Barstow — Overlay Districts

Last reviewed: July 3, 2026

Overview

Barstow's zoning code is codified as Title 19 — Zoning; it does not present a long stand‑alone list called “overlay districts.” Instead, the municipal code implements overlay-like regulatory layers through the Specific Plan (SP) mechanism and through site‑specific Planned Unit Development (PUD) approvals that operate as overlays on base zones (for example SFR, MDR, C, I). See the district list in § 19.04.010 and the Specific Plan and PUD rules cited below for how overlays are created and enforced .

The rest of this page explains what Barstow’s code actually provides, how it functions in practice, where to look on the map/ordinance, and what applicants should verify before filing. Links below point you to the city menu pages where you will usually start an application (for example design review and parking), and the legal citations point to the controlling ordinance text.

How Barstow implements “overlays” (short answer)

• The city identifies base zoning districts (for example SFR, MDR, C, I, SP) in § 19.04.010; Specific Plan (SP) is a zoning designation that functions as a tailored overlay for a defined area (adopted plan text and map replace/supplement Title 19 standards) .
• Where site‑specific flexibility is needed, a Planned Unit Development (PUD) (treated as an overlay to a base zone) or conditions attached to discretionary approvals create parcel‑level overlays; the Planning Commission and staff may impose special setbacks, buffers, heights or other tailored standards when approving PUDs or related discretionary permits (see § 19.36.010 and § 19.36.020) .
• The sign rules explicitly recognize that a PUD or an adopted Specific Plan may supply alternate sign standards for a project area (see § 19.06.060(d)(7)–(8)) .
• Practical consequence: whether a parcel is subject to an overlay depends on the zoning map (SP or PUD overlay notation) and the text of the adopted plan or the approved development plan; absent an adopted SP or PUD, only the base zone rules apply (Title 19).

(If you’re preparing a submittal, start with the city zoning map and staff pre‑application meeting — site plan review rules are in § 19.05.010) . For common application topics see the city menu pages like Barstow Zoning, Barstow Design Review, and Barstow Parking.

District‑by‑district (overlay types — Barstow‑specific)

Specific Plan — SP (area‑wide overlay)

• Purpose: To provide a site‑specific, tailored regulatory package (text + diagrams + implementation measures) for a defined area; the specific plan may cover land use, infrastructure, phasing and financing and is meant to be consistent with the General Plan § 19.22.020 .
• Typical permitted uses: Uses shown on the specific plan map are permitted as a matter of plan adoption; uses not shown will generally require a conditional use permit § 19.22.050–060 .
• Key dimensional / decision‑relevant standards: The specific plan’s standards replace or supplement Title 19 development standards within the plan area — i.e., setbacks, heights, FAR, open space and street standards are set in the specific plan text where adopted § 19.22.030 .
• Where it applies: Only where the City Council has adopted an SP and rezoned the area to SP on the zoning map; the code says lands within an adopted specific plan are changed to SP and that plan rules govern § 19.22.030 .
• Practical guidance: If a property sits in an SP overlay, do not assume base district setbacks/parking apply — read the SP text and exhibits first and verify with staff. For questions about development standards consult the Barstow Development Standards page.

Planned Unit Development — PUD (project / parcel overlay)

• Purpose: To allow site‑specific flexibility and integrated design for developments that differ from strict base‑zone rules; PUDs operate as an overlay or an applied development plan over a base zone and permit the Commission to attach conditions to secure mitigation or public benefits § 19.36.010 .
• Typical permitted uses: The PUD may follow the base‑zone uses or specify a combination/mixture of uses compatible with the base zoning; uses outside the PUD’s approved plan normally require discretionary permits § 19.36.010–020 .
• Key dimensional / decision‑relevant standards: The Planning Commission (or approving body) can designate special setbacks, yards, open space, fences, lighting, phasing, architecture and other conditions as part of PUD approval § 19.36.020 — these conditions then govern the site (they essentially create the overlay rules) .
• Where it applies: Applied to the subject parcel(s) by approval of a PUD/final development plan; the code treats sign, ADU and other standards as deferable to an approved PUD plan (for signs see § 19.06.060(d)(8); for ADU setbacks/heights see § 19.10.070(f)) file.
• Practical guidance: If the parcel has an approved PUD, pull the final development plan and conditions of approval — those documents supersede many base‑zone standards. When your application affects signs/landscaping/parking, check the PUD text before relying on base‑zone rules (see Barstow Signage and Barstow Landscaping and Screening).

Decision‑relevant summary table

Checklist (what an applicant must satisfy for an overlay‑impacted project)

• Verify zoning map to see if the parcel is in a Specific Plan (SP) area or subject to an approved PUD/final development plan (zoning map + § 19.04.020 boundary rules) .
• If in an SP, obtain and follow the adopted SP text, exhibits and implementation rules; SP standards replace/supplement Title 19 § 19.22.030 .
• If subject to a PUD, obtain the PUD final development plan and the Planning Commission conditions and conform your plans to those documents § 19.36.010–020 .
• For signage proposals confirm whether SP/PUD contains alternate sign program rules before applying the default sign chapter § 19.06.060(d)(7)–(8) .
• For ADUs confirm whether a PUD final development plan sets ADU setbacks/heights; otherwise use the ADU standards in § 19.10.070 and check Barstow ADUs and state ADU law on California ADU law .
• Run a pre‑application meeting and determine which discretionary approvals (site plan review, conditional use, variance) are required § 19.05.070; the Barstow Design Review page is the operational starting point .
• Check parking impacts and any PUD/ SP parking standards on the project (see Barstow Parking) and Title 19 parking rules § 19.06.050 .
• Where seeking waivers/incentives (density, FAR, parking) document the nexus per § 19.10.090(h); state density bonus rules may apply too .

Risks & Ambiguities

Plain‑English summary

Barstow does not publish a separate “overlay district” catalog — instead the city uses Specific Plans (SP) to set area‑wide, plan‑level rules and Planned Unit Developments (PUDs) to create project‑level overlays that replace or modify baseline rules (setbacks, heights, signage, parking). Always check the zoning map and the adopted SP or PUD final plan because those documents, when adopted, control the site in place of some Title 19 standards § 19.04.010; § 19.22.030; § 19.36.010 filefile.

Source References

• § 19.04.010 — Districts established (lists base zoning codes including SP)
• § 19.04.020 — Boundaries / official zoning maps (where to verify overlays on a map)
• § 19.22.020 / § 19.22.030 / § 19.22.050–060 — Specific Plan content, administration and permitted uses (how SP replaces/supplements Title 19)
• § 19.36.010 / § 19.36.020 — Approval conditions the Commission may impose for variances, conditional uses and planned unit developments (sets what an overlay may require)
• § 19.06.060(d)(7)–(8) — Signs: how SP and PUD sign standards interact with the sign chapter (explicit recognition of overlays)
• § 19.10.070(d) and (f) — Accessory Dwelling Units: location and development standards, and how PUD plans can specify ADU setbacks/heights (PUD treatment)
• § 19.10.090(h) — Waivers/incentives (density bonus chapter) — how standards like setbacks and parking may be waived as allowed by code/state law
• § 19.05.010 — Site plan review purpose and process (start here for pre‑application and design review)

Internal city pages to consult early (operational links):

• Barstow zoning & planning overview — starting point for staff contacts and maps.
• Barstow Zoning — code and zoning map checks.
• Barstow Development Standards — where design standards and typical dimensional rules are summarized.
• Barstow Parking — parking rules and shared parking options.
• Barstow Design Review — pre‑application and site plan review procedures.
• Barstow ADUs and California ADU law — when dealing with ADUs inside overlays.
• California Building Standards Code — building code compliance is separate from zoning; confirm permits early.

Information Gaps

• A citywide, named inventory of smaller overlay types (e.g., historic overlay names or special corridor overlays) was not located in the retrieved Title 19 text — specific overlay names beyond SP and project PUD references were Not found in retrieved materials. Verify with the City of Barstow planning department whether there are other adopted overlays (historic or corridor overlays) that are mapped separately.
• Text of any adopted Specific Plans or individual PUD final development plans for particular neighborhoods/properties (those are separate documents and must be retrieved per‑project). Not found in retrieved materials — Verify with the jurisdiction.

Retrieved passages

• Barstow Zoning Code (§ 19.04.010) Medium relevance show source text
• Barstow Zoning Code (chapter is) Medium relevance show source text
• Barstow Zoning Code (§ 19.20.020) Medium relevance show source text
• Barstow Zoning Code (title within) Medium relevance show source text
• Barstow Zoning Code (§ 19.16.050) Medium relevance show source text
• Barstow Zoning Code (section 19.10.120) Medium relevance show source text
• Barstow Zoning Code (§ 119300) Medium relevance show source text
• Barstow Zoning Code (§ 19.18.010) Medium relevance show source text
• Barstow Zoning Code (§ 19.18.030) Medium relevance show source text
• Barstow Zoning Code (§ 19.18.120) Medium relevance show source text
• Barstow Zoning Code (§ 1) Medium relevance show source text
• Barstow Zoning Code (section shall) Medium relevance show source text
• Barstow Zoning Code Medium relevance show source text
• Barstow Zoning Code (section supersedes) Medium relevance show source text
• Barstow Zoning Code (§ 19.34.090) Medium relevance show source text
• Barstow Zoning Code (chapter shall) Medium relevance show source text
• Barstow Zoning Code (Title 19) Medium relevance show source text
• Barstow Zoning Code Medium relevance show source text
• Barstow Zoning Code Medium relevance show source text
• Barstow Zoning Code (§ 19.06.050) Medium relevance show source text
• Barstow Zoning Code (section 19.06.060) Medium relevance show source text
• Barstow Zoning Code (§ 19.14.050) Medium relevance show source text
• Barstow Zoning Code (section 19.06.060) Medium relevance show source text
• Barstow Zoning Code (section 19.06.060) Medium relevance show source text
• CBC § 12.12.020 (section 12.12.020) Medium relevance show source text

Cited sections

• **§ 19.04.010** — Districts established (lists base zoning codes including **SP**) (§ 19.04.010)
• **§ 19.04.020** — Boundaries / official zoning maps (where to verify overlays on a map) (§ 19.04.020)
• **§ 19.22.020** / **§ 19.22.030** / **§ 19.22.050–060** — Specific Plan content, administration and permitted uses (how SP replaces/supplements Title 19) (§ 19.22.020)
• **§ 19.36.010** / **§ 19.36.020** — Approval conditions the Commission may impose for variances, conditional uses and planned unit developments (sets what an overlay may require) (§ 19.36.010)
• **§ 19.06.060(d)(7)–(8)** — Signs: how SP and PUD sign standards interact with the sign chapter (explicit recognition of overlays) (§ 19.06.060)
• **§ 19.10.070(d) and (f)** — Accessory Dwelling Units: location and development standards, and how PUD plans can specify ADU setbacks/heights **(PUD treatment)** (§ 19.10.070)
• **§ 19.10.090(h)** — Waivers/incentives (density bonus chapter) — how standards like setbacks and parking may be waived as allowed by code/state law (§ 19.10.090)
• **§ 19.05.010** — Site plan review purpose and process (start here for pre‑application and design review) (§ 19.05.010)
• Barstow zoning & planning overview — starting point for staff contacts and maps.
• Barstow Zoning — code and zoning map checks.
• Barstow Development Standards — where design standards and typical dimensional rules are summarized.
• Barstow Parking — parking rules and shared parking options.
• Barstow Design Review — pre‑application and site plan review procedures.
• Barstow ADUs and California ADU law — when dealing with ADUs inside overlays.
• California Building Standards Code — building code compliance is separate from zoning; confirm permits early.
• Barstow_ZoningCode.md

• Official Barstow code library