Twentynine Palms City Council
September 12, 2023

City of Twentynine Palms Transportation Impact Fee Study 2 Table E.1: Maximum Justified Transportation Impact Fee Schedule A B C = A x B D = C x 0.02 E = C + D F = E / Average
Trip
Land Use
Cost Per
Trip
Demand
Factor
Base
Fee1
Admin
Charge1, 2 Total Fee1
Fee per
Sq. Ft.

Residential Dwelling Units
Single Family3 $ 4,972 1.10 $ 5,469 $ 109 $ 5,578 $ 2.94 Multifamily3 4,972 0.63 3,132 63 3,195 3.16
Nonresidential - per 1,000 Sq. Ft.

Commercial $ 4,972 1.68 $ 8,353 $ 167 $ 8,520 $ 8.52
Office 4,972 1.76 8,751 175 8,926 8.93
Industrial 4,972 1.02 5,071 101 5,172 5.17
1 Fee per average sized dw elling unit or per 1,000 square feet of nonresidential building space.

Sources: Tables 2 and 6.
2 Administrative charge of 2.0 percent for (1) legal, accounting, and other administrative support and (2) impact fee program administrative costs including revenue collection, revenue and cost accounting, mandated public reporting, and fee justification analyses.
3 Assumes an average of 1,897 square feet per single family dw elling unit and 1,010 per multifamily unit in 29 Palms derived from 2019 American Housing Survey data for the Riverside - San Bernardino County MSA.

3 1. Introduction
This report presents an analysis of the need for transportation facilities to accommodate new development in the City of Twentynine Palms. This chapter provides background for the study and explains the study approach under the following sections:
▪ Study Objectives;
▪ Study Methodology;
▪ Fee Program Maintenance; and
▪ Organization of the Report.

Study Objectives
The primary policy objective of a traffic facilities fee program is to ensure that new development pays the capital costs associated with growth. The primary purpose of this report is to establish transportation impact fees that will enable the City to expand its inventory of transportation facilities – and therefore maintain its facilities standards – as new development leads to increases in service demands.

The City imposes impact fees under authority granted by the Mitigation Fee Act (the Act), contained in California Government Code Sections 66000 et seq. This report provides the necessary findings required by the Act for adoption of the fees presented in the fee schedules contained herein.

The City of Twentynine Palms is forecast to experience substantial growth through the planning horizon of 2040. This growth will create an increase in demand for public services and the City facilities required to deliver them. Given the revenue challenges that are common to most cities and counties in California, the City has decided to use a development impact fee program to ensure that new development funds the share of transportation facility costs associated with growth. This report makes use of the most current available growth forecasts and facility plans to establish a transportation impact fee program that funds new development’s share of the transportation facilities demanded by that development.

Study Methodology
Traffic impact fees are calculated to fund the cost of transportation facilities required to accommodate growth. The five steps followed in a public facilities fee study include:

1. Estimate existing development and future growth: Identify a base year for existing development and a growth forecast that reflects increased demand for transportation facilities;

2. Identify facility standards: Determine the facility standards used to plan for new and expanded facilities;

3. Determine facilities required to serve new development and their costs:

Estimate the total amount and cost of planned facilities, and identify the share required to accommodate new development;

4. Identify alternative funding requirements: Determine if any non-fee funding is required and/or available to complete projects; and,

5. Calculate fee schedule: Allocate facilities costs per unit of new development to calculate the public facilities fee schedule.

City of Twentynine Palms Transportation Impact Fee Study 4 The key public policy issue in development impact fee studies is the identification of facility standards (step #2, above). Facility standards document a reasonable relationship between new development and the need for new facilities. Standards ensure that new development does not fund deficiencies associated with existing development.

Types of Facility Standards
There are three separate components of facility standards: demand standards, design standards and cost standards. Demand standards determine the amount of facilities required to accommodate growth. In this case, the impact fee seeks to maintain a specific level of service on its roadways. Design standards determine how a facility should be designed to meet expected demand, and directly related to the costs of planned facilities. The projects included in the transportation impact fee have all been designed to meet state and City engineering standards.

Finally, cost standards are a method for determining the amount of facilities required to accommodate growth based on facility costs per unit of demand.

The transportation impact fee analysis contained in this report converts project costs to serve growth (identified by demand and design standards), into a cost standard (cost per trip from new development), which is then used as the basis of the fee. A fee for a particular land use is equal to the cost per trip, multiplied by the trip generation rate (trip demand factor) for that land use.

New Development Facility Needs and Costs
Several approaches are used to identify facility needs and costs to serve new development. Often there is a two-step process: (1) identify total facility needs, and (2) allocate to new development its fair share of those needs.

There are three common methods for determining new development’s fair share of planned facilities costs: the existing inventory method, the system plan method, and the planned facilities method. Often the method selected depends on the degree to which the community has engaged in comprehensive facility master planning to identify facility needs.

The existing inventory method allocates costs based on the ratio of existing facilities to demand from existing development. Under this method new development funds the expansion of facilities at the same standard currently serving existing development. This method is not used in this study.

The system plan method calculates the fee based on the value of existing facilities plus the cost of planned facilities, divided by demand from existing plus new development. This method is useful when planned facilities need to be analyzed as part of a system that benefits both existing and new development. This method is not used in this study.

The planned facilities method allocates costs based on the ratio of planned facility costs to demand from new development as follows:

Cost of Planned Facilities
New Development Demand
This method is appropriate when specific planned facilities can be identified that only benefit new development. Examples include street improvements to avoid deficient levels of service or a sewer trunk line extension to a previously undeveloped area. This method is also appropriate when to use in this analysis when a specific share of planned facilities that benefit new development can be identified. Under this method new development funds its fair share of the expansion of facilities needed to ensure that traffic operates at an acceptable level of service.

This method is used to calculate the transportation impact fees in this report.

Fee Program Maintenance
Once a fee program has been adopted it must be properly maintained to ensure that the revenue collected adequately funds the facilities needed by new development. Impact fee levels must be = $/unit of demand

City of Twentynine Palms Transportation Impact Fee Study 5 adjusted frequently to account for inflation. Should the cost of facilities rise more quickly than the fee amounts collected, the facilities needed to serve new development will be underfunded. To avoid collecting inadequate revenue, costs for planned facilities must be updated periodically for inflation, and the fees recalculated to reflect the higher costs. The use of established construction cost indices, such as those published by the Engineering News Record, are necessary to accurately adjust the impact fees for inflation. For a list of recommended indices, and step-bystep instructions for adjusting fees for inflation, see Chapter 3.

While fee updates using inflation indices are appropriate for periodic updates to ensure that fee revenues keep up with increases in the costs of traffic facilities, it is recommended to conduct more extensive updates of the fee documentation and calculation when significant new data on growth forecasts and/or facility plans become available. For further detail on fee program implementation, see Chapter 4.

Organization of the report
This report is organized as follows:
▪ Chapter 1, Introduction (this chapter): Summarizes facilities financing in California, and the general approach.
▪ Chapter 2, Transportation Impact Fee Analysis: Describes the technical analysis used to calculate the transportation impact fee and presents a fee schedule. ▪ Chapter 3, AB 602 Requirements: Describes how this nexus study complies with the requirements of AB 602.
▪ Chapter 4, Implementation: Provides guidelines for the implementation and ongoing maintenance of the public facilities fee program.
▪ Chapter 5, Mitigation Fee Act Findings: summarizes the five statutory findings required for adoption of the proposed fees in accordance with the Mitigation Fee Act (codified in California Government Code Sections 66000 through 66025).

6 2. Transportation Impact Fee
Analysis
This chapter summarizes an analysis of the need for transportation facilities, including roadway and intersection improvements, to accommodate increased trip demand from new development.

The chapter documents a reasonable relationship between new development and an impact fee for funding of these facilities.

Growth Projections
Growth projections are used as indicators of demand to determine facility needs and allocate those needs between existing and new development. This section explains the source for the growth projections used in this study based on a 2022 base year and a planning horizon of 2040.

Estimates of existing development and projections of future growth are critical assumptions used throughout this report. These estimates are used as follows:
▪ The estimate of existing development in 2022 is used as an indicator of existing facility demand.
▪ The estimate of total development in 2040 is used as an indicator of future demand to determine total facilities needed to accommodate growth and remedy existing facility deficiencies, if any.
▪ Estimates of growth from 2022 through 2040 are used to (1) allocate facility costs between new development and existing development, and (2) estimate total fee revenues.

The demand for transportation facilities is based on the increase in trips generated by dwelling units or nonresidential development creating the need for the facilities.

Table 1 shows the estimated number of residents, dwelling units, employees, and building square feet within the City of Twentynine Palms, both in 2022 and at the planning horizon. The base year estimates of household residents and dwelling units comes from the California Department of Finance. The projection of residents and dwelling units is based data from the Southern California Association of Governments (SCAG) 2040 Regional Transportation Plan.

Base year employees were estimated based on the latest data from the US Census’ OnTheMap application. The projection of employment is based on an increase of 30% compared to 2022 estimates. This projection is more conservative than the SCAG projection, as City staff felt the SCAG projection for employment in 2040 is too high.

Base year nonresidential square footage was estimated based converting the commercial, office and industrial employees to an equivalent amount of building space using employment density assumptions. This conversion assumes 2.12 employees per 1,000 square feet of commercial space, 3.26 workers per 1,000 square feet of office space and 1.16 employee per 1,000 square feet of industrial space, derived from the most recent Institute of Traffic Engineers (ITE) Trip Generation Manual data.

City of Twentynine Palms Transportation Impact Fee Study 7 Table 1: Land Use Scenario
2022 2040 Increase
Residents1 21,034 37,300 16,266
Dwelling Units2
Single Family 6,530 7,783 1,253
Multifamily 3,035 3,617 582
Total 9,565 11,400 1,835
Employment3
Commercial 1,788 2,324 536
Office 673 875 202
Industrial 182 237 55
Total 2,643 3,436 793
Equivalent Building Square Feet (1,000s)4
Commercial 842 1,094 252
Office 207 269 62
Industrial 157 205 47
Total 1,205 1,567 362
Sources: California Department of Finance (DOF), Table E-5, 2022; SCAG 2016-2040 RTP/SCS Final Grow th Forecast by Jurisdiction; U.S.

Census Bureau, OnTheMap Application,
http://onthemap.ces.census.gov; ITE Trip Generation Manual, 11th Ed.; Willdan Financial Services.
4 Equivalent building square feet calculated based on the assumption of

2.12 commercial w orkers per 1,000 square feet, 3.26 office w orkers per 1,000 square feet and 1.16 w orkers per 1,000 industrial square feet based on ITE data.
1 Current household population from California Department of Finance (DOF). Projection based on SCAG
2 Current values from DOF. Increase in dw elling units based on SCAG grow th projection, allocated to single family and multifamily based on current proportions.
3 Base year from US Census OnTheMap Application and excludes local government w orkers. Totals in 2040 based on an assumption of an increase of 30%.

Trip Demand
The need for transportation improvements is based on the trip demand placed on the system by development. A reasonable measure of demand is the number of PM peak hour vehicle trips, adjusted for the type of trip. Vehicle trip generation rates are a reasonable measure of demand on the City’s system of street improvements across all modes because alternate modes (transit, bicycle, pedestrian) often substitute for vehicle trips.

The two types of trip adjustments made to trip generation rates to calculate trip demand are described below:

City of Twentynine Palms Transportation Impact Fee Study 8 • Pass-by trips are deducted from the trip generation rate. Pass-by trips are intermediates stops between an origin and a destination that require no diversion from the route, such as stopping to get gas on the way to work. • The trip generation rate is adjusted by the average length of trips for a specific land use category compared to the average length of all trips on the street system.

These adjustments allow for a holistic quantification of trip demand that takes trip purpose and length into account for fee calculation purposes.

Table 2 shows the calculation of trip demand factors by land use category based on the adjustments described above. PM peak hour trip rates are based on the latest data available from the Institute of Traffic Engineers (ITE).

The trip purpose and trip length assumptions in Table 2 are based on extensive and detailed trip surveys conducted in the San Diego region by the San Diego Association of Governments (SANDAG). The SANDAG is used to supplement the ITE PM peak hour trip rates, because the SANDAG surveys provide one of the most comprehensive databases available of pass-by trips factors for a wide range of land uses. It should be noted that the projections of current and future trip demand generation in this report are based on data specific to the City.

Table 2: Trip Demand Factors
Pass-by
Trips1
Primary
and
Diverted
Trips
Average
Trip
Length2
Adjustment
Factor3ITE Category
PM
Peak
Hour
Trips4
Trip
Demand
Factor5
A B = 1 - A C
D = B x C
/ Avg. E F = D x E
Residential - per Dwelling Unit
Single Family 3% 97% 7.9 1.11 Single Family Housing (210) 0.99 1.10 Multifamily 3% 97% 7.9 1.11 Multifamily Housing (Low-Rise) (220) 0.57 0.63 Nonresidential - per 1,000 Sq. Ft.

Commercial 22% 78% 3.6 0.41 Shopping Center (820) 4.09 1.68 Office 4% 96% 8.8 1.22 General Office (710) 1.44 1.76
Industrial 2% 98% 9.0 1.28 General Light Industrial (110) 0.80 1.02 Sources: Institute of Traffic Engineers, Trip Generation Manual, 11th Edition; SANDAG; Willdan Financial Services. 1 Percent of total trips. A pass-by trip is made as an intermediate stop on the w ay from an origin to a primary trip destination w ithout a route diversion. Pass-by trips are not considered to add traffic to the road netw ork. 2 In miles. Based on SANDAG data.
3 The trip adjustment factor equals the percent of non-pass-by trips multiplied by the average trip length and divided by the systemw ide average trip length of 6.9 miles.
4 Trips per dw elling unit or per 1,000 building square feet. 5 The trip demand factor is the product of the trip adjustment factor and the trip rate.

Growth in Trip Demand
Table 3 estimates trip demand in 2022 and 2040. The trip demand factors from Table 2 are multiplied by estimates of existing and future development to determine existing and future demand for transportation facilities.

City of Twentynine Palms Transportation Impact Fee Study 9 Table 3: Land Use Scenario and Trip Generation
Trip
Land Use
Demand
Factor
Units /
1,000 SF Trips
Units /
1,000 SF Trips
Units /
1,000 SF Trips
Residential - per Dwelling Unit
Single Family 1.10 6,530 7,183 1,253 1,378 7,783 8,561
Multifamily

0.63 3,035 1,912 582 367 3,617 2,279
Subtotal 9,565 9,095 1,835 1,745 11,400 10,840
Nonresidential - per 1,000 Sq. Ft.

Commercial 1.68 842 1,414 252 424 1,094 1,838
Office 1.76 207 364 62 109 269 473
Industrial 1.02 157 160 47 49 205 209
Subtotal 1,205 1,938 362 582 1,567 2,520
Total 11,033 2,327 13,360

82.6% 17.4% 100%
Sources: Tables 1 and 2.
2022 Growth 2022 to 2040 Total - 2040
Cost Allocation to New Development
Table 4 displays the capacity expanding project list and associated cost estimates needed to serve the City through 2040. The projects were identified in the General Plan. City staff estimated the costs of the projects. Note that not all General Plan projects were included in the project list.

City staff identified a subset of General Plan projects that are needed through 2040 to accommodate growth within the City within the planning horizon.

Table 5 allocates the total project costs from Table 4 to new development. Based on the estimates of trip demand from Table 3, new development will represent 16.5% of total trips in 2040. Since the projects identified in the General Plan will serve both existing and new development, new development is being asked to fund its share of the project costs corresponding with its share of trip generation in 2040. In total, approximately $11 million of transportation project costs are allocated to new development through this impact fee.

City of Twentynine Palms Transportation Impact Fee Study 10 Table 4: Project Costs
Street Boundaries Length
Existing
Pavement
Width
Future
Width
Roadway
Area1
Sidewalk
Area2 Units
Pavin
g
Cost3
Roadway
Cost3
Curb and
Gutter
Unit Cost4
Curb and
Gutter
Cost4
Sidewalk
Unit Cost5
Sidewalk
Cost5 Total
Road Segments
Adobe Road Homestead Avenue to Amboy Road 4,852 - - - 77,632 Sq. ft. $ 14 $ - $ 50 485,200 $ 10 776,320 $ 1,261,520 Adobe Road east side only Amboy Road to Marine Corps Base 13,273 - - - 106,184 Sq. ft. 14 - 50 663,650 10 1,061,840 1,725,490 Lear Avenue SR 62 to Two Mile Road 5,280 36 64 147,840 84,480 Sq. ft. 14 2,069,760 50 - 10 - 2,069,760 Encelia Avenue SR 62 to Samarkand Road 7,858 36 44 345,752 125,728 Sq. ft. 14 4,840,528 50 785,800 10 1,257,280 6,883,608 Encelia Avenue Samarkand to Amboy Road 2,670 - 26 69,420 - Sq. ft. 14 971,880 50 - 10 - 971,880 Mesquite Springs Road SR 62 to Two Mile Road 5,280 40 80 422,400 84,480 Sq. ft. 14 5,913,600 50 528,000 10 844,800 7,286,400 Amboy Road Encelia Avenue to Adobe Road 13,387 - 26 348,062 - Sq. ft. 14 4,872,868 50 - 10 - 4,872,868 Two Mile Road Lear Avenue to Sunrise 13,206 26 64 845,184 211,296 Sq. ft. 14 11,832,576 50 - 10 - 11,832,576 Two Mile Road Sunrise Ave to Adobe Road 15,995 40 64 1,023,680 255,920 Sq. ft. 14 14,331,520 50 - 10 - 14,331,520 Hatch Road SR 62 to Stardune Avenue 5,309 24 64 339,776 84,944 Sq. ft. 14 4,756,864 50 530,900 10 849,440 6,137,204 SR 62 Larrea Avenue to Split Rock Avenue 8,484 - 135,744 Sq. ft. 14 - 50 848,400 10 1,357,440 2,205,840 Sullivan Road Stardune Avenue to Adobe Road 5,982 24 64 382,848 95,712 Sq. ft. 14 5,359,872 50 598,200 10 957,120 6,915,192 Subtotal 101,576 3,924,962 1,262,120 $54,949,468 $4,440,150 $ 7,104,240 $ 66,493,858 1 Ultimate w idth includes 12' w ide travel lane and minimum 8' w ide parking lanes w idths. New roads exclude parkw ay lane, curb and gutter and sidew alk 2 Assumes streets have 8' sidew alks on both sides of the street. 3 Unit cost of $14 per square foot for paving includes 5" asphalt concrete paving over 10" Class II Aggregate Base for collector streets. 4 Assumes $50 cost per linear foot for one side of the street. 5 Assumes $10 cost per sidew alk square foot.

Source: City of Tw entynine Palms.

City of Twentynine Palms Transportation Impact Fee Study 11 Table 5: Cost Allocation to New Development
Street Boundaries Total Cost
Allocation to
New
Development
Cost
Allocated to
New
Development
Road Segments
Adobe Road Homestead Avenue to Amboy Road $ 1,261,520 17.4% $ 219,504 Adobe Road east side only Amboy Road to Marine Corps Base 1,725,490 17.4% 300,235 Lear Avenue SR 62 to Two Mile Road 2,069,760 17.4% 360,138 Encelia Avenue SR 62 to Samarkand Road 6,883,608 17.4% 1,197,748 Encelia Avenue Samarkand to Amboy Road 971,880 17.4% 169,107 Mesquite Springs Road SR 62 to Two Mile Road 7,286,400 17.4% 1,267,834 Amboy Road Encelia Avenue to Adobe Road 4,872,868 17.4% 847,879 Two Mile Road Lear Avenue to Sunrise 11,832,576 17.4% 2,058,868 Two Mile Road Sunrise Ave to Adobe Road 14,331,520 17.4% 2,493,684 Hatch Road SR 62 to Stardune Avenue 6,137,204 17.4% 1,067,873 SR 62 Larrea Avenue to Split Rock Avenue 2,205,840 17.4% 383,816 Sullivan Road Stardune Avenue to Adobe Road 6,915,192 17.4% 1,203,243 Subtotal $ 66,493,858 $ 11,569,931
Sources: Tables 3 and 4.

City of Twentynine Palms Transportation Impact Fee Study 12 Cost per Trip
Every impact fee consists of the cost of projects that can be funded by a fee, divided by a measure of demand. In this case, all fees are first calculated as a cost per trip demand unit. Then these amounts are translated into housing unit (fee per dwelling unit) and nonresidential building space (fee per 1,000 building square feet) by multiplying the cost per trip by the trip demand factor for each land use category. These amounts become the fee schedule.

Table 6 calculates the cost per trip demand unit by dividing the total project costs attributable to new development summarized in Table 5, by the total growth in trips estimated in Table 3.

Table 6: Cost per Trip
Project Costs $ 11,569,931
Growth in Trip Demand 2,327
Cost per Trip $ 4,972
Sources: Tables 3 and 5.

Maximum Justified Impact Fee Schedule
Table 7 presents the maximum justified transportation impact fee schedule. The cost per trip is multiplied by the trip demand factor for each land use to determine the fee per dwelling unit or per 1,000 square feet of nonresidential building space.

City of Twentynine Palms Transportation Impact Fee Study 13 Table 7: Maximum Justified Impact Fee Schedule
A B C = A x B D = C x 0.02 E = C + D F = E / Average
Trip
Land Use
Cost Per
Trip
Demand
Factor
Base
Fee1
Admin
Charge1, 2 Total Fee1
Fee per
Sq. Ft.

Residential Dwelling Units
Single Family3 $ 4,972 1.10 $ 5,469 $ 109 $ 5,578 $ 2.94 Multifamily3 4,972 0.63 3,132 63 3,195 3.16
Nonresidential - per 1,000 Sq. Ft.

Commercial $ 4,972 1.68 $ 8,353 $ 167 $ 8,520 $ 8.52
Office 4,972 1.76 8,751 175 8,926 8.93
Industrial 4,972 1.02 5,071 101 5,172 5.17
1 Fee per average sized dw elling unit or per 1,000 square feet of nonresidential building space.

Sources: Tables 2 and 6.
2 Administrative charge of 2.0 percent for (1) legal, accounting, and other administrative support and (2) impact fee program administrative costs including revenue collection, revenue and cost accounting, mandated public reporting, and fee justification analyses.
3 Assumes an average of 1,897 square feet per single family dw elling unit and 1,010 per multifamily unit in 29 Palms derived from 2019 American Housing Survey data for the Riverside - San Bernardino County MSA.

14 3. AB 602 Requirements
On January 1, 2022, new requirements went into effect for California jurisdictions implementing impact fees. Among other changes, AB 602 added Section 66016.5 to, the Government Code, which set guidelines for impact fee nexus studies. Four key requirements from that section which concern the nexus study are reproduced here:
66016.5. (a) (2) When applicable, the nexus study shall identify the existing level of service for each public facility, identify the proposed new level of service, and include an explanation of why the new level of service is appropriate.
66016.5. (a) (4) If a nexus study supports the increase of an existing fee, the local agency shall review the assumptions of the nexus study supporting the original fee and evaluate the amount of fees collected under the original fee.
66016.5. (a) (5) A nexus study adopted after July 1, 2022, shall calculate a fee imposed on a housing development project proportionately to the square footage of proposed units of the development. A local agency that imposes a fee proportionately to the square footage of the proposed units of the development shall be deemed to have used a valid method to establish a reasonable relationship between the fee charged and the burden posed by the development. 66016.5. (a) (6) Large jurisdictions shall adopt a capital improvement plan as a part of the nexus study.

Compliance with AB 602
The following sections describe this study’s compliance with the new requirements of AB 602. 66016.5. (a) (2) - Level of Service
Fees calculated in this report are intended to provide a funding source from new development to fund new development’s fair share of the transportation improvements identified in Table 4. By paving unpaved roads, the planned improvements increase street capacity and therefore level of service by providing additional paved lanes, curb and gutters along the identified segments. This increased level of service is necessary to accommodate growth by allowing increased vehicle speeds, better air quality, reduced noise, and improved community aesthetics. The planned improvements are identified by City staff as necessary to accommodate new development. New development will not fund the entirety of the increase in level of service, rather, it will pay a share corresponding with its share of trip demand within the planning horizon. 66016.5. (a) (4) – Review of Original Fee Assumptions
This study is establishing a new impact fee to fund transportation facilities. Consequently, there are no original fee assumptions to review.
66016.5. (a) (5) – Residential Fees per Square Foot
Impact fees for residential land uses are calculated per square foot and comply with AB 602. 66016.5. (a) (6) – Capital Improvement Plan
The Capital Improvement Plan for this nexus study is comprised of the identified planned facilities listed in Table 4. Adoption of this nexus study would approve the planned facilities identified herein as the Capital Improvement Plan for this nexus study.

15 4. Implementation
Impact Fee Program Adoption Process
Impact fee program adoption procedures are found in the California Government Code section 66016. Adoption of an impact fee program requires the Board of Supervisors to follow certain procedures including holding a public meeting. Data, such as an impact fee report, must be adopted prior to adopting the fee program. The study must be made available at least 30 days prior to the public hearing. The City’s legal counsel should be consulted for any other procedural requirements as well as advice regarding adoption of an enabling ordinance and/or a resolution.

After adoption there is a mandatory 60-day waiting period before the fees go into effect.

Inflation Adjustment
The City should keep its impact fee program up to date by periodically adjusting the fees for inflation. Such adjustments should be completed regularly to ensure that new development will fully fund its share of needed facilities. We recommend that the fees be adjusted for inflation annually.

There are no inflation indices that are specific to the City of Twentynine Palms. We recommend that the Engineering News Record’s Construction Cost Index be used for adjusting fees for inflation.

While fee updates using inflation indices are appropriate for annual updates to ensure that fee revenues keep up with increases in the costs of infrastructure, the City will also need to conduct more extensive updates of the fee documentation and calculation when significant new data on growth forecasts and/or facility plans become available. Note that decreases in index value will result in decreases to fee amounts.

The steps necessary to update fees for inflation are explained below:

To update the transportation impact fee for inflation, the steps are as follows:

1. Identify the percent change in planned facilities cost since last update based on changes in the Engineering News Record’s Construction Cost Index (CCI).

2. Modify the cost each planned facility (the cost allocated to the transportation impact fee in Table 3) by the percent change identified in Step 1.

3. Divide the total cost of projects allocated to the fee calculated in Step 2, by the growth in trips identified in Table 2 to determine the updated cost per trip.

4. Multiply the cost per trip calculated in Step 3 by the trip demand factors identified in Table 1 to determine the fee for each land use.

Reporting Requirements
The City should comply with the annual and five-year reporting requirements of the Mitigation Fee Act found in Government Code Sections 66001 and 66006. For facilities to be funded by a combination of public fees and other revenues, identification of the source and amount of these non-fee revenues is essential. Identification of the timing of receipt of other revenues to fund the facilities is also important.

Programming Revenues and Projects with the CIP

City of Twentynine Palms Transportation Impact Fee Study 16 The City can use a Capital Improvements Program (CIP) to plan for future infrastructure needs. A CIP identifies costs and phasing for specific capital projects. The use of the CIP in this manner documents a reasonable relationship between new development and the use of those revenues.

The City may decide to alter the scope of the planned projects or to substitute new projects if those new projects continue to represent an expansion of the City’s facilities needed to mitigate demand from new development. If the total cost of facilities varies from the total cost used as a basis for the fees, the City should consider revising the fees accordingly.

17 5. Mitigation Fee Act Findings
Public facilities impact fees are one-time fees typically paid when a building permit is issued and imposed on development projects by local agencies responsible for regulating land use (cities and counties). To guide the widespread imposition of public facilities fees the State Legislature adopted the Mitigation Fee Act (the Act) with Assembly Bill 1600 in 1987 and subsequent amendments. The Act, contained in California Government Code Sections 66000 through 66025, establishes requirements on local agencies for the imposition and administration of fee programs.

The Act requires local agencies to document five findings when adopting a fee.

The five statutory findings required for adoption of the maximum justified transportation impact fees documented in this report are presented in this chapter and supported in detail by the report that follows. All statutory references are to the Act.

Purpose of Fee
 Identify the purpose of the fee (§66001(a)(1) of the Act).

Development impact fees are designed to ensure that new development will not burden the existing service population with the cost of facilities required to accommodate growth. The City’s General Plan Goal LU-4 states, “Adequately address the potential impacts of new development on the existing community and the City’s infrastructure system.” The purpose of the fees documented in this report is to support this goal by providing a funding source from new development for to fund its fair share of transportation facilities as new development adds traffic to the City’s roadways.

Use of Fee Revenues
 Identify the use to which the fees will be put. If the use is financing facilities, the facilities shall be identified. That identification may, but need not, be made by reference to a capital improvement plan as specified in §65403 or §66002, may be made in applicable general or specific plan requirements, or may be made in other public documents that identify the facilities for which the fees are charged (§66001(a)(2) of the Act).

Fees proposed in this report, if enacted by the City, would be used to fund expanded transportation facilities to serve new development. Facilities funded by these fees are designated to be located within the City.

Benefit Relationship
 Determine the reasonable relationship between the fees' use and the type of development project on which the fees are imposed (§66001(a)(3) of the Act).

We expect that the City will restrict fee revenue to the acquisition of land, construction of facilities, and purchase of related equipment, and services used to serve new development. Facilities funded by the fees are expected to provide a Citywide network of facilities accessible to the additional residents and workers associated with new development. Under the Act, fees are not intended to fund planned facilities needed to correct existing deficiencies. Thus, a reasonable relationship can be shown between the use of fee revenue and the new development residential and non-residential use classifications that will pay the fees.

Burden Relationship
 Determine the reasonable relationship between the need for the public facilities and

City of Twentynine Palms Transportation Impact Fee Study 18 the types of development on which the fees are imposed (§66001(a)(4) of the Act).

Facilities need is based on a facility standard that represents the demand generated by new development for those facilities. For the transportation impact fee, demand is measured by a single facility standard that can be applied across land use types to ensure a reasonable relationship to the type of development. In this case, the fees are calculated to ensure that new development funds a consistent cost per trip of new facilities needed to serve each additional trip using the City’s roadways.

Proportionality
 Determine how there is a reasonable relationship between the fees amount and the cost of the facilities or portion of the facilities attributable to the development on which the fee is imposed (§66001(b) of the Act).

The reasonable relationship between each facilities fee for a specific new development project and the cost of the facilities attributable to that project is based on the estimated new development growth the project will accommodate. Fees for a specific project are based on the project’s size and the corresponding increase in the number of vehicle trips. Larger new development projects result in higher trip generation resulting in higher fee revenue than smaller projects in the same land use classification. Thus, the fees ensure a reasonable relationship between a specific new development project and the cost of the facilities attributable to that project.

See the Trip Demand section in Chapter 2 for a description of how trip demand factors are determined for different types of land uses. See the Maximum Justified Fee Schedule section the same chapter for a presentation of the fees.

STAFF REPORT
TO: City Council
FROM: Director of Marketing
FOR MEETING: Sep 12 2023
SUBJECT: Tourism Business Improvement District (TBID).

RECOMMENDATION:

The City Council hold a Public Hearing to adopt Resolution No. 23-___ confirming the levy of assessments.

ORDER OF PROCEDURE:

Request Staff Report (City Manager Presenting)
Council Questions of Staff
Open Public Hearing
Request Public Comment
Close Public Comment
Council Discussion
Motion/Second
Discussion of Motion
Call the Question
ATTACHMENTS:
• Visit 29 Palms TBID Annual
Report FY 22-23
• Visit 29 Palms TBID Marketing
Plan & Budget FY 23-24
• TOT analysis
• RESO NO. 23-22
• TBID Letter 2023
• Notice of Public Hearing TBID
20230823
BACKGROUND:

The Parking and Business Improvement Area Law of 1989 (Section 36500 et. seq., of the California Streets and Highways Code) authorizes cities to establish business improvement areas for the purposes of promoting tourism.

In accordance with the Parking and Business Improvement Area Law of 1989, City Staff established the Twentynine Palms Tourism Business Improvement District (TBID) to levy and collect assessments from all hotels, motels, and vacation home rentals, and any other business providing transient occupancies and subject to the City's Transient Occupancy Tax (TOT), within the boundaries of the City, to raise funds to promote tourism within the City.

The TBID is managed by an Advisory Board, which was appointed by City Council. The Advisory Board is required to submit an annual report to the City Council, along with a tourism marketing plan and budget to outline the efforts to be undertaken by the TBID for the ensuing fiscal year. Activities funded by the levy of assessments generally include marketing programs to promote Twentynine Palms as an overnight tourism destination, including marketing, advertising, public relations and other related activities as determined by the Advisory Board.

The City Manager is authorized to make expenditures that are consistent with the annual budget approved by the Advisory Board and City Council.

The assessment is proposed to be levied on all existing and future hotel businesses within the City at a rate of

1.5% per occupied room night rate. The "room night rate" is calculated as the base room rate charged to the occupant prior to the application of the City's Transient Occupancy Tax (TOT). Note, the assessment will only apply to transient occupancies that are already subject to Transient Occupancy Tax and will be in addition to the City's TOT. For instance, a hotel room with a base room rate of $100 (not including any other taxes or fees), the TBID assessment would be 1.5% or $1.50, and the TOT would be an additional 9% or $9.00, so the total room rate with TBID assessment and TOT would be $110.50 plus any other applicable taxes and fees.

The TBID is anticipated to collect $350,000 in its seventh year of operation. Staff will spend funds raised as directed by the Advisory Board to promote tourism to Twentynine Palms as well as operating the City of Twentynine Palms Visitors Center. Any funds remaining at the end of any term would be used in subsequent years, subject to the requirements of the attached TBID Ordinance No. 278 which was adopted by City Council on May 23, 2017. The City, Advisory Board, Hospitality, and City Stakeholders are planning a strategic planning session in early October to review the current marketing plan and recommend a pathway forward in marketing our destination. Tourism represents one of the biggest opportunities within our community and the City has a bright future with new developments within the market place coming soon, including a Hilton Home 2 Suites hotel planned for downtown at Freedom Plaza, and Reset, a unique shipping container style resort.

This meeting was posted as a Public Hearing in the Desert Trail on August 23, 2023, and the letter (attached) to the affected businesses on August 24, 2023.

ENVIRONMENTAL:

Not applicable.

ALTERNATIVES:

The City Council could reject the TBID assessments.

FISCAL IMPACT:

The proposed assessment of 1.5% on short-term stays is anticipated to be $350,000 annually.

AUGUST
2023
Prepared and presented by the City of Twentynine Palms
Tourism Business Improvement District

ANNUAL REPORT
FY 22-23

RAKESH MEHTA
Chair
NALINI "ASH" MAHARAJ
Vice Chair

BREANNE DUSASTRE
Director of Marketing
Visit29.org 1
The City of Twentynine Palms Tourism Business
Improvement District (TBID) was established and
branded as Visit 29 Palms in 2017 under the
Parking and Business Improvement Area Law of
1989, with the goal and objective of promoting
growth in travel and tourism in 29 Palms.

Formed through a public-private partnership
between the City of Twentynine Palms and
lodging operators and owners, Visit 29 Palms is
funded entirely through revenue generated by
the self-assessed 1.5% tourism assessment fee
that is applied to all overnight room rates at the
hotels, motels, RV resort, and vacation rentals
within the TBID’s district. The Visit 29 Palms
TBID’s district is defined by the 58 square-mile
boundary of the incorporated City of Twentynine
Palms and includes all of the lodging properties
within it, with the exception of the hotels aboard
the Twentynine Palms Marine Corp Base.

The City of Twentynine Palms’ TBID is
administered by a 5-member Advisory Board
made up of lodging owners and operators whose
members are appointed by City Council.

The TBID Advisory board oversees the
development and implementation of an annual
tourism marketing plan and budget and provides
strategic guidance and direction to the TBID staff.

TBID staff also oversee and manage the daily
operation of the 29 Palms Visitor Center.

HEIDI GRUNT
Boardmember

PATRICIA KNIGHT
Boardmember

MARIA QUINTEROS
Boardmember
TBID

ADVISORY BOARD
TBID
STAFF

VISITOR CENTER
STAFF

D'ANNE ALBERS
ABOUT VISIT 29 PALMS

Visit29.org 2
Boasting the largest and most diverse lodging
market in the Morongo Basin, 29 Palms
welcomes over 800,000 annual overnight
visitors. From nationally branded hotels to
historic inns and motels, vacation home rentals
and the largest recreation vehicle resort, 29
Palms continues to be well positioned to meet
the needs of leisure, business, and group
travelers, offering something for every type of
traveler, on any type of budget.

Visit 29 Palms TBID
District Overview
Hotel Rooms
590+
RV Spaces
175+
480+
Permitted
vacation rentals
www.visit29.org/lodging

Visit29.org 3

STRATEGIC GOALS
+ Increase awareness and build interest in 29 Palms
as a tourism destination in order to drive overnight
room demand for lodging partners.
+ Support the growth of local and regional
signature events and seek partnership
opportunities to bring new events to the city.
+ Establish the city as a destination that supports
sustainability that cares for, supports, and protects
people and the planet.
+ Leverage partnership opportunities and exposure
with regional and state tourism partners.

ARTS, CULTURE, HISTORY
Unmatched access to stunning wilderness
areas and opportunities to connect with the
natural world

HEALTH AND WELLNESS
Oasis of Murals, vibrant art galleries and
studios, rich history and culture

CULINARY
Extraordinary dark night skies and astronomy
opportunities

STARGAZING & ASTRONOMY

OUTDOOR RECREATION
Joshua Tree National Park, Mojave Trails
National Monument, Mojave National Preserve
All creative tourism marketing efforts
are themed and focused around the
city's five key destination pillars:

Diverse culinary scene with growing number of
new restaurants and bars

TARGETED MARKETING
Strengthen in-state drive markets (LA, SD, OC, SF)
Grow out-of-state drive markets (AZ, NV)
Build short-haul domestic markets (OR, WA, TX)
Develop international markets (CAN, MX)

VISIT29.ORG
Continuing to serve as Visit 29 Palms' most
powerful marketing tool, Visit29.org serves as
the one-stop site for inspiration and
information for travelers planning their visit
to 29 Palms. Backed by the power of ongoing
and targeted Google campaigns, the site
continues to see year-over-year growth in use
and engagement and continues to drive
significant referral traffic to the booking sites
of lodging properties within the district.

While use of the site continues to grow, so
too has the urgency to improve the mobile
user experience, visual storytelling
capabilities, tools for lead generation, and
digital branding style. Visit 29 Palms received
a very strong response to its RFP for
professional web agency services and is
proud to be partnering with Simpleview for
the development of a fully redesigned
tourism website.
88,885
Visit29.org 4
203,358
9,121

UNIQUE SITE USERS

PAGEVIEWS

OUTBOUND LODGING

LINK CLICKS
+12.5% Q3 YTD vs 21-22 FY
+14.4% Q3 YTD vs 21-22 FY
+20.5% Q3 YTD vs 21-22 FY

Visit29.org 5

PAID SEARCH & SMART DISPLAY CAMPAIGNS
The deployment of paid search and smart display campaigns with Google continue to be instrumental in catapulting the visibility of Visit29.org and channeling a steady stream of engagement and targeted, timely traffic to the site.

Search engine marketing efforts with Google accounts for nearly 25% of site traffic. 36,600 2.41%

CLICKS CTR
+3% vs previous year +29% vs previous year
CPC
$0.33
-8% vs previous year

SOCIAL MEDIA

ORGANIC REACH
480,210
+14% vs previous year
360,085

PAID REACH
+7% vs previous year

3.36%
CTR
-3.7% vs previous year
Leveraging Facebook, Instagram, Twitter, and TikTok, Visit 29 Palms crafts a dynamic connection with travelers, inspiring them to explore. Social media's expansive reach and visual appeal offer an unparalleled canvas to showcase the allure of the destination and its attractions and experiences.

Visit29.org 6

EARNED PRINT MEDIA
1M
printed copies
29 Palms businesses
and attractions have
earned tremendous
exposure the newly
published 2022/2023
Visit California Road
Trips Guide which
features the desert
region in one of eight
road trip itineraries.

E-NEWSLETTERS
39%

OPEN RATE
4%
CTR Delivering inspirational content and travel
planning resources to over 3,500 active
subscribers. YTD, Visit 29 Palms' subscriber
base has grown by 12% over previous year.
8% above industry avg 3% above industry avg

Visit29.org 7
62,662
VIEWS

VIDEO DEVELOPMENT
Visit 29 Palms YouTube
YouTube Channel Trailer
:30 second destination overview
Freedom Plaza
Freedom Plaza Grand Opening
New Joshua Tree National Park Visitor Center
Adventure Itineraries
Summer Adventure
Stargazing Adventure
Mojave Trails NM - Amboy Crater
Mojave Trails NM - Cadiz Dunes Wilderness
Mojave Trails NM - Desert Training Center
Signature Events
Joshua Tree 55
Night Sky Festival
Visit 29 Palms proudly continued its sponsorship of the region's annual signature events including Night Sky Festival, Hwy 62 Open Studio Art Tours, Joshua Tree National Park Art Exposition, Vacation Races Joshua Tree Half Marathon, Joshua Tree Music Festival (Spring & Fall), Climb Smart, Joshua Tree 55 Community Cycling Event, and Pride 29.

SPONSORED EVENTS
+38% vs previous year

Visit29.org 8

8.6M

YTD DIGITAL

AD IMPRESSIONS

ONTARIO INTERNATIONAL AIRPORT
Visit 29 Palms has continued to prioritize and expand its advertising presence as part of a strategic approach to reach a large and diverse audience of frequent travelers and to build awareness and spark interest for the city's attractions and experiences.

As a new initiative for FY 22-23, Visit 29 Palms leveraged a co-op advertising opportunity with Discover Inland Empire for a 6-month digital display campaign at the International terminal of Ontario International Airport, one of the fastest growing airports in the U.S. This co-op program also included a 3-month photo-booth display opportunity and dedicated rack card placement in the terminal.

PALM SPRINGS INTERNATIONAL AIRPORT
Visit 29 Palms has for its second year maintained a year-round presence at the Palm Springs International Airport, which has continued to see rapid growth and had a record-breaking year in 2022 with just under 3 million passengers. Twelve airlines serve Palm Springs International Airport with nonstop flights to more than thirty destinations. These routes include connections to major hubs and offer travel possibilities to hundreds of cities worldwide. Visit 29 Palms runs rotating, seasonal video ads throughout the year at the baggage claim and welcome lobby, and receives bonus coverage on the video wall when available.

Visit29.org 9
CITY OF 29 PALMS VISITOR CENTER
4,023
Year-to-Date Visitors
Operations of the City's Visitor Center continued this year, with Visit 29 Palms TBID staff managing daily operations.

These in-person interactions support visitors once they are have arrived in the destination and continue to be valuable for driving return visits and longer lengths of future stays.

Working in collaboration with the City's Public Arts Advisory Committee (PAAC), the Visitor Center continued to host the Art In Public Places exhibits, offering the local artist community a great space for showcasing their work.
+22% vs previous year
32% California +2%
16% Western U.S. +3%

12.6% Europe +11%

12.6% Midwestern U.S. +8%
12% Canada +6%
6% Northeastern U.S. -1%
where our visitors come from
% comparison vs previous year

Presented by Discover Inland Empire and Visit California, the Inland Empire Regional Tourism Summit in March brought together 200 travel industry representatives and buyers, CVB’s, local tribes, and industry leaders to share insights on the state of tourism, the importance of regional collaboration, and international tourism development. As a gold-level sponsor of the Tourism Summit, Visit 29 Palms earned great industry exposure at this event. Staff had the opportunity to speak on stage, sharing the latest news and developments from our destination, and participated alongside Visit California, Disney, and Discover Inland Empire on the tourism best practices panel.

Visit29.org 10
sponsored industry events
In partnering with Discover Inland Empire, Visit 29 Palms gained powerful exposure at the U.S. Travel Association’s IPW, the leading international inbound travel trade show, through media pitches and scheduled interviews with travel and tour wholesalers and travel media.

Q1 '17
Q2 '18
Q3 '18
Q4 '18
Q1 '18
Q2 '19
Q3 '19
Q4 '19
Q1 '19
Q2 '20
Q3 '20
Q4 '20
Q1 '20
Q2 '21
Q3 '21
Q4 '21
Q1 '21
Q2 '22
Q3 '22
Q4 '22
Q1 '22
Q2 '23
Q3 '23
$150,000
$100,000
$50,000
$0
Visit29.org 11

TBID REVENUE RESULTS
FY 17-18 FY 18-19 FY 19-20 FY 20-21 FY 21-22 FY 22-23

Visit29.org 12
Through the first three quarters of FY 22-23, year-to-date TBID assessment revenue has increased by 11% over previous year, and is projected to surpass $380,000. Hotels are projected to be flat to last year, and VHR's projected to increase by upwards of 15%.

From the first-year collection of $219,642 to surpassing $350,000 in year five, TBID has seen revenue increase by over 60% since its inception, and has had 12 consecutive quarters of year-over-year revenue growth following the COVID slowdown in FY 19-20.

Visit 29 Palms
Twentynine Palms Tourism Business Improvement District
2023-2024 Tourism Marketing Plan & Budget
Presented by the Tourism Business Improvement District Advisory Board:

Chair, Rakesh Mehta
Vice Chair, Nalini “Ash” Maharaj
Boardmember, Heidi Grunt
Boardmember, Patricia Knight
Boardmember, Maria Madrid
7/20/2023

2 TABLE OF CONTENTS
EXECUTIVE SUMMARY…………………………………………………………………………3
Tourism Business Improvement District Overview
Destination Market Overview
SWOT Analysis
MARKETING STRATEGY………………………………………………………………………..5
Branding and Positioning
Destination Pillars
Target Markets
Content Creation
Event Development
Groups, Meetings, and Retreats
Sustainable Travel
Visitor Services
MARKETING PROGRAMS…………………………………………………………………….7
Digital Marketing
Website
Paid Search
Digital Display
Social Media
Email Marketing
Print Advertising
Airport & Out-of-Home
Bloggers/Influencers
Partnerships & Co-Ops
FAM Tours
Goals, Metrics, KPI’s
CITY OF 29 PALMS VISITOR CENTER…………………………………………....……….….9 ADMINISTRATION…………………………………………………………………….…….….9
BUDGET………….…………………………………………………………………………….10
TBID ASSESSEMENT REVENUE RESULTS..…………….…………………………………….11

3 EXECUTIVE SUMMARY
Visit 29 Palms Tourism Business Improvement District Overview Branded as Visit 29 Palms, the Twentynine Palms Tourism Business Improvement District (TBID) was established in October 2017, with the purpose and goal of increasing awareness, interest, and positioning of the city as a premier travel destination, and to execute creative destination marketing programs to drive tourism.

The Visit 29 Palms TBID operates under the Parking and Business Improvement Area Law of 1989 and is formed through a public-private partnership between the City of Twentynine Palms government and the lodging operators and owners within the district. The district is defined by the city’s incorporated boundary and includes all lodging properties within it, including hotels, motels, RV resorts, and short-term vacation rentals, excluding lodging properties aboard the Twentynine Palms Marine Base.

Funded entirely by the revenue generated by the self-assessed 1.5% TBID assessment levied across the lodging properties in the district, Visit 29 Palms executes creative tourism marketing activities and initiatives throughout the year to build interest and awareness for the city as a travel destination, and to drive overnight room demand.

Destination Market Overview
Twentynine Palms is small and rural incorporated city in the County of San Bernardino, located along the southeastern range of California’s Mojave Desert that welcomes over 800,000 overnight visitors annually. The city is the proud home of Joshua Tree National Park Headquarters, historic Oasis of Mara, brand-new park Visitor Center, and main north park entrance. It is recognized as the official gateway community to the newly designated Mojave Trails National Monument through a unique MOU agreement with the Bureau of Land Management and is also the proud home of the Twentynine Palms Marine Corps Air Ground Combat Center which was established in 1952.

Leisure travel and tourism to Twentynine Palms is primarily driven by visitation to Joshua Tree National Park, which now welcomes over 3 million annual visitors a year. With visitation to the National Park surging and the COVID-19 pandemic shifting travel trends and consumer traveler preferences, the city and the Morongo Basin region have seen rapid growth in the short-term vacation rental market, and emerging trends in alternative lodging such as airstreams and glamping style accommodations while traditional hotel inventory levels have remained unchanged. Post-pandemic travel motivation is much more centered around discovering off-the-beaten path and lesser-known destinations and driven by the desire to reconnect – with each other, and the world around us. These shifting trends have favored small and rural destinations like Twentynine Palms, and the city has seen TBID assessment revenue surpass pre-pandemic levels in the 2021-2022 fiscal year, a year ahead of Lodging Market Overview
Hotel Inventory
With 596 rooms across 11 hotels/motels, the City of Twentynine Palms continues as the market leader in traditional hotel inventory, representing 66% of the hotel room inventory in

4 the Morongo Basin. Exempt from TOT/TBID assessment, the two hotels aboard the Twentynine Palms Marine Corp Air Ground Combat Center (MCAGCC) are excluded from this count, and combined offer an additional 111 hotel rooms.

Short-Term Vacation Rentals (VHR’s)
With 482 permitted vacation rentals in Twentynine Palms, the city is home to 14% of the estimated 3,000 VHR’s across the Morongo Basin, with the community of Joshua Tree and Town of Yucca Valley continuing to outpace the other communities.

Recreational Vehicles (RV)
With the ability to accommodate 175 recreational vehicles, the RV resort in Twentynine Palms is the largest in the area.

SWOT ANALYSIS
Strengths
• Now completed, Freedom Plaza has increased the vitality of the city’s downtown area and contributed to positive economic development and new businesses and helping to position Twentynine Palms as an emerging and growing destination. • Twentynine Palms is surrounded by incredible public lands, including the worldfamous Joshua Tree National Park, the Mojave National Preserve and Mojave Trails National Monument, offering unparalleled access to the great outdoors and California’s Mojave Desert region to travelers from around the world. • Offering the Morongo Basin’s most diverse collection of lodging options, Twentynine Palms continues to meet the varied needs, wants, and budgets of today’s travelers. • The Twentynine Palms Marine Corps Air Ground Combat Center serves as a major economic catalyst for the Morongo Basin and Twentynine Palms; visits by family members and friends of military personnel, civilian workers employed at the Combat Center, and business travelers and government officials, drive significant year-round demand for room nights for the lodging properties in Twentynine Palms. • The city has attracted new hotel development interest and will see both a Hilton Home2Suite and shipping container style resort developed in the future.

Weakness
• While the annual signature events in both Twentynine Palms and the Morongo Basin were able to relaunch and recover quickly following the pandemic, there is a strong need to establish additional events in the city, specifically to increase tourism in shoulder and off seasons.
• While the city has seen growth in key tourist amenities such as retail, shopping, and restaurants, and a new event venue has been established, the city’s offerings still have much room for additional growth as compared to neighboring communities. • Direct public transportation to/from the Palm Springs and Ontario International airports remains limited, as does availability of car rentals in the Morongo Basin. • For some incoming visitors to Joshua Tree National Park, there is still the perception that the community of Joshua Tree is the destination, and there continues to be opportunities to increase awareness for what Twentynine Palms has to offer.

5 Opportunities
• While focus has primarily been centered around increasing visitation through Joshua Tree National Park’s north entrance, it should be also be considered to use messaging to promote leaving from the north entrance and ending your park visit in Twentynine Palms and exploring all that the city has to offer. • Designed with flexibility in mind, Freedom Plaza opens up tremendous opportunities to host a variety of types of events and conferences and increase tourism in the city. • Twentynine Palms has a rich and unique history, with a growing arts and culture community that can be strategically marketed to increase tourism. • With stargazing and astronomy growing in popularity, Twentynine Palms is well positioned to attract visitors seeking to experience the dark night skies as the city borders an International Dark Sky Park (Joshua Tree National Park) and is home to Sky’s The Limit Observatory and Nature Center and the 29 Palms Astronomy Club. • Increase sustainable travel to and within the city.

Threats
• Inflation, concerns of recession, and other shifting headwinds in the economy create uncertainty in consumers, and price sensitivity increases when considering travel. • Increased competition from neighboring communities and increased saturation in the market area makes for a more competitive landscape for lodging business operators as travelers have more choices for where to stay. • With Joshua Tree National Park and the Twentynine Palms Marine Corp Air Ground Compact Center serving as two of the biggest drivers for overnight room demand, the city is vulnerable to future Federal Government shutdowns which can impact activity at the base and visitation to the national park. • Climate change and destructive natural disasters such as wildfires, monsoon rains and flash flooding can cause temporary closures and limited access and have lasting and detrimental impacts to the natural and cultural resources that draw visitors to the area.

MARKETING STRATEGY
Branding and Positioning
Twentynine Palms offers visitors a uniquely rural desert experience with incredible opportunities to explore the vast and beautiful Mojave Desert wilderness with its world-class hiking trails and rock-climbing routes, incredibly dark, star-studded night skies, and a rich arts and culture community which attracts and inspires artists, musicians, and creatives from around the world.

Branding and positioning of Twentynine Palms must support the multi-faceted appeal of the destination - an oasis where one can explore and unwind, steeped in rich history, culture, and natural beauty, offering unique experiences for adventure seekers, history enthusiasts, wellness pursuers, and culinary explorers alike.

6 Destination Pillars
Branding and advertising programs developed to build awareness and create interest in traveling to Twentynine Palms will continue to support the multi-faceted appeal of the city and are to be centered and themed around the destination’s five pillars:

1. Outdoor Recreation

2. Health and Wellness

3. Arts, Culture, History

4. Stargazing and Astronomy

5. Culinary
Target Markets
Through targeted destination marketing programs across paid, owned, and earned channels, Visit 29 Palms will work to:

Strengthen in-state drive markets (Los Angles, San Diego, San Francisco) Grow out-of-state drive markets (Arizona, Nevada)
Build domestic markets (Oregon, Washington, Texas, Utah, Colorado, NY, IL) Develop international markets (Canada, Mexico, Europe)
Content Creation
To increase visibility and awareness, drive lead generation, continue to build an authoritative voice, and increase engagement across owned channels, fresh and creative content creation must be ongoing. To further develop the content marketing strategy, focus will be put towards building out audience personas. Investment in video content will continue, specifically in the short video format, and new for FY23-24 will be a robust visitor guide made available for download on the new website.

Event Development
Identifying the need to establish new signature events in the city to help drive tourism, Visit 29 Palms will invest heavily in supporting event development, with the goal of bringing two or three new events to the city, in key shoulder/off seasons.

Develop Group, Meeting, and Retreat Business
As part of the vision for the new Visit29.org tourism website, new sections will be built out following launch to support interest and growth in group business, meetings, and retreats in the city. Planning resources and guides will be developed, fostering stronger relationships between the Visit 29 Palms team and group coordinators and retreat planners.

Increase Awareness for Sustainability
Establish Twentynine Palms as a destination that cares for, supports, and protects people and the planet. Build awareness for ways to make travel to and within the city ecofriendlier, and celebrate local initiatives for sustainable practices, from recycling and water conservation, to reduced single use plastics, and preservation of the dark night sky through responsible lighting.

7 Visitor Services
As a destination marketing organization, it is acknowledged that our work is not simply done once a travel decision and booking has been made and that it is important to support our visitors once they arrive at our destination. The Visit 29 Palms TBID will continue to manage and operate the City of 29 Palms Visitor Center, where in-person interactions will continue to be valuable for driving return visits, and longer lengths of stay.

MARKETING PROGRAMS
Digital Marketing – Website
A complete rebuild, redesign, and relaunch of the Visit29.org website is currently underway, with an updated and improved digital brand style, increased visual storytelling capabilities, and powerful abilities for driving lead generation coming soon. Powered by a dynamic CMS, the new site will improve user experience, enhance presentation of business listings, and continue to serve as Visit 29 Palms’ most powerful marketing tool. Supported by a powerful CRM and extranet, the new site will also improve communications with business owners and allow owners to independently manage their listings.

Digital Marketing – Search Engine Marketing
To continue to increase visibility in online search results and drive targeted traffic to Visit29.org, monthly paid search campaigns with Google will remain a key element of the digital marketing strategy.

Digital Marketing – Display
To increase brand awareness and generate new interest, digital display campaigns will continue to be executed seasonally across the Google Display Network. This network includes Google’s own sites such as Gmail and YouTube, and reaches 90% of Internet users worldwide, across millions of websites, news pages, and blogs.

Digital Marketing – Social Media
As an effective marketing platform for experiential storytelling, Visit 29 Palms will utilize its social media channels to build awareness and engagement, drive lead generation and outbound link clicks to business partners, and nurture relationships with new and returning visitors. Social media platforms will include Facebook, Instagram, YouTube, Twitter, and TikTok.

Digital Marketing – Email Marketing
To deliver inspirational content and travel planning resources directly to new and returning visitors, e-newsletter campaigns will be executed throughout the year. A key aspect of the newly redesigned Visit29.org will be increasing lead collections and increasing e-news subscribers.

Print Advertising
Visit 29 Palms will look for paid print opportunities to strengthen brand recognition and target key audiences, with special focus on publications with state-wide or national distribution.

8 Airport & Out-of-Home Media
Investment in maintaining and growing digital advertising presence in regional airports will continue to be part of Visit 29 Palms’ digital marketing strategy to reach frequent flyers and travelers and raise brand awareness. Out-of-home advertising, specifically digital billboards, will also be considered and leveraged when possible.

Bloggers and Influencers
Recognizing that working effectively with bloggers and digital influencers can have equal or more sway in decision making for leisure travel consumers, Visit 29 Palms will look for opportunities to work with the right content creators to build excitement and interest in the destination.

Partnerships & Co-Ops
In order to effectively amplify messaging and extend reach into long-haul domestic and international markets, Visit 29 Palms will work strategically with tourism partners at the regional and state level to leverage co-ops and partnership opportunities. Key partnerships include Visit California, Visit Greater Palm Springs, and Discover Inland Empire.

FAM Tours
Targeting travel media, tour operators, travel agents, and event organizers, Visit 29 Palms will work to organize and host familiarization tours to promote the growth in travel and tourism by showing first-hand what the destination has to offer.

Goals, Metrics, and Key Performance Indicators
TBID Assessment Revenue
The most important KPI for Visit 29 Palms is TBID assessment revenue, which is tracked and reported on a quarterly basis. Increasing assessment revenue year-over-year is the primary goal of the Visit 29 Palms TBID.

Lead Generation and Lodging Partner Referrals
Through marketing activities, advertising programs, industry events, and website optimization, Visit 29 Palms will work strategically to increase lead generation and lodging partner referrals, tracked as outbound lodging link clicks on the Visit29.org site.

Engagement, Reach, and Following Across Owned Channels
By effectively developing and distributing timely and creative content, Visit 29 Palms will work to increase engagement and reach in its digital marketing programs and grow its social media audience. Quarterly marketing reports will track results and key metrics of the different campaign types.

9 CITY OF 29 PALMS VISITOR CENTER
In partnership with the City of Twentynine Palms, Visit 29 Palms will continue to manage and operate the visitor center located at 73484 Twentynine Palms Hwy. This center is open to the public seven days a week, providing in-person visitor services, maps, brochures, and travel resources. In partnership with the Public Arts Advisory Committee (PAAC) the visitor center will continue to host the Art in Public Places program which features rotating art exhibitions.

ADMINISTRATION
Tourism Business Improvement District Advisory Board
Appointed by the City Council, the TBID is administered by a 5-member Advisory Board made up of lodging owners, operators, and representatives, from each segment of the city’s lodging industry. The TBID Advisory Board oversees the development and implementation of the annual tourism marketing plan and budget and provides strategic oversight, guidance, and direction to the TBID staff.

Tourism Business Improvement District Advisory Staff
The TBID staff team will consist of one full-time director of marketing, one full-time marketing/visitor center assistant, and one part-time visitor center associate. The director of marketing will oversee and manage the staff team and reports directly to the City Manager and TBID Advisory Board.

Finance
TBID assessments will be collected and reported on a quarterly basis by the City of Twentynine Palms finance department who will also assist with other aspects of financial reporting for the Visit 29 Palms TBID.

Contract Services
As needed, Visit 29 Palms will retain contract services from related agencies such consulting advisors, content creators or web developers.

FY 22-23
Budget
Actuals Through
8-8-23
Projected YearEnd ActualsFY 23-24
Budget
FY 22-23 Budget
vs. FY 23-24
Reserves
Reserve Balance $ 560,669.49 $ 412,239.49
Revenues
4125 TBID ASSESSMENT (1.5%) $ 285,000 $ 317,442 $ 365,000 $ 350,000 4150 VISITOR CENTER CONSIGNMENT SALES $ 500 $ 549 $ 549 $ 500 4152 PARTNERSHIP PROGRAM $ 3,500 $ - $ - $ 3,500
4245 INTEREST $ 500 $ 7,717 $ 7,717 $ 1,000
RESERVES $ 148,430
Total Revenues $ 289,500 $ 325,707 $ 373,265 $ 503,430
Expenses
5110 SALARIES $ 87,184 $ 69,493 $ 86,709 $ 97,646 12.00% 5120 SALARIES PART TIME $ 19,500 $ 11,490 $ 15,708 $ 16,673 -14.50% 5250 HEALTH BENEFITS $ 12,000 $ 11,763 $ 15,914 $ 20,806 73.38% 5251 RETIREMENT BENEFITS $ 5,000 $ 5,246 $ 6,537 $ 7,499 49.98% 5252 WORKERS COMP $ 4,000 $ 2,437 $ 3,295 $ 4,001 0.03% 5254 UNEMPLOYEMENT $ 305 $ - $ 305 $ 305 0.00%
6241 OFFICE SUPPLIES $ 2,500 $ 1,721 $ 2,000 $ 3,000 20.00% 6244 MISCELLANEOUS EXPENSE $ 5,000 $ 1,226 $ 1,226 $ 5,000 0.00% 6245 CONTINGENCY $ 10,000 $ - $ - $ 10,000 0.00%
6251 MEETING & TRAVEL $ 1,000 $ 165 $ 165 $ 200 -80.00% 6291 BUILDING OPERATION & MAINT $ - $ 1,258 $ 1,258 $ 500 100.00%/ 6343 VIDEO PRODUCTION $ 16,000 $ 13,000 $ 16,000 $ 16,000 0.00%/ 6344 BROADCAST MEDIA $ 24,000 $ 24,900 $ 24,900 $ 36,000 50.00% 6345 REGIONAL PRINT ADS $ - $ 2,730 $ 2,730 $ 11,800 100.00% 6347 TRADE CONVENTIONS & MEMBERSHIPS $ 800 $ 8,020 $ 8,020 $ 19,000 2275.00% / 6353 CONTRACT SERVICES $ - $ 26,910 $ 39,390 $ - 0.00%
6356 DIGITAL MARKETING $ 78,250 $ 35,900 $ 40,100 $ 45,000 -42.49% 6360 SPECIAL PROJECTS $ 10,000 $ - $ - $ 10,000 0.00%/
6371 EVENT SPONSORSHIP $ 10,000 $ 17,254 $ 17,754 $ 200,000 1900.00% 6518 ELECTRONIC EQUIPMENT $ - $ 578 $ 578 $ - 0.00%/
6841 LEGAL SERVICES $ - $ 6,741 $ 6,741 $ - 0.00%
6350 REPORTING & ANALYSIS $ 6,770 $ - 0.00%
Total Expenses $ 285,539 $ 240,831 $ 296,098 $ 503,430
Excess Revenue Over (Under) Expenditures $ 3,961 $ 84,877 $ 77,168 $ - TBID Budget & Expenditures

TBID ASSESSEMENT REVENUE RESULTS

2017/2018 Oct-Dec Jan-March April-June July-Sept Year End Hotels 43,254 63,021 53,802 41,005 201,082
VHRs 1,851 6,919 5,066 4,724 18,560
Total 45,105 69,940 58,868 45,729 219,642
2018/2019 Oct-Dec Jan-March April-June July-Sept Year End Hotels 44,683 54,772 52,457 41,290 193,202
VHRs 7,239 9,910 7,054 6,939 31,142
Total 51,922 64,682 59,511 48,229 224,344
YOY % Change 15% -8% 1% 5% 2%
2019-2020 Oct-Dec Jan-March April-June July-Sept Year End Hotels 47,918 37,197 24,281 37,732 147,128
VHRs 9,908 7,464 8,696 20,239 46,307
Total 57,826 44,661 32,977 57,971 193,435
YOY % Change 11% -31% -45% 20% -14%
2020-2021 Oct-Dec Jan-March April-June July-Sept Year End Hotels 41,474 41,416 55,091 41,194 179,175
VHRs 20,007 33,121 26,526 26,896 106,550
Total 61,481 74,537 81,617 68,090 285,725
YOY % Change 6% 67% 147% 17% 48%
2021-2022 Oct-Dec Jan-March April-June July-Sept Year End Hotels 54,235 59,370 58,441 39,649 211,695
VHRs 33,735 49,842 30,374 33,540 147,491
Total 87,970 109,212 88,815 73,189 359,186
YOY % Change 43% 47% 9% 7% 26%
2022-2023 Oct-Dec Jan-March April-June July-Sept Year End Hotels 45,780 67,397 57,387 170,564
VHRs 45,554 60,159 41,553 147,266
Total 91,334 127,555 98,940 0 317,829
YOY % Change 4% 17% 11% -100% -12%

1.5% TBID Assessment Revenue Results

TBID/VHR ANALYSIS
City of Twentynine Palms

2 $812,616 $735,041
$640,900
$652,437
$728,199
$826,537
$901,027
$901,363
$727,008
$843,927
$1,008,782
$1,021,824
$194,680 $185,854 $184,280 $204,388 $209,840 $253,805 $278,827 $256,379 $177,107 $210,355 $270,719
$239,490
5,794 26,332
89,417 173,511 199,767
599,362
843,686
1,082,511
1,080,259.00
1,073,669.00 1,130,833.72
1,125,237.00 1,106,490.00
1,156,389.69
1,254,317.42
1,402,483.54 1,226,377.34
1,445,428.49
1,586,032.79
1,562,276.03
62%
59%
56%
56%
61%
62%
71%
68%
54%
61% 57%
66%
0%
10%
20%
30%
40%
50%
60%
70%
80%
$0
$200,000
$400,000
$600,000
$800,000
$1,000,000
$1,200,000
$1,400,000
$1,600,000
$1,800,000
13 14 15 16 17 18 19 20 21 22 23
TOT Analysis
Large Hotels Other Hotels VHRs Sales Tax Occupancy STR
Start of VHRs
and TBID

TOT/VHR ANALYSIS
• TOT Revenue from the six larger hotels (Fairfield, Holiday Inn Express, Best Western, Oasis, Motel 6, and American Best Value)
• STR Report was data for occupancy
• TOT Revenue has gone from $812K in 2017 to over $2.3M in 2023; including VHRs
• No new rooms added during this timeframe in the City; • The Marine base added 77 in 2020 new units, however they took out the Roadrunner Inn that had 76 units, so +1 is the add 3

TOT/VHR ANALYSIS
• Summary:
• Comparing 2017 to 2023 (Fiscal Years)
• Occupancy from STR 61.8% vs. 56.8%(2022) or 65.7 YTD 2023 June • Large Hotels - $827K vs. $1.022M or 23.6% increase
• Other Hotels - $254K vs $239K or 6.2% decrease (Sunnyvale Gardens and Suites NOT renting short term, 22 units)
• VHRs - $26K vs. $1.083M
• Sales Tax - $1.156M vs. $1.562M or 35.1% increase
• CPI Index from “17 to ‘22 increase is 21.3% 4

CITY OF TWENTYNINE PALMS

CITY COUNCIL
RESOLUTION NO. 23-22

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TWENTYNINE

PALMS, CALIFORNIA, DECLARING THE INTENTION OF THE CITY COUNCIL

TO ESTABLISH THE TWENTYNINE PALMS TOURISM BUSINESS

IMPROVEMENT DISTRICT AND FIXING THE TIME AND PLACE OF A PUBLIC

HEARING
WHEREAS, the City desires to support its hotels/motels/vacation home rentals in forming a business improvement district in the City as a means to promote tourism; and WHEREAS, the Parking and Business Improvement Area Law of 1989 Section 36500 et seq. of the California Streets and Highway Code authorizes cities to establish business improvement areas for the purpose of promoting tourism; and WHEREAS, a business improvement district is expected to enhance tourism related businesses throughout the City of Twentynine Palms.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Twentynine Palms as follows:

A) That the above recitations are true and correct and incorporated herein by reference.

B) The City Council declares its intention to establish the Twentynine Palms Tourism Business Improvement District and to levy and collect assessments from all affected businesses listed in Exhibit A and described as all hotels/motels/vacation home rentals within the boundaries of the City of Twentynine Palms.

C) The City Council declares its intention to establish the Twentynine Palms Tourism Business Improvement District and adopts the following findings:

Findings:
1) The name of the business improvement district shall be the Twentynine Palms Tourism Business Improvement District.
2) The types of activities to be funded by the levy of assessments include marketing programs to promote Twentynine Palms as an overnight tourism destination including marketing, advertising, public relations and other related activities determined by the advisory board.
3) Except where funds are otherwise available, the assessment is proposed to be levied on all existing hotel businesses within the City of Twentynine Palms at 1.5% per occupied room night rate subject to City of Twentynine Palms transient occupancy tax. 4) The Twentynine Palms Tourism Business Improvement District is estimated to collect approximately $350,000. The funds raised shall be spent to promote tourism in

Twentynine Palms. Funds remaining at the end of any term may be used in subsequent years in which assessments are levied as long as they are used consistent with the requirements of this Resolution.
5) The City of Twentynine Palms will collect the assessments quarterly from affected hotel/motel/vacation home rentals businesses within Twentynine Palms.

Hotel/motel/vacation home rental businesses shall be any hotel/motel/vacation home rental currently operating within the City of Twentynine Palms. The City of Twentynine Palms will collect the assessment on the same form as that used for the collection of Transient Occupancy Tax receipts and remitted to the Twentynine Palms Business Improvement District in a manner acceptable to the Advisory Board and the City of Twentynine Palms.
6) The Twentynine Palms Tourism Business Improvement District Advisory Board shall submit an annual report, which shall include a budget for operations and an identification of the marketing efforts to be undertaken by the Twentynine Palms Tourism Business Improvement District for the ensuing fiscal year, to the Twentynine Palms City Council pursuant to Section 36533. The Twentynine Palms Tourism Business Improvement District began on October 1, 2017 and its fiscal year shall be from October 1 through September 30.
7) The Twentynine Palms City Council appointed an Advisory Board as described in Section 36530 before October 1, 2017.
8) The Twentynine Palms City Council shall hold a public meeting to establish the Twentynine Palms Tourism Business Improvement District and the levy of the assessments is set for September 12, 2023 at 6:00 p.m. at the City of Twentynine Palms City Council Chambers, 6136 Adobe Road, Twentynine Palms, CA 92277. 9) At the public hearing the testimony of all interested persons for or against the establishment of the area, the extent of the area, or the furnishing of specific types of improvements or activities will be heard.
10)A protest against the establishment of the Twentynine Palms Tourism Business Improvement District, and the furnishing of a specific type of improvement or activity as provided in Section 36524 may be made in writing. To count in the majority protest against the Twentynine Palms Tourism Business Improvement District, a protest must be written. A written protest may be withdrawn from writing at any time before the conclusion of the public hearing. Each written protest shall contain a written description of the business in which the person signing the protest is interested, sufficient to identify the business and its address. If the person signing the protest is not shown on the official records of the City of Twentynine Palms as the owner of the business, then the protest shall contain or be accompanied by written evidence that the person is the owner of the business. If the owner of the business is a corporation, LLC, partnership or other legal entity, the authorized representative for the entity shall be authorized to sign the protest. Any written protest as to the regularity or evidence of the proceedings shall be in writing and clearly state the irregularity or defect to which objection is made.

Written protests must be received by the City Clerk of the City of Twentynine Palms before the close of the hearing scheduled herein and may be delivered or mailed to the City Clerk, City of Twentynine Palms, 6136 Adobe Road, Twentynine Palms, CA 92277.

11) If, at the conclusion of the public hearing, there are of record, written protests by the owners of the businesses within the Twentynine Palms Tourism Business Improvement District that will pay fifty percent (50%) or more of the total assessments of the entire Twentynine Palms Tourism Business Improvement District, no further proceedings to create the Twentynine Palms Tourism Business Improvement District shall occur. New proceedings to form the Twentynine Palms Tourism Business Improvement District shall not be undertaken again for a period of at least one (1) year from the date of the finding of the majority written protest by the City Council. If the majority of written protests is only as to an improvement or activity proposed, then that type of improvement or activity shall not be included in the Twentynine Palms Tourism Business Improvement District.
12) Further information regarding the proposed Twentynine Palms Tourism Business Improvement District may be obtained from the City Clerk, City of Twentynine Palms, 6136 Adobe Road, Twentynine Palms, CA 92277 or by phone at (760) 367-6799. 13) The City Clerk is instructed to provide notice of the public hearing as follows:
a. Publish this Public Notice in a newspaper of general circulation in the City of Twentynine Palms once, at least seven (7) days before the hearing. b. Mail a complete copy of this Resolution of Intention to each and every business owner proposed to be assessed in the Twentynine Palms Tourism Business Improvement District within seven (7) days of the adoption of this Resolution by the City Council.

PASSED AND ADOPTED this 22ND day of August, 2023.

McArthur Wright, Ma')66r
I, do hereby certify that the foregoing Resolution No. 23-22, was duly adopted by the City Council of the City of Twentynine Palms at a regular meeting thereof held on 22No day of August, 2023, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

COUNCILMEMBER: BILDERAIN, KLINK, MINTZ, WRIGHT
COUNCILMEMBER: SCOTT
COUNCILMEMBER:

COUNCILMEMBER:

EXHIBIT A

TWENTYNINE PALMS TOURISM BUSINESS IMPROVEMENT DISTRICT
The Twentynine Palms Tourism Business Improvement District will include all hotels/motels/vacation home rentals currently operating within the City of Twentynine Palms boundaries, which includes the following businesses:

Hotels, Motels and Inns
K - B Ranch Hotel
6048 Noels Knoll Road,
Twentynine Palms, CA 92277
29 Palms Inn
73950 Inn Avenue, Twentynine
Palms, CA 92277
Motel 6
72562 29 Palms Hwy.,
Twentynine Palms, CA 92277
Best Western Gardens
7148-7 29 Palms Hwy
Twentynine P lms, CA 92277
Homestead Inn
74153 Two Mile Road
Twentynine Palms, CA 92277
El Rancho Dolores Motel
73352 29 Palms Hwy.,
Twentynine Palms, CA 92277
Oasis Inn & Suites
71809 29Palms Hwy.,
Twentynine Palms, CA 92277
America Best Value Inn
71829 Twentynine Palms Hwy.,
Twentynine Palms, CA 92277
Harmony Motel
71161 Twentynine Palms Hwy.,
Twentynine Palms, CA 92277
Ramsey 29
73842 Twentynine Palms Hwy.,
Twentynine Palms, CA 92277
9 Palms Inn
73243 Twentynine Palms Hwy.,
Twentynine Palms, CA 92277
Fairfield Inn
6333 Encelia Avenue,
Twentynine Palms, CA 92277
Holiday Inn Express 29
72535 Twentynine Palms Hwy.,
Twentynine Palms, CA 92277
Campbell House
74744 Joe Davis Drive,
Twentynine Palms, CA 92277
Twentynine Palms RV Resort
4949 Desert Knoll
Twentynine Palms, CA 92277

Vacation Home Rental List 2023
License# Rental Address
VHR001 73452 SUNNYSLOPE DR
VHR004 70677 COTTONWOOD DR
VHR007 5960 SUNRISE RD
VHR008 6646 NATIONAL PARK DR
VHR013 72815 CACTUS DR
VHR015 71428 SAMARKAND DR
VHR016 73817 OLD DALE RD
VHR017 73871 OLD DALE RD
VHR019 70370 BASELINE RD
VHR022 6612 INDIAN COVE RD
VHR025 6600 INDIAN COVE RD
VHR026 6371 NOELS KNOLL RD
VHR027 6783 ALPINE AVE
VHR028 74925 ALTA LOMA
VHR029 67939 SULLIVAN RD
VHR032 6837 ARABY AVE
VHR033 74615 ALTA LOMA DR
VHR034 6791 IVANPAH
VHR035 74611SERRANO DR
VHR036 71524 SAMARKAND DR
VHR037 74576 OLD DALE RD ttA
VHR038 74576 OLD DALE RD #8
VHR042 74375 COTTONWOOD DR
VHR043 75127 MAYFAIR DR TWENT
VHR046 71544 CACTUS
VHR052 73225 ADOBE CIR
VHR053 7005 MANZANITA AVE
VHR054 5662 SKYVIEW LN
VHR055 67979 SULLIVAN RD
VHR056 5605 OASIS AVE
VHR057 6600 SPLIT ROCK
VHR060 6594 ROSE ELLEN AVE
VHR061 6662 MESQUITE AVE
VHR062 7545 SAHARA AVE
VHR063 6572 BULLION AVE
VHR065 7516 PERSIA AVE
VHR066 7516 PERSIA AVE
VHR069 6749 SHERMAN RD
VHR073 67966 WHITMORE
VHR074 6627 SPLIT ROCK AVE
VHR075 73414 DIDSBURY DR
VHR076 6856 SHERMAN RD
VHR077 74804 WELLOCK RD
VHR082 5971MARIPOSA AVE ATTN:

VHR083 6244 CARODEAN RD
VHR084 6553 VIA ALLEGRA

Vacation Home Rental List 2023
VHR085 6565 VIA ALLEGRA
VHR086 6705 OCOTILLO
VHR087 6388 W COURT WAY
VHR088 5742 CARODEAN RD
VHR089 7391SHERMAN HOYT
VHR090 74006 GORGONIO DR
VHRlO0 69023 ALTA LOMA DR
VHR103 74835 ALTA LOMA DR TORON
VHR105 6009 MOJAVE AVE
VHR106 74884 SERRANO PARK DR
VHR107 7487 PERSIA AVE APT 5
VHR108 5812 PRIMROSE LN
VHR109 74825 ALTA LOMA DR
VHRll0 6905 PETERSON RD
VHR112 73934 CASITA DR
VHR113 7273 Shoshone Valley RD
VHR115 70595 FOOTHILL DR
VHR116 5868 MARIPOSA AVE
VHR117 71915 SAMARKAND DR
VHR118 72935 Siesta DR
VHR119 5394 MARISPOSA AVE
VHR121 6579 MISSION
VHR122 8989 UTAH TRL
VHR123 74677 Hill View RD
VHR125 73384 SULLIVAN
VHR126 73384 SULLIVAN
VHR127 5960 ROSE ELLEN AVE
VHR131 74044 COTTONWOOD
VHR132 5966 MORONGO RD
VHR134 7026 DATURA AVE
VHR135 7358 PERSIA AVE
VHR136 6438 SUNRISE RD
VHR137 6405 TAMARISK ST
VHR138 76076 SUNRISE DR
VHR139 73855 WHITE SANDS DR
VHR140 6373 NOELS KNOLL RD
VHR143 6968 ROBERTS AVE
VHR144 72133 EL PASEO DR
VHR145 73543 JOSHUA DR
VHR147 6837 MUNTZ RD
VHR148 6463 Mesquite AVE
VHR150 5868 MARIPOSA (Main House) AVE
VHR151 74563 ALTA LOMA DR
VHR152 73767 SERRANO DR
VHR153 5747 MARINE AVE
VHR154 73434 DESERT TRL
VHR156 71554 SAMARKAND DR

Vacation Home Rental list 2023
VHR157 7112 INDIAN COVE RD
VHR158 6273 Lupine AVE
VHR160 73397 MANANA DR
VHR161 73779 OLD DALE RD
VHR162 6566 EL REY AVE
VHR163 6731 IVANPAH AVE
VHR164 6670 IVANPAH
VHR165 6616 EL REY AVE
VHR166 6688 Oasis AVE
VHR167 7589 Sahara AVE
VHR168 73010 MANANA DR
VHR169 74056 CASITA DR
VHR174 6244 CARODEAN RD
VHR175 6673 TAMARISK AVE
VHR176 73778 SIESTA DR
VHR177 72994 HOMESTEAD DR
VHR181 9160 COWAN RD
VHR182 6635 MORONGO RD
VHR183 68054 SULLIVAN RD
VHR184 68927 Foothill DR
VHR185 69301 COTTONWOOD DR
VHR186 6643 Indian Cove RD
VHR187 6721 Desert Quail DR
VHR188 6026 MORONGO RD
VHR189 6251 Encelia AVE
VHR190 6707 Palo Verde AVE
VHR191 4694 Hook Tree RD
VHR192 7775 Sahara AVE
VHR193 74350 National Park DR
VHR194 73145 Twentynine Palms Highway, A
VHR195 73145 Twentynine Palms Highway, B
VHR196 5655 Encelia DR
VHR197 72589 Sullivan RD
VHR198 74026 Gorgonio DR
VHR199 5580 Palo Verde AVE
VHR200 6274 Baileya AVE
VHR203 72838 Two Mile RD
VHR204 74725 Serrano DR
VHR206 72654 Sunnyslope DR
VHR208 75051Saddlehorn RD
VHR210 6976 Sherman RD
VHR211 6025 Daisy AVE
VHR212 72208 Sunnyslope DR
VHR213 7168 Indian Cove
VHR215 71604 Sunnyvale Court
VHR216 73398 Sunnyvale DR
VHR217 70829 Sunnyslope Dr #1 (A)

Vacation Home Rental List 2023
VHR218 70829 Sunnyslope Dr #2 (B)
VHR219 71972 El Paseo DR
VHR221 6727 Quail Spring AVE
VHR222 7643 Saladin AVE
VHR223 7095 Quail Spring AVE
VHR224 74030 Playa Vista DR
VHR225 6799 lvanpah AVE
VHR226 7073 Mission AVE
VHR227 6213 Bagley AVE
VHR228 6074 Mojave AVE
VHR229 6442 Palm View AVE
VHR230 6188 Bagley AVE
VHR231 74354 Cottonwood DR
VHR232 6974 49 Palms AVE
VHR233 5985 Morongo RD
VHR234 5535 Lupine AVE
VHR239 7421 Persia AVE
VHR241 7593 Persia AVE
VHR242 73314 SUN VALLEY DR
VHR244 6106 Baileya AVE
VHR245 73820 COTTONWOOD DR
VHR246 75167 Mayfair DR
VHR247 7755 Utah TRL
VHR248 6608 Bullion AVE
VHR249 6161 Chia AVE
VHR250 6243 Lupine AVE
VHR252 73755 Serrano DR
VHR254 6649 PINE SPRING AVE
VHR255 7685 UTAH TRL
VHR256 7657 SALADIN AVE
VHR257 74825 Twilight DR
VHR258 6649 NStar AVE
VHR259 74160 Pinon DR
VHR260 74755 Baseline RD
VHR261 73362 Old Dale AVE
VHR262 72761 GRANITE AVE
VHR263 6969 MANTONYA RD
VHR264 74847 Twentynine Palms HWY Unit 1
VHR265 74847 Twentynine Palms Highway, Unit 2
VHR270 72746 Two Mile RD
VHR271 6769 Manzanita AVE
VHR272 74931 Old Dale RD
VHR273 72655 Foothill DR
VHR277 6459 Mesquite AVE
VHR279 73478 Old Dale RD
VHR281 7191 Utah Trail, Unit 3
VHR282 71620 JUANITA DR

Vacation Home Rental List 2023
VHR283 68033 Sullivan RD
VHR285 75047 BASELINE RD
VHR287 6428 W Court AVE
VHR290 73029 Manana DR
VHR291 6691 El Rey AVE
VHR292 7654 NStar AVE
VHR293 6713 Que Pas LN
VHR295 68989 Sullivan RD
VHR296 6778 Sherman RD
VHR298 71645 Cactus DR
VHR299 6633 Datura AVE
VHR301 71235 El Paseo DR
VHR302 72972 Two Mile RD
VHR304 6169 Daisy AVE
VHR305 5780 Lupine AVE
VHR306 5418 Abronia AVE
VHR307 74483 Twilight DR
VHR308 73542 Joshua DR
VHR309 71350 Samarkand DR
VHR310 73344 Sun Valley DR
VHR311 72721 Granite AVE
VHR312 6432 Smoketree AVE
VHR313 7643 Saladin (ADU) AVE
VHR21-315 72667 SULLIVAN RD
VHR21-316 5120 PEARL SPRING AVE
VHR21-318 6672 MOJAVE AVE
VHR21-319 6144 ABRONIA AVE
VHR21-320 74603 BASELINE AVE
VHR21-321 70231 29 PALMS HWY
VHR21-323 6996 DESERT QUAIL
VHR21-324 68030 SUNNYSLOPE DR
VHR21-326 73633 DESERT TRAIL DR
VHR21-327 74388 MARICOPA DR
VHR21-329 5749 HALSEY AVE
VHR21-331 6954 MAUDE ADAMS AVE
VHR21-332 68253 BELLERUE RD
VHR21-333 5717 SUNRISE RD
VHR21-334 73250 INDIAN TRL
VHR21-337 6654 BERMUDA AVE
VHR21-338 6636 INDIAN COVE RD
VHR21-339 73467 DESERT DR
VHR21-340 68227 BELLARUE RD
VHR21-341 6564 PINE SPRINGS AVE
VHR21-342 6933 49 PALMS RD
VHR21-343 6634 Star Dune AVE
VHR21-344 72257 SUN VALLEY DR
VHR21-345 4671MESQUITE SPRINGS RD

Vacation Home Rental List 2023
VHR21-346 7518 MAUDE ADAMS AVE
VHR21-347 70472 COTTONWOOD DR
VHR21-348 68460 BELLARUE RD
VHR21-349 72150 TWO MILE RD
VHR21-350 70138 SULLIVAN RD
VHR21-351 6878 IVANPAH AVE
VHR21-355 7393 SALADIN AVE
VHR21-357 72939 HOMESTEAD DR
VHR21-359 73176 SUN VALLEY DR
VHR21-361 6924 EL SOL AVE
VHR21-362 73358 SUNNYVALE DR
VHR21-363 5422 ADOBE RD
VHR21-364 73079 SUNNYVALE DR
VHR21-365 5911 ROSE ELLEN AVE
VHR21-366 5760 LA BUENA TIERRA AVE
VHR21-367 6766 MESQUITE DR
VHR22-001 7445 SALADIN AVE
VHR22-002 71522 SUNFLOWER DR
VHR22-003 6671 IVANPAH AVE
VHR22-008 7414 ARABY AVE
VHR22-009 71658 CACTUS DR
VHR22-010 74442 TWILIGHT AVE
VHR22-011 6283 DAISY AVE
VHR22-012 6673 PERSIA AVE
VHR22-013 5845 CARODEAN RD
VHR22-017 74667 SERRANO DR
VHR22-018 6121 MrnAVE AVE
VHR22-019 71966 TWO MILE RD
VHR22-020 7770 NORTH STAR AVE
VHR22-021 5781 EASY ST
VHR22-022 6591 DESERT QUEEN AVE
VHR22-025 7086 EL SOL AVE
VHR22-027 73153 SUNNYVALE DR
VHR22-028 6781 COPPER MOUNTAIN RD
VHR22-029 6168 ABRONIA AVE
VHR314 6244 MOJAVE AVE
VHR22-031 6317 EL REY AVE
VHR22-034 5556 DAISY AVE
VHR22-035 5851 EASY ST
VHR22-036 69156 GORGONIA DR
VHR22-037 7546 SAHARA AVE
VHR22-038 6054 LUPINE AVE
VHR22-039 6332 CANYON RD
VHR22-040 75758 JOE DAVIS RD
VHR22-042 74935 ALTA LOMA DR
VHR22-043 6575 BERMUDA
VHR22-044 7790 BEDOUIN AVE

Vacation Home Rental Ust 2023
VHR22-045 71762 SUNNYSLOPE DR
VHR22-046 73743 OLD DALE RD
VHR22-047 6136 CHIA AVE
VHR22-049 5774 PRIMROSE LN
VHR22-050 72996 TWO MILE RD
VHR22-051 7046 ROBERTS AVE
VHR22-052 6526 ADOBE RD
VHR22-053 74677 MORNING DR
VHR22-054 72418 SUN VALLEY DR
VHR22-055 74327 PINON DR
VHR22-056 73414 DESERT DR
VHR22-058 68050 FOOTHILL DR
VHR22-060 72616 2 MILE RD
VHR22-061 72626 OLD DALE RD
VHR22-062 7065 DATURA AVE
VHR22-063 7410 SHERMAN HOYT AVE
VHR22-066 6328 MARIPOSA AVE
VHR22-067 73365 SUNNYVALE DR
VHR22-O68 7428 KELLOGG AVE
VHR22-069 72949 SIESTA DR
VHR22-070 5633 ABRONIA AVE
VHR22-071 72017 SIESTA DR
VHR22-077 69829 TWO MI LE RD
VHR22-078 5066 LEAR RD
VHR22-079 6670 INDIAN COVE RD
VHR22-080 5653 PEARL SPRINGS AVE
VHR22-082 73453 EL PASEO DR
VHR22-084 72068 SUNNYSLOPE DR
VHR22-085 6264 ABRONIA AVE
VHR22-086 7332 BEDOUIN AVE
VHR22-087 7338 PERSIA AVE
VHR22-088 7036 MISSION RD
VHR22-089 73389 SUN VALLEY RD
VHR22-090 72975 SIESTA DR
VHR22-094 6929 MONTOYA RD
VHR22-096 6136 SUNRISE RD
VHR22-097 6645 SHERMAN HOYT
VHR22-098 72912 MANANA WAY
VHR22-099 71593 FLORIDA DR
VHR22-100 6626 PERSIA AVE
VHR22-101 5651SKYVIEW LN
VHR22-102 71638 LAURA LN
VHR22-104 6563 PINE SPRING AVE
VHR22-105 73422 HOMESTEAD DR
VHR22-106 5466 ABRONIA AVE
VHR22-107 5430 BAILEYA AVE
VHR22-108 75800 JOE DAVIS RD

Vacation Home Rental List 2023
VHR22-109 5989 ENCELIA AVE
VHR22-110 74408 NATIONAL PARK DR
VHR22-111 7345 MAUDE ADAMS AVE
VHR22-112 74074 STARLIGHT DR
VHR22-113 6057 LUPINE AVE
VHR22-114 4719 FLYING H RD
VHR22-115 69464 29 PALMS HWY
VHR22-116 74816 SERRANO DR
VHR22-117 72726 DESERT TRAIL DR
VHR22-118 6553 SHERMAN HOYT AVE
VHR22-119 74474 CACTUS DR
VHR22-120 73844 TWO MI LE RD
VHR22-121 7561 SALADIN AVE
VHR22-122 73090 MESA DR
VHR22-123 6261 CARODEAN RD
VHR22-125 74824 SERRANO DR
VHR22-126 6887 WOLFE RD
VHR22-128 6744 GALLETTA AVE
VHR22-129 6413 TAMARISK AVE
VHR22-130 72319 EL PASEO DR
VHR22-132 6263 ENCELIA AVE
VHR22-133 7191 UTAH TRL 2
VHR22-134 7191 UTAH TRL 1
VHR22-135 70410 COTTONWOOD DR
VHR22-136 71556 JUANITA DR
VHR22-138 6585 PINE SPRING AVE
VHR22-139 7648 ARABY AVE
VHR22-141 71560 BARNES DR
VHR22-142 74085 EAGLE LN
VHR22-143 5676 CHIA AVE
VHR22-144 6595 DESERT KNOLL
VHR22-145 73484 SUNNYVALE DR
VHR22-146 73484 SUNNYVALE DR
VHR22-147 74405 COTTONWOOD DR
VHR22-148 6077 MANTONYA RD
VHR22-149 4435 BULLION AVE
VHR22-150 5341 BAILEYA AVE
VHR22-151 73789 SERRANO DR
VHR22-152 5762 HOWARD WAY
VHR22-154 4694 SADDLE HORN RD
VHR22-155 72943 MANANA DR
VHR22-156 73420 INDIAN TRL
VHR22-157. 74707 SUNSET DR
VHR22-158 6711 MESQUITE DR
VHR22-159 72813 DESERT AVE
VHR22-160 71715 SUNNYSLOPE DR
VHR22-161 4850 ROUND UP RD

Vacation Home Rental List 2023
VHR22-162 73424 DESERT DR
VHR22-163 6632 DESERT QUAIL DR
VHR22-164 7010 49 PALMS AVE
VHR22-165 72318 SUNNYVALE DR
VHR22-166 6855 ARABY Unit 2 AVE
VHR22-167 72397 EL PASEO DR
VHR22-168 75079 SADDLE HORN RD
VHR22-170 7512 SAGE AVE
VHR22-171 5931ROSE ELLEN AVE
VHR22-172 7678 ARABY AVE
VHR22-173 6426 WEST COURT
VHR22-174 6166 MARIPOSA AVE
VHR22-175 5900 CARODEAN RD
VHR22-176 74554 TWILIGHT DR
VHR22-177 75143 OLD DALE RD
VHR22-178 74374 SUNRISE DR
VHR22-179 74834 SERRANO DR
VHR22-180 6437 EL COMINO RD
VHR22-181 73393 SUN VALLEY DR
VHR22-182 6186 CHIA AVE
VHR22-183 74415 COTTONWOOD DR
VHR22-184 71510 SUN VALLEY DR
VHR22-185 5952 MARIPOSA AVE
VHR22-187 6469 CEDAR DR
VHR22-189 71633 CACTUS DR
VHR22-190 72847 DESERT TRL
VHR22-191 73952 GORGONIO DR
VHR22-192 7050 INDIAN COVE RD
VHR22-193 72194 SUNNYSLOPE DR
VHR22-194 6692 VALLEY VIEW
VHR22-195 68467 SULLIVAN RD
VHR22-196 67512 APPIAN WAY
VHR22-198 6980 INDIAN COVE RD
VHR22-199 6764 PINE SPRING AVE
VHR22-200 6582 IVANPAH AVE
VHR22-201 6363 TIMOTHY AVE
VHR22-202 74855 SERRANO DR
VHR22-205 5665 ABRONIA AVE
VHR22-206 73605 SUNNYSLOPE DR
VHR22-207 6679 STARDUNE AVE
VHR22-208 75243 SULLIVAN RD
VHR22-209 73090 SUNNYVALE DR
VHR22-210 74768 SUNSET DR
VHR22-212 6855 ARABY Unit 1 AVE
VHR22-213 6355 MOJAVE AVE
VHR22-216 5810 HALSEY DR
VHR22-217 7606 SALADIN AVE

Vacation Home Rental List 2023
VHR22-218 6568 QUAIL SPRINGS AVE
VHR22-219 68990 ALTA LOMA DR
VHR22-220 6211 SUNRISE RD
VHR22-221 68965 OLD DALE RD
VHR22-222 7876 ROBIN RD
VHR22-223 73317 OLD DALE RD
VHR22-224 73349 OLD DALE RD
VHR22-225 73317 OLD DALE ADU RD
VHR22-227 6424 MONTE VISTA DR
VHR22-228 70231 JUANITA DR
VHR22-229 4671 MESQUITE SPRINGS RD
VHR22-230 6251 CAHUILLA AVE
VHR22-231 6668 MANZANITA AVE
VHR22-233 72659 ASPEN RD
VHR22-234 74760 AMBOY RD
VHR22-236 7707 WILSHIRE AVE
VHR22-237 6606 LA LUNA AVE
VHR22-238 67326 WHITMORE RD
VHR22-240 71790 SUNNYSLOPE DR
VHR22-241 7900 CLARE AVE
VHR22-242 6395 TIMOTHY AVE
VHR22-244 6840 PINE SPRING AVE
VHR22-245 73983 BUENA VISTA DR
VHR22-246 6850 ESTRELLA AVE
VHR22-248 68982 Sullivan RD
VHR22-250 5975 LUPINE AVE
VHR22-251 6827 VALLEY VIEW AVE
VHR22-252 74745 ALTA LOMA DR
VHR22-253 72065 CACTUS DR
VHR22-254 6644 PINE AVE
VHR22-257 7390 PERSIA AVE
VHR22-258 73382 SUNNYVALE DR
VHR22-259 6567 QUAIL SPRING AVE
VHR22-262 6577 CAHUILLA AVE
VHR22-263 6590 QUAIL SPRING AVE
VHR22-264 73230 Two Mile RD
VHR22-265 71621 JUANITA DR
VHR23-002 73429 SUNNYVALE DR
VHR23-004 74704 MORNING DR
VHR23-005 6235 MOJAVE AVE
VHR23-007 5958 CAHUILLA AVE
VHR23-010 73961 DESERT DUNES DR
VHR23-013 7175 SHOSHONE VALLEY RD
VHR23-014 74814 TWILIGHT AVE
VHR23-015 7078 ELM DR
VHR23-016 6784 PINE SPRINGS RD
VHR23-017 7776 MAUDE ADAMS AVE

Vacation Home Rental List 2023
jvHR23-019 I6610 ALPINE AVE

CITY OFFICES:
6136 ADOBE ROAD
TWENTYNINE PALMS, CA 92277
(760) 367-6799
Fax (760) 367-4890
www.29palms.org

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

Octavious Scott

CITY MANAGER
Frank J. Luckino, MPA
Notice of Public Meeting and Public Hearing Related Reauthorizing of the Tourism Business Improvement District (TBID)
August 24, 2023
Dear Tourism Partner,
This notice is being provided to you as a business potentially affected by the reauthorization of the City’s Tourism Business Improvement District (TBID).

Established in 2017 and branded as Visit 29 Palms, the objective of the City’s TBID is to increase tourism through destination marketing programs and initiatives. The TBID is near completion of its sixth year of operation and is seeking reauthorization for its 2023-2024 fiscal year. The TBID’s tourism marketing efforts are funded by a 1.5% TBID assessment that is proposed to continue to be levied and collected from all hotels, motels, and vacation rentals providing transient occupancies and who are subject to the City’s Transient Occupancy Tax.

The first step in the TBID reauthorization process was the adoption of a Resolution of Intention to establish the area to which the TBID would apply, and to set the time and place for a public meeting and a public hearing to consider reauthorization of the TBID. A Resolution of Intention, Resolution No. 23-22, was adopted by the City Council on August 22, 2023.

The Resolution of Intention set the time and place for a public hearing for September 12, 2023, at 6:00 p.m. at Twentynine Palms City Hall located at 6136 Adobe Road, Twentynine Palms, California, 92277.

A copy of the Notice of the Public Meeting and Public Hearing, as well as a Copy of Resolution of Intention is attached. Note that the Resolution of Intention contains important information that is required to be provided to you as part of this correspondence pursuant to Government Code Section 54954.6.

We invite you to attend this meeting on September 12th ,2023 and share your feedback. If you have any questions or concerns, please contact me at (760) 367-6799 or the TBID Advisory Board. The TBID’s Advisory Board is made of five members appointed by City Council; Chair, Rakesh Mehta (Surety Plus by Best Western), Vice Chair, Nalini “Ash” Maharaj (Harmony Hotel), Boardmember Heidi Grunt (Historic Inns of 29 Palms), Boardmember Patricia Knight (VHR Management), and Boardmember Maria Quinteros (Holiday Inn Express & Suites).

I look forward to discussing and hearing your feedback about the City’s TBID and believe that tourism is one of the biggest opportunities within our community.

Thank you,
Frank J. Luckino
City Manager

CITY OF TWENTYNINE PALMS

NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN that the City of Twentynine Palms City Council will hold a Public Hearing at 6:00 p.m. on Tuesday, September 12, 2023, at City Hall in the City Council Chambers, 6136 Adobe Road, Twentynine Palms, California. The purpose of the hearing is to:

Introduce an Ordinance amending the City of Twentynine Palms’ Conflict of Interest Code.

ALL INTERESTED AND/OR AFFECTED PARTIES are invited to submit written comments in favor of, or in opposition to, this matter prior to the time of the hearing, or be heard in support of, or in opposition to, the proposed item, at the time of the hearing. For information, please contact City Clerk Cindy Villescas, at (760) 367-6799. /s/ Cindy Villescas, CMC
City Clerk
Please publish in the Desert Trail:

August 23, 2023

STAFF REPORT
TO: City Council
FROM: City Clerk
FOR MEETING: Sep 12 2023
SUBJECT: Conflict of Interest Code Update.

RECOMMENDATION:

The City Council approve Resolution No. 23-___ and introduce Ordinance No. ____ amending the City's Conflict of Interest Code. (Attachment A)
ORDER OF PROCEDURE:

Request Staff Report (City Clerk Presenting)
Council Questions of Staff
Open the Public Hearing
Request Public Comment
Close the Public Hearing
Council Discussion
Motion/Second
Discussion of the Motion
Call the Question (roll call or voice vote)
ATTACHMENTS:
• Twentynine Palms Resolution
23-__ - Conflict of Interest Code
Designated Positions
• Council Code of Conduct
Ordinance
BACKGROUND:

The Political Reform Act (PRA), and in particular, Government Code Sections 87300 and 87306, requires that the City of Twentynine Palms (City) adopt and periodically amend its Conflict of Interest Code.

In 1994, the City Council adopted Resolution No. 94-16, which enacted by reference, the model Conflict of Interest Code set forth in California Code of Regulations, Title 2, Section 18730, including any amendments as may be duly adopted by the Fair Political Practices Commission. At that time, the City Council also designated employees under an Appendix of Designated Positions and formulated disclosure categories under an Appendix of Disclosure Categories.

State law identifies categories of persons who, by statute, have "decision making authority" or are "public officials". For instance, City Councilmembers, City Managers, City Attorneys, City Treasurers, Planning Commissioners and similar executive staff are considered public officials because they are specified as such in Government Code Section 87200. These persons are subject to the PRA's conflict of interest provisions.

Staff and the City Attorney's office have reviewed the current Conflict of Interest Code and have determined that minor revisions are needed to eliminate certain Designated Positions and to clarify certain Designated Positions.

Several current Designated Positions have been eliminated and have been recommended for deletion.

Additionally, several positions have changed names; therefore, Staff recommends that the list of Designated Positions reflect the current name of decision-making positions.

ENVIRONMENTAL:

N/A
ALTERNATIVES:

The City Council could choose not to adopt the amended Conflict of Interest Code and keep the current code.

FISCAL IMPACT:

None.

CITY OF TWENTYNINE PALMS

CITY COUNCIL
RESOLUTION NO. 23- ___

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

TWENTYNINE PALMS, CALIFORNIA, AMENDING THE LIST

OF DESIGNATED POSITIONS FOR FILING STATEMENTS OF

ECONOMIC INTEREST AND AMENDING THE APPLICABLE

DISCLOSURE CATEGORIES TO REQUIREMENTS OF THE

STATE OF CALIFORNIA FAIR POLITICAL PRACTICES

COMMISSION
WHEREAS, California’s Political Reform Act (the Act) of 1974 imposed strict conflict of interest laws which prohibit a public official at any level of local government in making, participating in making, or in any way attempting to use their official position to influence a governmental decision in which they have a financial interest; and WHEREAS, in order to more effectively enforce these laws, the Act mandates that individuals holding certain positions in a local government agency must report and disclose their outside financial interests as described in the Act; and WHEREAS, the financial interests must be disclosed on a uniform Statement of Economic Interests form (Form 700) created and routinely updated by the California Fair Political Practices Commission (FPPC); and
WHEREAS, the Act (Government Code Section 87300 et seq.) requires each local government agency to promulgate and adopt a Conflict of Interest Code (Code); and WHEREAS, it is required that a local government agency’s Code reflects the current structure of the local government agency, identifies all current public officials who must disclose their financial interests, provides the ability to identify potential public officials and consultants who may have disclosure obligations once assuming office or starting service; and WHEREAS, to ensure accuracy of the Code, each local government agency is required to review its Code in even~numbered years (biennial review) and periodically submit the Code for updates through adoption of amendments; and
WHEREAS, Section 18730 of Division 6, of Title 2 of the California Code of Regulations contains the terms of a standard conflict of interest code, which must be incorporated by reference in a local government agency’s code, and which may be amended by the FPPC to conform to amendments in the Political Reform Act; and
WHEREAS, the City of Twentynine Palms is a government agency that has promulgated and adopted a Conflict of Interest Code as required by the Act and has included Section 18730 of Division 6, of Title 2 of the California Code of Regulations by reference; and WHEREAS, Section 2.28.030 of Chapter 2.28 of the Twentynine Palms Municipal Code specifies that the City Council shall adopt a resolution designating positions, the holders of which are required to file statements of economic interests, and the disclosure categories applicable to each position; and

WHEREAS, the City Council adopted Resolution No. 10-45 in 2010, designating positions and the applicable disclosure categories; and WHEREAS, it is necessary to update the list of designated positions.

NOW, THEREFORE, the City Council of the City of Twentynine Palms does hereby resolve as follows:

SECTION 1. The above recitals are true and correct and incorporated herein.

SECTION 2. Resolution No. 10-45 is hereby repealed and superseded by this Resolution No. 23-____.

SECTION 3. The City Council finds and determines that, pursuant to Section 2.28.030 of the Twentynine Palms Municipal Code, the persons holding the designated positions set forth in Appendix A of this Resolution No. 23-__ make or participate in the making of decisions which may foreseeably have a material effect on their financial interests and therefore must disclose such interested in accordance with the disclosure categories established in Appendix B of this Resolution No. 23-___.

SECTION 4. Positions no longer requiring disclosure under the Code or are otherwise eliminated by the City are deleted as shown via strikethrough in Appendix A.

SECTION 5. Consultants and new positions are included in the list of designated positions in Appendix A via underline and italics and shall make disclosures pursuant to the broadest disclosure category in the Code, subject to the following limitation:

The City Manager or their designee may determine in writing that a particular consultant or new position, although a “designated position,” is hired to perform a range of duties that is limited in scope and thus is not required to fully comply with the disclosure requirements in this section. Such written determination shall include a description of the consultant’s or new position’s duties and, based upon that description, a statement of the extent of disclosure requirements. The City Manager or their designee’s determination is a public record and shall be retained for public inspection in the same manner and location as this conflict of interest code. (Gov. Code Section 81008.)
SECTION 6. Appendix A of this Resolution No. 23-___ shall be the Appendix referred to in subdivision (b)(2) of Section 18730 of Title 2 of the California Code of Regulations.

SECTION 7. Nothing in this Resolution supersedes the independent applicability of Government Code Section 87200.

SECTION 8. This Resolution No. 23-___ shall go into effect when Ordinance No. ____ goes into effect.

PASSED, APPROVED, and ADOPTED on the 12th day of September 2023. _________________________________
McArthur Wright, Mayor
ATTEST:
______________________________
Cindy Villescas CMC, City Clerk
I, do hereby certify that the foregoing Resolution No. 23-____ was duly adopted by the City Council of the City of Twentynine Palms at a regular meeting thereof held on 12 day of September 2023, by the following vote:

AYES: COUNCILMEMBER:

NOES: COUNCILMEMBER:

ABSENT: COUNCILMEMBER:

ABSTAIN: COUNCILMEMBER:
_____________________________
Cindy Villescas CMC, City Clerk

Appendix A: Designated Positions
Positions Disclosure Categories
Affordable Housing/Homeless Commission 1
Animal Control Supervisor 1
Assistant City Attorney 1
Assistant City Manager 1
Building and Safety Director 6
City Attorney 1
City Clerk (appointed) 1
City Council 1
City Engineer 1
City Manager 1
City Treasurer/Finance Director 1
Community Development Director 1
Executive Director of the Redevelopment Agency 1
General Counsel of the Redevelopment Agency 1
Human Resources Manager 8
IT Director 2, 3
Mayor 1
Planning Commission 1
Police Chief 1
Public Arts Advisory Committee 1
Public Works Superintendent 1
Recreation Division Manager 2, 3
Senior Building Inspector 6
Tourism Business Improvement District 1

Appendix B: Disclosure Categories
Required filers must review Form 700 Schedules and complete forms as mandated by the specific Disclosure Category designated.

Disclosure Category 1
Persons in this category must disclose all investments and business positions in business entities, sources of income and interests in real property.

Disclosure Category 2
Persons in this category must disclose all investments and business positions in business entities and income from sources which provide services, supplies, materials, machinery or equipment of the type utilized by the City.

Disclosure Category 3
Persons in this category must disclose all investments and business positions in business entities and income from sources which provide services, supplies, materials, machinery or equipment of the type utilized by the designated employee's department or division.

Disclosure Category 4
Persons in this category must disclose all investments and business positions in business entities and income from sources which provide, supply, manufacture or service computer hardware or software of the type utilized by the City.

Disclosure Category 5
Persons in this category must disclose all investments and business positions in business entities and income from sources which provide services, supplies, materials, machinery or equipment of the type utilized by the City and from sources which provide, supply, manufacture or service computer hardware or software of the type utilized by the City.

Disclosure Category 6
Persons in this category must disclose all investments and business positions in business entities and sources of income, which engage in land development, zoning, construction, sale and/or change in use of real property, and all interests in real property.

Disclosure Category 7
Persons in this category must disclose all investments and business positions in and income from a) all business entities or individuals engaged in the provision of auditing and accounting services, b) financial institutions including, but not limited to, banks, savings and loan associations, and credit unions, and c) entities or persons who have filed a claim, or have a claim pending against the City.

Disclosure Category 8

Persons in this category must disclose all investments and business positions in and income from all business entities or individuals engaged in the provision of personnel management services, supplies, materials or equipment.

Disclosure Category 9
Persons in this category must disclose all investments and business positions in and income from all business entities or individuals engaged in waste management activities, recycling, and environmental related businesses
* Consultants shall be included in the list of designated employees and shall disclose pursuant to the broadest disclosure category in the Code subject to the following limitation:

The City Manager may determine in writing that a particular consultant, although a “designated position,” is hired to perform a range of duties that is limited in scope and thus is described in this section. Such written determination shall include a description of the consultant's duties and based upon that description, a statement of the extent of the disclosure requirements. The City Manager's determination is a public record and shall be retained for public inspection in the same manner and location as this conflict of interest code.

CITY OF TWENTYNINE PALMS

CITY COUNCIL
ORDINANCE NO. __

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF

TWENTYNINE PALMS ADOPTING A CONFLICT OF INTEREST

CODE WHICH SUPERSEDES ALL PRIOR CONFLICT OF

INTEREST CODES AND AMENDMENTS PREVIOUSLY

ADOPTED, IN ACCORDANCE WITH THE POLITICAL REFORM
ACT
WHEREAS, the Political Reform Act of 1974, Government Code Section 81000 et. seq. and regulations adopted pursuant to the Political Reform Act of 1974 (FPPC Regs; 2 Cal. Code of Regs. 18700, et seq.) (“the Act”), requires a local government agency to adopt a Conflict of Interest Code pursuant to the Act; and
WHEREAS, the City of Twentynine Palms (“City”) has previously adopted a Conflict of Interest Code by Resolution No. 10-45 but not via ordinance; and WHEREAS, amendments to the Act have in the past and foreseeably will in the future require conforming amendments to be made to the Conflict of Interest Code; and WHEREAS, on or about March 2023, the City Attorney’s Office conducted a review of the City’s Conflict of Interest Code in accordance with Government Code section 87306.5 and determined that the City’s Conflict of Interest Code needed to be amended and readopted in order to incorporate recent changes made to the Fair Political Practices Commission (“FPPC”) Regulations and additional positions added to the City; and WHEREAS, the FPPC has adopted a regulation, Title 2, California Code of Regulations, section 18730, which contains terms for a standard model Conflict of Interest Code, which, together with amendments thereto, may be adopted by public agencies and incorporated by reference to save public agencies time and money by minimizing the actions required of such agencies to keep their codes in conformity with the Act; and
WHEREAS, to fulfill its obligations under the Act and FPPC Regulations, the City Council has determined that it is in the best interest of the City to repeal all previous resolutions and Conflict of Interest Codes, and adopt a new Conflict of Interest Code as set forth below.

NOW, THEREFORE, the City Council of the City of Twentynine Palms hereby ordains as follows:

SECTION 1. Findings. The above recitals are true and correct and incorporated herein.

SECTION 2. Municipal Code Amendment. Pursuant to FPPC Regulation 18730, the City of Twentynine Palms hereby repeals its existing Conflict of Interest Code and adopts a superseding Conflict of Interest Code to read as follows:

CHAPTER 2.28

CONFLICT OF INTEREST CODE

2.28.010 Adoption; Incorporation of Model Conflict of Interest Code

2.28.020 Definitions

2.28.030 Designated Positions; Disclosure Categories

2.28.040 Interpretation

2.28.050 Severability

2.28.010 Adoption; Incorporation of Model Conflict of Interest Code Pursuant to the Political Reform Act of 1974, Government Code Section 87300 et seq., and Section 18730 of Title 2 of the California Code of Regulations, the city adopts the model conflict of interest code promulgated by the Fair Political Practices Commission of the State of California as set forth in Section 18730 of Title 2 of the California Code of Regulations, which model conflict of interest code is incorporated herein by reference, and which, together with the list of designated positions and the disclosure categories applicable to each designated position to be adopted by resolution of the city council as provided in section 2.28.030 of this chapter, collectively constitutes the city’s conflict of interest code. As the model conflict of interest code set forth in Section 18730 of Title 2 of the California Code of Regulations is amended from time to time by State law, regulatory action of the Fair Political Practices Commission, or judicial determination, the portion of the city’s conflict of interest code comprising the model conflict of interest code shall be deemed automatically amended without further action to incorporate by reference all such amendments to the model conflict of interest code so as to remain in compliance therewith. Nothing in this chapter or in the resolution referred to in Section 2.28.030 shall supersede the independent applicability of Government Code Section 87200.

2.44.020 Definitions
The definitions contained in the Political Reform Act of 1974 and in the regulations of the Fair Political Practices Commission, and any amendments to either of the foregoing, are incorporated by reference into this conflict of interest code.

2.44.030 Designated Positions; Disclosure Categories
The city council from time to time, by resolution, shall designate those positions, the holders of which shall be required to file statements of economic interests, and shall further designate the disclosure categories applicable to each designated position. The resolution adopted by the city council shall constitute the Appendix referred to in subdivision (b)(2) of Section 18730 of Title 2 of the California Code of Regulations. It shall be determined in such resolution that the persons holding such positions make or participate in the making of decisions which may foreseeably have a material effect on financial interests. Statements of economic interests shall be filed with the city clerk who shall receive said statements on behalf of the code reviewing body.

2.44.040 Interpretation
Nothing contained in this chapter is intended to modify or abridge the provisions of the Political Reform Act of 1974, Government Code Section 81000 et seq., or the regulations of the Fair Political Practices Commission, Title 2 California Code of Regulations Section 18109 et seq.

The provisions of this chapter are additional to the Political Reform Act and regulations of the Fair Political Practices Commission. This chapter shall be interpreted in a manner consistent with the Political Reform Act and the regulations of the Fair Political Practices Commission. In the event of any inconsistency between the provisions of this chapter, on the one hand, and the Political Reform Act and/or the regulations of the Fair Political Practices Commission, on the other hand, the provisions of the Political Reform Act and regulations of the Fair Political Practices Page 226 of 255 Commission shall govern.

2.44.050 Severability
If any section, subsection, sentence, clause, or phrase of this chapter is for any reason held by a court of competent jurisdiction to be invalid, such decision shall not affect the validity of the remaining portions of this chapter. The city council hereby declares that it would have adopted this chapter and each section, subsection, sentence, clause, or phrase thereof irrespective of the fact that any one or more section, subsection, sentence, clause, or phrase be declared invalid.

SECTION 3. This Ordinance amends the City’s existing Conflict of Interest Code and supersedes all conflict of interest codes previously adopted by the City Council, whether previously adopted by ordinance or resolution.

SECTION 4. Severability. If any section, subsection, sentence, clause phrase or portion of this Ordinance is for any reason, held to be invalid or unenforceable by a court of competent jurisdiction, then the remaining portions of this Ordinance shall nonetheless remain in full force and effect. The People of the City of Twentynine Palms, California, hereby declare that they would have adopted each section, subsection, sentence, clause, phrase, or portion of this Ordinance irrespective of the fact that any one or more sections, subsections, sentences, clauses, phrases, or portions of this Ordinance be declared invalid or unenforceable.

SECTION 5. Effective Date. This Ordinance shall become effective thirty (30) days after its passage and adoption by the City Council.

INTRODUCED at a regular meeting of the City Council of the City of Twentynine Palms, California, held on this 12 day of September, 2023.

McArthur Wright, Mayor
ATTEST:

Cindy Villescas CMC, City Clerk
APPROVED AS TO FORM:

A. Patrick Muñoz, City Attorney

I hereby certify that the foregoing is a true copy of Ordinance No. ____, introduced on the 12 day of September, 2023 in Twentynine Palms, California by the following vote, to wit:

AYES: COUNCILMEMBER:

NOES: COUNCILMEMBER:

ABSENT: COUNCILMEMBER:

ABSTAIN: COUNCILMEMBER:

Cindy Villescas CMC, City Clerk

STAFF REPORT
TO: City Council
FROM: Community Development Director
FOR MEETING: Sep 12 2023
SUBJECT: Morongo Valley Arch Navigation Center Sponsorship.

RECOMMENDATION:

The City Council financially sponsor the proposed Navigation Center located at 6594 Adobe Road for the amount of $32,010.

ORDER OF PROCEDURE:

Request Staff Report (Community Development Director
Presenting)
Council Questions of Staff
Receive Public Comment
Council Discussion
Motion/Second
Discussion on Motion
Call The Question
ATTACHMENTS:
• ARCH slides
BACKGROUND:

Morongo Valley Arch desires to open a Navigation and Resource Center at 6594 Adobe Road. This center would not house any individuals, but will provide services such as extreme weather programs, nutritional food programs, eviction prevention, housing navigation, and other support services. The total financial sponsorship would be as follows for 12 months:
1) Monthly rent of $960
2) Deposit of $2,880
3) Utilities of $1,200
This proposal was discussed before the August 1st, 2023 Housing and Homeless Committee. The committee decided in the affirmative to recommend the City Council sponsor this center.

ENVIRONMENTAL:

Not applicable
ALTERNATIVES:

The Council may choose not to sponsor this Navigation Center, or to sponsor at a different financial level.

FISCAL IMPACT: Page 229 of 255
This $32,010 will come out of the annual budget that the City Council allocates to homeless services.

Mission
statement:

Aligning
Resources
Challenging
Homelessness

Morongo Basin
ARCH
Investing in ARCH is Investing in the
community

Intro
As the health and social determinants of our
community increase, so does the need for
sustainable social services. The rate at which these
demands are growing outweighs our capacity to
offer efficient solutions.

If you have ever googled the terms “Housing
services in 29 Palms or Homeless services in 29
Palms, you’ll notice that the Morongo Basin ARCH
website and phone appear at the very top of the
page. This isn’t because we invested in a fancy SEO;
rather, its because ARCH has established itself as a
Beacon within the city of 29 – offering tangible
services and programs like Rapid Re-housing,

Eviction prevention and Emergency housing.

Why investment
in our
infrastructure is
needed.

ARCH Infrastructure
ARCH currently operates 9 housing units
spread across the Morongo Basin that can
house up to 33 individuals, families and
Veterans. Our main obstacle with our
housing units is exiting individuals and
families out of emergency housing into
permanent housing because there is no
other level to scale. We are lacking so
many scalable resources and
opportunities within this region –ARCH
has a strategic plan to close the gaps in
opportunity, resources and expand
services that will benefit our target
population as well as the entire
community of 29;

The problem
A 2020 Community Health Needs Assessment (CHNA) was
conducted by MBHD–the assessment outlined the
Morongo Basin as an under resourced environment –
lacking economic opportunity.

According to the study, the social drivers of health within the MB are Tobacco use, Alcoholism, Drug Addiction and
the lack of Social Engagement received among the senior citizen. It also points to 29 palms high poverty rate which accounts to almost a quarter of the total population. The MBHD says data has not really changed from 2017 to
2023. U.S Data also shows that 59% of all americans are just one paycheck away from being homeless. A USF study of the homelessness says “Participants
20XX 20XX 20XX 20XX

The solution
As these rent burdened households
increase, so will the need for essential
programs and services like; Eviction
Prevention ; Housing Navigation and
other Supportive Services–which is
why we are here today once again, to
reiterate the importance of investing
in the growth and expansion of ARCH.

29 Palms Navigation and
Resource Center
6594 Adobe Rd Twentynine Palms
“Low Barrier Navigation Center”means a housing first,
low barrier, service enriched shelter focused on moving people into permanent housing that provides
temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter and housing.

Although ARCH will not house any individuals at this
location, we will conduct all other activities to include extreme weather programs; Nutritional food programs;
creating a Whole Person Care Approach. According to a
USF study on homelessness “ Fewer than half -46% ( of
over 2000 participant interviews) had received any
formal assistance to re-enter housing during their
episode of homelessness. Only 26% received assistance
monthly or more frequently in the` prior six months.

Two thirds of the participants believed that their lacking assistance was a barrier in their re-entering housing.

This USF study also provides Policy Recommendations.

Our overall objectives for this navigation center will be:
● Addressing the Immediate needs of 29 palms
underserved, underrepresented population.
● Strengthen Homeless prevention methods
● Advocate the development of affordable housing
units

Our Sustainability
Plan
In june of this year ARCH finalized our
contract to become a participating provider
of Inland Empire Health Plan (IEHP). IEHP is
one of the largest Health Plans serving 1.6
million members throughout San Bernardino
and Riverside county. As a participating
provider ARCH will deliver Housing
Navigation; Housing Deposits and Tenant
Sustaining services to Medi-Cal and IEHP
enrollees; and bill IEHP for reimbursement of
services. With the income generated through
provider reimbursement, we can estimate an
annual revenue of over seven figures.

Our Plan of Action
ARCH will adopt the state and federal policy recommendations to addressing homelessness; housing insecurities and other complex health and social needs of our community’s underserved population; by accessing available tools, trainings, resources and technical assistance offered by Kaiser’s Built to Zero; Biden/Harris All-In and Cal-Aim PATH. Each cross sector framework share a common objective, funding streams and offer no cost assistance to organizations adopting the framework; to help build a successful operating model specific to our community; and our needs.

We will take full advantage of all resources available. -Step 1 Strengthen and Expand
ARCH Infrastructure
Acquire a building space for
Navigation Center through City
support or Funding request.

Step 2
-Partner with a Healthcare
Facility and Community
Stakeholders
According to recommendations
provided by the above initiatives;
the push for coordination and
collaboration of Health and Social is
a shared model expressed by each
entity.

Step 3
-Collectively adopt a
Basinwide framework to
addressing homelessness
and other complex social
needs.

San Bernardino County West Valley
Regional Steering Committee has
already adopted Kaiser “Built to

Zero.

Funding
Strategy
On May 31st of this year, ARCH submitted an application request for funds through Medi-Cal and DHCS Cal-Aim initiative. Our budget request for 1.1 million dollars over the next 12 months will include the following activities that are associated with administering community support services to IEHP and Medi-Cal enrollees :
● Building Capacity through workforce development;
hiring / training new and existing staff
● Evaluate and engage partnership with healthcare
facility (MBHD)
● Evaluate and engage existing MB service providers as to not duplicate services.
● Cultivate MB network of service providers and other
relevant community stakeholders
● Collectively adopt a method (Kaiser Built to Zero) of shared principles and advocate incorporating those
shared principles
● Carry out the goals and objective of ARCH our
contractual obligation with IEHP and the collective
recommend strategies
Submitted Funding
request
Signed Contract with
IEHP
Waiting on Approval of
Funds request

Funding Request
ARCH is proposing to the city of 29 palms to
investment in the future and expansion of our
infrastructure by sponsoring a Navigation Center for
6-12 months to include utilities and other indirect cost This request will not supplant any existing resources
but will support efforts to carry out our goals and
objectives of addressing the immediate needs of
those underrepresented within the community.

Amount based on 12 months
● Monthly Rent amount $960.00
● Deposit $2880
● Utilities $1200
Total Investment $32,010 ( + 10% indirect
cost)

STAFF REPORT
TO: City Council
FROM: City Manager
FOR MEETING: Sep 12 2023
SUBJECT: Self Help Construction Program - Agreement to Negotiate.

RECOMMENDATION:

The City Council approve the Agreement to Negotiate with Coachella Valley Housing Coalition (CVHC) to establish a self-help construction program in the City of Twentynine Palms.

ORDER OF PROCEDURE:

Request Staff Report (City Manager Presenting)
Council Questions of Staff
Request Public Comment
Council Discussion
Motion/Second
Discussion of Motion
Call the Question
ATTACHMENTS:
• Agreement to Negotiate
BACKGROUND:

The Coachella Valley Housing Coalition (CVHC), a nonprofit affordable housing development organization founded in 1982, was created to improve the living conditions of low-income individuals and families by constructing and operating affordable housing infused with community services programs and other opportunities that enrich, build, & grow their lives.

The CVHC’s Vision Statement is to be the trusted and preferred developer of exceptional permanent & transitional affordable housing and impactful community services, in partnership with individuals, families, municipalities and funders.

The City has been working with CVHC to start the process through an agreement to negotiate, to find properties, and ultimately develop the program in Twentynine Palms and the responsibilities of each entity. Below is the description of the program:

Self-help housing is a method by which families can achieve home ownership. Families form an informal association and agree to help each other build their homes with technical assistance provided by a competent construction supervisor.

ENVIRONMENTAL:

To be determined.

ALTERNATIVES:

The City Council could choose not to approve the program and give other direction.

FISCAL IMPACT:

The City has $1,184,000 in Housing funds, however, it has allocated $1M to Milestone Housing for the affordable project behind City Hall which leaves $184K remaining that can be used for affordable housing purchases. And in theory, we should recover the acquisition costs once the homes are sold.

679.065/533973

AGREEMENT TO NEGOTIATE
(Affordable Single Family Project – Twentynine Palms)
This Agreement to Negotiate (the “Agreement”), is made as of__________ (the “Effective Date”), by and between the City of Twentynine Palms, a California municipal corporation (“City”), and the Coachella Valley Housing Coalition, a California nonprofit public benefit corporation (“Developer”). Developer and City shall be collectively referred to herein as the “Parties” and each individually a “Party.”

RECITALS
A. City and Developer are interested in pursuing the development in the City of a 100% affordable housing project (the “Project”).

B. Developer proposes to construct in the City a new ground-up affordable housing project, consisting of a to-be-determined number of owner-occupied single family homes. If developed, one hundred percent (100%) of the residential units in the Project would be available to households earning eighty percent (80%) or less of the area median income in San Bernardino County.

C. Developer has extensive experience with and is committed to affordable housing development and community reinvestment.

D. City and Developer wish to enter into a period of preliminary study and exclusive negotiations regarding the feasibility of the proposed Project, understanding that this does not constitute a binding commitment on the part of City to any project or developer, and/or for any sale or lease of real property owned by City.

NOW, THEREFORE, in consideration of the forgoing Recitals, which are incorporated herein by reference, and the mutual promises contained herein, and for other good and valuable consideration, the receipt and adequacy of which are hereby acknowledged, the Parties hereby agree as follows:

1. NEGOTIATIONS.
a. Agreement to Negotiate. Subject to the terms and conditions of this Agreement, the Parties agree to negotiate diligently and in good faith with each other to attempt to identify a property suitable for potential development, with the ultimate goal of entering into a conveyance agreement in the form of an affordable housing and property disposition agreement (an “AHPDA”), which would include all necessary associated documents and agreements, including recordable affordability restrictions. Notwithstanding anything to the contrary in this Agreement, Developer acknowledges and agrees that City is subject to the Surplus Land Act (Government Code section 54221 et seq.) (the “SLA”), and may not negotiate any potential disposition of land owned by City until it has complied with all applicable provisions of the SLA, including, if applicable, offering any potential land for open space and recreation and/or affordable housing (collectively, the “SLA Compliance Activities”). Provided that the parties identify a potential site for the contemplated development (such potential site, the “Potential

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Site”), City grants Developer an exclusive right to negotiate the AHDPA on the terms set forth herein and agrees not to, during the Term (as hereinafter defined) and without the prior written consent of Developer (which may be granted or withheld by Developer in its reasonable discretion) (i) solicit or consider any other proposals with respect to the development of the Potential Site or (ii) negotiate with any other developer(s) with respect to the development of the Potential Site.
b. No City Commitment. Developer acknowledges and agrees that under this Agreement, City is not identifying any particular property for a potential future disposition, or committing itself or agreeing to enter into an AHPDA or any other agreement or undertake (i) any disposition of any real property interests to Developer, (ii) approval of a Project and/or any land use entitlements, or (iii) any other acts or activities relating to the subsequent independent exercise of discretion by City. This Agreement does not constitute the disposition of property or exercise of control by City over property and Developer acknowledges and agrees it is proceeding at its own risk and expense.

2. TERM, TERMINATION AND EXTENSION.
a. Term. The term of this Agreement (the “Term”) will commence on the Effective Date and will expire on the earlier to occur of (i) the mutual execution of an AHPDA approved by the City Council, and (ii) August 31, 2024, unless earlier terminated pursuant to Section 2b, or extended pursuant to Section 2c.
b. Early Termination. This Agreement may terminate, prior to the expiration of the Term, upon the occurrence of any of the following events:
i. Upon written notice from Developer that it desires to cease negotiations; provided, however, that the provisions of this Agreement that are intended to survive termination shall remain in effect; or
ii. In the event of an impasse on material terms during the Term of this Agreement, either Party may provide written notice to the other Party of the impasse. After written notice is given, the Parties agree to work diligently and in good faith to resolve the impasse. If the Parties are unable to resolve the impasse thirty (30) days after written notice, either Party may, in its sole discretion, terminate this Agreement upon written notice to the other Party and no Party shall have any further rights or obligations to the others under this Agreement; provided, however, that the provisions of this Agreement that are intended to survive termination shall remain in effect.

3. DEVELOPER’S STUDIES; RIGHT OF ENTRY.
a. Developer’s Studies. If the Parties identify a Potential Site, and if following City’s performance of the SLA Compliance Activities with respect to the Potential Site City has not accepted an offer for the disposition of the Potential Site, then at such time City and Developer’s negotiations may include the Potential Site and Developer will use its best efforts to prepare, at Developer’s expense, any studies, surveys, plans, specifications and reports (“Developer’s Studies”) that Developer deems necessary or desirable in Developer’s sole discretion, to complete its due diligence for a Project. Developer’s Studies may include,

3 679.065/533973
without limitation, title investigation, relocation analyses if applicable, marketing, feasibility, soils, seismic and environmental studies, financial feasibility analyses and design studies. b. Grant of Entry. Following City’s performance of the SLA Compliance Activities with respect to the Potential Site, Developer and Developer’s officers, directors, members, agents, employees, affiliates, contractors and representatives (collectively, “Developer Parties”) may enter upon the Potential Site at any time during the remainder of the Term to conduct investigations, tests, topographical surveys, appraisals, and studies, including geotechnical studies, soils tests and environmental site assessments, provided that Developer shall not conduct any invasive testing at the Potential Site without the advance written consent of City. Developer and the Developer Parties shall not alter the Potential Site, except as reasonably necessary to conduct testing and other activities thereon, as authorized by this Agreement. Developer agrees upon completion of any testing or other activity under this Agreement to remove all debris, litter, equipment, and other materials placed on the Potential Site by Developer and any Developer Parties, and to restore the Potential Site to its original condition. Developer shall give at least three (3) business days advance written notice to City prior to entering the Potential Site and shall take steps to minimize any disruption to the operations of any existing lessees or occupants of the Potential Site. In response to Developer’s written notice, City will advise Developer of any concerns regarding the entry promptly thereafter. Notwithstanding any other provision of this Agreement, this right of entry shall not relieve Developer from the obligation to obtain all applicable governmental approvals or permits necessary to perform such tests or conduct other activities on the Potential Site.
c. Hazardous Materials.
i. In connection with any entry on the Potential Site, neither Developer, nor any of the Developer Parties, shall cause or permit a Release of any Hazardous Substance (as defined in Section 7c(iv)) and shall not cause or permit the Incidental Migration (as defined in Section 7vc(v)) of any Hazardous Substance.
ii. For purposes of this Section 76, the term “Hazardous Substance” shall have the meaning set forth in the Comprehensive Environmental Response, Compensation and Liability Act of 1980, as amended as of the date of this Agreement, 42 U.S.C. §9601(14), and in addition shall include, without limitation, petroleum (including crude oil or any fraction thereof) and petroleum products, asbestos, asbestos-containing materials, polychlorinated biphenyls (“PCBs”), PCB-containing materials, all hazardous substances identified in the California Health & Safety Code §§25316 and 25281(d), all chemicals listed pursuant to the California Health & Safety Code §25249.8, and any substance deemed a hazardous substance, hazardous material, hazardous waste, or contaminant under Environmental Law. The foregoing definition shall not include substances that occur naturally on the Potential Site. iii. The term “Environmental Law” shall include all federal, state and local laws, regulations and ordinances governing hazardous waste, wastewater discharges, drinking water, air emissions, Hazardous Substance releases or reporting requirements, Hazardous Substance use or storage, and employee or community right-to-know requirements related to the work being performed under this Agreement.
iv. For purposes of this Section, the term “Release” shall mean any spilling, leaking, pumping, pouring, emitting, emptying, discharging, injecting, escaping, leaching,

4 679.065/533973
dumping, or disposing into the environment (including the abandonment or discharging of barrels, containers, and other closed receptacles containing any Hazardous Substance). v. For purposes of this Section, the term “Incidental Migration” shall mean any non-negligent activation, migration, mobilization, movement, relocation, settlement, stirring, passive migration, passive movement, and/or other incidental transport of any Hazardous Substance existing at, on or under the Potential Site prior to the Effective Date of this Agreement.

4. NEGOTIATION OF AHPDA.
a. Negotiation of AHPDA. Following City’s performance of the SLA Compliance Activities with respect to the Potential Site, the Parties shall diligently meet, negotiate in good faith and attempt to negotiate the terms of an AHPDA in a form that is approved by legal counsel for each Party, incorporating specific terms, including without limitation the responsibilities of each Party, the economic parameters, development standards and requirements, a performance schedule, mutually agreed-upon closing conditions, including without limitation, title insurance, closing date, closing costs, receipt of final approval of all regulatory approvals required for the Project upon terms and conditions reasonably acceptable to both Parties, and the ability of Developer to obtain financing on commercially reasonable terms and conditions. Developer agrees and acknowledges that the obligation to “negotiate in good faith” is limited to the actions of City staff and that the foregoing obligation does not apply to, or bind, the City Council or any City regulatory body. Any AHPDA is not effective unless and until it has been approved by the City Council at a public meeting, in its sole and absolute legislative discretion and in compliance with applicable law.

5. REGULATORY APPROVALS; NO RESPRESENTATION OR WARRANTY. a. Regulatory Approvals. The Parties acknowledge that various regulatory approvals would be required for the development of the Project. Developer acknowledges and agrees that under this Agreement, City is not committing itself or agreeing to enter into an AHPDA or undertake any disposition of any real property interests to Developer, approve any land use entitlements or undertake any other acts or activities that City or any agency, commission or department of City may take in its sole and absolute discretion, subject to compliance with applicable law. This Agreement does not constitute the disposition of property or exercise of control by City over property.
b. No Representation or Warranty; Exculpation. Developer agrees and acknowledges that City has made no representation or warranty that the necessary regulatory approvals for the Project can be obtained. Each further agrees and acknowledges that there is no guarantee, nor a presumption that any of the regulatory approvals required for the development of the Project will be issued.

6. NON-ASSIGNMENT. The Parties acknowledge and agree that City is entering into this Agreement on the basis of the particular experience, financial capacity, skills and capabilities of Developer. This Agreement is personal to Developer and is non-assignable without the prior written consent of City, which may be withheld in City’s sole and absolute discretion.

Notwithstanding the foregoing, Developer may, with City’s prior written consent, which may not

5 679.065/533973
be unreasonably withheld, conditioned, or delayed, assign its interest in this Agreement to an entity in which the Developer is a general partner or manager.

7. NOTICES. Any notice given under this Agreement shall be in writing and given by delivering the notice in person, by commercial courier, express delivery service, or by sending it by registered or certified mail, or express mail, return receipt requested, with postage prepaid, to the mailing address listed below or any other address, notice of which is given.

Any mailing address may be changed at any time by giving written notice of such change in the manner provided above at least ten (10) days prior to the effective date of the change. All notices under this Agreement shall be deemed given, received, made or communicated on the date personal receipt actually occurs or, if mailed, on the delivery date or attempted delivery date shown on the return receipt. A Party may not give official or binding notice by facsimile or email. The effective time of a notice shall not be affected by the receipt of the original or mailed copy of the notice.

DEVELOPER: Coachella Valley Housing Coalition
45-701 Monroe St., Suite G
Indio, CA 92201
Attention: Executive Director
(760) 347-3157
CITY: City of Twentynine Palms
6136 Adobe Rd.

Twentynine Palms, CA 92277
Attention: City Manager
(760) 760-367-6799
If mailed, the written notice shall be deemed received and shall be effective three (3) business days after deposit in the United States mail in the State of California or upon actual receipt by the addressee if earlier.

8. MISCELLANOUS PROVISIONS.
a. Governing Law. This Agreement shall be governed by and construed in accordance with the laws of the State of California, without regard to any choice of law principles. As part of the consideration for City entering into this Agreement, Developer agrees that all actions or proceedings arising directly or indirectly under this Agreement shall be litigated in courts located within San Bernardino County, State of California, and each expressly consents to the jurisdiction of any such local, state or federal court, and consents that any service of process in such action or proceeding may be made by personal service upon itself wherever it may then be located, or by certified or registered mail directed to the address set forth in this Agreement.
b. Interpretation of Agreement.

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i. Captions. Whenever a section, article or paragraph is referenced, it refers to this Agreement unless otherwise specifically identified. The captions preceding the articles and sections of this Agreement have been inserted for convenience of reference only. Such captions shall not define or limit the scope or intent of any provision of this Agreement. ii. Words of Inclusion. The use of the term “including,” “such as”, or words of similar import when following any general term, statement or matter shall not be construed to limit such term, statement or matter to the specific items or matters, whether or not language of non-limitation is used with reference thereto. Rather, such terms shall be deemed to refer to all other items or matters that could reasonably fall within the broadest possible scope of such statement, term or matter.
iii. References. Wherever reference is made to any provision, term or matter “in this Agreement,” “herein” or “hereof” or words of similar import, the reference shall be deemed to refer to any and all provisions of this Agreement reasonably related thereto in the context of such reference, unless such reference refers solely to a specific numbered or lettered, section or paragraph of this Agreement or any specific subdivision thereof. iv. Recitals. In the event of any conflict or inconsistency between the Recitals and any of the remaining provisions of this Agreement, the remaining provisions of this Agreement shall prevail.
v. No Presumption Against Drafter. This Agreement has been negotiated at arm’s length and between persons sophisticated and knowledgeable in the matters dealt with herein. In addition, each Party has been represented by experienced and knowledgeable legal counsel. Accordingly, any rule of law (including California Civil Code Section 1654) or legal decision that would require interpretation of any ambiguities in this Agreement against the Party that has drafted it is not applicable and is waived. The provisions of this Agreement shall be construed as a whole according to their common meaning and not strictly for or against any Party in order to achieve the objectives and purposes of the Parties. The provisions of this Agreement shall be interpreted in a reasonable manner to effect the purposes of the Parties and this Agreement.
c. Entire Agreement; Conflict. This Agreement contains all of the representations and the entire agreement between the Parties with respect to the subject matter of this Agreement. Any prior correspondence, memoranda, agreements, warranties, or written or oral representations relating to such subject matter are superseded in total by this Agreement. No prior drafts of this Agreement or changes from those drafts to the executed version of this Agreement shall be introduced as evidence in any litigation or other dispute resolution proceeding by any Party or other person, and no court or other body should consider those drafts in interpreting this Agreement.
d. Non-Liability. No Council member, commissioner, official, agent or employee of City will be personally liable to Developer, or any successor in interest (if and to the extent permitted under this Agreement), in an event of default by City or for any amount that may become due to Developer or successors or on any obligations under the terms of this Agreement.

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No director, officer, agent or employee of Developer will be personally liable to City in an event of default by Developer or for any amount that may become due to City or on any obligations under the terms of this Agreement.
e. Amendments No amendment of this Agreement or any part thereof shall be valid unless it is in writing and signed by a person or persons having authority to do so, on behalf of both Parties.
f. Severability. If any provision of this Agreement, or its application to any person or circumstance, is held invalid by any court, the invalidity or inapplicability of such provision shall not affect any other provision of this Agreement or the application of such provision to any other person or circumstance, and the remaining portions of this Agreement shall continue in full force and effect, unless enforcement of this Agreement as so modified by and in response to such invalidation would be unreasonable or grossly inequitable under all of the circumstances or would frustrate the fundamental purposes of this Agreement. Without limiting the foregoing, in the event that any applicable federal or state law prevents or precludes compliance with any material term of this Agreement, the Parties shall promptly modify, amend or suspend this Agreement, or any portion of this Agreement, to the extent necessary to comply with such provisions in a manner which preserves to the greatest extent possible the benefits to each of the Parties to this Agreement before such conflict with federal or state law. However, if such amendment, modification or suspension would deprive any of the Parties of the substantial benefits derived from this Agreement or make performance unreasonably difficult or expensive, then the affected Party may terminate this Agreement upon written notice to the other Parties. In the event of such termination, neither of the Parties shall have any further rights or obligations under this Agreement, except as otherwise provided herein. g. Counterparts; Electronic Signatures. This Agreement may be executed in one or more counterparts, each of which shall be deemed to be an original, but all of which together shall constitute but one and the same instrument. This Agreement may be executed using electronic signatures and delivered via .pdf and shall be considered an original, and shall have the same legal effect, validity and enforceability as a paper record. For the avoidance of doubt, the authorization under this paragraph may include, without limitation, use or acceptance of manually signed paper documents which have been converted into electronic form (such as scanned into .pdf format), or an electronically signed documents converted into another format, for transmission, delivery and/or retention.
h. Singular, Plural, Gender Whenever required by the context, the singular shall include the plural and vice versa, and the masculine gender shall include the feminine or neuter genders, and vice versa.
i. Authority If Developer signs as a corporation, limited liability company or a partnership, each of the persons executing this Agreement on behalf of Developer does hereby covenant and warrant that it is a duly authorized and existing entity, that it has and is qualified to do business in California, that it has full right and authority to enter into this Agreement, and that each and all of the persons signing on its behalf are authorized to do so. Upon City’s request,

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Developer shall provide City with evidence reasonably satisfactory to City confirming the foregoing representations and warranties.
j. Waiver. No failure by any Party to insist upon the strict performance of any obligation of the other Party under this Agreement or to exercise any right, power or remedy arising out of a breach thereof, irrespective of the length of time for which such failure continues, and no acceptance of any full or partial payment during the continuance of any such breach shall constitute a waiver of such breach or of such Party’s rights to demand strict compliance with such term, covenant or condition. Any Party’s consent to or approval of any act by another Party requiring the consenting Party’s consent or approval shall not be deemed to waive or render unnecessary the consenting Party’s consent to or approval of any subsequent act by the other Party. Any waiver by any Party of any default must be in writing and shall not be a waiver of any other default concerning the same or any other provision of this Agreement. k. Time for Performance.
i. Expiration. All performance dates, including cure dates, expire at 5:00 p.m., Pacific Time, on the performance or cure date.
ii. Weekends and Holidays. A performance date which falls on a Saturday, Sunday, or national, state or City holiday is deemed extended to the next working day. iii. Days for Performance. All periods for performance specified in this Agreement in terms of days shall be calendar days, and not business days, unless otherwise expressly provided in this Agreement.
iv. Time of the Essence. Time is of the essence with respect to each provision of this Agreement.
l. Successors and Assigns. This Agreement shall inure to the benefit of and bind the respective successors and assigns of City and Developer, subject to the limitations on assignment by Developer set forth in Section 6. This Agreement is for the exclusive benefit of the Parties hereto and not for the benefit of any other person and shall not be deemed to have conferred any rights, express or implied, upon any other person.
m. Force Majeure. Whenever performance is required of a Party hereunder, that Party shall use all due diligence and take all necessary measures in good faith to perform, but if completion of performance is delayed by reasons of floods, earthquakes or other acts of God, war, civil commotion, riots, strikes, picketing, or other labor disputes, damage to work in progress by casualty, any administrative, judicial, or referenda challenges or proceedings, or by other cause without fault and beyond the reasonable control of the Party, then the specified time for performance shall be extended by the amount of the delay actually so caused; provided, however, that the foregoing shall not impact or extend any obligation by Developer to meet a monetary duty under this Agreement.

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n. Broker. Neither City nor Developer will pay a finders or brokers fee in connection with this Agreement or upon execution of an AHPDA. City and Developer agree to indemnify and hold the other harmless from any claim and costs and expenses, including attorneys’ fees, incurred by any Party in conjunction with any such claim or claims of any finder(s) or broker(s) to a commission in connection with this Agreement or an AHPDA as a result of the actions of City or Developer.
o. Attorneys’ Fees and Costs. If any action arising out of a dispute relating to the meaning or interpretation of any provision of this Agreement or the performance of a Party of its obligations under this Agreement, the Party determined to be in default or the Party not prevailing in such dispute, as the case may be, shall pay any and all costs and expenses incurred by the other Party on account of such default or in enforcing or establishing its rights under this Agreement, including, without limitation, court costs and reasonable Attorneys’ Fees and Costs (as defined below). Any such Attorneys’ Fees and Costs incurred by a Party in enforcing a judgment in its favor under this Agreement shall be recoverable separately from and in addition to any other amount included in such judgment, and such Attorneys’ Fees and Costs obligation is intended to be severable from the other provisions of this Agreement and to survive and not be merged into any such judgment. “Attorneys’ Fees and Costs” means any and all reasonable attorneys’ fees, costs, expenses and disbursements, including, but not limited to, expert witness fees and costs, travel time and associated costs, transcript preparation fees and costs, document copying, attachment preparation, courier, postage, facsimile, long-distance and communications expenses, court costs and the costs and fees associated with any other legal, administrative or alternative dispute resolution proceeding, fees and costs associated with execution upon any judgment or order, and costs on appeal.
p. Survival. Notwithstanding anything to the contrary in this Agreement, those obligations that specifically survive and that arise and were not satisfied before termination shall survive any termination of this Agreement.
q. Relationship of the Parties. The subject of this Agreement is a private development with none of the Parties acting as the agent of the other in any respect. None of the provisions in this Agreement shall be deemed to render City a partner in Developer’s respective business or a joint venture partner or member in any joint enterprise with Developer. r. Cooperation. In connection with this Agreement, the Parties shall reasonably cooperate with one another to achieve the objectives and purposes of this Agreement. In so doing, the Parties shall each refrain from doing anything that would render its performance under this Agreement impossible and shall each use commercially reasonable efforts to do everything that this Agreement contemplates each Party will do to accomplish the objectives and purposes of this Agreement.
s. Joint and Several. In the event that Developer is composed of more than one person or entity, the obligations imposed herein shall be joint and several. [BALANCE OF PAGE INTENTIONALLY LEFT BLANK. SIGNATURES ON NEXT PAGE]

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IN WITNESS WHEREOF, the Parties have executed this Agreement to Negotiate as of the date first written above.
“CITY”

CITY OF TWENTYNINE PALMS,
a California municipal corporation
_____________________________
Frank Luckino, City Manager
Attest:
_____________________________
Cindy Villescas, CMC, City Clerk
APPROVED AS TO FORM:

RUTAN & TUCKER, LLP
____________________________
A. Patrick Munoz, City Attorney
“DEVELOPER”

THE COACHELLA VALLEY HOUSING COALITION,
a California nonprofit pubic benefit corporation
___________________________________________
Pedro S.G. Rodriguez, Executive Director