CITY OF BISHOP
CITY COUNCIL MEETING AGENDA
City Council Chambers - 301 West Line Street - Bishop, California MONDAY, JANUARY 26, 2026 - 6:00 PM
1. CALL TO ORDER - 6:00 p.m. Monday, January 26, 2026
2. MOMENT OF SILENCE
NOTICE TO THE PUBLIC: Please be advised this meeting is accessible to the public in person, on the City of Bishop website, or on the local government cable channel 12. In compliance with the Americans with Disabilities Act of 1990, if you need special assistance to participate in this meeting, please contact the City Clerk at 760-873-5863 Extension 124. Notification at least 48 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting. [28 CFR
35.102.35.104 ADA Title II].
The public is encouraged to participate or observe this meeting by:
1. Attending this meeting in person at the City of Bishop City Council Chambers located at 301 West Line Street in Bishop, California.
2. Observing this meeting live from the City of Bishop website at:
https://www.cityofbishop.com/government/city_council/index.php
3. Observe this meeting live from the local government cable channel 12.
Public comments may be made:
1. In person: Members of the public desiring to speak on a matter appearing on the agenda should ask the Mayor for the opportunity to be heard when the item comes up for Council consideration (or complete a speaker card prior to the meeting). Comments for all agenda items are limited to a speaking time of three minutes unless modified by the Mayor.
2. In writing: Go to http://bishop-ca.granicus.com/ViewPublisher.php?view_id=8 to submit an "eComment" for the corresponding meeting. Please note that eComment submissions closes at 3:00 p.m. on the day of the meeting. You may also hand deliver public comments to the City drop/payment box located at the Church Street entrance to City Hall on or before the deadline noted above. All written public comments received prior to the above noted time will be distributed to the Council for their review and consideration prior to the meeting. All written public comments received after that time will be provided to the Council at the earliest possibility. Please note written public comments received will not be read aloud at the meeting.
Any writing that is a public record that relates to an agenda item for open session distributed less than 72 hours prior to the meeting will be available for public inspection at City Hall, 377 West Line Street, Bishop, California during normal business hours.
Government Code 54957.5(b)(1). Copies will also be provided at the appropriate meeting.
1 3. PLEDGE OF ALLEGIANCE - Councilmember Schwartz will lead the pledge of allegiance.
4. ROLL CALL
5. PUBLIC COMMENT
6. PRESENTATIONS
A. A Presentation on the Valley Apartments - Presented by Eastern Sierra Community Housing Executive Director Patricia Robertson.
B. A Presentation on Wild Iris - Presented by Wild Iris Family Counseling and Crisis Center/CASA of the Eastern Sierra Executive Director Dominic Hays.
7. DEPARTMENT REPORTS
8. BISHOP AREA CHAMBER OF COMMERCE & INFORMATION CENTER UPDATE A. Bishop Area Chamber of Commerce and Information Center Update Report - January 26, 2026
9. CONSENT CALENDAR
A. City Council Meeting Minutes
NOTICE TO THE PUBLIC: This time is set aside to receive public comment on matters not calendared on the agenda. When recognized by the Mayor, please state your name and address for the record and please limit your comments to three minutes. Under California law the City Council is prohibited from generally discussing or taking action on items not included in the agenda; however, the City Council will listen to all public comment but will not generally discuss the matter or take action on it.
ESCH Presentation - January 26, 2026
Wild Iris Presentation - January 26, 2026
Wild Iris Brochure
Updates on department activities will be given by the Department Heads and/or their staff.
A. Fire Department - Fire Chief Bret Russell
B. Police Department - Police Chief Nate Derr
C. Public Works Department - Public Works Director Nora Gamino D. Community Services Department - Community Services Manager Daniel McElroy E. Planning Department - Principal Planner Ana Budnyk
F. Administration - City Administrator Pam Foster
Prepared by Bishop Area Chamber of Commerce and Information Center Executive Director Tawni Thomson and presented by Bishop Chamber Board President Robert Sharp.
BACCIC Report - January 26, 2026
NOTICE TO THE PUBLIC: All matters under the Consent Calendar are considered routine by the City and will be acted on by one motion.
Recommended Action: Council consideration to approve the City Council Meeting Minutes for: November 10, 2025 Special Joint Meeting with the Bishop Rural Fire Protection District Board of Commissioners, November 10, 2025 Regular Meeting, and December 8, 2025 Regular Meeting.
2 B. City Council Regular Meeting Cancellation Notices
C. A Resolution Approving Guidelines for the Submission and Tabulation of Protests in Connection with Rate Hearings
D. ORDINANCE - Second Reading and Adoption of an Ordinance Repealing and Replacing Chapter 13.06 Relating to Cross-Connection Control E. ORDINANCE - Second Reading and Adoption of an Ordinance Repealing and Replacing Chapter 17.75 (Accessory Dwelling Units and Junior Accessory Dwelling Units)
F. Challenger Sports - Letter of Extension
10. NEW BUSINESS
A. City Council Discussion on Striping Options of the Upper Tennis Courts B. A-Frame Building - Proposal to Provide Environmental Support Services for the City of Bishop Chamber of Commerce/Visitor's Center Project MINUTES 2025 11 10 - Special Meeting
MINUTES 2025 11 10
MINUTES 2025 12 08
Recommended Action: Council is requested to receive and file the attached November 24, 2025 and December 22, 2025 City Council Regular Meeting cancellation notices.
November 24, 2025 Regular Meeting - Cancellation Notice December 22, 2025 Regular Meeting - Cancellation Notice Recommended Action: Council consideration to adopt a Resolution approving Guidelines for the Submission and Tabulation of Protests in connection with rate hearings conducted pursuant to Article XIIID, Section 6 of the California Constitution.
Reso No. 2026-XX Majority Protest Tabulation
Recommended Action: Council consideration to approve the second reading and adoption, by title only, an ordinance repealing and replacing Chapter 13.06 of Title 13 of the Bishop Municipal Code relating to Cross-Connection Control.
Ordinance No. XXX Update to Title 13 Cross-Connection Control Recommended Action: Approve the Second Reading and adopt the proposed ordinance by title only.
Ordinance - Repealing and Replacing Ch. 17.75 ADU and JADU - 2026 01 26 Exhibit A - CHAPTER_17.75.___ADU_and_JADU
Recommended Action: Council to approve the Challenger Sports Agreement Letter Extension for a term of one year with the term ending on January 21st, 2027.
Vendor_Agreement Challenger Sports 2024 02 12.pdf
Letter of Agreement - Bishop P&R (1).pdf
Letter of Agreement - Bishop P&R 2026.pdf
CITY OF BISHOP Challenger Sports - signed.pdf
Recommended Action: Provide staff direction on the striping of the Tennis Courts in advance of the Tennis Court Resurfacing Project.
Recommended Action: Council consideration to approve the Environmental Support Services agreement with Helix Environmental for the CEQA compliance, Biological Resource Evaluation, Historic Resource Evaluation, and Preparation of 3 11. FUTURE AGENDA ITEMS
12. COUNCIL AND COMMITTEE REPORTS
13. ADJOURNMENT
Aquatic Resource Permit Applications associated with the demolition of the A-Frame Building in City Park.
Helix Environmental Planning Proposal
Monday, February 9, 2026 at 6:00 p.m. Regular Meeting in the City Council Chambers 4 City of Bishop, City Council
January 2026
Serving Inyo, Mono, and Alpine counties since 2013
5 OUR VISION
Communities in the
Eastern Sierra thrive
because everyone has
access to safe,
affordable, quality
housing.
6 OUR MISSION
To support community
housing for a viable
economy and
sustainable community.
7 Revenue
-Contracts
-Grants
-Fundraising
-Property Mgmt
Infrastructure
-Bylaws
-Board of
Directors
-Strategic Plan
-Office space
-Staff
Public Benefit
-Direct Services
-Regional
Solutions
OUR BUSINESS MODEL
8 Our Board of Directors
Tom Hodges
President Vice President
Sarah Nuttall
Treasurer
Jennifer Kreitz
Board Member
Board Member
Amanda Rice
Board Member
Kirk Stapp
Board Member
Brian D’Andrea
Currently in the
process of filling
2 vacancies for
low-income
representation
Heidi Steenstra
9 6
Board of
Directors
Executive
Director
Program
Associate
Housing
Navigator –
Mono County
Housing
Navigator –
Alpine County
CA Rural
West Intern
Property
Manager
Our Staff
10 2023 - 2026
Strategic Plan
• Build & Facilitate Community Housing
• Grow Housing Programs & Services
• Expand Diversity & Funding
• Enhance Communication & Outreach
• Strengthen Organization Capacity
11 Innsbruck Lodge • Purchased in 2022 • Fully occupied in Summer 2025
• 15 apartments and 1
manager’s unit
• Serve tri-county region
12 Finished Apartments
9 13
Access Apartments
14 Access Apartments Progress!
238 Sierra Manor Road, Mammoth Lakes, CA
JULY 30, 2024
AUGUST 14, 2024 OCTOBER 1, 2024 OCTOBER 28, 2024
NOVEMBER 26, 2024
15 16
FUNDING STACK
SOURCES Amount
CDBG $7,193,533
Land Donation $50,000
Town of Mammoth Lakes $2,200,000
Mono County $600,000
CESH $60,000
Continuum of Care $15,000
Private Donations $189,000
Library Fee Waiver $20,000
Deferred Dev Fee $416,000
Section 4 $45,000
Owner Investment $268,308
In-Kind Consulting $3,600
LARGE DONORS
▪ Sharon Alper
▪ Anthem
▪ Alterra Community Foundation
▪ US Bank
▪ Eastern Sierra Community Bank
▪ Century Housing
17 Congressional
Recognition
Senator Kevin Kiley
US Senate District 3
18 Valley Apartments – Preservation Project
City of Bishop
• In escrow since 2022
• $4.8M State Grant – December
2024!
• 19 apartments
• 2025 – RFP for architectural
• Temporary Relocation
• Construction Loan
• Engage GC
• Construction – 18 months
19 16
20 Capital Needs Assessment – 2025
• Lead and asbestos remediation
• Critical repairs = $1,638,200
• Repairs needed in Years 1-5 = $1,056,633 (required by funding) • Cost estimate $4.9M
• Does not include soft costs (fees, relocation, architecture, etc.) • Construction loan costs (origination, interest, etc.) • Does not include transition reserves to ensure low-income rents can cover operating costs
21 Funding Stack
Source Amount Committed?
Portfolio Reinvestment – HCD $4.8M Y
Continuum of Care $150,000 Y
Inyo County - PLHA ~$650,000 In negotiation
City of Bishop - PLHA ~$400,000 In negotiation
City of Bishop – ProHousing $150,000 Possibility
State Dept. of Housing & Community
Development – other
~$3M Possibility
22 Next Steps
• 1/22/26 – IMACA Board Meeting to extend purchase option • Negotiations with HCD on PRP funding, scope of work, and timeline • Negotiations with Inyo County and Bishop for PLHA funding • Engage with General Contractor
• Engage Relocation Consultant
• Proposed completion: May 2027
19 23
SILVER PEAKS
• ~60 units
• Rental & Homeownership
• ESCH is the local partner
• Working with the City, County, and
nonprofit development partner on
financing
City of Bishop
24 Home Ownership Programs • Serving households earning 50- 200% AMI
• Down payment assistance • Land Trust ownership portfolio • Assisting households with workforce in retail, food and
beverage, hospitality, public
service, school districts, trades,
etc.
25 California
State Senate
District 4
Nonprofit
of the Year!
26 • Credit card processing partnership
• Processor donates a portion of their monthly fees to ESCH for housing solutions
• To learn more visit www.chip-in.org 27
We make a differaence!
28 New Services
Housing Navigation
• Funded through Mono and
Alpine counties
• Direct service referrals
• Client action plans
• Case management
• Energy & passion!
Emergency Response
• Heavy office foot traffic
• Emergency COVID and State of
Emergency Response Programs
• Linking clients with resources
• Leveraging grants and donations
to inspire additional investment
in our communities
29 The Eastern Sierra is a community
supported by its people.
It’s our job to support them back.
30 1-877-873-7384
31 MISSION STATEMENT
Wild Iris is dedicated to promoting a safer community
by empowering and restoring the independence of
those affected by domestic violence, sexual assault and child abuse.
32 Established in 1981.
Started operating our 24/7 hotline in 1984.
Registered as a 501(c)3 non-profit in 1985.
Primarily funded by federal Victims of Crime Act dollars passed through the California Governor’s Office of Emergency Services. 33 Domestic
Violence
1 Sexual
Assault
2 Transitional
Housing
3 Wild Iris Programs
Inyo and Mono
Counties’
primary DV service
provider
Inyo and Mono
Counties’
only Rape Crisis Center
Six to 24 months of
assistance for survivors of
DV who are homeless or at
risk of homelessness
34 Comprehensive Services
Response & Crisis
Intervention
Emergency
Shelter &
Housing Assistance
Trauma Informed
Peer Counseling
Advocacy and
Accompaniment
Legal Advocacy Training &
Presentations
35 In 2025, Wild Iris:
• Served 407 survivors of domestic violence and sexual assault • Offered 229 nights of emergency shelter to 87 survivors, 40% of whom were children.
• Provided 9,150 nights of Transitional Housing to 25 people—11 families—half of them children.
• Provided 811 peer counseling sessions to 245 survivors. 36 In 2025, Wild Iris:
• Responded to 5 survivors at Northern Inyo Hospital and Mammoth Hospital for emergency medical care and sexual assault forensic exams. • Provided more than $65,000 in financial assistance to 188 survivors, covering essentials like food, clothing, emergency transportation, rent and utilities, home security improvements, and legal costs.
• Supervised 100 court-ordered visits so that children could see their parents in a safe, structured environment.
37 CASA of the Eastern Sierra
A Court Appointed Special Advocate is a trained volunteer child advocate appointed by a Judge of the Juvenile Dependency Court to represent the best interest of children in state custody due to abuse or neglect.
CASA of the Eastern Sierra was established in 2012 as the first CASA program in the Eastern Sierra. It operates under the umbrella of Wild Iris, serving Inyo and Mono counties.
38 CASA of the Eastern Sierra
In 2025, CASA of the Eastern Sierra:
• Advocated for 13 foster youth in court
• Trained 3 new volunteers and maintained a volunteer team of 5 Advocates
• Put on the 5th Annual Resiliency Symposium
• Conducted 10 other outreach events to spread awareness of the CASA program
39 wild-iris.org
24/7 hotline 877-873-7384
Email: [email protected]
contact
CASAeasternsierra.org
Information Line 760-872-8442
Email [email protected]
40 Since
1981
+
SERVING THE
+
E
ASTE R N SIE R R A
@wildiriscrisiscenter @WildIrisOrg
24-HOUR CRISIS HOTLINE
1.877.873.7384
is dedicated to promoting a safer
. community by empowering and
restoring the independence of those affected by
domestic violence, sexual assault and child abuse.
Our vision is for non-violent relationships
based on dignity, respect,
compassion and equality.
IF YOU ARE IN
IMMEDIATE DANGER:
CALL 911
Since
1981
+ SERVING THE +
EASTER N SIERRA
LOCATIONS
family counseling
& crisis center
SERVICES
24-HOUR CRISIS HOTLINE
1.877.873.7384
wild-iris.org
Serving all of Inyo and Mono Counties, including Death
Valley and Tecopa regions and Coleville/ Walker, north
to the Nevada State line.
INYO COUNTY
Bishop
Tel: 760.873.6601
Fax: 760.873.8104
150 N. Main St.
Bishop, CA 93514
MONO COUNTY
Mammoth Lakes
Tel760.934.2491
Fax: 760.934.1568
625 Old Mammoth Rd., #201
Mammoth Lakes, CA 93546
This project was supported by funding awarded by federal grant funds DV22 36 1057, RC21 37 1057, RC21 33 1057 & XH22 01 1057 through the California Governor’s Office of Emergency Services (Cal OES).
MAILING ADDRESS
PO Box 697, Bishop, CA 93515
24-Hour Crisis Hotline Line
Peer Counseling & Support
Support Groups
Parenting & Co-Parenting Classes
Emergency Shelter
Safety Planning
Assistance with Restraining Orders
Court and Medical Advocacy &
Accompaniment
Information & Referrals
Emergency Food & Clothing
Housing Establishment & Relocation
Youth Violence Prevention Programs
Community Education & Outreach
Supervised Visitation Monitoring
Transitional Housing
41 Intimate partner violence and
abuse does not discriminate.
It can happen to both women and men, of all
ages, ethnic backgrounds, religions, economic
levels, and in all types of relationships,
including heterosexual and same-sex couples.
Abuse can range from emotional battering to
physical attacks.
Emotional abuse may include constant verbal
abuse, harassment, excessive possessiveness,
isolation from friends or family, financial
abuse, or destruction of personal property.
Physical abuse may range from bruising to
murder. Most abuse begins with small
problems that lead to more frequent and
serious attacks.
The bottom line is that abusive behavior is
never acceptable, whether it's coming from
a man, a woman, a teenager,
or an older adult. You
deserve to feel valued,
respected, and safe.
in the home by someone you know
on a date
by a stranger in an isolated place
Sexual assault can be
verbal, visual, or anything
that forces a person to join in
unwanted sexual contact or attention.
It can happen in different situations:
A common misconception is that all sexual
assaults involve intercourse or violence,
but any form of sexual contact without
voluntary consent is sexual assault. Consent
obtained through pressure, coercion, force,
or threats of force is not voluntary consent.
A person is incapable of consenting if she
or he is unconscious, drunk, stoned, or
sleeping, or if it is an abuse of power,
trust, or authority. Sexual assault is not
about sex; it is about power and control.
Rape and sexual assault are never the
victim's fault-no matter where or how it
happens.
If you're trying to decide whether to stay or
leave, you may be feeling confused,
uncertain, frightened, and torn. Getting out of
an abusive or violent relationship isn't easy.
Maybe you're still hoping that things will
change or you're afraid of what your partner
will do if he or she discovers you're
trying to leave. Whatever your
reasons, you probably feel
trapped and helpless.
But help is available.
You deserve to live free
of fear and violence.
Start by reaching out.
Talk to someone you trust. Let someone who
you trust know what you are going through
until you find the help you need.
Peer Counselors are available on our
24-hour Crisis Hotline for support.
You may call anonymously.
SEXUAL
ASSAULT
INTIMATE
PARTNER
VIOLENCE
CHILD ABUSE
NATIONAL CHILD ABUSE HOTLINE
1.800.422.4453
LOCAL CHILD ABUSE HOTLINE
1.800.340.5411
YOU ARE NOT
ALONE
Children often suffer in silence when abuse is
present in the home. If you suspect a child may
be neglected or abused, please be a hero and
make a report. You may remain anonymous.
24-HOUR CRISIS HOTLINE
1.877.873.7384
42 Bishop Area Chamber of Commerce & Information Center Report to Bishop City Council for Monday January 26, 2026 Presented by: Robert Sharp, Bishop Chamber of Commerce Board President Relocation Update: Remodeling work at 218 South Main Street is nearing completion. The Information Center will be located in downstairs Suite A, while Chamber administrative offices will be housed upstairs in Suite C.
The move will take place in stages. The first phase will include relocating brochures, display units and merchandise for the Information Center. The second phase will involve moving back-office workstations, files, and equipment. We sincerely appreciate the City of Bishop for working with us and allowing items to remain at our existing location longer than initially anticipated. Stay tuned for details on our grand opening date.
Board of Directors Resolution: At the January 14, 2026 board meeting, the Bishop Chamber of Commerce Board of Directors unanimously adopted Board Resolution 2026-1. The intent is to formally state the organization’s commitment to moving forward by working collaboratively with the City of Bishop, chamber member businesses, and community members to provide vital information services to visitors and residents. (Robert Sharp will read the resolution, and a copy is attached to this report.) Social Meida Push for Chamber Member Businesses: New initiative to highlight member businesses on Bishop Chamber Facebook and Instagram has been well received. It started in mid-November and we’re doing one each day. With over 300 current chamber members, it will take us a while to get to everyone.
Bishop Chamber Events:
• 1/13 – Inyo County Assessor Dave Stottlemyre regarding decrease in owner-occupied properties in Inyo County. 20 attendees engaged in meaningful conversation. • 3/25 – Presentation of current Visit Bishop marketing programs including responsible recreation messaging.
• 4/9 – Networking mixer at Blue Heron Farm
Travel & Sport Show Season:
• International Sportsmen’s Expo (Sacramento) – January 15-18. • Pacific Coast Sportfishing Show (Costa Mesa) – March 5-8. • LA Travel & Adventure Show (Long Beach) – March 7-8.
• Bay Area Travel & Adventure Show (Santa Clara) – March 21-22. • Denver Travel & Adventure Show. – April 11-12.
Visit California Outlook Conference: March 10-12 in Chula Vista. Important networking and learning opportunities for travel industry.
Winter Fish Stocking: Annual stocking permit application in place with CDFW. Will work with Wright’s Rainbows for February/March planting at PVR & Owens River.
Blake Jones Trout Derby: Saturday, March 21, 2026. Registration is live on www.bishopvisitor.com.
Publications: Working now to update the following:
• Inyo County Treasure Map
• Inyo-Mono County Fishing Map
• Fall Colors Map Guide
• Bishop Visitor Guide Magazine (display ads available for local businesses) 43 Lodging Metrics:
• December occupancy for Bishop hotels was 54.2% (6.25% higher than last year). • December ADR was $134 (2% higher than last year).
• Annual average occupancy for 2025 was 69.1% (1.26% higher than 2024) • January occupancy in Bishop for first few weeks was strong – 69.9%. 44 45
46 CITY OF BISHOP
CITY COUNCIL SPECIAL JOINT MEETING WITH THE BISHOP RURAL FIRE
PROTECTION DISTRICT BOARD OF COMMISSIONERS MINUTES
NOVEMBER 10, 2025
1) CALL TO ORDER
Mayor Pro Tem Muchovej called the Bishop City Council special joint meeting with the Bishop Rural Fire Protection District Board of Commissioners to order at 4:00 p.m. in the City Council Chambers, 301 West Line Street, Bishop, California. 2) ROLL CALL
PRESENT:
Councilmember Freundt
Councilmember Garcia
Councilmember Schwartz
Mayor Pro Tem Muchovej
Commissioner Nelson
Commissioner Delmas
Commissioner Kunze
Vice Chair Butler
ABSENT:
Mayor Kong
Chair Holland
OTHERS PRESENT: Pam Foster, City Administrator; Robin Picken, City Clerk; Dean J. Pucci, City Attorney; Ethan Aukee, Finance Director; and Bret Russell, Fire Chief 3) PUBLIC COMMENT FOR SPECIAL MEETINGS
No public comments were made.
4) PRESENTATIONS
4.A) PRESENTATION - Bishop Fire Department Status and Needs - presented by Fire Chief Bret Russell.
Presentation by Fire Chief Russell 2025 11 10.pdf
Fire Chief Russell reviewed his presentation with the City Council and the District Board of Commissioners.
5) NEW BUSINESS
5.A) Discussion of Relationship between the City of Bishop and the Bishop Rural Fire Protection District for Community Fire Services City Council Special Meeting - November 10, 2025 Page 1 47 City Administrator Foster reviewed this item with the City Council and the District Board of Commissioners.
A discussion ensued on what path would both agencies want to consider moving forward on: 1. A joint powers agreement; 2. A joint powers authority; or 3. An agreement to contract for services.
After a thorough discussion on the best path to work together on, the City Council and the District Board of Commissioners came to a consensus to direct staff to finalize a draft service agreement for both agencies to review and approve. 6) ADJOURNMENT
The Mayor Pro Tem adjourned the meeting at 5:30 p.m. to the City Council Regular Meeting scheduled for Monday, November 10, 2025 at 6:00 p.m. in the City Council Chambers.
______________________________________
Stephen Muchovej, Mayor Pro Tem
Attest: ______________________________
Robin Picken, City Clerk
City Council Special Meeting - November 10, 2025 Page 2 48 CITY OF BISHOP
CITY COUNCIL MINUTES
NOVEMBER 10, 2025
1) CALL TO ORDER
Mayor Kong called the meeting of the Bishop City Council to order at 6:01 p.m. in the City Council Chambers, 301 West Line Street, Bishop, California. 2) MOMENT OF SILENCE
Mayor Kong announced a moment of silence.
3) PLEDGE OF ALLEGIANCE
The Pledge of Allegiance was led by Mayor Kong.
4) ROLL CALL
PRESENT:
Councilmember Freundt
Councilmember Garcia
Councilmember Schwartz
Mayor Pro Tem Muchovej
Mayor Kong
ABSENT:
None.
OTHERS PRESENT: Pam Foster, City Administrator; Robin Picken, City Clerk; Dean J. Pucci, City Attorney; Ethan Aukee, Finance Director; Bret Russell, Fire Chief; Nate Derr, Police Chief; Nora Gamino, Public Works Director; Anastasiia Budnyk, Principal Planner; and Daniel McElroy, Community Services Manager 5) PUBLIC COMMENT
Public comments were made by:
Lynette McIntosh, a local resident, spoke to rumors heard, the A-frame's history, and expressed her disappointment that the Council did not take action to save the A-frame.
Noel Gabriel-Guacheno, a Bishop resident, addressed comments made about the Bishop Visitors Center at the last City Council meeting and concluded that the City Council has ignored the wishes of the people they represent.
No further public comments were made.
6) PRESENTATIONS
6.A) PRESENTATION - Former Planning Commissioner Andrew Gaidus City Council Meeting - November 10, 2025 Page 1
49 Cover Page
Mayor Kong introduced this item and presented former Planning Commissioner Andrew Gaidus with a City Tile from the Bishop City Council.
Andrew Gaidus thanked City Staff and the City Council for the opportunity to have served on the Planning Commission and briefly before that on the Water and Sewer Commission and hopes to serve the City and its residents again.
Council thanked Andrew and his wife Celeste for stepping into public service immediately after moving to Bishop, and expressed their appreciation for his service.
At 6:11 p.m. Mayor Kong announced a short five to seven minute break for everyone to enjoy some cake in recognition of Andrew Gaidus' service.
Mayor Kong reconvened the meeting at 6:22 p.m.
6.B) PRESENTATION - High Sierra Energy Foundation (HSEF) 20th Anniversary Celebration - Presented by HSEF Executive Director Pam Bold.
High Sierra Energy Foundation - Celebrating 20 Years Presentation High Sierra Energy Foundation Executive Director Pam Bold reviewed her presentation with Council.
After answering all of Council's questions, Council thanked Pam Bold for her presentation.
6.C) PRESENTATION – California Department of Transportation (CALTRANS) Projects Update – Presented by Caltrans District 9 Public Information Office Chief Chris Andriessen.
Caltrans D9 Bishop City Council 11-10-25 Presentation
Caltrans District 9 Chief Public Information Officer Chris Andriessen reviewed his presentation with Council.
After answering all of Council's questions, Council thanked Chris Andriessen for his presentation.
7) DEPARTMENT REPORTS
Reports from the Fire, Police, Public Works, Community Services, Planning, and Administration Departments were given on each department’s activities including upcoming and ongoing projects.
7.A) Fire Department Report - Fire Chief Bret Russell
Fire Department Report - October 2025
Fire Chief Russell reported to Council on Assistant Fire Chief Pat O'Neil's memorial services starting at 11:00 a.m. on Friday, November 14, 2025 at the First Presbyterian Church, introduced the Fire Explorer program by Hector Martinez, thanked Council for City Council Meeting - November 10, 2025 Page 2
50 the special joint meeting with the Bishop Rural Fire Protection District today, provided a summary of the structure fire on November 1, 2025, made an inquiry in scheduling a Council Training Night, and reported a total of 35 calls for last month.
7.B) Police Department Report - Police Chief Nate Derr
Police Department Report - October 2025
Police Chief Derr reported to Council on their department's statistical report, the Police Department's current staffing efforts, staff training and development, and the launching of Sharp Performance Coaching for law enforcement.
7.C) Public Works Department Report - Public Works Director Nora Gamino Public Works Department Report - October 2025
Public Works Director Gamino reported to Council on the start of their fall sweeping program and announced a new sweeping schedule. Public Works Director Gamino also reminded people not to push their leaves from their yards onto the streets. Public Works Director Gamino also provided Council with an update on the Brookside Water Consolidation Project.
7.D) Community Services Department Report - Community Services Manager Daniel McElroy
Community Services Department Report - October 2025
Community Services Manager McElroy reported to Council on the start of their annual leaf harvest, the start of holiday decorations being hung, the Street of Lights event is scheduled for December 6, 2025, high school soccer will begin on Field 1, and there will be a Parks and Recreation Commission meeting to be held at 6:00 p.m. on November 19, 2025 in the City Council Chambers to discuss items such as striping for our tennis and pickleball courts, appropriate signage for racket sports at our courts, and direction for the court resurfacing project.
7.E) Planning Department Report - Principal Planner Ana Budnyk Planning Department Report - October 2025
Principal Planner Budnyk reported to Council on her work on making Municipal Code updates, Specific Plan updates, a Design Guideline Ordinance, an Accessory Dwelling Unit (ADU) Ordinance, and results on the Parking Survey.
7.F) City Administrator Report - City Administrator Pam Foster City Administrator Report - October 2025
City Administrator Foster reported to Council on the relocation of the tree lighting to Talmage Park this year, announced this year's Christmas parade and Night of Lights event, reported on improvements made to several facilities located at the City Park under the supervision of Parks Supervisor Cleland, the revitalization of the City's logo project with local artist Keri Davis, reported on several meetings with Inyo County Health and Human Services Director Anna Scott to discuss Emergency Medical Services (EMS) with the hope that the County will have their RFP out in the next week City Council Meeting - November 10, 2025 Page 3
51 or so, and to discuss the Elms Motel Bridge Housing Project with a presentation scheduled for Council's December 8, 2025 meeting. City Administrator Foster also reported on meetings and conversations with the Bishop Rural Fire Protection District, a meeting with the Bishop Union High School Student Senate, and reported that representatives of the Student Senate will be attending the Council meeting on December 8, 2025 to share what things they are doing.
8) CONSENT CALENDAR
Mayor Kong announced that Item 8.H - Capital Equipment Replacement - Public Works Utility Truck is being pulled from the Consent Calendar.
8.A) City Council Meeting Minutes
Minutes 2025 08 11
Minutes 2025 08 25
Minutes 2025 09 08
Minutes 2025 09 09 - Special Meeting
Minutes 2025 09 22
Minutes 2025 10 27
8.B) Cancellation of November 24, 2025 Regular City Council Meeting Cover Page
8.C) September 2025 Budget Report
September 2025 Budget Report
8.D) September 2025 Financial Reports
September 2025 Bank Reconciliation Report
September 2025 Combined Cash Report
September 2025 Investment Portfolio Report
September 2025 Warrant Register Report
8.E) Proposition 4 Calculations Report, Gann Appropriations Limit Cover Page
City of Bishop Proposition 4 Calculations for June 30, 2025
8.F) Final Reports from the Fiscal Year 2024-25 Grant in Support Program Cover Page
City Council Meeting - November 10, 2025 Page 4
52 Motion/Councilmember Schwartz Seconded/Mayor Pro Tem Muchovej Bishop Area Climber’s Coalition Final Report
Bishop Little League Final Report
Bishop Museum and Historical Society Final Report
C5 Final Report
Calvary Baptist Church Final Report
Eastern Sierra Avalanche Center Final Report
Eastern Sierra Land Trust Final Report
Eastside Student Center Final Report (1)
Eastside Student Center Final Report (2)
Friends of the Inyo Final Report
Playhouse 395 Final Report
Sacred Rok Final Report
Sierra Roller Hockey League Final Report
8.G) Approval to Purchase Vehicle for Parking Enforcement Officer – Not to Exceed $50,000
Cover Page
Toyota of Clovis Retail Pricing
Capistrano Valley Toyota Retail Pricing
Perry Motors Retail Pricing
8.H) Capital Equipment Replacement - Public Works Utility Truck Cover Page
Bid Analysis
Capital Ford Quote
Diamond Ford Quote
Enterprise Quote
No public comments were made.
Councilmember Schwartz made a motion to approve the consent calendar without Item 8.H Capital Equipment Replacement - Public Works Utility Truck.
City Council Meeting - November 10, 2025 Page 5
53 Motion/Mayor Pro Tem Muchovej Seconded/Councilmember Schwartz Motion passed 5-0
Ayes: Councilmember Freundt, Councilmember Garcia, Councilmember Schwartz, Mayor Pro Tem Muchovej, Mayor Kong
Noes: None
Abstain: None
Absent: None
9) NEW BUSINESS
9.A) Workshop #3: Presentation and Discussion on the Key Findings from the Regional Housing Needs Study.
Cover Page
Housing Needs Study Workshop 3 - Bishop
Principal Planner Budnyk reviewed this item with Council and introduced Aaron Nousaine of BAE Urban Economics.
Aaron Nousaine provided Council with a presentation on the City's housing needs study for the Eastern Sierra.
After answering all of Council's questions, Council thanked Aaron Nousaine for his presentation.
9.B) 2024-2025 Audited Financial Statements
Cover Page
Audited Financial Statements for Fiscal Year 2024-2025
Finance Director’s Report for Fiscal Year 2024-2025
Finance Director Aukee reviewed this item with Council.
After answering all of Council's questions, Council thanked Finance Director Aukee for all of his work.
No public comments were made.
Mayor Pro Tem Muchovej made a motion to approve and accept the City of Bishop's audited financial statements for fiscal year 2024-2025.
Motion passed 5-0
Ayes: Councilmember Freundt, Councilmember Garcia, Councilmember Schwartz, Mayor Pro Tem Muchovej, Mayor Kong
Noes: None
Abstain: None
Absent: None
9.C) ORDINANCE - First Reading and Introduction of an Ordinance Relating to Establishing an Industrial Waste Discharge Permit Program City Council Meeting - November 10, 2025 Page 6
54 Motion/Councilmember Schwartz Seconded/Councilmember Garcia Cover Page
Ordinance - Relating to Establishing an Industrial Waste Discharge Permit Program
Public Works Director Gamino reviewed this item with Council.
No public comments were made.
Councilmember Schwartz made a motion to approve the first reading and introduction of the proposed ordinance adding Chapter 13.14 to the Bishop Municipal Code to establish an Industrial Waste Discharge Permit (WDP) Program by title only.
An Ordinance of the City Council of the City of Bishop, State of California, Amending Title 13 of the City of Bishop Code of Ordinances, Adding Chapter 13.14 Relating to Water and Sewer Service
Motion passed 5-0
Ayes: Councilmember Freundt, Councilmember Garcia, Councilmember Schwartz, Mayor Pro Tem Muchovej, Mayor Kong
Noes: None
Abstain: None
Absent: None
10) FUTURE AGENDA ITEMS
Mayor Kong asked for a report on where we are with the Silver Peaks project.
Principal Planner Budnyk stated that the City made it to the finals and we will hear more this month.
No further requests were made for future agendas items. 11) COUNCIL AND COMMITTEE REPORTS
Council Members reported on meetings and community events that they attended. 12) ADJOURNMENT
The Mayor announced that there will be no quorum and no meeting on Monday, November 24, 2025.
The Mayor adjourned the meeting at 8:49 p.m. to the City Council Meeting scheduled for Monday, December 8, 2025 at 6:00 p.m. in the City Council Chambers. ______________________________________
Karen Kong, Mayor
Attest: ______________________________
Robin Picken, City Clerk
City Council Meeting - November 10, 2025 Page 7
55 CITY OF BISHOP
CITY COUNCIL MINUTES
DECEMBER 8, 2025
1) CALL TO ORDER
Mayor Kong called the meeting of the Bishop City Council to order at 6:04 p.m. in the City Council Chambers, 301 West Line Street, Bishop, California. 2) MOMENT OF SILENCE
Mayor Kong announced a moment of silence.
3) PLEDGE OF ALLEGIANCE
The Pledge of Allegiance was led by Councilmember Freundt. 4) ROLL CALL
PRESENT:
Councilmember Freundt
Councilmember Garcia
Councilmember Schwartz
Mayor Pro Tem Muchovej
Mayor Kong
ABSENT:
None.
OTHERS PRESENT: Pam Foster, City Administrator; Robin Picken, City Clerk; Dean J. Pucci, City Attorney; Ethan Aukee, Finance Director; Bret Russell, Fire Chief; Nate Derr, Police Chief; Nora Gamino, Public Works Director; Anastasiia Budnyk, Principal Planner; and Daniel McElroy, Community Services Manager. 5) PUBLIC COMMENT
Mayor Kong announced that she will allow up to two minutes, not three minutes, of public comments to be made by an individual tonight in order to give time for everyone to be heard due to the large number of people requesting to make a public comment at this meeting.
Public comments were made by:
Michele Dossey spoke in support of the proposed Elms Motel Bridge Housing Project.
Larry Pace, a resident of Bishop and United Methodist Church Board Member and Chair, spoke in support of the Elms Motel Bridge Housing Project.
Aaron Schat, a local resident and business owner, spoke against the Elms Motel Bridge Housing Project.
City Council Meeting - December 8, 2025 Page 1
56 Virginia Figueroa, a local resident and school board member, spoke in favor of transitional housing.
Cam Smith spoke in support of saving the last two tennis courts located at the Bishop City Park.
Tim Pomykata, a Bishop resident, spoke to his concerns on how to deal with those in the housing program that are not successful; and hopes the Elms Motel Bridge Housing Project consultants Kings View can address his concerns.
Steven Harner, a Bishop resident, spoke to addicts and outreach programs, and spoke against the proposed Elms Motel Bridge Housing Project.
Michele Fitzer, of Options Pregnancy Resources, identified a social media posting made on November 18, 2025 by Council Member Stephen Muchovej that their organization found false, inflammatory, and deeply harmful and asked that Stephen Muchovej publicly retract this statement and asked this Council to reaffirm its commitment to the standards of conduct it has set for itself.
Tracy Mills, a Bishop resident who lives next door to the Wellness Center in Bishop, spoke against the proposed Elms Motel Bridge Housing Project.
Noel Gabriel-Guacheño spoke in support of maintaining and repairing the Bishop Visitor Center, questioned consultant Wood Rogers cost expenditures, and asked for transparency.
Shaleann Cluff, a Bishop resident, spoke against the Elms Motel Bridge Housing Project and the proposed location.
Tony Lewis, a Bishop resident, spoke against the Elms Motel Bridge Housing Project.
Barrie Potter, a Bishop resident, spoke against the proposed location of the Elms Motel Bridge Housing Project and asked the County to find another location.
Masha Bluestein, a Bishop resident, spoke to mental illness, how she feels safe living next to the Progress House, and that the Progress House is a good neighbor and saves lives.
Michele Hartshorn, a Bishop resident, spoke to her concerns in the location of the proposed bridge housing/Elms hotel project; and requested that this project not be placed in a residential setting.
Kevin O'Hara, a Bishop resident who lives directly next to the proposed Elms Motel Bridge Housing Project, spoke against this project and does not agree with the proposed location.
Keith Jackson, a Bishop resident, spoke against the proposed Elms Motel Bridge Housing Project to be placed in any neighborhood in Bishop.
Lynette McIntosh, a local resident, spoke to the rumors she made public comments on regarding the A-frame building at a past City Council meeting; and expressed her concerns relating to the proposed Elms Motel Bridge Housing Project and how it should not be placed in a residential area.
City Council Meeting - December 8, 2025 Page 2
57 Cindy Henderson expressed her concerns in the proposed location of the Elms Motel Bridge Housing Project and stated that this housing project not be placed in a residential neighborhood with families.
Andrew Clark of Bishop, California, extended his appreciation to the County of Inyo for giving a presentation on this project; and he spoke to his concern on the stated success rate, safety, and to hold more properly public noticed meetings.
Kristina Justice of Nye County, Nevada, spoke in regards to keeping the Chamber of Commerce at its current location and asked the Council to reconsider keeping it at its current location on Main Street.
Halie Vickers, a Bishop resident and nurse at the Rural Health Clinic, spoke in support of transitional bridge housing, however expressed a strong opposition of the proposed residential location.
Mark Harrison, a Bishop resident and an Eastern Sierra Pastor's Association representative, recited a prayer.
Steve Peck, a local resident and former CEO of U.S. Vets which provides housing and services for homeless veterans, spoke in favor of transitional housing.
Gayla Wolf, a local resident, spoke in support of keeping the Chamber of Commerce A-frame building where it is.
Cindy Wahrenbrock, a Bishop resident, spoke in opposition of the location of the proposed Elms Motel Bridge Housing Project; and spoke in support of keeping the Aframe.
Jim Rossini, a Bishop resident, spoke on behalf of several others from the tennis community present tonight to appeal the decision made by the Parks and Recreation Commission relating to changes to the pickleball and tennis courts located at the Bishop City Park; and asked that City Council place this item for discussion on the next City Council meeting agenda.
Henry Canalis, who works in healthcare in San Jose, bought a home next to the proposed Elms Motel Bridge Housing Project location and spoke strongly in opposition of the proposed Elms Motel Bridge Housing Project location.
No further public comments were made.
6) PRESENTATIONS
6.A) 2025 Employee Service Awards - Council will recognize Bishop Police Department Sergeant Brian Hohenstein for 10 years of service. 2025 Service Awardee - Brian Hohenstein
Council and Police Chief Derr recognized Sergeant Brian Hohenstein for 10 years of service with the Police Department.
6.B) Bishop Union High School Student Senate Update - Presented by Bishop Union High School Student Representatives.
City Council Meeting - December 8, 2025 Page 3
58 Bishop Union High School Student Senate Representatives Cuinn Greene and Amaya Hays provided Council with information on Student Senate events, projects, and a recent mental health survey taken by high school students. The Student Senate representatives also shared a list of items that the student's would like to see Council's support in bringing more youth activities and facilities to our community.
6.C) A Presentation on the Elms Motel Bridge Housing Project - Presented by County of Inyo Health and Human Services Director Anna Scott, and Artemisa Valdez, Beverly Raine, and Marilyn Sliney from Kings View.
Presentation - Elms Motel Bridge Housing Project
Council received a presentation from County of Inyo Health and Human Services Director Anna Scott, and from Kings View (Elms Motel Bridge Housing Project Consultants) Artemisa Valdez, Beverly Raine, and Marilyn Sliney.
Inyo County Chief Probation Officer Jeff Thomson provided a statement in support of the Bridge Housing Project stating that the people are already here, are currently our neighbors, and follow the rules.
Inyo County Board of Supervisor Jeff Griffiths provided a statement that clarified that the City of Bishop has always been invited to participate in the Continuum of Care meetings hosted by the County of Inyo for over 10 years now; and that there has never been an exclusion of city representatives to participate in these meetings.
After Anna Scott and Kings View consultants answered all of Council's questions, the Council expressed their concerns relating to this project and asked that they look at other locations for this project.
7) DEPARTMENT REPORTS
7.A) Fire Department Report - Fire Chief Bret Russell
Fire Department Report - November 2025
7.B) Police Department Report - Police Chief Nate Derr
Police Department Report - November 2025
7.C) Public Works Department Report - Public Works Director Nora Gamino Public Works Department Report - November 2025
7.D) Community Services Department Report - Community Services Manager Daniel McElroy
Community Services Department Report - November 2025
7.E) Planning Department Report - Principal Planner Ana Budnyk Planning Department Report - November 2025
7.F) City Administrator Report - City Administrator Pam Foster City Council Meeting - December 8, 2025 Page 4
59 City Administrator Report - November 2025
Written reports from the Fire, Police, Public Works, Community Services, Planning, and Administration Departments were provided to Council as part of their agenda packet. There were no further questions regarding their submitted reports from Council.
Mayor Kong announced that the Council will take a brief five minute break and will reconvene at 8:42 p.m.
Mayor Kong reconvened the meeting at 8:44 p.m.
8) COUNTY OF INYO UPDATE
Second District Supervisor Griffiths provided an update on Inyo County's Special Elections on Proposition 50, the search for a County Administrative Officer, and other County business and activities.
9) CONSENT CALENDAR
9.A) October 2025 Budget Report
October 2025 Budget Report
9.B) October 2025 Financial Reports
October 2025 Bank Reconciliation Report
October 2025 Combined Cash Report
October 2025 Investment Portfolio Report
October 2025 Warrant Register Report
9.C) 2026 City of Bishop City Council, Planning Commission, and Parks and Recreation Commission Meetings
2026 COUNCIL & COMMISSION MEETINGS
9.D) ORDINANCE - Second Reading and Adoption of an Ordinance Relating to Establishing an Industrial Waste Discharge Program
Cover Page
Ordinance No. XXX Update to Title 13 Water and Sewer Ordinance
9.E) Capital Equipment Replacement - Public Works Utility Truck Cover Page
Bid Analysis
Capital Ford Quote
City Council Meeting - December 8, 2025 Page 5
60 Motion/Councilmember Schwartz Seconded/Councilmember Garcia Enterprise Quote
Diamond Ford Quote
9.F) Task Order 25-TO-08 Field 6 and Budget Adjustment - Community Services Department
Cover Page
25-TO-08 Wood Rodgers - Field 6 Design
9.G) Task Order 25-TO-09 Park Master Plan and Budget Adjustment - Community Services
Cover Page
25-TO-09 Parks Master Plan
9.H) Grant Closeout – CDBG CV1-0083 (City of Bishop / Bishop Fire Department PPE Storage Project)
Cover Page
LMA Documentation - Bishop CV1-00083
Combined Closeout Package fillable_508
9.I) Professional Service Agreement Between the City of Bishop and Inyo Council for the Arts
Cover Page
Professional Service Agreement Between the City of Bishop and Inyo Council for the Arts
No public comments were made.
Mayor Pro Tem Muchovej made comments to clarify to the public what it means to do a Parks Master Plan.
Councilmember Schwartz made a motion to approve the Consent Calendar.
Motion passed 5-0
Ayes: Councilmember Freundt, Councilmember Garcia, Councilmember Schwartz, Mayor Pro Tem Muchovej, Mayor Kong
Noes: None
Abstain: None
Absent: None
Mayor Kong announced that both Pete Watercott and Sharon Freilich of Inyo Council for the Arts (ICA) were unable to stay for this part of the meeting and expressed their appreciation for the Council's consideration to approve their current agreement on the Consent Calendar and wanted to thank Council for their past and future support.
City Council Meeting - December 8, 2025 Page 6
61 Motion/Mayor Pro Tem Muchovej Seconded/Councilmember Schwartz Motion/Mayor Pro Tem Muchovej Seconded/Councilmember Schwartz 10) PUBLIC HEARING AND ACTION
10.A) Public Hearing and Adoption of a Resolution Establishing Fees and Charges for Industrial Wastewater Discharge Permits
Cover Page
Resolution - WDP Fees
NOTICE OF PUBLIC HEARING - WDP FEES AND CHARGES
Mayor Kong introduced this item and opened the public hearing. No public comments were made. Mayor Kong closed the public hearing.
Public Works Director Gamino reviewed this item with Council.
Mayor Pro Tem Muchovej made a motion to adopt the proposed resolution establishing fees and charges associated with administering the Industrial Waste Discharge Program pursuant to Bishop Municipal Code Chapter 13.14 by title only.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BISHOP, STATE OF
CALIFORNIA, ESTABLISHING FEES AND CHARGES FOR INDUSTRIAL
WASTEWATER DISCHARGE PERMITS
Motion passed 5-0
Ayes: Councilmember Freundt, Councilmember Garcia, Councilmember Schwartz, Mayor Pro Tem Muchovej, Mayor Kong
Noes: None
Abstain: None
Absent: None
11) NEW BUSINESS
11.A) ORDINANCE - First Reading and Introduction of an Ordinance Adding Chapter 5.34 to the Bishop Municipal Code Relating to Mobile Businesses
Cover Page
Ordinance No. XXX Update to Title 5 Mobile Businesses
Principal Planner Budnyk reviewed this item with Council.
After further discussion by Council regarding amplified sound referenced in the proposed ordinance, they came to a consensus to remove Section N - Amplified sounds from the proposed ordinance.
Mayor Pro Tem Muchovej made a motion to approve the first reading and introduction of an ordinance adding Chapter 5.34 to the Bishop Municipal Code relating to mobile businesses with the removal of Section N by title only.
City Council Meeting - December 8, 2025 Page 7
62 Motion/Councilmember Schwartz Seconded/Mayor Pro Tem Muchovej
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF BISHOP, STATE OF CALIFORNIA, AMENDING TITLE 5 OF THE CITY OF BISHOP CODE OF ORDINANCES, ADDING CHAPTER 5.34 RELATING TO MOBILE BUSINESSES Motion passed 5-0
Ayes: Councilmember Freundt, Councilmember Garcia, Councilmember Schwartz, Mayor Pro Tem Muchovej, Mayor Kong
Noes: None
Abstain: None
Absent: None
11.B) Final Water and Sewer Rate Design and Proposition 218 Authorization Cover Page
Water & Sewer Rate Structure Presentation
Bishop Prop 218 Notice DRAFT
Lechowicz and Tseng Municipal Consultants Alison Lechowicz reviewed this item with Council.
No public comments were made.
After this item was deliberated by Council and hearing from Finance Director Aukee who spoke to best practices related to creating an interfund loan from the General Fund, a motion was made.
Councilmember Schwartz made a motion to approve the preferred rate design option combination so the final Rate Study Report can be published with the Proposition 218 notice with selection and recommended Water Option B and Sewer Option A; and directed staff to host a public outreach meeting prior to the Proposition 218 hearing; and directed staff to develop proposed terms for an interfund loan from the General Fund to the Water Fund to finance the West Line Water Main Replacement Project; and directed staff to explore alternative fund options between general fund and enterprise fund; and directed staff to develop and bring back a hardship rate program for Council's consideration.
Motion passed 5-0
Ayes: Councilmember Freundt, Councilmember Garcia, Councilmember Schwartz, Mayor Pro Tem Muchovej, Mayor Kong
Noes: None
Abstain: None
Absent: None
11.C) Recommended List of Grant in Support Awards for FY 2025-26 Cover Page
Recommended List of Grant in Support Awards for FY 2025-26 Mayor Pro Tem Muchovej recused himself from this item since he is a board member on one of these organizations and left the Council Chambers at 9:41 p.m.
City Council Meeting - December 8, 2025 Page 8
63 Motion/Councilmember Garcia Seconded/Councilmember Schwartz Motion/Mayor Kong Seconded/Councilmember Freundt
Finance Director Aukee reviewed this item with Council.
Councilmember Schwartz requested that staff do further outreach and advertising of our Grants in Support application to a broader base of non-profits.
Public comments were made by:
Tyler Beadle, a Bishop resident, spoke to his concerns on how the Grant in Support funds are managed and agreed with Councilmember Schwartz's comments on having more non-profits apply for funding.
No further public comments were made.
Council and Finance Director Aukee responded to Tyler Beadle's concerns on how the Grants in Support program is managed and audited.
Councilmember Garcia made a motion to approve the grants in support as recommended by the Grant in Support Ad Hoc Committee.
Motion passed 4-0
Ayes: Councilmember Freundt, Councilmember Garcia, Councilmember Schwartz, Mayor Kong
Noes: None
Abstain: None
Absent: None
Mayor Pro Tem Muchovej returned to the Council Chambers at 9:50 p.m.
11.D) Planning Commission - City Council Screening Committee Appointments
Cover Page
Public Notice_Planning Commission Vacancy
City Clerk Picken reviewed this item with Council.
No public comments were made.
Mayor Kong made a motion to approve the Mayor's appointment of two council members, Mayor Kong and Councilmember Freundt, to sit on the screening committee to fill the scheduled vacancy on the Planning Commission with a term ending on January 24, 2030.
Motion passed 5-0
Ayes: Councilmember Freundt, Councilmember Garcia, Councilmember Schwartz, Mayor Pro Tem Muchovej, Mayor Kong
Noes: None
Abstain: None
Absent: None
11.E) Call for Selection of Mayor and Mayor Pro Tem
City Council Meeting - December 8, 2025 Page 9
64 Cover Page
City Clerk Picken reviewed this item of Reorganization with Council.
Mayor Kong turned the meeting over to City Administrator Foster to conduct the election for Mayor, and the newly-elected Mayor will conducted the election for Mayor Pro Tem.
City Administrator Foster called for the election of Mayor and opened the nominations.
Councilmember Freundt nominated Stephen Muchovej for Mayor. Mayor Kong seconded. No further nominations were made. No public comments were made.
City Administrator Foster asked for a motion to close the nominations.
Motion/Mayor Kong Seconded/Councilmember Garcia
Mayor Kong made a motion to close the nominations.
Motion passed 5-0
Ayes: Councilmembers Freundt, Garcia, Schwartz, Mayor Pro Tem Muchovej, and Mayor Kong
Noes: None
Abstain: None
Absent: None
City Administrator Foster called for a motion to elect the Mayor for the City of Bishop.
Motion/Councilmember Jose Garcia Seconded/Mayor Kong
Councilmember Garcia made a motion to elect Stephen Muchovej as the Mayor for the City of Bishop.
Motion passed 5-0
Ayes: Councilmembers Freundt, Garcia, Schwartz, Mayor Pro Tem Muchovej, and Mayor Kong
Noes: None
Abstain: None
Absent: None
Newly elected Mayor Muchovej thanked Karen Kong for her service as Mayor and presented her with a gavel, that reads as follows, in honor of her past service as Mayor.
KAREN M. KONG
MAYOR
CITY OF BISHOP
12/9/2024 - 12/8/2025
Mayor Muchovej called for the election of Mayor Pro Tem and opened the nominations. Councilmember Schwartz nominated Dennis Freundt for Mayor Pro Tem. No further nominations were made. No public comments were made.
Mayor Muchovej asked for a motion to close the nominations.
Motion/Councilmember Garcia Seconded/Councilmember Kong City Council Meeting - December 8, 2025 Page 10
65 Councilmember Garcia made a motion to close the nominations.
Motion passed 5-0
Ayes: Councilmembers Freundt, Garcia, Schwartz, Kong, and Mayor Muchovej Noes: None
Abstain: None
Absent: None
Mayor Muchovej called for a motion to elect the Mayor Pro Tem for the City of Bishop.
Motion/Mayor Muchovej Seconded/Councilmember Kong
Mayor Muchovej made a motion to elect Dennis Freundt as Mayor Pro Tem for the City of Bishop.
Motion passed 5-0
Ayes: Councilmembers Freundt, Garcia, Schwartz, Kong, and Mayor Muchovej Noes: None
Abstain: None
Absent: None
11.F) Discuss Mayoral Committee and Agency Appointments For Council Review - 2025 Council Committee & Agency Appointments City Clerk Picken reviewed this item with Council.
Mayor Muchovej reviewed the 2025 Bishop City Council Committee and Agency Assignments with the council members and the following changes were requested for 2026:
Bishop Fire Department Ad Hoc Committee Members: Councilmember Kong and Councilmember Garcia; Alternate: Mayor Pro Tem Freundt
City/County Liaison Committee Members: Mayor Muchovej and Councilmember Kong; Alternate: Mayor Pro Tem Freundt Eastern Sierra Council of Governments Joint Powers Authority Members: Councilmember Schwartz and Councilmember Kong; Alternate: Councilmember Garcia
All other committee and agency assignments will remain unchanged.
Motion/Councilmember Garcia Seconded/Mayor Pro Tem Freundt Councilmember Garcia made a motion to make the requested changes to the 2025 Bishop City Council Committee and Agency Assignments for 2026.
Motion passed 5-0
Ayes: Mayor Pro Tem Freundt, Councilmember Garcia, Councilmember Schwartz, Mayor Muchovej, and Councilmember Kong
Noes: None
Abstain: None
Absent: None
12) FUTURE AGENDA ITEMS
City Council Meeting - December 8, 2025 Page 11
66 Mayor Pro Tem Freundt, with consensus from Council, asked to bring back a discussion on how the City can assist and/or support our youth at risk when it comes to mental health challenges. Council agreed this could be discussed further at the Council's strategic planning meeting.
During Item 13. Council and Committee Reports, Councilmember Schwartz requested that a discussion on pickleball and tennis courts be placed on the next Council agenda. After a brief discussion, Council came to a consensus to bring a discussion on the pickleball and tennis courts prior to any discussion or action taken on the Parks and Recreation Commission's request for the striping of the upper courts for pickleball.
No further requests were made by Council.
13) COUNCIL AND COMMITTEE REPORTS
Council Members reported on meetings and community events that they attended. 14) ADJOURNMENT
The Mayor adjourned the meeting at 10:12 p.m. to the City Council Meeting scheduled for Monday, January 12, 2026 at 6:00 p.m. in the City Council Chambers. ______________________________________
Stephen Muchovej, Mayor
Attest: ______________________________
Robin Picken, City Clerk
City Council Meeting - December 8, 2025 Page 12
67 CITY OF BISHOP
P. O. Box 1236
Bishop, CA 93515
City Hall – 760-873-5863
November 19, 2025
MEETING CANCELLATION
The Bishop City Council Regular Meeting scheduled for Monday, November 24, 2025 is cancelled.
The next regular City Council Meeting is scheduled on Monday, December 8, 2025, at 6:00 p.m. in the City Council Chambers, 301 West Line Street, Bishop, California.
68 CITY OF BISHOP
P. O. Box 1236
Bishop, CA 93515
City Hall – 760-873-5863
December 11, 2025
MEETING CANCELLATION
The Bishop City Council Regular Meeting scheduled for Monday, December 22, 2025 has been cancelled.
The next regular City Council Meeting is scheduled on Monday, January 12, 2026 at 6:00 p.m. in the City Council Chambers, 301 West Line Street, Bishop, California.
69 Agenda Item: 9.C
Date of Meeting: January 26, 2026
Department: Public Works
To: City Council
From: Nora Gamino
Subject: A Resolution Approving Guidelines for the Submission and Tabulation of Protests in Connection with Rate Hearings Prepared On: January 13, 2026
Attachments: Reso No. 2026-XX Majority Protest Tabulation
STAFF REPORT
Background/History:
Article XIIID, Section 6 of the California Constitution (Proposition 218) requires the City Council to consider written protests when conducting public hearings on proposed utility rate adjustments. While the Constitution establishes the majority-protest requirement, it does not provide detailed procedures regarding who may submit protests, how protests are submitted, or how protests are tabulated.
Historically, the City has relied on past practices and general legal guidance when administering Proposition 218 protest proceedings. However, the absence of formally adopted local guidelines can create ambiguity and inconsistency, particularly when administering complex or high-volume protest tabulations.
Analysis/Discussion:
The proposed resolution formally adopts written guidelines establishing clear, transparent, and legally defensible procedures for the submission and tabulation of written protests associated with Proposition 218 rate hearings. The guidelines address, among other items, protest eligibility, submission requirements, withdrawal of protests, validity determinations, and the City Clerk’s role in tabulating and reporting protest results.
Adoption of these guidelines provides clarity to ratepayers, ensures consistent administrative practices, and reduces legal risk by documenting the City’s procedures in advance of rate hearings. Upon adoption, the resolution supersedes any prior resolutions or informal practices related to protest tabulation.
Budget Impacts:
Adoption of the resolution does not result in any direct fiscal impact.
Legal Review:
70 City Attorney Pucci has reviewed this item and finds that the recommended action complies with the law.
Recommended Action:
Council consideration to adopt a Resolution approving Guidelines for the Submission and Tabulation of Protests in connection with rate hearings conducted pursuant to Article XIIID, Section 6 of the California Constitution.
Approved By: Ethan Aukee 1/13/2026
Approved By: Robin Picken 1/16/2026
Approved By: Pam Foster 1/21/2026
Approved By:
71 City of Bishop Resolution No. 2026-XX Page 1 of 4
RESOLUTION NO. 2026-XX
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BISHOP, STATE
OF CALIFORNIA, APPROVING GUIDELINES FOR THE SUBMISSION AND
TABULATION OF PROTESTS IN CONNECTION WITH RATE HEARINGS CONDUCTED PURSUANT TO ARTICLE XIIID, SECTION 6 OF THE
CALIFORNIA CONSTITUTION
WHEREAS, Article XIIID, Section 6 of the California Constitution requires the City Council to consider written protests to certain proposed increases to utility charges; and WHEREAS, this constitutional provision does not offer specific guidance as to who may submit protests, how written protests are to be submitted, or how the City is to tabulate protests; and
WHEREAS, upon adoption of this resolution, any and all resolutions, or rules or regulations of this City in conflict with it, shall be repealed and shall have no further force or effect. This resolution supersedes all prior resolutions of the City to the extent that such resolutions established guidelines for the submission and tabulation of protests in connection with rate hearings conducted by the City pursuant to Article XIIID, Section 6 of the California Constitution.
NOW, THEREFORE, IT IS HEREBY RESOLVED, pursuant to the foregoing recitals incorporated herein by this reference, that the City Council of the City of Bishop, California, hereby adopts the attached “Guidelines for the Submission and Tabulation of Protests” to govern the submission and tabulation of majority protests submitted pursuant to Article XIIID, Section 6 of the California Constitution.
PASSED, APPROVED AND ADOPTED this __ day of January 2026. __________________________________
Stephen Muchovej, Mayor
ATTEST: ____________________
Robin Picken, City Clerk
72 City of Bishop Resolution No. 2026-XX Page 2 of 4
EXHIBIT “A”
CITY OF BISHOP
GUIDELINES FOR THE SUBMISSION AND
TABULATION OF PROTESTS
A. Submission of Protests:
There will be a hearing conducted in accordance with the provisions of Proposition 218 (California Constitution Art. XIIID). Whether there is a majority protest will be determined in accordance with the following:
1. Count the protests against the total number of parcels subject to the fee based on ratepayer's regular billing.
2. Count one protest per parcel.
3. Where there are multiple parties with an interest in the parcel, protest rights are liberally construed so that a protest by any party counts as a full protest against that parcel. A protest may be submitted and signed by either the record owner or the customer of record for the parcel. Where multiple owners or customers are associated with a single parcel, only one valid protest per parcel shall be counted. One protest submitted for a multifamily rental property or multiple units on one parcel shall count as one protest for that parcel, regardless of the number of dwelling units. In the context of condominiums and mobile home parks consisting of multiple parcels, and each parcel shall be counted separately.
4. The written protest must meet the requirements set out in the notice, including that: protests must be (i) written, (ii) have a clear statement of protest, (iii) identify the legal interest of the person protesting, and (iv) identify the address or assessor parcel number of the property. In order to be valid, a protest must bear the original signature of the record owner or customer of the parcel identified on the protest. Protests not bearing the original signature shall not be counted.
5. Protests shall be submitted to the City Clerk, either by delivery (mail or personal) to the office of the City Clerk or by submitting the protest at the public hearing. 73 City of Bishop Resolution No. 2026-XX Page 3 of 4
Protests must be received by the end of the public hearing. No postmarks will be accepted.
6. Although oral comments at the public hearing will not qualify as a formal protest unless accompanied by a written protest, the City Council welcomes input from the community during the public hearing on the proposed fees.
7. Any person who submits a protest may withdraw it by submitting to the City Clerk a written request that the protest be withdrawn. The withdrawal of a protest shall contain sufficient information to identify the affected parcel and the name of the record owner or record customer who submitted both the protest and the request that it be withdrawn.
8. To ensure transparency and accountability in the fee protest tabulation, protests shall constitute disclosable public records from and after the time they are received.
B. Tabulation of Protests:
1. The City Clerk shall determine the validity of all protests. The City Clerk shall not accept as valid any protest if the City Clerk determines that any of the following conditions exist:
a. The protest does not identify a property served by the City. b. The protest does not bear an original signature of a record owner or customer of the parcel identified on the protest.
c. The protest does not state its opposition to the proposed fees. d. The protest was not received by the City Clerk before the close of the public hearing on the proposed fees.
e. A request to withdraw the protest is received prior to the close of the public hearing on the proposed fees.
2. The City Clerk's decision that a protest is not valid or does not apply to a specific fee shall constitute a final action of the City and shall not be subject to any 74 City of Bishop Resolution No. 2026-XX Page 4 of 4
internal appeal.
3. A majority protest exists if written protests are timely submitted and not withdrawn for a majority of the properties subject to the proposed fee.
4. At the conclusion of the public hearing, the City Clerk shall complete the tabulation of all protests received, including those received during the public hearing and shall report the results of the tabulation to the City Council upon completion. If review of the protests received demonstrates that the number received is manifestly less than one-half of the parcels served by the City with respect to the fee which is the subject of the protest, then the Clerk may advise the City Council of the absence of a majority protest without determining the validity of all protests.
Approved by City Council on: [DATE]
75 Agenda Item: 9.D
Date of Meeting: January 26, 2026
Department: Public Works
To: City Council
From: Nora Gamino
Subject: ORDINANCE - Second Reading and Adoption of an Ordinance Repealing and Replacing Chapter 13.06 Relating to Cross-Connection Control
Prepared On: January 13, 2026
Attachments: Ordinance No. XXX Update to Title 13 Cross-Connection Control
STAFF REPORT
Background/History:
The City of Bishop owns and operates a public water system regulated by the State Water Resources Control Board, Division of Drinking Water (DDW). As part of this responsibility, the City is required to protect the public water supply from contamination or pollution caused by actual or potential cross-connections between the potable water system and non-potable or auxiliary water sources.
The City’s existing Cross-Connection Control regulations were originally adopted under former Title 17 of the California Code of Regulations. Effective July 1, 2024, the State repealed former Title 17, Sections 7583 through 7605, and implemented the Cross-Connection Control Policy Handbook (CCCPH), which now establishes mandatory statewide requirements for crossconnection control programs.
Although the City previously updated portions of Title 13, the existing Chapter 13.06 no longer reflects the current State regulatory framework or clearly aligns local code authority with CCCPH requirements. As a result, a comprehensive repeal and replacement of Chapter 13.06 is necessary to modernize the City’s ordinance, clarify customer responsibilities, and ensure continued compliance with State drinking water regulations.
Analysis/Discussion:
The proposed ordinance repeals and replaces Chapter 13.06 of Title 13 in its entirety and establishes a modern, enforceable framework for cross-connection control that is consistent with current State requirements.
Adoption of this ordinance is required to maintain compliance with State drinking water regulations. The Cross-Connection Control Policy Handbook (CCCPH) establishes mandatory statewide requirements for all public water systems in California, and the City is required to 76 maintain enforceable local authority to implement and enforce these requirements. Failure to align the City’s municipal code with current State standards could result in regulatory findings or enforcement actions by the State Water Resources Control Board, Division of Drinking Water.
The ordinance is intentionally structured to:
Establish clear legal authority for the City to require backflow protection, conduct inspections, and enforce compliance;
Clearly define customer responsibilities, including installation, maintenance, testing, access, and cost responsibility; and
Avoid over-prescribing operational details that are more appropriately addressed through administrative procedures and standard operating practices.
Rather than embedding technical or procedural requirements in municipal code, the ordinance refers to the standards set by the CCCPH and authorizes the Public Works Director to adopt and maintain standard operating procedures to implement the Cross-Connection Control Program. This approach ensures regulatory compliance while allowing the City flexibility to adapt procedures over time without requiring frequent code amendments.
The ordinance also strengthens enforcement authority by explicitly authorizing corrective actions, service discontinuance when necessary to protect public health, cost recovery for enforcement actions, and a clear appeals process. A defined administrative appeal pathway is included within the ordinance itself, eliminating the need for a separate City appeals policy and addressing due-process considerations.
Overall, the proposed ordinance modernizes the City’s Cross-Connection Control regulations, aligns local code with State standards, and provides a clear and defensible framework appropriate for a small municipal water system.
The ordinance is not a project under the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15378(b)(5), as it consists of organizational and administrative actions that will not result in direct or indirect physical changes to the environment.
Budget Impacts:
There are no direct budget impacts associated with adoption of this ordinance. The updated framework is expected to improve administrative efficiency by clarifying authority and responsibilities and by separating operational procedures from municipal code.
Legal Review:
City Attorney Pucci has reviewed this item and finds that the recommended action complies with the law.
Recommended Action:
Council consideration to approve the second reading and adoption, by title only, an ordinance repealing and replacing Chapter 13.06 of Title 13 of the Bishop Municipal Code relating to Cross-Connection Control.
Approved By: Ethan Aukee 1/13/2026
Approved By: Robin Picken 1/16/2026
Approved By: Pam Foster 1/21/2026
77 Approved By:
78 ORDINANCE NO. ___
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF BISHOP, STATE OF CALIFORNIA, AMENDING TITLE 13 OF THE CITY OF BISHOP CODE OF ORDINANCES, REPEALING AND REPLACING CHAPTER 13.06 RELATING TO
CROSS-CONNECTION CONTROL
WHEREAS, the City of Bishop is responsible for providing for the health, safety, and welfare of its residents and for protecting the quality and reliability of the public drinking water supply; and
WHEREAS, under Article XI, Section 7 of the California Constitution, cities may make and enforce within their limits all local, police, sanitary, and other ordinances not in conflict with general laws; and
WHEREAS, the City of Bishop owns and operates a public water system regulated by the State Water Resources Control Board, Division of Drinking Water, and is required to protect that system from contamination or pollution caused by actual or potential crossconnections; and WHEREAS, the City previously adopted Chapter 13.06 of Title 13 of the Bishop Municipal Code to regulate cross-connection control based on former Title 17 of the California Code of Regulations; and
WHEREAS, effective July 1, 2024, the State Water Resources Control Board repealed former Title 17, Sections 7583 through 7605, and implemented the Cross-Connection Control Policy Handbook (CCCPH), which establishes mandatory statewide requirements for cross-connection control programs; and
WHEREAS, the City must update its municipal code to ensure consistency with current State requirements, including the CCCPH, and to provide clear legal authority for enforcement of cross-connection control requirements applicable to water system customers; and
WHEREAS, repealing and replacing Chapter 13.06 of the Bishop Municipal Code will clarify customer responsibilities, establish enforcement authority, and support continued compliance with State drinking water regulations; and
WHEREAS, adoption of this ordinance is necessary to protect public health, maintain water system integrity, and ensure the City’s ability to continue providing safe and reliable potable water service; and
WHEREAS, pursuant to the California Environmental Quality Act (“CEQA”) (Public Resources Code Section 21000 et seq.) and the State CEQA Guidelines (California Code of Regulations, Title 14, Section 15000 et seq.), the City of Bishop has determined that this ordinance is not a project under CEQA pursuant to Section 15378(b)(5) of the CEQA 79 Guidelines, as it consists of organizational and administrative actions that will not result in direct or indirect physical changes to the environment.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF BISHOP DOES HEREBY ORDAIN AS FOLLOWS:
SECTION 1. The above recitals are true and incorporated into this ordinance.
SECTION 2. Chapter 13.06 of Title 13 of the City of Bishop Code of Ordinances is hereby repealed and replaced in its entirety to read as follows:
Chapter 13.06
CROSS-CONNECTION CONTROL
13.06.010 – Purpose
The purpose of this chapter is to protect the City of Bishop public water system from contamination and pollution caused by actual or potential cross-connections. The City shall administer a Cross-Connection Control Program in accordance with the CrossConnection Control Policy Handbook (CCCPH), June 2025 edition, as amended or superseded. This chapter establishes the authority of the City to regulate crossconnections, require appropriate backflow protection, and enforce compliance in order to protect the potable water supply.
13.06.020 – Definitions
For purposes of this chapter, the following definitions apply. Terms not defined in this section shall have the meanings set forth in the Cross-Connection Control Policy Handbook (CCCPH), June 2025 edition, as amended or superseded.
A. Backflow Prevention Assembly (BPA) - An assembly, device, or method approved for the prevention of backflow, including reduced-pressure principle assemblies (RP), double check valve assemblies (DC), and other assemblies recognized by the CCCPH.
B. CCCPH - The Cross-Connection Control Policy Handbook adopted by the State Water Resources Control Board, Division of Drinking Water, June 2025 edition, as amended or superseded.
C. Cross-Connection - Any physical or potential connection between the public water system and a source or system that could introduce contamination or pollution into the public water system.
D. Customer - Any person, firm, corporation, partnership, public agency, or other entity supplied water by the City’s public water system, including the owner or occupant of property served by the system.
E. Program Coordinator - The individual designated by the Public Works Director to administer and enforce the City’s Cross-Connection Control Program. 80 F. Public Water System - The City of Bishop public water system, as regulated by the State Water Resources Control Board, Division of Drinking Water.
13.06.030 – Authority and Administration
A. The Public Works Department shall administer and enforce the provisions of this chapter.
B. The Public Works Director, or designee, is authorized to establish, implement, and administer a Cross-Connection Control Program consistent with this chapter and the Cross-Connection Control Policy Handbook (CCCPH), as amended.
C. The Public Works Director is authorized to adopt and maintain written policies, procedures, and standard operating procedures necessary to implement this chapter and ensure compliance with applicable State requirements.
D. The City is authorized to conduct inspections, hazard assessments, investigations, and other actions necessary to identify and control actual or potential crossconnections, and to require the installation, testing, maintenance, repair, or replacement of backflow protection as necessary to protect the public water system.
E. Authorized City representatives may enter upon customer premises at reasonable times for purposes of administering and enforcing this chapter. When practicable, advance notice shall be provided. Refusal of access may constitute a violation of this chapter.
13.06.040 – Customer Responsibilities
A. Customers shall comply with the requirements of this chapter and shall take all necessary actions to prevent actual or potential cross-connections on their premises.
B. Customers shall install, operate, maintain, repair, and replace required backflow prevention assemblies or containment air gaps at their own expense, as directed by the City, and in accordance with applicable State requirements and City standards.
C. Customers shall ensure that required backflow protection remains accessible for inspection, testing, and maintenance and shall not enclose, bury, bypass, disable, remove, or otherwise tamper with any required backflow prevention assembly or containment air gap.
D. Customers shall allow authorized City representatives access to their premises at reasonable times for purposes of inspection, hazard assessment, testing, enforcement, or investigation related to cross-connection control.
E. Customers shall promptly notify the City of any change in water use, plumbing configuration, fire protection systems, irrigation systems, auxiliary water supplies, or other conditions that may affect the degree of hazard or cross-connection risk.
F. All costs associated with compliance with this chapter, including but not limited to installation, testing, maintenance, repair, replacement, and enforcement, shall be the responsibility of the customer, unless otherwise determined by the City.
G. Failure to comply with the requirements of this section may constitute a violation of this chapter and may result in enforcement action, including discontinuance of water service in accordance with this chapter.
81 13.06.050 – Backflow Protection Requirements
A. Backflow protection required under this chapter shall be commensurate with the degree of hazard posed by the customer’s premises, as determined by the City in accordance with applicable State requirements.
B. The City may require containment backflow protection at the service connection whenever an actual or potential cross-connection exists, or when the City determines that the degree of hazard warrants such protection.
C. Premises determined by the City to present a high hazard to the public water system shall be required to install a reduced-pressure principle backflow prevention assembly (RP) or an approved air gap, as directed by the City.
D. The presence of an auxiliary water supply or access to an unapproved water source shall constitute a high-hazard condition requiring containment backflow protection.
E. Fire sprinkler and fire protection systems connected to the public water system shall be protected in accordance with applicable State requirements.
F. The City may require modification, replacement, or upgrading of existing backflow protection when necessary to address changes in use, degree of hazard, or State requirements.
G. Failure to install or maintain required backflow protection shall constitute a violation of this chapter.
13.06.060 – Testing and Maintenance
A. All backflow prevention assemblies required under this chapter shall be tested, maintained, and kept in proper working condition in accordance with applicable State requirements and City standards.
B. Required testing shall be performed by individuals or entities approved by the City and possessing qualifications consistent with applicable State requirements.
C. Backflow prevention assemblies that fail a required test or are found to be defective shall be promptly repaired, replaced, or removed from service, as directed by the City, and shall be retested as required to verify proper operation.
D. Customers shall ensure that required backflow protection remains accessible and operable at all times and shall take corrective action when notified by the City of deficiencies.
E. Failure to test, maintain, repair, or replace required backflow protection in accordance with this section may constitute a violation of this chapter.
13.06.070 – Enforcement
A. It shall be a violation of this chapter for any customer to fail to comply with the requirements of this chapter, including but not limited to failure to install, test, maintain, repair, or replace required backflow protection; failure to provide access for inspection or testing; or bypassing, disabling, removing, or tampering with required backflow protection.
B. Upon determination of a violation, the City may require corrective action and may issue notices, orders, or other enforcement actions as necessary to achieve compliance.
82 C. If a customer fails to correct a violation after notice, or if the City determines that an actual or potential cross-connection presents a threat to the public water system, the City may pursue enforcement actions, including water service termination in accordance with Section 13.06.080.
D. In exercising enforcement authority under this section, the City may consider the nature of the violation, the degree of hazard, and whether the affected premises constitute a critical facility or provide essential services, and may allow reasonable interim measures or compliance timelines when consistent with protection of the public water system.
E. Enforcement actions taken pursuant to this chapter are in addition to, and not in lieu of, any other remedies available to the City under applicable law.
F. The City may recover costs incurred in enforcing this chapter in accordance with applicable provisions of this code.
13.06.080 – Water Service Termination
A. General. If a customer fails to take corrective action, neglects to test and certify their backflow prevention device as required by Section 13.06.060 or presents a clear and immediate hazard to the potable water supply that cannot be immediately abated, the Public Works Director will initiate procedures to discontinue water service.
B. Basis for Termination. Conditions on water use that create a basis for water service termination shall include the following:
1. Refusal to install a required backflow prevention device;
2. Refusal to test a backflow prevention device;
3. Refusal to repair a faulty backflow prevention device;
4. Refusal to replace a faulty backflow prevention device;
5. Direct or indirect connection between the public water system and a sewer line;
6. Unprotected direct or indirect connection between the public water system and a system or equipment containing contaminants;
7. Unprotected direct or indirect connection between the public water system and an auxiliary water system; or
8. A situation which presents an immediate health hazard to the public water system.
C. Water Service Termination Procedures.
1. For conditions 1, 2, 3 or 4 of subsection (B) of this section, the Public Works Director is authorized to terminate service to a customer’s premises after two written mailed notices have been sent specifying the corrective action needed and the time period in which it must be done. If no action is taken within the allowed time period and no appeal is filed in accordance with Section 13.06.090 (Appeals), the water service may be terminated.
2. For conditions 5, 6, 7 or 8 of subsection (B) of this section, the Public Works Director shall make a reasonable effort through a door tag and on-site visit to advise the customers that, because of the potential harm to the public, the City is terminating the water service immediately and locking the service valve. The decision of the Public Works Director pursuant to this subsection (C)(2) may be 83 appealed in accordance with Section 13.06.090; however, the water service shall not be reestablished while the appeal is pending.
3. The City shall restore the water service if the City Administrator grants the appeal pursuant to Section 13.06.090, or if the customer takes action to remediate the condition and the Public Works Director approves the corrective action.
13.06.090 – Appeals
A. Any customer aggrieved by a determination, requirement, or enforcement action made pursuant to this chapter may file a written appeal with the Public Works Director within ten (10) calendar days of the date of the notice or action being appealed.
B. The Public Works Director shall review the appeal and issue a written decision. The decision of the Public Works Director may be appealed to the City Administrator by filing a written appeal within ten (10) calendar days of the Director’s decision. The decision of the City Administrator shall be final.
C. The filing of an appeal shall not stay enforcement of this chapter unless the City Administrator determines that a stay is appropriate and that the public water system will remain adequately protected during the pendency of the appeal.
SECTION 3. ENVIRONMENTAL DETERMINATION. Adoption of this ordinance has been reviewed for compliance with the California Environmental Quality Act (CEQA), the CEQA Guidelines, and the City’s environmental procedures, and has been found to be not a project under Section 15378 (b)(5) of the CEQA Guidelines.
SECTION 4. INCONSISTENCIES. Any provision of the Bishop Code of Ordinances or appendices thereto inconsistent with the provisions of this ordinance, to the extent of such inconsistencies and/or further, is hereby repealed or modified to the extent necessary to affect the provisions of this ordinance.
SECTION 5. SEVERABILITY. If any provision or clause of this ordinance or the application thereof to any person or circumstances is held to be unconstitutional or otherwise invalid by any court of competent jurisdiction, such invalidity shall not affect other provisions or clauses or applications of this ordinance which can be implemented without the invalid provision, clause or application; and to this end, the provisions of this ordinance are declared to be severable.
SECTION 6. EFFECTIVE DATE. This ordinance shall be in full force and effect commencing thirty (30) days after its final adoption and a summary hereof shall be published once within fifteen (15) days in The Inyo Register, a newspaper of general circulation printed and published in the County of Inyo and circulated in the City of Bishop and hereby designated for that purpose by the City Council.
SECTION 7. The City Clerk shall certify to the passage and adoption of this ordinance and shall cause the same to be published in the manner and form provided by law in The Inyo Register, a newspaper of general circulation printed and published in the City of Bishop, State of California, which said newspaper is hereby designated for that purpose. 84 PASSED, APPROVED AND ADOPTED this __ day of _____, 2026. ____________________________
Stephen Muchovej, Mayor
ATTEST: __________________________
Robin Picken, City Clerk
85 Agenda Item: 9.E
Date of Meeting: January 26, 2026
Department: Planning
To: City Council
From: Ana Budnyk
Subject: ORDINANCE - Second Reading and Adoption of an Ordinance Repealing and Replacing Chapter 17.75 (Accessory Dwelling Units and Junior Accessory Dwelling Units)
Prepared On: January 20, 2026
Attachments: Ordinance - Repealing and Replacing Ch. 17.75 ADU and JADU - 2026 01 26 Exhibit A - CHAPTER_17.75.___ADU_and_JADU
STAFF REPORT
Background/History:
State law governing Accessory Dwelling Units (ADUs) and Junior Accessory Dwelling Units (JADUs) has undergone substantial revisions between 2020 and 2025. As a result, the City’s existing ADU ordinance is no longer compliant with current State requirements.
The attached ordinance repeals and replaces Chapter 17.75 in its entirety to ensure full consistency with State law.
The Planning Commission held a public hearing on November 25, 2025, and adopted a Resolution recommending approval of the proposed ordinance, including the new parking hardship exception language.
On January 12, 2026, the City Council held a Public Hearing and approved the First Reading/Introduction of the proposed ordinance with new parking language section 17.75.060. (E.) 2: Parking hardship exception may be granted for ADUs when the provision of an off-street parking space would eliminate an existing on-street parking space, require the removal of a tree with a diameter at breast height (DBH) of six (6) inches or greater, or when the addition of an off-street parking space would result in a driveway width exceeding 24 feet.
Budget Impacts:
N/A
Legal Review:
Attorney Russell A. Hilderbrand has reviewed the item.
86 Recommended Action:
Approve the Second Reading and adopt the proposed ordinance by title only.
Approved By: Robin Picken 1/20/2026
Approved By: Pam Foster 1/21/2026
Approved By:
Approved By:
87 City of Bishop Ordinance No. ___ 1
ORDINANCE NO. ___
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
BISHOP, STATE OF CALIFORNIA, REPEALING AND REPLACING
CHAPTER 17.75 OF THE BISHOP MUNICIPAL CODE RELATING
TO ACCESSORY DWELLING UNITS AND JUNIOR ACCESSORY
DWELLING UNITS
WHEREAS, State law governing Accessory Dwelling Units (ADUs) and Junior Accessory Dwelling Units (JADUs) have undergone substantial revisions between 2020 and 2025; and
WHEREAS, the City’s existing ADU ordinance is no longer compliant with current State requirements; and
WHEREAS, the City of Bishop Planning Commission held a public hearing on November 25, 2025 and adopted Resolution No. PC 2025-04 recommending approval of the proposed ordinance, including new parking hardship exception language.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF BISHOP DOES HEREBY ORDAIN AS FOLLOWS:
The City Council repeals and replaces Chapter 17.75 in its entirety with Exhibit A to ensure full consistency with State law.
PASSED, APPROVED AND ADOPTED this 26th day of January, 2026. ________________________
Stephen Muchovej, Mayor
ATTEST: ____________________________
Robin Picken, City Clerk
88 - CODE OF ORDINANCES
Title 17 - ZONING
CHAPTER 17.75. ACCESSORY DWELLING UNITS AND JUNIOR ACCESSORY DWELLING UNITS
CHAPTER 17.75. ACCESSORY DWELLING UNITS AND JUNIOR ACCESSORY
DWELLING UNITS
17.75.010. Accessory dwelling units; Junior Accessory Dwelling Units—Purpose and definitions.
A. Purpose.
1. The city finds and declares that accessory dwelling units and junior accessory dwelling units are an important form of housing that contributes to the character and diversity of housing opportunities in the city. Accessory dwelling units and junior accessory dwelling units provide workforce housing, housing for family members, students, the elderly, in-home health care providers, the disabled, and others, at below-market rental rates within existing neighborhoods.
2. It is the intent of the city to encourage accessory dwelling units and, additionally, to impose standards on such units that will enable homeowners to create accessory dwelling units that will be compatible, as much as possible, with their neighborhoods. An additional purpose of this chapter is to comply with Government Code § 65852.2 relative to accessory dwelling units and junior accessory dwelling units.
3. This Chapter establishes standards for accessory dwelling units (ADUs) in accordance with California Government Code Section 66310 et seq. and junior accessory dwelling units (JADUs) in accordance with California Government Code Section 66333 et seq. These standards are intended to allow for ADUs and JADUs as important forms of affordable housing, while preserving the character and integrity of Bishop’s residential uses and neighborhoods.
4. In cases of conflict between this Chapter and any other provision of this title, the provisions of this Chapter shall prevail. To the extent that any provision of this Chapter is in conflict with state law, the mandatory requirement of state law shall control, but only to the extent legally required.
B. Prohibition on Sale or Transfer of ADU. An ADU shall not be sold or conveyed separately from the primary dwelling, except as allowed by California Government Code Section 66341.
C. Definitions. The following words, terms and phrases, when used in this Chapter, shall have the meanings ascribed to them in this subsection, except where the context clearly indicates a different meaning:
EXHIBIT A
89 Created: 2025-01-28 10:20:27 [EST]
(Supp. No. 3)
1. The terms "accessory dwelling unit," “junior accessory dwelling unit”, "public transit," "passageway, and "tandem parking" all have the same meanings as that stated in Government Code § 66313.
2. Housing organization shall have the same meaning as defined in Government Code § 65589.5(k)(2).
3. For purposes of this Chapter, “primary dwelling” shall mean as follows:
a. In the case of a single-unit residential zone, the existing single-unit dwelling, or the larger of two proposed units.
b. In the case of any other residential or mixed-use zone in which a single-unit dwelling exists on the property, the existing dwelling. c. In the case of a multi-unit or mixed-use zone which allows residential use, the existing or proposed multi-unit units.
4. For purposes of this Chapter, “multi-unit dwelling” shall have the same meaning as “multifamily dwelling” as defined under State ADU law, which means a structure with two or more attached dwellings on a single lot.
5. The definitions set forth in California Government Code Section 66313 et seq. relating to ADUs and JADUs shall control if not defined herein.
17.75.020. Applications – ADUs and JADUs.
A. Applications for ADUs and JADUs shall be ministerially approved or denied within 60 days of receipt of a complete application. An application shall be approved if it complies with the requirements of this Chapter.
1. If the application is submitted in conjunction with an application for a new single-unit or multi-unit dwelling, the application for the ADU or JADU shall not be approved or denied until the application for the new single-unit or multi-unit dwelling is approved.
a. The City shall determine whether an application to create or serve an accessory dwelling unit is complete and provide written notice of this determination to the applicant not later than 15 business days after the City received the application. b. If the City determines an application is incomplete, the City shall provide the applicant with a list of incomplete items and a description of how the application can be made complete.
The list and description shall be provided with the written notice required by subsection 2.
90
c. After receiving a notice that the application was incomplete, an applicant may cure and address the items that are deemed to be incomplete by the City.
2. In the review of an application submitted pursuant to subsection 4, the City shall not require the application to include an item that was not included in the list required by subsection 3.
3. If an applicant submits an application pursuant to subsection 4, the City shall determine whether the additional application has remedied all incomplete items listed in the determination issued pursuant to subsection 3. This additional application is subject to the timelines and requirements specified in subsection 2.
4. If the City does not make a timely determination as required by this paragraph, the application or resubmitted application shall be deemed to be complete for the purposes of this section.
5. If the application is denied, the city shall return a full set of comments in writing to the applicant with a list of items that are defective or deficient with a description of how the application can be remedied by the applicant. These comments shall be provided to the applicant within 60 days of a complete application.
6. If a detached garage is to be replaced with an ADU, the demolition permit shall be reviewed with the application for the ADU and issued at the same time.
7. The city shall grant an extension if requested by the applicant.
8. If the city does not approve or deny the completed application within 60 days, the application shall be deemed approved.
9. Notwithstanding the above, if the applicant uses a plan for an ADU that has been preapproved by the city or a plan that is identical to a plan used in an application for a detached ADU approved by the city within the current triennial California Building Standards Code cycle, the application shall be approved or denied within 30 days from the date of a complete application.
B. All applications for ADUs and JADUs shall be accompanied by an application fee.
91
C. ADUs and JADUs shall be subject to application, inspection, and permit fees.
D. An application for an ADU or a JADU shall not be denied due to the need to correct nonconforming zoning conditions, building code violations, or unpermitted structures that do not present a threat to public health and safety and are not affected by the construction of the unit.
E. Approval of an ADU or a JADU shall not be conditioned on the correction of a nonconforming zoning condition.
17.75.030 Unpermitted Structures Constructed Prior to January 1, 2020. The following provisions apply to structures constructed prior to January 1, 2020.
A. No application or permit shall be denied for an unpermitted ADU or JADU that was constructed prior to January 1, 2020, based on either of the following:
1. The ADU or JADU is in violation of building standards pursuant to Article 1 of Chapter 5 of Part 1.5 of Division 13 of the California Health and Safety Code (commencing with Section 17960); or
2. The ADU or JADU does not comply with state law or the provisions of the Bishop Zoning Code regulating ADUs or JADUs.
B. The provisions of Section 17.75.030 A., above, shall not apply if the city makes a finding that correcting the violation is necessary to comply with the standards specified in California Health and Safety Code Section 17920.3 or if the building is deemed substandard pursuant to California Health and Safety Code Section 17920.3.
1. The city shall inform a homeowner that, before submitting an application for a permit for an unpermitted structure, the homeowner may obtain a confidential third-party code inspection from a licensed contractor to determine the unit’s existing condition or potential scope of building improvements before submitting an application for a permit.
2. Upon receiving an application to permit a previously unpermitted ADU or JADU constructed before January 1, 2020, an inspector from the city may inspect the unit for compliance with health and safety standards and provide recommendations to comply with such standards in order to obtain a permit.
The city shall not penalize an applicant for having the unpermitted ADU or JADU and shall approve necessary permits to correct noncompliance with health and safety standards. Such inspection will be subject to applicable 92
inspection fees.
3. A homeowner shall not be required to pay impact fees or connection or capacity charges for a previously unpermitted unit except when utility infrastructure is required to comply with California Health and Safety Code Section 17920.3 and when the fee is authorized by California Government Code Section 66324(e).
4. Until January 1, 2030, the city shall issue a statement along with a notice to correct a violation of any provision of any building standard relating to an unpermitted ADU that substantially reads as follows:
You have been issued an order to correct violations or abate nuisances relating to your ADU. If you believe that this correction or abatement is not necessary to protect the public health and safety you may file an application with the Planning Director. If the City determines that enforcement is not required to protect the health and safety, enforcement shall be delayed for a period of five years from the date of the original notice.
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(Supp. No. 3)
17.75.040. Utilities and Fees.
A. All ADUs and JADUs must be connected to public utilities including water, electric, and sewer services.
B. Impact fees.
1. No impact fee shall be imposed on any ADU of 750 square feet or less of interior livable space in size.
2. For ADUs greater than 750 square feet of interior livable space impact fees shall be charged proportionately in relation to the square footage of the primary dwelling.
3. All applicable public service and recreation impact fees shall be paid prior to occupancy in accordance with California Government Code Sections 66000 et seq. and 66012 et seq.
4. For purposes of this Chapter, “impact fee” shall have the same meaning as set forth in California Government Code Section 66324.
C. Connection Fees/Capacity Charges.
1. An ADU shall not be considered to be a new residential use for purposes of calculating connection fees or capacity charges for utilities, including for water and sewer service, unless the ADU is being constructed with a new single-unit dwelling.
2. For an ADU contained within a proposed or existing single-unit dwelling meeting the requirements of Section 17.75.060, below, the city shall not impose a connection fee or capacity charge, unless the unit is being constructed with a new single-unit dwelling. For all other ADUs, the city shall charge a connection fee or capacity charge that is proportionate to the burden of the proposed ADU based on the size of the unit or number of plumbing fixtures.
3. A JADU shall not be considered to be a separate or new dwelling unit for purposes of providing water, sewer, or power, unless constructed concurrently with a new single-family dwelling (Gov. Code, § 66324, subd. (b)). .
D. Application fees. Application fees for an accessory dwelling unit shall be paid in an amount specified by resolution of the city council, unless constructed concurrently with a new single-family dwelling.
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(Supp. No. 3)
17.75.050 Accessory dwelling units—Size standards.
All accessory dwelling units shall not exceed the size standards listed below for attached or detached units or garages.
A. Attached units in single-family dwellings, new construction. The maximum interior livable floor area of an attached accessory dwelling unit on a single-family lot shall be the higher of the following applicable standards:
1. 850 square feet for an accessory dwelling unit that is a studio or onebedroom unit;
2. 1,000 square feet for an accessory dwelling unit that has two or more bedrooms; or
3. 50 percent of the total floor area of the existing or proposed primary dwelling.
B. Detached units on single-family dwelling lots, new construction.
1. A detached unit shall not exceed 1,200 square feet of living area.
2. A single-car carport may be attached to the detached accessory dwelling unit.
D. Existing accessory structure 1,050 square feet or less. When an existing accessory structure with a floor area of 1,050 square feet or less is converted to an ADU, the floor area may be increased up to a maximum of 1,200 square feet.
E. Existing accessory structure greater than 1,050 square feet. The physical dimensions of an existing accessory structure with a floor area greater than 1,050 square feet may be increased by not more than 150 square feet, but only for the purpose of providing ingress or egress.
F. Existing home designated as ADU. If a lot contains an existing single-unit dwelling of no more than 1,200 square feet in size, the existing single-unit dwelling may be designated as an ADU as part of a project to construct a new single-unit dwelling on the lot.
G. The conversion of an existing accessory structure or a portion of the existing primary residence to an ADU is not subject to unit size requirements. (Gov.
Code, § 66323, subd. (a)(1).)
H. Setback requirements.
1. No setbacks are required for accessory dwelling units that are created by converting existing living area or existing accessory structures to new accessory dwelling units or constructing new accessory dwelling units in the same location and to the same dimensions as an existing structure. 95 Created: 2025-01-28 10:20:27 [EST]
(Supp. No. 3)
2. For all other accessory dwelling units, there must be a minimum of four feet from side and rear lot lines, and comply with all other applicable front yard setbacks, and any setbacks between structures.
17.75.060. Accessory dwelling units—Development standards.
Any permit for an accessory dwelling unit shall be subject to the development standards listed below.
A. Legal lot/residence. An accessory dwelling unit shall only be allowed on a lot within the city that contains a legal, single-family or multifamily residence as an existing or proposed primary unit on a lot.
B. Number of accessory dwelling units per lot.
1. Single-Family Converted ADUs and JADUs One ADU per lot is permitted within the converted space of a proposed or existing single-family dwelling or accessory structure. This type of ADU must have exterior access and setbacks for fire and safety but is not subject to a four-foot side and rear yard setback. (Gov. Code, § 66323, subd. (a)(1).)
ADUs converted from accessory structures are eligible for a 150 squarefoot expansion to accommodate ingress and egress. For example, if a second story from a singlefamily dwelling is converted into an ADU, a stairwell of not more than 150 square feet could be added, among other types of ingress and egress configurations that comply with the local building code. (Gov. Code, § 66323, subd. (a)(1)(A).)
In addition, one JADU per lot is permitted within the proposed or existing space of a single-family dwelling or accessory structure and must have exterior access, side and rear setbacks for fire and safety. (Gov. Code, § 66323, subd. (a)(1).) JADUs must also comply with the provisions of JADU Law found in Government Code sections 66333- 66339. For the purposes of constructing a JADU, attached garages are part of a single family dwelling. (Gov. Code, § 66333, subd. (d).) For more information, please see the Handbook section on JADUs. 2. Single-Family Detached ADUs One detached new construction ADU that does not exceed four-foot side and rear yard setbacks is permitted on lots with an existing or proposed single-family dwelling (Gov. Code, § 66323, subd. (a)(2)). The maximum unit size is 800 square feet with a height limitation of 16, 18, or 20 feet depending on conditions specified in Government Code section 66321, subdivision (b)(4). (Gov. Code, § 66323, subd. (a)(2)(B).)
2. Multifamily Converted ADUs
ADUs may be created within the portions of existing multifamily structures that are not used as livable space (Gov. Code, § 66323, subd. (a)(3)(A)). Local agencies shall allow 19 at least one ADU within 96 Created: 2025-01-28 10:20:27 [EST]
(Supp. No. 3)
an existing multifamily dwelling and up to 25 percent of the existing multifamily dwelling units (Gov. Code, § 66323, subd. (a)(3)(B)).
Examples of structures that are not used as livable space include, but are not limited to: storage rooms, boiler rooms, passageways, attics, basements, or garages (Gov. Code, § 66323, subd. (a)(3)(A)).
3. Multifamily Detached ADUs
Up to two detached ADUs are allowed on a lot that has a proposed multifamily dwelling, or up to eight detached ADUs are allowed on a lot with an existing multifamily dwelling, not to exceed the number of existing units on the lot. These ADUs are subject to a four foot rear and side yard setbacks and height limits of 16, 18, or 20 feet depending on conditions specified in Government Code section 66321, subdivision (b)(4). (Gov. Code, § 66323, subd. (a)(4)(A).) A local agency may not require that a setback be modified for an existing multifamily dwelling with setbacks less than four feet as a condition of ADU application approval (Gov. Code, § 66323, subd. (a)(4)(B)).
C. Building code compliance. All new accessory dwelling units must satisfy the requirements contained in the building code and fire code as currently adopted by the city, including applicable energy efficiency standards associated with title 24 of the California Code of Regulations (CCR title 24) However, fire sprinklers shall not be required if they were not required in the primary residence.
D. Height. ADUs shall be subject to the following height limitations:
1. A height of 16 feet for a detached ADU on a lot with an existing or proposed single unit or multi-unit dwelling unit.
2. A height of 18 feet for a detached ADU on a lot with an existing or proposed single unit or multi-unit dwelling unit that is within one-half mile walking distance of a major transit stop or a high-quality transit corridor as defined in California Public Resources Code Section 21155. The ADU may have an additional two feet in height to accommodate a roof pitch on the ADU that is aligned with the roof pitch of the primary dwelling unit.
3. A height of 18 feet for a detached ADU on a lot with an existing or proposed multi-unit, multistory dwelling.
4. A height of 25 feet or the height limit of the applicable zone that applies to the primary dwelling, whichever is lower, for an ADU that is attached to a primary dwelling. For an ADU constructed above the detached garage, the height limit shall be 25 feet. In no event shall the ADU exceed two stories. 97 Created: 2025-01-28 10:20:27 [EST]
(Supp. No. 3)
E. Parking.
1. The city shall not require the owner to provide more than one additional parking space per accessory dwelling unit or per bedroom, whichever is less. The required parking space may be provided as:
a. Tandem parking on an existing driveway in a manner that does not encroach onto a public sidewalk and otherwise complies with city parking requirements; or
b. Within a setback area or as tandem parking in locations determined feasible by the city for such use. Locations will be determined infeasible based upon specific site or regional topographical or fire and life safety conditions, or that it is not permitted anywhere else in the city.
2. Parking hardship exception may be granted for ADUs when the provision of an off-street parking space would eliminate an existing on-street parking space, require the removal of a tree with a diameter at breast height (DBH) of six (6) inches or greater, or when the addition of an off-street parking space would result in a driveway width exceeding 24 feet.
3. Notwithstanding the foregoing, no parking spaces shall be required for accessory dwelling units in the following instances:
a. It is located within one-half mile walking distance of public transit; b. It is located within an architecturally and historically significant district; c. It is part of a proposed or existing primary residence or an accessory structure;
d. When on-street parking permits are required but not offered to the occupant of the accessory dwelling unit; or
e. Where there is a car share vehicle located within one block of the accessory dwelling unit.
4. When a garage, carport, or covered parking structure is demolished in conjunction with the construction of an accessory dwelling unit or converted to an accessory dwelling unit, the off-street parking spaces do not have to be replaced.
5. No new curb cuts are allowed for an accessory dwelling unit unless the director of public works determines the curb cuts are reasonably necessary and serve the public interest.
F. Historic preservation. If the accessory dwelling unit is to be constructed on a parcel identified on any federal, state or local list of historic or formally determined eligible historic resources, the accessory dwelling unit shall not adversely comprise the property's integrity to convey its historic significance through its: setting, location, design, materials, workmanship, feeling or 98 Created: 2025-01-28 10:20:27 [EST]
(Supp. No. 3)
association, as described in National Register Bulletin 15. Likewise, the accessory dwelling unit shall not be placed or constructed so as to result in a modification of the existing historic resource on the parcel, unless alterations to the existing primary dwelling unit conform to the United States Secretary of Interior's Standards for Treatment of Historic Properties.
G. Design requirements for new units. All new accessory dwelling units must comply with the following design requirements:
1. The materials, colors, and architecture shall be complementary to those of the primary unit.
2. Lighting shall not spill on to neighboring lots.
H. Distance. The distance between any detached accessory dwelling unit and the main dwelling shall comply with those requirements applicable to garages and other accessory buildings.
I. Accessory dwelling units approved under this Chapter shall not be rented for a term of less than 30 days.
17.75.070. Accessory dwelling unit and junior accessory dwelling unit exceptions.
A. Development standards relating to the size of an ADU, including size based on a percentage of the primary dwelling, limits on lot coverage, floor area ratio, open space, front setbacks, building separation, and minimum lot size shall be waived to the extent required to allow construction of an ADU with 800 square foot of interior livable space.
B. Accessory dwelling units or junior accessory dwelling units approved under this Chapter shall not be required to correct legal nonconforming zoning conditions.
17.75.080. General plan consistency of accessory dwelling units.
In adopting these standards, the city recognizes that the approval of dwelling units may, in some instances, result in dwelling densities exceeding the maximum densities prescribed by the general plan. The city finds that this occurrence is consistent with the general plan, as allowed under state planning and zoning law applicable to dwelling units, and that the amendment furthers the goals, objectives, and policies of the general plan housing element.
17.75.090. Junior accessory dwelling units.
A. Purposes. This section provides standards for the establishment of junior accessory dwelling units, an alternative to the standard accessory dwelling unit. Junior accessory dwelling units will typically be smaller than an accessory dwelling unit and will be constructed within the walls of an existing single-family structure.
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B. Size. A junior accessory dwelling unit shall not exceed 500 square feet of interior livable space in size.
C. Owner-occupancy requirement. The owner of a parcel proposed for a junior accessory dwelling unit shall occupy as a primary residence either the primary dwelling or the junior accessory dwelling when the junior accessory dwelling unit and the primary dwelling share sanitation/bathroom facilities. Owneroccupancy is not required if the owner is a governmental agency, land trust, or housing organization.
D. Sale prohibited. A junior accessory dwelling unit shall not be sold independently of the primary dwelling on the parcel.
E. Short-term rentals. The junior accessory dwelling unit shall not be rented for periods of less than 30 days.
F. Location of junior accessory dwelling unit. A junior accessory dwelling unit shall be created within the existing walls of an existing or proposed primary dwelling, including in an attached garage.
G. Kitchen requirements. The junior accessory dwelling unit shall include an efficiency kitchen, including a food preparation counter and storage cabinets that are of reasonable size in relation to the size of the junior accessory dwelling unit.
H. Parking. No additional parking is required beyond that required at the time the existing primary dwelling was constructed.
I. Separate Entrance. JADU without a separate bathroom shall include a separate entrance from the main entrance to the proposed JADU, with an interior entry to the main living area.
J. Sanitation Facilities. A JADU may, but is not required to, include separate sanitation facilities. If separate sanitation facilities are not provided, the JADU shall share sanitation facilities with the single-unit residence and shall have direct access to the single-unit residence from the interior of the dwelling unit.
K. Fire protection; utility service. For the purposes of any fire or life protection ordinance or regulation or for the purposes of providing service for water, sewer, or power, a junior accessory dwelling unit shall not be considered a separate or new unit, unless the junior accessory dwelling unit was constructed in conjunction with a new single-family dwelling. No separate connection between the junior accessory dwelling unit and the utility shall be required for units created within a single-family dwelling, unless the junior accessory dwelling unit is being constructed in connection with a new single-family dwelling.
L. Deed restriction. Prior to the issuance of a building permit for a junior accessory dwelling unit, the owner of any new JADU shall record against the 100
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(Supp. No. 3)
property a deed restriction, which shall run with the land, in a form that meets the approval of the city attorney and which establishes the following:
1. The JADU shall not be sold separately from the single-family residence;
2. The JADU is restricted to the maximum size allowed per the standards set forth in this section;
3. The JADU may not be rented for a period of less than thirty days;
4. A restriction that the owner must reside either in the primary dwelling or in the JADU. This restriction shall not apply if the owner of the single-family dwelling is a governmental agency, land trust, or housing organization.
5. The deed restriction shall be binding upon any successor in ownership of the property.
17.75.100 Mandatory Approvals.
Notwithstanding any other provision of this section, pursuant to California Government Code Section 66323, the city shall ministerially approve an application for a building permit within any residential or mixed-use zone to create any of the following:
A. One ADU and one JADU within the existing or proposed space of a single-unit dwelling or accessory structure.
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Attachment A
1. An existing accessory structure may be expanded by up to 150 square feet solely for the purpose of accommodating ingress and egress to an ADU.
2. The ADU and/or JADU must have exterior access from the proposed or existing single-unit dwelling.
3. The side and rear setbacks must be sufficient for fire and safety.
4. If the unit is a JADU, it must comply with the requirements of California Government Code Section 66333 et seq, as further set forth in Section
18.12.150.L, above.
B. One detached, new construction, ADU that does not exceed four-foot side and rear yard setbacks for a lot with an existing or proposed single-unit dwelling. The ADU may be combined with a JADU described in Section 17.75.060 D, above.
The ADU shall not exceed 800 square feet and shall not exceed the height limits set forth in Section 17.75.060 D above.
C. On a lot with an existing multi-unit dwelling structure, up to 25 percent of the total multi-unit dwelling units, but no less than one ADU, within portions of existing multi-unit dwelling structures that are not used as livable space, including, but not limited to, storage rooms, boiler rooms, passageways, attics, basements, or garages, provided that each ADU complies with state building standards.
D. On a lot with an existing multi-unit dwelling structure, up to eight detached ADUs, provided that the number of ADUs on the lot shall not exceed the number of existing units on the lot. Setbacks shall be limited to side and rear setbacks of no more than four feet. If the existing multi-unit dwelling has a rear or side setback of less than four feet, the city shall not require modification as a condition of approving the application for the proposed ADU(s). The height shall not exceed the height limits set forth in Section 18.12.150.K.2.a.i-iii, above. On a lot with a proposed multi-unit dwelling structure, up to two detached ADUs. Side and rear yard setbacks shall be no more than four feet. The height shall not exceed the height limits set forth in Section 18.12.150.K.2.a.i-iii, above.
E. The city shall not require the correction of nonconforming zoning conditions as a condition of approving the application for the proposed ADU(s).
F. An ADU and/or JADU created pursuant to this subsection shall not be rented for periods of less than thirty-one days.
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Attachment A
G. Certificate of Occupancy. No certificate of occupancy shall be issued for an ADU or JADU until the certificate of occupancy is issued for the primary unit.
17.75.110. Accessory dwelling units/junior accessory dwelling units; appeal process.
A. Applicants may file an appeal of the decision of the planning director related to an accessory dwelling unit or junior accessory dwelling unit permit consistent with this section.
B. The appeal shall be made to the planning commission. The planning commission shall review the appeal at a public meeting and shall provide a final written determination by not later than 60 business days after receipt of the applicant’s written appeal. No formal notice or public hearing is required. The planning commission will not consider such an appeal unless the appeal contains allegations that the determination to deny or incorrectly approve a permit, or impose conditions on the permit, exceeded the authority granted to the city planner by this chapter.
The appeal must be filed with the City Clerk within 10 days of the final decision of the planning director.
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Agenda Item: 9.F
Date of Meeting: January 26, 2026
Department: Community Services
To: City Council
From: Dan McElroy
Subject: Challenger Sports - Letter of Extension
Prepared On: January 20, 2026
Attachments: Vendor_Agreement Challenger Sports 2024 02 12.pdf Letter of Agreement - Bishop P&R (1).pdf
Letter of Agreement - Bishop P&R 2026.pdf
CITY OF BISHOP Challenger Sports - signed.pdf
STAFF REPORT
Background/History:
The Community Services Department has used the vendor Challenger Sports Soccer to provide youth soccer for the Olympic Kids Summer Camps for the past 7 years. In that time the Community Services Department has analyzed this agreement on an annual basis. The Community Services Department Program staff would recommend the continuation of these services. The current agreement has the option to extend for one-year as long as parties agree.
Analysis/Discussion:
The Vendor Agreement between the City of Bishop and Challenger Sports will expire on January 21st, 2026. Challenger Sports has provided the Community Services Department with a one-year letter of extension. This letter of extension will be for a one-year term that will end on January 21st, 2027. Attached is a letter form the City of Bishop stating that this agreement will be in full force for a one-year term ending on January 21st, 2027.
Budget Impacts:
This item is accounted for in the 2025-2026 Community Services Summer Camps Budget in the amount of $3,600.00.
Legal Review:
Attorney Pucci has reviewed this item and finds the recommended action complies with the law.
Recommended Action:
Council to approve the Challenger Sports Agreement Letter Extension for a term of one year with the term ending on January 21st, 2027.
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Approved By: Pam Foster 1/21/2026
Approved By:
Approved By:
Approved By:
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Main: 913-599-4884
Toll-free: 800-878-2167
Fax 913-599-2928
8263 Flint St
Lenexa, KS 66214
Jack Drew
Pacific Northwest Regional Director
Challenger Sports
[email protected]
+1 (401) 442-6384
To Whom It May Concern,
This is Jack Drew of Challenger Sports indicating that I am looking to extend the current agreement with Bishop Parks & Recreation by another year.
Sincerely,
Jack Drew
1/22/2025
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Main: 913-599-4884
Toll-free: 800-878-2167
Fax 913-599-2928
8263 Flint St
Lenexa, KS 66214
Jack Drew
Pacific Northwest Regional Director
Challenger Sports
[email protected]
+1 (401) 442-6384
To Whom It May Concern,
This is Jack Drew of Challenger Sports, indicating that I am looking to extend the current agreement with Bishop Parks & Recreation for another year in 2026.
Sincerely,
Jack Drew
12/12/2025
Pacific Northwest Regional Director
Challenger Sports
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Agenda Item: 10.A
Date of Meeting: January 26, 2026
Department: Community Services
To: City Council
From: Dan McElroy
Subject: City Council Discussion on Striping Options of the Upper Tennis Courts
Prepared On: January 20, 2026
STAFF REPORT
Background/History:
The Community Services Department is working on the Tennis Courts Resurfacing Project.
This project includes resurfacing and striping. Currently, the lower Tennis/Pickleball courts have been striped to accommodate both Tennis and Pickleball while the upper courts have only Tennis lines. The Parks and Recreation Commission heard this matter on November 19, 2025, where they made the recommendation to stripe both courts with both sets of lines for more options of use.
Analysis/Discussion:
During the Parks and Recreation Commission Meeting, community members form both Tennis and Pickleball groups addressed the Parks and Recreation Commission through public comment. The recommendation from the Parks and Recreation Commission was to stripe both courts to accommodate both Tennis and Pickleball. The tennis community then raised the issue to the City Council at the November 24th, 2025 meeting.
Recommended Action:
Provide staff direction on the striping of the Tennis Courts in advance of the Tennis Court Resurfacing Project.
Approved By: Pam Foster 1/21/2026
Approved By:
Approved By:
Approved By:
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Agenda Item: 10.B
Date of Meeting: January 26, 2026
Department: Administration
To: City Council
From: Pam Foster
Subject: A-Frame Building - Proposal to Provide Environmental Support Services for the City of Bishop Chamber of Commerce/Visitor's Center Project
Prepared On: January 21, 2026
Attachments: Helix Environmental Planning Proposal
STAFF REPORT
Background/History:
Located at 690 North Main Street, the A-Frame building housed the Bishop Area Chamber of Commerce and Visitors Center. The building has many visible structural defects which have been a source of concern and on-going conversations between the City and the Chamber.
These conversations and observations, including concerns raised by Willdan Engineering led to red tags being issued in a portion of the building.
The City then commissioned further evaluation of the buildings structural integrity. The City engaged Wood Rodgers, Inc. to perform a comprehensive structural condition assessment of the building to evaluate the building’s integrity and provide clear guidance on whether continued use, retrofitting, or demolition is appropriate. Following this report additional areas were issued red tags.
At the October 27, 2025 City Council meeting the Council gave direction to staff to proceed with the process for the demolition of the A-Frame. Staff has been working with Helix Environmental for the scope of work to move forward with the required Environmental and Permitting processes.
Analysis/Discussion:
The City has a Master Services Agreement with Helix Environmental Planning to provide environmental consulting services for the City of Bishop. Staff has engaged Helix for the regulatory requirements for the demolition of the A-Frame building.
This will be a multi-step process to include:
CEQA Notice of Exemption:
Helix will be working on CEQA compliance including the preparation of a Notice of Exemption 125
which will include the potential replacement of a building of similar use, size and location within the park. This consideration is required as a part of the CEQA process where in order to process a potential Categorical Exemption for demolition the following must be considered:
Existing Facilities, Replacement or Reconstruction, New Construction or Conversion of Small Structures, and Minor Alterations to Land.
Biological Resource Evaluation:
This study will include researching the potential for sensitive species and/or habitats, both within the creek and the surrounding area. It will also an assessment of trees both footprint and overhanging of the project site.
Historic Resource Evaluation:
Helix will do a full assessment and evaluation in order to accurately characterize the historic context and determination of the building.
Preparation of Aquatic Resource Permit Applications:
In order to do any work within the creek, permitting is required through multiple agencies including: California Department of Fish and Wildlife, Lahontan Regional Water Quality Control Board, and the U.S. Army Corps of Engineers. Also, Los Angeles Department Water and Power will have to be consulted.
In preliminary conversations with the Helix Environmental team, the regulatory agencies are concerned about the "bed, bank and below including water quality" of the creek way. Based on the erosion that is seen by the floating foundations on the A-Frame it is anticipated that any suggestion of rehabilitating the addition to the A-Frame would likely result in requirements to "harden" the creek. There are upstream areas of the creek where the creek has been hardened by being lined in concrete. Further lining of the creek in concrete would be a major impact on the character and feel of the creek in the City Park.
All of these studies are required as part of California Environmental Compliance associated with any modification, including demolition of the A-Frame.
Budget Impacts:
The cost of the proposal is $52,500 which is not included in the current budget. This cost does not include the cost of the permits or any actual demolition or construction work.
Legal Review:
There are no legal issues associated with hiring Helix Environmental for this process.
Recommended Action:
Council consideration to approve the Environmental Support Services agreement with Helix Environmental for the CEQA compliance, Biological Resource Evaluation, Historic Resource Evaluation, and Preparation of Aquatic Resource Permit Applications associated with the demolition of the A-Frame Building in City Park.
Approved By: Pam Foster 1/21/2026
Approved By:
Approved By:
Approved By:
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