Utah Trail (see Exhibit LU-8). The vast majority of the area is vacant with scattered residential in the vicinity. The Land Use Map designates this area as RL-2.5, RS-2 and CT; however, only five
LAND USE
City of Twentynine Palms General Plan 2012 LU-77
(5) single-family homes have been constructed to date in the area. If a site is desired to be constructed, a centralized wastewater treatment plant only needs to be approximately 80 acres. The preferred site would be selected through a more extensive engineering process to ensure that the site will be adequate to serve the planned centralized treatment plant and that it will not impact adjacent land uses.
The construction of a centralized wastewater treatment plant would help the City achieve the vision and goals identified by the Downtown Economic Revitalization Specific Plan for the Downtown area, as it envisioned that a wastewater system would serve the commercial district in Downtown Twentynine Palms. A centralized wastewater system could also create additional economic development opportunities in the City through the development of a larger industrial base and employment center.
Solid Waste
In July 2001, the County of San Bernardino contracted Burrtec Waste Industries, Inc. to operate and maintain the County’s solid waste disposal facilities, including both active and closed landfills, transfer stations and community collection centers. Burrtec provides solid waste services to the City of Twentynine Palms. Burrtec provides recycling programs to reduce the amount of waste being deposited in the County’s landfills and assists communities achieve State mandated diversion goals. The City and Burrtec co-sponsor semiannual Community Clean Up Days in Twentynine Palms, in which community groups are asked to help collect trash throughout the community. Cash rewards are offered to groups that collect the most amount of waste. Recent Community Clean Up efforts have yield from 44 up to 54 tons of waste collected.
Waste collected in the City is taken to the Twentynine Palms Transfer Station, which is located one-mile east of the City’s eastern boundary within the City’s Sphere of Influence at 7501 Pinto Mountain Road (onemile south of Twentynine Palms Highway). The City’s Land Use Map designates the Transfer Station site as OSR-20, properties north of the Station are designated RL-5 and properties east, south and west of the Station are designated OSR-20.
The area in the vicinity of the Transfer Station is mostly vacant and the area’s topography provides natural screening and buffers from adjacent
LAND USE
LU-78 City of Twentynine Palms General Plan 2012
uses. Uses to the north include vacant land and four (4) dwelling units, which are located along Pinto Mountain Road between Twentynine Palms Highway and the Transfer Station; however, none of the homes are located adjacent to the Transfer Station. Uses to the east include vacant land and the Twentynine Palms Municipal Airport, located 1/2-mile northeast of the Transfer Station. The area south of the Transfer Station is public Bureau of Land Management land, which is vacant. Uses to the west include vacant land and a sand and gravel mine, which is located 1/2-mile west of the Transfer Station.
Waste taken to the Twentynine Palms Transfer Station for processing is ultimately deposited at the Landers Landfill, which is located in Landers, California. The County of San Bernardino Solid Waste Management Division (SWMD) is responsible for the operation and management of the County of San Bernardino's solid waste disposal system. The County and Burrtec work continuously to ensure that adequate waste and recycling collection/facilities are provided to residents and communities of San Bernardino County.
The following goal and implementation policies will aid the development of Twentynine Palms as a healthy and safe community.
Goal LU-8
Maintain Twentynine Palms as a clean and
healthy place to live, while protecting the
City’s groundwater supply.
Implementation
Policy LU-8.1
Work with the Twentynine Palms Water District in
the monitoring of the City’s groundwater supply and
develop policies and standards as deemed necessary
to protect the City’s groundwater.
Implementation
Policy LU-8.2
Develop standards for the construction of private
wastewater disposal systems that address
groundwater quality.
Implementation
Policy LU-8.3
New development shall adequately address
wastewater and solid waste disposal.
LAND USE
City of Twentynine Palms General Plan 2012 LU-79
Implementation
Policy LU-8.4
The City will continue the existing practice of
allowing wastewater package treatment plants to
serve commercial development and residential
development greater than ten dwelling units.
However, the City will consider standards for
construction and operation of wastewater package
treatment plants. The City will also consider
planning for the construction and operation of a
centralized wastewater treatment plant to serve the
Downtown area, including cost and funding options,
to provide more efficient treatment of waste water
than individual septic systems and package treatment
plants.
Implementation
Policy LU-8.5
Adequately size any proposed centralized wastewater
treatment plant to allow for the expansion of the
collection system to serve other new development
which exceeds the thresholds for septic systems.
Implementation
Policy LU-8.6
Continue to work with the County of San Bernardino
and the City’s solid waste service purveyor to ensure
that waste is adequately collected throughout the
City.
LAND USE
LU-80 City of Twentynine Palms General Plan 2012
AIRPORTS
A number of airports, private airstrips and heliports are located within the City of Twentynine Palms and its Sphere of Influence. Table LU-19, notes all airports, airstrips and heliports located within the vicinity of Twentynine Palms. The General Plan Circulation Technical Report provides additional information regarding these facilities.
TABLE LU-19
AIRPORTS, AIRSTRIPS, AND HELIPORTS
Facility Type Location
Twentynine Palms Municipal
Airport
Public
Municipal
Airport
Sphere of Influence/1.5-miles east of
the City's eastern boundary, south of
Twentynine Palms Highway and
east of Mojave Road.
Twentynine Palms Strategic
Expeditionary Landing Field
(SELF)
Military
Airport
Marine Base/Seven (7) miles
northwest of the City’s northwestern
boundary.
Cones Field Airport Private
Airstrip
City of Twentynine Palms/East of
Adobe Road and south of Amboy
Road.
Bauer Airport Private
Airstrip
Sphere of Influence/West of
Mesquite Springs Road and south of
Indian Trail (west of the City).
Crosswinds Airport Private
Airstrip
Adjacent to the City of Twentynine
Palms/East of Bullion Mountain
Road and south of Amboy Road
(east of the City)
Dick Dale Skyranch Airport Private
Airstrip
Adjacent to the City of Twentynine
Palms/0.5-miles northeast of
Twentynine Palms northeastern City
boundary, east of Bullion Mountain
Road and north of Valle Vista Road.
Heliports Military
Heliports
Marine Base & Robert E. Bush
Naval Hospital
Source: Twentynine Palms General Plan Circulation Technical Report.
LAND USE
City of Twentynine Palms General Plan 2012 LU-81
State planning law restricts land use densities and intensities within a two (2) mile radius of public airports and it requires that local land use regulations conform to adopted airport land use plans. However, it does not impose similar restrictions on private airstrips or heliports; as air traffic and impacts associated with airstrips and heliports are not anticipated to be significant. Private airstrips and heliports located in Twentynine Palms or its vicinity are not anticipated to pose significant impacts on adjacent land uses. Therefore, as permitted by State law, land use designations, including permitted uses and development densities/intensities, for properties located adjacent to private airstrips or heliports shall be consistent with the General Plan Land Use Map.
The Twentynine Palms Strategic Expeditionary Landing Field (SELF) is a military facility located seven (7) miles northwest of the City of Twentynine Palms; as such, it is not within the range outlined by State law to significantly impact properties within the City of Twentynine Palms, as it relates to land use planning.
The Twentynine Palms Municipal Airport is located 1.5-miles east of the City’s eastern boundary within the City’s Sphere of Influence. The airport is operated by the County of San Bernardino. As required by State law, properties within two (2) miles of the airport are subject to more stringent land use and density/intensity requirements. In May 1992, the County of San Bernardino adopted the Twentynine Palms Airport Comprehensive Land Use Plan for the area surrounding the municipal airport. The current Airport Land Use Plan does not cover the entire two (2) mile radius; as outlined by State law, it only includes a 1-mile radius around the airport boundaries. City incorporated properties are not located within the boundaries of the Airport Land Use Plan. As such, the Airport Land Use Plan does not impact land use designations and development densities/intensities for properties located within the City of Twentynine Palms.
To provide consistent land use regulation for the properties located within the Airport Land Use Plan, the City’s Land Use Map incorporated San Bernardino County’s land use designations for the properties located in proximity to the Twentynine Palms Municipal Airport. The City’s Land Use Map designates properties located within the boundaries of the Airport Land Use Plan as RL-5, OSR-20 (San Bernardino County designation of Resource Conservation ‘RC’) and CS.
LAND USE
LU-82 City of Twentynine Palms General Plan 2012
The San Bernardino County land use designations have been found to be consistent with the Airport Comprehensive Land Use Plan. Therefore, City land use designations are considered consistent with the Airport Land Use Plan, as they are similar to the County’s designations. To provide additional protection for properties located in proximity to the airport and to ensure land use consistency with the County of San Bernardino, the City’s General Plan also incorporated the County’s Airport Safety Overlay and Noise Hazard Overlay (see General Plan Overlays Section for goals and policies regarding City Overlays). City imposed land use designations and overlays for these properties shall serve as a guide for development, as properties located with the Airport Land Use Plan have not been incorporated to the City of Twentynine Palms and therefore development proposed on these properties is subject to the County of San Bernardino General Plan and Airport Comprehensive Land Use Plan.
The following goal and implementation policies will guide development on or near airports.
Goal LU-9 Protect the health and safety of residents
living in the vicinity of airports.
Implementation
Policy LU-9.1
Land use applications within airport influence areas
shall be consistent with the Twentynine Palms
Municipal Airport Comprehensive Land Use Plan.
Implementation
Policy LU-9.2
Work with the San Bernardino County Land Use
Services Department to determine adequate
allowable uses and development densities/intensities
within a two (2) mile radius of the Twentynine
Palms Municipal Airport.
Implementation
Policy LU-9.3
If properties located within the Twentynine Palms
Municipal Airport Land Use Plan are incorporated
to the City, ensure that the land use designations and
development densities/intensities for these
properties are consistent with the adopted Airport
Land Use Plan at time of incorporation.
LAND USE
City of Twentynine Palms General Plan 2012 LU-83
DISADVANTAGED UNINCORPORATED COMMUNITIES
State law requires the City to identify disadvantaged unincorporated communities within the City’s sphere of influence upon adoption of the Housing Element Update. Per Government Code Section 65302.10 (a), “disadvantaged unincorporated community” means a fringe, island, or legacy community in which the median household income is 80 percent or less than the statewide median household income. The City’s sphere of influence (SOI) has expanded since the General Plan adoption.
State law further requires for each identified disadvantaged unincorporated community (DUC), an analysis of water, wastewater, stormwater drainage, and structural fire protection needs or deficiencies, and an analysis of benefit assessment districts or other financing alternatives that could make the extension of services to identified communities financially feasible.
The following DUC analysis is based on the 2016 Disadvantaged Unincorporated Communities (DUCs) – City of Twentynine Palms map created by the Local Agency Formation Commission for San Bernardino County (SB LAFCO) and its latest municipal service reviews completed since 2015.
LAND USE
LU-84 City of Twentynine Palms General Plan 2012
Exhibit LU-8
City of Twentynine Palms Disadvantaged Unincorporated Communities (DUCs) – 2016
MESA DR
INDIAN TRL
TWO MILE RD
BAGDAD HWY
SAHARA TRL
GAMMEL RD
CANYON RD
KACHINA DR
MONTEZUMA DR
MOJAVE RD
CIELITO DR
SHOSHONE VALLEY RD
STEEG RD POLE LINE RD
BRANT CROSSING RD
ANAHEIM RD
RAINBOW CANYON RD
SUNR SI E DR
BULLION MOUNTAIN RD
BLOWER RD
LOS OL VI OS AVE
PIPELINE RD
SUNRISE RD
BULLION AVE
INDIAN COVE RD
GOLD PARK RD
OLD CHISHOLM TRL
COYOTE VALLEY RD
ADOBE RD
LEAR AVE
GEMINI ST
ALLEN AVE
DEL VALLE DR
MESQUITE SPRINGS RD
BLUEGRASS AVE
EASY ST
WILSON WAY
ENCEL AI AVE
BOURLAND PASS
MOONGLOW RD
CHEROKEE LN
MUSIC VALLEY ACRD
BR SI TOL AVE
VALLEY V EI W RD
UTAH TRL
EL PASEO DR
VALLE VISTA RD
LEE DR
AMBOY RD
BASELINE RD
ALFALFA AVE
GAYLEY LN
PINTO MOUNTAIN RD
NORMGLO RD
SUNNYSLOPE DR
LEEDS RD
DORTH PL
CLELAND RD
APPIAN WAY
PAMPAS LN
RANCH RD
MANTONYA RD
LUP NI E AVE
NANDINA ST
OLD AIRPORT ACRD
VIA ARENOSA RD
CONDOR RD
MARIPOSA AVE
WINTERS RD
MICA LN
BLISTERBACK RD
BOURKE RD
FR EI NDSH PI AVE
TIMOTHY AVE
PIONEER TRL
EL SANDO RD
TIMBUKTU RD
JACKSON LN
4TH ST
SHERMAN HOYT AVE
GOPHER GROVE LN
GODW NI RD
MARS ST
MORONGO RD
FALDERMAN AVE
WHITMORE RD
ORION ST
BAGDAD OH
EL NOCHE RD
HALES DR
KERNS BLVD
DESERT FLOWER AVE
HATCH RD
PLUTO ST
LONGVIEW RD
BELLERUE RD
CACTUS JACK RD
BALL RD
HILLTOP DR
APPLEGATE WAY
AGUA AVE
PEFFER RD
DECKER AVE
RAINIER RD
FOOTHILL RD
KNOLL RD KNOLL DR
SURPRISE SPRINGS RD
BROWN RD
CACTUS DR
PEARL SPRINGS AVE
GRIMM AVE
JOE DAVIS DR
PAPOOSE TRL
DESERT HE GI HTS DR
ANZA AVE
SUNNY SANDS RD
SATURN RD
SUNSET DR
VENUS ST
DATURA AVE
PRESSWOOD RD
DAISY LN
DEL REY RD
3RD ST
GOODIE LN
COTTONWOOD DR
AZTEC AVE
NEVADA TRL
STURGIS RD
FOOTHILL DR
MESA ST
OLD DALE RD
BERMUDA RD
RAYMOND DR
PIONEER RD
BROAD ST
DIDSBURY RD
NELLER RD
GIANT ROCK RD
ROCKY RD
AMADOR AVE
L CI ON ST
6TH ST
Z NI N AI AVE
EL SOL AVE
BAGLEY AVE
BERKLEY AVE
MCK NI NON RD
LAURA LN
KAISER RD
GORGONIO DR
WARD LN
CARODEAN RD
EL PORTALAVE
TWILIGHT DR
8TH ST
CHALET RD
1ST ST
COPPER MOUNTAIN RD
GOOD GUYS LN
LEARCO DR
ROUNDUP RD
HENDYS RD
B BI B RD
CHOLLA AVE
SHERMAN RD
SHOEMAKER LN
9TH ST
SIESTA DR
IDLE LN
JADE LN
MARILANE AVE
DESERTVIEW RD
TACO DR
WHEELER RD
NOELS KNOLL RD
MESA VERDE DR
WHITE SANDS DR
TAYLOR LN
10TH ST
SUN VALLEY DR
MCDONALD RD
BARNES DR
KELSEY BLVD
WITT RD
OASIS AVE
ALP NI E AVE
SHELTON RD
SANDY RIDGE DR
GRIFFIN RD
SPLIT ROCK AVE
ALTA LOMA DR
ESTRELLA AVE
OLD CHISOLM TRL
PARK AVE
UNDERHILL TRL
SULLIVAN RD
MARINE AVE
KERR AVE
YUCCA AVE
FOLEY DR DESERT KNOLLAVE
DESERT QUEEN AVE
RUTHS RD
CAHUILLA AVE
ISLETA RD
KERNS RD
DAISY AVE
CALLIE TODD LN
MANZANITA AVE
SUNNY SANDS DR
CADIZ AVE
CALEXICO AVE
KAISER DR PALMYRA DR
COLAW RD
MAYS RD
TEPEE RD
DAVID WAY
MICHAEL WAY
DEL ORO RD
MOONBEAM RD
BOLING DR
SHERMAN HOYT RD
ROB NI RD
MONTE V SI TA DR
GARDEN RD
KIRKLAND DR
JOE DAVIS RD
RAMONA DR
PETERSON RD
TAPIA RD
MACK LN
DIAMOND BAR DR
ROGERS LN
DESERT QUAIL DR
BOST LN
FRANC SI RD
BAILEYA AVE
CHIVERTON DR
MAYFAIR DR
WIKIUP RD
TOPAZ AVE
NICOLSON DR
ELKS TRL
SAHARA AVE
ROSE ELLEN AVE
THUNDER RD
MAYNARD AVE
LEACHES LN
GILLETTE RD
BUENA VISTA DR
BRISTOL RD
SNOOPY TRL
LORI LISA DR
M SI S OI N AVE
ABRONIA AVE
EMERALD RD
UPSHUR AVE
MACS RD
WELLOCK RD
LAZY JOE AVE
SWANSON RD
SQUAW RD
T ANCHOR DR
DESERT HEIGHTS RD
MELDORA AVE
CHISUMM TRL
DIAMOND BAR RD
HILLCREST DR
MASON DR
EL CAM NI O RD
CHISHOLM TRL
CENTER LN
LANDRY LN
WILSON DR
LUCILLE LN
INN AVE
WAYLIN RD
POLANE RD
ELM DR
JOSHUA DR
MARKS AVE
FI-LOX-SEE AVE
PAMPAS AVE
NEHRING DR
SUNR SI E SOUTH
Z RI CON AVE
SAMARKAND DR
DICHONDRA AVE
BIGG RD
PANORAMA AVE
SAGE AVE
DESERT VIEW RD
MARA AVE
NORTH STAR AVE
GALLETA AVE
TORTOISE RD
WAINWRIGHT AVE
COVE VIEW RD
INDIAN COVE CIR
DESERT AVE
ENCANTO DR
CH AI AVE
7TH ST
SUNNY SLOPE DR
PINE AVE
MOUNTAIN AVE
AGATE RD
BERMUDA AVE
PINE SPRINGS AVE
PALMYRA LN
BEMIS RD
COTTONTAIL RD
CASITA DR
BASALT RD
ARABY AVE
MOON WAY
HALL LN
DESERT TRAIL DR
MILES RD
BARNES RD
MANANA DR
FELDSPAR AVE
CACTUS JACK AVE
FLYING H RD
MT. VIEW RD
OCOTILLO AVE
DARLENE DR
STARVIEW RD
SERRANO DR
PRIMERO LN
BYWATER LN
WILDCAT WAY
MORNING DR
REGINO ST
MESQU TI E AVE
TALAUI TRL
OLEANDER DR
HILLSIDE AVE CORBIN RD
PALO VERDE AVE
CEDAR AVE
JOSHUA DR
TWO MILE RD
MESQUITE SPRINGS RD
SUNNY SANDS DR
WINTERS RD
LAZY JOE AVE
GEMINI ST
STURGIS RD
FOOTHILL DR
EL PASEO DR
WILSON WAY
MELDORA AVE
BERMUDA AVE
MESA DR
OLD CHISHOLM TRL
BROAD ST
INDIAN TRL
RAINIER RD
VALLE VISTA RD
PRESSWOOD RD
CANYON RD
Z RI CON AVE
AMBOY RD
TEPEE RD
COVE VIEW RD
LUP NI E AVE
TEPEE RD
BROAD ST
MICA LN
INDIAN TRL
PALMYRA DR
SULLIVAN RD
KERR AVE
BASELINE RD
WHITMORE RD
FOLEY DR
SUNRISE RD
FOOTHILL DR
SHOEMAKER LN
TACO DR
T MI OTHY AVE
RAMONA DR
WILSON WAY
GODW NI RD
TWILIGHT DR
BASELINE RD
CACTUS DR
INDIAN COVE RD
ALLEN AVE
GEMINI ST
ARABY AVE
ROGERS LN
GARDEN RD
SUNRISE RD
DAISY LN
EL PASEO DR
GOOD GUYS LN
RAINIER RD
BLUEGRASS AVE
RAYMOND DR
DESERT V EI W RD
RAYMOND DR
MESQUITE SPRINGS RD
NORTH STAR AVE
FOOTHILL DR
CACTUS DR
SULLIVAN RD
SQUAW RD
MELDORA AVE
ENCANTO DR
PINTO MOUNTAIN RD
APPIAN WAY
STEEG RD
MESA DR
SUNNYSLOPE DR
JADE LN
EASY ST
RAYMOND DR
MESQUITE SPRINGS RD
MESA DR
BAGDAD HWY
PAMPAS AVE
CANYON RD
COTTONWOOD DR
VENUS ST
BERKLEY AVE
CANYON RD
UTAH TRL FOLEY DR
SAMARKAND DR
NANDINA ST
EL PASEO DR
COVE VIEW RD
Z RI CON AVE
COYOTE VALLEY RD
DAISY LN
PALMYRA DR
MANTONYA RD
ALFALFA AVE
PALMYRA DR
COVE VIEW RD
AMBOY RD
TWENTYNINE PALMS HWY
VALLE VISTA RD
LEAR AVE
TWO MILE RD
UTAH TRL
POLE LINE RD
MORONGO RD
GODW NI RD
QUAIL SPRINGS RD
PINTO MOUNTAIN RD
CITY LIMIT
± 0 0.75 1.5 3 4.5 6
Miles
'LVDGYDQWDJHG8QLQFRUSRUDWHG&RPPXQLWLHV
'8&V
²&LW\RI7ZHQW\QLQH3DOPV
Map created: 4/3/2017 DUCs = Less than 80% of Statewide Median Household Income
&LW\ RI
7ZHQW\QLQH
3DOPV
5LYHUVLGH &RXQW\
/HJHQG
Disadvantaged
Unincorporated
Communities
City of Twentynine Palms
City of Twentynine Palms
Sphere of Influence
County Line
LAND USE
City of Twentynine Palms General Plan 2012 LU-85
There are two DUCs in the City’s SOI as of 2016, one to the northwest and the other to the east of the City limits1. The northwestern DUC is generally bounded by Amboy Road (and its extension) on the south, Mesquite Springs Road on the east, and Montezuma Drive on the north, and extends further west of the SOI boundary. This DUC consists of sparse single-family residences and a few small-scale commercial uses such as lodging, home-based farm, and private wildlife rescue. The DUC to the east of the City has two small portions that fall in the SOI, one north of Valle Vista Road and east of Monte Vista Street to the northeast of the City and the other east of Mojave Road and north of the extension of Baseline Road that surrounds the Twentynine Palms airport.
Both portions of the eastern DUC contain sparse single-family residences, with a few small-scale commercial uses and a church in the south.
Water
Twentynine Palms Water District (TPWD) manages and distributes the local ground water supply in the City of Twentynine Palms and SOI (including the DUCs identified above). 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 sub-basins south of the Pinto Mountain Fault, which are fed by rainfall in the Pinto Mountains.
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 through analysis of existing and projected water supply opportunities including recycled water and implementing conservation and efficient use of urban water supplies. The latest UWMP (amended in 2015) demonstrates that TPWD has adequate supplies to meet demands during normal, single-dry, and multiple-dry years throughout the 20-year planning period. In addition, there is sufficient production capacity planned to meet projected future demands with the actions the TPWD is taking to maintain supply availability. Therefore, the DUCs in Twentynine Palms SOI have adequate access to water service.
Wastewater
1 The disadvantaged unincorporated community area to the east of the City is regarded as one community because the ‘gap’ south of Twentynine Palms Highway is the Twentynine Palms Airport. Roadways are built around the airport and the only west—east connection is the Twentynine Palms Highway, which connects the area west and east of the airport and is not impacted by the airport. Therefore, the area east of the City is considered one contiguous DUC.
LAND USE
LU-86 City of Twentynine Palms General Plan 2012
There are no sanitary sewer collection and treatment facilities in the City and SOI, including the DUCs identified above. 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 San Bernardino LAFCO’s Countywide Service Review for Wastewater (Collection, Treatment, Disposal), prepared in 2018, identified that both the MCAGCC and the City see the need for a new wastewater treatment facility. The City is taking the lead on wastewater facility planning, while the Twentynine Palms Water District is also authorized with planning and engineering on the sewer function. 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 and SOI will not be available in the near term.
The future sewer system will most likely be funded by the National Defense Authorization Act (NDAA), which includes $45 million for the construction of a wastewater treatment plant at MCAGCC.
Stormwater Drainage
The City’s Engineering Department administers Twentynine Palms’ storm drain and flood control systems within the City limits, and requires new residential and commercial development to construct detention basins and storm drain systems to mitigate increased run-off due to new development.
However, the department has no control over development or facilities in the SOI, including the DUCs.
The San Bernardino County Flood Control District is responsible for providing flood control and related services throughout the County, including the Twentynine Palms SOI and the DUCs identified above.
While the District has developed an earthen channel, a detention basin and several road crossings to help intercept and convey flood flows through and away from the major developed areas of the City, there is little drainage control in the SOI. Stormwater flows through the DUCs via sheet flow and natural undefined drainages. Given the sparse and slow development in the DUCs and SOI, future drainage facilities are expected to be provided when new major development occurs or after annexation into the City.