Local zoning · Barstow

Barstow — Design Review

Design Review under the Barstow local zoning and planning code, with the controlling citations.

Last reviewed: July 3, 2026

Overview

Barstow's design-review work is handled through two linked parts of Title 19: the Site Plan Review procedures and the Design Guidelines. Site plan review establishes who reviews a proposal, the findings required and the submittal/appeal rules (the administrative pathway and planning‑commission hearings), while the Design Guidelines set the aesthetic, landscaping, and sustainability expectations that reviewers apply. For practical project questions about design comments that may affect parking, setbacks, or landscaping, review the city's guidance on development standards and parking.

What "Design Review" means in Barstow (short)

The city applies the Design Guidelines to "all new residential, commercial and industrial projects that require permitting" and uses either administrative review or planning‑commission review depending on the project scale and zone (§ 19.08.030) .
The site plan review rules determine the procedural path (administrative with or without notice, or a noticed public hearing) and the findings the reviewer must make (§§ 19.05.020–.060, § 19.05.050) .

How design review and site plan review interact (core rules)

Applicability: Design Guidelines apply whenever a project requires a development permit; projects that expand built area by more than 50% or that are "significant alteration[s] of building and/or site features" require Planning Commission design review (§ 19.08.030) .
Review paths: The city uses (1) public hearing(s) before the Planning Commission for discretionary permits, (2) administrative review with notice (Development Review Committee), (3) administrative review without notice, and (4) tenant‑improvement review in limited cases (§ 19.05.060) .
Approval criteria: Site plan approvals must demonstrate adequate yards, access, parking and that the project is consistent with the General Plan and development code; these are the findings the reviewing authority uses (§ 19.05.050) .
Conditions and incentives: The Planning Commission can attach conditions (setbacks, walls, landscaping, façade treatments) and the Design Guidelines include incentives for sustainability/creative design (reduced setbacks or parking in exchange for energy/water features) (§ 19.36.020; § 19.08.090) .
Appeals and revocation: Decisions of the Development Review Committee are appealable to the Planning Commission; site plan approvals may be revoked for public‑health, nuisance or noncompliance reasons (§ 19.05.120; § 19.05.110) .

(If you are also preparing construction drawings, remember building-code compliance is separate — see the California Building Standards Code.)

District-by-district breakdown (where design review matters)

Note: Barstow's formal district labels are listed in § 19.04.010; the zoning code gives the purposes, permitted uses and dimensional standards used by reviewers. Where the code text is not explicit for a given detail, the entry says "Not found in retrieved materials" and you should Verify with the jurisdiction.

ER (Estate residential) — purpose & where it applies
- Purpose: very low density residential protecting desert amenities (§ 19.10.020) .
- Typical permitted uses: one dwelling unit per parcel; limited agricultural/animal‑raising uses subject to site improvements (§ 19.10.020) .
- Key dimensional/design standards: front/street side 25 ft (street side 15 ft), side 10 ft, rear 25 ft, garage setback 25 ft, up to three stories (table of residential standards in § 19.10.010) .
- Where design review matters: projects with large additions, multiple units or any non‑residential uses will be evaluated against the Design Guidelines (§ 19.08.030) and site plan criteria (§ 19.05.050) .
LDR (Low density residential) — purpose & standards
- Purpose: low density residential neighborhoods (§ 19.10.010 table) .
- Typical uses: single‑family lots, limited accessory uses; many single‑family small expansions may be exempt from site plan review exceptions (§ 19.05.020(b)) .
- Standards: front/street side 25 ft (15 ft street side), side 10 ft, rear 25 ft, garage setback 25 ft, up to three stories (§ 19.10.010) .
SFR (Single‑family residential) — purpose & standards
- Purpose: conventional single‑family residential (§ 19.10.010) .
- Typical uses: one dwelling per lot; accessory dwelling units rules and ADU-specific design/compatibility requirements are in the ADU chapter (see Barstow ADUs) — accessory design must match primary unit (§ 19.10.070 et seq.; ADU rules) .
- Standards: front 10 ft, side 5 ft, rear 5 ft, garage/carport 24 ft when garage faces street, maximum lot coverage 45%, maximum height two stories (§ 19.10.010) .
MDR (Medium density residential) — purpose & design expectations
- Purpose: higher density multi‑family development; must address neighborhood compatibility, step‑down massing, open space and parking (§ 19.10.??? and MDR text) .
- Typical permitted uses: multifamily dwellings, boarding houses, small hotels/apartment hotels; certain uses allowed with commission approval (§ 19.10.040 et seq.) .
- Standards: see the residential table for specific setbacks; multifamily projects are explicitly subject to the Design Guidelines' multifamily criteria (site planning, privacy, entries, landscaping) (§ 19.10.010; § 19.08.060) .
DU (Diverse Use) — mixed/commercial + residential
- Purpose & uses: mixed commercial/office/residential allowed; specific permitted uses listed in § 19.12.030 and lot standards in § 19.12.040–.070; floor area ratio and coverage rules apply to mixed projects (§ 19.12.040–.070) .
- Key dimensional standards: front/street side 15 ft, side 5 ft, rear 5 ft, garage 20 ft; coverage often 45–50% depending on use; floor area ratios given for mixed projects (§ 19.12.040–.060) .
- Design review note: Retail and mixed‑use redevelopment frequently go to the Planning Commission (site plan review public hearing list) (§ 19.05.060(d)) .
HS (Human services / commercial/residential) — purpose & standards
- Purpose & permitted uses: hybrid commercial/office/residential uses summarized in Chapter 19.14; setbacks and FAR for mixed or commercial uses are in §§ 19.14.040–.070 (§ 19.14.040–.070) .
- Key design rules: lot area minimum 6,000 SF, step heights adjacent to residential 35 ft, otherwise up to 45 ft near arterials (§ 19.14.040) .
C (Commercial) — typical design expectations
- Purpose & uses: retail, office, service commercial uses; permitted uses and restrictions spelled out in Chapter 19.16 (§ 19.16.030 et seq.) .
- Standards: lot area minimum 8,000 SF, when abutting residential provide 15 ft front/rear yards and 10 ft side yard; building heights stepped to 35 ft next to single‑family / 45 ft along collector/arterial (§ 19.16.040–.050, .060–.080) .
- Design guidance: commercial projects must orient service areas away from streets, provide landscaping and entry statements as per Design Guidelines (§ 19.16.090; § 19.08.050–.080) .
I (Industrial) — review focus points
- Purpose & uses and standards are in Chapter 19.18; minimum lot size 10,000 SF, front setbacks 10–50 ft depending on street classification, maximum building coverage 50%, building height 35 ft adjacent to residential and 55 ft elsewhere (§ 19.18.100–.160) .
- Design review focus: screening of service areas, landscape setbacks adjacent to streets, and noise/air emissions controls are explicit review considerations (§ 19.18.110–.170) .
O (Open space), PF (Public Facilities), MZ (Military), SP (Specific Plan)
- O: Open space uses and limits (no dwellings except caretaker; limited building height; permitted park and natural‑resource uses) (§ 19.20.010) .
- PF: Public/quasi‑public uses — design review concentrates on screening and buffering (§ 19.20.030) .
- MZ: Military zone lands are governed primarily by federal control and the code defers to DoD jurisdiction (§ 19.20.020) — the city does not apply typical zoning controls inside MZ except as required by law (§ 19.20.020) .
- SP: Specific Plans replace or supplement ordinary development standards for an SP area; an adopted SP will contain project‑level design standards and the SP text controls (§ 19.22.020–.030) .

Decision‑relevant quick table

Item	Typical rule or standard	Where to read (code)
Which projects require Design Review (Planning Commission)?	Projects >50% expansion, significant building/site alterations, residential >4 units, retail, office, industrial and projects requiring environmental review	§ 19.08.030; § 19.05.060(d)
Site plan approval findings	Adequate yards/open spaces/parking; no substantial adverse effect; consistency with General Plan & Development Code	§ 19.05.050
Residential setbacks (SFR)**	Front 10 ft; side 5 ft; rear 5 ft; max lot coverage 45%	§ 19.10.010
Commercial buffering next to residential	Front/rear 15 ft; side 10 ft; building height step-down 35 ft next to single-family	§ 19.16.060–.080; § 19.16.050
Landscape/irrigation submittal requirements	Landscape documentation package, planting and irrigation plan details, water budgets	§ 19.06.080 (Landscape Water Conservation)
Parking standards	Off‑street parking requirements; reductions possible as incentives for EV charging (max 10% reduction)	§ 19.06.050; incentives § 19.06.090/§ 19.06.070(g)

Practical guidance / synthesis (plain-English interpretation for applicants)

Early staff meeting: use the pre‑application conference — the Planning Department may require it and will tell you whether your project will be administrative or need a Planning Commission hearing (§ 19.05.070) .
Submit a full site plan packet: the city will not accept incomplete applications; the site plan must show property lines, parking, drainage, landscaping, elevations and all items listed in the application checklist (§ 19.05.030; § 19.30.040) .
Expect design comments that affect site layout: reviewers routinely require screening for trash/loading, siting of mechanical equipment, landscaping and articulation (Design Guidelines § 19.08 and Chapter 19.06 development standards) .
If you propose sustainability features (EV chargers, water‑wise landscaping, solar), the Guidelines contain explicit incentives — ask staff for how those incentives could reduce setbacks or parking (§ 19.08.090; incentives language) .

Checklist

Hold/attend a preapplication conference if required (§ 19.05.070)
Prepare and submit a complete site plan package (site plan, elevations, parking plan, drainage, utilities) as required by § 19.05.030 and § 19.30.040
Confirm whether project triggers Design Guidelines review (≥50% expansion, new multifamily >4 units, commercial, industrial) (§ 19.08.030; § 19.05.060(d))
Prepare landscape and irrigation documentation per the Landscape Water Conservation rules (§ 19.06.080) — water budget, planting list, irrigation details
Design façades/entries consistent with Design Guidelines (materials, articulation, desert‑appropriate strategies) (§ 19.08.050–.080)
Prepare for possible conditions (setbacks, screening, noise controls, lighting) and understand appeals (§ 19.36.020; § 19.05.120)

Risks & Ambiguities

Issue	Why it matters	What to verify
Whether an alteration is “significant” enough to require Planning Commission review	The threshold (e.g., "significant alteration" or >50% increase in built area) controls whether a public hearing is required (§ 19.08.030)	Verify with Planning staff at pre‑app; the code gives the 50% threshold but leaves “significant” to planner interpretation (§ 19.08.030)
Overlap with building code (structural, life safety)	Design review cannot substitute for structural/Title 24 requirements — the city enforces both processes separately	Confirm which design requests are discretionary versus those required by the California Building Standards Code; Title 24 compliance is a separate permit path (Not found in retrieved materials about process separation)
Landscaping/water budget expectations	The landscape ordinance has detailed submittal specs and water budgeting requirements — missing items will make an application incomplete (§ 19.06.080)	Verify exact submittal checklist and required water‑budget formula with the Community Development Director (§ 19.06.080)
Site‑specific setbacks/conflicts between district and specific plan	Specific Plans supersede base district rules, so an SP area may have different design rules (§ 19.22.030)	If property is in an SP zone, request the SP text; otherwise rely on base district standards (§ 19.22.030)
Whether an ADU triggers design review	The ADU chapter has specific rules that limit discretionary review for ADUs — but some site constraints still require review (§ 19.10.070 and ADU chapter)	Check ADU chapter and state ADU law; verify with permit intake whether the proposed ADU is exempt from site plan review (Not found in retrieved materials: a single uniform statement on procedural ADU exemptions)

Plain-English Summary

If your project changes how a site looks (new buildings, large additions, commercial uses, or significant façade/site changes), Barstow requires a site plan and will check it against the Design Guidelines; small single‑family repairs are commonly exempt, but anything over a 50% expansion or multiunit/commercial projects typically trigger Planning Commission review (§ 19.05.020; § 19.08.030) .

Source References

Barstow Zoning Ordinance (Title 19) — CHAPTER 19.05 Site Plan Review, including § 19.05.010–.120 (procedures, findings, application process)
Barstow Zoning Ordinance — CHAPTER 19.08 Design Guidelines, including applicability and review process (§ 19.08.010–.040; incentives § 19.08.090)
Barstow Zoning Ordinance — CHAPTER 19.10 Residential Districts (residential tables and SFR / ER / LDR standards) § 19.10.010 and § 19.10.020 onward
Barstow Zoning Ordinance — CHAPTER 19.12 Diverse Use District standards (§ 19.12.040–.070)
Barstow Zoning Ordinance — CHAPTER 19.14 Human Services district (§ 19.14.040–.070)
Barstow Zoning Ordinance — CHAPTER 19.16 Commercial district standards (§ 19.16.040–.100)
Barstow Zoning Ordinance — CHAPTER 19.18 Industrial district standards (§ 19.18.100–.170)
Barstow Zoning Ordinance — CHAPTER 19.20 Open Space / PF / MZ / SP details (§ 19.20.010; § 19.20.020; § 19.22.020–.030)
Barstow Zoning Ordinance — CHAPTER 19.06 Development Standards: Off‑street parking (§ 19.06.050), Landscape Water Conservation (§ 19.06.080) and related provisions (§ 19.06.010–.120)
Application submittals and Use Permits — § 19.30.040 (Use permit application requirements)

Sources

Retrieved passages

Barstow Zoning Code (§ 1) Medium relevance
CBC § 1 (§ 1) Medium relevance
Barstow Zoning Code (§ 1) Medium relevance
Barstow Zoning Code (section 19.05.110) Medium relevance
Barstow Zoning Code (§ 19.04.010) Medium relevance
Barstow Zoning Code (section supersedes) Medium relevance
Barstow Zoning Code (chapter or) Medium relevance
Barstow Zoning Code (chapter 19.30) Medium relevance
Barstow Zoning Code (§ 19.08.080) Medium relevance
Barstow Zoning Code (§ 19.18.090) Medium relevance
Barstow Zoning Code (§ 19.18.120) Medium relevance
Barstow Zoning Code (§ 19.08.050) Medium relevance
Barstow Zoning Code Medium relevance
Barstow Zoning Code (chapter shall) Medium relevance
Barstow Zoning Code (§ 19.12.030) Medium relevance
Barstow Zoning Code (§ 19.16.050) Medium relevance
Barstow Zoning Code (§ 19.34.090) Medium relevance
Barstow Zoning Code (§ 19.02.005) Medium relevance
Barstow Zoning Code (section 19.05.060.) Medium relevance
Barstow Zoning Code (§ 65451) Medium relevance
CBC § 1 (§ 1) Medium relevance
Barstow Zoning Code (title block) Medium relevance
Barstow Zoning Code (section supersedes) Medium relevance
Barstow Zoning Code Medium relevance
CBC § 12.12.020 (section 12.12.020) Medium relevance
Barstow Zoning Code (Title 19) Medium relevance
Barstow Zoning Code (section 19.06.050.) Medium relevance
Barstow Zoning Code (chapter or) Medium relevance
CGBSC § 19.06.090 (section 106.6) Medium relevance
Barstow Zoning Code Medium relevance

Cited sections

Official Barstow code library

Frequently asked questions

Do I need design review in Barstow?

If your proposal is a new residential, commercial or industrial project that requires a development permit, the Design Guidelines apply; projects that expand built area by more than 50% or otherwise significantly alter building/site features generally require Planning Commission review (§ 19.08.030) .

What triggers Site Plan Review (as opposed to an exempt minor permit)?

Site Plan Review is required for development projects unless specifically exempted (examples of exemptions include interior-only remodels, minor façade alterations, routine repair and single‑family or duplex construction on previously subdivided lots); the exemptions list and the requirement are in § 19.05.020 (§ 19.05.020(b)) .

What are the findings the reviewer must make to approve a site plan?

Reviewers must find the site is adequate for required yards/open spaces/parking; the use will not substantially harm adjacent properties (noise, traffic, nuisances); and the proposal is consistent with the General Plan and Development Code (§ 19.05.050) .

What must I include in a design/site plan submittal?

A complete application generally requires a scaled site plan, elevations, parking layout, drainage, utilities and other exhibits listed in § 19.30.040; the planning commission fixes the scope for use permits and incomplete packets will be returned (§ 19.30.040; § 19.05.030) .

Do the Design Guidelines require water‑efficient landscaping and irrigation plans?

Yes. The Landscape Water Conservation Ordinance (§ 19.06.080) requires a landscape documentation package, planting and irrigation plans, a water budget and related irrigation details as a condition of approval for applicable projects (§ 19.06.080) .

If my project is in a Specific Plan (SP) zone, which rules apply?

An adopted Specific Plan supersedes or supplements the base zoning standards; the SP text and diagrams control development standards and will be the governing design standard for that area (§ 19.22.030) .

Can I get reduced parking or setback concessions for sustainability measures?

Yes; the Design Guidelines list incentives (including reductions in setbacks and parking up to stated limits) for projects that include qualifying sustainability measures (EV charging, LEED, water efficiency), and the planning department can approve some concessions (§ 19.08.090; parking incentive language in § 19.06.090/§ 19.06.070) .

What kinds of commercial projects go to the Planning Commission rather than administrative review?

Retail commercial uses, office/professional uses, industrial uses, wholesale/service commercial uses, public/quasi‑public uses, and any project requiring an environmental document generally require a planning commission hearing (§ 19.05.060(d)) .

Will the city reject an incomplete site plan submittal and how quickly will I know?

Yes — the city will not accept incomplete site plans. Under the Permit Streamlining Act, the planning department must notify you within 30 days if the submittal is incomplete (§ 19.05.080; § 19.30.040) .

Are there explicit rules about screening trash/loading/mechanical equipment?

Yes — the Design Guidelines and district chapters direct that trash enclosures, loading areas and mechanical equipment be screened by landscaping, walls or architectural screening and shown on plans as conditions of approval (§ 19.08.080; § 19.12.090; § 19.08.050–.080) .

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