Last Friday’s “Up Close” show featured Gary Daigneault’s interview with Twentynine Palms Mayor Karmolette O’Gilvie and City Manager Frank Luckino where they discussed downtown growth, affordable housing, vacation home rentals, new retail spaces, social justice, and road maintenance.
The city of Twentynine Palms is going through a definitive “transformation” so Mayor Karmolette O’Gilvie and City Manager Frank Luckino stopped by the Z107.7 studio last Friday to chat with Gary Daigneault’s on his weekly “Up Close” show.
Project Phoenix / Freedom Plaza
In retracing the historical efforts of Project Phoenix – now Freedom Plaza – Luckino (who has held his position for eight and a half years) recalled that efforts began in 2011 when the council and city manager put a bond forward, well aware that redevelopment funds were soon going to disappear. The state fought their efforts and the city pushed back. In the end, the state paid for city lawyers to get that money back, just one of 12 cities in the state to do so.
“We sold bonds in 2011 but, inflation happens, and the money was shrinking. When we look at developing, that initial $10M was not enough money in municipal terms,” Luckino said. Assemblyman Chad Mayes infused $6M into the project and the rest was cobbled together from various funds. Joshua Tree Superintendent David Smith was also a key partner in getting the visitor center included in the plans. The complex includes the new Cultural Center which involved the cooperation of 15 different tribes. There are plans for a “true museum” that would include artifacts from the Campbell collection.
Road Maintenance
When a caller inquired about road maintenance, Luckino noted that they city has 100 miles of roads to tend but he had an update. The public works crew has current plans for chip seal treatments on several roads, including:
- Larrea Avenue, between Hwy 62 to Two Mile Road
- Lupine Avenue, between Hwy 62 to Two Mile Road
- Alpine Avenue, from El Paseo Drive to Two Mile Road
- Manzanita Avenue, from Sullivan Road to Foothill Drive
Crews hope to get started in two weeks, before the weather turns too chilly. Luckino noted that the city uses the Pavement Management System (PMS), which means every five years, they analyze all roads in city – from worst to best – and make a list. They get to the end of the list and start the process all over again. O’Gilvie and Luckino noted that if there is a significant road issue to please contact the city and make them aware.
New Businesses
The trio also discussed new retail ventures, including the new downtown restaurant, Mara 29 Palms, and a new Taco Bell alongside the just-completed O’Reilly Auto Parts on Hwy 62 near Manzanita Avenue. Then there’s the new Dollar General going up near Historic Plaza at Two Mile Road. It will carry fresh produce and may be open in early 2023. Bistro 29, another downtown eatery, is also undergoing a revamp with plans for a neighboring bar and outdoor space.
Meanwhile, a new Grocery Outlet is nearing completion at Encelia Avenue and Highway 62. While many residents wanted to see a grocery store on the east side of town, the city has no say on where retailers want to place their businesses. Luckino noted a “gang mentality,” as in, retailers often want to be where similar businesses are already established. Grocery Outlet is aiming to be open by Thanksgiving.
Racism and Social Justice
Another caller inquired about the status of the city’s efforts to combat racism and engage in social justice. Mayor O’Gilvie stated that the city has already held two public workshops and is currently preparing for a third. “We are striving for equal opportunities for all,” said O’Gilvie. Luckino explained that the city has a General Policy Action Committee (GPAC) that will make recommendations to the Planning Commission, who will then make recommendations to the city council, but no official policies or decisions have been made at this time.
Low-Cost Housing Project
Plans for the low-cost housing project on the 3.5 acres behind city hall were also discussed. The 100 unit-project will likely be offered to seniors, veterans and families who qualify. Also, Luckino noted that the Sunnyvale Garden & Suites will be converted into a market-rate 20-unit apartment facility. Luckino noted that “affordable housing” is a niche market for some developers who specialize and know how to get a return on their investment through means such as federal tax credits.
Vacation Home Rentals and Transient Occupancy Tax
Regarding housing, Vacation Home Rentals (VHR) naturally came up in the conversation. There is currently a cap of 500 VHR permits in the city. (For comparison, there are 1400 Airbnbs in Joshua Tree.) The 500 number takes up 8.6 percent of available housing in Twentynine Palms. There are already 400 VHR permits issued and the city will take 25 applications over the 500 as some will not finish the process. The council is planning to revisit the issue soon and welcome public input from all sides.
It was noted that the VHR market is starting to cool and some may turn back to long term rentals for more stability. And if a VHR permit holder has no activity in a 12-month period, they forfeit that permit. Still, Luckino noted that with the infusion of VHRs in the city, the income revenue from the city’s Transient Occupancy Tax (TOT) has nearly doubled, adding up to about $2M. (Note that one of Yucca Valley’s primary economic income generators is retail tax and in Twentynine Palms it is the TOT.)
The city is still touting its’ Business Loan Improvement Program which offers business owners a matching loan to improve the outside appearance of their properties. Originally offered to only those located downtown, the program now extends along Adobe Road.
