Twentynine Palms City Council
September 29, 2026

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Final Initial Study/Mitigated Negative Declaration
Desert Knoll Residential Subdivision Project
Tentative Tract Map TTM26-000001 (TTM 20866) and
Development Agreement DA26-000001
Applicant:

Steve Enochs, representing
Hakeem Milbes
29 Build, LLC
2525 El Camino Real, #165
Carlsbad, CA 92008
Lead Agency:

City of Twentynine Palms
6136 Adobe Road
Twentynine Palms, CA 92277
August 25, 2026

Desert Knoll Residential Subdivision Project
Responses to Comment Page 1
Introduction
The Draft IS/MND for the proposed Desert Knoll Residential Subdivision Project (State Clearinghouse No. 2026080072) was circulated for a 30-day public review period from August 3, 2026 to September 3, 2026, pursuant to Section 15105 of the CEQA Guidelines.

The Draft IS/MND and the response to comments on the Draft IS/MND are informational documents prepared by the Lead Agency that must be considered by decision makers before approving the proposed Project and that must reflect the Lead Agency’s independent judgement and analysis (CEQA Guidelines, Section 15074).

CEQA Requirements Regarding Comments and Responses
CEQA Guidelines, Section 15204(b), outlines parameters for submitting comments on negative declarations. Persons and public agencies should focus the on the proposed finding that the project will not have a significant effect on the environment. If persons and public agencies believe that the project may have a significant effect, they should:

Identify the specific effect,
Explain why they believe the effect would occur, and
Explain why they believe the effect would be significant.

CEQA Guidelines, Section 15204(c), further advises that reviewers should explain the basis for their comments, and should submit data or references offering facts, reasonable assumptions based on facts, or expert opinion supported by facts in support of the comments. Pursuant to Section 15064, an effect shall not be considered significant in the absence of substantial evidence.

Comments and Responses to the Comments on the Draft IS/MND This section of the Final IS/MND provides responses to the comments and questions on the Draft IS/MND circulated by the City to public agencies and the public. As discussed below in the response to comments, edits to the Draft IS/MND have incorporated the comments where appropriate. With these edits, the Final IS/MND does not describe a project having any new or substantially more severe impacts than those identified and analyzed in the Draft IS/MND.

Therefore, in accordance with CEQA Guidelines Section 15073.5, recirculation of the Draft IS/MND is not required.

The City received one comment letter on the Draft Initial Study/Mitigated Negative Declaration for the proposed Project. The letter dated August 13, 2026 was from Alisa Ellsworth, Environmental Program Manager with the California Department of Fish and Wildlife. A response to this comment letter follows.

Desert Knoll Residential Subdivision Project
Responses to Comment Page 2

RESPONSE TO COMMENT

CALIFORNIA DEPARTMENT OF FISH AND WILDLIFE (CDFW)
COMMENT LETTER A (AUGUST 13, 2026)

RESPONSE COMMENT
A-1 The comment is noted. This comment is understood as an introductory citation and does not raise any specific environmental concerns. The CDFW's role as a trustee agency and responsible agency is identified. For this reason, no further response to this comment is provided.

A-2 This comment provides a summary of the Project and does not identify a specific concern or question regarding the adequacy of the IS/MND in identifying and analyzing the potential environmental impacts of the project. For this reason, no further response to this comment is provided.

A-3 The IS/MND adequately discloses the Project's potentially significant impacts on biological resources, includes a complete and stable project description, provides mitigation measures to reduce biological impacts to less than significant levels, and complies with CEQA's requirements. The City is aware that the species could move onto the site prior to construction and has provided the appropriate measures to protect the species from take through conditions of approval for the Project. As requested by the CDFW, a mitigation measure (BIO-5) has been added to Section IV Biological Resources a), to explicitly require pre-construction survey for the western burrowing owl prior to site disturbances.

A-4 The Initial Study fully acknowledges the CDFW's requirements. Mitigation Measure BIO-6 has been added to the Final IS/MND Section IV Biological Resource c) to address CDFW’s request that the Project be required to submit a Lake and Streambed Alteration Agreement (LSA) notification.

A-5 This comment does not address the adequacy or completeness of the IS/MND; does not raise environmental issues; and does not request the incorporation of additional information relevant to environmental issues. Such comments do not require a response, pursuant to Section 15088(a) of the State CEQA Guidelines. No further response is required.

A-6 The Project Applicant shall pay the environmental document filing fee upon filing the Notice of Determination.

The City thanks the CDFW for their participation in the CEQA process. The CDFW’s comments do not present significant new information and there are no recommended changes that warrant recirculation of the IS/MND. The City has prepared an IS/MND which complies with CEQA and which will mitigate the impacts of the Project to less than significant levels.

DEPARTMENT OF FISH AND WILDLIFE MEGHAN HERTEL, Director Inland Deserts Region
3602 Inland Empire Boulevard, Suite C-220
Ontario, CA 91764
wildlife.ca.gov
August 13, 2026
Sent via email
Keith Gardner
Community Development Director
City of Twentynine Palms
6136 Adobe Road,
Twentynine Palms, CA 92277
Subject: Desert Knoll Residential Subdivision Project (Project) Mitigated Negative Declaration (MND)
State Clearing House# 2026080072
Dear Keith Gardner:

The California Department of Fish and Wildlife (CDFW) received a Notice of Intent to Adopt an MND from City of Twentynine Palms for the Project pursuant the California Environmental Quality Act (CEQA) and CEQA Guidelines.1 Thank you for the opportunity to provide comments and recommendations regarding those activities involved in the Project that may affect California fish and wildlife. Likewise, we appreciate the opportunity to provide comments regarding those aspects of the Project that CDFW, by law, may be required to carry out or approve through the exercise of its own regulatory authority under the Fish and Game Code.

CDFW ROLE
CDFW is California’s Trustee Agency for fish and wildlife resources and holds those resources in trust by statute for all the people of the State. (Fish & G. Code, §§ 711.7, subd. (a) & 1802; Pub. Resources Code, § 21070; CEQA Guidelines § 15386, subd. (a).) CDFW, in its trustee capacity, has jurisdiction over the conservation, protection, and management of fish, wildlife, native plants, and habitat necessary for biologically 1 CEQA is codified in the California Public Resources Code in section 21000 et seq. The “CEQA Guidelines” are found in Title 14 of the California Code of Regulations, commencing with section 15000.

STATE OF CALIFORNIA GAVIN NEWSOM, Governor
A-1

Keith Gardner, Community Development Director
City of Twentynine Palms
August 13, 2026

sustainable populations of those species. (Id., § 1802.) Similarly, for purposes of CEQA, CDFW is charged by law to provide, as available, biological expertise during public agency environmental review efforts, focusing specifically on projects and related activities that have the potential to adversely affect fish and wildlife resources.

CDFW is also submitting comments as a Responsible Agency under CEQA. (Pub.

Resources Code, § 21069; CEQA Guidelines, § 15381.) CDFW expects that it may need to exercise regulatory authority as provided by the Fish and Game Code. As proposed, for example, the Project may be subject to CDFW’s lake and streambed alteration regulatory authority. (Fish & G. Code, § 1600 et seq.) Likewise, to the extent implementation of the Project as proposed may result in “take” as defined by State law of any species protected under the California Endangered Species Act (CESA) (Fish & G. Code, § 2050 et seq.), the project proponent may seek related take authorization as provided by the Fish and Game Code.

PROJECT DESCRIPTION SUMMARY
Proponent: 29 Build, LLC
Objective: The objective of the Project is to subdivide 73.3 acres of land (Assessor’s Parcel Number [APN] 0621-231-11 and APN 0621-231-14) into 137 residential lots, and four lots for retention basins, a wastewater treatment facility, and “Geoflow” field irrigation system. The Project proposes to build 137 single-family residential houses ranging between 1,827 square feet (sf) to 2,3879 sf, with a maximum height of 20 feet 3 inches. The Project also includes the creation of two retention basins; an onsite wastewater treatment facility that includes metering instrumentation, screening, grit removal, a flow equalization basin, two extended aeration tanks, two secondary clarifiers, one aerobic sludge digester, and one chlorine contact tank for disinfection; and a 90,132 sf “Geoflow” field irrigation system.

Offsite and utility improvements include the extension and connection of Samarkand Drive to Utah Trail; domestic water connection from the Twentynine Palms Water District through existing connection from Desert Knoll Avenue; underground electric connection provided by Southern California Edison or Frontier Communications; and a solid waste connection via Burrtec Waste and Recycling Services. Primary Project activities include site preparation, grubbing and grading, trenching, building construction, paving, and vegetation removal.

Location: The Project occurs at APN 0621-231-11 and APN 0621-231-14 in the City of Twentynine Palms, San Bernardino County, California. The Project is bound by Utah Trail to the west, Desert Knoll Avenue to the east, undisturbed land to the north, and A-2

Keith Gardner, Community Development Director
City of Twentynine Palms
August 13, 2026

Manana Drive to the south. The Project is 1.35 miles north of Stater Route 62 and is centered at latitude 34.155176°, longitude -116.042218°.

Timeframe: The Project is anticipated to be completed in 6-phases beginning October 2026 and ending in April 2039. The Project’s construction is estimated to commence 2026 and last through December 2027.

COMMENTS AND RECOMMENDATIONS
CDFW offers the comments and recommendations below to assist the City of Twentynine Palms in adequately identifying and/or mitigating the Project’s significant, or potentially significant, direct and indirect impacts on fish and wildlife (biological) resources. Editorial comments or other suggestions may also be included to improve the document.

COMMENT #1: Western Burrowing Owl (Athene cunicularia hypugaea) CDFW appreciates that the MND considered potential impacts from the Project to western burrowing owl. The MND and Appendix B (Biological Assessment) state that a habitat assessment for western burrowing owl was conducted on November 17 and November 18 in 2025, during which no suitable burrows were detected. However, CDFW estimates that Project activities may not commence until 2027, this would result in more than one year since the habitat assessment was conducted. CDFW typically considers wildlife surveys valid for only one year from the date of completion.

Therefore, CDFW is concerned that western burrowing owl may not remain absent from the Project site in the time being and may be present at the time of construction.

For this reason, CDFW recommends that a pre-construction survey for western burrowing owl be conducted within one year of Project commencement to ensure western burrowing owl remains absent from the Project site. Thus, CDFW recommends the following measure be adopted in the final MND to reduce impacts to western burrowing owl to less than significant:

BIO-5 (New)
Prior to any Project activities, including vegetation removal or ground-disturbing activities, a qualified biologist shall conduct a habitat assessment in accordance with CDFW’s Staff Report on Burrowing Owl Mitigation, Appendix C. If the habitat assessment determines suitable habitat for western burrowing owl is present, focused western burrowing owl surveys in accordance with CDFW’s Staff Report on Burrowing Owl Mitigation, Appendix D shall be performed.

If western burrowing owl or occupied burrows are detected, impacts to western A-3

Keith Gardner, Community Development Director
City of Twentynine Palms
August 13, 2026

burrowing owl individuals, nests, eggs, occupied burrows, or occupied habitat shall be fully avoided and if impacts cannot be fully avoided, the Project Proponent shall obtain a CESA Incidental Take Permit (Fish & G. Code, § 2081, subd. (b)) prior to starting any Project activities.

COMMENT #2: Lake and Streambed Alteration Agreement
The MND recognizes the presence of 1.01 acres of streambed on the Project site, but there is no requirement in the MND to notify for a Lake and Streambed Alteration Agreement, pursuant to California Fish and Game Code section 1602. CDFW would like to clarify that an entity should notify CDFW before starting any activity that may substantially divert or obstruct the natural flow, alter the bed, bank, or channel, or deposit material that could enter any river, stream, or lake. This applies to perennial, intermittent, and ephemeral features, including wetlands, desert washes, and watercourses with subsurface or episodic flow, and may extend to the floodplain. In CDFW’s review of the Project’s site plan, it appears that the Project will most likely impact Fish and Game section 1602 resources and recommends notification pursuant to Fish and Game Code section 1602.

Furthermore, thirteen mesquite trees were identified onsite. Mesquite is commonly associated with streams as part of riparian habitats; however, the MND mentions that there is no riparian habitat on the Project site. Additionally, through desktop analysis and review of aerial imagery, additional potential stream resources subject to Fish and Game Code section 1602 were identified, including mesquite. For all these reasons, CDFW recommends that the final MND adopts the following measure:

BIO-6 (New)
Prior to ground disturbance and/or Project activities, the Project Proponent shall notify pursuant to Fish and Game Code Section 1602 et seq., and shall obtain written correspondence from the California Department of Fish and Wildlife (CDFW) stating that notification under section 1602 of the Fish and Game Code is not required for the Project or if CDFW determines that the Project may substantially affect fish and wildlife resources, shall obtain a Streambed Alternation Agreement (Agreement). The Agreement shall include measures to avoid, minimize, and mitigate impacts to Fish and Game Code Section 1602 et seq., resources.

ENVIRONMENTAL DATA
CEQA requires that information developed in environmental impact reports and negative declarations be incorporated into a database which may be used to make subsequent or supplemental environmental determinations. (Pub.

Resources Code, §
A-4
A-5

Keith Gardner, Community Development Director
City of Twentynine Palms
August 13, 2026

21003, subd. (e).) Accordingly, please report any special status species and natural communities detected during Project surveys to the California Natural Diversity Database (CNDDB). The CNNDB field survey form can be filled out and submitted online at the following link: https://wildlife.ca.gov/Data/CNDDB/Submitting-Data. The types of information reported to CNDDB can be found at the following link:
https://www.wildlife.ca.gov/Data/CNDDB/Plants-and-Animals.

ENVIRONMENTAL DOCUMENT FILING FEES
The Project, as proposed, would have an impact on fish and/or wildlife, and assessment of environmental document filing fees is necessary. Fees are payable upon filing of the Notice of Determination by the Lead Agency and serve to help defray the cost of environmental review by CDFW. Payment of the environmental document filing fee is required in order for the underlying project approval to be operative, vested, and final. (Cal. Code Regs, tit. 14, § 753.5; Fish & G. Code, § 711.4; Pub. Resources Code, § 21089.)

CONCLUSION
CDFW appreciates the opportunity to comment on the MND to assist City of Twentynine Palms in identifying and mitigating Project impacts on biological resources.

Questions regarding this letter or further coordination should be directed to Steven Recinos, Environmental Scientist at (909) 731-5954 or [email protected].

Sincerely,
for
Alisa Ellsworth
Environmental Program Manager
ec: Office of Planning and Research, State Clearinghouse, [email protected]

ATTACHMENTS
Attachment A: Mitigation Monitoring and Reporting Program

REFERENCES
A-6

Keith Gardner, Community Development Director
City of Twentynine Palms
August 13, 2026

California Department of Fish and Game (CDFG). 2012. Staff report on burrowing owl mitigation. State of California, Natural Resources Agency. Available for download at: Microsoft Word - BUOW Staff Report_final_030712 REV 1.doc

Keith Gardner, Community Development Director
City of Twentynine Palms
August 13, 2026

Attachment A
Mitigation Monitoring and Reporting Program
Measure
Number
Biological(BIO) Mitigation Measure
(MM)
Implementation
Schedule
Responsible
Party
BIO-5 Prior to any Project activities, including
vegetation removal or
ground-disturbing activities, a qualified
biologist shall conduct a habitat
assessment in accordance with CDFW’s
Staff Report on Burrowing Owl
Mitigation, Appendix C. If the habitat
assessment determines suitable habitat
for western burrowing owl is present,
focused western burrowing owl surveys
in accordance with CDFW’s Staff Report
on Burrowing Owl Mitigation, Appendix
D shall be performed.

If western burrowing owl or occupied
burrows are detected, impacts to
western burrowing owl individuals, nests,
eggs, occupied burrows, or occupied
habitat shall be fully avoided and if
impacts cannot be fully avoided, the
Project Proponent shall obtain a CESA
Incidental Take Permit (Fish & G. Code,
§ 2081, subd. (b)) prior to starting any
Project activities.

Prior to any Project
activities
Project
Proponent&
Qualified
Biologist

Keith Gardner, Community Development Director
City of Twentynine Palms
August 13, 2026

BIO-6 Prior to ground disturbance and/or
Project activities, the Project Proponent
shall notify pursuant to Fish and Game
Code Section 1602 et seq., and shall
obtain written correspondence from the
California Department of Fish and
Wildlife (CDFW) stating that notification
under section 1602 of the Fish and
Game Code is not required for the
Project or if CDFW determines that the
Project may substantially affect fish and
wildlife resources, shall obtain a
Streambed Alternation Agreement
(Agreement). The Agreement shall
include measures to avoid, minimize,
and mitigate impacts to Fish and Game
Code Section 1602 et seq., resources.

Prior to ground
disturbance and/or
Project activities
Project
Proponent

Mitigation Monitoring and Reporting Program
Desert Knoll Residential Subdivision Project
Tentative Tract Map TTM26-000001 (TTM 20866) and
Development Agreement DA26-000001
Applicant:

Steve Enochs, representing
Hakeem Milbes
29 Build, LLC
2525 El Camino Real, #165
Carlsbad, CA 92008
Lead Agency:

City of Twentynine Palms
6136 Adobe Road
Twentynine Palms, CA 92277
August 25, 2026

This page intentionally left blank.

DESERT KNOLL RESIDENTIAL SUBDIVISION PROJECT

MITIGATION MONITORING AND REPORTING PROGRAM
Lead Agency: City of Twentynine Palms TTM 20866 and DA26-000001

Project File No.: Tentative Tract Map TTM26-000001 (TTM 20866) and Development Agreement DA26-000001 Applicant/Owner: Steve Enochs, representing Hakeem Milbes, 29 Build, LLC, 2525 El Camino Real, #165, Carlsbad, CA 92008

INTRODUCTION
Public Resources Code, Section 21081.6 (Assembly Bill 3180) Section 21081.6 of the Public Resources Code requires a Lead Agency to adopt a “reporting or monitoring program for the changes made to the project or conditions of project approval, adopted in order to mitigate or avoid significant effects on the environment” (Mitigation Monitoring or Reporting, Section 15097 of the CEQA Statute and Guidelines provides additional direction on mitigation monitoring or reporting). The City of Twentynine Palms is the Lead Agency for the Desert Knoll Residential Subdivision Project (the “Project”). An Initial Study has been prepared to address the potential environmental impacts of the Project. Where appropriate, this environmental document identified project design features or recommended mitigation measures to avoid or to reduce potentially significant environmental impacts of the Project. This Mitigation Monitoring and Reporting Program (MMRP) is designed to monitor implementation of the mitigation measures identified for the Project. The MMRP is subject to review and approval by the Lead Agency as part of the adoption of the Mitigated Negative Declaration and approval of project conditions. The required mitigation measures are listed and categorized by impact area, as identified in the Initial Study, with an accompanying identification of the following:
• The responsible party to implement the required mitigation measure; • The monitoring party ofthe action;
• The stage of the project during which the required mitigation measure must be implemented; • The method of verification which the required mitigation measure must be monitored; and • The compliance record.

The MMRP includes a checklist to be used during the mitigation monitoring period. The checklist will verify the name of the monitor, the date of the monitoring activity, and any related remarks for each mitigation measure.

TERMS AND DEFINITIONS
Environmental Equivalent/Timing – Any Mitigation Measure and timing thereof, subject to the approval of the City of Twentynine Palms, which will have the same or superior result and will have the same or superior effect on the environment. The Community Development Department, in conjunction with any appropriate agencies or City departments, shall determine the adequacy of any proposed “environmental equivalent/timing” and, if determined necessary, may refer said determination to the Planning Commission. Any costs associated with information required in order to make a determination of environmental equivalency/timing shall be borne by the property owner/developer. Staff time for reviews will be charged on a time and materials basis at the rate in the City’s adopted fee schedule.

DESERT KNOLL RESIDENTIAL SUBDIVISION PROJECT

MITIGATION MONITORING AND REPORTING PROGRAM
Lead Agency: City of Twentynine Palms TTM 20866 and DA26-000001

Timing – This is the point where a mitigation measure must be monitored for compliance. In the case where multiple action items are indicated, it is the first point where compliance associated with the mitigation measure must be monitored. Once the initial action item has been complied with, no additional monitoring pursuant to the Mitigation Monitoring Program will occur because routine City practices and procedures will ensure that the intent of the measure has been complied with. For example, if the timing is “to be shown on approved building plans” subsequent to issuance of the building permit consistent with the approved plans will be final building and zoning inspections pursuant to the building permit to ensure compliance.

Responsibility for Monitoring – Shall mean that compliance with the subject mitigation measure(s) shall be reviewed and determined adequate by all departments listed for each mitigation measure.

Ongoing Mitigation Measures – The mitigation measures that are designated to occur on an ongoing basis as part of this mitigation monitoring program will be monitored in the form of an annual letter from the property owner/developer in January of each year stating how compliance with the subject measures(s) has been achieved. When compliance with a measure has been demonstrated for a period of one year, monitoring of the measure will be deemed to be satisfied and no further monitoring will occur. For measures that are to be monitored “Ongoing During Construction,” the annual letter will review those measures only while construction is occurring. Monitoring will be discontinued after construction is completed.

Building Permit – For purposes of this mitigation monitoring program, a building permit shall be defined as any permit issued for construction of a new building or structural expansion or modification of any existing building but shall not include any permits required for interior tenant improvements or minor additions to an existing structure or building.

DESERT KNOLL RESIDENTIAL SUBDIVISION PROJECT

MITIGATION MONITORING AND REPORTING PROGRAM
Lead Agency: City of Twentynine Palms TTM 20866 and DA26-000001

Mitigation Monitoring and Reporting Program
Mitigation Measure
Responsible Party MonitoringParty Implementation
Stage
Method of
Verification
Verification of
Compliance
Initial Date
Biological Resources
BIO-1 Desert Tortoise
Prior to the issuance of any ground disturbing permit and any ground disturbing activities occurring on the Project site, pre-construction clearance surveys consistent with the requirements of the USFW 20219, “Preparing For Any Action That May Occur Within The Range of the Mojave Desert Tortoise (Gopherus Agassizii)” shall be conducted by a qualified biologist. This clearance survey will be completed by a qualified desert tortoise biologist(s) over the entire project footprint with spacing of 10-meter transects and will occur within 14-days of any vegetation removal or soil impacts. If a desert tortoise is found during the surveys, consultation with the appropriate regulatory agencies, including CFDW and USFW is necessary to secure an Incidental Take Permit (ITP) and determine the appropriate mitigation. If a desert tortoise or its sign is found on-site during construction, all activities likely to affect the species must cease and the City, CDFW and USFWS must be contacted to determine appropriate steps. No take of the tortoise(s) may occur without an ITP.

Professional
Archaeologist
retained by
Project Applicant
City of Twentynine
Palms
Community
Development
Department, Building
and Safety Division
Prior to ground
disturbing activities
Written report from
Professional
Archaeologist and
field inspection
BIO-2 Migratory Bird Treaty Act
If possible, the removal of vegetation and grading preparatory to construction shall occur outside the nesting season (February 1 to August 31).

A nesting bird survey shall be performed by a qualified biologist no more than three days prior to construction activities. If no nests are found, construction may proceed. If active nests are found, a buffer zone of 500 feet for birds of prey and/or 300 feet for other birds will be put in place around the nest and work within the buffer shall be avoided until the young have fledged as determined by the qualified biologist. This buffer may be decreased at the discretion of the biological monitor as long as construction activities have no direct or indirect impact to nesting birds.

Professional
Biologist retained
by Project
Applicant
City of Twentynine
Palms
Community
Development
Department, Building
and Safety Division
Prior to ground
disturbing activities
Written report from
Professional
Biologist and field
inspection
BIO-3 Construction Worker WEAP Program
Implementation of a Worker Environmental Awareness Program (WEAP) shall be required to educate the construction crew of potential special status species present on the project site. The WEAP shall be conducted within one week of the initiation of construction, and shall be repeated as new workers/trades come onto the site. A recording of the original WEAP can be used for subsequent training.

Professional
Biologist retained
by Project
Applicant
City of Twentynine
Palms
Community
Development
Department, Building
and Safety Division
Prior to ground
disturbing activities
Written report from
Professional
Biologist and field
inspection

DESERT KNOLL RESIDENTIAL SUBDIVISION PROJECT

MITIGATION MONITORING AND REPORTING PROGRAM
Lead Agency: City of Twentynine Palms TTM 20866 and DA26-000001

Mitigation Measure
Responsible Party MonitoringParty Implementation
Stage
Method of
Verification
Verification of
Compliance
Initial Date
BIO-4 Plant Surveys
Prior to any ground disturbing activities, a qualified botanist shall conduct a Desert Native Plant Assessment with focused plant surveys that are consistent with the 2018 Protocols for Surveying and Evaluating Impacts to Special Status Native Plant Populations and Sensitive Natural Communities. The survey shall be conducted at the appropriate time of year and in a manner that maximizes the likelihood of locating special-status plants that may be present. If any special-status plant species is identified within the project site, the qualified botanist shall delineate a buffer around the plant(s) and impacts shall be fully avoided. If complete avoidance is not feasible, coordination with the CDFW is necessary to discuss specific mitigation measures which may be required for the individual species.

Professional
Botanist retained
by Project
Applicant
City of Twentynine
Palms
Community
Development
Department, Building
and Safety Division
Prior to ground
disturbing activities
Written report from
Professional
Botanist and field
inspection
BIO-5 Burrowing Owl
Prior to any Project activities involving vegetation removal or ground-disturbing activities, a qualified biologist shall conduct a habitat assessment in accordance with CDFW’s Staff Report on Burrowing Owl Mitigation, Appendix C. If the habitat assessment determines suitable habitat for western burrowing owl is present, focused western burrowing owl surveys in accordance with CDFW’s Staff Report on Burrowing Owl Mitigation, Appendix D shall be performed. If western burrowing owl or occupied burrows are detected, impacts to western burrowing owl individuals, nests, eggs, occupied burrows, or occupied habitat shall be fully avoided and if impacts cannot be fully avoided, the Project Proponent shall obtain a CESA Incidental Take Permit (Fish & G. Code, § 2081, subd. (b)) prior to starting any Project activities.

Professional
Biologist retained
by Project
Applicant
City of Twentynine
Palms
Community
Development
Department, Building
and Safety Division
Prior to ground
disturbing activities
Written report from
Professional
Biologist and field
inspection
BIO-6 Streambed Alteration Agreement
Prior to ground disturbance, the Project proponent shall notify pursuant to Fish and Game Code Section 1602 et seq., and shall obtain written correspondence from the California Department of Fish and Wildlife (CDFW) stating that notification under section 1602 of the Fish and Game Code is not required for the Project or if CDFW determines that the Project may substantially affect fish and wildlife resources, shall obtain a Streambed Alternation Agreement (Agreement). The Agreement shall include measures to avoid, minimize, and mitigate impacts to Fish and Game Code Section 1602 et seq., resources.

Project Proponent City of Twentynine
Palms
Community
Development
Department, Building
and Safety Division
Prior to ground
disturbing activities
Written report from
CDFW

DESERT KNOLL RESIDENTIAL SUBDIVISION PROJECT

MITIGATION MONITORING AND REPORTING PROGRAM
Lead Agency: City of Twentynine Palms TTM 20866 and DA26-000001

Mitigation Measure
Responsible Party MonitoringParty Implementation
Stage
Method of
Verification
Verification of
Compliance
Initial Date
Cultural Resources
CUL-1 Monitoring and Treatment Plan
A Monitoring and Treatment Plan that is reflective of the project mitigation (“Cultural Resources” and “Tribal Cultural Resources”) shall be completed by the archaeologist and submitted to the City of Twentynine Palms for dissemination to the Yuhaaviatam of San Manuel Nation Cultural Resources Management Department (YSMN). Once all parties review and approve the plan, it shall be adopted by the City – the plan must be adopted prior to permitting for the project. Any and all findings will be subject to the protocol detailed within the Monitoring and Treatment Plan. .

Professional
Archaeologist
retained by Project
Applicant
City of Twentynine
Palms
Community
Development
Department, Building
and Safety Division
Prior to ground
disturbing activities
Written report from
Professional
Archaeologist and
field inspection
CUL-2 Archaeological Monitoring
An archaeological monitor with at least 3 years of regional experience in archaeology shall be present for all ground-disturbing activities that occur within the proposed Project area (which includes, but is not limited to, tree/shrub removal and planting, clearing/grubbing, grading, excavation, trenching, compaction, fence/gate removal and installation, drainage and irrigation removal and installation, hardscape installation [benches, signage, boulders, walls, seat walls, fountains, etc.], and archaeological work). A sufficient number of archaeological monitors shall be present each work day to ensure that simultaneously occurring ground disturbing activities receive thorough levels of monitoring coverage.

Professional
Archaeologist
retained by Project
Applicant
City of Twentynine
Palms
Community
Development
Department, Building
and Safety Division
Prior to ground
disturbing activities
Written report from
Professional
Archaeologist and
field inspection
CUL-3 Worker Environmental Awareness Program
Prior to project initiation, a qualified archaeologist should be retained to conduct a Worker’s Environmental Awareness Program (WEAP) training on archaeological sensitivity for all construction personnel prior to the commencement of any ground-disturbing activities. The training should be conducted by an archaeologist who meets or exceeds the Secretary of Interior’s Professional Qualification Standards for archaeology. Tribal representatives from the Consulting Tribes, such as Yuhaaviatam of San Manuel Nation Cultural Resources Management Department (YSMN) will be allowed to attend and/or participate in the WEAP training should they elect to and will be given ten days' notice prior to the training. Archaeological sensitivity training should include a description of the types of cultural material that may be encountered, cultural sensitivity issues, regulatory issues, and the proper protocol for treatment of the materials in the event of a find.

Professional
Archaeologist
retained by Project
Applicant
City of Twentynine
Palms
Community
Development
Department, Building
and Safety Division
Prior to ground
disturbing activities
Written report from
Professional
Archaeologist and
field inspection

DESERT KNOLL RESIDENTIAL SUBDIVISION PROJECT

MITIGATION MONITORING AND REPORTING PROGRAM
Lead Agency: City of Twentynine Palms TTM 20866 and DA26-000001

Mitigation Measure
Responsible Party MonitoringParty Implementation
Stage
Method of
Verification
Verification of
Compliance
Initial Date
CUL-4 Inadvertent Discoveries of Human Remains
If human remains are encountered during any activities associated with the project, work in the immediate vicinity (within a 100-foot buffer of the find) shall cease and the County Coroner shall be contacted pursuant to State Health and Safety Code §7050.5 and that code enforced for the duration of the project.

Professional
Archaeologist
retained by Project
Applicant
City of Twentynine
Palms
Community
Development
Department, Building
and Safety Division
During ground
disturbing activities
Written report from
Professional
Archaeologist and
field inspection
Tribal Cultural Resources
TCR-1 Tribal Monitoring
Due to the heightened cultural sensitivity of the proposed Project area, at the discretion of the consulting tribe(s), Tribal monitor(s) authorized to represent YSMN shall be present for all ground-disturbing activities that occur within the proposed project area (which includes, but is not limited to, tree/shrub removal and planting, clearing/grubbing, grading, excavation, trenching, compaction, fence/gate removal and installation, drainage and irrigation removal and installation, hardscape installation [benches, signage, boulders, walls, seat walls, fountains, etc.], and archaeological work). At the discretion of the consulting tribes, a sufficient number of Tribal monitors shall be present each work day to ensure that simultaneously occurring ground disturbing activities receive thorough levels of monitoring coverage.  A Monitoring and Treatment Plan that is reflective of the project mitigation (“Cultural Resources” and “Tribal Cultural Resources”) shall be completed by the archaeologist, as detailed within CUL-1, and submitted to the City for dissemination to the Yuhaaviatam of San Manuel Nation Cultural Resources Management Department (YSMN). Once all parties review and agree to the plan, it shall be adopted by the City – the plan must be adopted prior to permitting for the project. Any and all findings will be subject to the protocol detailed within the Monitoring and Treatment Plan.

Project
Applicant
City of Twentynine
Palms
Community
Development
Department, Planning
Division
and
Public Works
Department
Prior to the issuance
of grading permits
and field inspections
A copy of the
executed monitoring
agreement and
copies of daily
monitoring logs

DESERT KNOLL RESIDENTIAL SUBDIVISION PROJECT

MITIGATION MONITORING AND REPORTING PROGRAM
Lead Agency: City of Twentynine Palms TTM 20866 and DA26-000001

Mitigation Monitoring and Reporting Program
Mitigation Measure
Responsible Party MonitoringParty Implementation
Stage
Method of
Verification
Verification of
Compliance
Initial Date
TCR-2 Treatment of Cultural Resources During Project Implementation If a pre-contact cultural resource is discovered during project implementation, ground-disturbing activities shall be suspended 60 feet around the resource(s), and an Environmentally Sensitive Area (ESA) physical demarcation/barrier constructed. The Project Archaeologist shall develop a research design that shall include a plan to evaluate the resource for significance under CEQA criteria. Representatives from YSMN, the Archaeologist, and the Lead Agency shall confer regarding the research design, as well as any testing efforts needed to delineate the resource boundary. Following the completion of evaluation efforts, all parties shall confer regarding the resource's archaeological significance, its potential as a Tribal Cultural Resource (TCR), and avoidance (or other appropriate treatment) of the discovered resource. Removal of any cultural resource(s) shall be conducted with the presence of a Tribal monitor representing the Tribe, unless otherwise decided by YSMN. All plans for analysis shall be reviewed and approved by the applicant and YSMN prior to implementation, and all removed material shall be temporarily curated on-site.

It is the preference of YSMN that removed cultural material be reburied as close to the original find location as possible. However, should reburial within/near the original find location during project implementation not be feasible, then a reburial location for future reburial shall be decided upon by YSMN, the landowner, and the City, and all finds shall be reburied within this location. Additionally, in this case, reburial shall not occur until all grounddisturbing activities associated with the project have been completed, all monitoring has ceased, all cataloguing and basic recordation of cultural resources have been completed, and a final monitoring report has been issued to City, CHRIS, and YSMN. All reburials are subject to a reburial agreement that shall be developed between the landowner and YSMN outlining the determined reburial process/location, and shall include measures and provisions to protect the reburial area from any future impacts.

Professional
Archaeologist retained
by Project Applicant
City of Twentynine
Palms
Community
Development
Department, Planning
Division
and
Public Works
Department,
Engineering Services
Division
Notes on grading
permit plan and
during grading
Review of grading
permit plan and field
inspection

DESERT KNOLL RESIDENTIAL SUBDIVISION PROJECT

MITIGATION MONITORING AND REPORTING PROGRAM
Lead Agency: City of Twentynine Palms TTM 20866 and DA26-000001

Mitigation Monitoring and Reporting Program
Mitigation Measure
Responsible Party MonitoringParty Implementation
Stage
Method of
Verification
Verification of
Compliance
Initial Date
Should it occur that avoidance, preservation in place, and on-site reburial are not an option for treatment, the landowner shall relinquish all ownership and rights to this material and confer with YSMN to identify an American Association of Museums (AAM)-accredited facility within the County that can accession the materials into their permanent collections and provide for the proper care of these objects in accordance with the 1993 CA Curation Guidelines.  A curation agreement with an appropriate qualified repository shall be developed between the landowner and museum that legally and physically transfers the collections and associated records to the facility.  This agreement shall stipulate the payment of fees necessary for permanent curation of the collections and associated records and the obligation of the Project developer/applicant to pay for those fees.

All draft records/reports containing the significance and treatment findings and data recovery results shall be prepared by the archaeologist and submitted to the City and YSMN for their review and comment. After approval from all parties, the final reports and site/isolate records are to be submitted to the local CHRIS Information Center, the City, and YSMN.

TWENTYNINE PALMSWATERDISTRICT
February 2, 2026
Reference:APN#0621-231-11
To Whom It May Concern,
Thisletter is to confirm that the above referenced parcel is located within the Twentynine Palms Water Districtboundariesand water is available upon demand, provided that the District's current infrastructurecan suffice new construction or project. Ifthe current infrastructurewere inadequate, the owner would be required to upgrade the District’sinfrastructureto suffice for such construction or projects.

Sincerely,
WSEr
MatthewShragge
General Manager
72401 Hatch Road, Twentynine Palms.California92277 - 760-367-7546 ° Fax 760-367-6612- www.29palmswaterorg

aWater Boards V
Colorado River Basin Regional Water Quality Control Board February 20, 2026
Debra Kirtland
Property Manager
Desert Knoll Inc.
33562 Yucaipa Blvd. #4—402
Yucaipa, CA 92399
[email protected]
SUBJECT: TRACT MAP UPDATE, DESERT KNOLL ONSITEWASTEWATER TREATMENT SYSTEM, ORDER R7-2006-0057 FACILITY: DESERT KNOLL, TWENTYNINE PALMS, SAN BERNARDINO COUNTY, WDID: 7A361022001
Dear Debra Kirtland,
The California Regional Water Quality Control Board, Colorado River Basin Region (Regional Water Board) received a letter from Desert Knoll(Discharger), on January 23, 2026, informing the Regional Water Board that an updated tract map for R7-2006-0057 was submitted to the City of Twentynine Palms. The Discharger also submitted the updated tract map, Tract Map 20866, to the Regional Water Board for additional approval.

The new map keeps the same number of residential units (177) as the original and now reflects that there are 40 constructed homes with 137 vacant lots. The map also adds a new leech field (Geoflow disbursement ?eld) in the Northeast corner of the map. The Regional Water Board has reviewed Tract Map 20866 and approves the updated map.

It is also the Regional Water Board‘s understanding that 24 new homes are being planned within the next 10 yearsl. As a reminder, please inform the Regional Water Board before any construction begins or ifthere are any changes to the current plans. 1 According to the “Desert Knoll Wastewater Treatment Plant updated Design Flow Report" dated September 12, 2025.

VIVIANPEREZ.CHAIR | MICHAELPLACENCIA. EXECUTIVE OFFICER 73-720 Fred Waring Drive, Suite 100, Palm Desert, 92250 I www.walerboards.ca.govlcoloradoriver

Debra Kirtland
Desert Knoll — 2 — February 20, 2026
if you have any questions, please contact Kevin Gonzalez, Regional Water Board Staff, at (760) 313-1296 ([email protected]), or Andrea Varela, Regional Water Board Staff and Case Manager, at (760)-776-8934
([email protected])
Sincerely.

Ell)el Placencia
[ cutive Of?cer
olorado River Basin
Regional Water Quality Control Board
KG/jc
cc:

Stone James, City of Twentynine Palms City Manager, s][email protected] Keith Gardner, City of Twentynine Palms Community Development Director, k ardner 29 almsor
Steve Enochs, Tittle, [email protected]
Daniel Goicochea, President of Board of Directors, [email protected] Andy Watson, Vice President of Board of Directors,
[email protected]
Jordan Kelly, Secretary/Treasurer of Board of Directors, [email protected] Jon Combs, Plant Operator, [email protected] Alexis Kirtland, Property Manager, [email protected] Andrea Varela, Case Manager, [email protected] File: 7A361022001, Desert Knoll, Order R7-2006-0057

Will Serve Letter Only
Rev. 07/09/12 DS-125

Your project is located in Southern California Edison (SCE) service territory. SCE will serve the above subject project’s electrical requirements per the California Public Utilities Commission and Federal Energy Regulatory Commission tariffs.

SCE may need to conduct utility studies, where applicable, to assess whether additions or modifications to the existing electric infrastructure are required to serve this project. Where applicable, SCE has attached Appendix (B) which not only describes the study, and permitting, but includes a Project Information Sheet that will need to be completed by you and submitted to SCE if your project is at a point where SCE has to determine the required electrical utility work. This Will-Serve letter does not imply that either: (i) these studies have been completed, or (ii) that any required California Environmental Quality Act (CEQA) analysis of project-related electric utility impacts has been conducted.

I am the SCE Design Representative currently assigned to this project. SCE or Applicant will design and construct all required electrical infrastructure to serve this project provided you enter into the applicable contractual agreements with SCE identify scope of electrical utility work required, and supply the following information:

Site plans as required
Required contracts and agreements (fully executed)
Applicable fees
Local permits
Required easement documents
Your project will be scheduled for construction once SCE has all the necessary information for your project and you have submitted or agreed to the applicable requirements as stated above, and paid any necessary fees.

If your project will not require SCE services, please notify us so that we can update our records.

SCE appreciates your business. If you have any questions, please feel free to call me at Sincerely,
SCE Design Representative
Enclosure: Appendix B, where applicable
Corey Richardson

Appendix B
As your Southern California Edison (SCE) Design Representative for this project, I am committed to providing you with excellent customer service. The following information is intended to help explain SCE’s planning and permitting process for the electric infrastructure needed to serve your Project.

Depending on the scope of work necessary to serve your project (electric facility installation, removal, relocation, rearrangement and/or replacement), it may be necessary for you to submit an Advanced Engineering Fee. This Fee will be applied to certain expenses associated with preliminary design and engineering work required to estimate the cost for SCE to perform the electric work associated with your project. Please note: Depending on factors such as resource constraints, construction or relocation of SCE facilities requirements, the need for environmental review, and so forth, delays in meeting your projected completion date may occur. To help minimize the potential for delays it is imperative that you provide all requested information as early as possible.

If the project results in the need for SCE to perform work on SCE electrical facilities that operate at between 50 and 200 kilovolts (kV), please be advised these facilities are subject to the California Public Utilities Commission’s (CPUC's) General Order 131-D (GO 131-D) Permit to Construct (PTC) requirements. For the CPUC PTC review, the CPUC acts as the lead agency under the California Environmental Quality Act (CEQA). Depending on the scope of SCE’s work, certain exemptions to the PTC requirements may be available. If no exemptions are available, the PTC application preparation and environmental approval process could take a minimum of 24 - 48 months.

If you anticipate that your project will require work to be performed on SCE electrical facilities operated at between 50 kV and 200 kV, please inform me at your earliest possible convenience for further assistance to determine the potential G.O.131-D permitting requirements and/or permitting exemption(s).

In order for SCE to determine the required electrical utility work necessary to support your project, and to determine any permitting requirements and costs associated with constructing these facilities, project plans and a completed Customer Project Information Sheet will need to be submitted.

If you have any additional questions, please feel free to call me at Sincerely,
SCE Design Representative
Rev. 07/09/12 DS-125-1
Corey Richardson

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DEVELOPMENT AGREEMENTNO. 26-000001
by and between

THE CITY OF TWENTYNINE PALMS
and
29 BUILD LLC
for the

DESERT KNOLL SUBDIVISION
This Development Agreement ("Agreement") is made and entered into as of the Effective Date set forth herein, by and between the City of Twentynine Palms, a California general law city ("City"), and 29 Build LLC, a California limited liability company ("Developer"). City and Developer may be referred to herein individually as a "Party" and collectively as the "Parties."

RECITALS
A. Government Code section 65865 authorizes a city to enter into a development agreement with a person having a legal or equitable interest in real property, and Government Code sections 65865.1, 65865.2, 65866, 65867.5, and 65868.5 require annual review, specified agreement contents, vesting of applicable land-use rules, approval by ordinance, and recordation.

B. Developer has a legal or equitable interest in the real property commonly known as the Desert Knoll Subdivision, APN 0621-231-14 and 621-321-11, as more particularly described in Exhibit A (“Property”). If fee title is held by another entity on the Effective Date, that fee owner shall execute a joinder in the form attached as Exhibit B before this Agreement becomes operative as to the Property.

C. The Property is currently zoned Residential Single Family, 3 lots per acre (RS-3). A prior tentative tract map on the Property proposed a 177-unit subdivision consisting of approximately 40 already constructed homes and 137 vacant lots, expired on March 6, 2023, and a new tentative tract map is required.

D. The City’s General Plan calls for orderly growth, development compatible with the City’s small-town character, and housing development that meets community needs while maintaining community quality and character.

E. Concurrently with approval of this Agreement, Developer is pursuing approval of an updated tentative tract map for the Property, together with associated environmental review and related subdivision approvals (collectively, the “Project Approvals”). The tentative map contemplated by this Agreement is referred to herein as the “Updated Tentative Map.” F. Government Code section 66452.6 provides that a tentative map on property subject to a development agreement may be extended for the period provided in the agreement, but not beyond the duration of the agreement.

G. The parties desire to establish certainty concerning the uses, density, standards, timing, fees, and phased infrastructure obligations for development of the Property, while preserving the flexibility needed for a slow-absorption, multi-phase residential project.

NOW, THEREFORE, in consideration of the mutual covenants and agreements set forth herein, and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the Parties agree as follows:

1. Definitions

1.1 Agreement means this Development Agreement, including all exhibits.

1.2 City Rules means the City’s General Plan, zoning, subdivision regulations, development standards, design standards, improvement standards, engineering standards, and officially adopted policies applicable to the Project.

1.3 Effective Date means the later of: (i) the date the ordinance approving this Agreement becomes effective under applicable law; and (ii) the date the Updated Tentative Map is approved and no longer subject to pending administrative appeal.

1.4 Phase means each phase shown on the Updated Tentative Map and/or the phasing exhibit approved with the Project Approvals.

1.5 Project means the phased residential subdivision and associated onsite and offsite improvements authorized by the Project Approvals on the Property.

1.6 Project Approvals means the Updated Tentative Map, CEQA determination, and all other land-use approvals expressly identified in Exhibit C.

1.7 Vested Standards means the City Rules in effect on the Effective Date, as modified by this Agreement and the Project Approvals.

2. Term; Map Life; Extensions

2.1 Initial Term. The initial term of this Agreement shall be ten (10) years commencing on the Effective Date.

2.2 Extension Options. Developer shall have five (5) options to extend the term for one (1) year each, for a maximum total term of fifteen (15) years, by giving City written notice not earlier than twelve (12) months and not later than ninety (90) days before expiration of the then-current term, provided that no uncured material default by Developer exists on the date of the extension notice.

2.3 Ministerial Effect of Extension Notice. An extension exercised under Section 2.2 is a contractual right established by this Agreement and shall not require an amendment to this Agreement, a new public hearing, or discretionary City approval, so long as Developer timely exercises the option and is not in uncured material default.

2.4 Tolling. The term of this Agreement, and the life of the Updated Tentative Map as provided herein, shall be tolled during any period in which development or recordation of a final map is prevented or materially delayed by: (i) litigation challenging a Project Approval or this Agreement; (ii) a development moratorium; (iii) administrative or judicial stays; (iv) force majeure; or (v) the City’s failure to take an action required of the City under this Agreement within the time required.

2.5 Map Life. To the fullest extent permitted by Government Code section 66452.6, the Updated Tentative Map shall remain effective for the duration of this Agreement, including any extensions exercised under Section 2.2, but not beyond the expiration of this Agreement.

2.6 No Revival of Expired Map. This Agreement does not revive the expired prior map. The vested rights created by this Agreement are tied to the Updated Tentative Map and the Project Approvals.

3. Permitted Uses; Density; Basic Development Parameters

3.1 The permitted uses of the Property shall be the residential subdivision uses, common-area uses, drainage, wastewater, utility, access, and related appurtenant improvements shown on the Project Approvals.

3.2 The maximum density, intensity, lot count, lot configuration, roadway network, and phasing of the Project shall be as shown on the Updated Tentative Map and the Project Approvals, including up to the total residential yield approved thereunder.

3.3 The number of phased final maps that may be recorded shall be as established by the Updated Tentative Map and any conditions of approval adopted with that map.

4. Vested Development Rights

4.1 Vesting. Except as otherwise expressly provided in this Agreement, the rules, regulations, and official policies governing permitted uses, density, design, improvement standards, subdivision standards, and construction standards/specifications applicable to development of the Property shall be the Vested Standards.

4.2 Subsequent City Actions. The City may apply later-adopted City rules, regulations, and policies to the Project only if they do not conflict with this Agreement, do not materially impair Developer’s vested rights, and do not prevent development of the Property as authorized by this Agreement and the Project Approvals.

4.3 State and Federal Law. Nothing in this Agreement shall preclude application of state or federal laws or regulations enacted after the Effective Date where modification or suspension of a contract provision is necessary to comply with such law or regulation.

4.4 Health and Safety. Nothing in this Agreement limits the City’s reserved authority to take action with respect to the Property if the City determines, based on substantial evidence, that failure to act would place persons in a condition dangerous to health or safety; provided,

however, that the City shall tailor any such action as narrowly as reasonably possible and shall first confer with Developer to identify a less burdensome means of protection.

4.5 No New Discretionary Entitlements. After the Effective Date, the City shall not require any new discretionary land-use entitlement for development of the Project except those, if any, expressly identified in Exhibit C as not yet approved.

5. Processing; Timing; Phasing

5.1 Ministerial Processing. Final maps, grading permits, improvement-plan approvals, building permits, and other ministerial approvals for each Phase shall be processed for consistency with this Agreement, the Project Approvals, and the Vested Standards.

5.2 No Mandatory Buildout Schedule. Developer shall have the right, but not the obligation, to commence, record, construct, market, lease, or sell any Phase at the time and in the order Developer deems appropriate in light of market conditions, builder arrangements, financing, absorption, labor availability, utility availability, and other business considerations.

5.3 No Default Based on Slow Absorption. Slow sales, lack of lot takedowns, delayed recordation of a later Phase, or the decision not to proceed with a later Phase shall not, by themselves, constitute a default or lack of good-faith compliance.

5.4 Phase Independence. To the extent reasonably feasible and subject to the Subdivision Map Act and approved improvement securities, obligations under this Agreement shall attach on a phase-by-phase basis so that a delay or issue affecting one Phase does not suspend ministerial approvals for another Phase that is otherwise in compliance.

6. Fees and Exactions

6.1 Covered City Fees. The City fees applicable to the Project are set forth in Exhibit D. Except as provided in Sections 6.4 and 6.5, City shall not impose on the Project any fee, charge, dedication, exaction, assessment, or condition not listed in Exhibit D .

6.2 Fee Timing. Fees identified in Exhibit D shall be due only at the ordinary processing stage specified in Exhibit D for the applicable Phase. Nothing herein accelerates any fee payment ahead of the stage normally associated with final-map recordation, permit issuance, inspection, or service connection.

6.3 Escalator. Fees in Exhibit D may be adjusted once per year by the lesser of: (i) the percentage change in CPI for the Riverside-San Bernardino-Ontario region; or (ii) three percent (3.0%), unless a different formula is expressly stated in Exhibit D.

6.4 State/Federal Mandates; Third-Party Charges. Developer shall remain responsible for fees, charges, and assessments imposed by state or federal law after the Effective Date, school fees, utility charges, water-district charges, county or special-district charges, and user/service charges not controlled by the City.

6.5 No Public Subsidy Under This Agreement. Nothing in this Agreement provides or authorizes any City fee waiver, fee credit, reimbursement, refund, subsidy, contingent-repayment loan, below-market financing, deferred-payment loan, or other public funding to the Project.

6.6 No Ad Hoc Community-Benefit Payment. Developer shall not be required under this Agreement to make any separate cash “community benefit” payment or other ad hoc payment not identified in Exhibit D or otherwise required by generally applicable law.

7. Infrastructure and Public Improvements

7.1 Improvement Matrix. Onsite and offsite improvements required for the Project shall be those listed in Exhibit E (“Improvement Matrix”), together with the specific timing triggers identified there.

7.2 Fair Share. Developer shall be responsible only for the improvements and dedications reasonably attributable to the Project and identified in the Improvement Matrix or Project Approvals.

7.3 Phased Construction. Each Phase may be conditioned upon completion, deferred completion or, at Developer’s election, bondingof the improvements specifically associated with that Phase, as determined under the Improvement Matrix and applicable subdivision law.

Developer shall have the right to complete the applicable improvements prior to the recordation of the final map for the applicable Phase in lieu of providing bonds or other improvement security, to the extent permitted by applicable law.

7.4 Underground Utilities; Rights-of-Way. Utilities shall be placed underground to the extent required by the Project Approvals, the Vested Standards, and applicable utility-provider requirements. Any required right-of-way dedication or half-width street improvement along Desert Knoll or other frontage shall be governed by the Project Approvals and Improvement Matrix.

7.5 Wastewater. Developer shall comply with the wastewater approvals and assumptions reflected in the applicable Regional Water Board authorization and any successor approvals required by law. If Developer materially changes the wastewater design, loading assumptions, or sequencing reflected in the approved wastewater documents, Developer shall obtain any required successor approvals before proceeding with the affected work.

7.6 No Reimbursement or Credits in This Agreement. Except as provided in Section 7.7, Developer shall not receive from City any reimbursement, fee credit, impact-fee offset, or cash payment for installing required project improvements.

7.7 Optional Separate Oversizing Agreement. If, after the Effective Date, City requests that Developer install facilities oversized beyond the Project’s fair-share needs, Developer shall not be obligated to construct the oversized increment unless the parties first execute a separate written oversizing agreement. Any such separate agreement shall expressly address reimbursement mechanics, timing, acceptance, and prevailing-wage compliance, and may be

conditioned by Developer on receipt of a DIR coverage determination or other written prevailing-wage analysis acceptable to Developer.

7.8 Prevailing Wage Savings Clause. The parties intend that this Agreement shall not itself create a prevailing-wage obligation for private residential construction. If any discrete improvement is later determined by a court or the Department of Industrial Relations to constitute public work, the parties shall comply with applicable law solely as to that work and shall cooperate in good faith to avoid expanding such determination beyond what the law requires.

8. Community Benefits

8.1 City acknowledges that the public benefits of the Project include: (i) recovery of entitled residential lots in a slow-growth market; (ii) phased delivery of housing supply; (iii) payment of ordinary fees and taxes; (iv) dedication and construction of project-related improvements; and (v) maintenance of the subdivision in accordance with the Project Approvals.

8.2 Except as expressly set forth in this Agreement, Developer shall have no obligation to provide additional cash, in-kind, or off-site community-benefit contributions as a condition of exercising rights vested under this Agreement.

9. Annual Review

9.1 Annual Review Right. The City may conduct the periodic review required by Government Code section 65865.1 no more than once every twelve (12) months unless substantial evidence indicates a specific uncured compliance issue.

9.2 Scope of Review. The annual review shall be limited to whether Developer has complied in good faith with obligations that were due during the review period. Obligations that have not yet been triggered by the applicable Phase shall not be reviewed as present obligations.

9.3 Evidence of Compliance. Developer may satisfy the annual-review requirement by submitting a written compliance statement identifying: (i) actions taken during the review period; (ii) phases recorded or under construction, if any; and (iii) any delays attributable to litigation, utility timing, financing, or market absorption.

9.4 No Presumption from Inactivity. Failure to record a final map, apply for permits, or construct a later Phase during any annual period shall not, by itself, constitute evidence of badfaith noncompliance.

9.5 Review Fee. City may charge only the annual review fee then set by the City’s generally applicable fee schedule for development-agreement compliance review.

10. Transfers and Assignments

10.1 Developer may sell, assign, convey, or transfer all or any portion of its interest in the Property, or its rights under this Agreement with respect to an individual Phase or parcel, to an

affiliate, merchant builder, lot takedown entity, or successor owner upon prior written notice to City and written assumption by the transferee of the obligations applicable to the transferred property interest.

10.2 No City consent shall be required for a transfer permitted by Section 10.1. The City may require evidence of assumption in a commercially reasonable form.

10.3 Upon transfer and assumption, the transferor shall be released from future obligations under this Agreement as to the transferred property, except for obligations that accrued before the transfer.

11. Defaults and Remedies

11.1 Notice and Cure. Before declaring a default, the nondefaulting party shall give written notice specifying the alleged default. The alleged defaulting party shall have thirty (30) days to cure, or if cure cannot reasonably be completed in thirty (30) days, such additional time as is reasonably necessary so long as cure is diligently pursued.

11.2 Developer Defaults. City’s remedies for Developer’s uncured default shall be limited to specific performance, injunctive relief, or termination/modification after the hearing required by law. City shall not have a right to monetary damages except where expressly allowed by law for independent obligations outside this Agreement.

11.3 City Defaults. Developer may seek specific performance, declaratory relief, or injunctive relief to compel City’s compliance.

11.4 Market Conditions Not a Default. Market conditions, absorption, builder changes, financing changes, and election not to proceed with a later Phase are not defaults.

12. Mortgagee Protection

12.1 No breach of this Agreement shall impair the lien, rights, or remedies of any mortgagee or deed-of-trust beneficiary, provided the secured lender cures or commences cure within a reasonable time after receiving notice.

12.2 Any mortgagee acquiring title through foreclosure, deed in lieu, or similar process shall have the right to assume Developer’s rights and obligations under this Agreement as to the acquired property.

13. Indemnity

13.1 Developer shall defend, indemnify, and hold harmless City and its officers, employees, and agents from third-party claims arising out of Developer’s construction activities on the Property, except to the extent caused by the sole negligence or willful misconduct of City.

13.2 City shall promptly notify Developer of any claim for which indemnity is sought and shall reasonably cooperate in the defense.

14. Amendment; Cancellation; Compliance with Law

14.1 This Agreement may be amended or canceled only by mutual written consent in the manner required by Government Code section 65868 and applicable local law, except for exercise of extension rights under Section 2.2 and transfers under Section 10.

14.2 If a later-enacted state or federal law prevents or precludes compliance with one or more provisions of this Agreement, the affected provision shall be deemed modified or suspended only to the extent necessary to comply with such law.

15. General Provisions

15.1 Recordation. Within ten (10) days after the Effective Date, City shall cause this Agreement to be recorded with the San Bernardino County Recorder.

15.2 Binding Effect. This Agreement shall run with the land and bind all successors and assigns as provided herein.

15.3 Severability. If any provision is held invalid, the remainder shall remain in effect to the fullest extent possible.

15.4 Governing Law and Venue. This Agreement shall be governed by California law. Venue shall lie in San Bernardino County.

15.5 Entire Agreement. This Agreement, together with its exhibits and the Project Approvals, constitutes the entire agreement between the parties concerning the subject matter hereof.

15.6 Exhibits**. The following exhibits shall be attached before execution:

Exhibit A – Legal Description of Property
Exhibit B – Fee Owner Joinder Form
Exhibit C – Project Approvals
Exhibit D – Fee Schedule and Fee Timing Matrix
Exhibit E – Improvement Matrix and Phasing Triggers
Exhibit F – Vested Standards Baseline List
Exhibit G – Form of Annual Compliance Statement
Exhibit H – Notices
**all exhibits are to be included in final version of the DA

IN WITNESS WHEREOF

CITY OF TWENTYNINE PALMS
By: ________________________________
Name: _____________________________
Title: ______________________________

ATTEST:
________________________________
City Clerk
APPROVED AS TO FORM:
________________________________
City Attorney
29 BUILD LLC
By: ________________________________
Name: _____________________________
Title: ______________________________

FEE OWNER JOINDER
(If required pursuant to this Agreement)
By: ________________________________
Name: _____________________________
Title: ______________________________

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From: Gonzalez, Kevin@Waterboards
To: Keith Gardner
Cc: Varela, Andrea@Waterboards; Kevin Cole
Subject: Re: Desert Knoll project and package treatment plant Date: Wednesday, September 16, 2026 10:25:35 AM
Attachments: Outlook-eu5e4ttl.png
Outlook-zi5fnwkh.png
CAUTION: THIS EMAIL ORIGINATED OUTSIDE THE ORGANIZATION. DO NOT CLICK LINKS

OR OPEN ATTACHMENTS UNLESS YOU HAVE VERIFIED THE SENDER AND KNOW THE CONTENT IS SAFE. CAUTION
Good morning Keith,
I've been in contact with Desert Knoll and I have reviewed their file recently. It appears I made a slight oversight in my previous response.

In my previous response I mentioned that my staff opinion was that the "current wastewater treatment plant cannot sufficiently service the full 177 home build out..." and that there was not enough disposal capacity. I want to clarify and correct what I meant here.

The current present day (36,000 square foot) GeoFlow field cannot service the 177 homes. A new map was approved by the Water Board earlier this year that depicts a new GeoFlow field with approximately 90,000 square feet of area. This proposed field seems to be sufficient to handle the flow for the full 177 build out.

Earlier this year we also received an engineering report from Desert Knoll showing that the current present day GeoFlow system can handle the flow from 40 homes plus an additional 24 new homes. The current treatment plant should be able to handle the flow for these additional 24 homes.

If more homes are planned than the additional 24 new homes, then we will need to perform an additional analysis and have Desert Knoll submit additional report(s) as required. My understanding is that their new tentative tract map was required for the construction of the 24 homes. I also spoke with Steve Enochs, and he let me know that you will need our approval any time that Desert Knoll wants to pull a building permit from the city.

Are you available for a call today or anytime later this week? I'd like to know a little bit more about the situation.

Kevin Gonzalez

Water Resource Control Engineer, Land Disposal Unit
Regional Water Quality Control Board
Colorado River Basin
760.313.1296
From: Gonzalez, Kevin@Waterboards <[email protected]> Sent: Friday, September 11, 2026 11:41 AM
To: Keith Gardner <[email protected]>
Cc: Varela, Andrea@Waterboards <[email protected]>; Kevin Cole <[email protected]>
Subject: Re: Desert Knoll project and package treatment plant Hi Keith,
Thanks for reaching out about Cease-and-Desit Order R7-2025-0008 (CDO). We have also had some inquiries about this.

The CDO was adopted on April 1, 2025. The order was adopted in response to various violations made by the Desert Knoll Wastewater Facility under Order R7-2006-0057. The CDO required Desert Knoll (Discharger) to come into compliance with the 2006 permit. It required 5 submittals that consisted of a work plan, 2 progress reports, and 2 engineers reports as well as full compliance by September 1, 2026.

All reports were submitted except for the final engineer's report. Based on the data that I have, it appears that the facility has been in compliance with the constituents mentioned in the CDO (BOD, TSS, settleable solids, pH, and total nitrogen). The CDO remains active as of September 11, 2026.

As of right now it's my staff opinion that the current wastewater treatment plant cannot sufficiently service the full 177 home build out. There is currently not enough disposal capacity for the full build out. We will need an updated application from Desert Knoll to make a proper determination.

Hope this helps. Let me know if you need further clarification and if there are any more inquiries, please feel free to send them my way.

Thanks!

Caution: External Email. Use caution when clicking links or opening attachments. When in doubt, contact DIT or use the Phish Alert Button.

Kevin Gonzalez
Water Resource Control Engineer, Land Disposal Unit
Regional Water Quality Control Board
Colorado River Basin
760.313.1296
From: Keith Gardner <[email protected]>
Sent: Thursday, September 10, 2026 5:50 PM
To: Gonzalez, Kevin@Waterboards <[email protected]> Cc: Varela, Andrea@Waterboards <[email protected]>; Kevin Cole <[email protected]>
Subject: Desert Knoll project and package treatment plant Kevin –
We have been getting some inquiries on the package treatment plant for this project.

If you are able, could you please provide us with the history of Cease and Desist Order Number R7-2025-0008, and whether it was resolved and how?
Is it the Board’s opinion that the current wastewater treatment plant is of sufficient capacity to service the ultimate buildout of the project (177 homes)? Keith Gardner
Planning Department
6136 Adobe Road
Twentynine Palms, CA 92277

STAFF REPORT
TO: City Council
FROM: Community Development Director
FOR MEETING: Sep 29 2026
SUBJECT: Ordinance Addressing the Removal of Encampments.

RECOMMENDATION:

The City Council hold a Public Hearing, and conduct the first reading of one Ordinance entitled:

1. AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TWENTYNINE PALMS, CALIFORNIA ADDRESSING THE REMOVAL OF ENCAMPMENTS.

ORDER OF PROCEDURE:

Request Staff Report (Community Development Director
Presenting)
Council Question of Staff
Open Public Hearing
Request Public Comment
Close Public Hearing
Council Discussion
Motion/Second
Discussion of Motion
Call the Question
ATTACHMENTS:
• Twentynine Palms
Memorandum - Removing
Personal Property from Public
Areas
• California Governors' Model
Ordinance - Addressing
Encampments with Urgency
and Dignity
• Ordinance - Encampments
and Public Spaces
• Exhibit A - Ordinance on
Encampments
BACKGROUND:

After the Supreme Court's decision in Grants Pass v. Johnson clarified that officials could take reasonable actions to clear encampments, California’s Governor signed Executive Order N-1-24, which directed State agencies to develop policies to prioritize addressing encampments on state property while providing reasonable advance notice and partnering with shelter and services providers. Executive Order N-1-24 also encouraged local governments to adopt similar policies, and to use all available resources and infrastructure, including the historic resources provided by the State, to take urgent action to humanely remove encampments from public spaces. Furthermore, the Governor directed the California interagency Council on Homelessness to create

guidance by way of a model Ordinance for local governments to follow in creating and implementing those programs. The City used this model Ordinance to put together the Ordinance that is before the City Council tonight for consideration.

The model Ordinance is intended to provide a starting point that jurisdictions may build from and adjust in creating their own policies. lt draws from the state's proven and workable approach - on approach that, between July 2021 and May 2025, has cleared more than 16,000 encampments and over 31 million, 873 cubic yards of debris from sites along the state right of way. These results demonstrate that the policy is both effective and scalable, offering a sound, adoptable framework for jurisdictions to resolve encampments with urgency and dignity.

The City's Code Enforcement Department with the City Attorney's office have been collaborating in researching the Governor's Executive Order, federal law, case study across the nation to identify Pre-and Post - Depravation Requirements for Removal of a Person's Property from Public Areas: Attended and Unattended Items. The City Attorney's Office has drafted a Memorandum (attached) clearly identifying the Constitutional Framework, Categories of Property, and Pre- and Post-Deprivation Requirements.

The City of Twentynine Palms in collaboration with the San Bernardino County Sheriff's Department have started to strategize in an effort to deter unhoused encampments on public spaces. The new deputy assigned to Special Operations Unit (which handles unhoused individual and encampments) alongside City Code Enforcement have been working together to identify the locations of encampments, properties that have current Trespass Authorization Forms executed, public spaces affected and obtaining resources for storage of collected belongings. It is extremely important to understand that unabandoned personal property found in public areas are protected by the Fourth and Fourteenth Amendment, which prohibits unreasonable seizures and requires due process before depriving individuals of their property. Courts across the Country have held that immediate and unfettered destruction of unabandoned property is unreasonable and that due process generally requires advance notice and a meaningful recovery process. These requirements do not extend to abandoned items, immediate health and safety hazards, contraband, or evidence of a crime, which may be disposed of or seized without prior notice. To comply with due process, the State of California recommends providing a pre-depravation notice generally 48 hours in advance of an enforcement action and storing property for at least 60 days before disposal.

Unattended, Attended, and Abandoned Property
It is important to note that neither the legislature nor the courts have expressly recognized a distinction between attended and unattended property stored in public areas (in contrast to abandoned property, which is discussed separately below). This has made the process difficult for code enforcement officers across the State to conduct cleanup efforts in public spaces without considering possible litigation because attended and unattended belongings found on public property are constitutionally protected. The best course of action is to provide adequate notice prior to the enforcement action (48 hours prior to enforcement), to store the property for a designated amount of time (60 days before disposal), and to allow the property owner to retrieve their belongings. The City's seizure conducted under those provisions would likely be found reasonable and in compliance with due process. It must also be noted that if the property owner is present with their property while enforcement action is taking place, the government should provide the property owner with an opportunity to pack up their belongings before seizing them. If the property owner decides not to pack up the belongings after receiving notice and an opportunity to pack up, the City can most likely remove the items without providing a pre-depravation hearing. However, without a hearing, the City should provide the property owner with a postseizure notice, or property receipt, documenting the items seized and when/where they can be retrieved.

Abandoned property stored in public areas is not protected by statute or the constitution; therefore, the key inquiry for city officials is whether the property is abandoned or temporarily unattended. Rather than undergo a difficult process of determining what property is abandoned, trash, or temporarily unattended, the California Governor's Model Ordinance suggests collecting all "personal belongings" that are not health and safety hazards, tagging and storing for no less than 60 days following the enforcement action. Health and Safety hazards include but are not limited to:
 Sharp items (e.g. needles or knives) or chemicals;
 Items soiled by infectious materials, including human waste and bodily fluids;  Moldy, mildewed items;

 Perishable items;
 Items that may be infested by rodents and insects; and  Items that pose a risk of fire or explosion
Another category of unprotected items includes evidence of a crime, contraband, or things that pose an immediate threat to public safety. These items can be confiscated or destroyed without prior notice.

Pre-Depravation and Post-Depravation Requirements
A pre-depravation hearing is not required if reasonable pre-seizure notice has been attempted and a prompt post-depravation opportunity is provided for recovery of property that has been removed. It is important that before removing a person's unabandoned property from public spaces, City officials provide a pre-depravation notice. The State recommends providing notice at least 48 hours prior to removal and that a City may provide less than 48 hours' notice when required by exigent circumstances.

For any unabandoned property removed from a public space, the City must collect, document, and store for at least 60 days. The 60-day recommendation is consistent with California Civil Code section 20080.1, which provides that personal property in the possession of a public agency must be claimed within 60 days or else it will be disposed of in accordance with procedures in section 2080.6. Please note that if the unabandoned property owner has been detained by law enforcement and incarcerated, the storage time would increase until the release date.

The post-depravation retrieval process is important for compliance with due process requirements. The City must allow individuals to retrieve their personal belongings that were seized during the enforcement action.

Otherwise, there is a risk of erroneous depravation. If the seized property is not claimed after 60 days, the City may dispose of it. If the property amounts to $250 or more, additional obligations are triggered (i.e. publishing in a newspaper and publicly auctioning). The imposition of fees for storing personal belongings may be permissible; however, such fees could be viewed by courts as creating an obstacle to the City’s collection of personal belongings. Accordingly, the potential legal and practical consequences may outweigh any benefit of imposing such fees.. If fees are imposed, the City would also need to provide an opportunity for individuals who cannot afford the fees to request a waiver. The City is encouraged to provide unhoused individuals with information about available local resources that may assist them.

You will find attached to the Staff Report both a memorandum from the City Attorney relating to Pre- and PostDepravation requirements for removal of Persons property from Public Spaces Area and a proposed City Ordinance to outline the procedures for clearing encampments.

You will find attached to the Staff Report the draft by the City Attorney for the Pre- and Post-Depravation requirements for removal of Persons property from Public Spaces Area: Attended and Unattended items to be used by City Staff as standard operating procedures.

ENVIRONMENTAL:

None.

ALTERNATIVES:

The City Council could decide not to move forward with the change to the Municipal Code.

FISCAL IMPACT:

The fiscal impact has not been determined to date. The City will have to obtain receptacles to store all belongings removed from public spaces, a container or a location to store all items, and supplies required to catalog, label all items collected, personal protection equipment for Staff, and informational material to be posted as well as distributed to those affected. Staff time for the clean-up and collections process that will be designated to this task would have to be monitored to establish a base line. Disposal fees for items that are considered health and safety hazards.

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MEMORANDUM
TO: Noam Duzman
FROM: Dylan McCarthy
DATE: July 27, 2026
FILE NO.: 014122-0010
RE: Pre- and Post-Deprivation Requirements for Removal of Persons’ Property from Public Areas: Attended and Unattended Items
I. EXECUTIVE SUMMARY
Unabandoned personal property found in public areas is protected by the Fourth and Fourteenth Amendments, which prohibit unreasonable seizures and require due process before depriving individuals of their property. Courts have held that immediate destruction of unabandoned property is unreasonable and that due process generally requires advance notice and a meaningful recovery process. These requirements do not extend to abandoned items, immediate health or safety hazards, contraband, or evidence of a crime, which may be disposed of or seized without prior notice. To comply with due process, the State of California recommends providing pre-deprivation notice generally 48 hours in advance of an enforcement action and storing property for at least 60 days before disposal. See Cal. Exec. Order No. N-1-24 (July 25, 2024).

II. CONSTITUTIONAL FRAMEWORK
A homeless person’s unabandoned personal property is protected by the Fourth and Fourteenth Amendments to the U.S. Constitution. See Lavan v. City of Los Angeles, 693 F.3d 1022, 1024 (9th Cir. 2012); Garcia v. City of Los Angeles, 481 F. Supp. 3d 1031, 1042 (C.D. Cal. 2020), aff’d, 11 F.4th 1113 (9th Cir. 2021). The Fourth Amendment protects against unreasonable searches and seizures. U.S. Const. amend. IV. A seizure occurs where there is “some meaningful interference with an individual’s possessory interests” in his property. See Lavan, 693 F.3d at 1027 (quoting United States v. Jacobsen, 466 U.S. 109, 113 (1984)). In Lavan, the Ninth Circuit concluded that the City of Los Angeles meaningfully interfered with homeless persons’ property by seizing and destroying their unabandoned legal papers, shelters, and personal effects. See id. at 1030. The city’s immediate destruction of their personal belongings made the seizure unreasonable. See id.; see also Garcia, 481 F. Supp. 3d at 1046 (concluding that the city’s “bulky item provision,” which permitted the immediate destruction of unattended items over a certain size without prior notice, was an unreasonable seizure).

If the government wishes to seize the unabandoned possessions of homeless persons, it must comply with due process requirements. See Lavan, 693 F.3d at 1032. The Fourteenth Amendment provides that no State shall “deprive any person of life, liberty, or property, without due process of law.” U.S. Const. amend. XIV, § 1. Due process requires notice and an opportunity to be heard. See Lavan, 693 F.3d at 1032 (citing United States v. James Daniel Good Real Prop., 510 U.S. 43, 48 (1993)). In Lavan, the court explicitly recognized that homeless persons’ possessions are protected property under the Fourteenth Amendment. See id. at 1032. However,

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the court did not elaborate upon the extent of the procedural protection required. There, the city failed to take any steps to notify the property owners before the city officials seized and destroyed their belongings. See id.

While the extent of due process protections during homeless encampment cleanups remains unsettled, one California court explained that “the failure to provide pre-deprivation notice is only excused in ‘extraordinary situations where some valid governmental interests is at stake that justifies the postponing of the hearing after the event.’” Los Angeles Cath. Worker v. Los Angeles Downtown Indus. Dist. Bus. Improvement Dist., 2015 WL 13649801, at *5 (C.D. Cal. Jan. 13, 2015) (quoting James Daniel Good Real Prop., 510 U.S. at 53). The court determined that enforcement of a city ordinance prohibiting personal property from being left on public sidewalks likely did not constitute “an extraordinary circumstance that warrants this exception.” Los Angeles Cath. Worker, 2015 WL 13649801, at *5.

In Mitchell v. City of Los Angeles, the district court applied the due process test from Mathews v. Eldrige, 424 U.S. 319 (1976), which balances “(1) the private interest that will be affected by the official action; (2) the risk of an erroneous deprivation of such interest through the procedures used, and the probable value, if any, of additional or substitute procedural safeguards; and (3) the Government’s interest, including the fiscal and administrative burdens that additional or substitute procedural requirements would entail.” 2016 WL 11519288, *5 (C.D. Cal. Apr. 13, 2016) (quoting Mathews, 424 U.S. at 321). The court found that the homeless plaintiffs were likely to succeed on their due process claims because the city did not provide notice of removal or afford the homeless a meaningful way to recover property. See id. at *6. However, the court concluded that “if such additional protocol and process were put in place, the City would not contravene the Due Process Clause of the Fourteenth Amendment.” Id.

III. CATEGORIES OF PROPERTY
Attended and unattended belongings found on public property are constitutionally protected. See Lavan, 693 F.3d at 1024; U.S. Const. amend. IV. However, no protections apply to abandoned property. See Lavan, 693 F.3d at 1024 (concluding “unabandoned” property is protected); Abel v. United States, 362 U.S. 217, 241 (1960); Cal. Civ. Code § 2080.7.

A. Attended and Unattended Property
Neither the legislature nor the courts have expressly recognized a distinction between attended and unattended property stored in public areas. As long as the city officials provide adequate notice prior to the enforcement action, store the property for a designated amount of time, and allow the property owner to retrieve his belongings, the city’s seizure will likely be found reasonable and in compliance with due process. See Lavan, 693 F.3d at 1033 (unattended); Garcia, 481 F. Supp. 3d at 1047–48 (attended). However, if a property owner is present with his property while an enforcement action is taking place, the government should provide the property owner with an opportunity to pack up his belongings before seizing the items. See, e.g., Sullivan v. City of Berkeley, 383 F. Supp. 3d 976 (N.D. Cal. 2019). In Sullivan, the court rejected the homeless

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plaintiffs’ argument that the City of Berkeley violated their due process rights because the plaintiffs received notice and a reasonable opportunity to pack up their belongings before the city collected any remaining items. See id. at 983–84. To be sure, Sullivan did not conclude that cities must provide an opportunity to pack up; but it was a fact that weighed in Berkeley’s favor at summary judgment. See id. at 984. If the property owner decides not to pack up his items after receiving notice and an opportunity to pack up, the city can most likely remove the items without providing a pre-deprivation hearing. See Garcia, 481 F. Supp. 3d at 1048; De-Occupy Honolulu v. City & Cnty. of Honolulu, 2013 WL 2285100, *6 (D. Haw. May 21, 2013) (concluding that a hearing “would add little to prevent an erroneous deprivation” where the city provides multiple opportunities to prevent permanent deprivation such as notice and opportunity for recovery).

However, without a hearing, the city should provide the property owner with a post-seizure notice, or property receipt, documenting the items seized and when/where they can be retrieved. See DeOccupy Honolulu, 2013 WL 2285100, *6. ’ B. Abandoned Property
Abandoned property stored in public areas is not protected by statute or the constitution.

See Lavan, 693 F.3d at 1024; Abel, 362 U.S. at 241; Cal. Civ. Code § 2080.7. Therefore, the key inquiry for city officials is whether the property is abandoned or temporarily unattended. See, e.g., Lavan, 693 F.3d at 1025 (affirming trial court’s finding that the homeless plaintiffs were likely to succeed in establishing that the city seized and destroyed property that it knew was unabandoned because plaintiffs and others on several occasions had explained to city officials that the property was not abandoned). Abandoned property, trash, or soiled, moldy, or damp items may be disposed of immediately. See Sullivan, 383 F. Supp. 3d at 982. The city should have a reasonable, goodfaith belief that the property is abandoned before disposing of it. See id. at 986; Lavan, 693 F.3d at 1025. However, rather than undergo a difficult process of determining what property is abandoned, trash, or temporarily unattended, the California Governor’s Model Ordinance suggests collecting all “personal belongings.” See Model Ordinance, § XX2(c) (defining “personal belongings” as items with apparent value of fifty dollars or more, or items of apparent personal value).

Another category of unprotected items includes evidence of a crime, contraband, or things that pose an immediate threat to public safety. See, e.g., Levan, 693 F.3d at 1024; see also Horton v. California, 496 U.S. 128, 142 (plain view rule). These items can be confiscated or destroyed without prior notice.

IV. PRE- AND POST-DEPRIVATION REQUIREMENTS
A pre-deprivation hearing is likely not required if reasonable pre-seizure notice has been attempted and a prompt post-deprivation opportunity is provided for recovery of property that has been removed. See Mitchell, 2016 WL 11519288, *6. Even if the property owner wishes to contest the deprivation, due process likely does not require the city to provide a hearing because the city only holds onto the items temporarily and allows property owners to retrieve the items promptly.

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Therefore, a hearing would not cure a wrongful deprivation any more than the prompt retrieval procedures. See De-Occupy Honolulu, 2013 WL 2285100, *6 n. 6 (recognizing that any erroneous deprivation could be adequately addressed by state tort law). Unless the city destroyed the property owner’s items or imposed an unreasonable fee to retrieve the property, an actual hearing is likely unnecessary to comply with due process. California Executive Order N-1-24 sets forth a general policy for addressing encampments on state property and urges local governments to adopt policies consistent with the Order.

A. Pre-Deprivation Notice Requirements
Before removing persons’ unabandoned property from public spaces, city officials must provide pre-deprivation notice. Courts that have addressed this issue have approved plans that provide notice ranging from 24 hours to 72 hours in advance. See Sullivan, 383 F. Supp. 3d at 983– 84; Mitchell, 2016 WL 11519288, *7. The State of California recommends providing notice at least 48 hours prior to removal. See Cal. Exec. Order No. N-1-24 (July 25, 2024). Cities may provide less than 48 hours’ notice when required by exigent circumstances. See id.; see also Model Ordinance.

Under the State’s Model Ordinance, notice should include at a minimum:

1. The anticipated date and time of the enforcement action;

2. Information on services, including shelter, that are immediately available to persons living in the encampment;

3. Information on how unattended belongings will be handled the day of the enforcement action, including what will be stored, how they can be recovered, and the date by which they must be claimed.

A city likely does not need to allow property owners a formal opportunity to contest the removal of their property because a prompt recovery process is available. Under the Mathews v. Eldrige test, the government’s interest in public safety and the administrative burden of providing a hearing to all individuals who have their property removed likely outweigh the individual’s private interest and the risk of erroneous deprivation. The court in De-Occupy Honolulu, endorsed this conclusion.

See id. at *6. There, the court found that the plaintiffs were unlikely to succeed on their claim that the city violated due process by failing to provide a pre- or post-deprivation hearing because the city provided safeguards against erroneous deprivation. See id. (recognizing the following safeguards as adequate: (1) 24-hour written notice; (2) post-seizure notice of items that were taken and where they can be received; and (3) holding items for a reasonable duration of time before destruction).

S

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B. Storage Requirements for Seized Property
For any unabandoned property removed from a public space, the city must collect, document, and store for at least 60 days. See Cal. Exec. Order No. N-1-24 (July 25, 2024); see also Model Ordinance. Some courts have ordered cities to provide at least 90 days, but there is no established minimum requirement. See, e.g., Lavan, 693 F.3d at 1024. The 60-day recommendation in the executive order is consistent with California Civil Code section 2080.10, which provides that personal property in the possession of a public agency must be claimed within 60 days or else it will be disposed of in accordance with procedures in section 2080.6. The Model Ordinance recommends collecting and storing all personal belongings that are not a health or safety hazard. See Model Ordinance, § XX2(c) (providing examples of what constitutes personal belongings versus health and safety hazards).

C. Post-Deprivation Property Recovery Process
The post-deprivation retrieval process is the most critical factor for compliance with due process requirements. The city must allow individuals to retrieve their personal belongings that were seized during the enforcement action. Otherwise, there is a risk of erroneous deprivation. See Garcia, 481 F. Supp. 3d at 1048. If the seized property is not claimed after 60 days, the city may dispose of it. If the property amounts to $250 or more, additional obligations are triggered (i.e., publishing in newspaper and publicly auctioning). See Cal. Civ. Code §§ 2080.3, 2080.6.

A city can likely impose a storage fee if the city provides an opportunity for the property owner to contest the fee. For example, in Watters v. Otter, 955 F. Supp. 2d 1178 (D. Idaho 2013), protesters challenged the state’s anti-camping statute and related statutes regarding the seizure and disposition of property left in public spaces. The Idaho statute provided that the agency may assess “reasonable storage fees” at the time the owner claims the property. See id. at 1189. The court found that this provision did not violate due process so long as the property owner can contest the storage fee. See id. at 1191. Ultimately, the court concluded that an owner’s ability to reclaim property by simply picking it up, coupled with the opportunity to contest any storage fees, obviated the need for a post-deprivation hearing. See id.; see also De-Occupy Honolulu, at *6–7.

V. CONCLUSION
A homeless person’s unabandoned personal property is protected by the Fourth and Fourteenth Amendments to the U.S. Constitution. To comply with due process, cities must provide reasonable pre-seizure notice and a prompt post-deprivation opportunity for recovery of property that has been removed.

OFFICE OF THE GOVERNOR
ModelOrdinonce: Addressing Encompments with Urgency ond Dignity After the Supreme Court's decision in Gronts Poss v. Johnson clorified thot officiols con toke reosonoble octions to cleor encompments, the Governor signed Executive Order N-l-24, which directed stote ogencies to develop policies to prioritize oddressing encompments on stote property while providing reosonoble odvonce notice ond portnering with shelter ond services providers.

Thot Executive Order olso encouroged locol governments to odopt similor policies, ond to use oll ovoiloble resources ond infrostructure, including the historic resources provided by the Stote, to toke urgent oction to humonely remove encompments from public spoces. And the Governor directed the Colifornio lnterogency Councilon Homelessness to creote guidonce, published here, for locol governments to follow in creoting ond implementing those progroms.

This model ordinonce is intended to provide o storting point thot jurisdictions moy build from ond odjust in creoting their own policies. lt drows from the stote's proven ond workoble opprooch
-
on opprooch thot, between
July 2021 ond Moy 2025, hos cleored more thon 16,000 encompments ond over 31 .|,873 cubic yords of debris from sites olong the stote right of woy. These results demonstrote thot the policy is both effective ond scoloble, offering o sound, odoptoble fromework for jurisdictions to resolve encompments with urgency ond dignity.

This model ordinonce is not intended to be comprehensive or to impose o one-size-fits-oll opprooch for every city. Toiloring is expected ond oppropriote to occount for locol differences ond priorities. For exomple, o jurisdiction moy choose to restrict comping of oll times in certoin sensitive locotions, such os neor schools; limit comping to no more thon one night in the some locotion; or require o longer notice period before removol. While specific policies moy vory, oll locol opprooches should reflect three bosic principles embodied in this model:

GOVERNOR GAVIN NEWSOM . SACRAMENTO, CA 95814 . (916) 445-2841

o No person should foce criminol punishment for sleeping outside when they hove nowhere else to go. Policies thot prohibit individuols from slee$ng outside onywhere in the jurisdiction without offering odequote indoor shelter, effectively bonishing homeless individuols from the jurisdiction's borders, ore both inhumone ond impose externolities on neighboring jurisdictions, which must foce the costs ond chollenges of on increosed unsheltered homeless populotion.

Encompment policies must prioritize shelter ond services ond ensure thot people experiencing homelessness ond their belongings ore treoted with respect.

Policies must not unduly limit locol outhority to cleor encompments.

Officiols must be oble to enforce common-sense policies to protect the heolth ond sofety of their residents ond mointoin their public spoces.

When officiols lock oppropriote tools, encompments persist, endongering the heolth ond sofety of those living in ond olongside them.

There is no compossion in obondoning Colifornions to the dongers ond indignities of encompments. Encompments pose o serious public sofety risk, often cousing fires ond exposing encompment residents to increosed risk of sexuolviolence ond criminol octivity, to property domoge ond breok-ins, ond unsonitory conditions offecting both residents ond neighbors. And they dompen ond deter both commerciol ond recreotionol octivity through the occumulotion of hozordous moteriol ond excessive debris, horming downtowns ond depriving Colifornions of their public spoces. Lorge encompments ond those with semipermonent structures exocerbote ond perpetuote these horms. Every locol government must hove o plon to oddress them.
a
o

Model Ordinonce [For Locol Cuslomizotionl
Section XXI . Encompments
Unless outhorized by permit or other opplicoble low, it is unlowful:
(o)To construct, ploce, or mointoin on public property ony semi-permonent structure, including but not limited to hond-built sheds ond structures with metol or other heovy roofing ond siding moteriols, for the purpose of sheltering one or more persons.
(b)To comp on public property, including but not limited to using, plocing or mointoining o tent, sleeping bog, blonket, or other moteriols for the purpose of sleeping, lying, or sheltering one or more persons for more thon three consecutive doys or nights in the some locotion. For purposes this section, the some locotion sholl meon within 200 feet of the locotion in which the person comped on the previous doy or night.
(c)To comp within 200 feet of ony posted notice to vocote or other officiol signoge designoting o locotion for encompment cleoronce or otherwise prohibiting sitting, sleeping, lying, comping, or plocing personol property in thot locotion.
(d)To sit, sleep, lie, or comp on ony public street, rood, or bike poth, or on ony sidewolk in o monner thot impedes possoge within the meoning of the Americon Disobilities Act.

Section XX2. Enforcemenl
(o)Except in exigent circumstonces involving on imminent threot to life, sofety, heolth, or infrostructure, eoch of the following sholl be sotisfied prior to the enforcement of section XXI:
(i) City officiols, or ony ogent octing on their beholf, sholl moke every reosonoble effort to identify ond offer shelter of on emergency shelter, novigotion center, or other oppropriote housing, ond to offer supportive services, to persons living in the encompment. (ii) City officiols, or ony ogent octing on their beholf, sholl post o notice to vocote in o prominent locotion of the encompment site of leost 48 hours prior to the enforcement oction. Thot notice sholl include, of o minimum:
(l )The onticipoted dote ond time of the enforcement oction

(2) lnformotion on services, including shelter, thot ore immediotely ovoiloble to persons living in the encompment (3) lnformotion on how unottended belongings will be hondled the doy of the enforcement oction, including whot will be stored, how they con be recovered, ond the dote by which they must be cloimed.
(iii) No enforcement operotions sholl begin eorlier thon the dote ond time on the notice to vocote. lf the enforcement work does not begin within two doys of the dote written on the notice, o new notice must be posted o minimum of 48 hours before enforcement operotions moy begin.
(b)Where exigent circumstonces require less thon 48 hours' notice prior to enforcement of section XXI:
(i) City officiols, or ony ogent octing on their beholf, sholl provide os much odvonce notice of enforcement os reosonobly possible under the circumstonces; ond
(ii) As soon os reosonobly possible following enforcement oction, city officiols or ony ogent octing on their beholf sholl post notice ot or neor the encompment site describing where items token during the enforcement oction ore stored, how they con be recovered, ond the dote by which they must be cloimed.
(c)Personol belongings collected of the encompment site thot ore not o heolth or sofety hozord sholl be collected, togged, ond stored for not less thon 60 doys following on enforcement oction.
(i)'lPersonolbelongings"includes:
(l ) items of opporent volue of $50 or more
(2) items of opporent personolvolue, including, but not limited to: eyeglosses, operotionol wheelchoirs, wolkers, crutches, other medicol equipment, hobitoble tents, personol popers (such os photogrophs, olbums, lD's, bonk stotements, ond legol popers), bockpocks. contoiners, ond operotionol
bicycles, scooters, ond strollers.
(ii) ltems thot constitute o heolth ond sofety risk ond will not be collected include, but ore not limited to:
(l ) Toxic shorps: needles, scissors, knives.
(2) Chemicols: bleoch, point, oils, etc.
(3) ltems (including bedding ond clothing) soiled by infectious moteriols, including humon woste ond bodily fluids.

(4) Moldy, mildewed items.
(5) ltems thot moy be infested by rodents ond insects: rots, mice, fleos, lice, bed bugs.
(6) ltems thot pose o risk of fire or explosion, combustibles ond propone tonks; ony item contoining fuel or conosives or other unidentified liquids.
(7) Bockpocks ond closed contoiners thot hove been
determined by on individuol licensed to identify ond hondle hozordous moteriols to contoin items listed in (l)-(6) obove or (iii) below. Such bockpocks ond closed contoiners moy be discorded where no individuol licensed in hozordous
moteriols is present to moke o determinotion.
(8) lf personol belongings ore co-mingled or littered with needles, humon woste, or other heolth risk, the entire pile of
belongings moy be disposed of. The presence of clothing in o bockpock or contoiner sholl not be the sole reoson to discord the bockpock or contoiner.
(iii) Bulky items such os moftresses ond sheds, perishoble items such os food, controlled substonces, controbond, ond trosh or debris will not be collected ond stored. Controbond ond controlled
substonces should be hondled by troined professionols ond consistent with opplicoble low.
(d)Nothing in this section sholl be construed to limit or prohibit city officiols from enforcing ony other city or stote lows, including, but not limited to, lows governing use of controlled substonces or weopons, fire codes, ond public nuisonce lows.

Seclion XX3. Regulotions
(o)The lrelevont deportment or ogencyl sholl issue regulotions or guidelines necessory to oid in the implementotion or enforcement of this chopter.

CITY OF TWENTYNINE PALMS

CITY COUNCIL
ORDINANCE NO. ______

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TWENTYNINE

PALMS, CALIFORNIA, ADDRESSING ENCAMPMENTS AND REMOVAL OF

PROPERTY FROM PUBLIC PROPERTY PURSUANT TO CALIFORNIA
EXECUTIVE ORDER N-1-24.

WHEREAS, after the Supreme Court’s decision on the Grants Pass v. Johnson clarified that officials can take reasonable actions to clear encampments, the Governor of California signed Executive Order N-1-24, which directs State agencies to develop policies to prioritize addressing encampments on State property while providing reasonable advance notice and partnering with shelter and services providers; and WHEREAS, that Executive Order N-1-24 also encouraged local governments to adopt similar policies, and to use all available resources and infrastructure, including the historic resources provided by the State, to take action to humanely remove encampments from public spaces; and
WHEREAS, the City is committed to protecting the life, health, and safety of all individuals within its boundaries, including individuals experiencing homelessness, and recognizes the importance of providing meaningful support for these individuals; and WHEREAS, the City recognizes that all individuals have rights and interests in their personal property and is committed to treating such property with dignity, respect, and consideration, consistent with applicable law; and
WHEREAS, the City recognizes the importance of balancing the protection of public health, safety, and the environment with humane, compassionate, and practical approaches to addressing homelessness; and
WHEREAS, the City recognizes that certain public lands and spaces may present particular health, safety, environmental, or access concerns when used for overnight camping or sheltering, including locations where such use may interfere with the intended use of the property or create conditions that may adversely affect individuals residing in or visiting those areas; and
WHEREAS, the City Council finds that camping in certain open-space areas and locations near residential properties may increase the risk of wildland fires and other hazards, particularly in areas susceptible to fire, thereby presenting risks to public safety and property; and
WHEREAS, the City Council further recognizes that certain public lands contain environmentally sensitive or vulnerable resources, and that activities that are incompatible with the protection of those resources may adversely affect native plants, wildlife, habitats, and other ecological values; and
WHEREAS, the City desires to establish reasonable and clearly defined regulations governing camping and encampments in designated public areas in order to protect public health, safety, access, and environmental resources, while also establishing fair and respectful procedures for the collection, safekeeping, retrieval, and, where authorized by law, disposal of personal property; and

WHEREAS, in implementing such regulations, the City intends to promote humane and respectful treatment of all individuals, provide appropriate notice and opportunities for the retrieval of personal property, and coordinate, where practicable and appropriate, with available services and resources to assist individuals affected by the regulations; and WHEREAS, the City Council wants to provide the City representatives with an ordinance to allow for an enforceable common-sense policy to protect the health and safety of their residents and maintain the public spaces.

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

SECTION 1. Recitals set forth above are incorporated herein by reference.

SECTION 2. Regulations.

The City of Twentynine Palms has drafted regulations and guidelines necessary to aid in the implementation and enforcement of this Chapter, a copy of which is attached hereto as Exhibit A, and said regulations and guidelines are hereby adopted by reference and incorporated herein as if set forth in full. These regulations will be added as TITLE 19, CHAPTER 80 and titled REMOVAL OF ENCAMPMENTS.

SECTION 3. The City Council finds that this Ordinance is exempt from the California Environmental Quality Act ("CEQA") pursuant to State CEQA Guidelines Section 15060(c)(2) and 15061(b)(3) in that the proposed changes are not anticipated to result in a direct or reasonably foreseeable indirect physical change in the environment and it can be seen with certainty that they will not have the potential of creating a significant effect on the environment.

SECTION 4. If any section, subsection, subdivision, sentence, clause, phrase, or portion of this Ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, then such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council of the City of Twentynine Palms hereby declares the Council would have adopted this Ordinance, and each section, subsection, subdivision, sentence, clause, phrase, or portion thereof, irrespective of the fact that anyone or more sections, subsections, sub-divisions, sentences, clauses, phrases, or portions thereof be declared unconstitutional, invalid, or ineffective.

SECTION 5. This Ordinance shall take effect 30 days from the date of its adoption.

SECTION 6. The Mayor shall sign this Ordinance and the City Clerk shall attest and certify to the passage and adoption of this Ordinance and cause the same to be published in the manner required by law.

PASSED, APPROVED AND ADOPTED at a regular meeting of the City Council of the City of Twentynine Palms, California, held on this ___ day of ______ 2026.

PASSED, APPROVED and ADOPTED this ___ day of _____, 2026.

_____________________________
Daniel L. Mintz, Sr., Mayor
ATTEST:
______________________________
Cindy Villescas CMC, City Clerk

APPROVED AS TO FORM:
______________________________
A. Patrick Muñoz, City Attorney
I hereby certify that the foregoing Ordinance No. ___, introduced on the __of ______, 2026 and duly adopted by the City Council of the City of Twentynine Palms in a meeting held on ____ day of _____, 2026, in Twentynine Palms, California by the following vote, to wit.

AYES: COUNCILMEMBER:

NOES: COUNCILMEMBER:

ABSENT: COUNCILMEMBER:

ABSTAIN: COUNCILMEMBER:
________________________________
Cindy Villescas CMC, City Clerk

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Exhibit “A”
TITLE 11 – PUBLIC PEACE, MORALS, AND WELFARE
CHAPTER 80.01 – REMOVAL OF ENCAMPMENTS

80.01 - GENERAL
The City of Twentynine Palms finds that it is committed to protecting the life, health, and safety of all people in the City and finds that certain public areas within the geographical boundaries of the City pose significant health and safety hazards to the people who make shelter or stay overnight in these areas. Additionally, the City finds that some of these public lands are environmentally sensitive and may be significantly damaged by unregulated human activity. The public parks, public streets and alleys, public parking lots, public rights-of-way, parkways, public sidewalks, recreational areas and other publicly owned or controlled property within the City (collectively "public property") should be readily accessible and available to residents, businesses and the public-at-large for their intended purposes. The use of public property for camping purposes and/or for the storage of personal property interferes with the rights of others to use and enjoy these public areas as they are intended.

80.01.01 - PURPOSE.

It is the purpose of this Chapter to set standards for the preservation and protection of human life, health, and safety, to further the preservation and protection of sensitive public lands to prevent destruction of these assets, and to establish a process for the collection, storage, disposal, recycling, or reuse of personal property found in encampments on public property. The Council is committed to protecting the rights of individuals related to their personal property and to treating such property with respect and consideration.

Nothing in this Chapter is intended to interfere with otherwise lawful and ordinary uses of public property. This Chapter shall be interpreted in a manner that is consistent with applicable state and federal law.

80.01.02 - DEFINITIONS.
“Abatement” means the process of documenting and collecting eligible items for storage, and removing and disposing of, recycling, or reusing of waste at an encampment according to the processes described in Chapter 19.146. “Camp” means to pitch, erect, or occupy an encampment, or to use camp paraphernalia or both, for the purpose of, or in a way that facilitates outdoor sheltering for living accommodation purposes, or for remaining outdoors overnight, or to use a vehicle for human habitation. A person shall be considered to be using property for living accommodation purposes if: the person admits they are camping; the person is using a camp facility or camp paraphernalia between the hours of 10:00 p.m. and 6:00 a.m. to live outdoors or remain outdoors overnight; or, based on the totality of the circumstances, it is established that a person is using the property at any time to live, dwell, or reside, which is exemplified by: the person sleeping, or preparing to sleep outdoors; the person

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having with them recreational equipment that cannot be used for its intended purpose; the person having with them camp stoves, pots, pans, or other cooking equipment in an area that is not designated for cooking; the person having with them a sleeping bag, sleeping pad, blanket, pillow, bedroll or other similar bedding; the person having with them trash, recyclables, rubbish, or other garbage; the person having with them animal waste or medical waste that is stored in buckets, bottles or similar containers; and/or the person bathing or grooming themselves outside of facilities designated for those purposes. A person shall be considered to be using a vehicle for human habitation if: the person admits they are using the vehicle to camp; or, based on the totality of the circumstances, it is established that a person is using the vehicle to live, dwell, or reside, which is exemplified by: the person continuously remaining inside the vehicle at the same location for two (2) hours or more; the person sleeping inside the vehicle; the inability of a person outside the vehicle to view through two or more windows because the view is limited or blocked; the inability to use seating in the vehicle because a large volume of personal belongings, trash, rubbish, or garbage is stored in the vehicle; the person is preparing or cooking meals inside or on the vehicle; the person is bathing or grooming inside the vehicle; the storage of items inside or on a vehicle are not associated with ordinary use of the vehicle such as a sleeping bag, bedroll, blanket, sheet, pillow, kitchen utensils, cookware, cooking equipment or furniture; the use of buckets, bottles or similar containers to hold bodily fluids; and/or having furniture set up or around the vehicle, such as chairs, tables, umbrellas, or portable cooking equipment.
“Camp paraphernalia” means items that facilitate living outside including items that are used for: sleeping, such as such as sleeping bags, sleeping pads, blankets, pillows, bedrolls, or other similar bedding; cooking, such as camp stoves, pots, pans, or other cooking equipment; storage, such as backpacks, luggage, or coolers; sitting, such as moveable chairs; and lighting, such as headlamps, a lantern, or flashlights. “Camp facility” or “camp facilities” means any, or a combination of, the following: a tent, hut, other temporary physical structure or shelter, cot, bed, or hammock. “Encampment” means one or more temporary, makeshift, or hand-built structures not intended for long-term continuous occupancy, including tents, that are used to shelter one or more persons or their belongings and that are not authorized by the property owner.

Encampment includes any camp paraphernalia and personal property associated with or located in or around the structures or tents.
“Open space” means any undeveloped public property either primarily in its natural state, including canyons, coastal bluffs, and unimproved waterways, or that is held out by the City or used by the public for passive recreational purposes, conservation, habitat preservation, or that maintains or enhances the conservation of natural or scenic resources.
“Personal Property” means any tangible property, and includes, but is not limited to, goods, materials, merchandise, tents, huts, temporary shelters, tarps, bedding, sleeping bags, hammocks, sheds, structures, mattresses, couches, chairs, other furniture, appliances, and personal items such as household goods, luggage, backpacks, and

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clothing. Personal property does not include property that is secured inside of a motor vehicle; items expressly authorized by a public entity to be on public property owned or controlled by the public entity; or items authorized to be on public property pursuant to this Code, a license, or permit issued by the City.
“Prohibited public place” means any public property that is not designated for camping by resolution of the City Council or other governmental entity having jurisdiction over the property.
“Public Property” means a public park, park facility, public parking lots, public passageways, public rights-of-way, publicly owned landscaped areas, public parkways, public medians, public greenbelts, or other government-owned properties located within the City of Twentynine Palms.
“Public rights-of-way” or “public right-of-way” means the area or areas on, below, or above a public roadway, public highway, public street, public sidewalk, public path, public trail, public square or plaza, public bike lane or path, public alleyway, or a utility easement in which the City has interest.
“Store”, “Stored”, “Storing” or “Storage” means to put personal property aside, to accumulate for use when needed, or to put for safekeeping. Moving personal property to another location on public property or returning personal property within 1,000 feet from a location where a person previously received a citation for violation of Chapter

19.146.030.C.16 within a thirty (30) day period shall be considered storing personal property and shall not be considered to be removing the personal property from public property.
“Tent” means any tarp, cover, hut, structure, enclosure or shelter, made of any material that is not open on all sides and which hinders an unobstructed view behind or into the area surrounded by the tarp, cover, hut, structure, enclosure, or shelter. “Unattended” means no person is present with the personal property who asserts or claims ownership over the personal property. Personal property left outside of a building or shelter at a public park shall not be considered “unattended” unless there is no person present who asserts or claims ownership over the personal property for one (1) hour or more.
“Vehicle” means a “motor vehicle” as defined by California Vehicle Code Section 415, a “recreational vehicle” as defined by California Health & Safety Code Section 18010(a), a “camper trailer” as defined in California Vehicle Code Section 242, a “house car” as defined in Cal. Veh. Code Section 362 or a “trailer coach” as defined in California Vehicle Code Section 635 or any other similar machine or means of transportation used to carry people, goods, or both from one place to another.

80.01.03 - UNAUTHORIZED CAMPING.
(A) It is unlawful and a public nuisance for any person to camp, occupy camp facilities, use camp paraphernalia or to maintain an encampment in a prohibited

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public place, or on any private property in the City without the landowner’s express written consent and a permit from the City for such use. (B) It shall also be unlawful and a public nuisance for any landowner or occupant of private property to willfully allow, authorize, or permit another person to occupy camp facilities, use camp paraphernalia or to maintain an encampment on such private property in the City, whether paved or unpaved, except as expressly permitted by this Chapter, or as mandated by applicable law. (C)No person shall use a vehicle to camp in a prohibited public place, or on any private property in the City without the landowner’s express written consent and otherwise in compliance with all other applicable laws. (D)No person shall start, build, or use a fire in a prohibited public place for any purpose, including, but not limited to warming or cooking, unless authorized or permitted to do so by formal action of the City Council, the written consent of the City, or the provisions of this Code.

80.01.04 - PERMITTED CAMPING.
(A) Camping shall be permitted on public property specifically set aside and clearly marked for public camping purposes, as designated by the City Council. The City Council may, by resolution or ordinance, establish specified public areas for such purposes.
(B)Any camping activities must comply with all applicable Federal, State and local laws, regulations, standards, and policies.

80.02 – ABATEMENT

82.02.01 - ABATEMENT OF ENCAMPMENTS.

In accordance with the written notice procedures outlined in the following section, a City employee and/or his or her designee is authorized to remove personal property, camp paraphernalia, and any other items, including contraband, litter, and/or waste found at an encampment or at a location where a person is engaged in unauthorized camping.

82.02.02 - NOTICE REQUIRED PRIOR TO ABATEMENT.
(A)Prior to removal, a written “Notice of Clean-Up” will be posted on each access point to the encampment in an inconspicuous location and in any other distinct area of the encampment or camp facility.
(B) The “Notice of Clean-Up” will:
(1) Specify the clean-up date;
(2) Provide at least 24 hours for persons to remove their personal property; and

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(3) Include a statement as to how to claim said property. (C)After 24 hours, the City shall conduct abatement of the site on the date posted on the Notice of Clean-Up. If abatement is delayed or rescheduled, the City may conduct abatement within 48 hours of the posted Notice of Clean-Up without reposting a new Notice of Clean-Up. If abatement is delayed longer, the City shall repost a Notice of Clean-Up with a new date.
(D)The City shall follow these additional procedures when persons are present at an encampment during abatement:
(1) When shelter is available, the City shall provide any person at an encampment with shelter and service information and direct them to remove their belongings from the site. The City shall evaluate reasonable requests for additional time or assistance to remove items and may provide reasonable accommodation to those requests.
(2) Any person who returns to an encampment during abatement shall be allowed to remove their personal property from the site. Personal property left behind will be deemed abandoned.
(3) Any person arrested for a criminal offense or an outstanding warrant shall not be required to abandon personal property they identify as their own.

Unless the person requests the personal property be discarded or entrusted to another, all personal property of apparent value will be taken to the law enforcement agency of Twentynine Palms for impoundment in accordance with existing policy and procedure. Where the owner of the items cannot be readily identified or discovered, the City shall follow the abatement process in this Chapter.
(E) The City shall make an effort to document the abatement process as follows, as is reasonable and practical under the circumstances:
(1) Photograph or video record the site before any abatement begins; (2) Open backpacks, purses, suitcases, and other small storage containers to determine whether they contain items eligible for storage; (3) Set out items contained in bags or suitcases and photograph the items; (4) Photograph or video record all items to be stored;
(5) Photograph or video record the cleanup process, and; (6) Photograph or video record the site after abatement has concluded. (F) An eligible item found during an abatement shall be put in to storage as set forth below, unless it meets one of the following disqualifying conditions, in which case

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it can be taken in as evidence or disposed of as appropriate (1) Hazardous, including items contaminated with human waste, animal waste, or bugs, explosives, weapons, liquids, drug paraphernalia, or mold; (2) Likely to become hazardous in storage, including perishables, wet materials that might become moldy, and items covered in mud;
(3) Practically un-storable, due to large size, weight, or other similar characteristic;
(4) Contraband or stolen; or
(5) Is on the City’s current list, published on the City’s website, of common types of items that, in the experience of City staff, individuals regularly abandon during abatement, and there is no contrary indication as to the specific item.
(G)Unclaimed items found during an abatement shall be eligible for storage if:
(1) Circumstances indicate that the item belongs to a person, (2) The item has apparent utility in its current condition and circumstances, and (3) The item can be safely retrieved from the site.
(H)The City shall record each eligible item to be stored, including the location it was found and the date of storage. Any stored items shall be kept in storage at least 90 calendar days and then may be disposed of, recycled, or reused following the process outlined in this Chapter.

80.02.03 - EXPEDITED ABATEMENT.
(A) In an expedited abatement, the City shall follow the same abatement and storage procedures outlined herein but shall post a Notice of Clean-Up giving a minimum of three (3) hours for all persons to remove their personal property, unless providing such time would result in a serious health or safety condition. (B) The City shall prioritize and expedite the removal of an encampment if:
(1) The City receives direction from County of San Bernardino or other governmental authority that abatement of the encampment is necessary to preserve public health or safety, including to address known or suspected outbreaks of diseases; or
(2) The City observes or reasonably suspects the encampment creates a condition that presents a significant risk of property damage, bodily injury or death.

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80.03 – PERSONAL PROPERTY

80.03.01 - UNAUTHORIZED STORAGE OF PERSONAL PROPERTY.
(A) It shall be unlawful for any person to store or leave unattended personal property, including camp facilities and camp paraphernalia, in or on any public property, unless such storage is expressly authorized and in conjunction with a permitted camping activity pursuant to this division, or as mandated by applicable law. (B)Stored personal property may be impounded without notice if there is a reasonable belief that it is abandoned, presents an immediate threat to public health or safety, is evidence of a crime, is evidence in a criminal investigation, or is contraband. (C)The City may erect signs on public property stating that any personal property stored in those areas will be impounded. Those signs shall serve to provide the notice required by this section.
(D)If neither subsection “B” nor subsection “C” apply, personal property unlawfully stored on public property shall be impounded only after a notice is left at or near the location of the personal property advising that the personal property will be impounded if it is not removed. This notice will specify a time when the personal property will be impounded if it is not removed.

80.03.02 - NOTICE AND REMOVAL OF PERSONAL PROPERTY.
(A) Notice and removal. In the event that personal property is found on public property in the course of employment by an employee of the City without authorization from the City (examples of authorized employees include, but are not limited to, City law enforcement officers, City Code Enforcement, employees or contractors of City Public Works Department, and other City employees properly trained to carry out this section), such employee shall leave notice with the owner of the personal property or in a prominent place and which notice shall contain all of the following information, when reasonably available:
(1) The personal property needs to be removed by [insert time] on [insert date]. (2) The timeframe that the property owner has to remove the personal property.

Such timeframe shall not be less than 24 hours unless there is an immediate threat to the public health, safety, or welfare. Further, if the personal property obstructs and actually interferes with the public property or the intended use of the public property, then this timeframe may be shorter than 24 hours, provided that, if the property owner is present, they are first advised to cease the interference and/or to move the personal property causing the obstruction and they decline to do so;
(3) A statement that, if the personal property is not removed within the stated timeframe, then the City will remove and store the personal property consistent with this section. This statement shall also provide the location that

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the personal property will be stored;
(4) If applicable, the nature and purpose of the clean-up; (5) The date, time, and locations of the scheduled cleanup and/or removal of the personal property;
(6) A citation to the applicable section of the Municipal Code or any other applicable law;
(7) A statement of how the personal property may be reclaimed; (8) A statement that, if personal property is removed pursuant to this section, then such personal property may be subject to disposal by the City pursuant to this section after 90 days from the date of removal; (9) A phone number that the person may call for more information; (10) Any other additional information as determined by the law enforcement agency of Twentynine Palms.
(11) After the timeframe in the notice provided pursuant to the provisions of this Chapter, the personal property in the public area may be removed, stored, documented, and disposed of by the City pursuant to this section. To the extent possible, a general description of the items collected shall be provided to the property owner(s). For any personal property removed, a notice shall be provided in a prominent place in the removal area advising where the personal property is being kept and when it may be claimed by its rightful owner; containing the information pursuant to the Chapter and containing any other additional information as determined by the law enforcement agency of Twentynine Palms. This notice shall include the date that the removed personal property will be disposed by the city pursuant to this section. (B)Additional signage for removal of personal property. The City may determine what, if any, areas of the City suffer from blight due to storage of personal property on public property, and erect signs in those areas containing the applicable information specified in this Chapter so as to provide additional notice. (C)Holding and disposal of stored personal property. Except as otherwise provided in this Chapter, any found personal property on public property shall be deposited and documented in a safe place for a period of at least 90 days and found money shall be deposited with the Director of Finance for a period of not less than 90 days, unless sooner claimed by the true owner. In the event the property or money is not claimed within 90 days, it shall be deemed to be unclaimed personal property and subject to disposal as provided in this section. Additionally, the City shall not be obligated to store personal property in excess of the City's current overall storage capacity.

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(D)Trash, dangerous, or perishable personal property. Any personal property coming into the possession of the law enforcement agency of Twentynine Palms may be immediately disposed without notice, in a manner that the law enforcement agency of Twentynine Palms determines to be in the public interest, when such personal property is trash, perishable, hazardous, or contraband pursuant to Federal, State or local laws or regulations, or constitutes an immediate threat to the public health, safety, or welfare.
(E)Applicability. To the extent known by the City or the law enforcement agency of Twentynine Palms, the provisions of this section shall not apply to the following:
(1) Real or personal property or money subject to confiscation pursuant to Federal, State or local law;
(2) Personal property that constitutes evidence in an ongoing criminal investigation and/or civil proceeding pursuant to Federal, State or local law; or (3) Personal property that has been abandoned by its owner. Abandoned personal property may be disposed of forthwith.

80.04 – ENFORCEMENT

80.04.01 - PUBLIC NUISANCE DECLARED.

Any camping facility or encampment established in violation of this Chapter is declared to be a public nuisance, as defined by this Code, and the City is authorized to abate the nuisance and remove camp facilities, camp paraphernalia, and any encampments pursuant to the abatement and notice procedures outlined herein and authorized by law.

80.04.02 - CITY ADMINISTRATIVE AUTHORITY
The City may develop and adopt administrative regulations that are consistent with the terms and prohibitions of this Chapter. This shall include all policies and procedures for the abatement of unlawful encampments, including the policies and procedures for ensuring safe and prompt removal of the nuisance while meeting procedural safeguards required by the City, state or federal law.

80.04.3 - VIOLATIONS, PENALTIES, AND ENFORCEMENT.

Violations of this Chapter may be prosecuted as misdemeanors subject to the fines and custody provisions outlined in this Code.