CITY OF TWENTYNINE PALMS GENERAL PLAN - HOUSING ELEMENT

Planning Commission Public Hearing

June 6, 2000

City Council Public Hearing and Adoption

June 27, 2000 

Section I 

SUMMARY 

The housing needs of the residents of the City of Twentynine Palms are being met. The City is fortunate to have the Marine Corps Air Ground Combat Center as its primary economic strength; an entity which provides housing for all military personnel. Additionally, the City is fortunate to enjoy low cost land and construction. There is an abundance of vacant developable property which will accommodate over 10,000 new affordable units when demand arises. However, currently there is no demand for housing in the City as evidenced by the fact that an average of only seven dwelling units per year have been constructed in the past five years. 

City government has not implemented constraints to new home construction. In fact, there are no impact fees for development; and Use Permit fees and Building Permit fees are intentionally kept low and affordable. Processing time for subdivisions, if proposed, would presently be 60 to 90 days. Additionally, the City does not require excessive development standards; requiring only the typical local street standards and curb, gutter and sidewalk. 

Mobile homes typically provide for affordable housing. In the City, mobile homes may be placed on any residential lot with only minimal design requirements. The City has at least 100 vacant spaces in mobile home parks; in these cases, affordable housing can be established without the requirement for City review or permitting. 

Second units are considered an entitlement and may be constructed on many lots within the City, including Rural Living lots of five acres or more, and Single Family Residential lots with at least twice the minimum lot size. And second units are allowed, with approval of a Minor Use Permit, on any lot within the City that is at least 25% greater than the minimum lot size. This provision could allow for up to 1,000 affordable units. 

Homelessness is not significant in the City. Based on available information, there are less than five citizens in the City who are homeless. 

The City not only has ample available resources to provide affordable housing, it also does not impede the development of such housing. 

Section II 

EVALUATION OF EXISTING PROGRAMS 

The following is a program by program evaluation of the City's existing housing programs established in the City's current Housing Element. Each "Program" is taken from the Housing Element, and the Evaluation is staff's assessment of the City's performance with regard to the program: 

Program: Use all means at our disposal to assure the continued presence of affordable housing for the present and future populations and surpass the Regional Housing Needs Assessment (RHNA) obligations of the City. 

Evaluation: The proposed program is vague and its success is difficult to assess. The method of implementation prescribed in the adopted plan states, "nothing is required except for developers to pull permits for approved projects." and "In the case that the economic circumstances change, the City is prepared to use Redevelopment set-aside funds and/or Housing Revenue Bonds, if necessary to meet the moral obligations." In this regard, the City's Five Year Redevelopment Implementation Plan establishes a program which provides funding for offsite improvements for housing projects. 

Program: Insure that all citizens will continue to have a safe and sanitary residence through continued code enforcement. 

Evaluation: The City's Code Compliance Division has abated seven unsafe structures and has secured tentative approval for increased funding for such abatements in FY 00-01. 

Program: Resolve to contribute and surpass the "fair share" of the region's housing needs as identified in this Element. 

Evaluation: Because a specific action is not stated, evaluation is difficult. 

Program: Use existing programs to assist low income residents meet their housing needs. 

Evaluation: In the absence of demand, specific programs have not been developed or pursued. 

Program: Investigate new or existing state and federal programs to assist housing programs of new or rehabilitated housing projects. 

Evaluation: In the absence of demand, specific programs have not been developed or pursued. 

Program: Establish a coordinated, systematic program of housing, building, health and fire code inspection and analysis that stresses prevention of problems. 

Evaluation: The City has diligently pursued this effort as evidenced by the fact that dangerous and unsafe structures are uncommon in the City. 

Program: Refine and update the Housing Element by amendment when new information (e.g. the Redevelopment Project Area Plan) is available; including analysis of units qualified for rehabilitation. 

Evaluation: The Housing Element has not been amended since its adoption. 

Program: Protect existing mobile home parks from being vacated due to change of use or provide for relocation alternatives. 

Evaluation: Change of use proposals have not been submitted to the City. The City has taken action to assist in the preservation of an existing mobile home park that was about to be de-certified as a park by the State Department of Housing and Community Development. In this case, the City worked with the State to allow the park to remain open while the Code violations were being remedied. The City's ability to deal with the matter as a local issue was instrumental in the preservation of the mobile home park. 

Program: Improve the housing development potential in Specific Plans 1-4. 

Evaluation: Minimal Redevelopment funds are available. Specific Plans 1-4 are simply multi-family zones approved as Specific Plans. 

Program: Cooperate with public and private agencies to train or retrain local lower income heads of households to preclude their displacement through increased property values caused by the location of new industries in the area. 

Evaluation: The City cooperates with all public and private agencies. However, training programs specified in the above statement are beyond the City's scope of responsibility. 

Program: That the City shall diligently work to keep our processing less complicated, quicker and less perilous than the County and the Town of Yucca Valley and to keep our development fees lower through lower overhead. 

Evaluation: A consistent goal of the City is its streamlined processing procedure and low fees. The City has succeeded in this regard. 

Program: That the City promote, monitor, and cooperate with the Marine Base and other segments of the Community to assure that fair housing practices are adhered to and continued in the community. 

Evaluation: The recently completed annexation of the housing areas of the Marine Corps Base was undertaken specifically for the purposes of providing enhanced services to military personnel and their families. This "partnership" assures continued cooperation and unity. 

Evaluation Summary 

Many of the programs contained in the adopted Element are vague and not relevant. However, the City has acted responsibly in providing for the housing needs of all income levels. Proof of this is found in the minimal numbers of unsafe and/or substandard structures and the absence of homlessness in the community. 

Section III 

LEGAL REQUIREMENT 

A. General Plans. The State of California mandates in CALIFORNIA GOVERNMENT CODE Section 65300 et. seq. that "each planning agency shall prepare and the legislative body of each county and city shall adopt a comprehensive, long term General Plan for the physical development of the county or city and of any land outside its boundaries which in the planning agency's judgement bears relationship to its planning." 

B. Housing Element. The California legislature has declared in CALIFORNIA GOVERNMENT CODE Section 65580(a) that "the availability of housing is of vital statewide importance, and the early attainment of decent housing and a suitable living environment for every California family is a priority of the highest order." To attain this goal, each local government is required to develop a Housing Element. Each element must contain a needs assessment, goals, objectives, policies, and an implementation program. 

The Housing Element represents the official policy statement of the City of Twentynine Palms, regarding the provision of an adequate supply of housing to meet the City's logical obligations. The Element provides guidance and direction for public officials to act on housing policies or programs that may be brought before them. As such, this Element reflects the most current economic and social conditions of the Community and helps the City identify and analyze housing problems, develop and evaluate the feasible courses of action that are available to the City and to implement the most desirable courses of action. The Housing Element can be used to facilitate a viable housing plan for the City. 

Section IV 

GOALS AND OBJECTIVES 

A. Housing Goal: Ensure that the location, timing and intensity of residential development will maintain and enhance the quality of life for the people of Twentynine Palms, and provide family oriented housing in a wide range of sizes and costs in order to promote and retain the community's hometown character and desert environment. 

B. Housing Objectives: 

(1) Maintain the existing residential character of Twentynine Palms characterized by large lot single family development, by encouraging land uses and intensities and appearance of development that are consistent with this image. 

(2) Provide quality low profile multiple-family developments where they are compatible with adjacent land uses, ensuring that multiple-family developments are adequately separated and buffered from single family developments. 

(3) Require sufficient usable open space to balance the developed portions of multiple-family developments in order to provide those residents recreational uses and visual relief from appearing "crowded". 

(4) Maintain existing mobile home parks and their facilities where appropriately located, encouraging both rental and resident-owned parks as a source of low and moderate cost housing. Knowing that park closures may occur, the City should encourage and assist in the development of relocation park(s). 

(5) Establish financial incentive programs that will encourage and enable mobile home park purchases by home owners with consent and support of park owner. 

(6) Maintain large lot single family development as the predominant land use, with a minimum lot size of 7,200 square feet. 

(7) Maintain a maximum multiple unit density of 8 units per acre, unless a low income bonus is accommodated and guaranteed for at least twenty (20) years. 

(8) Establish alternative development standards for residential areas within the planning area which recognize the individual character of these areas, and will permit the existing character in such areas to remain at the time if and when annexation occurs. 

(9) Provide flexibility in development standards which can accommodate neighborhood variations within the City. Alternative development standards for planned communities should be encouraged where appropriate to enhance their overall quality and maintain the desert environment. 

(10) Assist, when there is displacement of lower income renters, with incentive programs that promote fair displacement compensation to those low income category renters. 

Section V 

RELATIONSHIP TO OTHER ELEMENTS 

The General Plan consists of seven mandated elements of which the Housing Element is one. Section 65300.5 of the Government Code requires consistency among the various General Plan Elements. The relationships are as follows: 

A. Land Use Element. The Land Use Element lists the amounts of land available for residential development. There are nine residential classifications ranging from five (5) acre lots to a minimum single family lot size of 7,200 square feet. There is one Multi-family classification. 

There are no conflicts between the Land Use Element and this Housing Element. 

B. Circulation Element. The addition of significant numbers of residential units will, correspondingly, bring additional traffic. Required rights-of-way established in the Circulation Element will accommodate anticipated growth. 

The City's Circulation Element is consistent with this Housing Element. 

C. Noise Element. The Noise Element will indirectly cause minor impacts on the cost of housing due to noise buffering requirements. However, protection of residential areas from unwanted sound is necessary to provide a quality residential environment for all segments of the population. The Noise Element is consistent with the Housing Element. 

D. Conservation, Open Space and Recreational Elements. Normally, the necessity to obtain open space and conserve various natural resources would impact the cost of housing by reducing the inventory of available land. However, in the City of Twentynine Palms, there is an abundance of reasonably priced, affordable vacant residential land that is available for development. As a result, the community can both provide affordable housing and enhance the living environment with the provision for and protection of environmental amenities. Therefore, there are no conflicts between the Conservation, Open Space and Recreational Elements and this Housing Element. 

E. Seismic and Public Safety Element. There would be little, if any, impact on the cost or availability of housing caused by the requirements of the Safety Element. The Housing Element is consistent with the Safety Element. 

Section VI 

RESIDENTIAL POPULATION CHARACTERISTICS 

Residential population characteristics are assessed in order to understand and determine the existing and future housing needs of the City. Monitoring the housing characteristics will indicate the changes that will need to be made to keep up with the City's housing obligations. 

A. Total Population. The City anticipates providing housing not only for its anticipated growth based on economic progress, but also for growth expected in the surrounding areas. A unique element of forecasting the growth of the City is the presence of the Marine Corps Air Ground Combat Center (MCAGCC) which may cause local populations to fluctuate unexpectedly as a result of military needs of armed personnel. 

The present population is approximately 25,000 people; this increase is due to the recent annexation of the Mainside portion of the Marine Corps Air Ground Combat Center. This annexation added approximately 10,000 citizens to the City, all of which reside in housing that is made affordable by the Marine Corps/Department of the Navy. The City has a maximum potential population, if every parcel were to be developed to its potential, of 79,300 people. 

B. Available Land. The City has an abundance of land available for the provision of decent and affordable housing. Currently, there are over 500 vacant acres of developable Multiple Family (RM) zoned property which would accommodate up to 4,000 new units. Most of these areas are served by existing City streets and could be constructed with minimal offsite improvements. All are within the Twentynine Palms Water District. Utilities are available in these areas and there would not be a need for developers to pay excessive amounts to provide service. 

Additionally, there are approximately 1,500 acres of undeveloped land zoned Single Family Residential (RS). The entitlement for RS is four units per acre. Minimum lot size for parcels in this district is 7,200 square feet; prices for such lots range from $3,000 to $5,000. If built out, this would account for 6,000 additional units. In many cases, these are infill lots where the developer would not have the cost of providing public streets. Water and all other utilities pass these properties, making development affordable. 

Larger parcels are also abundantly available. Approximately 7,500 acres of land, zoned Rural Living (RL), is undeveloped. The density for this zoning designation ranges from one unit per 2.5 acres to one unit per five acres. Some of these properties are very attractive to the upscale buyer. However, approximately half would be inexpensive, often priced at less than $1,500 per acre. All of these properties are within the Twentynine Palms Water District. Utility connection in some cases could be costly. City staff estimates that approximately 500 units could be purchased/constructed which could be suitable for affordable housing units. 

Based on this analysis, the City has affordable building sites for an additional 10,500 units. 

C. Age Characteristics. The City has a disproportionately high concentration of residents age 22-34 because of the adjacent Marine Corps Air Ground Combat Center. Housing needs for this segment of the City's population is addressed by the Department of the Navy. The City recognizes its responsibility to address this need by cooperating with the Base Housing Office. 

D. Race and Ethnic Characteristics. According to the 1990 Census, the City's racial makeup is approximately 75% white, 10% black, 10% Hispanic, and 5% other races. Due to the size and spread of the city, there are no ethnic concentrations. 

E. Employment. The 1990 employment for the City is 3,922. This is somewhat misleading considering that the Census data is based on a pre-annexation population of approximately 15,000 residents. The annexation adds approximately 10,000 residents to the City with the total employment rising commensurately. 

The Marine Corps Air Ground Combat Center provides both civilian and military employment and accounts for the largest share of employment opportunities in the City. Additional employment for commercial tourist and clean, non-polluting industry will increase the demand for housing in the Community. 

Section VII 

LAND USE AND HOUSING DEVELOPMENT PATTERNS 

A. Zoning (Land Use District Classification). The City of Twentynine Palms has four General Plan Land Use Designations that allow for residential use. They are: 

1. Resource Conservation (RC). This classification applies to land on steep hillsides where development and extension of urban infrastructure is generally not viable. Few residential units will develop in this area, and those that are developed will likely be upscale. 

2. Rural Living District (RL). The density in this zone is one dwelling unit per 2½ acres. This district usually attracts a middle income housing segment with some secondary housing for a lower income segment. The RL properties are generally served with all utilities except gas and cable TV. 

3. Single Family District (RS). In this district four units per acre are permitted. Lot sizes range from 7,200 sq. ft. to 2½ acres. Due to the fact that there is no sewer service and the unusually low land price, this cate gory can and does provide decent housing for all economic segments. (Adequate area for a septic system with 100 percent reserve on the lot is necessary). Depending on the size of the lot, second units can, generally, be accommodated if the sanitation requirements can be satisfied. 

4. Multiple Family Residential (RM). This classification permits the highest residential density allowed, eight (8) units per acre with an ability to obtain ten (10) units per acre with a lower income housing density bonus. As the Community attracts senior citizens for health and retirement purposes, apartment living will be more common. There is a specific demand for apartments, generally inspired by the lower ranks of military service personnel with dependents who are often short term residents of the Community. 

B. Current Housing. The median price of a home in the City is $67,300, considerably less than what is generally found in California. 

C. Housing Development Patterns. There are five housing styles and types in the Community. 

1. Homestead. These units are scattered and were built on large lots when the land was available to individuals under the Homestead Act. The units today represent a broad range of residential types, from vacation homes to lower income residents who opt for a secluded lifestyle. Most of this land is on the fringe of the City and is zoned Rural Living with some large lot Single Family (RS) designations. 

2. Estate. These homes are generally found on medium to large size lots in areas such as Harmony Acres and Sherman Highlands. 

3. Tract. Tract consists of a wide economic range of single family units. Upper level tract homes can be found in the Ben Hunter Tract, Sunmore Estates and Indian Cove, mixed homes in the Hansen Tract and a general working class segment in the Chocolate Drop and Smoketree areas. Lower or assisted income segments are also found in the Smoketree area. There are, generally, buildable vacant lots interspersed in these areas that have adequate infrastructure and may be built upon. Generally, these lots are available for under $10,000. 

4. Downtown. Entwined with the commercial district in the vicinity of Twentynine Palms Highway and Adobe Road are numerous developed and vacant small sized RM lots. These lots generally contain single family, duplex, tri-plex or four-plex units, and generally house families of modest or limited incomes. These areas are potential locations for institutional uses and group quarters. 

5. Project. There are a variety of apartment units available located on RM parcels in the City, mostly oriented to military personnel and their families. Generally, the income level is low but through the military housing programs, subsidies are available. 

6. Commuting. Although many of the residents are commuters, the relative isolated location of the Community keeps the numbers relatively low. The economy is based on providing civilian services to the Military Base and tourist activity serving the traffic to and from the Colorado River and the Joshua Tree National Park. 

Section VIII 

HOUSEHOLD CHARACTERISTICS 

The City's economy is generally based on providing civilian services to the Military Base and tourist activity related to the Joshua Tree National Park. Because of the climate, some people have retired or moved to the area for therapeutic reasons. A large percentage of the area residents are natives of the area, which is an unusual attribute for Southern California. 

As the City diversifies and grows it still may adhere to its desert image and remain open in appearance while amply providing the housing needs of all of the citizens. 

The following discussion addresses household size, household income, and the presence of special populations: 

A. Total Households. The City's incorporated area was taken out of a much larger census tract and the Twentynine Palms Post Office Zip Code encompasses a much larger area. Consequently, there is no reliable, consistent and comparable historical data on total households in the city area. 

According to the Southern California Association of Governments (SCAG), the City currently has 5,319 households. Their forecast for 2005 is 6,353, an increase of 1,034, or 15.4%. This projection represents an increase of 207 per year. This forecast appears overly optimistic considering the City's recent history. During calendar years 1996 through 1999, new construction within the City totaled 28 single family residences. And no multi-family structures were built. During this time, four housing units were demolished. The net gain, therefore, is six housing units per year, approximately 3% of the SCAG forecast. 

The population at the time of incorporation (November 23, 1987) was 11,970 and was estimated to be 15,400, based on projections provided by the U. S. Census Bureau, prior to annexation of the Marine Corps Air Ground Combat Center Mainside. It is estimated that the annexation added 10,000 residents to the City. The current estimated population is therefore 25,400. 

B. Household Income. According to the 1990 Census, the City has a lower median income than the County at large, $24,527 vs. $36,000. The income deficit is offset by the lower cost of housing in the City. Because the housing costs in the City are generally less, the income levels of the community are adequate for acquiring suitable housing. 

C. Special Populations. 

1. Large Families. Large families are not necessarily low income, but in cases where they are, social programs such as day care, and other family assistance social services need to be nearby. According to the 1990 Census, there were 476 households meeting the definition; of these, 233 are owner occupied and 243 are rentals. There is no evidence that there is a problem in the community with lower income large families. 

2. Handicapped. The SCAG 1990 Census Data indicates 278 persons 16 - 65 years old and 180 people over 65 with mobility or self care limitations; 199 persons 16 - 65 and 171 over 65 with a mobility limitation; 146 people 16 - 64 and 77 seniors with a self-care limitation. In the 16 - 64 category 864 have a work disability with 292 people still in the labor force and 452 prevented from working. 

The City provides for this special population in streamlining the approval process for institutional care facilities. Such facilities are permitted in multiple residential zones and permitted by Special Use Permit in single family zones. 

Although the institutionalized residents do not qualify for assisted housing, the board and care operations for ambulatory residences do. The City, by policy, considers a senior citizen unit as the equivalent of two thirds of a residential unit when calculating density. 

3. Female Head of Household. The SCAG adjusted 1990 Census figures indicate 336 female heads of households with children under 18 years of age, and 71 female heads of households with no children. There is no indication that there are any housing problems for this class of person at this time. However, the proximity of services such as daycare, social services, shopping, etc., can be critical for this category. The integration of multi-family zoning in and around commercial areas in the City serves as a benefit to such families. The City must also be mindful of this factor in consideration of future requests for changes of zoning, approval of multi-family projects, or other actions that could negatively impact such households. 

4. Farm Workers or Migrant Laborers. Due to the area being in a desert, there are no agricultural enterprises. Thus, there is no need to house farm workers. Extensive grape and citrus agricultural activity has developed in Cadiz, California 70 miles northeast of Twentynine Palms. And, additional farming areas are located in the Coachella Valley 90 miles to the southwest. Due to the long distance from the City of Twentynine Palms, this category is not applicable and the City has no obligation. 

5. Homeless. The City has a minimal population of homeless. The City's Code Enforcement Division has monitored homelessness because it often relates directly to Code violations, and estimates the population to be less than ten citizens. Reverend Albert Shaw opened a soup kitchen in the City to feed homeless people, and remained in operation only a short time, estimated to be only two or three months, because of the lack of need for such a facility. There are from time to time itinerant homeless people passing through the area, but this is minimal due to the City not being on a major transportation route. 

An accurate count of itinerant homeless people is difficult due to their use of vacant homestead shacks as temporary shelter. Often these premises are located around the fringes of the City. City staff requested information from the San Bernardino County Sheriffs Department (the City's police department by contract). According to Administrative Sergeant Ross Tarangle, deputies seldom deal with problems associated with homelessness in the City. Tarangle reports that occasionally deputies encounter homeless persons occupying abandoned structures in the City, but these reports are termed "very rare" by the Sheriffs Department. The Sheriffs Department estimates that the homeless population in the City is less than five persons. 

The City allows homeless shelters to be constructed as "group quarters" in any property zoned for Multi-family Residential (RM) or Rural Living (RL). In these categories, there are abundant vacant lands and existing facilities which could be converted to shelters if the need arises. 

6. Elderly. The community contains a younger population. The United States Census Bureau indicates the median age at 27 years old. Census figures indicate that seniors, 65 years and older, comprise only 9.8 percent of the population. The over 65 year segment amounts to 1,506 persons; 905 households. Of the 905 households, 748 are owner occupied and 157 are renters. Elderly persons have special needs to be taken into consideration by the City in approving multi-family projects or senior care facilities. 

Section IX 

HOUSING CHARACTERISTICS 

A. Total Units and Types. The total and types of units are taken from figures provided by the County of San Bernardino for the City, which prior to incorporation, included an area much larger than the city. Therefore the unit totals will not be congruent with the numbers previously cited in this Element. The multiple family units will mostly be in the City; the single family units will also include County areas. 

The figures indicate the preponderance of single family homes and their continued preference as residences in the City. The slight increase in multiple-unit activity can be attributed to the private sector attempting to supplement Base housing. 

According to the 1990 Census, the following are the housing characteristics for the City 

HOUSEHOLDS BY TYPE 

Total households 4,530 

Family households (families) 3,196 

Married-couple families 2,459 

Percent of total households 54.3 

Other family, male householder 181 

Other family, female householder 556 

Non-family households 1,334 

Percent of total households 29.4 

Householder living alone 1,091 

Householder 65 years and over 354 

Persons living in households 11,816 

Persons per household 2.61 

GROUP QUARTERS 

Persons living in group quarters 5 

Institutionalized persons 0 

Other persons in group quarters 5 

Total housing units 5,958 

OCCUPANCY AND TENURE 

Occupied housing units 4,530 

Owner occupied 2,332 

Percent owner occupied 51.5 

Renter occupied 2,198 

Vacant housing units 1,428 

For seasonal, recreational, or occasional use 100 

Homeowner vacancy rate (percent) 4.7 

Rental vacancy rate (percent) 15.9 

Persons per owner-occupied unit 2.60 

Persons per renter-occupied unit 2.62 

Units with over 1 person per room 294 

UNITS IN STRUCTURE 

1-unit, detached 4,290 

1-unit, attached 128 

2 to 4 units 768 

5 to 9 units 200 

10 or more units 74 

Mobile home, trailer, other 498 

VALUE 

Specified owner-occupied units 2,030 

Less than $50,000 390 

$50,000 to $99,000 1,349 

$100,000 to $149,000 223 

$150,000 to $199,999 42 

$200,000 to $299,999 20 

$300,000 or more 6 

Median (dollars) 67,300 

CONTRACT RENT 

Specified renter-occupied units paying cash rent 2,115 

Less than $250 287 

$250 to $499 1,606 

$500 to $749 219 

$750 to $999 3 

$1,000 or more 0 

Median (dollars) 368 

B. Housing Ownership. According to the 1990 Census, 2,332 (51½%) of the homes in the City are owner occupied, and 2,198 are renter occupied. The percentage of home ownership in the City is slightly less than the State average but this is due to the high number of residents who are stationed here on assignment at the Marine Corps Air Ground Combat Center. 

C. Housing Condition. The City's Code Enforcement Division places a high priority on identifying substandard housing. The Divisions reports, as of January 10, 2000, that fifteen substandard residential structures exist in the community. Of these, it is estimated that ten are beyond repair and should be torn down with the other five in need of structural repair. 

D. Housing Costs. Housing costs in the City continues to be far below that found regionally and statewide. The present median home cost in the state is $178,000; the Riverside/San Bernardino median is $135,000 and the Hi Desert median, including the Victorville/Apple Valley area, is $79,500. However, based on information provided by the Southern California Association of Realtors, the median price of a home in the City of Twentynine Palms is $59,500. 

The City's median cost is therefore 75% of that found in the local region, 45% of that found in the County, and 33% of that found elsewhere in the State. 

1. Housing Prices for Residences in Twentynine Palms 

Unit Type Price Range 

1 Bedroom $35,000 - $45,500 

2 Bedrooms $35,950 - $84,500 

3 Bedrooms $47,500 - $119,500 

4 Bedrooms $56,900 - $135,000 

2. Apartment Rental Rates are also very low compared to state and regional averages. 

Unit Type Range (per month)* 

Studio $235 - $275 

1 Bedrooms $245 - $350 

2 Bedrooms $375 - $475 

3 Bedrooms $500 - $900 

* Source, Del Gagnon Real Estate, Plaza Realty, Twentynine Palms. 

E. Vacancy. According to local real estate professionals, the vacancy rate for rentals is approximately 10-15 percent. Therefore, there are approximately 220 to 300 vacant rentals in the City. 

F. Condominium Costs. Due to the low price for single family detached housing there is no demand or reason for a condominium ownership market. Consequently, there are no condominium projects in the City even though there is no prohibition or onerous conditions associated with any potential application. 

G. Mobile Homes. The City of Twentynine Palms has thirteen mobile home parks, with a cumulative total of 363 mobilehome sites. The City's Code Enforcement staff conducted an accounting of available mobilehome sites in the City between February 4, 2000 and February 8, 2000, and determined that 108 of the sites, or 26%, are vacant. Therefore, due to the low relative cost of mobile home living, there is ample opportunity for low income housing in the City's mobilehome parks. 

H. Housing Availability. Affordable housing, both for sale and for rent, is generally available in the City. There remains a healthy stock of apartment units for rent and single family residences for sale. The key issue is attracting employers to provide jobs so that the people can afford to purchase the available stock. The challenge will be to stay abreast as the new progress raises the values of the area which could force lower income segments out of affordable housing opportunities. 

Section X 

HOUSING PROBLEMS AND NEEDS 

A. Affordability. Despite the incredible low housing cost and rents, there is still a problem with affordability due to the low wages and low income level of the area. Many families are forced to spend more than twenty-five percent of their income for housing. Few families can produce the required down payment for the purchase of a house. 

B. Market Constraints. A primary goal of the City is the attraction of alternative employment into the area. This may include clean non-polluting light industry, destination oriented commercial tourist facilities and health care facilities that capitalize on the desert environment. The City's efforts are focused on broadening the base of economic opportunities in the community. 

As a result of military sponsored Base housing constructed in the City, and the short and medium range deployment of troops from the local base, housing values in the City have not been strong over the past five to ten years. However, recent upward trends give the community reason to be optimistic. 

1. Land Cost. The cost of land in Twentynine Palms is low. Buildable lots are available in the $3,000 to $5,000 range. Compared to the $50,000+ price per lot in the urban areas, these prices should be a positive incentive towards the provision of decent housing for all economic segments. 

2. Construction Cost. The ever rising cost of building materials effects the cost of housing. Add the fact that most materials have to be shipped in over a long distance by truck since there is no railroad service to the area. Labor costs, however are reasonable due to the heavy competition for jobs and the availability of necessary skills in the Community. 

3. Financing Costs. Interest rates for home mortgages continue to be very affordable. However, given that there are limited job opportunities in the immediate region, many residents have difficulty sustaining an income level sufficient to purchase a home. Again, the City's focus on economic development is key. The City has on staff an economic development specialist whose has the responsibility of attracting industry to the City. 

4. Property Tax. Due to the low cost of housing, the property taxes are relatively low and do not impact the availability of affordable housing. 

C. Government Constraints. The availability and cost of housing can be significantly influenced by governmental actions, constraints, and even political attitude on development of housing. Generally, the City provides efficient review and approval of housing developments. 

1. Fees. The City of Twentynine Palms requires certain fees for services as does every jurisdiction. The City has always endeavored to keep fees low. And, the City's fees are the lowest in the region when compared to other nearby jurisdictions. The City has not imposed development fees since incorporation in 1987. Development fees may someday be instituted as a means method whereby the City can provide adequate infrastructure for the new developments. However, at this time, development fees are not instituted. 

The Twentynine Palms Water District also has lower water meter charges than those of the neighboring districts which is an incentive to the development of modestly priced homes in the City. 

The Table below indicates fees applicable to residential development in the City: 

Type of Permit Fee 

Pre-Application Free 

Development Review Free 

Minor Subdivision $981.10 

Major Subdivision $3,052.40 + $31.70/lot 

Planned Unit Development $1,835.90 

Conditional Use Permit 

One acre $850.00 

Five acres $1,190.00 

Over 5 acres $1,630 to $5,000 

Plan Check/Building Permit Fees 

1,000 Sq. Ft. Home $651 

1,500 $840 

2,000 $1,010 

2. Time in Processing. The City has minimal turn-around time for plan check and building permit issuance. This is relevant because the quick turn-around minimizes costs to builders and the ultimate consumer. 

Application Processing Time 

Minor Subdivision 3-4 Weeks 

Major Subdivision 2-3 Months 

Conditional Use Permit 2 Months 

3. On Site Improvements: The City of Twentynine Palms has a procedure for a developer to defer and phase in improvements, such as curb & gutter, paved parking, landscaping, etc. Required street half-widths, exclusive of major arterials, is 30 feet, and improvement standards are not excessive. 

4. Development Standards: The City of Twentynine Palms has reasonable development standards. The open space requirement is not onerous since the cost of land is extremely low. Also due to sanitation requirements for septic system and leach lines, the extra open space is not waste area, plus the area adds to the residential amenities for all economic segments without impacting the cost. The open space (i.e. non-impervious surface requirement in residential zones is sixty percent (60%) in single family zones and forty percent (40%) in the multiple family zone. 

The City has a goal of having five (5) acres of park per 1,000 population and ten (10) acres of open space per 1,000 population. These goals are not implemented as a requirement for development. Therefore, the open space requirements do not impede the development of housing in the community in any manner. 

5. Land Use Controls. The City does not have development standards that would hinder the development of affordable housing. The following is a discussion of the relevant standards: 

(a) Height Limitation. A height limitation of 35 feet is in place for structures; this would allow for development of a three-story structure. Typically, considering the low cost of land, and the high cost of vertical construction over 35 feet, it is not feasible to build higher structures. 

(b) Building Setback. Building setbacks do limit the amount of buildable area of a lot. However, the City's standards are not excessive. The following setbacks apply to residentially zoned property: 

Front Yard Side Yard Rear Yard Street Side 

RL Rural Living 25 15 20 25 

RS Single Residential 25 10 15 15 

RM Multiple Residential 25 10 15 15 

Due to the low cost of land in the City, the setback requirements result in minimal financial impact to the development of affordable housing. 

(c) Parking Standards. The City's parking requirements for residentially zoned property is as follows: 

Parking Requirement 

RL Rural Living Two parking spaces for each dwelling unit. 

RS Single Residential Two parking spaces for each dwelling unit. 

RM Multiple Residential One covered parking space per dwelling unit. 

Due to the low cost of land in the City, the parking requirements result in minimal financial impact to the development of affordable housing. 

6. Service and Facility Infrastructure. 

(a) Sewer: The entire City is serviced by septic systems or seepage pits and does not have sewer service. This situation is an advantage in that there is no sewer connection fee, which in most jurisdictions far exceeds the cost of a septic system. This lack of sewer does affect the density of housing in that a moderate amount of area is needed for leach lines and reserve capacity. 

(b) Water: Water is provided by the Twentynine Palms Water District. The source of the water is from natural ground water. According to the Water District, there are ample supplies of water for the foreseeable future. Presently, the water does not require treatment, although it has a high natural fluoride content. In an effort to expand the available water source, the Water District is in the early stages of developing a treatment facility that would extract fluoride from high-fluoride water. 

(c) Streets and Lighting: Private developers are required to pay for the construction of curb and gutter and all new streets that are used or deemed necessary for the project. These street costs are passed on to the buyer and impact the cost of housing. 

Due to the City's objective of keeping a clear desert sky, the required street lighting is usually the minimum necessary for security and traffic safety. This policy translates into lower home cost, as the buyer is not paying for expensive lights and street lighting maintenance. 

7. Building Code Enforcement. The City of Twentynine Palms administers construction by following the Uniform Building Code (1997 version). The standards impact the cost of housing, but such standards are necessary to ensure a safe structure that will hold its value if properly maintained. Additionally, the City has a dangerous building ordinance and takes action to condemn and cause to be demolished, structures that deteriorate to the point of being dangerous and not economically feasible to repair. 

8. Blight Removal. The City Council, acting in their role as the Redevelopment Board, has approved its Five Year Redevelopment Implementation Plan to cover FY 99-00 through FY 03-04. Anticipated gross revenue to the Agency for the five year planning period is $598,343. Twenty percent of the Agency's revenue, or $119,669 must be set aside in the Agency's Low and Moderate Income Housing Fund (Housing Fund) pursuant to Health And Safety Code Section 33334.2. The Housing Fund's portion of this amount may be used only for certain expenditures related to the development of low and moderate income housing. 

The community and the region has not experienced a shortfall in housing stock during the previous five year planning period. Because there is nothing to indicate an imminent change in the availability of affordable housing, the Agency's priorities will be for enhancement of existing units rather than development of additional units. The Agency recognizes, however, that there could be a future need to increase the supply of affordable housing units, and has therefore included a program in the Five Year Plan, Street Improvements For Low and Moderate Income Housing, to augment this effort. 

The following is a summary of housing programs included in the Five Year Implementation Plan: 

Loans for Low Income Property Blight Removal - For housing units occupied by low income citizens, a program could be developed to make loans available for removal of blight. Incentives may also be added to forgive the debt for those properties that are maintained in good repair. 

Blight Removal Grants for Low Income Properties - Funding could be made available to owners or tenants of low income properties for purposes of blight removal. 

Street Improvements For Low and Moderate Income Housing - A portion of the cost of offsite improvements could be borne by the Agency for those projects which add to or improve the City's low and/or moderate income housing stock. 

9. Overcrowding. A housing unit is considered overcrowded if it contains more than 1.01 person per room. Generally, overcrowding results in greater wear and tear on the unit requires higher expenditures for upkeep and repairs. When overcrowding is associated with lower income segments, the problems are exacerbated in that the lower income family can usually afford only a smaller house. The 1990 Census indicates 146 units with more than 1.01 persons per room. This figure is not statistically significant being less than 5 percent of the families; however, the need is not to be ignored. 

Generally, the City is in good shape with regard to this category with a mean number of rooms per unit in the community at 4.6, which is adequate for the average household size of 2.6 persons per household. 

10. Current and future needs. In the present economic and social situation, the City of Twentynine Palms has an abundance of available and affordable housing. There is, however, a lack of employment opportunity in the vicinity. The City is addressing the economic situation by pursuing an expanded employment base. The provision of employment would produce potential buyers who could furnish the required down payment and be financed by lending institutions. 

SCAG establishes a Regional Housing Needs Assessment (RHNA). The regional needs, as assessed by SCAG is: 

Very Low Income Housing Units 271 

Low Income Housing Units 172 

Moderate Income Housing Units 215 

Above Moderate Income Housing Units 377 

D. Energy Conservation in New Development 

Low income renters are generally the most severely impacted by rising energy costs, the City therefore has a responsibility to ensure that available energy conservation methods are utilized and employed in the development of housing. Pursuant to CALIFORNIA GOVERNMENT CODE Section 65583(a)(7), municipalities are required to conduct an analysis of opportunities for energy conservation with respect to residential development. 

The City endorses all methods and programs that promote energy conservation that results in achieving state standards. 

1. Utility Companies. Utility companies have energy conservation programs to assist with the installation of various energy conservation systems and/or appliances. 

(a) Southern California Edison Company (SCE) provides electric service to City residents and offers a variety of programs to low income citizens. These programs include: 

(1) California Alternative Rates for Energy (CARE). A 15% discount on electricity costs is provided for income qualified customers. This plan provides direct financial assistance to low income citizens. 

(2) Energy Assistance Fund (EAF). EAF help qualifying customers in financial hardship with their winter electric bills. Typically, winter electric bills are not excessive in the desert. However, this plan is available for those who qualify. 

(3) Level Pay Plan. This plan allows SCE customers to spread their monthly electric costs evenly over each month. Cost savings do not result, but the even billing plan is beneficial to those with limited income, especially in summer months when electric costs for evaporative coolers/air conditioning can be high. 

(4) Medical Baseline Allocation. Financial assistance is provided to persons on life support or with qualifying illnesses. While this program is not specifically targeted toward low income persons, it could be utilized by low income persons with a medical hardship. 

(b) Southern California Gas Company has two programs for low income customers. 

(1) A no-cost weatherization program is offered and it provides attic insulation and water blankets for those who qualify. 

(2) A no-cost furnace repair and replacement service is available to low income residents. 

2. Solar Energy. The City of Twentynine Palms has approximately 300 days of sunshine per year which provides opportunities for additional development of solar energy. The following policies on solar energy are contained in the City's General Plan Conservation Element: 

Active solar energy policies: 

The City shall encourage the use of active solar energy for the use of water and building heating by permitting the establishment of the solar panels on private property without development penalties (i.e setback, building coverage and aesthetics). 

The City shall promote the area for solar energy research and testing in both academic and manufacturing circles. 

Passive solar energy policies: 

Landscape policies should encourage the placement of deciduous trees on the south sides of buildings. 

Windows and eaves overhangs should be placed in a manner that permits "greenhouse effect" warming in winter but shading the area in summer while the sun is higher in the horizon. 

Solar access shall be considered and protected by Site Development Plan and/or Subdivision review. This review includes lot orientation, setbacks from banks, building height limitations and setbacks from each other, etc. 

Encourage the efficient use of insulation materials in the construction of structures. 

Establish policies that will encourage the retrofiting of existing structures with energy conservation devices. 

3. Additional Considerations. The State Subdivision Map Act includes additional standards and requirements for energy conservation. The City will apply these standards upon the review of subdivisions. 

Section XI 

QUANTIFIED OBJECTIVES 

The following Table indicates the City's objectives in promoting and assisting affordable housing: 

Income Level New Construction Rehab Conservation 

Very Low Income 100 50 250 

Low Income 100 50 150 

Moderate Income 50 35 50 

Above Moderate 25 0 0 

Redevelopment. The Programs identified in the City's Five Year Redevelopment Implementation Plan will make loans or grants available for low income property blight removal and provide funding for street improvements for low and moderate income housing. These programs are designed to add to or improve the City's low and/or moderate income housing stock. 

Section XII 

HOUSING PROGRAMS AND POLICIES 

Despite the relatively low desert residential density, the City should have no problem with regard to providing housing for all segments of the Community, present and future. The key will be to be on the alert for appropriate assistance programs and/or be tolerant on housing assistance conditions to keep abreast when the land values and prices increase as the Community grows and prospers. 

A. Regional Responsibilities. With regard to housing, the City of Twentynine Palms has little in common with the San Bernardino and Southern California regions. The City recognizes, however, that it must contribute its fair share of housing for the region. 

B. Housing Needs Statement. SCAG's RHNA, dated November 4, 1999, indicates 2,785 households or 52% of the Community's housing qualifies as lower income households. This figure should be compared with the County total of 39% which indicates that the Community has a disproportionate number of lower income families. 

Of the lower income households, 1,850 pay more than thirty percent (30%) of their income for housing; this figure amounts to 66% of the lower income families. Of these, 1,065 are renters and 785 own their homes. 

However, these figures are mitigated somewhat, due to the prospect that an unknown number of these households are for military personnel who receive supplemental benefits and a housing allotment that would indicate that the predicament is not quite as bad as it may appear. For example: an E-2 ranked military head of household, which is the typical lowest income military family, receives a beginning monthly pay of $1,127.40 per month. At thirty percent, he or she would be paying $382 per month for rent. For a two bedroom rental unit, high end, the rent would be $475.00 per month, which would indicate that the individual was over paying. However, the military also provides a monthly allowance for housing, which in this case would be $395 per month (assuming that the family in this example has dependents as he/she is renting a two bedroom, high end unit). This situation reduces the actual rent paid out of the individuals salary to $93.00, or nine percent of the gross salary, which is within acceptable limits. In essence, the housing is supplemented and the lower income impacts of the relatively low salary is impacted in non-housing areas. 

The Needs Assessment Report indicates the anticipated growth of the City from the 1999 SCAG estimate of 5,319 residential households to a forecasted 6,353 in 2005. This increase of 1,034 households is an increase of 138 units per year. 

C. Preventing the Loss of Existing Low to Moderate Income Housing Units. 

1. Mobile Homes. There are approximately 407 mobile home units in the Community. These coaches are older types in older standard parks and generally provide inventory of available low income households. 

The State Department of Housing and Community Development has a program to finance resident ownership of mobilehome parks. To assist the coach owners in mobile home parks, the City will serve as a liaison with the State for implementation of the program. 

2. Units at Risk. Of the low income units that are receiving federal assistance such as low interest loans to the developers, none are currently at risk of losing their current status. 

3. Low & lower income unit protection. At the present time over ninety percent (90%) of the available units on the market qualify for low or lower income housing. These units, however, are on the free market which means that a turn to prosperity could raise the achievable rents above the referenced threshold for low and lower income households, thereby displacing them with more affluent groups. Thus the present lower income family opportunity situation can not be assumed to be fixed. There are, however, 600 units of 801 housing for low income Base personnel. These units are tied into a twenty (20) year lease, hence will not change within the next ten (10) years. 

There is also a Farm Home senior citizens low income project of 65 units that is tied to a forty (40) year mortgage where the rents are fixed by the conditions of the financing source. These will not be lost in the next ten (10) years either. 

There is also a bonus density project of twenty (20) units, two (2) of which are held by contract for lower income households for the next thirteen (13) years. 

D. Existing Housing Programs. 

1. Section 8 (existing) Housing. The section 8 housing assistance program was established under Title II of the Housing and Community Development Act of 1974. Since the City of Twentynine Palms is a non-entitlement city; i.e. under 50,000 population, the program is administered by the Housing Authority of the County of San Bernardino. At the present time there are only eleven families residing in the Twentynine Palms Community receiving Section 8 assistance. 

2. Density Bonuses. The State of California has passed legislation, which has been amended from time to time, that requires a city to enter into an agreement when a developer proposes to provide a set percentage of housing units for low income families. The City of Twentynine Palms has such a program to address this requirement, and has entered into two such agreements. One project of twenty (20) units, two for lower income housing which is completed and occupied and all of the units qualify as lower income housing; and, a sixty unit Farm Home Loan senior citizen housing project for which all of the units so qualify. Also within the City is the 801 Housing project of 600 units for low and lower income military personnel and families. 

Section XIII 

HOUSING ACTION PROGRAMS 

At the present time, there is sufficient affordable housing in the City. What is needed more than available housing is available income which can only be provided by adding to the economic employment base of the City. To this end, the City has hired a Management Assistant to serve as an economic development specialist, targeting new potential business opportunities for the City. 

The City of Twentynine Palms, due to the military domination of the economy, will continue to bear a disproportionate number of lower income families. The City, however, accepts this situation and is committed to do all it is able to do to assure decent housing for all of the citizens. As the City improves its economy it will need to increase its commitment to continue to provide affordable housing because an improved economy will bring on higher property values and the City will move nearer to the state average in home costs. 

Housing Action Proposals: 

A. Statement: Provide loans for low income property blight removal. - For housing units occupied by low income citizens, a program will be developed to make loans available for removal of blight. Incentives may also be added to forgive the debt for those properties that are maintained in good repair. 

Responsibility: Community Development Department, Redevelopment Agency. 

Financing: Redevelopment set-aside funds and staff resources. 

Objective: The elimination of existing blighted conditions, be they properties or structures and the prevention of recurring blight. 

Methods: Implementation of programs established in the Redevelopment Five Year Implementation Plan. 

Time Frame: As sufficient set aside funds become available, 2003 and beyond. 

B. Statement: Provide Redevelopment assistance for street improvements for low and moderate income housing. 

Responsibility: Community Development Department, Redevelopment Agency. 

Financing: Redevelopment set-aside funds and staff resources. 

Objective: Encourage development of low and moderate income housing. 

Methods: A portion of the cost of offsite improvements will be borne by the Agency for those projects which add to or improve the City's low and/or moderate income housing stock. 

Time Frame: 2001 and beyond. 

C. Statement: Insure that all citizens will continue to have a safe and sanitary residence through continued code enforcement. 

Responsible Agency: Building Division, Code Compliance Office, Fire Chief and Sheriff. 

Financing: City funds, staff resources and contract service. 

Objective: Continue dangerous building abatement and continue sound reasonable application of the building, plumbing, electrical and fire codes, while pursuing programs to improve the infrastructure serving housing areas without financial burden on the residents. 

Time Frame: Continuous. 

D. Statement: Use adopted Redevelopment programs to assist a minimum of three low income residents per year in meeting their housing needs. 

Responsible Agency: County Housing Agencies, coordinated by the City Community Development Department. 

Financing: Grants and assistance as may become available. Continued use of Section 8 funds (by the County Housing Authority), Redevelopment set-aside funds and potential Housing Revenue Bonds, where feasible. 

Objective: Assist as many deserving needy persons as possible, given fiscal restraints and circumstances. 

Time Frame: Continuous. 

E. Statement: Investigate new or existing state and federal programs to assist housing programs of new or rehabilitated housing projects. 

Responsible Agency: Community Development Department, Board of Realtors. 

Method: The City is presently concentrating on the rehabilitation aspects of the new Redevelopment project. 

F. Statement: Inspect a minimum of ten housing units per year, as identified by the City's Building & Safety and Code Compliance Divisions, and provide an analysis of building, health and fire code deficiencies; provide literature and available information to assist in prevention of code deficiencies. 

Responsible Agency: Building & Safety Division, Code Compliance Division, Fire Department, County Health Department. 

Financing: General Funds. 

Objective: Prevent, at the outset, the deterioration of residential structures that would impact the availability of decent housing in the community. 

Time Frame: Continuous. 

G. Statement: Protect existing mobile home parks from being vacated due to change of use or provide for relocation alternatives. 

Responsible Agency: Community Development Department, Redevelopment Agency. 

Financing: Redevelopment Housing Funds. 

Objective: Prevent the loss of lower income housing through economic eviction. 

Method: Provide for the ability of mobile home park residents to organize and have first right of refusal in the purchase their parks, in the case that it is put on the market for sale (thereby avoiding a string of economic rent raises as each new owner attempts to recoup his/her investment. The City will assist the residents through legal counsel and by waiving the requirement for a subdivision to form a "stock cooperative" comprised of present residents. 

Time Frame: Continuous. 

H. Statement: Provide information to owners of mobile home parks to ensure compliance with local and State laws; assist park operators in maintaining compliance with applicable regulations. 

Responsible Agency: Community Development Department, Building & Safety Division, Code Compliance Division, Redevelopment Agency. 

Financing: Redevelopment Housing Funds. 

Objective: Prevent the loss of lower income housing opportunities presently available in mobile home parks. 

Method: Ensure minimum standards are upheld in an effort to prevent deterioration of existing resources. Expedite processing of applications for expansion of existing or establishment of proposed new parks. 

I. Statement: Continue to streamline processing procedures and keep processing costs at a minimum. 

Responsibility: Community Development Department, Planning Commission, City Council. 

Financing: City Funds and staff resources. 

Objective: Keep the cost of providing housing lower in the City which will enable us to keep pace with the provision of affordable housing. 

Methods: Scrutinize any proposed procedure as to its impact on processing timing and cost; to include within the present CEQA time-frame, any new mandated reviews that may be passed by the State; to continue to provide basic services, such as free pre-application review. 

Time Frame: On-going. 

J. Statement: Develop a Fair Housing Program. 

Responsibility: Community Development Department, Code Enforcement Division. 

Financing: City Funds and staff resources. 

Objective: Development of an information program for those citizens who feel they have been discriminated against with regard to housing. 

Methods: Development and distribution of informational material regarding resources available to citizens, such as the Inland Fair Housing and Mediation Board. 

Time Frame: On-going. 

K. Statement: Purchase HUD properties and develop units for Low or Very Low income residents. 

Responsibility: Community Development Department, Redevelopment Agency. 

Financing: Redevelopment Set-aside Funds and staff resources. 

Objective: Repair of blighted properties and decent housing for those most in need. 

Methods: Purchase of HUD properties in the City, refurbishing the units with Redevelopment Set-aside funds, and development of a program to provide the housing to Very Low and Low income residents. 

Time Frame: FY 2000-01. 

Section XIV 

PUBLIC PARTICIPATION 

The public review process for this document was May 2, 2000 to May 26, 2000. The public review commenced with a Planning Commission Study Session. Citizens were afforded an opportunity at the Study Session to provide comments and suggestions. Copies of the draft document were provided to the following local agencies, requesting their review and comment: 

Marine Corps Air Ground Combat Center 

City of Twentynine Palms Community Services Director 

Twentynine Palms Water District 

Twentynine Palms Chamber of Commerce 

Twentynine Palms Senior Citizens Club 

Morongo Unified School Disrict 

County of San Bernardino, First District Supervisor's Office 

San Bernardino County Sheriffs Department 

Public Hearing/adoption process: 

Planning Commission Public Hearing, June 6, 2000 

City Council Public Hearing and Adoption June 27, 2000 

If you have any questions or comments, send us an email.