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Staff Report
ATTACHMENT C-3
City Council Ordinance No. 1035-2026
New City Zoning Map and Zoning Amendments
A. New City Zoning Map
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ORDINANCE NO. 1035-2026
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
BARSTOW ADOPTING A NEW ZONING MAP AND AMENDING
TITLE 19 (ZONING) OF THE BARSTOW MUNICIPAL CODE TO
REPEAL THE ESTATE RESIDENTIAL ZONE DISTRICT (ES); ADD
THE HIGH DENSITY RESIDENTIAL ZONE DISTRICT (HDR); ADD
THE BUSINESS PARK ZONE DISTRICT (BP); AMEND THE
DESIGNATION OF THE MEDIUM DENSITY ZONE DISTRICT TO
MEDIUM DENSITY RESIDENTIAL (MDR); ADD SECTION 19.22.070
TO THE BARSTOW MUNICIPAL CODE REGARDING ADOPTED
SPECIFIC PLANS; REPEAL CHAPTER 1.05 AND MAKE
CONFORMING AMENDMENTS THROUGHOUT TITLE 19 AND TITLE
12 TO REFLECT THE FOREGOING CHANGES CONSISTENT WITH
THE GENERAL PLAN; AND MAKING APPROPRIATE FINDINGS
UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
WHEREAS, on February 17, 2015 the City Council adopted the 2015-2020 General Plan; and
WHEREAS, on October 2022, the City Council adopted a motion initiating preparation of the City of Barstow General Plan update to replace existing 2015 General Plan; and
WHEREAS, the City received an application (PDEV-24-001) from Burlington Northern Santa Fe Railway Company (“BNSF”) for the Barstow International Gateway development project (“BIG”) and related Specific Plan on December 22, 2023 to develop an approximately 4,335-acre development including Rail Yard Overlay, Transload Warehousing Center, Mojave River Buffer, Private Solar Power Utility and associated infrastructure improvements; and
WHEREAS, the BIG Specific Plan establishes land use policies, development standards, infrastructure planning, and design guidelines necessary to govern development of the BIG and any future development in the BIG Specific Plan area; and WHEREAS, the updated City of Barstow General Plan (“General Plan”) and associated re-zoning, ordinances, and resolutions, are collectively referred to as the “General Plan Update”; and
WHEREAS, the BIG Specific Plan and the Development Agreement for BIG, as well as associated re-zonings, pre-zonings, tentative tract map, vacations and dedications, maintenance agreement, ordinances, resolutions, and associated San Bernardino Local Agency Formation Commission (“LAFCO”) reorganizations are the “Development Project”; and
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WHEREAS, the adoption of this Ordinance is one of several actions, being taken by the City Council to adopt the General Plan Update and approve the Development Project; and
WHEREAS, State Planning and Zoning Law (Government Code Sections 65000, et seq.) broadly empowers the City to plan for and regulate the use of land in order to provide for orderly development, the public health, safety, and welfare, and a balancing of property rights and the desires of the community and how its citizens envision their city; and
WHEREAS, pursuant to its police powers, under Article XI, Section 7 of the California Constitution, the City Council of the City has the authority to enact and enforce ordinance and regulations for public health, safety, and welfare; and WHEREAS, the City Council adopted the General Plan by Resolution No. 5257- 2026; and
WHEREAS, the City Council adopted the BIG Specific Plan by Ordinance No. 1043-2026, which provides detailed land use, development standards, and implementation programs for the Development Project; and WHEREAS, the City has determined that it is necessary and appropriate to adopt a new Zoning Map to ensure that all zoning designations are consistent with the land use designations, policies, and programs set forth in the General Plan Update and the BIG Specific Plan; and
WHEREAS, the City desires to amend Title 19 of the Barstow Municipal Code to ensure consistency between the Zoning Code, the BIG Specific Plan, and the General Plan; and
WHEREAS, the City desires to repeal Chapter 1.05 of the Barstow Municipal Code as it is unnecessary and superseded by the updated General Plan; and WHEREAS, the City desires to add a new Business Park (BP) zoning designation to implement the General Plan and provide designated areas for large numbers of employees, corporate professional offices, research and development, support services, and light industrial and manufacturing that generally confine operational impacts to the property; and
WHEREAS, the City desires to add a new High Density Residential (HDR) zone district to support higher density multifamily housing units to expand the housing options for future Barstow residents and to enhance the City’s ability to address state housing requirements in future Housing Element updates; and
WHEREAS, the City desires to eliminate the unused Estate Residential (ER) zone 435608.10
district that overlaps with the Low Density Residential zone district; and WHEREAS, the City desires to amend the Medium Density Residential (MDR) zone district to implement the Housing Element and adhere to state law; and WHEREAS, the City desires to amend the Zoning Code to adopt a new Zoning Map to reflect and implement the updated General Plan land use designations; and WHEREAS, except as expressly amended by this Ordinance, all remaining provisions of Title 19 of the Barstow Municipal Code shall remain unchanged and in full force and effect, and nothing in this Ordinance shall be construed to alter, impair, or affect any provision of the Municipal Code not specifically identified herein; and WHEREAS, by Resolution No. 5256-2026, the City Council certified the City of Barstow General Plan and Barstow International Gateway Project Environmental Impact Report (State Clearinghouse No. 2024020501) ("certified EIR") for the City General Plan and Development Project, and adopted CEQA Findings on Impacts and Mitigation Measures, a Statement of Overriding Considerations and a Mitigation, Monitoring and Reporting Program, in compliance with the CEQA Guidelines Sections 15090,15091,15092 and 15093; and
WHEREAS, the certified EIR provides an analysis of the environmental impacts of the General Plan and Development Project and supports all levels of approval necessary to implement the General Plan and Development Project, including the actions authorized in this ordinance; and
WHEREAS, the Planning Commission conducted a duly noticed public hearing on May 16, 2026, took public testimony, discussed the EIR, the General Plan Update, and Development Project and adopted Resolution No. 600-2026 recommending that the City Council certify the EIR; adopt Findings of Fact, Mitigation Monitoring and Reporting Programs ("MMRPs"), and Statements of Overriding Considerations; and approve the General Plan, the BIG Development Project, and all related actions; and WHEREAS, in accordance with Barstow Municipal Code (“BMC”) section
19.40.010(b)(1), the Community Development Department on May 20, 2026 published a legal notice (1/8 page ad) in the “Victorville Daily Press,” a local newspaper of general circulation, notifying the general public of the June 2, 2026 meeting where the City Council would review the EIR, General Plan Update, and the Development Project, including this Ordinance; and
WHEREAS, the City Council conducted a duly noticed public hearing on June 2, 2026 and considered all oral and written testimony, including the Planning Commission’s recommendation, discussed the certified EIR, the General Plan Update, and Development Project, and introduced and waived the first reading of this Ordinance pursuant to Government Code section 36934.
NOW, THEREFORE, the City Council of the City of Barstow ordain as follows:
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SECTION 1. Incorporation of Recitals. The above set forth recitals are true and correct and incorporated herein by reference, as if set forth herein in full.
SECTION 2. Findings Regarding the Zoning Code Amendments. Based upon the foregoing recitals and other evidence in the record for the General Plan regarding the proposed Zoning Code Amendments and Zoning Map adoption, the City Council hereby determines and finds as follows:
A. This Ordinance is in conformance with the land use designation, policies, and standards of the General Plan.
i. The amendments implement the General Plan Land Use Element by aligning zoning districts and development standards with the land use designations identified in Table LU‑1 (General Plan Land Use Designations), including but not limited to the High Density Residential (HDR) designation (20–30 dwelling units per acre) and the Business Park (BP) designation (up to 1.0 FAR), and by repealing zoning districts that are no longer carried forward in the General Plan land use framework. ii. The establishment of the HDR zoning district and the amendment of development standards for the Medium Density Residential (MDR) district implement Policy LU‑2.1 (Balanced Mix of Land Uses) by increasing opportunities for multifamily housing, supporting a range of housing options, and advancing the objectives of the Housing Element for accommodating existing and future residents.
iii. The creation of the Business Park (BP) zoning district implements Policy LU‑2.1 (Balanced Mix of Land Uses) and Policy LU‑1.1 (Land Use Compatibility) by providing appropriately located areas for employment‑generating office, research and development, and low‑impact industrial uses, while incorporating buffering, transitional development standards, and limitations on residential expansion consistent with the intent of the Business Park land use designation in Table LU‑1. iv. The amendments further implement Policy LU‑1.2 (Land Use Map Consistency) by ensuring that zoning classifications, permitted uses, density ranges, and development standards are consistent with the General Plan Land Use Map and do not require any change to General Plan land use designations.
v. The repeal of the Estate Residential (ES) zoning district and the adoption of a new Zoning Map promote internal consistency between Title 19 of the Barstow Municipal Code and the General Plan, consistent with the General Plan directive that zoning regulations are a primary implementation tool of the Land Use Element.
B. This Ordinance is consistent with the adopted Land Use Element of the General Plan.
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i. The amended zoning regulations and Zoning Map directly implement the land use pattern, density and intensity assumptions, and policy direction established in the Land Use Element, including Goals LU‑1 and LU‑2, by facilitating compatible development, providing a balanced mix of residential and employment uses, and supporting fiscally sustainable growth. ii. The Zoning Code Amendments ensure that no zoning district, permitted use, or development standard allows development that is inconsistent with the Land Use Element, and therefore no General Plan amendment is required to achieve consistency.
SECTION 3. Municipal Code Amendment. Section 19.04.010 of the Barstow Municipal Code is hereby amended as follows with additions denoted in bold underline and deletions noted in strikethrough:
Sec. 19.04.010. Established.
In order to implement the provisions of this title, land use districts are established to be known as follows:
ES Estate residential zoned district
LDR Low density residential zoned district
SFR Single-family residential zoned district
MDR Medium density residential zoned district
HDR High density residential zoned district
DU Diverse use zoned district
HS Human services zoned district
C Commercial zoned district
BP Business park zoned district
I Industrial zoned district
O Open space zoned district
MZ Military zoned district
PF Public facilities zoned district
SP Specific plan zoned district
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SECTION 4. Municipal Code Amendment. Section 19.06.060(d)(3) of the Barstow Municipal Code is hereby amended as follows with additions denoted in underline and deletions noted in strikethrough:
Sec. 19.06.060. – Signs.
(d) Signs in specific zone districts.
…
(3) Diverse use (DU) and human services (HS) districts. The DU and HS districts are intended for a mixture of uses ranging from a variety of residential uses through commercial. Residential uses shall be subject to section 19.06.060(d)(1) for single family residential (ER, LDR and SFR districts) and section 19.06.060(d)(2) for multiple family residential (MDR and HDR districts). Signs that are professional office and commercially oriented shall be subject to section 19.06.060(d)(4).
SECTION 5. Municipal Code Amendment. Section 19.10.010 of the Barstow Municipal Code is hereby amended as follows with additions denoted in underline and deletions noted in strikethrough:
Sec. 19.10.010. Residential lot standards.
The residential district lot development standards are intended as a guide to establish the lot size, configuration, setbacks, building heights and, as applicable, lot coverage. These are provided in the following tables:
Setbacks
Zoning Front/Street
Side
Side Rear Garage/Carport Maximum
Bldg.
Height
Maximum
Lot
Coverage
ER 25', 15'
Street Side
10' 25' 25' Three
stories
NA
LDR 25', 15'
Street Side
10' 25' 25' Three
stories
NA
SFR 10' 5' 5' 24' 1 Two
Stories
45%
MDR 2 15' 5' 5' 24' 1 Four
stories
NA
HDR 3 10' 10' 10' 10' Five
stories
NA
Notes:
1. When garage or carport opening faces, or is directed towards, the street.
2. Development must meet all setback and parking requirements.
3. Development standards are subject to transitional massing requirements. (19.10.050.C)
Minimum Lot Standards
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Zoning Lot Width Lot Depth Area of Lot Parking
Garage/Carport 1
ER 300' 300' 2½ acres 2 car garage
LDR 150' 150' 1 acre to 2½
acres
2 car garage
SFR 60' 90' 6,000 SF 2 car garage
MDR 60' 100' 6,000 SF See section
19.06.050
HDR 60' 100' 6,000 SF See section
19.06.050
Notes:
1. Quantity of parking required is established by section 19.06.050.
SECTION 6. Municipal Code Amendment. Section 19.10.020 of the Barstow Municipal Code is hereby amended and restated as follows, with the repealed text noted in strikethrough:
Sec. 19.10.020. – ER - Estate residential. HDR – High density residential.
The HDR — High density residential district is intended as a higher-density residential district of multiple-family units. Except as specifically provided for elsewhere in this title, any building or premises in the HDR district used or occupied, and every building erected, constructed, or established within the HDR district shall be only in accordance with the regulations set forth in this section. (a) In the HDR district, the following uses are permitted:
(1) Multiple-family dwellings of a permanent character
placed in permanent locations and of not less than four hundred square feet of floor area per dwelling unit exclusive of open porches and garages and bachelor or efficiency units of not less than one hundred and fifty square feet of floor area per unit exclusive of open porches or garages;
(2) Boarding and lodging houses;
(3) Home occupations, subject to section 19.10.080;
(4) Employee housing (6 or fewer beds)
(5) Single room occupancy units not less than one hundred fifty square feet of floor area
(6) Supportive and transitional housing
(7) Residential care facilities (6 or fewer persons)
(8) The following uses shall be permitted when approved by the commission as provided in chapter 19.30:
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a. Clubs and lodges, private and non-profit;
b. Country clubs and golf courses, excepting
miniature courses and similar commercial enterprises;
c. Large residential care facility (7 or more persons), group home pursuant to criteria of chapter 9.66;
d. Mobile home parks;
e. The office of a physician, dentist, or other person
authorized by law to practice medicine or healing;
f. Parks and playgrounds;
g. Publicly owned buildings and structures including
public maintenance yards;
h. Other uses which the commission determines to
be similar to the above uses.
(b) Outdoor living area.
(1) There shall be an outdoor living area for each dwelling unit permitted in the HDR district according to the standards as set forth in either subsection (a) or (b). The applicant may have the option of selecting either standard, or a combination of both standards, provided that the provided outdoor living area or common open space meets the standards below. In such a case, units served by private outdoor living area meeting the standards of subsection (a) shall not be counted toward the common open space minimum.
a. An area at least 60 square feet or ten percent of the gross floor area of each dwelling unit, whichever is greater, shall be provided as a private outdoor living area, excluding required setbacks. This required outdoor living area shall be contiguous and shall be accessible directly from the unit it serves. This outdoor living area shall also be screened to a minimum height of 42 inches by use of walls and/or fences and/or landscaping.
b. An area at least 60 square feet or ten percent of the gross floor area of each dwelling unit, whichever is greater, shall be provided as common open space; provided that the required setback areas are landscaped, continuously maintained, and that at least one of the required setbacks is contiguous to the common open space. At least one-third of the of the common open space must be landscaped and continuously maintained.
(2) The minimum dimensions of the required outdoor living areas or common open space shall be five feet in width. This dimension refers to the width of a rectangular space or to the shortest diameter of an irregularly shaped space. 435608.10
(3) The outdoor living area may include the deck area of a swimming pool, patios, balconies, or porches. The outdoor living area shall not include driveways, roofs or parking areas.
(c) Transitional massing. Parcels adjacent to the LDR or SFR districts shall utilize the following transitional massing techniques with regard to site planning and construction:
(1) Increased setback. If adjacent to parcels within the LDR or SFR districts, parcels within the HDR district shall match the setback requirements of the LDR and SFR districts along property lines directly abutting those districts. (2) Height. If adjacent to parcels within the LDR or SFR districts, height limits within the HDR district shall match the height limits of the LDR and SFR districts within 60 feet of those districts.
(d) Minimum Density. In the HDR district, the minimum density for residential developments shall be 20 dwelling units per net acre.
The ER - Estate residential district is intended as a district for very low density residential uses and related activities. This district allows for the orderly growth and development while protecting the natural amenities unique to the desert.
Permitted uses in the ER district are as follows:
(a) One dwelling unit of a permanent nature on each parcel of land. (b) Commercial poultry and rabbit raising as well as chinchilla, nutria and hamster ranches, subject to the following site improvements:
(1) Where the ranch abuts a residence, subdivision, or any other residential development on one or more of the side or rear property lines, screening shall be provided on those lines by one of the following methods:
a. Six-foot solid fence.
b. Solid row or rows of trees to be maintained in good condition and as approved by the planning commission.
c. Other screening as approved by the planning commission; (2) Wastewater shall be disposed of in a manner that will meet the requirements of the county health department;
(3) All enclosures for fowl or animals shall be located at least fifty feet from all exterior boundaries of the property including abutting streets. (c) Farms or ranches for grazing, breeding, raising or training of the following animals, including supplementary feeding; provided that no concentrated feeding is done in conjunction therewith:
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(1) Small livestock with the number of goats, sheep and similar animals over six months of age limited to six per acre of total ground area of the farm with no more than one male goat per acre;
(2) Cattle or horses including calves, heifers and colts over six months of age with a maximum number of four animals per acre of total ground area of the farm permitted; or
(3) Hogs (not garbage fed) with a maximum number of two per acre of total ground area of the farm, the total number of such animals on any farm or ranch not to exceed five weaned animals;
(4) In computing animal density as specified above, combinations of species, both large and small, will be permitted as long as the maximum number of animals does not exceed six per acre, as set forth above in subsection (c)(1)of this section or four per acre as set forth above in subsection (c)(3) of this section or two per acre as set forth in subsection (c)(3) of this section. (d) Accessory uses and structures including the following:
(1) Accessory dwelling unit conforming to section 19.10.060; (2) Bed and breakfast pursuant to 19.05.060(a)(3);
(3) Guesthouse;
(4) Greenhouse or lath house;
(5) Stable, barn, pen, corral, coop;
(6) Child or day care subject to standards and requirements established under state law;
(7) A home occupation subject to section 19.10.080;
(8) Other uses similar to the above which the commission determines to be similar.
(e) The following uses shall be permitted when approved by the commission as provided section 19.30.030:
(1) Dog kennels, dog training schools, animal shelters and dog breeding establishments with outside runs;
(2) Labor camp;
(3) Commercial riding stable or academy;
(4) Dude or guest ranch;
(5) Grange halls, community halls, and similar uses;
(6) Vacation rentals;
(7) Other uses which the commission determines to be similar to the above uses. 435608.10
(f) The keeping of domesticated animals for non-commercial purposes with the maximum number of animals being four weaned dogs and cats, or any combination of weaned dogs and weaned cats; provided that the total number of weaned dogs and weaned cats does not exceed four; small birds; small reptiles; and amphibians enclosed within a cage normally built for such animals.
SECTION 7. Municipal Code Amendment. Section 19.10.050 of the Barstow Municipal Code is hereby amended as follows with additions denoted in underline and deletions noted in strikethrough:
Sec. 19.10.050. – MDR – Medium density residential.
The MDR — Medium density residential district is intended as a higher-density residential district of multiple-family units. Except as specifically provided for elsewhere in this title, any building or premises in the MDR district used or occupied, and every building erected, constructed, or established within the MDR district shall be only in accordance with the regulations set forth in this section. (A) (a) In the MDR district, the following uses are permitted:
(1) Any use permitted in the SFR district as listed in section
19.10.040 subject to any development standards of that district; (2) Multiple-family dwellings of a permanent character placed in permanent locations and of not less than four hundred square feet of floor area per dwelling unit exclusive of open porches and garages and bachelor or efficiency units of not less than three hundred forty square feet of floor area per unit exclusive of open porches or garages;
(3) Boarding and lodging houses;
(4) Home occupations, subject to section 19.10.080;
(5) Hotels or apartment hotels in which incidental business may be conducted for the convenience of the residents of the buildings provided there is no entrance to the place of business except from the inside of the building. (6) Employee housing (6 or fewer beds)
(7) Single room occupancy units not less than one hundred fifty square feet of floor area.
(8) Supportive and transitional housing
(9) Residential care facilities (6 or fewer persons)
(10) The following uses shall be permitted when approved by the commission as provided in chapter 19.30:
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a. Clubs and lodges, private and non-profit;
b. Country clubs and golf courses, excepting miniature
courses and similar commercial enterprises;
c. Large residential care facility (7 or more persons), group home pursuant to criteria of chapter 9.66;
d. Mobile home parks;
e. The office of a physician, dentist, or other person authorized by law to practice medicine or healing;
f. Parks and playgrounds;
g. Publicly owned buildings and structures including public maintenance yards;
h. Sober living facilities;
i.h. Other uses which the commission determines to be similar to the above uses.
(B) (b) Outdoor living area.
(1) There shall be an outdoor living area for each dwelling unit permitted in the MDR district according to the standards as set forth in either subsection (1) or (2). The applicant may have the option of selecting either standard, or a combination of both standards, provided that the provided outdoor living area or common open space meets the standards below. In such a case, units served by private outdoor living area meeting the standards of subsection (a) shall not be counted toward the common open space minimum.as follows:
a. An area of not less than 100 square feet or 15 percent of the gross floor area, of each dwelling unit, whichever is greater, shall be provided as an outdoor living area, excluding required yard setback areas. At least one-third of the outdoor living area must be landscaped and continuously maintained. This required outdoor living area shall be contiguous and shall be accessible directly from the unit it serves. This outdoor living area shall also be screened to a minimum height of 42 inches by use of walls and/or fences and/or landscaping.
b. An area of not less than 100 square feet or 15 five percent of the gross floor area of each dwelling unit, whichever is greater, shall be common open space outdoor living area; provided, that the required yard setback areas are landscaped, continuously maintained, and that at least one of the required yard setbacks is contiguous to the remaining required common open space outdoor living area. At least one-third of the common open space outdoor living area must be landscaped and continuously maintained.
(2) The minimum dimensions of the required outdoor living area shall 435608.10
be five feet in width. This dimension refers to the width of a rectangular space or to the shortest diameter of an irregularly shaped space.
(3) The outdoor living area may include the deck area of a swimming pool, patios, or porches. The outdoor living area shall not include driveways, roofs or parking areas.
SECTION 8. Municipal Code Amendment. Section 19.27.080 of the Barstow Municipal Code is hereby amended as follows with additions denoted in underline and deletions noted in strikethrough:
Sec. 19.27.080. – Cannabis business location restrictions A cannabis business shall only be located in such subsets of such zoning districts as designated by the city council by resolution as authorized locations for each type of cannabis business. The following additional location restrictions apply to each cannabis business within the city.
(a) Each cannabis business type must be located within the zoning districts specified by Barstow Municipal Code sections 19.16.030 and 19.18.030, as applicable.
(b) A cannabis business shall not be located within a 1,000 foot radius of any public or private school providing instruction in kindergarten or any grades one through twelve, public park, public day care center or public youth center, or church or other religious land use that is in existence at the time the cannabis business applies for its initial permit.
(c) A cannabis business shall not be located within a 1,000 foot radius of any residentially zoned district of the city (Districts ER, LDR, SFR, MDR, HDR, or any other newly created residential zoning district) that is so zoned at the time the cannabis business applies for its initial permit.
The distances specified in this section shall be measured in the same manner as provided in subdivision (c) of Section 11362.768 of the California Health and Safety Code.
SECTION 9. Municipal Code Amendment. Chapter 19.17 of the Barstow Municipal Code is hereby added as follows:
Chapter 19.17 – BUSINESS PARK DISTRICT
Sec. 19.17.010 Purpose.
In addition to the objectives prescribed in chapter 19.00, the purpose of the business park district (“BP district”) is to provide designated areas for uses specific to employee intensive, professional office uses, such as corporate offices, technology offices, research and development, support services, and light industrial and 435608.10
manufacturing services that generally confine operational impacts to the property.
Sec. 19.17.020 Permitted uses.
In the BP district, the following uses are permitted:
(a) Animal hospitals and animal hotels that are at least 500 feet from residential uses or zoning districts.
(b) Animal services including pet grooming, or veterinary services. (c) Emergency shelters.
(d) Financial institutions and related services.
(e) Governmental offices and facilities.
(f) Industry, light, involving the manufacture, processing, or treatment of products, provided no state or regional governmental permits are required related to business operations, including:
(1) Appliance manufacture and repair.
(2) Beverages, including alcoholic beverages.
(3) Canning and preserving fruits and vegetables.
(4) Coffee roasting and packaging.
(5) Cutlery, tableware, hand tools, and hardware.
(6) Dairy products.
(7) Electrical and electronic apparatus and components. (8) Furniture products and fixtures including cabinets, partitions, and similar items.
(9) Glassblowing, pressing, cutting, and other glassware products. (10) Grain and bakery products.
(11) Handbags, luggage, footwear, and other personal goods. (12) Ice.
(13) Jewelry.
(14) Leather, tanning, and finishing.
(15) Lighting fixtures and supplies.
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(16) Manufacture of containers, boxes, and crates.
(17) Measuring devices, watches, clocks, and related items. (18) Meat and poultry products, not including meat packing or slaughtering.
(19) Musical and recording equipment.
(20) Office and computing machine manufacture, repair, and sales.
(21) Plumbing and heating items.
(22) Soaps, cleaners, and toiletries.
(23) Sugar and confectionery products.
(24) Wearing apparel and accessory products.
(25) Wineries, distilleries, and breweries, including microbreweries and similar facilities.
(g) Laboratories – medical related.
(h) Maintenance and repair services (other than vehicle). (i) Offices, medical or nonmedical.
(j) Personal or professional services.
(k) Photocopy, postal, and mailing services or similar activities. (l) Public service and utility structures and facilities. (m) Recreational vehicle storage and/or washing without waste disposal facilities.
(n) Research and development.
(o) Retail sales, food establishments, and commercial services in conjunction with or ancillary to a permitted use.
(p) Wholesale trade.
Sec. 19.17.030 Uses requiring a permit.
In the BP district, the following uses may be permitted, subject to approval of a conditional use permit under Chapter 19.30:
(a) Animal hospitals and animal hotels that are less than 500 feet from residential uses or zoning districts.
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(b) Outdoor animal services, including boarding facilities or kennels. (c) Industry, light, as listed in section 19.17.020, that require state or regional governmental permits related to business operations. (d) Motor vehicle repair/service stations conforming to the provisions set forth in section 19.06.070.
(e) Recreational vehicle storage and/or washing with waste disposal facilities.
(f) Data processing centers.
(g) Self-storage.
(h) Vehicle storage.
(i) Ground-mounted solar energy production and storage facilities.
Sec. 19.17.040 General provisions applicable.
(a) These regulations shall apply in all BP districts:
(1) Animal hospitals and animal hotels that are at least 500 feet from residential uses or zoning districts.
Sec. 19.17.050 Site area.
The minimum lot size for all new lots to be created in the Business Park zone shall be 10,000 square feet, except for residential uses as provided in Section
19.17.160.
Sec. 19.17.060 Front yard.
(a) Building setback.
(1) Adjacent to local streets, the minimum building setback shall be ten feet.
(2) Adjacent to any arterial or collector street shown in the General Plan, the minimum building setback shall be 30 feet.
(b) Landscape setback.
(1) Adjacent to local streets, the minimum landscape setback shall be ten feet.
(2) Adjacent to arterial or collector streets shown in the General Plan, an average of 20 feet measured along the entire street frontage. In no event shall the landscaping be less than ten feet in depth. Upon approval of a phasing plan and improvement
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agreement, as noted in section 19.17.040, portions of the landscaping may be phased and deferred.
Sec. 19.17.070 Side yard.
(a) Corner lots. Building and landscape setbacks shall be the same requirements as for front yards.
(b) Interior lot lines. Zero setback required, except:
(1) Where the side property line of a site adjoins a residential district, the minimum side yard shall be 50 feet, and a six-foot solid wall or a six-foot chain link fence with screening (minimum 80 percent opaque) shall be required at the side property line. (2) Where the side property line of a site adjoins any other district in which a setback from the same property line is required, the minimum side yard shall be the same as the setback required in the adjoining district, and a six-foot solid wall or a six-foot chain link fence with screening (minimum 80 percent opaque) shall be required at the side property line.
Sec. 19.17.080 Rear yard.
(a) The minimum rear yard shall be not less than ten feet. (b) Where the rear property line of a site adjoins a residential district, the minimum rear yard shall be 50 feet, and a six-foot solid wall or a six-foot chain link fence with screening (minimum 80 percent opaque) shall be required at the rear property line.
(c) Where the rear property line of a site adjoins any other district in which a setback from the property line is required, the minimum rear yard shall be the same as the setback required in the adjoining district, and a six-foot solid wall or a six-foot chain link fence with screening (minimum 80 percent opaque) shall be required at the rear property line.
Sec. 19.17.090 Maximum building coverage.
The maximum coverage of any building site by building and structure shall be 50 percent.
Sec. 19.17.100 Building height.
The maximum building height in the BP district shall not exceed 35 feet when adjacent to residential districts and 55 feet adjacent to all other districts.
Sec. 19.17.110 Landscaping.
All landscape setback areas adjoining a street as noted in this chapter shall be 435608.10
landscaped and permanently maintained. Off-street parking areas shall be landscaped in accordance with section 19.06.080.
Sec. 19.17.120 Parking.
For parking regulations, see section 19.06.050.
Sec. 19.17.130 Loading area.
(a) All uses authorized by this chapter shall provide spaces not less than 12 feet in width, 20 feet in length, and 14 feet in height, as follows:
(1) Three thousand to 20,000 square feet floor area, one loading space;
(2) For each additional 20,000 square feet of gross floor area or fraction thereof, one loading space up to a maximum of six. (b) The loading space shall not occupy any portion of the required yard area.
(c) Where the loading area is adjacent to a street, any required yard adjacent to the street shall not be used for loading space and there shall be no more than one entry or exit to each 60 feet of lot frontage facing a street.
(d) When the lot upon which the loading space abuts upon any alleys, loading spaces may adjoin and have access from the alleys. The length of the loading space may be parallel with the center line of the alley. (e) Loading spaces shall be adjacent to an overhead door, loading dock, or other door used for delivery purposes.
Sec. 19.17.140 Safety features for parking and loading areas.
Bumper guards, wheelstops, pavement markings, and other vehicular control devices shall be provided as necessary to ensure the safe and efficient operation of off-street parking and loading facilities.
Sec. 19.17.150 Signs.
For sign regulations, see section 19.06.060.
Sec. 19.17.160 Residential uses.
(a) Given the nonresidential nature of the BP district, residential uses are not considered appropriate as a conventional allowable use. However, in recognition of past residential development within portions of the BP district, the City allows legacy residential uses to remain and a limited amount of new neighboring residential uses to be built consistent with this 435608.10
section. The intent is to enable existing residential uses to continue in perpetuity and to complete the neighborhood fabric, but without expanding the overall footprint of residential areas.
(b) Single-family residential uses are permitted in the BP district only when the use is on a parcel with a residential unit that existed on or before December 31, 2025 or on a vacant parcel that is both adjacent to a parcel that contains an existing residential use and is five acres or smaller. (c) No new residential use is permitted on vacant parcels that were larger than five acres prior to December 31, 2025, and were subsequently subdivided into parcels that are 5 acres or smaller.
(d) No new residential subdivisions are permitted.
(e) No new residential can be built upon parcels where all residential uses have been removed, except when such activity is in connection with the construction of new residential building(s) or the parcel can qualify as a vacant parcel that is adjacent to an existing residential use and is five acres or smaller.
(f) No new residential can be built upon vacant parcels once they are part of an application for nonresidential development that is deemed complete. (g) Residential development standards shall follow the single family residential (SFR) lot standards, as shown in section 19.10.010. (h) Section 19.06.110(a) (Special provisions) shall apply to residential uses in the BP district. Section 19.06.110(c) (Special provisions) shall apply to all new single-family residential construction in the BP district.
Sec. 19.17.170 Other requirements.
The following additional requirements shall apply in the BP district:
(a) Uses in the BP district shall be planned, developed, and operated so that smoke, fumes, dust, odors, liquids, and any other type of pollution is confined, purified, and disposed of in a manner that meets standards and requirements of the City and other applicable rules and regulations and in such manner as to provide no threat to public health and welfare. (b) Any use servicing vehicles shall be oriented so that the vehicle service bays are not directly facing any street or residential property. Exceptions include existing buildings and corner lots.
(c) No nonresidential building shall be erected, constructed, or established on the same lot together with a building that was designed and used as a residence unless the residential structure is completely removed or has been converted to and used for nonresidential uses permitted under this 435608.10
chapter.
(d) All businesses shall be operated wholly within an enclosed building with no outside storage or display except as provided for in this chapter. (e) Activities and uses are prohibited if they produce or cause dust, gas, smoke, noise, fumes, odors, or vibrations that cannot meet the thresholds of applicable laws and/or permitting agencies (local, regional, state, or federal governments).
(f) All proposed new or expanded development projects shall install or pay for all infrastructure necessary to serve the project as required by the City’s General Plan and applicable Barstow Municipal Code provisions and City regulations.
SECTION 10. Municipal Code Amendment. Section 19.22.070 of the Barstow Municipal Code is hereby added to read as follows:
Sec. 19.22.070. – Adopted Specific Plans
Any specific plan duly adopted by the City Council by resolution or ordinance is hereby incorporated into this chapter by reference. A copy of each adopted specific plan, as they may be amended, is available upon request at the City Clerk’s office.
SECTION 11. Municipal Code Amendment. Chapter 1.05 of the Barstow Municipal Code is hereby repealed in its entirety, the repealed text reads as follows:
CHAPTER 1.05 GENERAL PLAN
Sec. 1.05.010. - Barstow general plan parts adopted. The city general plan contains six parts as follows:
(1) PART A—Introduction.
(2) PART B—General Plan Elements.
(3) PART C—Master Environmental Assessment—Technical Reports. (4) PART D—Implementation Plan—Mitigation Monitoring Program. (5) PART E—Environmental Reference Document.
(6) PART F—Appendices.
Sec. 1.05.020. - Barstow general plan elements adopted. The city general plan consists of the following elements:
(1) Community development element — June, 1997.
(2) Natural factors element — June, 1997.
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(3) Hazards element — June, 1997.
(4) Cultural resources element — June, 1997.
(5) Recreation and open space element — June, 1997.
(6) Infrastructure and public services element — June, 1997. (7) Housing element — July 19, 2010.
(8) Air quality element — June, 1997.
[Chapter 1.05 is repealed in its entirety to avoid any confusion about consistency with the City’s adopted General Plan and any future updates.] SECTION 12. Municipal Code Amendment. Section 12.24.020 of the Barstow Municipal Code is hereby amended as follows with additions denoted in underline and deletions noted in strikethrough:
Sec. 12.24.020. - Reference to general plan infrastructure element.
Whenever this chapter refers to the infrastructure element of the general plan or to the circulation or flood control provisions of the general plan, it shall mean the infrastructure circulation and mobility element of the general plan and the circulation and flood control provisions thereof heretofore adopted by the city pursuant to Division 1, Chapter 3 chapter 3 of Title 7 of the Government Code, together with any additions or amendments thereto hereafter adopted.
SECTION 13. Municipal Code Amendment. Section 12.28.020 of the Barstow Municipal Code is hereby amended as follows with additions denoted in underline and deletions noted in strikethrough:
Sec. 12.28.020. - Reference to general plan infrastructure element.
Whenever this chapter refers to the infrastructure element of the general plan or to the circulation or flood control provisions of the general plan, it shall mean the infrastructure circulation and mobility element of the general plan and the circulation and flood control provisions thereof heretofore adopted by the city pursuant to Division 1, Chapter 3 chapter 3 of Title 7 of the Government Code, together with any additions or amendments thereto hereafter adopted.
SECTION 14. Municipal Code Amendment. Section 12.36.020 of the Barstow Municipal Code is hereby amended as follows with additions denoted in underline and deletions noted in strikethrough:
Sec. 12.36.020. - Reference to general plan infrastructure element.
Whenever this chapter refers to the infrastructure element of the general plan or to the circulation or flood control provisions of the general plan, it shall mean the infrastructure circulation and mobility element of the general plan and the circulation 435608.10
and flood control provisions thereof heretofore adopted by the city pursuant to Division 1, Chapter 3 chapter 3 of Title 7 of the Government Code, together with any additions or amendments thereto hereafter adopted.
SECTION 15. Adoption of Revised Zoning Map. The City Council hereby repeals the Zoning Map of the City in its entirety and adopts the Zoning Map in its place, dated ______________, attached hereto as Exhibit A and incorporated herein by this reference. The Zoning Map adopted by this Ordinance shall supersede and replace all prior versions of the Zoning Map previously adopted by the City.
SECTION 16. Severability. If any provision, section, subsection, paragraph, sentence, clause, or word of this Ordinance, or the application thereof to any person or circumstance, is rendered or declared invalid or unenforceable by any court of competent jurisdiction, the remaining provisions, sections, subsections paragraphs, sentences, clauses, or words of this Ordinance, and their application to other persons or circumstances, shall not be affected thereby and shall remain in full force and effect and, to that end, the provisions of this Ordinance are severable.
SECTION 17. CEQA. The City Council certified the City of Barstow General Plan and Barstow International Gateway Project Environmental Impact Report for the City General Plan Update and Development Project (State Clearinghouse No. 2024020501), and adopted CEQA Findings on Impacts and Mitigation Measures, a Statement of Overriding Considerations and a Mitigation, Monitoring and Reporting Program, by Resolution No. 5256-2026, incorporated herein by this reference as if set forth in full. The City Council hereby finds that the actions approved by this Ordinance are within the scope of the General Plan Update and Development Project analyzed in the certified EIR, that the certified EIR adequately describes the environmental impacts of such actions for the purposes of CEQA, and that no additional environmental review is required.
SECTION 18. Effective Date. This Ordinance shall take effect thirty days after adoption as provided by Government Code 36937. The City Clerk shall cause this Ordinance to be published in accordance with California Government Code Section 36933.
SECTION 19. Inconsistencies. Any provision of the City’s Municipal Code or appendices thereto that are inconsistent with the provisions of this Ordinance, to the extent of such inconsistencies and no further, is hereby modified to the extent necessary to affect the provisions of this Ordinance.
SECTION 20. Certification and Publication. The City Clerk shall certify the passage and adoption of this Ordinance and shall cause this Ordinance and her certification, together with proof of publication, to be entered in the Book of Ordinances of the City Council. The City Clerk shall also cause this Ordinance to be published in accordance with California Government Code Section 36933.
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PASSED, APPROVED AND ADOPTED this _____ day of _____, 2026 ________________________________
Timothy R. Silva, Mayor
ATTEST: APPROVED AS TO FORM:
_______________________ _______________________
Andrea Flores Andrew L. Jared
City Clerk City Attorney
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I, Andrea Flores, City Clerk for the City of Barstow, California, and ex-officio Clerk of the City Council, do hereby certify under penalty of perjury that the foregoing is a true and correct copy of Ordinance No. 1035-2026, which was introduced at a regular meeting of the City Council of the City of Barstow held on the 2nd day of June 2026, and adopted at the regular meeting of the City Council of the City of Barstow on the _____ day of _____, 2026, by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
________________________________
Andrea Flores, City Clerk
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EXHIBIT A
ORDINANCE NO. 1035-2026
ZONING MAP