Local zoning · Barstow

Barstow — Historic Preservation

Q: What code section lists Barstow’s zoning districts (ER, LDR, SFR, MDR, DU, HS, C, I, O, MZ, PF, SP)?

The zoning districts are listed in the Zoning Ordinance at § 19.04.010 (Districts established) and the boundaries are set by map under § 19.04.020 .

Q: Can I rehab a historic building that is nonconforming and was partially damaged by fire?

You may restore a nonconforming building damaged up to 50% of its valuation; restoration must be started within one year and be consistent with code and permits. If damage exceeds 50% of valuation, the building must be brought into full conformity with Title 19 (§ 19.38.070) .

Historic Preservation under the Barstow local zoning and planning code, with the controlling citations.

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Last reviewed: July 3, 2026

Overview

Barstow’s zoning ordinance does not establish a separate “historic preservation” chapter or a local landmark register; instead preservation is handled indirectly through existing zoning districts, development-standards exceptions, site-plan/design controls, and a discrete vintage-sign preservation rule for the Route 66 corridor. Protecting historic fabric in Barstow therefore means using the rules in the Zoning Ordinance (Title 19) — especially site plan review, conditions of approval, specific plans, the Open Space district, and the sign rules — together with case-by-case findings and conditions. See the city’s general zoning menu for context at Barstow zoning & planning overview and the full zoning ordinance at Barstow Zoning.

How Barstow regulates historic resources (top-line)

There is no Barstow code section that creates a city “landmark” designation, a local historic register, or a uniform certificate-of-appropriateness process. Not found in retrieved materials.
The ordinance explicitly preserves vintage signs along the Historic Route 66 corridor and requires preservation when feasible (§ 19.06.061—19.06.069).
The O (Open Space) district recognizes protection of areas having “outstanding scenic, historic and cultural value” as a purpose for open-space zoning (§ 19.20.010).
City discretionary processes (site plan review, conditional use, variances, specific plans) and conditions of approval allow architecture, setbacks, and other controls to be used to protect historic character (§ 19.05.010; § 19.36.020; § 19.22.020–.030).
Landscaping rules exempt registered historical sites from some irrigation/landscape standards, so work on registered historic sites can be treated differently (§ 19.06.080(d)(2)).
The nonconforming-use/building rules permit limited restoration of damaged nonconforming buildings when damage is ≤50% of value — important for historic buildings that are nonconforming (§ 19.38.070).

Below is a district-by-district breakdown (Barstow-specific) of the parts of the zoning ordinance most relevant to historic preservation and to decisions that affect historic resources.

How to read these district subsections

Each district subsection lists the district name (bolded), purpose, typical permitted uses that affect historic buildings, key dimensional / development standards that commonly trigger preservation questions, and where the district is established in code.

DU (Diverse Use)

Purpose: Encourage a pedestrian-scaled intermixture of residential and commercial uses; commonly applied along main streets and mixed-use corridors where older buildings and historic storefronts exist (§ 19.12.010).
Typical permitted uses: Any use allowed in SFR, MDR, and many C uses; mixed residential/commercial is an explicit intent (retail, offices over storefronts, small restaurants) (§ 19.12.020).
Key standards (decision-relevant): front/street-side setback 15 ft, interior side 5 ft, rear 5 ft, min lot 6,000 sq ft, FAR 1.5 for mixed-use, lot coverage 45–50% depending on mix — these control additions, rehab massing, and compatibility with historic façades (§ 19.12.040—.060).
Where it applies: Used to implement corridor and downtown mixed-use policies; check zoning map (boundaries set per § 19.04.020) for parcel-specific applicability.

C (Commercial)

Purpose: Commercial activities along arterials and downtown nodes; many historic Route 66-era commercial buildings are within C zones (§ 19.16.010—.020).
Typical permitted uses: Retail, professional offices, service businesses, restaurants; service stations are a conditional use with additional design rules (§ 19.16.030; § 19.06.070).
Key standards: min lot 8,000 sq ft, front yard adjacent to residential 15 ft, rear yard adjacent to residential 15 ft, side yard adjacent to residential 10 ft, height limits tied to adjacency (35 ft next to single-family; 45 ft on arterials) — these limits shape additions and new construction to historic properties (§ 19.16.040—.050—.060—.080).
Where it applies: Commercial corridors including sections of historic Route 66; sign rules for commercial zones explicitly protect vintage signs in the Route 66 corridor (§ 19.06.060(i); § 19.06.061—.069).

MDR (Medium Density Residential)

Purpose: Multi-family housing where rehabilitation or adaptive reuse of historic apartments might occur (See CHAPTER 19.10 / multifamily design guidelines).
Typical permitted uses: Multiple dwelling units; accessory uses subject to parking and design standards (CHAPTER 19.10).
Key standards: Setbacks vary by residential category; SFR vs MD standards are summarized in table (§ 19.10.010) (example: SFR side 5 ft, rear 5 ft, max coverage 45%) — these dictate what additions or conversions are allowable without variances.
Where it applies: Residential neighborhoods where scale and façade rhythm are preservation concerns; design guidelines for multifamily stress compatibility and stepping down next to single-family (important for contextual preservation) (§ 19.08.060).

SFR (Single-Family Residential)

Purpose: Traditional single-family neighborhoods; exterior remodels and infill must remain compatible with neighborhood character (CHAPTER 19.10).
Typical permitted uses: Detached single-family dwellings and incidental accessory structures.
Key standards: front/street-side setback: 10 ft (SFR), side: 5 ft, rear: 5 ft, max lot coverage 45%, max height two stories — these are the yard/dimensional rules that determine whether historic porches, additions or outbuildings can be retained or must be altered to conform (§ 19.10.010).

HS (Human Services)

Purpose: Mixed human-service and community facility uses with a commercial/residential mix; when older institutional buildings exist they must follow HS development standards (§ 19.14.010—.040).
Typical permitted uses: Institutional, community services, some commercial and residential mixes.
Key standards: setbacks similar to DU (front 15 ft, interior side 10 ft, rear 5 ft), height rules tied to adjacency, coverage and FAR rules that affect adaptive reuse (§ 19.14.040—.070).

O (Open Space)

Purpose (direct historic link): Explicitly intended for "areas of outstanding scenic, historic and cultural value" among other open-space goals — an important tool for conserving landscapes, archaeological sites, and historic corridors (§ 19.20.010).
Typical permitted uses: Parks, pathways, conservation uses; limited structures and improvements consistent with preservation.
Key standards: Uses and improvements limited to those compatible with conservation; any change in designation requires map/ordinance amendment (§ 19.04.020; § 19.20.010).

SP (Specific Plan)

Purpose: Specific plans can establish special conservation and preservation standards for an area (the SP district replaces other standards within its area and can adopt historic preservation provisions) (§ 19.22.010—.030).
Practical use: If the city wants a formal historic district with local protection, the SP process is the ordinance vehicle to adopt area-specific preservation rules (design guidelines, demolition controls, façade standards). The code explicitly allows specific plans to contain conservation and standards that supplant Title 19.

Most decision-relevant standards (quick table)

Topic / standard	What it controls	Code reference
Route 66 vintage signs — preservation requirement	City requires preservation/donation pathway for vintage signs along Route 66; preference to preserve on-site	§ 19.06.061—19.06.069
Open Space recognition of historic/cultural value	Allows open-space zoning to protect areas of historic/cultural value	§ 19.20.010
Site plan / design controls	Site Plan Review required for many alterations; staff/commission can impose architectural/type-of-architecture conditions	§ 19.05.010—.020; § 19.36.020(13)
Landscaping exception for registered historic sites	Landscape/irrigation section does not apply to registered historical sites	§ 19.06.080(d)(2)
Nonconforming building restoration after damage	Restoration allowed when damage ≤50% of valuation; >50% requires full conformity	§ 19.38.070
DU / commercial dimensional rules that shape historic façades	Setbacks, heights, FAR, coverage that control compatibility for rehab/new work	§ 19.12.040—.060; § 19.16.050—.080
Specific plan authority to adopt preservation measures	SP may replace Title 19 standards and include conservation/implementation measures	§ 19.22.020—.030

Checklist — what an applicant must satisfy (if work affects a historic or potentially historic property in Barstow)

Determine zoning and district (ER, LDR, SFR, MDR, DU, C, HS, O, SP) using the official zoning map (§ 19.04.010—.020).
Check whether your site is within a Route 66 corridor area with vintage-sign protections (if signs present) and plan to preserve or document/donate signs per § 19.06.061—.069.
Confirm whether project triggers Site Plan Review or public hearing (site alterations, façade changes beyond “maintenance”): comply with § 19.05.020 submittal rules.
Prepare elevation drawings, materials, and design justification; planning staff/commission may impose architecture-type conditions under § 19.36.020(13).
If proposing demolition or substantial alteration, check nonconforming restoration/damage rules § 19.38.070 and whether a variance or CUP is required (chapter 19.28 / 19.30).
For eligible areas, ask whether a Specific Plan process or SP amendment is the right path to create legally enforceable preservation standards (§ 19.22.010—.030).
If landscaping or irrigation plans are constrained by preservation aims, note the landscape code exemption for registered historical sites (§ 19.06.080(d)(2)); bring documentation if applicable.
Coordinate with permitting and building-safety staff early — site plan or design review timelines and possible appeals are set out in Title 19 (§ 19.05/19.44).

(For general development standards, setbacks and parking that affect preservation options see Barstow Development Standards, Barstow Parking, and Barstow Design Review.)

Risks & Ambiguities

Issue	Why it matters	What to verify
No local landmark or certificate-of-appropriateness procedure in Title 19	City has no automatic, standardized local historic-designation path in the retrieved ordinance — therefore protections depend on discretionary approvals or a specific plan	Verify with the jurisdiction whether an administrative historic register or municipal historic ordinance exists outside Title 19 (Verify with the jurisdiction). Not found in retrieved materials.
Route 66 signage preservation is narrow	The code preserves “vintage signs” on Route 66 but does not create broad façade-preservation rules	Confirm whether the Route 66 boundaries or a local Route 66 corridor plan apply to the parcel (Verify with the jurisdiction). See § 19.06.061—.069.
Registered historic-site exemptions (landscaping)	Exemption exists but only if the site is a registered historic site; local practice for registration is not described in Title 19	Verify whether “registered historical site” refers to National, State, or any local register, and what documentation is required (Verify with the jurisdiction). See § 19.06.080(d)(2).
Rehabilitation vs. nonconforming-restoration thresholds	The 50% damage/test is valuation-driven and can produce dispute over valuation method	For partial-damage or adaptive-reuse projects, get an early building-valuation assessment and a pre-application conference with planning and building officials (§ 19.38.070).
No express local prohibition on demolition in older districts	Demolition may be approved via discretionary processes without a specific preservation standard unless an SP or map designation exists	Consider seeking a Specific Plan or development agreement to obtain enforceable preservation controls (§ 19.22.020—.030).

Plain-English summary

Barstow’s zoning code does not create a stand-alone historic-preservation program or local landmark register; protection of historic properties is mostly handled by applying general zoning controls (site-plan and design review, setback/height rules, specific plans), a narrow Route 66 vintage-sign preservation rule, the Open Space district’s recognition of historic value, and select exemptions (for registered historical sites) in the development standards. Where you need strong, parcel-level preservation rules, pursue a Specific Plan or negotiate preservation conditions through the discretionary review process. See Barstow Zoning and the city’s development standards for how dimensional rules will apply to your property.

Source References

Zoning districts established, CHAPTER 19.04; district list (ER, LDR, SFR, MDR, DU, HS, C, I, O, MZ, PF, SP): § 19.04.010—.020.
Diverse Use (DU) district: purpose, permitted uses, setbacks, FAR: § 19.12.010—.070.
Commercial (C) district: uses, setbacks, height: § 19.16.030—.080.
Human Services (HS) district: standards: § 19.14.040—.070.
Residential districts and lot standards (ER, LDR, SFR, MD/MDR): § 19.10.010—.020; multifamily design guidelines § 19.08.060—.090.
Open Space (O) district and historic/cultural value: § 19.20.010.
Site Plan Review (scope; need for review): § 19.05.010—.020.
Conditions of approval (can regulate architecture/type-of-architecture): § 19.36.020(13).
Landscaping exceptions (registered historical sites): § 19.06.080(d)(2).
Route 66 vintage sign preservation (Historic Route 66 corridor): § 19.06.061—19.06.069 (see sign chapter § 19.06.060(i)).
Nonconforming building restoration after damage (≤50% rule): § 19.38.070.
Specific Plan authority (tool to adopt area-specific conservation/preservation rules): § 19.22.010—.030.

(For city menu/context pages and related topics referenced on this page: Barstow Zoning, Barstow Development Standards, Barstow Parking, Barstow Design Review, Barstow Overlay Districts, Barstow Signage, Barstow ADUs, Barstow Nonconforming Uses. See also California Building Standards Code and California ADU law for state-level interactions.)

Sources

Retrieved passages

Barstow Zoning Code (section 19.05.110) High relevance
Barstow Zoning Code (§ 19.04.010) Medium relevance
Barstow Zoning Code (section are) Medium relevance
Barstow Zoning Code (§ 65915) Medium relevance
Barstow Zoning Code (§ 19.28.010) Medium relevance
Barstow Zoning Code (chapter 19.30) Medium relevance
CBC § 19.38.070 (§ 19.38.070) Medium relevance
Barstow Zoning Code (Title 19) Medium relevance
Barstow Zoning Code (§ 19.16.050) Medium relevance
Barstow Zoning Code Medium relevance
Barstow Zoning Code (section 19.06.060) Medium relevance
Barstow Zoning Code (title block) Medium relevance
Barstow Zoning Code (title within) Medium relevance
Barstow Zoning Code (§ 19.12.040) Medium relevance
Barstow Zoning Code (chapter shall) Medium relevance
Barstow Zoning Code (§ 19.02.005) Medium relevance
Barstow Zoning Code (§ 19.12.030) Medium relevance
Barstow Zoning Code (§ 19.14.050) Medium relevance
Barstow Zoning Code (§ 65451) Medium relevance
Barstow Zoning Code (§ 19.34.090) Medium relevance
Barstow Zoning Code (section 19.06.050.) Medium relevance
Barstow Zoning Code (§ 19.08.050) Medium relevance
Barstow Zoning Code (§ 19.08.080) Medium relevance
Barstow Zoning Code (section shall) Medium relevance

Cited sections

Official Barstow code library

Frequently asked questions

What code section lists Barstow’s zoning districts (ER, LDR, SFR, MDR, DU, HS, C, I, O, MZ, PF, SP)?

The zoning districts are listed in the Zoning Ordinance at § 19.04.010 (Districts established) and the boundaries are set by map under § 19.04.020.

Does Barstow have a local “historic district” or landmark designation?

Not in the Title 19 zoning text retrieved — there is no stand-alone local landmark/district designation or certificate-of-appropriateness procedure found in the retrieved materials. The code instead relies on existing discretionary tools (site plan, specific plan, conditions) to protect historic resources. Not found in retrieved materials; see § 19.05.010 and § 19.36.020 for the discretionary tools that are used.

Are vintage Route 66 signs protected?

Yes — the sign provisions include a Route 66 vintage-sign preservation policy and directives to preserve vintage signs where feasible; these appear in the sign chapter, specifically § 19.06.061—19.06.069 (and referenced under § 19.06.060(i)).

Can I rehab a historic building that is nonconforming and was partially damaged by fire?

You may restore a nonconforming building damaged up to 50% of its valuation; restoration must be started within one year and be consistent with code and permits. If damage exceeds 50% of valuation, the building must be brought into full conformity with Title 19 (§ 19.38.070).

Do the development standards allow exceptions for registered historic sites (e.g., landscape rules)?

Yes — the landscape requirements section states that the landscaping rules do not apply to registered historical sites (the landscape rules exempt these sites), but the ordinance does not define the registration process in Title 19; you must confirm which register and required documentation with the city (§ 19.06.080(d)(2)).

If my property is on Route 66, do I need special permits to alter a vintage sign?

Barstow’s sign rules encourage preservation of vintage signs and require the owner to seek to preserve on-site or, if not feasible, donate/sell to the Route 66 Museum or a collector. Review and permitting for sign alteration still follow the sign chapter’s procedures (§ 19.06.061—.069).

Can the city adopt a true historic-district protection for a neighborhood?

Yes — the code allows creation of a Specific Plan (SP) that replaces/supplements Title 19 standards and can include conservation/preservation regulations; the SP process is the ordinance vehicle for area-specific preservation controls (§ 19.22.010—.030).

Will an ADU be allowed on a lot where the main house is an older or historic structure?

Barstow’s ADU provisions (and state ADU law) allow ADUs on lots with historic resources subject to objective standards that prevent adverse impacts; Title 19 contains ADU rules but states also allow objective standards to protect listed historic resources — verify specific local ADU restrictions and any design review requirements (See Title 19 ADU chapter and state ADU guidance; local code references: ADU rules within Title 19 and landscape/exemption rules § 19.06.080(d)(2) may apply). Verify with the jurisdiction.

Do I automatically need a Planning Commission hearing to alter an older commercial façade?

Not automatically — whether a public hearing is required depends on the type and scope of the project and whether it triggers Site Plan Review, conditional use, or a variance. Many façade alterations fall under site plan review and can be processed administratively or by commission depending on thresholds (§ 19.05.020); design/architectural conditions can be required under § 19.36.020.

Who decides preservation-related conditions (e.g., façade material, signage)?

The development review committee, planning director, or planning commission (depending on the application type and the site-plan review path) can impose conditions of approval including architectural controls under § 19.36.020; appeal paths are set out in Title 19 (appeals to the planning commission and to council where applicable).

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