RECAP: Planning Commission February 6, 2024
RECAP: Planning Commission February 6, 2024
Residents express development concerns and Planning approves giving the "container hotel" a stretch of Foothill Drive.
Did someone say… vacation? Not that kind of vacation, unfortunately. Tuesday’s meeting of the Twentynine Palms Planning Commission was light as there was only one agenda item to address: the vacation of Foothill Drive between Bullion and Split Rock Avenues. This was done to accommodate the Reset Hotel construction project taking place off Sullivan Road. All five Planning Commissioners were present. The Desert Trumpet delved into the Reset Hotel project, dubbed the “container hotel,” in our agenda preview, which you can read here. Video of the Planning Commission meeting is available here.
PUBLIC COMMENTS
The 30-minute meeting opened with public comments from Gretchen Grunt, Dana Longuevan, and Susan Peplow.
Grunt, whose family operates the Twentynine Palms Inn, read a shortened version of a statement that The Desert Trumpet previously published as a Letter to the Editor. The statement cites the vision in the General Plan that encourages city officials to adapt to the natural environments around them and consider future generations when making decisions that impact the community. Grunt then juxtaposes this vision with a plea for city officials to keep this vision in mind when considering potential adoption of a “glamping ordinance,” covered previously by the Desert Trumpet in November 2023.
Grunt’s statement cites the General Plan, which states, “This requires that existing needs be met without compromising the ability of future generations to meet their own needs, and that, to the degree reasonably possible as determined by the appropriate approval authority, community activities should adapt to the natural environment, rather than the natural environment being changed or adopted to these activities.”
Dana Longuevan, Indian Cove resident and local business owner, addressed the Commission on the proposed Yonder Resort development project.
“Though the project is only at the pre-application stage, we understand that in addition to running ads in the local paper, the developers are lobbying City officials, so I want to make sure my voice is heard.“
Longuevan expressed concerns about the resort development and its placement in an environmentally sensitive neighborhood adjacent to the National Park boundary, urging Commissioners to consider preservation of the quiet desert environment. The neighborhood itself is inundated with national park tourists—the bustling Indian Cove campground sits just two miles south of the neighborhood.
“Our neighborhood is comprised of approximately 300 homes plus 101 campsites up the road, which, despite the campground being two miles away, still creates a notable amount of traffic and noise. People race up the road with no care for the local wildlife crossing the road or residents walking their dogs”
The project proposes 130 units to be built with a four-person capacity, pool and lodges, seasonal employee living quarters, and even an outdoor movie theater.
Longuevan continued, “Our average noise level will be raised quite significantly. I don't believe building this resort in a rural-zoned neighborhood in a wildlife corridor so close to the park boundary where we already have enough tourist traffic is the best place. This project will set precedent and open the door to rezoning for developers across the high desert. I think this is a good project for a commercially zoned area— not a residential one. Thank you.”
Susan Peplow then addressed the commission, encouraging city officials to set some expectations for developers if they wish to operate within the City under the Twentynine Palms moniker.
“Case in point, this developer is using a Joshua Tree address in a 29 Palms area,” stated Peplow, alluding to the Stay Reset developer’s website, which previously listed the project location as being in Joshua Tree rather than Twentynine Palms.
“You are building and committing to build a project in the City of 29 Palms, then you better have some pride because if you're that excited about having a Joshua Tree address, there's a lot of land in Joshua Tree.” The developers have since updated their website to reflect the proper address.
Peplow called upon the Planning Commission and city staff to have these kinds of conversations with developers and foster relationships with developers encouraging them to showcase everything that is taking place within the city.
Xárene Eskander encouraged Planning Commissioners to consider listening to “independent researchers and the local community” in lieu of a startup like Hipcamp, when considering their ordinance revisions.
Commissioner Announcements and Report on Meetings Attended
Commissioner Jessica Cure thanked Shelly Green on the City’s staff for her facilitation of the Planning Commission Academy, which a majority of the City’s planning commissioners will be attending next month. Commissioner Paahana encouraged residents to attend the Mayor’s meetings every month, where they can ask the Mayor questions and address him in a more informal setting rather than City Hall.
Consent calendar
Minutes from the January 16 meeting were approved 5-0.
Public Hearings
VER23-000001 Vacation of Foothill Drive and Between Bullion and Split Rock
Community Development Director Keith Gardner gave a brief presentation on the vacation of Foothill Drive. Gardner stated that the city engineer has no issue with this road being vacated and that staff recommends that the Planning Commission move forward with the approval for City Council.
Commissioner Leslie Paahana asked if the lot was undeveloped, and Gardner provided a history of the parcel, stating the road was informally developed but that it is not in good condition. The Reset Hotel will be in charge of maintaining the road if the vacation is approved by Council.
Ashton Ramsey acknowledged Reset Developer Ben Uyeda’s presence at the meeting and spoke in favor of the project. Veno Nathraj also spoke in favor of the project.
Committee Chair Jim Krushat read a letter received from someone who asked to be anonymous.
“The Planning Commission should not recommend City Council approval on the vacation of the Foothill Drive right of way between Bullion Avenue and Split Rock Avenue. A recommendation for approval would not be compliant with the general plan, the development code, or the applicants’ previously approved CUP for the adjacent property. The previous CEQA analysis makes no reference to Vacation of Foothill Drive….Importantly, if you look at the neighborhood level, you see vast amounts of underdeveloped property. As development is proposed, Foothill could provide vital connectivity to adjacent and nearby properties. Instead the city is diminishing any possible future by stating ‘Foothill Drive does not physically exist at that location and does not serve any residences or business.’ The staff report ignores the future needs of future residences and businesses that may require the right of way to facilitate East West movement.”
When asked by the Chair if he would like to comment on the letter, Keith Gardner stated, “No.”
Vickie Bridenstine, engineer for NV5, the company that has been contracting with the Reset project developers throughout the process, was present at the meeting to clarify the developer’s vacation request. She stated that the applicant is relinquishing all rights to phase two of the project. Phase two proposed additional hotel units and street improvements, but those plans have since been scrapped by developers to maintain the view. Commissioner Cure asked if they are doing a parcel merger, to which Bridenstine stated there are currently no plans to combine the adjacent parcels. NV5 monitored use of the street. “There was one car detected during the one week we had the strip out,” stated Bridenstine.
With a motion proposed by Max Walker to approve the staff recommendation and seconded by Chair Jim Krushat, the vacation of Foothill and Bullion was approved 5-0. The recommendation will now move forward to City Council for approval at a future date.
Discussion & Potential Action Items, Community Development Director Updates, and Future items:
Due to a majority of the Planning Commissioners attending the Planning Commission Academy on March 6, the March 5 meeting will be cancelled and moved to March 19 at 5PM. The homeless committee study session will take place then.
Meeting adjourned at 5:30.
Correction (2/11/2024): Ashton Ramsey acknowledged Ben Uyeda in his statement; a previous version of the article stated Ramsey had accompanied Uyeda to the meeting.
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