Joint Special Council/BFPD
05/6/25 06:00 PM
Planning Commission
Genesis Crank
General Plan Amendments
Doc ID: 5962
COUNCIL AGENDA ITEM
AGENDA MATTER:
860 WEST MAIN STREET - GENERAL PLAN AMENDMENT (PGPA-25-0001) AND ZONING DISTRICT CHANGE (PZCA-25-0001) ORDINANCE INTRODUCTION AND FIRST READING EXECUTIVE SUMMARY:
EXECUTIVE SUMMARY: At the request of Ouhnar, LLC, staff brings forward for consideration a General Plan amendment request in conjunction with a Zoning District Change request involving the parcel located at 860 West Main Street Barstow, CA 92311 (APN #0182-101-01-0000). The current zoning for the parcel is classified as C (Commercial) under the City’s Zoning and General Plan Land Use maps. The request for approval of a General Plan Amendment (PGPA-25-0001) and Zoning District Change (PZCA25-0001) seeks to change the land use designation and zoning district to DU (Diverse Use).
DISCUSSION:
SITE INFORMATION:
Property Owner/Applicant:
OUHNAR LLC (owner), and Narbik Babakhanian (applicant).
Location:
APN# 0182-071-11
Address:
860 West Main Street Barstow, CA 92311
General Plan:
C (Commercial)
Zoning:
C (Commercial)
Surrounding Zoning and Uses:
North: C (Commercial) / Studio 841 Salon; Desert Ambulance East: C (Commercial Use) /Topper Motel
South: SFR (Single Family Residential) / Existing Residences West: C (Commercial)/ Medical Office
CEQA FINDING:
This project qualifies as categorically exempt from the provisions of the California Environmental Quality Act (CEQA), as amended pursuant to California Administrative Code CEQA Guidelines Section 15301 (Existing Facilities), Section 15302 (Replacement or Reconstruction), Section 15332 (In-Fill Development Projects) (In-Fill Development Projects), and Section 15061 (Common Sense).
DISCUSSION:
The parcel at 860 West Main Street has long been utilized for a commercial motel, similar to uses surrounding the property. Applicant, Ouhnar LLC recently purchased the property and seeks to convert the existing 17-unit motel into studio, one-bedroom, and two-bedroom units for long term tenants.
Improvements include recessed lighting, stand-up showers, individual AC & heating units, water heaters, Joint Special Council/BFPD
05/6/25 06:00 PM
Planning Commission
Genesis Crank
General Plan Amendments
Doc ID: 5962
COUNCIL AGENDA ITEM
kitchens with tile flooring, and separate gas and electric meters. In addition to the renovations, re-piping of water, gas, and sewer lines is proposed as well as the replacement of electrical panels to comply with current building codes.
The site’s current zoning and land use designation of C (Commercial) does not permit residential uses in accordance with Barstow Municipal Chapter 19.16 regulations. To address this, the applicant has submitted a General Plan Amendment application (PGPA-25-0001) and a Zoning District Change application (PZCA-25-0001) to request a change in designation to DU (Diverse Use). This general plan designation and zoning district allows for various uses, including either residential, commercial, or the intermingling of both. The DU (Diverse Use) land use designation and zoning district, if applied to this parcel would allow for the applicant’s proposal.
Per Barstow Municipal Code Chapter 19.34 General Plan Amendments, Sec. 19.34.010 (a) “an amendment to any element of the General Plan may, in accordance with the procedures set forth in this chapter, be made whenever the public necessity, general welfare, changing urban socio-economic development, or good planning practice justifies such action.” Consistent with Chapter 19.32 Zoning and Zoning Ordinance Amendments which states, “A zoning ordinance amendment to this title or zoned district classification change on the zoning ordinance map may, in accordance with the procedures set forth in this chapter, be made whenever the public necessity, general welfare, consistency with the General Plan, or good planning practice justifies such action.”.
Prior to the filing of a formal application for an amendment to any element of the General Plan, applicants are required to submit a letter providing details behind the request. Attached is a copy of Mr.
Babakhanian’s initial request letter, which was brought forward to the regularly scheduled Planning Commission meeting held on January 27, 2025. Following review of the initial request and associated letter, the Planning Commission voted to approve the request in principle. Approval in principal does not constitute approval of a General Plan amendment, but determines that further action can be taken on the request.
It should be noted, if an applicant has received an approval, in principle, by the Planning Commission on a General Plan amendment, they may within 40 days file an application for a General Plan amendment.
The Formal General Plan amendment application and associated fees for this proposal were received on February 18, 2025 along with the Zoning District Change application and fees.
The Planning Commission completed its final review of the proposed General Plan amendment and Zoning District Change at the regularly scheduled meeting on March 24, 2025, recommending approval to the City Council.
Staff supports the efforts of property owners looking to aid in our City’s housing supply and contribute to the City’s Regional Housing Needs Allocation (RHNA) and requests City Council review, evaluation, and vote.
FISCAL IMPACT:
RECOMMENDED ACTION:
RECOMMENDATION:
Conduct a public hearing and consider staff & Planning Commission recommendations to approve both the request for a Zone District Change under PZCA-25-0001 and its proposed ordinance and General Plan Amendment under PGPA-25-0001 and its proposed resolution to allow for change from C Joint Special Council/BFPD
05/6/25 06:00 PM
Planning Commission
Genesis Crank
General Plan Amendments
Doc ID: 5962
COUNCIL AGENDA ITEM
(Commercial) to DU (Diverse Use) zoning and land use designation.