Commission directs staff to allow smog‑check‑only use in downtown as administrative permit, plans code update

The Twentynine Palms Planning Commission gave staff direction to allow a smog‑check‑only operation in the Downtown General (DG) zone under the 'drive‑through non‑food' classification, subject to an administrative use permit, while the city updates its development code to create a clearer category for specialized automotive services.

The request centered on a pre‑application for a prospective tenant at 7370 29 Palms Highway (the former Motor City site). Staff noted the DG zone's list of allowed commercial uses does not explicitly include automotive repair. Amanda, a real estate broker representing the property, said the parcel has been used as a car lot for more than 45 years and urged the commission to permit a smog‑only business to keep a local operator in town and provide a needed service for residents and the military community.

Commissioners debated classification options including minor automotive repair (which is listed in other zones), a new 'specialized automotive service' category, or fitting the function under existing 'drive‑through sales and services — non‑food' language. Several commissioners expressed concern about setting a downtown precedent and the need to preserve walkable downtown character; others noted the unique challenges of finding tenants for small, older downtown buildings.

Planning staff said a decision to allow the use under existing drive‑through language would permit the business to proceed via an administrative use permit so long as site‑specific conditions were met; a broader development‑code amendment would be required to create a permanent, explicit category for smog‑check or other specialized automotive services. The commission asked staff to document the ruling and return with recommended code updates.

Amanda and the prospective operator emphasized the business would be testing‑only and would not perform repairs. "The small checks are not classified as general automotive repair," Amanda said, arguing the service is a specialized, regulated operation and would expand local access to needed testing.

Outcome: The commission gave staff direction (a majority view) to treat a smog‑check‑only facility in the DG zone as a drive‑through non‑food use for the purposes of an administrative permit in this case, and directed staff to prepare development‑code updates to better define such uses in the future. The decision is a directive to staff, not a code amendment; any change to the municipal code will require a formal public process.