Planning Commission - Regular Meeting

TWENTYNINE PALMS PLANNING COMMISSION MEETING AGENDA 6136 Adobe Road Twentynine Palms, CA 92277 www.29palms.org Tuesday, November 4, 2025 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 7, 2025. 5-7 Planning Commission - Regular Meeting - 07 Oct 2025 - Minutes - Pdf 2 Approval of the Planning Commission Meeting Minutes of October 21, 2025. 9 - 12 Planning Commission - Regular Meeting - 21 Oct 2025 - Minutes - Pdf Page 1 of 20 ITEMS REMOVED FROM CONSENT CALENDAR FOR DISCUSSION PUBLIC HEARINGS-NONE DISCUSSION AND POTENTIAL ACTION ITEMS COMMUNITY DEVELOPMENT DIRECTOR UPDATES STUDY SESSION 3 Study Session - Smog Check 13 - 14 RECOMMENDATION: That the Planning Commission confirm the direction given to staff which is to allow a smog check facility with no vehicle repair under the category of "Drive through Sales/Services, Drive-In (Non-Food) in the Downtown General zoning district. Study Session - Smog Check - Pdf 4 Study Session - Temporary Use Permits 15 - 16 RECOMMENDATION: That the Planning Commission confirm the direction provided to staff which is to define event, make changes to code regarding the number of events per year and identifying permit processes to allow additional events. Study Session - Temporary Use Permits - Pdf 5 Study Session - Animal Regulations 17 RECOMMENDATION: That the Planning Commission confirm the direction that was provided to staff, which is to change the limitation on the density of animals from zoning based to acreage based. Study Session - Animal Regulations - Pdf 6 Study Session - Cooperative (Co-op) Gardens 19 - 20 RECOMMENDATION: That the Planning Commission confirm the direction provided to staff which is to allow Co-op gardens in any land use district, with the procedures as outlined in the table as presented. Study Session - Cooperative (Co-op) Gardens - Pdf 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 29, 2025. Cindy Villescas CMC, City Clerk Time/Date Page 2 of 20 Page 3 of 20 Page 4 of 20  TWENTYNINE PALMS PLANNING COMMISSION Regular Meeting City Hall, 6136 Adobe Road, Twentynine Palms, CA 92277 www.29palms.org October 7, 2025 Minutes CALL TO ORDER- Chair Cure called the meeting to order at 5:00 p.m. Pledge of Allegiance-Chair Cure led the Pledge of Allegiance. Roll Call- The following Commissioners were present: Garcia, Paahana, Walker, Cure. Commissioner Krushat had an excused absence. ANNOUNCEMENTS Chair Cure 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 Chair Cure opened Public Comment. Crystal Wysong, Board Member of Milltree, Joshua Tree, said there was misinformation in the Desert Trumpet about their Community Garden. She wanted to clarify that their community garden is still operating. Wendy Sundberg, property owner 73709 Twentynine Palms Hwy, submitted an email/ letter to the Commission requesting consideration of a Star Smog facility at her property that isn't allowed per current zoning code. Chair Cure closed Public Comment. COMMISSION COMMENTS AND REPORTS OF MEETINGS ATTENDED Commissioner Walker attended the last City Council Meeting. CONSENT CALENDAR-NONE ITEMS REMOVED FROM CONSENT CALENDAR FOR DISCUSSION-NONE PUBLIC HEARINGS-NONE DISCUSSION AND POTENTIAL ACTION ITEMS - NONE COMMUNITY DEVELOPMENT DIRECTOR UPDATES Director Gardner mentioned there are only 5 Planning Commission meetings remaining this year. We will cancel the December 2, 2025, meeting due to the Holiday Parade and Tree Lighting Ceremony. December 16, 2025 will be last meeting of the year. Page 1 of 3 Page 5 of 20  Planning Commission - Regular Meeting October 7, 2025 STUDY SESSION 1. Study Session - Temporary Use Permits RECOMMENDATION: That the Planning Commission review the item and provide direction to staff. Director Gardner presented the staff report regarding Temporary Use Permits. Chair Cure opened Public Comment. Caroline Partamian, Executive Director Desertrade, provided an overview of the long term goals for residence. They would like to host/house artists, develop seasonal programs, host free summer programs for the youth, community workshops and mixers, and film screenings. Desertrade would like to host more than 4 events per year. Chair Cure closed Public Comment. Commissioner Garcia suggested utilizing freedom plaza. Alex said he would like to allow residences to have more events. Code Enforcement Officer Cabrera said , if we open this up we have to do it for all Home Occupations. A Business is a business and a home is a home, where do we draw the line. The Planning Commission had a discussion. They agreed they would like a clear definition of what an event is. Staff proposed changes to the temporary Use Permit regulations: a. For commercial and industrial zoned property, staff proposing events be allowed for a maximum of 28 days per year per parcel with no limit on the number of events. The Commission agreed. b. For residentially owned property, a maximum of four events are allowed per calendar year. The Commission would like to see extra language, specific requirements to allow for additional events. c. Revising the code to identify which types of events will be allowed in each zoning district. The consensus of the Commission is not to be so restrictive or specific. d. Revising the code to clarify when an Administrative Use Permit and Conditional Use Permit would be required. The Commission would like staff to create a table identifying the thresholds. 2. Study Session - Cooperative (co-op) Gardens / Greenhouses RECOMMENDATION: That the Commission discuss the item and provide direction to staff. Director Gardner presented the staff report to the Commission. Chair Cure opened Public Comment. Crystal Wysong, Milltree spoke in favor of the item. She would like to have a Community Garden in Twentynine Palms. Chair Cure closed Public Comment. The Commission had a discussion regarding the item. Page 2 of 3 Page 6 of 20  Planning Commission - Regular Meeting October 7, 2025 The direction staff is seeking from the PC for Co-op Gardens is as follows: a. In what land use districts should co-op gardens (no structure) be allowed, if so - what process would they be reviewed? The Commission agreed that if it’s accessory use no permit should be required. If it is a primary use some parameters should be considered. b. Should co-op gardens be subject to the same development standards as other uses (parking, utility undergrounding, setbacks, etc)? The Commission would like to further discuss. The direction that staff is seeking from the PC for non-commercial Greenhouses are as follows: a. Should greenhouses be allowed as a primary use? If so, in which land use districts and by which review process? The Commission agreed that greenhouses should be allowed as a primary use but must go through a Site Plan Review process. b. Should greenhouses be subject to architectural design guidelines? The Commission said, no, only standard review by Building Permits.. ADJOURNMENT-Chair Cure adjourned the meeting at 6:41 p.m. Respectfully submitted, Shelley Green, Planning Commission Secretary Page 3 of 3 Page 7 of 20 Page 8 of 20  TWENTYNINE PALMS PLANNING COMMISSION Regular Meeting City Hall, 6136 Adobe Road, Twentynine Palms, CA 92277 www.29palms.org October 21, 2025 Minutes CALL TO ORDER-Chair Cure called the meeting to order at 5:00 p.m. Pledge of Allegiance-Chair Cure led the Pledge of Allegiance. Roll Call-The following Planning Commissioners were present: Garcia, Krushat, Paahana, Walker, Cure. ANNOUNCEMENTS Chair Cure 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-NONE COMMISSION COMMENTS AND REPORTS OF MEETINGS ATTENDED Commissioner Paahana attended the Pioneer Days Events over the weekend. Commissioner Walker also attended the Pioneer Days Events. He said it was well attended and a lot of fun. Commissioner Krushat attended a City Council meeting in July. He said he has recently been at some supporting exercises in Japan. Chair Cure attended some of the Highway 62 Art Tours. She also attended the Car & Motorcycle Show at the Plaza for Pioneer Days. CONSENT CALENDAR 1. Approval of the Planning Commission Meeting Minutes of September 16, 2025. ACTION: A motion was made by Commissioner Paahana, seconded by Commissioner Krushat to approve the Consent Calendar as submitted. The above motion was carried by the following: ROLL CALL VOTE: Ayes: Garcia, Krushat, Paahana, Walker, Cure Noes: NONE Abstain: NONE Absent: NONE ITEMS REMOVED FROM CONSENT CALENDAR FOR DISCUSSION-NONE Page 1 of 4 Page 9 of 20  Planning Commission - Regular Meeting October 21, 2025 PUBLIC HEARINGS 2. CUP24-000004 Amboy Resort That the Planning Commission adopt Resolution 25-08, adopting a Negative Declaration and approving Conditional Use Permit, CUP24-000004 for the development of a 30-unit resort on Amboy Road. Community Development Director, Keith Gardner (Director Gardner) presented the staff report to the Planning Commission. Chair Cure opened the Public Hearing. George Mulopulous, Twentynine Palms, submitted an email in support of the project. Chuck Burr, asked what happens if the project fails, is a conservation easement being proposed, and how many units are allowed on that parcel by right? Dayne Austin, Twentynine Palms, spoke in favor of the project. Anna Stump, Twentynine Palms, likes the project. She mentioned the dunes are heavily used by off road vehicles. Her hope is that the resort doesn't encourage their guests to ride OHV's. Gene Eidelman, the applicant Azure Printed Homes, spoke in favor of the project. He said it will be the City's first resort built with recycled material. It will have self supporting energy and responsible water usage. They are allowed 40-60 units but are proposing only 30. They intend to minimize waste and the material is tested. They plan to offer amenities to the community and wellness activities. The project name is : Tiny Escapes. They do not encourage ATV's. Steve Enochs, representative for Amboy Resort spoke in favor of the project. He proposed to the Planning Commission 3 modifications to the Conditions of Approval: E19. Obtain confirmation from the California Regional Water Quality Control Board Colorado River Basin that the project is exempt from submittal. If not determined to be exempt, the plans and specifications for the sewage disposal system shall be approved the Regional Water Quality Control Board prior to grading permit issuance. P6. (e) All parking areas and access paths shall be paved as required for ADA access and Fire Department conditions. All other driving and path surfaces can optionally be gravel with concrete curbs. P9. CUL-1 A systematic archaeological testing and evaluation program (Phase II) should be implemented at Site 3854-1 and the southern portion of Site 4171-3 prior to any ground disturbance within the boundaries of sites 3584-1 or 4171.3. The testing program should consist of, at a minimum, excavation of archaeological test units, laboratory analysis of recovered artifacts, permanent curation of the artifact assemblage at an appropriate facility, and a final report to document the findings. The research procedures should be coordinated with the local Native American groups who may wish to Participate, such as the Morongo Band of Mission Indians and the Twenty-Nine Palms Band of Mission Indians. Further recommendations regarding the treatment of these sites will be formulated and presented on the basis of the testing results. Page 2 of 4 Page 10 of 20  Planning Commission - Regular Meeting October 21, 2025 Chair Cure closed the Public Hearing. The Planning Commission had a discussion regarding the item. Commissioner Krushat said he was good with the proposed changes. The Commission had comments and some brief questions of the applicant Gene Eidelman. Commissioner Walker expressed concern about the speed of traffic on Amboy Road. Assistant Planner, Olsen clarified the applicant is required to install a left turn lane. ACTION: A motion was made by Commissioner Walker, seconded by Vice Chair Garcia to adopt Resolution 25-08, adopting a Negative Declaration and approving Conditional Use Permit, CUP24-000004 with the proposed changes to the Conditions of Approval. The above motion was carried by the following: ROLL CALL VOTE: Ayes: Garcia, Krushat, Paahana, Walker, Cure Noes: NONE Abstain: NONE Absent: NONE DISCUSSION AND POTENTIAL ACTION ITEMS 3. Zoning Determination for Smog Check facilities in the Downtown General Land Use District That the Planning Commission give direction to Staff as to whether a smog check station should be classified as "automotive repair - minor", and thus not allowed per the Downtown General land use district. Director Gardner presented the Zoning Determination to the Commission noting that minor auto repair is not allowed in this zone. Chair Cure opened Public Comment. Amanada DePierro, representative of the property owners, said they have been trying to lease the property for 3 years, and interested tenants or potential buyers are all automotive related. They are in favor and support of potential tenant Adobe Smog. She added that this is a specialized automotive service, STAR certified smog check station, and no repair work is proposed at this location. Chair Cure closed Public Comment. Director Gardner clarified that staff needs Planning Commission interpretation. This is not a vote to approve the project, but the question is, how does staff fit smog check station specifically in the code where it is not allowed. Commissioner Krushat finds it odd that the zone would allow for a gas station but not a smog station. He would like to allow this use at this location. Commissioner Walker suggested to allow the smog check station as a Drive-through Sales/ Services, non-food. Vice Chair Garcia agreed. Page 3 of 4 Page 11 of 20  Planning Commission - Regular Meeting October 21, 2025 Commissioner Paahana and Chair Cure thought it would be best to work on a proper change to the code rather than a temporary fix as a Drive-through Sales/ Services. Director Gardner confirmed that 3 out of five Commissioners agreed to allow the smog check station as Drive- through Sales/ Service, Drive-In (non-food). He would like to clarify further with Development Code Update or update the definition. COMMUNITY DEVELOPMENT DIRECTOR UPDATES Director Gardner reminded Planning Commissioners to check their mail. He noted there are 3 Planning Commission meetings remaining. November 4th will finalize some of the workshops we have worked on, December 2nd will be cancelled due to Holiday Parade and Tree Lighting Ceremony. Staff may have a development application on November 18th or December 16th. STUDY SESSION-NONE ADJOURNMENT-Chair Cure adjourned the meeting at 6:25 p.m. Respectfully Submitted, Shelley Green, Planning Commission Secretary. Page 4 of 4 Page 12 of 20  STAFF REPORT TO: Planning Commission FROM: Community Development Director FOR MEETING: Nov 04 2025 SUBJECT: Study Session - Smog Check RECOMMENDATION: That the Planning Commission confirm the direction given to staff which is to allow a smog check facility with no vehicle repair under the category of "Drive through Sales/Services, Drive-In (Non-Food) in the Downtown General zoning district. ORDER OF PROCEDURE: Staff Report Commission Discussion BACKGROUND: At the meeting of October 21, 2025, the Planning Commission discussed allowing a property located in the Downtown General zoning district to be used as a smog check only facility, no vehicle repair allowed. This use is not listed as permitted in the Downtown Specific Plan and it is the practice in the Community Development Department that any uses not listed in a land use district are simply not allowed. The Commission came to a consensus that a smog check facility is a permitted use under the "Drive through Sales/Services, Drive-In (Non-Food), subject to the submittal and approval of an Administrative Use Permit. The Commission consensus is also that a smog check facility is not considered automotive repair. It should be noted that there are three other smog check facilities. One is located 5750 Adobe Road, one located at 4082 Adobe Road and one located at 73800 29 Palms Hwy, which is also in the Downtown General zoning district. ENVIRONMENTAL: NA ALTERNATIVES: NA Page 13 of 20 FISCAL IMPACT: NA Page 14 of 20  STAFF REPORT TO: Planning Commission FROM: Community Development Director FOR MEETING: Nov 04 2025 SUBJECT: Study Session - Temporary Use Permits RECOMMENDATION: That the Planning Commission confirm the direction provided to staff which is to define event, make changes to code regarding the number of events per year and identifying permit processes to allow additional events. ORDER OF PROCEDURE: Staff Report Commission Discussion BACKGROUND: The Temporary Use Permit section of the Development Code (Section 19.34) describes the types of uses that are associated with Temporary Use Permits, and the number of times that such events may occur per year. A draft definition of "temporary event" is "an activity that is temporary in nature, is open to the public, may exceed normal parking needs, may be a use that is not typically found in the land use district or is outside the normal business activity". Staff has proposed the following changes to the Temporary Use Permit regulations: 1) For commercial or industrial zoned property, staff is proposing that events be allowed for a maximum of 28 days per year per parcel with no limit on the number of events. The Commission agreed with this change. 2) For residentially zoned property, a maximum of four events are allowed per calendar year. The Commission would like specific requirements included in the code to allow additional events. 3) Revising the code to identify which types of events will be allowed in each zoning district. The consensus of the Commission is to not be so restrictive. 4) Revising the code to clarify when an Administrative Use Permit would be required and when a Conditional Use Permit would be required. The Commission would like staff to create a table identifying the thresholds. The Development Code is not clear as to whether the number of events is limited by the location or by the applicant. It is Staff's recommendation that the number of events is limited per property, not the applicant. Does the Planning Commission agree with this determination? ENVIRONMENTAL: Page 15 of 20 NA ALTERNATIVES: NA FISCAL IMPACT: NA Page 16 of 20  STAFF REPORT TO: Planning Commission FROM: Community Development Director FOR MEETING: Nov 04 2025 SUBJECT: Study Session - Animal Regulations RECOMMENDATION: That the Planning Commission confirm the direction that was provided to staff, which is to change the limitation on the density of animals from zoning based to acreage based. ORDER OF PROCEDURE: Staff Report Commission Discussion BACKGROUND: The Planning Commission held a study session on the Animal Regulations on September 16, 2025. The changes to this these regulations include the following : 1.Changing the limitation on the density of animals from zoning based to acreage based. 2. Remove reference to land use entitlement permits and only requiring a permit from Animal Control. 3. Increasing the allowed number of horses in the established equestrian area. 4. Removing the reference to home kennel /cattery, as this is not a permitted use in the City. ENVIRONMENTAL: NA ALTERNATIVES: NA FISCAL IMPACT: NA Page 17 of 20 Page 18 of 20  STAFF REPORT TO: Planning Commission FROM: Community Development Director FOR MEETING: Nov 04 2025 SUBJECT: Study Session - Cooperative (Co-op) Gardens RECOMMENDATION: That the Planning Commission confirm the direction provided to staff which is to allow Co-op gardens in any land use district, with the procedures as outlined in the table as presented. ORDER OF PROCEDURE: Staff Report Commission Discussion BACKGROUND: The Planning Commission has recently conducted two study sessions regarding Cooperative (Co- op) Gardens. "Cooperative Gardens" are not a specifically listed use in any Land Use District. A proposed definition of a co-op garden is: A piece of land that is cultivated collectively by an established group of people or organization for non- commercial purposes. These gardens serve as shared spaces where individuals or groups come together to grow plants, vegetables, fruits and flowers. The garden is managed by the co-op members. 1. In what land use districts should co-op gardens be allowed? Any 2. Should co-op gardens be allowed as a primary use? Yes, subject to a Site Plan Review application. 3. What application process should be required? Commission consensus is that if it is an accessory use without a structure, then no permit required. 4. Should co-op gardens be subject to the same development standards as other uses? Commission requires further discussion 5. Should greenhouses be subject to architectural design standards? Commission consensus is no architectural review, only standard review by the Building Division. Page 19 of 20  Primary Accessory With structure Site Plan Review and No planning process needed Building Permit Building permit required Without structure No planning process needed Site Plan Review required. No permit required. No Building Permit required. ENVIRONMENTAL: NA ALTERNATIVES: NA FISCAL IMPACT: NA Page 20 of 20