The Twentynine Palms Planning Commission directed staff to permit a proposed smog‑test‑only business in the Downtown General (DG) zone under an administrative use permit (AUP) and to return with development‑code updates that would clarify the proper permanent category for smog or other specialized automotive services.

The direction grew from a pre‑application for a business at 7370 29 Palms Highway (the former Motor City lot). Staff had recommended that a smog‑only operation is not listed among allowed DG zone uses and therefore would not be permitted without a code change, while the property owner’s representative and prospective tenant argued the proposed use is a specialized, regulated testing service rather than general automotive repair.

Amanda (last name not stated), a real estate broker representing the property owner, told the commission the site has been vacant for years and that small automotive tenants are the most viable prospects for re‑occupying the building. She argued a licensed smog‑test station would provide a needed service and local jobs and said the operator planned only testing, not repairs.

Tracy, the prospective operator of Adobe Smog, described the business as a STAR‑certified smog center and said there is no other comparable testing‑only facility in the city. "Star is basically the state of California send you more... they send you star vehicles because you were, like, a better station," Tracy said, explaining the STAR designation and the facility’s compliance standards.

Commission discussion focused on how to fit the proposed use into existing DG zone categories without unintentionally expanding the zone to allow general automotive repair or related activities. Commissioners noted that the DG list permits drive‑through, non‑food services as an AUP and that classifying a test‑only smog operation under that rubric would allow the business to proceed while staff prepares a code update.

Commissioner Max said the decision should favor filling vacant downtown spaces while protecting the zone’s walkable, downtown character. "We come in here, we apply common sense to keep things moving, to keep buildings occupied, businesses coming into Twentynine Palms," he said.

The commission directed staff to accept future applications for smog‑test‑only operations in the DG zone as drive‑through, non‑food uses subject to an administrative use permit, and to draft development‑code revisions for the commission’s later review that would add or clarify a line item — for example, a "specialized automotive service" definition — so future decisions are codified. The commission requested staff prepare written guidance and to memorialize the commission’s interpretation as a precedent while the code update is drafted.

Staff noted that any such AUP would still be subject to standard site‑plan, parking, access, and safety review and that grandfathered auto uses elsewhere in town remained unaffected. The commission also asked staff to return the formal action in writing to the next meeting so the record reflects the direction.