SPECIAL WORKSHOP. City Hall 6136 Adobe Road Twentynine Palms, CA Tuesday, May 16, 2017 WORKSHOP AGENDA 5:15 P.M.

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1 SPECIAL WORKSHOP TWENTYNINE PALMS CITY COUNCIL AND TWENTYNINE PALMS PLANNING COMMISSION WILL HOLD A JOINT WORKSHOP TO DISCUSS THE DOWNTOWN ECONOMIC REVITALIZATION SPECIFIC PLAN City Hall 6136 Adobe Road Twentynine Palms, CA Tuesday, May 16, 2017 CALL TO ORDER Pledge of Allegiance. Twentynine Palms City Council Roll Call. Twentynine Palms Planning Commission Roll Call. DISCUSSION ITEMS WORKSHOP AGENDA 5:15 P.M. 1 Discussion and Direction to Planning Commission and Staff on the Downtown Economic Revitalization Specific Plan (PC 16-54). RECOMMENDATION: The City Council provide direction to the Planning Commission and Staff as to how to modify the Downtown Economic Revitalization Specific Plan. SR PC and CC Workshop on DERSP 3-12 ADJOURNMENT 2 Comments by Public. 3 Closing Remarks. 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) (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 Page 1 of 12

2 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) 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., May 11, Cindy Villescas, City Clerk Time/Date Page 2 of 12

3 STAFF REPORT TO: City Council and Planning Commission FROM: Community Development Director FOR CITY COUNCIL MEETING: May 16, 2017 SUBJECT: Discussion and Direction to Planning Commission and Staff on the Downtown Economic Revitalization Specific Plan. RECOMMENDATION: The City Council provide direction to the Planning Commission and Staff as to how to modify the Downtown Economic Revitalization Specific Plan. ORDER OF PROCEDURE: Request Staff Report (Community Development Director Presenting) Council Questions of Staff Request Public Comment Council Discussion Motion / Second Discussion of Motion districts Call the Question / Provide Direction to Staff Attachments Design Standards of the Downtown Residential Mixed Use zoning district compared to other commercial zoning Allowable Land Uses of the DRMU compared to other commercial zoning districts Streetscape of Highway 62 in the DERSP in comparison to the General Plan Circulation element DERSP project area with Project Phoenix project area overlay DERSP Land Use Plan BACKGROUND: The Downtown Economic Revitalization Specific Plan (DERSP) was adopted by the City of Twentynine Palms on April 24, 2012, and amended on January 8, The purpose of the DERSP is to provide goals and policies to guide development decisions; provide standards for existing land uses and new development; and generally encourage a walkable and pedestrian friendly downtown area. Since the adoption of the DERSP, it has been realized that certain provisions within the plan may actually be more of a hindrance to economic development as opposed to an encouragement for growth, or are otherwise untenable or outdated. These broad issues of the DERSP have been identified: 1) Design Standards. For example, requiring new commercial structures to have parking in the rear of their lot, not in the front. Page 3 of 12

4 2) Allowable Land Uses. There are prohibitions on certain types of retail establishments otherwise allowed in other commercial zones. 3) General Plan Consistency. There are significant discrepancies between the City s Circulation Element and the Streetscape Plan indicated in the DERSP. Additionally, the streetscapes and pedestrian crossings as indicated are strongly discouraged by CalTrans. 4) Out of Date. There numerous references to Redevelopment Agencies. 5) Boundary. The Project Phoenix area should either be incorporated into the DERSP, or be contiguous with it. On September 13, 2016, the City Council voted to refer the matter to the Planning Commission for further review and to provide direction to staff has to how to proceed with modifying the DERSP. On October 4, 2016, the Planning Commission reviewed the DERSP and determined to study each chapter in turn, and provide direction to staff, and have public hearings accordingly. On October 18, 2016, the Planning Commission, after studying the Land Use chapter of the DERSP, determined that the issues with the Specific Plan were substantive and that a joint meeting between the City Council and the Planning Commission is warranted before further review occurred. The purpose of the joint workshop would be to have a clear direction as to how to comprehensively modify the DERSP. For reference, an exhibit showing the Downtown Economic Revitalization Specific Plan and its relationship to Project Phoenix is attached. ALTERNATIVES: 1) Do nothing to the current Downtown Economic Revitalization Specific Plan (DERSP). 2) Direct Community Development Staff to propose boundary modifications to the DERSP to include Project Phoenix, and to make certain minor modifications accordingly. 3) Direct Community Development Staff to propose comprehensive changes to the DERSP, including boundary changes to include Project Phoenix, in order to better reflect the economic reality of the City. 4) Direct Community Development Staff to modify the boundary of the DERSP to be identical to that of Project Phoenix. 5) Direct Community Development Staff to prepare documents to fully rescind the DERSP. 6) Provide other direction to Staff FISCAL IMPACT: To be determined. Page 4 of 12

5 ATTACHMENT 1 Development Standards in the Downtown Retail Mixed Use zoning district in comparison to the CO/ CG / CN / CT zones: Standard DRMU C-O C-G C-N C-T ALLOWED DENSITY (DU / Acre) Minimum* 20 (from R-HD) Maximum 24 (from R-HD) 2 (max 2/lot) 8 (max 2/lot) LOT SIZE AND DIMENSIONS (square feet) Minimum lot? 15,000 15,000 10,000 20,000 size Minimum lot? width Minimum lot depth? MINIMUM SETBACKS (feet) Front 0; but sidewalks needed Side Street Side 0; but sidewalks needed Rear 0; but 20 against residential uses Distance between buildings MAXIMUM SETBACKS (feet) Front Side Street Side Rear BUILDING FLOOR AREA RATIO Range? Lot coverage max %???? BUILDING HEIGHT (feet) Maximum UNIT SIZE (Square feet) Minimum????? PARKING STANDARDS Commercial Residential 1 sp/300s.f. for units 5,000s.f. or less; 1 sp/350 s.f. for units 5,001 s.f. or greater 1.75 covered spaces / unit 1 sp/300s.f. for most uses; auto sales, contractors yards, furniture, hardware, appliance stores, hotels/motels, lumber yards, RV storage yards, restaurants, bars, and shopping centers have different requirements per Table covered sp/u nit for SFR; 1 covered + 1 uncovered sp/unit for MFR; 1 sp/guest room OR 1 sp/2 beds & 1 sp/employee for clubs/boarding houses Office 1 sp / 300 s.f. 1 sp/300s.f. for general business office; 1 sp/250s.f. for medical offices Page 5 of 12

6 ATTACHMENT 2 Allowable uses in the Downtown Retail Mixed Use zoning district in comparison to the CO/ CG / CN / CT zones: Listed Use DRMU CO CG CN CT Alcohol beverage sales off-site* P X A A A Alcohol beverage sales on-site* P X C C A Auto Rental Agency? IA P X IA Auto parts and accessory stores X X P X X Auto repair minor** C A X X X Auto repair major** C X C X C Auto stereo and sound system installation C? X P X X Body, paint, and upholstery shops C X C X X Car wash full service C X A X C Car wash self service C X A C C Gas Station C C C C C Motorcycle sales / service C? X A X X Motor vehicle sales, new and used? X A X X Motor vehicle storage indoor? X P X X Motor vehicle storage Outdoor operable vehicles? X A X A Motor vehicle storage inoperable vehicles? X A X X Parking commercial lot / garage (50 or less spaces) A? P P A P Parking commercial lot / garage (51 or more spaces) A? A A X A Towing service with tow truck parking, no auto storage C? X A X X Trailer and mobile home sales and rental C? X A X X Truck and trailer rental? X A X X Adult Day Care (7 or more residents)* X X C C X Adult Day Care (6 or fewer residents)* X X A A X Commercial day care, large (8 or more children) C3 A A A IA Commercial day care, small (7 or fewer children) C3 P P P IC Banquet facilities P? X P P P Bar / cocktail lounge / nightclub** C C C C C Catering establishment P? X P A P Fast food/quick serve with drive-through X C A A A Fast food /quick serve no drive-through P? A P P P Restaurants (sit down/full service) P P P P P Adult-Oriented business X X X X X Amusement park C? X C X C Athletic fields P C A C C Auditoriums / public assembly C A A C A Batting cages indoor P X P A A Batting cages outdoor P X A X X BMX facility C P P P P Billiard Parlor P X A X A Bowling center P X P/C x P/C Go-cart track C X C X C Golf course C X C X C Golf driving range C X A X A Health club / gymnasium (indoor fitness / sports facilities)** P P P P P Live entertainment P A A C A Page 6 of 12

7 Miniature golf course C X P P P Motocross C X X X C Recording / music studios? P P P P Recreational facilities (as part of a mixed-use development) P P P P P Simulated shooting games (laser tag, etc) P X P C P Shooting range outdoor C X X X X Shooting range indoor P? X C X C Skate park P X A C C Skating rink (ice/roller) P X P P P Stadium / sports arena C X C X C Tennis/swim club C A A C A Theaters (live) C X C X C Theaters (indoor) C A P A P Video/electronic/computer game arcade P C A A A Hotels / Motels C C C C C RV parks & campgrounds <12 units/acre? X C C C Antique shop? P P P P Art galleries / supply store P? P P P P Auctions outdoor? C C X C Auctions indoor? P P X P Auctions livestock X? X X X X Bakers retail P? P P P P Bakers wholesale P? X P P P Bicycle shop including repair P? P P P P Building materials / hardware all indoor** P X P X X Building materials / hardware with outdoor storage** P? X A X X Boat sales? X A X X Camera and photographic supply P P P P P Farmer s market? C A C A Computer, radio, television, and small electrical appliance shop P P P A A (w/repair) Feed store P? X P X A Florist shop P P P P P Food locker (individual home locker rental, no slaughterhouse)? X P X A Furniture / home furnishings P P P P P Department store P X P X A Discount / variety store P? X P X A Warehouse club store P? X C X C Grocery store P C P C A Guns / ammunition store P? X P C A Hobby, toy and game P P P P P Household appliance P X P A A Music / video sales and rental P? P P P P Office supply, stationery and gift stores P P P P P Pawnbroker / pawnshop X X P X C Pet / pet supply P? X P A X Secondhand / thrift store X? X P A A Sporting goods store P X P P P Swap meets indoor X? X A X A Swap meets outdoor X? X C X C Page 7 of 12

8 Wholesale stores and distributors X X C X X Blueprinting service P? P P X X Exterminating service X? P P X X Equipment sales and rental X? P P X A General office** P P P P P Photocopying / duplicating services** X P P X P Photography studio X P P P P Banks, credit unions, financial services, etc.** P P P P P Check cashing / pay day advance C P P P P Mortgage / lending P P P P P Other financial services P P P P P Barber, beauty, nail salon P P P P P Cemeteries and mausoleums X? X X X X Dry cleaner P X P P P Funeral parlor, mortuary X? X C X X Laundry, commercial X? C X X X Laundry, self-serve P X P A A Medical marijuana dispensaries / facilities X X X X X Pet grooming / commercial X? X P A A Public / self-storage X? X C X X Tailor P? P P P P Tattoo / body piercing C X A X X Taxidermy A? X A X X Recycling collection facilities - >500 sq. ft. in area P X A A A Recycling collection facilities - <500 sq. ft. in area P X X X X Repair computer, home electronics, small home appliances A? A P X A Repair industrial X X X X X Repair refinishing X? X P X X Repair re-upholstery X? X P X X Repair home appliances X? X P X X Repair jewelry/watches/clocks P? P P P X Repair lawnmower / garden equipment C? C? P P X Repair locksmith / key shop P? P P P X Repair shoes P? P P P X Plant nurseries C? C/IP C C x Animal hospital small animals P X A C A Animal hospital large animals P? X X X X Churches / synagogues / temples / religious facilities C C C C C Residential / community care facility 6 or fewer persons* X X C A X Residential / community care facility 7 or more persons* X X C A X Supportive housing / transitional housing X? P P X X Community Center P? C P C P Convalescent hospital / care facility P? C C C X Government facilities P? P P A P Public safety uses and facilities P C C C C Hospitals P X C X X Schools in non-industrial professions (dance, music, etc) X? P P P A Schools, public*** P C C C C Schools, private (special/studio**) X C C C C Caretaker s residence? P A A A Page 8 of 12

9 Multi-family residence P P P X X Second-Unit residence* X X? X? X? X? Home Occupation* X X X X X Live/Work Facility P X X X X Single-family residence X P P A A Emergency shelter* C X X X X Single-room occupancy facilities C? C C C C Mobile home parks X? X X X C Communication facilities** C C C C C Transportation facilities P C C C C Utility / service uses and structures C A A A A Marijuana dispensaries / mobile dispensaries / cultivation X X X X X Commercial solar fields X? X X X X Clubs, Lodges, Private Meeting Halls P???? Library / museum*** P???? Outdoor commercial recreation C???? Parks / Public plazas*** P???? Heliports*** X???? Park and Ride Facility*** P???? Transit Stations and Terminals*** P???? Utility Facility and Infrastructure*** C???? Bed and Breakfast* C X X X X Business Support Services P P P P P Kennel* P X X X X Medical services general P P P P P Personal services restricted (fortune teller, psychic, palm readers, C X X X X massage parlors*) Retail** P X P P P Veterinary Facility P X X X X Cottage industry P X X X X Printing & publishing C X X X X *This use has its own chapter in the new development code **Administrative interpretation that these are similar uses, although the language is not identical ***If this use is owned & operated by a public entity, then no permit is required TABLE KEY: Blue indicates land uses specifically listed in the DERSP, but not in other zoning districts. Red indicates land uses specifically listed in other zoning districts, but not the DERSP. X = not allowed P = Permitted C = Conditional Use Permit C3 = Conditional Use Permit, but limited to be at least 300 feet from like uses A = Administrative Use Permit? = Silent / unclear IP = incidental use only, not primary use. Permitted use if not the primary use. IA = Incidental use only, not primary use. Approved via Administrative Use Permit process IC = Incidental use only, not primary use. Approved via Conditional Use Permit process Page 9 of 12

10 ATTACHMENT 3 Downtown Economic Revitalization Specific Plan Circulation Plan compared to the General Plan Circulation Element Highway 62 from Split Rock Avenue to Cholla Avenue in the Downtown Economic Revitalization Specific Plan. Note: California Department of Transportation (CalTrans) strongly discourages landscaped medians and pedestrian crosswalks on State Highways. The same section of Highway 62 is indicated as an Arterial (104 right of way) in the City s General Plan. - A 104-foot wide right-of-way consisting of a minimum of four traffic lanes, two parking lanes and 12-foot wide continuous left turn lane and/or median strip. These two road sections are not compatible. The DERSP section encourages a pedestrianfriendly streetscape with lush landscaping. The General Plan section prescribes an autooriented roadway designed for the efficient flow of traffic; it is this section that CalTrans prefers. Page 10 of 12

11 ATTACHMENT 4 Boundary of Downtown Economic Revitalization Specific Plan compared to Project Phoenix Area Outlined area indicates DERSP boundary; Filled in area indicates Project Phoenix area. Page 11 of 12

12 ATTACHMENT 5 Downtown Economic Revitalization Specific Plan Land Use Map Page 12 of 12