Joint Special CC/BFPD/Odesa
02/17/26 05:15 PM
Planning Commission
Genesis Crank
General Plan Amendments
Doc ID: 6297
COUNCIL AGENDA ITEM
AGENDA MATTER:
1230 EAST MAIN STREET CONSIDERATION OF RESOLUTION 5270-2026 APPROVING GENERAL PLAN AMENDMENT (PGPA- 25-0002) AND INTRODUCTION OF ORDINANCE 1042-2026 FOR ZONING DISTRICT CHANGE (PZCA-25-0002) TO ALLOW FOR A CHANGE FROM COMMERCIAL (C)
TO DIVERSE USE (DU) ZONING AND LAND USE DESIGNATION, TO ALLOW FOR THE CONVERSION OF 48 ROOM MOTEL TO APARTMENTS.
EXECUTIVE SUMMARY:
At the request of Danco, Inc., staff brings forward for consideration and recommendation to the City Council to approve, conditionally approve, or disapprove, a General Plan Amendment request and corresponding Zoning District Change request involving the parcel located at 1230 East Main Street Barstow, CA 92311 (APN #0181-292-16-0000). 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-25-0002) and Zoning District Change (PZCA-25-0002) seeks to change the land use designation and zoning district to DU (Diverse Use).
DISCUSSION:
SITE INFORMATION:
Property Owner/Applicant:
Danco, Inc. (owner), and Ron Perlstein (applicant).
Location:
APN# 0181-292-16-0000
Address:
1230 East Main Street Barstow, CA 92311
General Plan:
C (Commercial)
Zoning:
C (Commercial)
Surrounding Zoning and Uses:
North: C (Commercial) /Various Commercial Businesses (Retail Shopping Center) East: C (Commercial) /Various Commercial Businesses (Retail Shopping Center) South: SFR (Single-Family Residential) / Single Family Residences West: C (Commercial)/Denny’s Restaurant, Desert Inn
CEQA FINDING:
The General Plan Amendment and Zoning District Change are exempt from the California Environmental Quality Act (CEQA) under the following sections of Title 14 of the California Code of Regulations: (a) Sections 15301 (Existing Facilities) of the CEQA Guidelines, which exempts the repair, maintenance, and Joint Special CC/BFPD/Odesa
02/17/26 05:15 PM
Planning Commission
Genesis Crank
General Plan Amendments
Doc ID: 6297
COUNCIL AGENDA ITEM
minor alteration of existing private structures and facilities involving negligible or no expansion of existing or former use; (b) Section 15302 (Replacement or Reconstruction) which exempts the reconstruction of existing structures and facilities where the new structure will be located on the same site as the structure replaced and will have substantially the same purpose and capacity as the structure replaced; (c) Section 15332 (In-Fill Development Projects) which exempts proposed development that occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses; and (d) Section 15061(b)(3) (Common Sense) which exempts projects where there is no possibility that the activity may have a significant effect on the environment.
DISCUSSION:
Property and Project Background
1230 East Main Street carries the land use designation and zoning classification of Commercial (C).
However, it is important to note that in the City’s 2015 General Plan Land Use exhibit, and 2015 Zoning Map, erroneously labeled the parcel as Single-Family Residential (SFR). This has been addressed through the ongoing General Plan Update.
Property owner, Danco, Inc., brings forward this request as the proposal for 1230 East Main Street as an adaptive reuse, in which the existing forty-eight (48) commercial motel units would be converted into residential apartment spaces for tenants to rent. The proposal includes utilizing the existing building footprint and infrastructure, minimizing demolition waste and construction costs.
Regulatory Landscape
The commercial district is intended for professional, administrative, and commercial uses, not allowing for residential uses as a permitted use. The purpose of the Diverse Use zoning designation is to implement the policies of the General Plan, to encourage a harmonious intermingling of business and residential structures, to provide for an increased variety and intermixture of residential, commercial, and office activities, and to enhance the pedestrian usage and character of this district.
Due to the General Plan designation of this parcel, an approved amendment to the 2015-2020 General Plan Land Use Element would be required prior to allowing for any residential uses on the site.
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 Joint Special CC/BFPD/Odesa
02/17/26 05:15 PM
Planning Commission
Genesis Crank
General Plan Amendments
Doc ID: 6297
COUNCIL AGENDA ITEM
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.” Regional Housing Needs Assessment
In March 2021, the Southern California Association of Governments (SCAG) adopted its 6th cycle Regional Housing Needs Assessment (RHNA) covering the planning period of October 2021 through October 2029, which allocated 1,520 needed housing units to the City of Barstow, including 400 units for very low- and low-income housing units.
Because of the location and characteristics of the property as a remodeled motel in the Diverse Use zoning district, there is a reasonable possibility that some or all of the residential rental units that will be created by the project will be naturally affordable to very low- and low-income households.
Below is a table from the City’s General Plan Housing Element, approved by the City Council on November 4, 2024, that sets forth the City’s RHNA Construction Goals for the 2021-2029 planning period.
Housing Accountability Act
In passing the Housing Accountability Act, the California Legislature found that California housing has become the most expensive in the nation, which has been partially caused by local government activities and policies that limit the approval of housing. The Legislature noted that many local governments do not give adequate attention to the economic, environmental, and social costs of decisions that result in disapproval of housing development projects.
Under the Housing Accountability Act, it is the policy of the State of California that local governments not reject or make infeasible housing development projects that contribute to meeting the housing needs identified by the Legislature without a thorough analysis of the economic, social, and environmental effects of the action.
Joint Special CC/BFPD/Odesa
02/17/26 05:15 PM
Planning Commission
Genesis Crank
General Plan Amendments
Doc ID: 6297
COUNCIL AGENDA ITEM
Consistency with General Plan
The proposed General Plan amendment and Zoning Designation Change would be consistent with several General Plan policies and goals, including, without limitation:
a. Land Use Element Policy 2.C: The City shall encourage quality design in all development projects and shall encourage the enhancement of existing developed properties.” b. Housing Element Goal H-1: A diverse range of housing types that meet the City’s housing needs.
i. Policy H-1.1: Provide a variety of residential development opportunities in the City, through zoning and land use designations, which permit housing to meet the needs of current and future residents.
ii. Policy H-1.5: Encourage housing production through incentives and the removal of regulatory barriers, especially accessory dwellings, affordable housing for lower income residents, and planned developments that provide homes for families and seniors.
Planning Commission Approval
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 Danco, Inc.’s initial request letter, which was brought forward to the regularly scheduled Planning Commission meeting held on October 27, 2025. Following review of the initial request and associated letter, the Planning Commission voted to approve the request in principle under Barstow Municipal Code Section
19.34.020(b). Approval in principle 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 November 7, 2025 along with the Zoning District Change application and fees.
The formal General Plan Amendment and Zoning District Change went before the Planning Commission for consideration on January 12, 2026 where they voted to recommend City Council approval.
FISCAL IMPACT:
There is no fiscal impact associated with the approval of this item RECOMMENDED ACTION:
Conduct a public hearing and consider staff and Planning Commission recommendations to approve the request for allowance of the following change from Commercial (C) to Diverse Use (DU) zoning and land use designation:
1.) Zone District Change under PZCA-25-0002 and its proposed Ordinance No. 1042-2026; and
2.) General Plan Amendment under PGPA-25-0002 and its proposed Resolution No. 5270-2026.