Planning Commission - Regular Meeting

TWENTYNINE PALMS PLANNING COMMISSION MEETING AGENDA 6136 Adobe Road Twentynine Palms, CA 92277 www.29palms.org Tuesday, October 15, 2024 AGENDA 5:00 P.M. CALL TO ORDER Pledge of Allegiance. Roll Call. ANNOUNCEMENTS These proceedings may be viewed on demand on the City of Twentynine Palms website at www.29palms.org. You may also Live Stream this meeting by going on the City website and clicking on the "Meeting Agendas" link. PUBLIC COMMENTS This is the time for the public to address the Planning Commission on issues within the jurisdiction of the Commission that are NOT on this agenda. All comments are to be directed to the Chair of the Commission and shall not consist of any personal attacks. Members of the public are expected to maintain a professional, courteous decorum during their comments. There is a time limitation of three minutes per person. If you haven’t already done so, please fill out name and address slips and give them to the Planning Commission Secretary. The Planning Commission is prohibited by the Brown Act (State law) from taking action or discussing at length items not included on the printed agenda. Public comments on specific agenda items will be deferred until consideration of the item on the agenda. COMMISSION COMMENTS AND REPORTS OF MEETINGS ATTENDED CONSENT CALENDAR 1 Approval of the Planning Commission Meeting Minutes of October 1, 2024. 3-5 Planning Commission - Regular Meeting - 01 Oct 2024 - Minutes - Pdf ITEMS REMOVED FROM CONSENT CALENDAR FOR DISCUSSION Page 1 of 25 PUBLIC HEARINGS 2 DCA - Chapter 19.124 Mobile Home Parks and Special Occupancy Parks 7 - 25 That the Planning Commission find the project exempt from CEQA, adopt the resolution and forward a recommendation to the City Council for approval of the Development Code Amendment. DCA - Chapter 19.124 Mobile Home Parks and Special Occupancy Parks - Pdf DISCUSSION AND POTENTIAL ACTION ITEMS COMMUNITY DEVELOPMENT DIRECTOR UPDATES STUDY SESSION-NONE ADJOURNMENT It is the intention of the City of Twentynine Palms to comply with the Americans with Disabilities Act in all respects. If you are a person with a disability who requires a disability-related modification or accommodation in order to participate in a meeting, including auxiliary aids or services, please request such modification or accommodation from the City Clerk at (760) 367- 4890 (facsimile). Notification at least 48 hours prior to the meeting will enable the City to make reasonable arrangements to assure accessibility to the meeting. Please advise us at the time whether you will require accommodations to participate in meetings on a regular basis. Any person affected by any application on this agenda may submit their concerns in writing prior to the meeting or appear in person and be heard in support or opposition to the proposal at the time the matter is considered on the agenda. The staff reports, applications and environmental documents may be viewed at either the office of Community Development or the office of the City Clerk, 6136 Adobe Road, from 7:00 a.m. until 6:00 p.m. Monday through Thursday, except legal holidays. The Invocation is given per Policy 10-01, and does not reflect the views of the City but rather is an expression of speech by a private citizen making the presentation. Telephone inquiries may be made at (760) 367-6799. If you challenge any agenda issue in court, you may be limited to raising only those issues that you or someone else raised at the public meeting described in this notice, or in written correspondence delivered to the City of Twentynine Palms at, or prior to, the public meeting. This notice of agenda is hereby certified to have been posted on or before 5:00 p.m., October 9, 2024. Cindy Villescas CMC, City Clerk Time/Date Page 2 of 25  TWENTYNINE PALMS PLANNING COMMISSION Regular Meeting City Hall, 6136 Adobe Road, Twentynine Palms, CA 92277 www.29palms.org October 1, 2024 Minutes CALL TO ORDER-Chair Walker called the meeting to order at 5:00 p.m. Pledge of Allegiance- Chair Walker led the Pledge of Allegiance. Roll Call - The following Commissioners were present: Garcia, Krushat, Paahana, Cure, Walker. ANNOUNCEMENTS Chair Walker announced these proceedings may be viewed on demand on the City of Twentynine Palms website at www.29palms.org. You may also Live Stream this meeting by going on the City website and clicking on the "Meeting Agendas" link. PUBLIC COMMENTS Peter Lang, Twentynine Palms would like the City to maintain the ban on solar farms. Suzanne Lyons, Twentynine Palms spoke in opposition of the proposed solar farm. She would like to maintain the ban against them. Jose Coriano, Twentynine Palms spoke regarding a proposed barber shop and requested a reduction or waiver of fees for the Site Plan Review. Eric Menendez, Twentynine Palms requested staff to bring the Downtown Specific Plan to the Planning Commission for review. COMMISSION COMMENTS AND REPORTS OF MEETINGS ATTENDED Commissioner Garcia attended the September 24, 2024, City Council meeting. He added that he is doing a clothing and blanket drive at the beginning of November for the homeless and is accepting donations. Commissioner Krushat said that he attended the City Council Meeting on September 24, 2024. Chair Walker announced that due to personal reasons he is no longer moving and will not be resigning from the Planning Commission. Page 1 of 3 Page 3 of 25  Planning Commission - Regular Meeting October 1, 2024 CONSENT CALENDAR 1. Approval of the Planning Commission Meeting Minutes of September 17, 2024. ACTION: A motion was made by Commissioner Krushat, seconded by Commissioner Garcia to approve the Minutes as submitted. The above motion was carried by the following: ROLL CALL VOTE: Ayes: Cure, Garcia, Krushat, Paahana, Walker. Noes: NONE Abstain: NONE Absent: NONE ITEMS REMOVED FROM CONSENT CALENDAR FOR DISCUSSION-NONE PUBLIC HEARINGS 2. CUP24-000002 Mojaveland Miniature Golf Course That the Planning Commission adopt the Resolution approving the Conditional Use Permit for the development of a miniature golf course. Director Gardner presented the staff report to the Commission. Commissioner Paahana asked if the City is still seeking a Pioneer Park grant? Director Gardner clarified that the type of grants come up every several years and nothing has recently come up. Mojaveland will lease the land from the City for 5 years and go from there. Chair Walker asked about the relocation of the new animal shelter on the same property. Director Gardner said that the Mojaveland project design will not conflict with the animal control building. Anna Stump the applicant and founder of Mojaveland, introduced Chayanne Sauter of Aha Projects a non-profit sponsor of the project. Anna gave a presentation and spoke in favor of the project. Vice Chair Cure asked about the proposed porta potty and hand washing stations. Anna Stump the applicant, said the porta potty's are proposed for the 1st phase. Phase 2 calls for permanent restrooms. Commissioner Krushat asked if the permanent restrooms can happen sooner? Anna Stump the applicant, said it all depends on the lease renewal. Director Gardner provided some clarification regarding the lease renewal. Chayanne Sauter Aha Projects, said they are a non-profit. If they receive grants and funding they can move to phase 2 of the project. Page 2 of 3 Page 4 of 25  Planning Commission - Regular Meeting October 1, 2024 Tara Bator representative of Theatre 29, spoke in favor of the project and said there will be no conflict with Theatre 29. Commissioner Garcia asked about the cultural resources side and if there will be tribal monitoring during grading? Anna Stump the applicant, confirmed there will be tribal monitoring. Chair Walker opened the Public Haring. Chair Walker announced the City received emails/ letters from Veno Nathraj, Wendy Hunt, Kim Reasor and David Lipson in favor of the project. Matthew Case Yucca Valley, spoke in favor of the project. Heather Drake Twentynine Palms, spoke in favor of the project. Gretchen Grunt Twentynine Palms, spoke in favor of the project. Eric Menendez Twentynine Palms, spoke in favor of the project. Ben Allenoff Joshua Tree, spoke in favor of the project. Chair Walker closed the Public Hearing. The Commission had a brief discussion of the item and agreed this is a good project. ACTION: A motion was made by Commissioner Garcia, seconded by Vice Chair Cure to move staff's recommendation and adopt Planning Commission Resolution No. 24-12. The above motion was carried by the following: ROLL CALL VOTE: Ayes: Cure, Garcia, Krushat, Paahana, Walker. Noes: NONE Abstain: NONE Absent: NONE DISCUSSION AND POTENTIAL ACTION ITEMS-NONE COMMUNITY DEVELOPMENT DIRECTOR UPDATES Director Gardner said he presented to the PAAC the concept of live entertainment and had a good discussion with the City Manager, Stone James. Staff will continue to review live entertainment and bring it back to the Commission for further discussion. STUDY SESSION-NONE ADJOURNMENT- Chair Walker adjourned the meeting at 5:45 p.m. Respectfully Submitted, Shelley Green, Planning Commission Secretary Page 3 of 3 Page 5 of 25 Page 6 of 25  STAFF REPORT TO: Planning Commission FROM: Assistant Planner FOR MEETING: Oct 15 2024 SUBJECT: DCA - Chapter 19.124 Mobile Home Parks and Special Occupancy Parks RECOMMENDATION: That the Planning Commission find the project exempt from CEQA, adopt the resolution and forward a recommendation to the City Council for approval of the Development Code Amendment. ORDER OF PROCEDURE: ATTACHMENTS: Request Staff Report Commission Questions of Staff • 01 Planning Commission Open the Public Hearing Resolution Receive Public Comment Close the Public Hearing Commission Discussion • 02 Chapter 19.124 Special Motion/Second Occupancy Parks draft Discussion on Motion Call the Question • 03 Section 19.26.50 Mobile Home Tourist Commerical Overlay District BACKGROUND: This Development Code Amendment is another of the series of modifications to zoning regulations (i.e. the Development Code) that Staff has initiated in order to update, clean up, and generally make regulations more clear and understandable. On September 19, 2023, November 07, 2023, and February 20, 2024, the Commission conducted public hearings on proposed changes to the regulations for Mobile Home Parks, Recreational Vehicle Parks and Campgrounds. The Commission requested that the regulations for Mobile Home Parks, Recreational Vehicle Parks and Campgrounds be separate. Additionally, Staff has conducted research into State Law, as well other jurisdictions as to how these activities are regulated. On August 20, 2024 the Commission and staff conducted a workshop on this Chapter and the Commission requested that the proposed fourteen (14) day stay limit be removed. The changes to the Mobile Home Park (MHP) section include: 1. Defining the density of a MHP to eight (8) spaces per acre. Page 7 of 25  2. Increasing the minimum lot size to ten (10) acres. 3. Defining the minimum dimension of each space at 40' x 100' (4,000 square feet). 4. Reducing the parking requirement to one stall per unit and guest parking to one stall per five units. 5. Requiring common laundry facilities. 6. Reducing the landscape buffer to ten (10) feet along street frontages. The changes to the Recreational Vehicle Park section include 1.Limiting RV parks to Commercial Tourist and Public zones. RV Parks are not permitted in the Rural Living zones 2. Increasing the minimum lot size to ten (10) acres. 3. Decreasing the density to five (5) spaces per acre. 4. Implementing a fifty-foot setback from all property lines. 5. Requiring trash enclosures. 6. Requiring a sewage disposal system (dump station). The changes to the Campground section include: 1. Limiting campgrounds to Commercial Tourist (CT) and Public (P) zones. Campgrounds would not be permitted in the Rural Living zones 2. Increasing the minimum lot size to ten (10) acres. 3. Decreasing the density to five (5) spaces per acre. 4. Implementing a fifty-foot setback from all property lines. 5. Requiring trash enclosures. This Development Code Amendment also includes the repeal of Section 19.26.050 Mobile Home- Tourist Commercial District (MH-CT). This is an overlay district to allow Mobile Home Parks in the Tourist Commercial (CT) District. Mobile Home Parks are permitted in the CT districts pursuant to the Land Use Table of Chapter 19.16, therefore this additional regulation is unnecessary. ENVIRONMENTAL: This action is exempt from CEQA pursuant to Section 15061(b)(3), which states that the activity is covered by the common-sense exception that CEQA applies only to projects which have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA. ALTERNATIVES: 1. Request additional information from staff and postpone the hearing to a date certain. 2. Make modifications to the draft code and adopt with recommended changes. 3. Deny the Development Code Amendment. FISCAL IMPACT: None Page 8 of 25  CITY OF TWENTYNINE PALMS PLANNING COMMISSION RESOLUTION NO. 24-__ A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TWENTYNINE PALMS, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF A DEVELOPMENT CODE AMENDMENT, AMENDING CHAPTER 19.124 MOBILE HOME PARKS AND SPECIAL OCCUPANCY PARKS AND REPEALING SECTION 19.26.050 MOBILE HOME-TOURIST COMMERCIAL DISTRICT OF THE CITY OF TWENTYNINE PALMS DEVELOPMENT CODE. WHEREAS, the City of Twentynine Palms General Plan was adopted by the City Council on April 24, 2012; and WHEREAS, the City of Twentynine Palms Development Code was adopted by the City Council on July 26, 2016; and WHEREAS, on October 02, 2024, the Development Code Amendment was duly noticed in the Desert Trail, a newspaper of general circulation within the City of Twentynine Palms; and WHEREAS, in accordance with California Government Code Section 65350 et seq. and California Government Code Section 65853 et seq., the Planning Commission held a public hearing pursuant to the notice required by law for this amendment; and WHEREAS, on October 15, 2024, the Planning Commission of the City of Twentynine Palms conducted a duly noticed and advertised Public Hearing on the Development Code Amendment amending Chapter 19.124 Mobile Home Parks and Special Occupancy Parks and considered the proposed amendment to the Development Code as reflected in “Exhibit A” to this Resolution; and WHEREAS, on October 15, 2024, the Planning Commission of the City of Twentynine Palms conducted a duly noticed and advertised Public Hearing on the Development Code Amendment repealing Section 19.26.050 Mobile Home -Tourist Commercial District (MH-CT); and WHEREAS, on October 15, 2024, at the above noted Public Hearing for the Development Code Amendment, the Planning Commission considered the potential environmental impacts that may occur with the adoption of the proposed Development Code Amendment, and recommended that in accordance with the California Environmental Quality Act (CEQA) Guidelines Section 15061(b)(3), the activity is covered by the common-sense exemption that CEQA applies only to projects which have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA; and WHEREAS, on October 15, 2024, at the above noted Public Hearing, the Planning Commission considered any and all testimony from the public, and after due consideration Page 9 of 25 adopted this Planning Commission Resolution, forwarding a recommendation to the City Council to adopt the proposed Development Code Amendment; and WHEREAS, the Planning Commission finds that on the basis of the whole record before it, including any public comments received, that there is no substantial evidence that the project will have a significant effect on the environment and that the proposed CEQA Determination reflects the Planning Commission’s independent judgment and analysis; and WHEREAS, the proposed text amendment to the Development Code is consistent with the Goals and Policies of the City of Twentynine Palms General Plan and the Municipal Code of the City of Twentynine Palms; and WHEREAS, the City of Twentynine Palms Planning Commission in its review of the proposed Development Code Amendment makes the following “Findings”, and recommends that the City Council adopt such “Findings”: A. That the Zone Change or Development Code Amendment is consistent with the intent of the goals and policies of the General Plan. The Development Code Amendment is consistent with the following policies of the General Plan: Goal LU-1 – Encourage orderly growth and development as envisioned by community residents. Goal LU-10 - Promote a high quality of life for Twentynine Palms residents by developing and sustaining a strong and diverse local economy. B. The Zone Change or Development Code Amendment prescribes reasonable controls and standards to ensure compatibility with other established uses. The Development Code Amendment is to amend Chapter 19.124 of the Development Code revising the regulations for special occupancy parks and mobile home parks to protect surrounding neighborhoods, and to repeal Section 19.26.050 Mobile Home-Tourist Commercial District (MH-CT) as Mobile Home Parks are a permitted use in the Tourist Commercial zone pursuant to Development Code Chapter 19.16. C. The Zone Change or Development Code Amendment provides reasonable property development rights while protecting environmentally sensitive land uses and species. The Amendment is to modify the regulations on mobile home parks, campgrounds and RV parks. D. The Zone Change or Development Code Amendment ensures protection of the general health, safety and welfare of the community. The Development Code Amendment will provide clarification on the regulations for mobile home parks and special occupancy parks to protect the health, safety and welfare of the community. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF TWENTYNINE PALMS, CALIFORNIA, RECOMMENDS THAT THE CITY COUNCIL TAKE THE FOLLOWING ACTIONS: Page 10 of 25  Section 1. Based upon review of the proposed amendment of the Development Code, Chapter 19.124 Mobile Home and Special Occupancy Parks, that the City Council finds that the proposed amendment does not have the potential to have an adverse impact upon the environment and in accordance with the California Environmental Quality Act (CEQA) Guidelines Section 15061(b)(3), the activity is covered by the common-sense exemption that CEQA applies only to projects which have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA. Section 2. That the City Council finds that the proposed amendment is consistent with the City’s adopted General Plan Goals and Policies as the proposal will support implementation of the General Plan and State law. Section 3. That the City Council approve and adopt the “Findings” required for approval of the Development Code update as set forth above. Section 4. That the City Council of the City of Twentynine Palms amend the Development Code as reflected in Exhibit “A.” Section 5. Notice of Adoption. The City Clerk of the City of Twentynine Palms shall certify the adoption of this resolution. Section 6. Effective Date. This Resolution shall become effective upon its adoption. Section 7. Severability. If any provision of this Resolution or the application thereof to any person or circumstance is held invalid, such invalidity shall not affect other provisions or applications and, to this end, the provisions of this Resolution are declared to be severable. APPROVED AND ADOPTED THIS 15th DAY OF OCTOBER 2024. AYES: COMMISSION MEMBERS: NOES: COMMISSION MEMBERS: ABSENT: COMMISSION MEMBERS: ABSTAIN:COMMISSION MEMBERS: ________________________________________ Max Walker, Chair ATTEST: ______________________________________ Cindy Villescas, City Clerk I hereby certify that the foregoing is a true copy of Planning Commission Resolution No. 24-__ duly adopted by the Planning Commission of the City of Twentynine Palms in a meeting held on the 15th Day of October 2024, in Twentynine Palms, California. Dated this 15th DAY OF OCTOBER 2024. Page 11 of 25 ________________________________________ Cindy Villescas, City Clerk Page 12 of 25 City of Twentynine Palms Development Code Article 5, Special Use Regulations Chapter 19.124 Mobile Home Parks and Special Occupancy Parks Sections 19.124.010 Purpose..............................................................................................................19.124-1 19.124.020 Applicability......................................................................................................19.124-1 19.124.030 Definitions.........................................................................................................19.124-1 19.124.040 Permit Required ................................................................................................19.124-2 19.124.050 Performance and Development Standards – General .....................................19.124-22 19.124.0560 Development Standards – Mobile Home Parks ................................................19.124-3 19.124.0670 Development Standards – Special Occupancy Parks........................................19.124-6 19.124.0780 Existing Uses...................................................................................................19.124-10 19.124.010 Purpose A. The purpose of this Chapter is to establish regulations for the location, design and improvement of mobile home parks and special occupancy parks to ensure they are compatible with and complementary to existing and future development in the immediate vicinity and comply with the goals and policies of the General Plan. B. It is also the purpose of this Chapter to provide for flexibility in the design of residential development and to encourage: 1. A creative approach to land development. 2. Efficient use of the land. 3. Community open space and amenities for recreational and visual enjoyment. 19.124.020 Applicability The requirements contained in this Chapter shall apply to all mobile home parks and special occupancy parks located in the applicable any land use districts. It is hereby declared that in any instance where the provisions of this Chapter conflict with any applicable state law or regulation, that such state law or regulation shall govern. 19.124.030 Definitions Except as otherwise provided in Chapter 19.06 (Definitions), all terms used in this Chapter which are defined in the Mobile Home Parks Act or Special Occupancy Parks Act (California Health and Safety Code, Division 13, Parts 2.1 and 2.3, respectively), and the applicable regulations adopted pursuant thereto by the California Department of Housing and Community Development, are used in this Chapter as so defined unless, from the context thereof, it clearly appears that a different meaning is intended. Adopted July 26, 2016 Revised December 17, 2019 Mobile Home and Effective January 17, 2020 Page 19.124-1 Special Occupancy Parks Page 13 of 25 City of Twentynine Palms Development Code Article 5, Special Use Regulations 19.124.040 Permit Required Mobile Home Parks and Special Occupancy Parks shall be subject to review pursuant to the permit requirements specified in the land use district tables in Article 2 (Chapters 19.08 through Chapter 19.22). 19.124.050 Performance and Development Standards – General The following standards shall apply to all mobile home parks and special occupancy parks: A. Landscaped Street Frontage. A minimum 15-foot-wide landscaped area shall be provided along all public rights-of-way. B. The park shall be visually screened from all public rights-of-ways and interior property boundaries with a solid wall or fence composed of block, wood, metal, vinyl, or similar opaque material 6-foot in height, and/or a drought tolerant, irrigated, opaque, landscaped screen that will grow to 6 feet in height or greater. In no case shall the screening material encroach into front or street side setback. C. Access and Access Drives. All park access shall be from a public street; however, access drives within a park shall be privately owned. D. Clear Site Triangle. Landscaping and other visual obstructions shall not interfere with the required clear site triangle at all vehicular access points. E. Recycling. A recycling program shall be established for the park. F. Common Recreational Facilities and Open Space Requirements. Common recreational open space shall be provided in the park for use by all tenants and their invited guests. The area shall be provided in one common location with a minimum aggregate area of 400 square feet of recreational space for each mobile home space. Requirements for this open space and additional amenities required are detailed in Table 19.124.050-1 (Amenities) and Subsection 19.124.050.G, below. Table 19.124.050-1 Amenities Number of Unit Number of Amenities Required Spaces Common recreational open space area to include landscaped area and sheltered 0–20 barbecue area with seating 21–50 1* 51–100 2* Adopted July 26, 2016 Revised December 17, 2019 Mobile Home and Effective January 17, 2020 Page 19.124-2 Special Occupancy Parks Page 14 of 25 City of Twentynine Palms Development Code Article 5, Special Use Regulations 101–200 3* 200+ One additional amenity for each additional 100 spaces beyond 200 unit spaces * In addition to required common recreational open space area. G. Additional amenities required per the number of unit spaces in Table 19.124.050-1 may include, but shall not be limited to: 1. Game room and/or indoor recreation room, minimum 400 square feet. 2. Meeting room. 3. Swimming pool and spa. 4. Putting green. 5. Pitch and putt golf course. 6. Children’s play area with play equipment. 7. Plaza with water feature. 8. Other amenities as approved by the approving authority, which provide equal or greater recreational benefit to residents. 19.124.0560 Development Standards – Mobile Home Parks This Section shall apply to all mobile home parks, as that term is defined by Health and Safety Code Section 18214(a) of the Mobile Home Parks Act. A. Mobile home parks are permitted for mobile homes, manufactured homes, and recreational vehicle use only. Recreational vehicles are only permitted for use on mobile home spaces to the extent that the recreational vehicle is otherwise permitted by state law and accompanying regulations. A.B. Mobile Home Parks are permitted in the zoning districts as identified in the land use district tables in Article 2 (Chapters 19.08 through Chapter 19.22). B.C. Space Standards. Individual Mmobile Home Parks home spaces shall comply with standards specified in Table 19.124.0560-1 (Mobile Home Park Space Standards): Table 19.124.0560-1 Mobile Home Park Space Standards Minimum acreage Ten (10) acres. Adopted July 26, 2016 Revised December 17, 2019 Mobile Home and Effective January 17, 2020 Page 19.124-3 Special Occupancy Parks Page 15 of 25 City of Twentynine Palms Development Code Article 5, Special Use Regulations Individual Space Minimum Dimensions 40’ x 100’ (4,000 square feet) Consistent with the zoning district and the Mobile Home - Tourist Maximum Density Commercial District Overlay where applicable Eight (8) spaces per acre Maximum Height 35 ft. for recreational buildings Maximum Lot Coverage Per Unit 0.75 FAR D. Setbacks. All structures shall conform to the setbacks of the underlying zoning district. C.E. Mobile Home Installation. All construction shall comply with CA Code of Regulations, Title 25, Chapter 2. Skirting and Pad Requirements. Each mobile home shall be equipped with skirting or provided with a support pad to give the appearance of the mobile home being located on grade. F. Parking Requirements. Each unit shall be provided with one two 10-foot by 20-foot off-street parking stall. There shall also be a minimum of at least one guest parking stall per five four units. Guest parking shall be provided at parking bays located at designated areas in along the interiors of the mobile home park. This provision shall apply both to mobile home units and recreational vehicle units in the mobile home park, as permitted by Subsection 19.124.060.A and as designated by the California Department of Housing and Community Development. D.G. Laundry Facilities. Common laundry facilities, at a minimum of 1 washer and dryer per ten units shall be provided. E.H. Recreational Vehicle Storage in a Mobile Home Park. When used as a frequent means of transportation, a self-propelled recreational vehicle or truck-mounted camper may be parked beside a mobile home space. That vehicle shall not be occupied or connected to the lot’s utility facilities or interconnected with the occupied mobile home unit. F.I. Performance Surety. Lots or mobile home spaces shall not be sold unless a corporation, homeowners association, assessment district or other approved appropriate entity has been legally formed with the right to operate and maintain all of the mutually available features of the development including, but not limited to, open spaces, amenities, landscaping, or slope maintenance. Covenants, Conditions & Restrictions (CC&Rs) may be developed and recorded for the development subject to review and approval of the City Attorney. The recorded CC&Rs shall permit enforcement by the City, if required. No lot or mobile home space shall be sold unless all approved and required open space, amenities, landscaping or other improvements, or approved phase thereof, have been completed unless the City Engineer determines that the health, safety and welfare of the occupants and the intent of this Code will be adequately safeguarded. Adopted July 26, 2016 Revised December 17, 2019 Mobile Home and Effective January 17, 2020 Page 19.124-4 Special Occupancy Parks Page 16 of 25 City of Twentynine Palms Development Code Article 5, Special Use Regulations J. Subdivisions. All mobile home park subdivisions shall be conditioned to require reservation and maintenance of all common areas for common use and enjoyment of the residents of the mobile home subdivision., and may not exceed the maximum density as prescribed by the land use district and the overlay district in which the park is located. All mobile home park subdivisions shall comply with all appropriate design standards established by this Chapter and all applicable state and City subdivision requirements, and the zoning and land use requirements of the land use district and overlay district in which they are located. K. Landscaped Street Frontage. A minimum 105-foot-wide landscaped buffer area shall be provided along all street frontages. public rights-of-way L. The park shall be visually screened from all public rights-of-ways and interior property boundaries with a solid wall or fence composed of block, wood, metal, vinyl, or similar opaque material 6-foot in height, and/or a drought tolerant, irrigated, opaque, landscaped screen that will grow to 6 feet in height or greater. In no case shall the screening material encroach into front or street side setback. M. Access and Access Drives. All park access shall be from a public street; however, access drives within a park shall be privately owned. All internal drive aisles shall be improved as per the City Engineer. A Mobile Home Park shall have a minimum of two points of ingress/egress. One way drive aisles shall be a minimum of 20’ wide and two-way drive aisles shall be a minimum of 26’ feet wide. N. Clear Site Triangle. Landscaping and other visual obstructions shall not interfere with the required clear site triangle at all vehicular access points. O. A minimum of three (3) trash enclosures per five (5) acres shall be installed throughout the park to meet the needs of all residents. Trash enclosures shall be sized to accommodate a trash bin, a recycling bin and an organics bin in compliance with Chapter 19.92. P. Recycling. A recycling program shall be established for the park. Common Recreational Facilities and Open Space Requirements. Common recreational open space shall be provided in the park for use by all tenants and their invited guests. The area shall be provided in one common location with a minimum aggregate area of 400 square feet of recreational space for each mobile home space. Requirements for this open space and additional amenities required are detailed in Table 19.124.050-1 (Amenities) and Subsection 19.124.050.G, below. Table 19.124.050-1 Amenities Number of Unit Number of Amenities Required Spaces 0–20 Common recreational open space area to include landscaped area and sheltered Adopted July 26, 2016 Revised December 17, 2019 Mobile Home and Effective January 17, 2020 Page 19.124-5 Special Occupancy Parks Page 17 of 25 City of Twentynine Palms Development Code Article 5, Special Use Regulations barbecue area with seating 21–50 1* 51–100 2* 101–200 3* 200+ One additional amenity for each additional 100 spaces beyond 200 unit spaces * In addition to required common recreational open space area. Additional amenities required per the number of unit spaces in Table 19.124.050-1 may include, but shall not be limited to: Game room and/or indoor recreation room, minimum 400 square feet. Meeting room. Swimming pool and spa. Putting green. Pitch and putt golf course. Children’s play area with play equipment. Plaza with water feature. Other amenities as approved by the approving authority, which provide equal or greater recreational benefit to residents. G. 19.124.0670 Development Standards – Special Occupancy Parks A. This Section shall apply to all special occupancy parks, as that term is defined in Health and Safety Code Section 18862.43 of the Special Occupancy Parks Act. Special occupancy parks are permitted for recreational vehicles and camping use only. B. Special occupancy parks are permitted in the Commercial Tourist (CT) and Public (P) zoning districts. C. Special Occupancy Parks which contain both an RV Park and tent camping shall maintain a separation of uses. i. Recreational Vehicle (RV) Parks Adopted July 26, 2016 Revised December 17, 2019 Mobile Home and Effective January 17, 2020 Page 19.124-6 Special Occupancy Parks Page 18 of 25 City of Twentynine Palms Development Code Article 5, Special Use Regulations a. Recreational Vehicle Parks shall comply with standards specified in Table 19.124.060-1 (RV Park Standards): Table 19.124.060 Table 1 RV Park Standards Minimum acreage Ten (10) acres Maximum Density Five (5) spaces per acre Maximum Height 35 ft. for recreational buildings Maximum Lot Coverage 75% b. Setbacks. Each individual RV space shall be located a minimum of fifty (50) feet from all property lines. Any permanent structures shall comply with the setbacks of the underlying zoning district. c. Parking Requirements. Each space shall be provided with one 10-foot by 20-foot off- street parking stall. There shall also be at least one guest parking stall per 10 units. Guest parking shall be provided at parking bays located in designated areas in the RV Park.. d. Access and Access Drives. All park access shall be from a public street; however, access drives within a park shall be privately owned. All internal drive aisles shall be improved as per the City Engineer. A Recreational Vehicle Park shall have a minimum of two points of ingress/egress. One way drive aisles shall be a minimum of 20’ wide and two-way drive aisles shall be a minimum of 26’ feet wide. e. Landscaping. A minimum ten (10) foot landscape buffer shall be provided along all street frontages. f. Screening. The park shall be visually screened from all public rights-of-ways and interior property boundaries with a solid wall or fence composed of block, wood, metal, vinyl, or similar opaque material 6-foot in height, and/or a drought tolerant, irrigated, opaque, landscaped screen that will grow to 6 feet in height or greater. g. Trash Enclosures. A minimum of three (3) trash enclosures per five (5) acres shall be installed throughout the park to meet the needs of all occupants. Trash enclosures Adopted July 26, 2016 Revised December 17, 2019 Mobile Home and Effective January 17, 2020 Page 19.124-7 Special Occupancy Parks Page 19 of 25 City of Twentynine Palms Development Code Article 5, Special Use Regulations shall be sized to accommodate a trash bin, a recycling bin and an organics bin in compliance with Chapter 19.92. h. Restroom Facilities. Restroom Facilities shall be centrally located throughout the park. Restrooms shall be of permanent construction and shall include a minimum of one toilet and one shower per 25 spaces i. Sanitary Waste Disposal. One sanitary waste disposal system shall be provided for every 50 RV spaces. Said facility shall be located and maintained in such a manner as to not present unpleasantness to tenants and neighboring residents. j. A minimum of 75 percent of recreational vehicle spaces within the RV Park shall be provided with electrical and potable water hook-ups. k. All utilities shall be placed underground. l. Adequate lighting shall be provided for all walkways, streets parking areas, sanitary facilities, storage areas, and recreational facilities. m. On Site Manager. A site operator or manager shall be available 24 hours a day,7 days a week. n. RV Park manager shall maintain a log of the names of persons and dates of occupancy of person. The log shall be made available to Code Enforcement in event of compliance issues with occupancy limitations. o. Length of Stay. No person shall occupy any Special Occupancy Park more than thirty (30) days in any 180-day period. p. All recreational vehicles within the park shall be kept mobile so that they may be moved within one hour if required. Special occupancy parks are permitted for recreational vehicle and camping use only. Q. Design Standards. The exterior boundaries of special occupancy parks shall complement the surrounding development or future developments. H. Adopted July 26, 2016 Revised December 17, 2019 Mobile Home and Effective January 17, 2020 Page 19.124-8 Special Occupancy Parks Page 20 of 25 City of Twentynine Palms Development Code Article 5, Special Use Regulations I. Space Standards. Individual spaces for recreational vehicles or for camping shall be a minimum of comply with the following standards, as set forth in Table 19.124.070-1 (Special Occupancy Park Space Standards). Table 19.124.070-1 Special Occupancy Park Space Standards Maximum Density RL District: 8 units/spaces per acre CG, CN, CT, CS, and IC Districts: 12 units/spaces per acre Maximum Height 35 ft. for recreational buildings Maximum Lot Coverage Per Unit 75% or 0.75 FAR J. Parking Requirements. Each unit shall be provided with one 10-foot by 20-foot off-street parking space. There shall also be at least one guest parking space per 10 units. Guest parking shall be provided at parking bays located at designated areas along the interiors of the special occupancy park. ii. Laundry Facilities. Common laundry facilities of sufficient number and accessibility consistent with the Uniform Building Code shall be provided. . 2. Campgrounds a. Campgrounds shall comply with standards specified in Table 19.124.060-2 (Campground Standards): Table 19.124.060 Table 2 Campground Standards Minimum acreage Ten (10) acres Maximum Density Five (5) sites per acre Maximum Height 35 ft. for recreational buildings Maximum Lot Coverage 75% Adopted July 26, 2016 Revised December 17, 2019 Mobile Home and Effective January 17, 2020 Page 19.124-9 Special Occupancy Parks Page 21 of 25 City of Twentynine Palms Development Code Article 5, Special Use Regulations b. Setbacks. Each individual campsite shall be located a minimum of fifty (50) feet from all property lines. Any permanent structures shall comply with the setbacks of the underlying zoning district. c. Parking Requirements. Each site shall be provided with one 10-foot by 20-foot off- street parking stall. There shall also be at least one guest parking stall per 10 sites. Guest parking shall be provided at parking bays located in designated areas in the campground. d. Access and Access Drives. All park access shall be from a public street; however, access drives within a park shall be privately owned. All internal drive aisles shall be improved as per the City Engineer. A campground shall have a minimum of two points of ingress/egress. One way drive aisles shall be a minimum of 20’ wide and two-way drive aisles shall be a minimum of 26’ feet wide. e. Screening. The park shall be visually screened from all public rights-of-ways and interior property boundaries with a solid wall or fence composed of block, wood, metal, vinyl, or similar opaque material 6-foot in height, and/or a drought tolerant, irrigated, opaque, landscaped screen that will grow to 6 feet in height or greater. In no case shall the screening material encroach into front or street side setback. f. Trash Enclosures. A minimum of three (3) trash enclosures per five (5) acres shall be installed throughout the campground to meet the needs of all occupants. Trash enclosures shall be sized to accommodate a trash bin, a recycling bin and an organics bin in compliance with Chapter 19.92. g. Restroom Facilities. Restroom Facilities. Restroom Facilities shall be centrally located throughout the park. Restrooms shall be of permanent construction and shall include a minimum of one toilet and one shower per 25 spaces h. On Site Manager. A site operator or manager shall be available 24 hours a day,7 days a week. i. The campground manager shall maintain a log of the names of persons and dates of occupancy of person. The log shall be made available to code enforcement in the event of compliance issues with occupancy limitations. j. Length of Stay. Length of Stay. No person shall occupy any Special Occupancy Park more than thirty (30) days in any 180-day period. 19.124.0780 Existing Uses Adopted July 26, 2016 Revised December 17, 2019 Mobile Home and Effective January 17, 2020 Page 19.124-10 Special Occupancy Parks Page 22 of 25 City of Twentynine Palms Development Code Article 5, Special Use Regulations Mobile home parks and special occupancy parks legally existing at the time of the adoption of this Development Code which do not comply with its provisions may continue to operate subject to the provisions contained in Chapter 19.142 of this Code (Nonconforming Buildings and Uses). Adopted July 26, 2016 Revised December 17, 2019 Mobile Home and Effective January 17, 2020 Page 19.124-11 Special Occupancy Parks Page 23 of 25 City of Twentynine Palms Development Code Article 2, Land Use/Zoning Districts 19.26.050 Mobile Home – Tourist Commercial District (MH-CT) A. Intent and Purpose. The intent and purpose of this overlay is to provide flexible land development, while maintaining other community goals and priorities, by permitting and regulating the establishment of mobile home parks in certain areas zoned Tourist Commercial. B. Locational Requirements. 1. The MH-CT Overlay may be applied to areas zoned Tourist Commercial (CT), as determined by the City. Mobile home parks may operate in the MH-CT Overlay District after the granting of all necessary entitlements by, including but not limited to, the City and the California Department of Housing and Community Development (HCD). 2. The MH-CT Overlay shall be depicted on the General Plan Land Use Map as currently shown or as may be amended. The MH-CT Overlay may also be separately depicted on an overlay map. C. Development Standards. To the extent permitted by law, MH-CT Overlay applicants must provide the City with proof of compliance with all development standards identified herein. The following standards shall apply to all mobile home parks established in an MH-CT Overlay District: 1. The construction and development of mobile home parks shall comply with the following standards, regulations and conditions, where applicable: a. Conditions of approval imposed in accordance with any approved permit issued by the City. b. The Mobile Home Park Act, California Health and Safety Code Section 18200 et seq., the Mobile Home Residency Law, California Civil Code Section 798 et seq., and California Code of Regulations, Title 25, Division 1, Chapter 2, Housing and Community Development Mobile Home Park and Installations Regulations. c. The National Manufactured Housing Construction and Safety Standards Act of 1974 and relevant regulations in Title 24 of the Code of Federal Regulations. d. Requirements of state, county and local agencies including, but not limited to, County Division of Environmental Health Services, City Engineering, Office of the State Fire Marshal, Twentynine Palms Water District, and HCD. e. Chapter 19.124 (Mobile Home and Special Occupancy Parks) of the City’s Development Code. 2. Mobile home parks shall not exceed a density of eight (8) dwelling units per gross acre. 3. Pursuant to Government Code Sections 65995, 65996 and 66000 et seq., and Education Code Sections 17620 through 17626, all owners of mobile home parks shall pay appropriate Adopted July 26, 2016 Effective August 25, 2016 Page 19.26-1 Overlay Districts Page 24 of 25 City of Twentynine Palms Development Code Article 2, Land Use/Zoning Districts development and school impact fees at the time HCD inspects the installation of units at a mobile home park. D. Conflicting Provisions. In the event any development standards in this overlay district conflict with the development standards of the land use/zoning district over which the overlay district is mapped, the provisions of this overlay district shall apply. In the event any City-issued Conditional Use Permit or variance conflicts with these development standards, the provisions of the City-issued Conditional Use Permit or variance shall govern. Adopted July 26, 2016 Effective August 25, 2016 Page 19.26-2 Overlay Districts Page 25 of 25