Bishop — Historic Preservation

Last reviewed: July 1, 2026

Overview

In Bishop’s zoning code (Title 17), “historic preservation” appears as targeted rules that change how certain by‑right housing programs work and how accessory dwellings are designed on historically significant sites. The ordinance does not establish a standalone historic-preservation chapter; instead, it flags historic resources in the context of two‑unit (SB 9) housing and accessory dwelling units (ADUs), and it provides limited relief from parking where a site is within an architecturally and historically significant district. The code also lists Bishop’s base districts and overlays, but no dedicated Historic Overlay with district standards is provided in the retrieved materials. Verify with the jurisdiction.

What “historic” means in Bishop’s zoning context

• A parcel is treated as “historic” for certain programs if it is in a “historic district,” is a “property included on the State Historic Resources Inventory,” or is “designated or listed as a city landmark or historic property or district pursuant to a city ordinance.” This definition controls SB 9 eligibility in single‑family zones (ministerial two‑unit projects) and is codified at BMC § 17.21.010(B)(3)(a) .
• For ADUs, Bishop’s code applies historic‑resource protections if the site is identified on “any federal, state or local list of historic or formally determined eligible historic resources,” and requires work to avoid adverse impacts to integrity and to follow the Secretary of the Interior’s Standards when modifying an existing historic primary dwelling (see legacy § 17.16.020(11) and Chapter 17.75 historic provisions) .

How historic status changes development pathways

ADUs on historic properties (citywide; residential and mixed-use zones)

• Ministerial approval remains available for ADUs in “residential or mixed‑use” zones if the application meets Chapter 17.75, including historic standards (see § 17.75.100 for mandatory approvals) . When the parcel is on a federal/state/local historic list, the ADU “shall not adversely compromise the property’s integrity” and alterations to a historic primary dwelling must conform to the Secretary’s Standards (Chapter 17.75, Historic preservation; and legacy § 17.16.020(11)) .
• ADU parking relief: No parking spaces are required where the ADU is in an “architecturally and historically significant district” (Chapter 17.75, Parking, subsection E.3.b) .
• Practical effect: On a listed or eligible historic parcel, expect objective design limits on new ADUs and careful treatment of any changes to a historic primary dwelling; in a recognized historic district, on‑site parking for the ADU may be reduced or waived per Chapter 17.75 (E) .

Two‑unit housing developments (SB 9) in single‑family zones

• Bishop’s SB 9 program is codified in Chapter 17.21. Parcels in a “historic district,” in the State Historic Resources Inventory, or designated as a local landmark/property/district are excluded from ministerial SB 9 approvals (§ 17.21.010(B)(3)(a)) .
• Practical effect: In single‑family zones, historic status can disqualify a site from ministerial two‑unit approvals. Applicants may need to pursue other entitlements or relief under Bishop’s variances and exceptions chapter, noting the general procedures for variances, hearings, and appeals in Chapter 17.80 (§§ 17.80.070–.120) .

District context and overlays

• Title 17 lists Bishop’s base districts (e.g., R‑1 Single‑Family Residential, R‑2, R‑2000, R‑3, R‑M, C‑1, C‑2, C‑H, M‑1, O‑P, O‑S, P) in § 17.04.040, and also includes a city Mixed Use Overlay in Chapter 17.46; however, no Historic Overlay district or dedicated historic standards were retrieved in Title 17. Use Bishop’s Overlay Districts page for context and verify locally (§ 17.04.040; Ch. 17.46) .

Category-by-category applicability

The code references “historic” in functional categories rather than as a mapped Historic Overlay. Below is a Bishop‑specific breakdown of how each referenced “historic” category operates in Title 17.

Historic districts (city-designated)

• Purpose/standards: Not found in retrieved materials.
• Where it applies: Any parcel mapped in a locally adopted “historic district” (if any; not mapped in retrieved Title 17). Consequences include SB 9 ineligibility (§ 17.21.010(B)(3)(a)) and ADU on‑site parking relief under Chapter 17.75 (E.3.b) .

Properties listed on the State Historic Resources Inventory (SHRI)

• Purpose/standards: State listing; Bishop relies on it for SB 9 screening.
• Where it applies: Parcels on the SHRI are ineligible for SB 9 ministerial two‑unit approvals (§ 17.21.010(B)(3)(a)). If the parcel is on any federal/state/local historic list, ADU work must avoid adverse impacts and meet Secretary’s Standards where altering a historic primary dwelling (Ch. 17.75, F; legacy § 17.16.020(11)) .

Local landmarks or historic properties/districts (city-designated by ordinance)

• Purpose/standards: Not found in retrieved materials (designation process and criteria not provided in Title 17 files).
• Where it applies: Same consequences as above—SB 9 ineligibility (§ 17.21.010(B)(3)(a)); ADU parking relief in “architecturally and historically significant district” under Ch. 17.75 (E.3.b); ADU integrity/Secretary’s Standards requirements where listed on a local register (Ch. 17.75, F; legacy § 17.16.020(11)) .

Historic-related triggers and standards (at a glance)

Note: Exact decimal subsection numbers for Chapter 17.75’s Parking (E) and Historic preservation (F) were not shown in the retrieved materials; the controlling language is contained in Chapter 17.75 as cited above. Verify with the jurisdiction.

Related process touchpoints

• If a project’s SB 9 path is blocked by historic status, applicants may need discretionary relief under Bishop’s variances and exceptions; see variance hearings/appeals and timelines in Chapter 17.80 (§§ 17.80.070–.120) .
• If a project includes signage, use the city’s signage rules; no historic‑specific signage standards were found in the retrieved Title 17 files. Not found in retrieved materials.
• If your site is in the Mixed Use Overlay (Ch. 17.46), base development metrics still apply; historic triggers above continue to control ADU parking and SB 9 eligibility where applicable (Ch. 17.46; § 17.75.100) .

Checklist

• Confirm whether the parcel is in a “historic district,” on the State Historic Resources Inventory, or listed/designated as a local landmark/property/district. Verify with the jurisdiction (§ 17.21.010(B)(3)(a)) .
• If pursuing a two‑unit SB 9 project in a single‑family zone, verify the site is not in any of the historic categories above; otherwise, SB 9 ministerial processing is not available (§ 17.21.010(B)(3)(a)) .
• If proposing an ADU, determine whether the site appears on any federal/state/local historic list; if yes, prepare objective documentation showing the ADU will not adversely compromise integrity and that any alterations to a historic primary dwelling follow the Secretary’s Standards (Ch. 17.75, F; legacy § 17.16.020(11)) .
• If your ADU is in an architecturally and historically significant district, apply the ADU parking exemption in Chapter 17.75 (E.3.b) and reflect that in your parking plan .
• Coordinate early on any required design review or site plan reviews that may apply to your base zone or overlay. Not found in retrieved materials for historic‑specific design review; verify with the jurisdiction.
• If a rule conflict arises between zoning and building regulations, apply the most restrictive rule (§ 17.80.100) and confirm how state California housing laws interact with local rules for your case .

Risks & Ambiguities

Plain-English Summary

Bishop doesn’t publish a standalone “Historic Overlay” in its zoning code, but historic status still matters. If your lot is in or on a recognized historic district/list, you generally can’t use the SB 9 two‑unit fast track, and any ADU must be designed so it doesn’t harm the property’s historic integrity—while also benefiting from an ADU parking break if it’s in a historic district. Always confirm whether your parcel is actually listed or in a district before you design.

Source References

• BMC § 17.04.040 — Districts established (base districts list) —
• BMC Ch. 17.21 (Two‑Unit Housing Developments), § 17.21.010(B)(3)(a) — Historic‑resource exclusions from SB 9 ministerial approvals —
• BMC Ch. 17.75 (Accessory Dwelling Units), § 17.75.100 — Mandatory ministerial approvals for ADUs in residential or mixed-use zones —
• BMC Ch. 17.75 (Accessory Dwelling Units), Parking (E), including E.3.b — No parking required in architecturally and historically significant district —
• BMC Ch. 17.75 (Accessory Dwelling Units), Historic preservation (F) — Integrity/Secretary’s Standards on historic parcels —
• BMC § 17.16.020(11) — Legacy ADU historic‑preservation standard in A‑R district chapter —
• BMC Ch. 17.46 — Mixed Use Overlay; general development metrics —
• BMC § 17.80.070–.120 — Variance hearings, appeals, and permit timelines; § 17.80.100 conflict rule —

Information Gaps

• Mapped Historic Overlay district(s), design guidelines, certificate-of-appropriateness triggers: Not found in retrieved materials.
• Local landmark designation procedures/criteria (commission, findings, appeals): Not found in retrieved materials.
• Exact decimal numbering for Chapter 17.75 Parking (E) and Historic preservation (F): Not found in retrieved materials. Verify with the jurisdiction.

Retrieved passages

• Bishop Zoning Code (§ 17.72.010) Medium relevance show source text
• Bishop Zoning Code (§ 17.80.060) Medium relevance show source text
• Bishop Zoning Code (§ 17.86.050) Medium relevance show source text
• CBC § 17.16.020 (section and) Medium relevance show source text
• Bishop Zoning Code (§ 17.08.290) Medium relevance show source text
• Bishop Zoning Code (§ 17.80.130) Medium relevance show source text
• Bishop Zoning Code (§ 17.20.090) Medium relevance show source text
• Bishop Zoning Code (title or) Medium relevance show source text

Cited sections

• BMC § 17.04.040 — Districts established (base districts list) — (§ 17.04.040)
• BMC Ch. 17.21 (Two‑Unit Housing Developments), § 17.21.010(B)(3)(a) — Historic‑resource exclusions from SB 9 ministerial approvals — (§ 17.21.010)
• BMC Ch. 17.75 (Accessory Dwelling Units), § 17.75.100 — Mandatory ministerial approvals for ADUs in residential or mixed-use zones — (§ 17.75.100)
• BMC Ch. 17.75 (Accessory Dwelling Units), Parking (E), including E.3.b — No parking required in architecturally and historically significant district —
• BMC Ch. 17.75 (Accessory Dwelling Units), Historic preservation (F) — Integrity/Secretary’s Standards on historic parcels —
• BMC § 17.16.020(11) — Legacy ADU historic‑preservation standard in A‑R district chapter — (§ 17.16.020)
• BMC Ch. 17.46 — Mixed Use Overlay; general development metrics —
• BMC § 17.80.070–.120 — Variance hearings, appeals, and permit timelines; § 17.80.100 conflict rule — (§ 17.80.070)
• Bishop_ZoningCode.md

• Official Bishop code library