Local zoning · Bishop

Bishop — Parking

Q: How many parking spaces do I need for a single-family home in Bishop?

Two spaces per dwelling unit are required in the residential districts, with one space in a garage or carport. Spaces can’t be tandem, must be behind the front setback, and must measure at least 9 by 20 feet with a 24‑foot maneuvering aisle .

Q: Can I use tandem parking at my house?

No—standard residential parking may not be in tandem, and one of the two required spaces must be enclosed. The exception is for ADUs , which may use tandem on an existing driveway under the ADU chapter .

Q: Do I have to add parking if I change the use of my downtown building?

In the mixed‑use overlays, no additional parking is required for a change of use in an existing building; only additions must park themselves. Outside the overlays, the code doesn’t state a general “change‑of‑use” waiver, so verify for your site .

Q: What are the standard stall sizes and aisle widths in Bishop?

Standard stalls are at least 9 ft x 20 ft with 24 ft of unobstructed maneuvering space. In the MUO overlays, up to 25% of required stalls may be compact at 8 ft x 16 ft .

Q: What landscaping is required in parking lots?

Citywide, provide at least 2% interior landscaping in parking lots (plus buffers where commercial abuts residential). In MUO overlays, at least 10% interior landscaping is required within parking areas .

Q: Is there a parking in‑lieu fee option downtown?

Yes. Within the code’s “exempted areas” along Main Street, MUO‑DT allows a parking in‑lieu payment per a City Council fee resolution, instead of constructing the spaces on‑site .

Q: Do I need bicycle parking?

Bicycle parking is required for residential projects with more than three units and for retail in the MUO overlays (with specific long‑term and short‑term ratios). These bicycle standards do not appear citywide outside the overlays .

Q: What are driveway width requirements?

Access points must be at least 12 ft wide for one‑way traffic and 24 ft for two‑way traffic. Additional location and spacing rules apply near intersections .

Q: Are there off-street loading requirements in Bishop’s code?

Not found in retrieved materials. Confirm with the City if a specific use will require a loading space.

Q: How do additions affect my parking count?

When you add floor area or seats to a use, you must provide parking for the added portion only, and round any fractional space up to the next whole number .

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

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Last reviewed: July 1, 2026

Overview

Bishop’s zoning code (Title 17) sets citywide “General Regulations” for off-street parking and then layers on district-specific rules in the residential chapters, the non-residential districts, and two mixed-use overlay zones. Much of the day-to-day detail (stall sizes, driveway widths, paving, landscaping, and access) lives in the General Regulations chapter, while the overlays add tailored ratios, bicycle parking, and a downtown parking in-lieu option. This page interprets those rules so you can navigate development standards for parking in Bishop.

How Bishop’s code organizes parking rules

Citywide framework: Chapter 17.76 General Regulations covers when parking must be provided, how to count spaces, vehicular access, and physical improvements to any parking area (lighting, paving, curbs, screening/landscaping, drainage) .
Base residential districts: Chapters 17.20, 17.24, 17.28, 17.32, 17.40, and 17.44 each restate the same core minimums for dwelling units (two spaces per unit, location behind the front setback, no tandem, one enclosed) and repeat key stall/aisle dimensions .
Non-residential districts: P Public Use and O‑P Office & Professional share a simple “1 per 300 sf” formula .
Overlays: MUO‑DT Mixed Use Downtown (Ch. 17.46) and MUO‑NT Mixed Use Neighborhood Transition (Ch. 17.47) customize ratios (by bedrooms for housing; by floor area for non-residential), require parking behind buildings, allow a compact stall share, add bicycle parking, and—downtown—enable an in‑lieu program within the code’s “exempted area” .

Quick-reference standards

Topic	Bishop standard	Where it applies
Minimum spaces for a dwelling	The R districts require at least 2 spaces per dwelling unit; one must be in a garage or carport; spaces may not be tandem; all stalls must be behind the front setback and on the same parcel; each space 9 ft x 20 ft, with 24 ft maneuvering aisle	Base residential districts (R‑1, R‑2, R‑2000, R‑M, and the Chapter 17.40 residential district)
Non-residential (P, O‑P)	1 space / 300 sf usable floor area	P Public Use; O‑P Office & Professional
MUO residential	Studios/1‑BR: 1.0; 2‑BR: 1.25; 3+ BR: 1.5 spaces/unit	MUO‑DT and MUO‑NT
MUO non-residential	<15,000 sf: 1.5/1,000 sf; ≥15,000 sf: 2.0/1,000 sf	MUO‑DT and MUO‑NT
Change of use	In MUO, no new parking required for change of use in an existing building (additions still must park)	MUO‑DT and MUO‑NT
Compact stalls	Up to 25% of required spaces may be 8 ft x 16 ft	MUO‑DT and MUO‑NT
Bicycle parking	Residential (≥4 units): long‑term 1/3 units, short‑term 1/5 units (min 2 if <10 units). Retail: long‑term storage for 10% of workers; visitors 1/5,000 sf (min 1 per business or 4 per site)	MUO‑DT and MUO‑NT
Landscaping in lots	Citywide: ≥2% interior landscaping; MUO: ≥10% interior landscaping	All districts; MUO overrides
Access widths	Driveway/access: ≥12 ft one‑way; ≥24 ft two‑way	All districts
Surfacing and drainage	Pave with asphalt/concrete; raise lot 4–6 in above gutter; drain to street via access points	All districts

District-by-district details

R-1 district

Purpose and common uses: Not found in retrieved materials.
Key dimensional context: Side yard 5 ft, rear yard 15 ft; “key lot” front yard may be half of normal; “average setback” rule applies on R‑1 blocks with existing development (front yard equals the average of improved lots on both sides if less than the district’s stated front yard) .
Parking rules: At least 2 spaces per dwelling, on the same parcel, behind the front setback; spaces not in tandem; one enclosed (garage or carport); 9 ft x 20 ft stalls with 24 ft maneuvering aisle; paved; depth sufficient to avoid sidewalk encroachment .
Where it applies: Verify mapped R‑1 areas with the City; see Bishop Land Use. Verify with the jurisdiction.

R-2 district (Two-family)

Purpose and common uses: Not found in retrieved materials.
Key dimensional context: “Average front setback” rule specific to R‑2: when adjacent lots on both sides are already improved, the minimum front setback equals the average of those two (if that average is less than the stated district front yard; corner lots must still meet district standards) .
Parking rules: Same as R‑1—2 spaces per dwelling, one enclosed, no tandem, behind the front setback, stall 9 ft x 20 ft with 24 ft aisle, paved .
Where it applies: Verify with the zoning map. Verify with the jurisdiction.

R-2000 district

Purpose and common uses: Not found in retrieved materials.
Key dimensional context: Minimum lot area 5,000 sf; min. 2,000 sf land per dwelling; front 10 ft, side 5 ft, rear 10 ft yards; 2‑story/26‑ft height cap (citywide for res. districts) .
Parking rules: Same residential minimums as above (2 per unit; one enclosed; no tandem; behind front setback; 9 ft x 20 ft; 24 ft aisle; paved) .
Where it applies: Verify mapped R‑2000 areas. Verify with the jurisdiction.

R‑M district

Purpose: Not found in retrieved materials.
Typical permitted uses: The chapter lists uses expressly prohibited, including multifamily residential uses, commercial, industrial, hotels/motels, and junkyards; permitted-use list not included in retrieved excerpt .
Key dimensional context: Front 10 ft, side 5 ft, rear 10 ft yards; 2‑story/26‑ft height (citywide for res.) .
Parking rules: Same residential minimums (2 per dwelling; one enclosed; no tandem; 9 ft x 20 ft; 24 ft aisle; paved) .
Where it applies: Verify mapped R‑M locations.

Chapter 17.40 residential district (minimum 1,250 sf per unit)

District name: Not found in retrieved materials.
Dimensional context: Min. lot depth 100 ft; ≥1,250 sf land per dwelling; front 10 ft, side 5 ft, rear 10 ft yards; citywide residential height cap applies .
Parking rules: Same residential minimums (2 per unit; one enclosed; no tandem; behind front setback; 9 ft x 20 ft; 24 ft aisle; paved) .
Where it applies: Verify mapped district.

P Public Use district

Purpose: For public buildings and governmental uses; allows caretaker dwelling with a use permit; typical principal uses are buildings/uses of the City and other agencies consistent with the General Plan .
Parking rules: 1 space per 300 sf usable floor area .
Where it applies: Verify mapped P sites.

O‑P Office & Professional district

Purpose: Provides a location for professional and administrative offices compatible with professional service areas .
Typical permitted uses: Offices, banks/loan agencies, medical/dental offices and clinics, certain public/quasi‑public uses; hotels/motels prohibited .
Dimensional context: Max height 2 stories/30 ft; min parcel 7,500 sf; front setback 15 ft; no side/rear yards required except when abutting an R district .
Parking rules: 1 space per 300 sf usable floor area .
Where it applies: Verify mapped O‑P corridors.

MUO‑DT Mixed Use Downtown Overlay

Purpose: Regulates development and land use form within the MUO‑DT boundary to facilitate infill and redevelopment downtown .
Parking ratios: Residential by bedrooms (1.0 for studios/1‑BR; 1.25 for 2‑BR; 1.5 for 3+ BR) and non‑residential by floor area (1.5/1,000 sf for buildings <15,000 sf; 2.0/1,000 sf for ≥15,000 sf); no additional parking for change of use in existing buildings; additions must park only the added floor area .
Design/location: Parking can’t be between the building and the primary street; it must be behind the building; standard stalls 9 x 20 with 24 ft aisles; up to 25% compact (8 x 16); ≥10% interior lot landscaping; bicycle parking required (see table above) .
In‑lieu option: Within the code’s “exempted area” (see 17.76.080 boundaries below), the City may accept a parking in‑lieu payment in place of building on‑site parking, per Council resolution .

MUO‑NT Mixed Use Neighborhood Transition Overlay

Building form context: Minimum 12‑ft ground floor height for commercial, max 36 ft overall, and a required 15‑ft stepback above the first floor; typical setbacks 5–10 ft .
Parking ratios and design: Same MUO ratios and design/location rules as MUO‑DT (residential by bedrooms; non‑residential by floor area; no new parking for change of use in existing buildings; behind‑building placement; compact share; dimensions; landscaping; bicycle parking) .

Citywide rules that affect every project

When parking is required: Provide off‑street parking at time of constructing any main building; also when enlarging/intensifying a use by adding floor area or seats (calculate only the added portion); round up fractional space counts to the next whole space .
Access and storage: Each site must have vehicular access from a street or alley to off‑street parking; inoperable vehicles may not be stored outdoors in residential or commercial zones .
Parking area improvements (outside MUO specifics): Provide at least 2% interior landscaping, lighting arranged to avoid nuisance, fully paved surfaces, walls/curbs and landscape buffers where residences abut non‑residential, minimum access widths (12 ft one‑way; 24 ft two‑way), continuous curbing at frontages, and drainage grading (parking area set 4–6 inches above the gutter, draining through access points) .

Downtown “exempted areas” and parking in‑lieu

Exempted areas: Two mapped areas along Main Street (between Warren and Academy, and the east side of Main to a one‑parcel depth from Clarke to May) are exempted from “the foregoing provisions” of the General Regulations chapter; assembly‑type uses (churches, theaters, etc.) must obtain a conditional use permit to rely on the exemption .
MUO‑DT in‑lieu: If your project is in the exempted area and within MUO‑DT, the overlay authorizes a parking in‑lieu payment in lieu of building some or all required stalls, subject to a City Council‑adopted fee resolution .

ADU parking (special rule)

For ADUs, the City may not require more than 1 space per ADU or per bedroom (whichever is less), and it must allow tandem on an existing driveway and certain within‑setback placements when feasible, consistent with state law. These ADU‑specific allowances are an exception to the normal “no tandem” rule for standard dwellings in the R districts . See also California ADU law.

Application and review notes

Landscaping inside parking areas is reviewed by the Planning Department (or Planning Commission when a use permit is needed). Projects downtown subject to overlay design may also intersect with design review considerations, and screening overlaps with landscaping and screening requirements in other parts of Title 17 .

Checklist

Confirm your base district and whether you are inside MUO‑DT or MUO‑NT (overlay districts).
If downtown, confirm whether your parcel is inside a 17.76.080 exempted area and whether a parking in‑lieu option applies .
Compute required stalls using the correct rule set: base R district (2 per unit) or MUO bedroom‑based schedule for housing; P/O‑P or MUO floor‑area schedule for non‑residential .
Apply citywide counting rules: provide parking for new buildings and for additions only; round up fractional spaces .
Layout: keep stalls behind the front setback (R districts and MUO); provide 9 x 20 stalls with 24‑ft aisles; in MUO, you may count up to 25% compact (8 x 16) .
Surfacing and drainage: pave, curb, and grade lots per 17.76.070; meet minimum driveway widths (12/24 ft) .
Landscaping: provide ≥2% interior landscaping citywide or ≥10% in MUO overlays; add buffers where res. abuts non‑res. .
Bicycle parking (MUO only): provide long‑ and short‑term racks per unit counts; retail worker/visitor counts per overlay rules .
If proposing an ADU, use the ADU parking caps and allowances (tandem ok), not the standard R‑district rules .

Risks & Ambiguities

Issue	Why it matters	What to verify
“Change of use” parking relief	MUO lets existing buildings change uses without adding parking; outside MUO this relief is not stated	Whether your site is in MUO and how “existing building” is interpreted for your project
Overlap of exempted areas and overlays	Downtown parcels may fall under both 17.76.080 exemptions and MUO‑DT in‑lieu	Parcel location relative to the two exempted areas; current Council in‑lieu fee/resolution
Compact stalls allowed?	Only MUO explicitly allows compact spaces	If outside MUO, assume all stalls meet the 9 x 20 standard unless the City approves otherwise
Loading spaces standards	Off‑street loading requirements are not present in retrieved materials	Not found in retrieved materials
District titles/uses in some chapters	Some residential chapters restate standards without clear chapter titles in excerpts	Confirm official district names and permitted uses for Chapters 17.20, 17.32, 17.40 on the City’s full code site; see Bishop Land Use
ADU vs. standard tandem rule	R districts ban tandem; ADU statute requires tandem allowances	Apply the ADU chapter for ADUs and the R‑district rules for standard dwellings; see California housing laws and the ADU chapter

Plain-English Summary

For most Bishop homes outside the mixed‑use overlays, plan on two off‑street spaces per dwelling—one must be in a garage or carport, and you can’t stack them in tandem. Stalls must be at least 9 by 20 feet with a 24‑foot aisle, located behind the front setback, paved, and served by a 12‑ to 24‑foot driveway. Downtown and in the neighborhood‑transition overlay, housing parks by bedrooms, non‑residential parks by square footage, compact stalls are allowed, bicycle parking is required, and change‑of‑use typically doesn’t trigger new parking.

Source References

17.76.010–.070 General Regulations: vehicular access, when parking is required, fractional rounding, inoperable vehicle storage, parking area improvements (landscaping 2%, lighting, paving, access widths, curbs, drainage) .
17.76.080 Exempted areas (downtown map descriptions) and CUP condition for assembly uses .
17.20.050–.070 R‑1 yards and parking standards (2 stalls/unit; no tandem; one enclosed; behind front setback; 9x20; 24‑ft aisle) .
17.24.050–.110 R‑2 average front setback rule; residential parking standards; driveway/garage spacing rules .
17.28.040–.100 R‑2000 dimensions and residential parking (same 2 stalls/unit, etc.) .
17.32.040–.080 Residential chapter (R‑2000 language repeated): lot standards and residential parking restatement .
17.40.040–.080 Residential chapter (1,250 sf land per unit) and residential parking restatement .
17.44.030–.110 R‑M prohibited uses; residential parking restatement; driveway/garage spacing rules .
17.64.030–.050 P Public Use: purpose/uses; parking 1/300 sf .
17.68.010–.060 O‑P Office & Professional: purpose/uses; parking 1/300 sf .
17.46.010, .150–.160 MUO‑DT: purpose; parking ratios; behind‑building rule; dimensions; compact share; 10% interior landscaping; bicycle parking; downtown in‑lieu reference to 17.76.080 .
17.47.130–.150 MUO‑NT: height/stepback; parking ratios; behind‑building rule; dimensions; compact share; bicycle parking .
ADU chapter (parking caps and tandem allowance) .

Sources

Retrieved passages

Bishop Zoning Code (§ 1) High relevance
Bishop Zoning Code (§ 17.68.010) High relevance
Bishop Zoning Code (section 17.76.080) High relevance
Bishop Zoning Code (§ 17.76.060) High relevance
Bishop Zoning Code (§ 17.24.080) High relevance
Bishop Zoning Code (§ 17.76.070) Medium relevance
Bishop Zoning Code (§ 1) Medium relevance
Bishop Zoning Code (§ 2) Medium relevance
Bishop Zoning Code (§ 17.24.050) Medium relevance
Bishop Zoning Code Medium relevance
Bishop Zoning Code (CHAPTER 17.76.) Medium relevance

Cited sections

Official Bishop code library

Frequently asked questions

How many parking spaces do I need for a single-family home in Bishop?

Two spaces per dwelling unit are required in the residential districts, with one space in a garage or carport. Spaces can’t be tandem, must be behind the front setback, and must measure at least 9 by 20 feet with a 24‑foot maneuvering aisle .

Can I use tandem parking at my house?

No—standard residential parking may not be in tandem, and one of the two required spaces must be enclosed. The exception is for ADUs, which may use tandem on an existing driveway under the ADU chapter .

Do I have to add parking if I change the use of my downtown building?

In the mixed‑use overlays, no additional parking is required for a change of use in an existing building; only additions must park themselves. Outside the overlays, the code doesn’t state a general “change‑of‑use” waiver, so verify for your site .

What are the standard stall sizes and aisle widths in Bishop?

Standard stalls are at least 9 ft x 20 ft with 24 ft of unobstructed maneuvering space. In the MUO overlays, up to 25% of required stalls may be compact at 8 ft x 16 ft .

What landscaping is required in parking lots?

Citywide, provide at least 2% interior landscaping in parking lots (plus buffers where commercial abuts residential). In MUO overlays, at least 10% interior landscaping is required within parking areas .

Is there a parking in‑lieu fee option downtown?