Mono County — Historic Preservation

Last reviewed: July 3, 2026

Overview

This page explains how historic preservation is implemented in the Mono County land-use and zoning framework that applies to the county’s unincorporated areas. Mono County relies primarily on General Plan policies, the county’s Land Development Regulations (design review and overlay rules), and application of state historic building rules rather than a separate local “historic preservation ordinance.” Key local tools are Design Review Districts and area-specific General Plan policies (for example, Benton Hot Springs and the Bodie area). Where Mono County defers to state rules (Historic Building Code, ADU law), those cross‑references are noted.

How Mono County implements historic preservation (principal instruments)

• Design Review Districts / Design Review: the principal local zoning mechanism used to protect community character and historic resources in unincorporated areas. Projects subject to design review must meet adopted design standards before a permit is issued. See § 9.050, § 9.070, § 9.060, § 9.080.

  • First natural mention: see Mono County Design Review.

• General Plan policies (Land Use Element): Multiple community-specific policies direct preservation and restoration (notably Benton Hot Springs, June Lake Loop, Bodie Hills). These are policy and action items in the Land Use Element that the Land Development Regulations implement through permitting and design guidance (e.g., Action 27.A.1.b and 27.A.1.d. for Benton Hot Springs).

• Overlay districts / special-area rules: Mono County uses overlays for special purposes (the code contains overlays such as the E‑Overlay equestrian district); historic protection may be effected by combining overlays with design review or area plans. The specific local “historic overlay” map or ordinance text was not located in the retrieved materials. See Mono County Overlay Districts.

• State-level technical/regulatory fallback: The county references applying the California Historical Building Code (for qualified historic structures) and follows state ADU rules where applicable (ADUs are permitted in historic districts but can be subject to objective standards to avoid adverse impacts). See the county General Plan action and state references. See California Building Standards Code and California ADU law.

District-by-district breakdown (applicable to unincorporated Mono County)

Design Review District (countywide design review program)

• Purpose: preserve visual character, ensure new development is compatible with surrounding environment and historic character when applicable. Design Review standards are applied in multiple community districts that are combined with a basic land-use designation.
• Typical permitted uses: All uses permitted in the underlying land-use designation; design review does not change permitted uses, it adds design standards and, in some cases, use-permit requirements. § 9.050.
• Key procedural/dimensional standards:
  • A permit shall not be issued where design review is required until the project complies with the established design review standards for the district (§ 9.070).
  • Uses may still be subject to use permits where the design review overlay requires it (§ 9.060).
  • Appeals handled under the county appeals chapter (§ 9.080).
• Where it applies: Applied to parcels in communities or areas where the county has identified design review districts (varies by community—see community plans and maps). Verify district maps with Planning. See Mono County Design Review.

Benton Hot Springs historic area (General Plan-directed)

• Purpose: preserve the historic, rural, agricultural character of the Benton Hot Springs Valley; explicitly encourages restoration and reuse of historic buildings and application of the Historic Building Code. (General Plan Goal 27, Action 27.A.1.b and 27.A.1.d.).
• Typical permitted uses (policy guidance): residential uses in historic structures, museums, visitor-serving uses (lodging, museums, food), and agricultural/open-space uses adjacent to the town to preserve character. Action items encourage clustering of intensive uses within/adjacent to the historic town.
• Dimensional / technical direction: The General Plan encourages use of the California Historical Building Code for historic properties in this area where appropriate (i.e., alternative compliance to preserve historic fabric). The specific setback/height/coverage numbers for Benton are not printed in the retrieved materials—see the county’s development standards when preparing a permit.
• Where it applies: Benton Hot Springs town area as defined in the Land Use Element. Verify exact parcel coverage with Mono County maps.

Bodie / Bodie Hills Planning Area

• Purpose: ensure development is compatible with cultural, historic and scenic values of Bodie; preserve the “Bodie Experience.” (Policy 1.A.10, Policy 9.G.1, Objective 9.G).
• Typical permitted uses: highly constrained—resource, compatible tourism, and limited concessionaire activity that complements the historic experience; mining and larger projects require Specific Plans.
• Dimensional / regulatory direction: Development proposals, including mining operations in the Bodie area, are required to prepare a Specific Plan to ensure compatibility with historic/cultural values (Action 1.A.10.a). Exact numeric development standards are set in those specific plans or other chapters referenced.
• Where it applies: Bodie area / Bodie Hills Planning Area (see General Plan Land Use maps). Verify with Planning staff.

Equestrian Overlay (E‑Overlay)

• Purpose: this overlay superimposes an equestrian district where single-family residences are permitted. It is an example of an overlay district used by Mono County; overlays can be combined with design review to protect community character. § 10.010, § 10.020.
• Relevance to preservation: no formal “historic overlay” text was found in the retrieved materials; overlays like the E‑Overlay illustrate the county’s overlay approach (they may be used to carry special rules that support historic character in other overlays). Not found: a standalone “Historic Overlay District” text in the materials we reviewed. Verify with Planning.

Decision‑relevant standards and permitted‑use table

Practical guidance / synthesis (plain-English interpretations and next steps)

• If your property is inside a Design Review District, plan for a design package demonstrating compatibility with local design guidelines (materials, colors, massing, signage and landscaping). Expect the planner or commission to withhold building or use permits until § 9.070 standards are met.
• For historic buildings in Benton Hot Springs, Mono County explicitly encourages applying the California Historical Building Code so repairs/retrofits can preserve historic fabric while meeting safety objectives (General Plan Action 27.A.1.d.). Be ready to document historic significance and request application of the historical code.
• For projects in the Bodie area, anticipate higher scrutiny and likely requirement for a Specific Plan to show consistency with historic/cultural resource protection policies (Action 1.A.10.a.).
• If your project triggers technical constraints (e.g., floodplain, seismic, life/safety), state codes contain specific variances for historic structures—coordinate early with county building and planning staff and reference Appendix G / the California Historical Building Code where appropriate.
• ADUs on historic parcels are allowed under state ADU law but may be subject to objective standards that prevent adverse impacts to registered historic resources—confirm standards with Planning and the county ADU procedure guidance. See state ADU guidance.

Checklist

• Confirm whether the parcel lies inside a Design Review District or a special planning area (Benton, Bodie, June Lake). Verify maps with Planning.
• Determine whether the building/site is listed or eligible for listing on local/state/national registers and assemble documentation. Verify eligibility with Planning or SHPO.
• If eligible/qualified, request applicability of the California Historical Building Code (prepare life‑safety evaluation and historic documentation).
• Prepare a design package addressing county design standards (materials, massing, landscaping, lighting) to comply with § 9.070 before permit issuance.
• If in Bodie or other sensitive planning area, confirm whether a Specific Plan is required (Action 1.A.10.a.).
• For ADUs, verify objective standards that address impacts to historic resources under state ADU law.
• Coordinate early with county planning staff, and if applicable, with tribal representatives as recommended by county policy (consultation guidance exists in the Land Use Element).

Risks & Ambiguities

Plain‑English Summary

Mono County does not appear to have a single standalone “historic preservation” ordinance in the retrieved materials; instead the county protects historic resources in unincorporated areas by applying General Plan preservation policies, the county’s Design Review District rules (permit issuance tied to compliance), area-specific directions for places like Benton Hot Springs and Bodie, and by using the California Historical Building Code and state ADU rules where appropriate. Always verify parcel-specific rules and maps with County Planning.

Source References

• Mono County Land Use Element — Benton Hot Springs Goal and Actions (Goal 27, Action 27.A.1.b / 27.A.1.d.)
• Mono County Land Use Element — Cultural & Mono Basin policies (Policy 10.D.2 and related actions)
• Mono County Land Development Regulations — Design Review provisions (§ 9.050, § 9.060, § 9.070, § 9.080)
• Mono County Land Use Element — Bodie/Bodie Hills policies and Specific Plan direction (Action 1.A.10.a., Objective 9.G)
• Mono County Land Development Regulations — Overlay District example (§ 10.010, § 10.020)
• California Historical Building Code reference (state guidance for historic structures)
• California Building Code (CBC) Appendix G—variance allowance for historic structures (flood variance example)
• State ADU guidance (ADUs in historic districts / allowed with objective standards)

Retrieved passages

• CBC § 131 Medium relevance show source text
• Mono County Zoning Code (section of) Medium relevance show source text
• Mono County Zoning Code (§ 65915) Medium relevance show source text
• CBC § 131 Medium relevance show source text
• Mono County Zoning Code (Section 66477) Medium relevance show source text
• Mono County Zoning Code (section of) Medium relevance show source text
• Mono County Zoning Code Medium relevance show source text
• Mono County Zoning Code (Chapter 12) Medium relevance show source text

Cited sections

• Mono County Land Use Element — Benton Hot Springs Goal and Actions (Goal **27**, Action **27.A.1.b / 27.A.1.d.**)
• Mono County Land Use Element — Cultural & Mono Basin policies (Policy **10.D.2** and related actions)
• Mono County Land Development Regulations — **Design Review** provisions (**§ 9.050**, **§ 9.060**, **§ 9.070**, **§ 9.080**) (§ 9.050)
• Mono County Land Use Element — Bodie/Bodie Hills policies and Specific Plan direction (Action **1.A.10.a.**, Objective 9.G)
• Mono County Land Development Regulations — Overlay District example (**§ 10.010**, **§ 10.020**) (§ 10.010)
• California Historical Building Code reference (state guidance for historic structures)
• California Building Code (CBC) Appendix G—variance allowance for historic structures (flood variance example)
• State ADU guidance (ADUs in historic districts / allowed with objective standards)
• MonoCounty_ZoningCode.md
• 2025 California Historical Building Code.md
• 2025 California ADU handbook.md
• 2025 California Building Code.md

• Official Mono County code library