Local zoning · Bishop

Bishop — Landscaping and Screening

Landscaping and Screening under the Bishop local zoning and planning code, with the controlling citations.

Last reviewed: July 1, 2026

Overview

Bishop’s landscaping and screening rules live in Title 17 Zoning of the municipal code and show up in a few high-impact places: citywide parking‑area standards, special rules for the Business Park combining district, and use‑specific conditions for mini‑warehouse developments. Start by confirming your base zoning in the city’s Bishop Zoning map and districts list, then check whether any Bishop Overlay Districts apply, since overlays like the Business Park (BP) or Mixed Use can change landscaping minimums. Most of the day‑to‑day screening issues arise where parking lots or nonresidential sites sit next to homes, in which case Bishop imposes masonry walls and low border landscaping to protect neighbors (see §17.76.070).

Where the rules live in Title 17

Citywide parking lot landscaping and buffers: the parking chapter’s “Parking area improvements” section, including interior landscaping, border landscaping, and walls between residential and more intensive uses, plus a commercial vehicle‑storage fencing rule (§17.76.050, §17.76.070; exemptions for certain downtown blocks at §17.76.080)
Business Park (BP) combining district landscaping and outside‑storage screening (§17.62.050, §17.62.090)
Mini‑warehouse development adjacency landscaping and solid/semi‑solid screening fence requirements (§17.86.060–.080)
Mixed Use Overlay parking‑lot interior landscaping (10% minimum) (§17.46.150.E)

Citywide landscaping and screening standards that frequently apply

Interior parking‑lot landscaping
- Not less than 2% of a parking lot’s interior must be landscaped; must be maintained (§17.76.070.A). Applies in all districts except the R‑1 Single‑Family district (§17.76.070 preface)
Buffers at residential edges of parking areas
- Where a nonresidential use adjoins a multiple‑residential use, or a multiple‑residential use adjoins a single‑family use, provide:
  - A solid masonry wall at least 5 ft high (limited to 3 ft within the front yard of the abutting residential use) (§17.76.070.D)
  - A landscaped border at least 6 ft deep along the residential property; species must not exceed 3 ft in height (or be maintained to ≤3 ft) (§17.76.070.E)
Vehicle storage yards in Commercial districts
- A 6‑ft high solid fence or masonry wall is required to enclose motor vehicles stored for repairs in the Commercial (C) district(s) (§17.76.050)
Downtown exemptions that can affect landscaping tied to parking
- Specific downtown blocks are exempted from the parking chapter; confirm if your site is within the map‑described areas before relying on these exceptions (§17.76.080)

Overlay- and use-specific rules

Business Park (BP) Combining District
- Front and exterior side yards must be landscaped their full depth (parking may encroach up to 10 ft) (§17.62.050.B.1)
- All outside storage must be screened from adjacent property and streets by a building or obscure fencing at least 6 ft high (§17.62.090)
Mini‑Warehouse Development (allowed only in M‑1 unless specially authorized)
- Adjacent to a residential district, provide a 25‑ft landscaped yard along the common edge; also a 20‑ft landscaped front yard when within 100 ft of, or across the street from, a residential district (§17.86.080.B)
- Fencing (when required) must be solid or semi‑solid, 5–8 ft high, designed to prevent passage of debris or light, made of brick, stone, architectural tile, masonry units, wood, or similar (woven wire is prohibited) (§17.86.080.B); site plans must show fence/wall locations and landscaped areas (§17.86.060.N, .060.K)
Mixed Use Overlay
- Requires not less than 10% of the interior of a parking lot to be landscaped; maintained continuously (§17.46.150.E)

District-by-district notes on landscaping and screening

Bishop establishes the following base districts in §17.04.040: A‑R, R‑1, R‑2, R‑2000, R‑2000‑P, R‑3, R‑3‑P, R‑M, C‑1, C‑2, C‑H, M‑1, P, O‑P, O‑S. Unless noted below, landscaping/screening is governed by the citywide parking and adjacency standards described above, plus any applicable overlay or use‑specific rule. Verify site‑specific applicability through the Bishop Land Use map and Bishop Development Standards pages. District list: §17.04.040

A-R (Low Density Residential)

Purpose/uses: Not found in retrieved materials.
Key dimensional standards: Not found in retrieved materials.
Landscaping/screening takeaways: Citywide parking adjacency buffering (walls + 6‑ft low landscaping) applies where an adjoining site’s parking serves nonresidential/multifamily uses; the R‑1 exemption from §17.76.070 does not automatically extend here. Verify with the jurisdiction. Citations to buffers: §17.76.070.D–E

R-1 (Single-Family Residential)

Typical uses and standards: Single‑family homes; minimum lot sizes by sub‑district (e.g., R‑1‑5,000, R‑1‑8,000, etc.); yard setbacks include 15 ft front, 5 ft side, 15 ft rear (§17.20.020, §17.20.040–.050)
Landscaping/screening takeaways: The §17.76.070 parking‑area landscaping standards do not apply within R‑1 (“except the single-family residential district”), but they do apply to neighboring nonresidential/multifamily lots that adjoin R‑1 (§17.76.070 preface, .D–E)

R-2 (Low Density Multiple Residential)

Purpose/uses; key standards: Not found in retrieved materials.
Landscaping/screening takeaways: Parking adjacency buffers and interior landscaping apply to R‑2 parking areas (§17.76.070)

R-2000 (Medium High Density Residential) and R-2000-P (Residential and/or Professional/Administrative Offices)

Purpose/uses; key standards: Not found in retrieved materials.
Landscaping/screening takeaways: Citywide parking‑area landscaping and adjacency buffers apply (§17.76.070)

R-3 (Multiple Residential) and R-3-P (Multiple Residential and/or Professional/Administrative Offices)

Purpose/uses; key standards: Not found in retrieved materials.
Landscaping/screening takeaways: Citywide parking‑area landscaping and adjacency buffers apply (§17.76.070)

R-M (Residential Mobile Home)

Purpose/uses; key standards: Not found in retrieved materials.
Landscaping/screening takeaways: Citywide parking‑area landscaping and adjacency buffers apply (§17.76.070)

C-1 (Commercial and Retail), C-2 (General Commercial), C-H (Commercial Highway)

Purpose/uses; key standards: Not found in retrieved materials.
Landscaping/screening takeaways:
- Commercial vehicle‑storage yards must be enclosed by a 6‑ft solid fence or masonry wall (§17.76.050)
- Parking‑area interior landscaping (≥2%) and buffers at residential edges apply (§17.76.070)

M-1 (Light Industrial)

Key dimensional standards: Yards — 25 ft front, 15 ft rear, 10 ft sides (§17.60.080)
Landscaping/screening takeaways:
- If combined with BP, front and exterior side yards must be landscaped and all outside storage screened by at least 6 ft of obscure fencing (§17.62.050.B.1, §17.62.090)
- Mini‑warehouse projects (permitted only in M‑1 unless specifically authorized) must add larger landscaped buffers near residential districts and solid/semi‑solid fences 5–8 ft high (§17.86.080.B)

O-P (Office and Professional)

Purpose/uses; key standards: Not found in retrieved materials.
Landscaping/screening takeaways: Parking‑area landscaping and buffers apply (§17.76.070)

P (Public Facilities)

Purpose: Governs lands owned by public agencies for open space, parks, schools, and public buildings (§17.64.010–.020)
Landscaping/screening takeaways: Parking‑area landscaping and buffers apply to on‑site parking where applicable (§17.76.070). Project‑specific conditions may be imposed through Bishop Design Review or use permits; verify with the jurisdiction.

O-S (Open Space)

Purpose/uses: Preserves open space; allows certain agricultural, recreation, habitat, and related uses (§17.72.010–.030)
Landscaping/screening takeaways: For uses allowed by permit, the Planning Commission may prescribe requirements for “landscaping, tree removal, access, soil erosion, and related development criteria” (§17.72.030.B) — expect tailored conditions to fit the site context.

Overlays

BP Business Park Combining District: Adds landscaped front/exterior side yards and mandatory screening for outside storage (§17.62.050, §17.62.090)
Mixed Use Overlay: Requires a higher parking‑lot interior landscaping minimum of 10% (§17.46.150.E)

Quick-reference: key landscaping and screening triggers

Situation	Requirement	Where it applies	Code Reference
Parking lot interior landscaping	≥2% landscaped interior; maintain	All districts except R‑1	§17.76.070.A (preface + A)
Residential edge of nonres./multifamily parking	5 ft masonry wall (max 3 ft in front yard of abutting residence) + 6 ft deep border landscaping held to ≤3 ft in height	Citywide where such adjacencies occur	§17.76.070.D–E
Commercial vehicle‑storage yard fencing	6 ft solid fence or masonry wall	Commercial districts	§17.76.050
Outside storage in BP overlay	Screen from adjacent property/streets with building or obscure fencing ≥6 ft	BP combining district	§17.62.090
Front/exterior side yards in BP	Landscape entire depth (parking can encroach up to 10 ft)	BP combining district	§17.62.050.B.1
Mini‑warehouse next to residential	25 ft landscaped yard at the shared edge; 20 ft landscaped front yard near residential; add 5–8 ft solid/semi‑solid fence of specified materials	Mini‑warehouse projects (generally in M‑1)	§17.86.060, §17.86.080.B
Mixed Use Overlay parking lots	≥10% landscaped interior; maintain	Mixed Use Overlay areas	§17.46.150.E

Note: Signs are regulated separately; see Bishop Signage. Overlays can supersede base district rules; confirm your layers in Bishop Overlay Districts. Existing sites may be constrained as Bishop Nonconforming Uses. Relief may be possible via Bishop Variances and Exceptions (variance criteria at §17.80.060) . ADUs are handled separately; see Bishop ADUs and the overview of California ADU law. Construction specifications for walls/fences fall under the California Building Standards Code; this page covers zoning only.

Checklist

Confirm base zoning and overlays for the parcel in Bishop Zoning and Bishop Overlay Districts (districts established at §17.04.040)
If proposing or modifying a parking lot, show interior landscaping meeting the applicable minimum: 2% citywide (§17.76.070.A) or 10% in the Mixed Use Overlay (§17.46.150.E)
Where nonresidential or multiple‑residential parking adjoins a single‑family residential use, include a 5 ft masonry wall (≤3 ft in the front yard of the abutting residence) and a 6 ft deep low planting strip held at ≤3 ft (§17.76.070.D–E)
For vehicle storage yards in Commercial districts, specify a 6 ft solid fence or masonry wall enclosure (§17.76.050)
In the BP combining district, landscape the full depth of front and exterior side yards; screen outside storage with fencing at least 6 ft high (§17.62.050.B.1, §17.62.090)
For mini‑warehouse projects near residential, provide the required 25 ft landscaped yard, 20 ft landscaped front yard, and 5–8 ft solid/semi‑solid fence of approved materials (§17.86.080.B; show landscaping and wall locations per §17.86.060)
Check if your site is in a downtown block exempted from the parking chapter (§17.76.080) and adjust landscaping tied to that chapter accordingly; when in doubt, Verify with the jurisdiction
Determine if the project needs Bishop Design Review; submit landscape and screening plans with your application as required by the applicable chapter(s)

Risks & Ambiguities

Issue	Why it matters	What to verify
R‑1 exemption from §17.76.070	Could be misread to mean no buffers are required at R‑1 edges	The exemption applies to parking area improvements inside R‑1; buffers still apply to the adjoining nonresidential/multifamily lot (§17.76.070)
“Obscure fencing” in BP outside‑storage screening	Term is not defined in the excerpts	Fence must be at least 6 ft and obscure; confirm acceptable materials/opacity with Planning (§17.62.090). Verify with the jurisdiction.
Which “Commercial (C) district” for 6‑ft storage‑yard fences	Bishop has C‑1, C‑2, C‑H	The code text says “in the C district”; confirm applicability across all commercial districts for your permit (§17.76.050). Verify with the jurisdiction.
Downtown parking‑chapter exemptions	If §17.76.080 applies, parking‑chapter landscaping/buffer rules may not	Map your site to the described perimeters; if exempt, ask what, if any, alternative standards apply (§17.76.080)
Mini‑warehouse fence materials list	Materials are listed; mesh/wire disallowed	If proposing alternative materials, confirm they meet “solid or semi‑solid” and “no woven wire” (§17.86.080.B).
Mixed Use Overlay interface with base zoning	Overlay raises parking‑lot landscaping to 10%	Confirm whether other base‑zone landscaping rules are supplanted or supplemented by overlay standards (§17.46.150.E).

Information Gaps

Citywide tree quantity/species standards, irrigation or water‑efficiency landscaping criteria: Not found in retrieved materials.
District‑specific landscaping rules (A‑R, R‑2, R‑2000, R‑2000‑P, R‑3, R‑3‑P, R‑M, C‑1, C‑2, C‑H, O‑P): Not found in retrieved materials.
Any general fence/hedge height limits outside of the parking adjacency and special‑use provisions: Not found in retrieved materials.

Plain-English Summary

Bishop mostly ties landscaping and screening to parking lots and edges where more intensive uses meet homes. Expect interior parking‑lot landscaping (usually 2% citywide, 10% in the Mixed Use Overlay), plus a 5‑ft masonry wall and a 6‑ft‑deep, low planting strip where a nonresidential or multifamily parking area borders a single‑family property. Special districts and uses add more: Business Park sites must landscape street‑facing yards and fully screen outside storage, and mini‑warehouse projects near homes must add deeper landscaped yards and a solid 5–8 ft fence. When in doubt, check your zone/overlay and confirm with Planning before you design.

Source References

Title 17 districts established (A‑R, R‑1, R‑2, R‑2000, R‑2000‑P, R‑3, R‑3‑P, R‑M, C‑1, C‑2, C‑H, M‑1, P, O‑P, O‑S): §17.04.040
Parking area improvements (landscaping minimums; buffer walls/landscaped borders): §17.76.070
Vehicle storage yards fencing in Commercial districts: §17.76.050
Downtown exemptions to parking chapter: §17.76.080
Business Park combining district — landscaped yards and outside‑storage screening: §17.62.050, §17.62.090
Mini‑warehouse development — plan contents, landscaped setbacks near residential, and required 5–8 ft solid/semi‑solid fencing: §17.86.060, §17.86.080.B
Mixed Use Overlay — parking lot interior landscaping 10%: §17.46.150.E
M‑1 Light Industrial — yard setbacks (for context): §17.60.080
R‑1 standards and uses (for context): §17.20.020, §17.20.040–.050

Sources

Retrieved passages

Bishop Zoning Code (§ 17.86.050) High relevance
Bishop Zoning Code (§ 17.80.040) High relevance
Bishop Zoning Code (§ 17.62.050) High relevance
CBC § 2000 High relevance
Bishop Zoning Code (title shall) High relevance
Bishop Zoning Code (§ 17.72.010) Medium relevance
CPC § 660 Medium relevance
CWUIC § 65850.6 (Title 24) Medium relevance
Bishop Zoning Code (§ 17.62.010) High relevance
Bishop Zoning Code (CHAPTER 17.86.) Medium relevance
Bishop Zoning Code (§ 17.86.060) Medium relevance
Bishop Zoning Code (§ 17.76.060) Medium relevance
Bishop Zoning Code (§ 17.62.060) Medium relevance
Bishop Zoning Code (§ 17.36.020) Medium relevance

Cited sections

Official Bishop code library

Frequently asked questions

How much landscaping is required inside a Bishop parking lot?

Most sites must landscape at least 2% of the parking lot interior (§17.76.070.A). If your project is in the Mixed Use Overlay, the minimum rises to 10% (§17.46.150.E). R‑1 lots are exempt from §17.76.070.

Do I need a wall between a commercial parking lot and a neighboring home?

Yes. Where nonresidential parking adjoins multiple‑residential, or multiple‑residential adjoins single‑family, Bishop requires a solid 5‑ft masonry wall (max 3 ft in the abutting residence’s front yard) plus a 6‑ft‑deep low planting strip held to 3 ft high (§17.76.070.D–E).

Are there special landscaping rules in Bishop’s Business Park (BP) combining district?

Yes. Landscape the full depth of front and exterior side yards (parking can encroach up to 10 ft), and fully screen all outside storage with at least 6‑ft obscure fencing or buildings (§17.62.050.B.1, §17.62.090).

What landscaping and screening do mini‑warehouse projects need near residential zones?

Provide a 25‑ft landscaped yard along the residential edge and a 20‑ft landscaped front yard if within 100 ft of, or across from, a residential district. Add a 5–8 ft solid/semi‑solid fence of approved materials (no woven wire) (§17.86.080.B; show fences/landscaping on the site plan per §17.86.060).

Are any downtown sites exempt from the parking/landscaping chapter?

Yes. Specific blocks near Main Street are exempt per §17.76.080. Map your site to the described perimeter to confirm applicability; exemptions don’t apply to certain assembly uses without a use permit.

What fence is required around a commercial vehicle storage yard (e.g., an auto body shop)?

A 6‑ft high solid fence or masonry wall is required in the Commercial district to enclose vehicles stored for repairs (§17.76.050).

Do single‑family (R‑1) properties have to meet the parking‑lot landscaping rules?

No. The parking‑area improvements section excludes the R‑1 district, but the buffering rules still bind the neighboring nonresidential/multifamily lot at the shared edge (§17.76.070).

Can I seek relief from a screening or landscaping requirement?

Possibly. Variances are allowed where strict application deprives a property of privileges enjoyed by similar properties, subject to findings and conditions (§17.80.060). See Bishop Variances and Exceptions.

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