Town Council Agenda
Wednesday, May 7, 2025, 4:00 p.m.
437 Old Mammoth Road, Suite Z, Mammoth Lakes
Members of the Town Council:
Mayor Chris Bubser, Mayor Pro Tem Amanda Rice, Councilmember Bill Sauser, Councilmember Brent Truax, Councilmember John Wentworth NOTE: In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the Town Clerk at (760) 965-3602. Notification 48 hours prior to the meeting will enable the Town to make reasonable arrangements to ensure accessibility to this meeting. (28 CFR 13.102-35.104 ADA Title II)
NOTE: Materials related to an item on this agenda submitted after distribution of the agenda packet are available for public inspection in the Town Offices located at 437 Old Mammoth Road, Suite 230 during normal business hours. Such documents are also available on the Town of Mammoth Lakes website at www.townofmammothlakes.ca.gov subject to staff’s ability to post the documents before the meeting.
NOTE: You may attend the Town Council meetings in person or watch them on the Town of Mammoth Lakes' website at www.townofmammothlakes.ca.gov , on the local government cable channel 18, or via Zoom. Public comments can be submitted to the Town Clerk at [email protected]. before and during the meeting, or may be made in person or via Zoom.
NOTE: All comments will be limited to a speaking time of five minutes.
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1. CALL TO ORDER AND ROLL CALL
2. PLEDGE OF ALLEGIANCE
3. PUBLIC COMMENTS
The Public Comment portion of the agenda provides the public with an opportunity to address the Town Council on matters not otherwise listed on the agenda. Under California law the Town Council is prohibited from generally discussing or taking action on items not included in the agenda; however, the Town Council may briefly respond to comments or questions from members of the public. Therefore, the Town Council will listen to all public comment, but will not generally discuss the matter or take action on it. Requests for service from the Town may also be made at the Town offices during regular business hours.
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.
4. ADDITIONS TO THE AGENDA
Opportunity to add urgency items pursuant to Government Code Section 54954.2(b)2, if necessary.
5. COUNCIL PRESENTATIONS
5.1 Introduce new Program and Facilities Administrator Emma Lane.
5.2 Recognize promotion of Danny Earls to Accounting Manager.
5.3 Recognize promotion of Ben Manning to Revenue Accountant.
5.4 Approve proclamation declaring May 4-10, 2025 as Public Service Recognition Week.
6. REPORTS FROM COMMISSIONS AND/OR DEPARTMENTS (AS NEEDED)
6.1 May 2025 Public Works Engineering CIP Update.
7. PUBLIC PRESENTATIONS
7.1 Mono Region Broadband Strategic Plan Update presented by Scott Armstrong, Regional Broadband Coordinator.
7.2 2024 Community Sentiment Survey Presentation presented by Mammoth Lakes Tourism Vice President of Community Engagement Betsy Truax.
8. CONSENT AGENDA
8.1 Approve the minutes of the regular meeting of April 16, 2025.
8.2 Award the annual contract for publication of legal notices to The Sheet.
8.3 Award contract for Volcom Brothers Skate Park Annual Maintenance to Primary Concrete, LLC.
8.4 Approve the agreement with Rink Systems, Inc for the conversion of the ice rink and installation of a custom curling sheet.
8.5 Accept the 2023 and 2024 Annual Planning Reports (APRs).
8.6 Approve the Amendment to the Professional Services Agreement with Aviation Insights, LLC for one additional year of Airport Management Support Services at Mammoth Yosemite Airport.
8.7 Accept Check Register 4/10/25 in the amount of $328,213.87. Accept Check Register 4/11/25 in the amount of $3,040,082.18. Accept Check Register 4/17/25 in the amount of $867,006.51.
9. POLICY MATTERS
9.1 Accept the Town’s 2023-24 Independent Auditors Report.
9.2 Fiscal Year 2025-26 Preliminary Budget (Department Requested).
9.3 McCoy Arts and Cultural Center (MACC) update and approve amendments to the Purchase and Sale Agreement with Mammoth Lakes Foundation to acquire property located at 100 College Parkway.
9.4 Agreement with the Mammoth Lakes Performing Arts Foundation to administer an endowment to support operations and management of the McCoy Arts and Cultural Center (MACC).
9.5 Award consulting contract to Kimley-Horn and Associates to develop a Safety Action Plan.
9.6 Resolution to approve the FY2025-26 project list to be submitted to the California Transportation Commission (CTC) for funding from the Road Maintenance and Rehabilitation Account (RMRA) funds under Streets and Highways Code Section 2034.
10. COUNCILMEMBER REPORTS
Informational reports from Councilmember representatives on committees, commissions, and organizations; general reports on Councilmember activities.
11. CLOSED SESSION
11.1 Pursuant to Government Code Section 54957.6.(a), Conference with Labor Negotiators, the Council will meet with its representatives, Town Manager Rob Patterson, Community and Economic Development Director Nolan Bobroff, and Human Resources Manager
Amanda Pelham with respect to the following Employee Organizations: Mammoth Lakes Police Officers Association and the Mammoth Lakes Sergeants Association.
12. ANNOUNCEMENT OF ACTION TAKEN AFTER CLOSED SESSION
13. ADJOURNMENT
The Town Council will adjourn to a regular meeting to be held on Wednesday, May 21, 2025 at 4:00 p.m.
Mammoth Lakes Town Council
Agenda Action Sheet
Title: Approve proclamation declaring May 4-10, 2025 as Public Service Recognition Week.
Council Meeting Date: 5/7/2025
Prepared by: Pam Kobylarz, Assistant to the Town Manager Recommended Motion: Approve proclamation declaring May 4-10, 2025 as Public Service Recognition Week.
PUBLIC SERVICE RECOGNITION WEEK
In honor of the millions of public employees at the federal, state, county, and town levels:
Whereas, Americans are served every single day by public servants at the federal, state, county, and town levels. These unsung heroes do the work that keeps our nation working; and Whereas, public employees take not only jobs, but oaths; and Whereas, many public servants, including military personnel, police officers, firefighters, border patrol officers, embassy employees, health care professionals and others, risk their lives each day in service to the people of the United States and around the world; and
Whereas, public servants include teachers, doctors, scientists, astronauts, nurses, safety inspectors, laborers, computer technicians, social workers, and countless other occupations. Day in and day out they provide the diverse services demanded by the American people of their government with efficiency and integrity; and Whereas, without these public servants at every level, continuity would be impossible in a democracy that regularly changes its leaders and elected officials; and
Whereas, talent is a key differentiator in organizations in today’s world. At the Town of Mammoth Lakes, our talent creates our solutions, our products, and our services. Our talent serves our customers and manages the important work of the organization every day; and
Whereas, locally Town staff provides services to this community, including parks and road maintenance, public safety, planning and permitting, community recreation programs, and many other services that contribute to our vibrant community; and
Whereas, the Town has many volunteers, including the Town Council, Planning and Economic Development Commissioners, Recreation Commissioners, Police Department volunteers, parks and recreation volunteers, and many others whose service to the Town is invaluable.
Therefore, the Town Council of the Town of Mammoth Lakes does hereby proclaim to all citizens, that May 4-10, 2025, is Public Service Recognition Week. All citizens are encouraged to recognize the accomplishments and contributions of government employees and volunteers at all levels — federal, state, county, and town.
Proclaimed this 7th day of May, 2025.
_________________________________
Chris Bubser, Mayor
ATTEST:
_______________________________
Jamie Gray, Town Clerk
Mammoth Lakes Town Council
Agenda Action Sheet
Title: May 2025 Public Works Engineering CIP Update.
Council Meeting Date: 5/7/2025
Prepared by: Amy Callanan, PE, Engineering Manager
Recommended Motion: None
Summary: The attached CIP update contains information about the Town’s current capital projects under construction and in design.
Public Works Engineering
Capital Project Update
May 2, 2025
*** Text shown in bold has changed from the previous update *** Project Notes Budget
CRC “Phase 2” - Interior TI
Work
Bleachers and railing are complete. Stairs and ADA lift, and west scoreboard wall are in progress. Office spaces are expected to follow later this month.
Rental counter work will take place during the summer.
$2M
The Parcel Phase 2
“Kingfisher 1”
Work has recently resumed on building foundations, underground utilities and perimeter site retaining walls.
$46M (Kingfisher 1)
TBD (Kingfisher 2)
Town Civic Center Work has resumed, with erection of structural steel and metal decking taking place over the next 3 weeks, to be followed by completion of concrete foundations.
$27M
Mammoth Creek Park West
(CRC)
The climbing boulder and shade structures have been ordered, and the associated concrete work is out to bid. We expect to award a contract on May
21. $500K
Mammoth Arts & Cultural
Center (MACC)
We expect to put the project out to bid next week, and award a contract on July 2, with the goal of starting construction later this summer. ~$15M + (TBD)
Airport Reconstruct GA and
Terminal Parking Lot
Construction is expected to begin on May 5, 2025 and is expected to be completed in early July 2025. There will be temporary access roads and parking while construction is occurring. This project will improve drainage and lighting, while providing new asphalt.
$2M
2025 Road & MUP
Rehabilitation
The project is out to bid, and we expect to award a contract on May 21. ~$3M 2025 Slurry Seal The project is out to bid, and we expect to award a contract on May 21. ~$600K 2025 Town Facility
Repairs/Improvements
The project is out to bid, and we expect to award a contract on May 21. ~$500K Volcom Skate Park
Maintenance
We received one bid and are requesting to award the contract at the May 7 Town Council meeting.
~$40K
Airport Tee-Hangar Taxilane
Rehabilitation
Staff is working to design the rehabilitation of deteriorated asphalt, grading and drainage improvements along 3 taxilanes at the airport. The airport’s Pavement Maintenance Management Plan (PMMP) recommended the asphalt be reconstructed in 2018. The design will be completed this year, with the intention of going out to bid early in 2026 for construction next summer. $229K (design)
Airport Multipurpose
Building Phase 1 – A3
Taxiway & Site Work
This project serves to improve mobility for hangar users, while preparing for construction of the Multipurpose building. Several bids were received and there is an apparent low bidder. The FAA is currently reviewing the Grant Application and typically provides approval or denial in August. The project will be awarded if grant funds are available.
$2.25M (Phase 1)
Airport Multipurpose
Building (ARFF and SRE)
Phase 2
Recently PEDC reviewed the design of the Multipurpose building and approved the project. Staff is working to submit plans to building for a building permit. A funding request has been submitted to the FAA and feedback should be provided on eligibility in the new few weeks or months.
We will continue to work towards a shovel ready project while we await FAA feedback.
TBD
Main Street MUP The contract has been awarded for the design of a multi-use path (MUP) to complete the gap on the south side of Main Street (SR 203) between Callahan Way and Minaret/Lake Mary Rds. Design should be completed this year, however construction funds or schedule have not yet been identified. ~$200K (design)
Shady Rest Restroom Staff is working to design a new restroom and associated site improvements to replace the existing aging restroom near the playground at Shady Rest Park.
Design should be completed this year, with the intent of going out to bid in early 2026 for construction next summer.
~$200K (design)
Minaret/Meridian
Roundabout
The contract has been awarded for the design of a roundabout at the intersection of Minaret Rd and Meridian Blvd to replace the aging traffic signal. The project would also include signage/wayfinding, pedestrian improvements and lighting, and would be coordinated with the design of the future Minaret MUP. Design should be completed this year, however construction funds or schedule have not yet been identified. ~$400K (design)
The Parcel Phase 3
(homeownership)
Staff continues work towards the design of a phase of approximately 40 townhome-style homeownership units to be located at roughly the southeast corner of The Parcel. The project would include a new public road extension of Inyo St connecting to Chaparral Rd, and associated utilities. Design is expected to be completed this summer, and site preparation may begin as early as this fall. Staff will provide an update to Council on May 21st.
TBD
Mountain Blvd Crosswalk
HSIP Project
The Town was awarded $350k of grant funding to provide a pedestrian activated crosswalk at the intersection of Main St/SR 203 and Mountain Blvd.
Additional funds need to be identified in order to construct the project in the future, likely in coordination with the S Main MUP project. $350k+
Mono Region Broadband
Strategic Plan Update
May 7, 2025
https://ConnectedEasternSierra.net/
Overview
• Broadband Strategic Plan Overview
• Agency Engagement
• Purpose of the Plan
• Structure of the Plan
• Community Engagement Survey
• Recommendations for the Team?
Broadband Strategic Plan Overview
• Roadmap to Improve Internet Access
• Strategies to Overcome Challenges
• Process is Based on Pew Charitable Trusts
• Goals Align with State’s Broadband Action Plan
• Participation from County and Town
• Gathering Data, Developing the Draft
• IMBC-Related Activity
Agency Engagement
• Mono County Administrative Officer
• Mono County / Mammoth Lakes IT Director
• Mammoth Lakes Public Works
• Mono County Community Development
Purpose of the Plan
• Reliable broadband Internet service
• To 100% of the households and businesses in the County • That meets or exceeds the current FCC served threshold for broadband Internet service
• That can be easily upgraded to deliver faster Internet speeds as the FCC increases the served threshold and to meet future broadband service needs • To effect Digital Equity and improve Digital Literacy in the County • So that all residents and visitors can participate in everyday life
Structure of the Plan
• Executive Summary (Last Step)
• Current State
• Desired Future State (Goals)
• Recommendations to Achieve Desired Future State
• Future Considerations
Community Engagement Survey
• Survey: https://survey.zohopublic.com/zs/xCB65W
• Mobile-Device Friendly
• Sample Community Satisfaction and Awareness
• Current Service Provider, Type of Service, Satisfaction • Internet Use
• Service Provider Options
• Results to Provide Context
Recommendations for BBSP Team
•
•
•
•
•
Research Overview & Objectives
Mammoth Lakes Tourism (ML T), along with its agency-partner, The Shipyard, seeks to build successful partnerships with residents, business owners, and community groups. To support the achievement of this aim, Future Partners developed a research study to provide critical insights into each of these segments' (residents, business owners, and community groups) sentiment about tourism in Mammoth Lakes. This research supports MLT, the Town of Mammoth Lakes and key community audiences in working together to develop solutions around destination challenges and manage ways for both residents and visitors to harmoniously coexist. This study was initially designed, fielded and reported on in 2023; it was evolved in 2024 to capture current informational needs. The research study's primary objectives are to:
Understand detailed resident and business owner profiles Evaluate key metrics (e.g., likelihood to recommend, etc.) for Mammoth Lakes and Mammoth Lakes Tourism
Gauge community sentiment towards tourism and the Mammoth Lakes Tourism organization
Identify strategies for community engagement, support, tourism growth, etc.
Compare and benchmark to 2023 where relevant
Fulure Partners Page 19 of 416
Methodology
This study employed an online survey methodology, with the survey link distributed via a QR code displayed prominently on the MLT Annual Report mailed to all Mammoth Lakes Post Office boxes and featured on posters throughout the community and highlighted at Community Skate Nights. A survey link was also emailed to MLT, Chamber, TOML, and MUSD newsletter subscribers. Some MMSA departments shared the link with their employees, and MLT targeted employees of local businesses and agencies through sponsored social media posts.
The survey was available in English and Spanish. In total, 411 completed surveys were collected between November 2024 through January 2025 and include responses from all key audiences of interest. In comparison, 262 completed surveys were collected in the prior year.
To encourage response, respondents were eligible to enter a sweepstakes to win one (1) $500 Yiftee gift card fulfilled by Mammoth Lakes Tourism.
Fulure Partners
Executive Summary: Mammoth Lakes Touvism 2024 Community Sentiment Repovt Outdoor recreation/activities remain the
leading benefit to living in Mammoth Lakes
according to residents (92%). They also
praise the small-town lifestyle (77%), pristine
landscape (76%), safety (75%) and weather
(72%).
Affordable housing, by far, continues to
dominate residents' concerns for the area
(78%); the perceived high cost-of-living
impacts residents' perception of Mammoth
Lakes as a place to live (48%).
Residents enthusiastically embrace the
notion of Mammoth Lakes as a great place
for a vacation (78%), are moderately but
increasingly positive towards it as a place to
live (59%), and downplay it as a place to
start/open a new business (9%).
Future Partners Page 21 of 416
Executive Summary: Mammoth Lakes Touvism 2024 Community Sentiment Repovt Nearly all residents agree that revenues from
tourism are important to the vitality of
Mammoth Lakes' economy (96%) and are
important for funding government services
(89%).
Although residents understand the
importance of tourism to the town, more than
half feel the area hosts more visitors than it
can comfortably accommodate (53%),
especially at peak times of the year. They
commonly cite economic (costs/housing),
environmental (respect for the land/wildfire
awareness), and lifestyle
(trash/rudeness/traffic) pressures.
Future Partners
-
Executive Summary: Mammoth Lakes Touvism 2024 Community Sentiment Repovt Nearly all residents claim familiarity with and some
knowledge of Mammoth Lakes Tourism (94%), and
most agree that its mission statement aligns with
their expectations (84%).
While only 31% of residents feel satisfied with the
organization's efforts to balance increased tourism
with the needs of residents, this is a marked
improvement from a year ago (when just 22% agreed).
Similarly, there is a growing feeling that ML T listens to resident voices/ideas (36%, +8 points from 2023).
The Real Unreal campaign made gains in residents'
awareness, with a majority now aware (57%). Nearly
two-thirds of those aware of the campaign agree that
it represents Mammoth Lakes in a way residents want
to portray to visitors.
Future Partners Page 24 of 416
Nearly all of those surveyed live in Mammoth Lakes as their primary residence.
However, a somewhat smaller share considers Mammoth Lakes their primary residence than a year ago (84% from 90%).
Future Partners
Current Residency or
Homeownership in Mammoth Lakes
No, 1%
Yes, 99%
Property Type of Residents
2023 ■ 2024
90%
84%
16%
10%
Primary Secondary
Question: Do you currently live in or own a residence in Mammoth Lakes? I Is Mammoth Lakes your primary residence or a secondary residence? Base Size: Total Respondents (2023: 258; 2024: 411); Total Residents (2023: 255; 2024: 405). Page 25 of 416 The vast majority of residents own their home and live in Mammoth Lakes year-round.
Resident living arrangements in 2024 almost mirror 2023, with just slightly fewer owning their residence (72% from 74%) and living there the entire year (79% from 82%). However, part-time residents spend less time than a year ago, with a larger share spending less than six months in the area (12% from 8%).
Future Partners
Residents' Living Arrangements
2023 ■ 2024
74% 72%
Own
24% 25%
Rent
2% 3%
-
Other
8%
Months Spent Residing
in Mammoth Lakes
2023 ■ 2024
82% 7
9%
12% 10% 9%
•
Less than 6-12 months 12 months/
6 months All year
Question: Which best describes your Mammoth Lakes residence? I For how many months out of the year do you reside in Mammoth Lakes? Base Size: Total Residents (2023: 255; 2024: 405). Page 26 of 416 Mammoth Lakes residents represent long-term denizens who choose the area for its outdoor recreation, natural landscape and small-town lifestyle.
Three-quarters of resident survey respondents have lived in Mammoth Lakes over 5 years (78% in 2024; 72% in 2023) and over half have been there more than 10 years (56% in 2024; 50% in 2023). Residents cite outdoor recreational activities (90%), the natural landscape (83%), and small-town lifestyle as top draws for living there.
Length of Residency or Homeownership
2023 ■ 2024
7% 6%
•
Less than
2 years
Future Partners
43%
22% 22%21%
16%
2-5 years
16% 0 13'6
6-10 years 11-15 years 15 years or
more
Top Reasons for Living
in Mammoth Lakes
Outdoor recreational
activities
Natural landscape
Small town lifestyle
Job/career opportunities
Proximity to family and
friends
Familial responsibilities 16%
Other 14
%
18%
90%
Question: How long have you lived in or owned a residence in Mammoth Lakes? I What are the main reasons for living in Mammoth Lakes?
Base Size: Total Residents (2023: 255; 2024: 405).
Almost a quarter of residents surveyed own a business in Mammoth Lakes.
Although the types of businesses owned vary greatly, the vast majority have operated for more than 5 years, very similar to the profile in 2023.
Own a Business in Mammoth Lakes
2023 ■ 2024
77%
72%
28%
23%
No Yes
Future Partners
13%
7%
Less than
2 years
Years of Operations
2023 ■ 2024
22%23%
18%
21%
6% 5%
-
2-5 years 6-10 years 11-15 years 15 years or
more
Question: Do you own a business that operates in Mammoth Lakes? I About how long has your company been doing business in Mammoth Lakes? Base Size: Total Respondents (2023: 258; 2024: 411); Business Owners (2023: 72; 2024: 95). Page 28 of 416 Real estate, hotels/hospitality, and food services/restaurants top the list of business types, with nearly equal representation in 2024.
The majority of business owners surveyed have businesses in the tourism industry or adjacent industries. Over one-quarter of business owners surveyed (27%) have businesses outside of the industries specifically identified. 18%
15% 14% 15% 14%
10% 10% 11%
Real Estate Hotel services/ Food services/ Construction Hospitality Restaurant/Bar
Future Partners
11%
6%
1 Retail
Type of Business
2023 ■ 2024
15%
8% 7% I
5%
I
Professional Healthcare
services
3% 4%
Entertainment/
Events
3%
•
Finance*
3%
1% 1%
- -
Education Transportation/
Logistics•
27%
Other
*Added in the 2024 survey.
Question: What type of business do you operate in Mammoth Lakes? Base Size: Business Owners (2023: 72; 2024: 95).
A majority of business owners continue to feel that the TBID assessment has a positive impact on their business and the community at large.
Although based on a small sample size, the share of business owners who feel they understand how TBID funds are used increased to 51% from 29% a year ago. Further, all relevant business owners feel that they have at least some understanding of TBID funds usage.
Future Partners
TBID has Positive Impact
2023 ■ 2024
38% 40%
No
62% 60%
Yes
Understanding of TBID
(Food Services/Restaurant/Bar, Hotel Services/Hospitality, Retail) 2023 ■ 2024
51%
38%
31%
19%
14%14%
0% 0% I
3%
-
1 - Not at All 2 3 4 5 - Extremely
Well
Mammoth Lakes' Tourism Improvement District (TBID).
Question: As a business owner in the Mammoth Lakes community do you feel that your TBID assessment provides a positive impact on you, your business, and the community? I
And how well do you understand how your TBID assessed dollars are used? Base Page 30 of 416 Size: "Food services/ Restaurant/ Bar", "Hotel services/ Hospitality", "Retail" Business Owners (2023: 21; 2024: 35).
The most widely appreciated benefits of Mammoth Lakes by its residents continue to be outdoor recreation/activities, small-town lifestyle, pristine natural landscapes, and its safe environment.
Climate/weather as a benefit of living in Mammoth Lakes increased 6-points from 2023 to 72%. Although still a top benefit, being a safe place to live declined 4-points from 2023. Special events/festivals also had a 4-point decline to 38%. Free public transportation was added as a response option in 2024; 54% of residents named it as a benefit they most appreciate about living in the area. 94% 92%
Recreational/
Outdoor
activities
Future Partners
Benefits of Mammoth Lakes
79% 77% 74% 76% 79% 75%
Small town Pristine Safe place to live
lifestyle landscapes/
Natural features
2023 ■ 2024
66%
72%
Climate/
Weather
54%
42% 38%
28% 29% 25% 28%
19% 22%
Free public Special events/ Activities for Welcoming/ Arts and culture transportation* festivals families inclusive culture
'Added in the 2024 survey/was not asked in 2023.
Question: Which of the following benefits do you appreciate about the Mammoth Lakes community? I Base Size: Total Respondents (2023: 258; 2024: 411). Page 31 of 416 Affordable housing continues to top the list of what residents find lacking in the Mammoth Lakes community.
Although down 3-points from a year ago, 78% of residents still cite affordable housing as a gap, followed by shopping/retail (47%) and parking (45%). Generally, residents name the same elements as missing as a year ago, except more of them now note a shortage in casual/family dining options (36% from 26%).
81% 78%
Affordable
housing
Future Partners
44% 47
%
Shopping/
Retail
Residents' Perceptions of Gaps in Mammoth Lakes Community 46% 45%
37% 38%
Parking Jobs at all skill
and income
levels
2023 ■ 2024
36% 34% 34%
26%
Casual and Entertainment
family dining and nightlife
options options
26%
31%
High-end dining
options
25% 27%
Arts and culture
21% 18%
Welcoming/
inclusive culture
13% 12%
•
Activities for
families
Question: Which of the following do you feel is lacking in the Mammoth Lakes community? I Base Size: Total Respondents (2023: 258; 2024: 411).
Only one-in-ten Mammoth Lakes business owners would strongly recommend the area as a place to start or open a business.
On a 10-point scale on how likely they would be to recommend Mammoth Lakes to someone as a place to start or open a new business, just 9% of business owners responded 8 or above. However, business owners have shifted from being "not at all likely" to recommend it (12% from 26%) to being more neutral/non-committal (31% from 16% rate the recommendation level as a "5") since 2023. 26% 43%
12% 12%
9%
5% 4%
Likelihood to Recommend to Open a Business
12%
9%
5% 6%
2023 ■ 2024
31%
16% 14% 14%
2023 Mean = 3.6
2024 Mean= 4.2
26%
3% 3% 3% 4%
7%
4%
- - - 0% 1% -
0- Not at All 2 3 4 5 6 7 8 9 10 - Very Likely
Likely
Question: How likely are you to recommend Mammoth Lakes to someone as a place to start or open a new business? I Base Size: Business Owners (2023: 74; 2024: 95).
Future Partners Page 33 of 416
Reluctance to recommend the area for starting a business focuses on two highly-related issues: housing costs and labor shortage.
Business owners noted similar concerns in 2023, when they cited employees, housing, and costs as the primary reasons to not recommend opening/ starting a business in Mammoth Lakes. Common Reasons for Being Unlikely to Recommend to Open a Business
''
''
Because they [Business Ownevs] aven't going to be able to find any place to live. And they pvobably won't be able to find full-time employees because of the lack of afjovdable housing and lack of wovkfovce housing.
Resident
Cost of living is extremely high and taxes and regulations in California are pretty restricting. Specifically in the natuval vesources side, it is extremely difficult to get permits in our forests.
Resident
Future Partners
''
''
High housing cost / High rent
Labor shortage
Season driven
Housing shortage
Local politics
Restrictive regulations -10%
Residents not welcoming -8%
Expensive - 5%
High cost of living - 5%
High wages - 5%
Slim profit margins - 5%
Tourism driven - 5%
33%
33%
Question: Why would you not recommend Mammoth Lakes to someone as a place to start or open a new business? (Coded open-ended responses)
Base Size: Business Owners Not Recommending to Start or Open a New Business (2024: 39}. Page 34 of 416 Why would you not recommend Mammoth Lakes to someone as a place to start or open a new business? (Open-ended) "The regulations imposed on business from the State and Town are too impactful. There are many other places where the value for the investment is much greater. It is also hard to tell what new regulation will be imposed on home/business owners. For example, the new regulations on STR's or the new 2% Occupancy Tax that passed. It is too regulated for someone coming in to start something new." Resident
Future Partners Page 35 of 416
A majority of residents (59%) would recommend Mammoth Lakes as a place to live, up from 49% in 2023.
Although the ardent fans (those who rate it a "10") fell 9-points from 2023 to 14%, those positively recommending Mammoth Lakes (rating it 6 or higher on a 10-point scale) climbed 10-points. Meanwhile, far fewer say they would absolutely not recommend the area (6% saying "0, not at all likely" down from 14%).
14%
6%
4% 3% 3% 3%
- ■
0- Not at All 2
Likely
Likelihood to Recommend as a Place to Live
7% 8% 7%
3 4
2023 ■ 2024
7%
16% 15%
5 14% 13%
6 15%
6%
7 2023 Mean = 5.4
2024 Mean = 5.9
13%
3% 3%
8 23%
14%
4%
9 10 - Very Likely
Question: How likely are you to recommend Mammoth Lakes to someone as a place to live? I Base Size: Total Respondents (2023: 258; 2024: 411).
Future Partners Page 36 of 416
Cost of living (general and housing) and lack of housing dominate reasons for not recommending Mammoth Lakes as a place to live.
Similar results occurred in 2023 when, again, housing and costs were cited as the top reasons for not recommending the area as a place to live. Quotes from an open-ended follow-up question are shown below to provide further perspective.
'
' Too expensive and too small town. But it's great for
vacations and part-time living. Just wouldn't recommend as full-time primary residence because I wouldn't want to live here full-time.
Resident
There is a major missing middle market and finding
housing, let alone affordable housing is very dijficult. Cost of living is extremely high, and wages are low.
Resident
''
Common Reasons for Being Unlikely
to Recommend as a Place to Live
Expensive
Expensive housing
Lack of housing
Local politics
Overcrowded
Lack of amenities
Lack of employment
Lack of shopping
Tourism focused
Harsh climate
48%
'' Question: How likely are you to recommend Mammoth Lakes to someone as a place to live? I Why would you not recommend Mammoth Lakes to someone as a as a place to live? (Coded open-ended responses) Base Size: Total Respondents Not Recommending as a Place to Live (2024: 107).
Future Partners Page 37 of 416
Why would you not recommend Mammoth Lakes to someone as a place to live? (Open-ended)
"Housing is not as readily available as it used to be and if coming to rent or own pricing has gone up significantly making it difficult to start a life in this town. Additionally, due to high pricing it has become apparent many have to work two jobs which limits work-life balance.
Lots of new development is happening which also contributes to not feeling like it is not as much of a small town environment anymore." Resident
Future Partners Page 38 of 416
However, residents continue to enthusiastically recommend Mammoth Lakes as a place to visit for a leisure vacation.
Three quarters of residents would recommend the area for a leisure vacation (75% rate it "8+"), similar to 2023 (72%). 5% 2%
- 1% 1% 1% -1% 2%
0 - Not at All 2
Likely
Likelihood to Recommend as a Place to Visit
2% 3%
-
3 1%
2023 ■ 2024
7% 6%
- -
4 5
5% 3% 6%
-
6 9%
■
7 2023 Mean = 8.2
2024 Mean = 8.3
17%
7% 6%
8 9
11%
59%
47%
10 - Very Likely
Question: How likely are you to recommend Mammoth Lakes to someone as a place As a place to visit for a leisure vacation? I Base Size: Total Respondents (2023: 258; 2024: 411).
Future Partners Page 39 of 416
Those unlikely to recommend Mammoth Lakes for a leisure vacation primarily point to over-crowding and, secondarily, expense.
These two main issues, over-crowding and expense, were also top in 2023.
However, while those noting over-crowding remains flat (68% in 2024; 69% in 2023), those mentioning expense climbs markedly (42% say expensive in 2024 vs. 27% who said costs in 2023).
''
''
Too crowded, overpriced, other tourists act disgustingly entitled, human waste in parking lots and scenic pull offs, disregard for basic traffic laws, public facing employees seem burnt out.
Resident
It is already overrun with tourists. The mountain is too crowded. No variety of restaurants. Grocery stores can
already not handle crowds.
Resident
''
''
Common Reasons for Being Unlikely
to Recommend as a Place to Visit
Over-crowded 68%
Expensive
Disrespectful tourists -16%
Local politics -16%
Lack of parking -13%
Lack of restaurants ■ 10%
Cost of living I 6%
Labor shortage 16%
Littering I 6%
New developments I 6%
Question: Why would you not recommend Mammoth Lakes to someone as a place to visit for a leisure vacation? (Coded open-ended responses)
Base Size: Total Respondents Not Recommending to Visit (2024: 31).
Future Partners Page 40 of 416
Why would you not recommend Mammoth Lakes to someone as a place to visit for a leisure vacation? "There isn't enough space for people to visit and still have an enjoyable experience - the lines at the mountain are long and the runs are crowded, the weekend wait at restaurants average 60+ minutes, getting a pass into Yosemite or a wilderness permit is difficult because they sell out so quickly, parking lots at trailheads at the lakes basin fill up quickly, and although it may be spacious for folks comingfrom major cities, navigating the downtown area is stress.Jul and finding quiet in natural spaces for families is nearly impossible, especially for families with strollers or young children. It isn't the relaxing, outdoor experience it once was."
Resident
Future Partners Page 41 of 416
"Recreation/Outdoors" and "Tourism/Lodging/ Hospitality" are what residents perceive as the most important industries in Mammoth Lakes.
Although they swap positions in rank, residents most often cited these same two industries in 2023 as well. 23%
20%
Recreation/
Outdoors/
Ski Mountain
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24%
22%
Tourism/
Lodging/
Hospitality
9%
6%
Healthcare
Most Important Industry in Mammoth Lakes
7% 7%
Retail
2023 ■ 2024
8%
6%
Government/
Public Services
13% 11%
Food/
Beverage/Dining
3% 4%
-
Education
5% 3%
1111
Construction
19%
12%
All Other
Industries
Question: In your opinion, what are Mammoth Lakes' most important industries? Please rank the three industries that come to mind, beginning with the most important. (Coded open-ended responses) Page 42 of 416 Base Size: Total Respondents (2024: 409; 2023: 258).
Similar to 2023, residents most positively associate visitors with revenue/economic impact and most negatively associate them with disrespect/ rudeness.
Positive Associations with
Mammoth Lakes Visitors
Revenue / Economy
Scenic beauty -16%
Outdoor activities -11%
Nature enthusiasts 9%
Excitement/Enjoyment/ ... 8%
Ski area I 3
%
Job security I 3%
Repeat visitors I 2%
Sharing the beauty I 2%
Family fun I 1%
Fuels cultural activity I 1%
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40%
Negative Associations with
Mammoth Lakes Visitors
Disrespectfu I/rude
Over-crowded 21%
Self-centered/Entitled 18%
Poor driving 14%
Littering / Garbage 13%
Inconsiderate 9%
Ignorant 8%
Traffic/Parking 7%
Housing shortage 6%
Poor outdoor etiquette 6%
28%
Question: When you think of visitors to Mammoth Lakes, what is the first positive thing that comes to mind? I When you think of visitors to Mammoth Lakes, what is the first negative thing that comes to mind? (Coded open-ended responses) Page 44 of 416 Base Size: Total Respondents (2024: 389-405).
Nine-in-ten residents acknowledge the importance of tourism revenues in funding government services.
Residents of Mammoth Lakes continue to agree that tourism revenues are important in paying for governmental services, similar to a year ago (89% in 2024; 89% in 2023, top 2 box).
Future Partners
2% 0% 3% 2%
Importance of Tourism Revenue
2023 ■ 2024
7% 9%
-
60%
54%
35%
29%
Completely unimportant Unimportant Neither important nor unimportant
Important Very important
Question: How important are tourism-generated revenues in paying for Mammoth Lakes' essential government services (i.e., housing, police, snow removal, schools, parks, trails, parking, roads, recreational facilities, and repairs)? I Base Size: Total Respondents (2024: 411).
Similar to the past, residents generally agree that tourism adds support and benefits to the area's economy and wealth.
Nearly nine-in-ten residents agree businesses rely on tourism to thrive. 80% feel tourism supports restaurants, attractions and events that appeal to both visitors and residents. However, although it has improved 7-points, note that just 42% say tourism makes Mammoth Lakes a better place to live and less than 40% say they wouldn't be able to live in Mammoth Lakes without tourism. As in 2023, two-thirds of residents (66%) feel Mammoth Lakes could not sustain itself without tourism.
Agreement with Statements on Tourism in Mammoth Lakes
(Top-2 Box Score-% selecting "4" and "5 - Completely agree") 82% 87% 82% 86%
76% 80%
Businesses rely on Tourism provides jobs Tourism supports tourism to thrive to residents restaurants,
Future Partners
attractions, and
events
that appeal to visitors
and residents
2023 ■ 2024
66% 66%
52%
59%
Mammoth Lakes I support responsibly
could not sustain improving/growing
itself without tourism our tourism industry
35%
42% 39%
32% 33%
Tourism makes I wouldn't be able to Tax revenue from
Mammoth Lakes a live in Mammoth tourists reduce
better place to live Lakes without residents' tax
tourism* obligations
*Added in the 2024 survey.
Question: How much do you agree with these statements?
Base Size: Total Respondents (2024: 411).
Of five local housing initiatives funded by
visitor revenue, residents are most aware of
"The Parcel".
More than three-quarters of residents are aware of The Parcel. Half of residents are familiar with Eastern Sierra Community Housing Partnerships and/or Placemate, Inc. Just over one-third are aware of the Bridge Housing Program and or 60 Joaquin.
Housing Initiatives Awareness
The Parcel
Eastern Sierra Community
Housing partnerships
Placemate, Inc. "Lease to
Locals" program
Bridge Housing Program
60 Joaquin
None of these
Future Partners
78%
51%
50%
36%
35%
15%
Question: Are you aware of any of the following housing initiatives, all of which are funded in whole or in part by revenue from visitors? Base Size: Total Respondents Page 47 of 416 (2024: 411).
More than half of Mammoth Lakes residents feel that the area hosts more visitors than it can accommodate (53%).
Further, they consider Mammoth Lakes over-touristed/over capacity an average of 44.9 days of the year (approximately 6 weeks). Almost half of residents feel tourism exceeds the area's capacity for at least two months of the year (44% say 61 days or more).
Mammoth Lakes' Visitors Capacity
Perception
Unsure, 15%
No, it doesn't have
more visitors than it
can accommodate,
33%
Yes, it has
more visitors
than it can
53%
Numbers of Days Exciding Capacity
Comfort
5 days or fewer 0%
6-10days 12%
21 -30 days
31 - 60 days
61 or more days
16%
27%
44%
Question: Do you feel that Mammoth Lakes has more visitors than it can comfortably accommodate? I And how many days out of the year do you consider Mammoth Lakes to have more visitors than it can comfortably accommodate? Base Size: Total Respondents (2024: 411); Respondents who said Mammoth Lakes has more visitors than it can accommodate (217).
Future Partners Page 48 of 416
Residents continue to perceive tourism as a catalyst for a number of economic, environmental, and lifestyle issues.
Four-in-five residents particularly point out three key environmental and economic issues impacted by tourism: mindfulness about wildfires, respect for the environment, and cost of homes/rentals. They also note lifestyle impacts, especially litter, although that has improved somewhat from 2023 (72% from 78%). In addition, at least half of residents say Mammoth Lakes is currently facing high prices, a lack of parking, increased traffic, and disrespectfulness due to tourism.
76% 80%
Tourists are not
always mindful
about wildfires
Future Partners
79% 78% 78% 77%
Visitors not Demand for
respecting/protecting second homes/renta Is
the environment is driving up costs
Perceived Issues Caused by Tourism
78% 72%
Significant litter
and trash being
left by visitors
2023
63% 64%
■ 2024
62% 56% 58% 58% 57% 56% 50% 53% 49%
40%
Crowds and/or Visitors are Tourist demand is Crowds/traffic Crowds and/or Too many visitors traffic make it hard disrespectful to driving up prices on make it difficult vehicle traffic during peak season to find parking residents and workers goods to conduct activities diminish experiences Question: Now think about potential issues that can be caused by tourism. Which of the following are problems Mammoth Lakes is currently facing?
Over one-third of residents (36%) and nearly half (48%) of business owners agree that tourism benefits outweigh its problem-a sentiment that is improving.
Those agreeing that tourism benefits outweigh problems improved among both total residents (36% from 27% in 2023) and business owners (48% from 42%). Over four-in-ten residents (44%) feel that the benefits and problems associated with tourism balance each other out and 19% think tourism's problems outweigh its benefits.
Problems Outweigh the Benefits
Total Respondents = 19%
Business Owners = 20%
13%
10%
3% 3%
-
0-The
problems far
outweigh the
benefits
Future Partners
2% 1%
-
1 4% 3%
■
2 3
Mammoth Lakes' Tourism Evaluation
■ Total Respondent Business Owner
Problems and Benefits are Equal
Total Respondents = 44%
Business Owners = 32%
19%
11% 12% 13%12%
8%
4 5-The 6
problems and
benefits are
equal
Benefits Outweigh the Problem
Total Respondents= 36%
Business Owners = 48%
16%
13% 12% 11% 11% 9% 8%
6%
7 8 9 10 -The
benefits far
outweigh the
problem
Question: And now consider both the overall benefits that tourism brings, as well as the problems or challenges. How would you evaluate tourism in Mammoth Lakes? Base Size: Total Respondents (2024: 411); Business Owners (2024: 95) Page 50 of 416 Nearly three-in-four Mammoth Lakes residents feel familiar with the affordable housing issue and efforts to mitigate it.
Amongst the issues tested, residents feel most familiar with the affordable housing issue (71%), although this is fewer than in 2023 (79%).
Approximately 60% feel familiar with efforts focused on stewardship of public lands, as well as transportation and parking. 79%
71%
Affordable housing
Future Partners
63% 60%
Familiarity with Mammoth Lakes Issues
(Top-2 Box Score-% selecting "4" and "5 - Extremely familiar") 59%
2023 ■ 2024
58% 56% 51% 52%
45%
Stewardship of our public Transportation and parking
lands
Trash/waste disposal Lack of amenities for visitors
and locals
390/0 /( 37%
Public restrooms
Question: How familiar are you with the following issues, and the efforts to mitigate them, in Mammoth Lakes? I Base Size: Total Respondents (2023: 258; 2024: 411). Page 51 of 416 Affordable housing ranks, by far, as the leading issue which Mammoth Lakes residents believe needs more attention.
More than three-in-four residents cite affordable housing as an issue needing more attention (77%). A second tier of issues residents feel needs greater attention includes stewardship of public lands (52%), transportation and parking (45%), and trash/waste disposal (44%), each selected by about half of residents. Note: a similar question was asked in 2023, but it was around the concept of support rather than the concept of more attention.
77%
Affordable housing
Future Partners
52%
Stewardship of our
public lands
Mammoth Lakes Issues Needing More Attention
45%
Transportation and
parking
44%
37%
Trash/waste disposal Lack of amenities for
visitors and locals
33%
16%
Public restrooms Other issues
Question: Which of the following issues need more attention in Mammoth Lakes? Base Size: Total Respondents (2023: 258; 2024: 411).
As last year, the most commonly suggested change and/or development to improve Mammoth Lakes for both visitors and residents relates to adding more and better housing/infrastructure.
Suggested Changes and/or Developments
Future Partners
Housing/Infrastructure
14%
Resident Focus -12%
Transportation
3%
-9%
9% Safety/Law Enforcement -8%
8%
Local Discounts/ Activities ■ 5%
7%
Education ■ 4%
Dining options
43%
44%
Question: And what changes and/or developments would contribute to making the Mammoth Lakes area better for BOTH visitors and residents?
Base Size: Total Respondents (2024: 401).
,,---------
The need for affordable and accessible housingfor
Mammoth's residents is of utmost importance to me.
Building more hotels (The Limelight) will certainly create more jobs in town, but where will these employees live? Also, the access of corporate money in Mammoth puts a
strain on local small business owners to have to compete for employee retention and sustainability
Resident
Maybe new ways of supporting community culture for
long term residents. New residents have a hard time
breaking into community, this, coupled with the high
cost of living and housing difficulties, some leave and don't find their 1
'place". This then leads to transient
people vs. people who develop a deeper more
meanm · gfi 1 u"connec t· wn wun ·Lz th e commum ·t y an d .Ll inen care more about contributing to it.
Resident ''
''
And what changes and/or developments would contribute to making the Mammoth Lakes area better for BOTH visitors and residents? (Open-ended)
"If there is a desire to grow tourism in Mammoth Lakes, the housing problem (not just low income but also missing middle) needs to be addressed. Town, find professional employees, there needs to be housing options for them. By increasing missing middle housing. Town would increase its number of permanent working-class residents. When people with real professional skills are able to afford to stay and live in this town, they can contribute to better experiences for both visitors and residents. If Mammoth had better schools and behavioral health services, I also believe it would attract more middle-class working professionals who would positively affect Mammoth Lakes' tourism." Resident
Future Partners Page 54 of 416
Almost all residents claim familiarity with Mammoth Lakes Tourism, similar to a year ago.
Among residents, the total familiarity with MLT remains nearly unchanged (94% in 2024 from 96% in 2023). Those feeling "very familiar" improved 4-points to 50% since last year, although those saying they are "unfamiliar" also rose 4-points (to 6%). 2% 1%
Completely unfamiliar
Future Partners
Familiarity with Mammoth Lakes Tourism (ML T)
6%
2023 ■ 2024
50%
44%
2%
Unfamiliar
-
Somewhat familiar
50%
46%
Very familiar
Question: How familiar are you with the Mammoth Lakes marketing organization (also known as Mammoth Lakes Tourism or Visit Mammoth) and what they do to promote responsible tourism in the area?
Among those familiar with Mammoth Lakes Tourism, most feel at least somewhat knowledge of the organization's mission, goals and responsibilities.
Nine-in-ten of those residents who are familiar with Mammoth Lakes Tourism feel "somewhat" or "very" knowledgeable about the organization (87%, similar to 2023). As in 2023, substantially more residents characterize themselves as "somewhat knowledgeable" rather than "very knowledgeable" (56% vs 32%).
Future Partners
Knowledge of Mammoth Lakes Tourism (MLT) Mission, Goals & Responsibilities 2% 2%
Completely unknowledgeable
11% 11%
Un knowledgeable
2023 ■ 2024
59% 56%
Somewhat knowledgeable
28% 32%
Very knowledgeable
Question: How well do you feel that you understand the mission, goals, and responsibilities of the Mammoth Lakes marketing organization (also known as Mammoth Lakes Tourism or Visit Mammoth)?
Residents largely feel ML T's mission statement aligns with their expectations.
Residents were presented with ML T's mission statement and asked to use a 5-point scale to rate how it aligned with expectations of the organization. Four-in-five residents (84%) feel it aligns to at least some degree. Further, half agree more strongly (51% top 2 box rating, up 6-points from 2023.
Does not
align at all
7%
2024 Statement Aligns with Expectations of MLT
9% 34% 32%
Aligns
completely
18%
2023 Statement Aligns with Expectations of ML T
Does not
align at all
10%
Future Partners
8% 38% 23%
Aligns
completely
22%
Mammoth Lakes Tourism (MLT) is the regional communications and marketing organization designed to educate visitors and promote Mammoth Lakes as a top global tourism destination. Funded primarily by the Mammoth Lakes Tourism Improvement District (TBID) and with additional secured funding from the Transient Occupancy Tax (TOT), MLT serves as an authority on travel and tourism to the Mammoth Lakes area and engages in opportunities and partnerships that will elevate the profile of the area, with a brand message of education and stewardship and a focus on driving non-peak visitation. Mammoth Lakes Tourism unifies business and community leaders to enhance the area and raise the relevance of travel to the destination.
Question: Does this align with expectations of the Mammoth Lakes marketing organization (also known as Mammoth Lakes Tourism or Visit Mammoth)?
Nearly one-third of residents are satisfied with Ml T's efforts to balance increased tourism with residents' needs, improving from 2023.
Although more residents still feel dissatisfied than satisfied, the ratio has improved markedly from last year. The proportion who feel at least somewhat satisfied with ML T's efforts to balance increased tourism with residents' needs improved to 31% from 22% in 2023, while dissatisfaction declined to 38% from 49% in the last year. 27%
22% 23%
15%
Very dissatisfied Dissatisfied
Future Partners
Satisfaction with ML T's Efforts
2023 ■ 2024
29% 30%
22%
15%
Neither satisfied nor dissatisfied Somewhat satisfied
9%
7%
Very satisfied
Question: How satisfied are you with Mammoth Lakes Tourism's efforts to balance with the needs of residents with driving tourism to the area?
Consistent with improved
satisfaction with ML T's efforts, more
residents now feel that MLT listens to
their voices and ideas.
While the majority still feel unengaged, 36% of residents now feel that their voices/ideas are heard by MLT, up from 28% in 2023.
Resident Voices are Heard
2023 ■ 2024
73%
64%
36%
28%
Yes No
Question: Do you feel that the voices and ideas of residents are heard and taken into account when it comes to the management of tourism in Mammoth Lakes?
Base Size: Total Respondents (2023: 258; 2024: 411).
Future Partners Page 59 of 416
Survey respondents were asked an open-ended question:
"And what could Mammoth Lakes Tourism do to better
listen and take into account your ideas?"
The following pages share example responses that
capture the community's sentiments. These are
presented verbatim.
Future Partners Page 60 of 416
And what could Mammoth Lakes Tourism do to better listen and take into account your ideas? (Open-ended)
"Listen and take into account the needs of the local population. We currently do not have the infrastructure, housing or people to support more tourists. Most jobs in Mammoth do not pay a living wage." Resident
"Consider the experience of the resident in outreach campaigns. Tourism is good but over-tourism is not. I don't think we need to keep posting on social media - "come to Mammoth" we need help increasing capacity and amenities in town to accommodate the current tourist load." Resident
Future Partners Page 61 of 416
And what could Mammoth Lakes Tourism do to better listen and take into account your ideas? "Accept that STRs are hurting locals and the front end workers who are support our visitors. Service workers do not feel supported." Resident
"Consider the need for more affordable housing and cost of living for locals. Programs that are available serve the poorest of the poor and completely ignore those who are lower to middle class. Families who want to move here to work in the town and support healthcare/school systems/outdoor rec are priced out or are unable to accept jobs. The stability of the town is tenuous and needs folks to be educated, taken care of and feel safe. This town exists on shaky ground." Resident
Future Partners Page 62 of 416
And what could Mammoth Lakes Tourism do to better listen and take into account your ideas? "I don't get excited about the idea of pushing non-peak tourism because I feel that is a fast track to burnout for many people. For service workers, getting crushed with hour long waits every week is brutal. I think it's important to have a bit of a shoulder season to breathe and catch up. For anyone doing maintenance, I also think shoulder season is important for maintaining equipment and structures. I use the offseason for my business tofix trucks and equipment like a mad man. If I didn't have that time, it would be an emotional and financial burden. Having slower periods also allows locals to enjoy the small town lifestyle that this area projects. If it is constantly full of tourists it's no longer a small town, it's just an amusement park. You have to give people who live here a chance to enjoy it themselves. All of these points lead to burnout if they are neglected. So I guess I'd like a tourism board mentality that is focused almost solely on improving livesfor locals rather than tourists for now. It doesn't have to be that way forever but I think in this moment, today, that tourists have a pretty sweet deal when visit. They have an abundance of places to stay, they have restaurants catering to them, they have free transportation throughout town, they have events catered to them, they have services specially designed around their agenda, and more. I'd like to see a shift in not improving those things for now, but rather how can we use those things to help locals catch up." Business Owner
Future Partners Page 63 of 416
Interest in attending an ML T town hall remains similar to a year ago, with about half of residents being interested.
Resident survey respondents were asked to use a 5-point scale to indicate their interest in attending an ML T town hall where the organization hears from local residents. In 2024, 52% expressed strong interest (rating 4 or higher), which is a 4-point decline from 2023. 11%
13%
10% 8%
1 - Not at all interested 2
Future Partners
Interest in Attending Ml T's Town Halls
2023 ■ 2024
25% 24%
3 30%
26% 26% 26%
4 5 - Extremely interested
Question: How interested would you be in attending a town hall hosted by Mammoth Lakes Tourism where they hear from local residents?
Social media posts and emails remain the most common channels that residents receive Mammoth Lakes Tourism communications.
More residents now gather information via social media, emails, and/or town council meetings/comments than in 2023, each up by five percentage points in 2024. Meanwhile, usage of mailers/flyers drops notably (26% from 42%). All other channels shift relatively little. 69%
64%
Social
media
52%
47'1<: 45% 43% 39%
34%
Emails from Town Town
MLT signage Council
(e.g., street meetings
banners) and public
comments
38%36%
Event Newspaper
brochures advertising
and/or
posters
Channel for MLT Communications
33°
/ 299'<: /O
2023 ■ 2024
42%
23% 26% 23% 22% 22% I I I 18%20%
I
Visitor
guides
Mailer/ In-person Community Town maps
Flyers contact Coffee
17% 16%
Radio
15% 15%
I
Direct
advertising contact (via
phone or
email)
18%
14%
I 5%4% -
MLT board Annual
meetings MLT open
house
6%7%
•
I do not
receive
information
from MLT
Question: How do you receive information from Mammoth Lakes Tourism? Base Size: Total Residents (2023: 258; 2024: 411).
Future Partners Page 65 of 416
The visitor guide remains the leading type of information residents report receiving from Mammoth Lakes Tourism.
Climbing somewhat from 2023, residents report that the visitor guide still leads other information they receive from MLT (44% from 39%). More residents receive each type of information from MLT than a year ago, except for air service news (33% from 38%). Further, more residents recall receiving at least some information compared to a year ago (85% from 79%). 44%
39%
Visitor guide
Future Partners
Information Received from ML T
2023 ■ 2024
37%
29%
31% 36%
38%
33%
27% 26%
20%
16%
Weekly Advertising Air service news Monthly tourism TOT and TBID occupancy campaign news insights results
report emails newsletter
22%
18%
15%
21%
13% 15%
5-in-5 weekly Information on Industry trends
emails TBID projects
and outcomes
9% 11%
Research
21%
15%
I do not receive
information from
Mammoth Lakes
Tourism
Question: What types of information do you receive from Mammoth Lakes Tourism? Base Size: Respondents Receiving MLT Communications (2023: 243; 2024: 383). Page 66 of 416 Weekly occupancy reports and the visitor guide top all other resources in usefulness to residents.
Occupancy data and the visitor guide dominate other resources in perceived usefulness to residents. These, plus air service news, led other resources from ML Tin both 2024 and 2023.
38% 38%
32o/c
28° 27%26% 24% 23%
19o/c 19%20%
11% I
Weekly Visitor guide Air service Monthly tourism Event Campaign/ occupancy news insights grant funding Stewardship
report emai Is newsletter education
Future Partners
Usefu I ML T Resources
2023 ■ 2024
24%
19%
I
16% 15%
10o/c 10o/c
TOT and Research 5-in-5
TBID results weekly emails
26o/�5%
16o/°1 4% 15o/°1 3% 13%
I
9%
1 9%
10% I
6%8%
I ■
Crisis Industry trends Photo library Advertising Gift card None of these communication campaign news participation
support
Question: Which resources that Mammoth Lakes Tourism provides do you find useful? I Base Size: Total Respondents (2023: 258; 2024: 411). Page 67 of 416 Residents most commonly interact with Mammoth Lakes Tourism by browsing its social media content, up notably from 2023.
Twice as many residents interact with ML T by browsing social media than the next leading source, Community Coffee (60% vs. 30%), demonstrating the importance of these channels in communicating and engaging with the local community. Further, ML T's social media also shows the strongest growth in usage (60%, up from 49%) among the various types of interactions. 60%
49%
26% 30% 28%
21%
Browsed social Community Coffee Viewed/Attended a
media event ML T board meetings
Future Partners
Sources of Interaction with MLT
26% 27%
Direct contact inperson
2023 ■ 2024
22% 21%
16% 17%
Attended a Town Made direct contact
Council meeting/ by phone/email
Made public
comments
29%
21% 19% 16%
10% 9%
-
Sent Attended the Annual I have never
messages/posts via MLT open house interacted with MLT
social media
Question: How have you interacted with Mammoth Lakes Tourism?
A majority of residents have seen messaging/advertising for the Real Unreal campaign for Mammoth Lakes, far exceeding a year ago.
Substantially more residents have seen the Real Unreal Campaign in 2024 than in 2023, shifting to a majority from less than two-in-five (57% from 38%).
Have Seen the Real Unreal
Campaign
2023 ■ 2024
62%
57%
43%
38%
No Yes
Three-in-five of those residents who have seen the campaign agree that it represents Mammoth Lakes in a way residents want to portray to visitors, unchanged from 2023.
Campaign Represents
Mammoth Lakes
2023 ■ 2024
61% 61%
39% 39%
No Yes
Question: Have you seen messaging or advertising about the Real Unreal campaign for Mammoth Lakes? I Do you think the Real Unreal campaign accurately represents the message that Mammoth Lakes residents want to send to visitors? Future Partners Page 69 of 416 Base Size: Total Respondents (2023: 258; 2024: 411); Respondents Familiar with the Campaign (2023: 99; 2024: 234).
Appendix:
Respondents Demographics
Fulure Partners Page 70 of 416
Respondents Demographics
Gender
• Female, 56%
• Male, 42%
Other, 1%
Fulure Partners
Generation
MeanAge=
50.9yeavs
• Boomers+, 32%
• Gen X, 31%
• Millennials, 31%
Gen Z, 6%
Ethnicity Education
e White, 88% • Graduate Degree, 34%
• Hispanic or Latino, 7% • Some Graduate School, 7%
• Asian, 2% • College Graduate, 44%
• Black or African American, 1% • Some College, 13%
Other, 9% High School Graduate, 2%
Respondents Demographics
Fulure Partners
Employment Status
e Employed Full-Time, 55%
• Employed Part-Time, 8%
e Self-Employed, 18%
• Retired, 17%
Unemployed, 2%
Marital Status
Children in
Household:
26%
• Married, 60%
• Single, 28%
• Domestic Partnership, 9%
Other, 3%
Household Income
Mean=
$140,930
• $250,000 or More, 20%
e $200,000 - $249,999, 7%
e $150,000 - $199,999, 15%
e $100,000 - $149,999, 21%
$99,999 or Less, 37%
Town Council of Mammoth Lakes
Minutes of Regular Meeting
April 16, 2025, 3:15 p.m.
437 Old Mammoth Road, Suite Z, Mammoth Lakes
Members Present: Mayor Chris Bubser, Mayor Pro Tem Amanda Rice, Councilmember Bill Sauser, Councilmember Brent Truax,
Councilmember John Wentworth
_____________________________________________________________________
1. INTERVIEWS
The Town Council will interview the applicants for the Planning and Economic Development Commission as follows:
3:25 p.m. Billy Deaver
3:40 p.m. Steve Shatkin
Members of the Town Council conducted interviews with applicants Billy Deaver and Steve Shatkin.
2. CALL TO ORDER AND ROLL CALL
The Mayor called the meeting to order at 4:01 p.m. in the Council Chamber, 437 Old Mammoth Road, Suite Z, Mammoth Lakes.
3. PLEDGE OF ALLEGIANCE
David Eichman, Mammoth Lakes Chamber of Commerce Interim Director, led the flag salute.
Town Council Minutes
April 16, 2025
4. PUBLIC COMMENTS
Kim Anaclerio, Mammoth Lakes Recreation (MLR) Executive Director, announced that the public comment period for the Sherwins Area Recreation Plan (SHARP) 3 was open through May 3rd. Ms. Anaclerio thanked Sierra Nevada Conservancy (SNC) for the funding for the environmental analysis and said that additional information with links to the project and public comment page could be found on MLR's homepage. She announced that there would be a Mammoth Trails Community meeting tomorrow at the Community Center on Forest Trail from 5:00 p.m.-7:00 p.m.
David Eichman, Mammoth Lakes Chamber of Commerce Interim Director, introduced himself and gave an update regarding current Chamber activities.
Lynda Salcido, Mono County Board of Supervisors, announced that Mono County had published their first Annual Report and provided copies of it to staff and Council.
Lena Martinson said that she had recently purchased an Electric Vehicle (EV) and said that she was happy to have attended an Inyo County Board of Supervisors meeting recently to see that they had an EV charging plan and were asking for public comments about it. Ms. Martinson asked if Mammoth had an EV charging plan.
5. ADDITIONS TO THE AGENDA
There were no additions to the agenda.
Town Manager Rob Patterson reported that the Mammoth Lakes Tourism (MLT) Board did not have a quorum for the joint workshop, therefore it would not be a joint meeting but rather a Council meeting with a discussion with some members of the MLT Board and the MLT President and CEO.
6. WORKSHOP
6.1 Joint workshop with the Board of Mammoth Lakes Tourism to discuss strategic focus and funding.
Councilmember Truax recused himself from this item and left the meeting at 4:15 p.m.
Mammoth Lakes Tourism (MLT) Chair Pat Foster, Board Members John Morris and Tom Parker, and President and CEO John Urdi joined the members of the Council for this item.
Town Council Minutes
April 16, 2025
Mr. Foster spoke about the process of the creation of the MLT Strategy and Deliverables presentation.
Mr. Urdi outlined the information in the MLT Strategy and Deliverables presentation.
There was discussion among members of Council, the MLT Board, and staff.
7. COUNCIL PRESENTATIONS
7.1 Recognition of Deputy Airport Manager Sierra Waugh for 10 years of service.
Councilmember Truax returned to the meeting.
Town Manager Rob Patterson thanked Ms. Waugh for her years of service.
8. REPORTS FROM COMMISSIONS AND/OR DEPARTMENTS (AS NEEDED) Office of Outdoor Recreation Manager Lawson Reif gave an update regarding current office of outdoor recreation activities. There was discussion among members of Council, staff, and Mammoth Lakes Fire Protection District (MLFPD) Fire Chief Ales Tomaier.
Mono County Health Officer Dr. Tom Boo spoke about the three recent Hantavirus deaths in Mono County. Dr. Boo reported that the Eastern Sierra had the highest level of Hantavirus Pulmonary Syndrome (HPS) cases in the State and provided additional information about the virus and discussed his concerns.
He announced that Mono County and Inyo County in collaboration with the local hospitals and the California Department of Public Health (CDPH) would hold a joint Hantavirus Community Forum via Zoom tomorrow at 5:30 p.m. There was discussion among members of Council, Dr. Boo, and staff.
9. STAFF PRESENTATIONS
9.1 Discussion of Summer Wildfire Mitigation Work and New CalFire Hazard Severity Zones Map.
Office of Outdoor Recreation Manager Lawson Reif, USFS Forest Fire Management Officer for the Inyo National Forest Chance Traub, and MLFPD Division Chief Mike McCarthy outlined the information in the Summer 2025 & Future Fire Mitigation Work Presentation. There was discussion among members of Council and staff.
Town Council Minutes
April 16, 2025
MLFPD Fire Chief Ales Tomaier provided information regarding hazard concerns at the Mill City site and adjoining areas.
PUBLIC COMMENT:
Stacy Corless thanked the Town and partners for engaging in wildfire issues and asked for policy consideration on wildfire risk to support a ban on campfires outside of designated campgrounds.
Dawn Vereuck reported that the Knolls neighborhood had started the process to become a Firewise Community and spoke in support of Ms.
Corless' request to ban campfires outside of designated campgrounds.
10. CONSENT AGENDA
Councilmember Truax requested that Item 10.6 be removed from the Consent Agenda for separate discussion.
Mayor Pro Tem Rice requested that Item 10.4 be removed from the Consent Agenda for separate discussion.
Moved by Mayor Pro Tem Amanda Rice
Seconded by Councilmember Bill Sauser
Approve the Consent Agenda, with Councilmember Truax recused on Agenda Items 10.2 and 10.5.
For (5): Mayor Chris Bubser, Mayor Pro Tem Amanda Rice, Councilmember Bill Sauser, Councilmember Brent Truax, and Councilmember John Wentworth Carried (5 to 0)
10.1 Approve the minutes of the regular meeting of April 2, 2025.
10.2 Waive the second reading and adopt by title only the Ordinance making the required CEQA and Municipal Code findings, and approving District Zoning Amendment 24-001 to amend the 2021 Amended Phase One Clearwater Specific Plan.
10.3 Waive the second reading and adopt by title only the Ordinance making the required CEQA and Municipal Code findings, and approving the Amended and Restated Snowcreek Development Agreement.
Town Council Minutes
April 16, 2025
10.4 Award contract for the first phase of engineering design (PS&E) services for the Main Street Multi-Use Path (MUP) to Stantec Consulting Services Inc.
This item was removed from the consent agenda for separate discussion.
Public Works Director Haislip Hayes outlined the information in the staff report. There was discussion among members of Council and staff.
Moved by Mayor Pro Tem Amanda Rice
Seconded by Councilmember John Wentworth
Authorize the Town Manager to execute an agreement with Stantec Consulting Services Inc. for the first phase of engineering design (PS&E) services for the Main Street Multi-Use Path (MUP) and execute amendments to the contract, within the funding allocation, as necessary to advance project design.
For (5): Mayor Chris Bubser, Mayor Pro Tem Amanda Rice, Councilmember Bill Sauser, Councilmember Brent Truax, and Councilmember John Wentworth
Carried (5 to 0)
10.5 Extension of Marketing and Operational Support Agreements with the LA Kings Hockey Club, L.P., and JV Ice PV, LLC (ASEC).
10.6 Authorize the Mayor to sign a letter of support from the Town of Mammoth Lakes to the Lahontan Regional Water Quality Control Board for the designation of Hot Creek as an Outstanding National Resource Water (ONRW).
This item was removed from the consent for separate discussion.
Town Manager Rob Patterson and Town Attorney Andrew Morris outlined the information in the staff report. There was discussion among members of Council and staff.
Moved by Mayor Pro Tem Amanda Rice
Seconded by Councilmember John Wentworth
Authorize the Mayor to sign a letter of support designating Hot Creek as an Outstanding National Resource Water (ONRW) with the second
Town Council Minutes
April 16, 2025
paragraph amended to combine the first sentence with the last sentence and cut out the middle.
For (3): Mayor Chris Bubser, Mayor Pro Tem Amanda Rice, and Councilmember John Wentworth
Against (2): Councilmember Bill Sauser, and Councilmember Brent Truax Carried (3 to 2)
10.7 Accept Check Register 3/27/25 in the amount of $139,504.78. Accept Check Register 4/1/25 in the amount of $403,796.51. Accept Check Register 4/2/25 in the amount of $650,899.97.
11. PUBLIC HEARINGS
11.1 Conduct the public hearing and adopt the Resolution ordering the levy and collection of assessments within Assessment District 93-1 (Juniper Ridge).
The Mayor opened the public hearing at 6:40 p.m.
Public Works Director Haislip Hayes outlined the information in the staff report.
With no members of the public coming forward to speak, the Mayor closed the public hearing at 6:42 p.m.
Moved by Councilmember Bill Sauser
Seconded by Mayor Pro Tem Amanda Rice
Adopt the Resolution ordering the levy and collection of assessment within Assessment District 93-1 (Juniper Ridge) for the Fiscal Year 2025/26.
For (5): Mayor Chris Bubser, Mayor Pro Tem Amanda Rice, Councilmember Bill Sauser, Councilmember Brent Truax, and Councilmember John Wentworth
Carried (5 to 0)
11.2 Conduct the public hearing and adopt the Resolution ordering the levy and collection of assessments within Assessment District 93-4, Zone 1 (The Bluffs) – Maintenance District No.1.
The Mayor opened the public hearing at 6:43 p.m.
Town Council Minutes
April 16, 2025
Public Works Director Haislip Hayes outlined the information in the staff report.
With no members of the public coming forward to speak, the Mayor closed the public hearing at 6:44 p.m.
Moved by Mayor Pro Tem Amanda Rice
Seconded by Councilmember Brent Truax
Adopt the Resolution ordering the levy and collection of assessments within the Bluffs Assessment District No 93-4, Zone 1 for the Fiscal Year 2025/26.
For (5): Mayor Chris Bubser, Mayor Pro Tem Amanda Rice, Councilmember Bill Sauser, Councilmember Brent Truax, and Councilmember John Wentworth
Carried (5 to 0)
11.3 Conduct the public hearing and adopt the Resolution ordering the levy and collection of assessments within the special maintenance district Old Mammoth Road Benefit Assessment District No. 2002-1.
Councilmember Brent Truax recused himself from this item and left the meeting.
The Mayor opened the public hearing at 6:46 p.m.
Public Works Director Haislip Hayes outlined the information in the staff report.
With no members of the public coming forward to speak, the Mayor closed the public hearing at 6:47 p.m.
Moved by Councilmember Brent Truax
Seconded by Mayor Pro Tem Amanda Rice
Adopt the Resolution ordering the levy and collection of assessments within the Old Mammoth Road Benefit Assessment District No. 2002-1 for the Fiscal Year 2025/26.
For (4): Mayor Chris Bubser, Mayor Pro Tem Amanda Rice, Councilmember Bill Sauser, and Councilmember John Wentworth Abstain (1): Councilmember Brent Truax
Town Council Minutes
April 16, 2025
Carried (4 to 0)
Councilmember Truax returned to the meeting.
11.4 Conduct the public hearing and adopt the Resolution ordering the levy and collection of assessments within the special maintenance district North Village Benefit Assessment District No. 2002-2, Zone 1.
The Mayor opened the public hearing at 6:49 p.m.
Public Works Director Haislip Hayes outlined the information in the staff report.
With no members of the public coming forward to speak, the Mayor closed the public hearing at 6:50 p.m.
Moved by Mayor Pro Tem Amanda Rice
Seconded by Councilmember Bill Sauser
Adopt the resolution ordering the levy and collection of assessments within special maintenance district North Village Benefit Assessment District No. 2002-02, Zone 1 for the Fiscal Year 2025/26.
For (5): Mayor Chris Bubser, Mayor Pro Tem Amanda Rice, Councilmember Bill Sauser, Councilmember Brent Truax, and Councilmember John Wentworth
Carried (5 to 0)
11.5 Conduct the public hearing and adopt the Resolution ordering the levy and collection of assessments within Benefit Assessment District No. 2014-1 (Mammoth View).
The Mayor opened the public hearing at 6:51 p.m.
Public Works Director Haislip Hayes outlined the information in the staff report.
With no members of the public coming forward to speak, the Mayor closed the public hearing at 6:53 p.m.
Moved by Councilmember Brent Truax
Seconded by Mayor Pro Tem Amanda Rice
Town Council Minutes
April 16, 2025
Adopt the Resolution ordering the levy and collection of assessments within the Mammoth View Benefit Assessment District No. 2014-1 for the Fiscal Year 2025/26.
For (5): Mayor Chris Bubser, Mayor Pro Tem Amanda Rice, Councilmember Bill Sauser, Councilmember Brent Truax, and Councilmember John Wentworth
Carried (5 to 0)
The Mayor called a recess at 6:54 p.m. and the Council reconvened at 7:02 p.m.
12. POLICY MATTERS
12.1 Appointment to the Planning and Economic Development Commission.
Mayor Bubser thanked the two applicants for their interest in the open position on the Planning and Economic Development Commission.
Community and Economic Development Director Nolan Bobroff spoke about the onboarding process for new planning commissioners. There was discussion among members of Council and staff.
Moved by Councilmember Brent Truax
Seconded by Councilmember John Wentworth
Appoint Billy Deaver to serve on the Planning and Economic Development Commission with a term expiring on July 31, 2026.
For (5): Mayor Chris Bubser, Mayor Pro Tem Amanda Rice, Councilmember Bill Sauser, Councilmember Brent Truax, and Councilmember John Wentworth
Carried (5 to 0)
12.2 Approve McCoy Arts and Cultural Center (MACC) Joint Development and Use Agreement with Kern Community College District (KCCD).
Town Manager Rob Patterson, Public Works Director Haislip Hayes, and Town Attorney Andy Morris outlined the information in the staff report.
There was discussion among members of Council and staff.
Town Council Minutes
April 16, 2025
PUBLIC COMMENT:
Kendra Knight, Mammoth Lakes Foundation Executive Director, thanked the Town and Council for their support of this project.
Moved by Councilmember Bill Sauser
Seconded by Councilmember John Wentworth
Authorize the Town Manager to finalize and execute a Joint Development and Use Agreement with Kern Community College District (KCCD) for the McCoy Arts and Cultural Center (MACC).
For (5): Mayor Chris Bubser, Mayor Pro Tem Amanda Rice, Councilmember Bill Sauser, Councilmember Brent Truax, and Councilmember John Wentworth
Carried (5 to 0)
12.3 Approval of Town of Mammoth Lakes and Mono County Whitmore Recreation Area Joint Operations and Maintenance Agreement.
Town Manager Rob Patterson outlined the information in the staff report.
There was discussion among members of Council and staff.
Moved by Councilmember Bill Sauser
Seconded by Councilmember Brent Truax
Approve Town of Mammoth Lakes and Mono County Whitmore Recreation Area Joint Operations and Maintenance Agreement (“Agreement”), subject to final legal review and approval by Mono County.
For (5): Mayor Chris Bubser, Mayor Pro Tem Amanda Rice, Councilmember Bill Sauser, Councilmember Brent Truax, and Councilmember John Wentworth
Carried (5 to 0)
12.4 Initial review of Town planning efforts and introduction of the Parks and Recreation Master Planning process.
Public Works Director Haislip Hayes, Community and Economic Development Director Nolan Bobroff, Parks and Recreation Director Stuart Brown, and Town Manager Rob Patterson outlined the information in the staff report. There was discussion among members of Council and staff.
Town Council Minutes
April 16, 2025
PUBLIC COMMENT:
Betsy Truax, Mammoth Lakes Tourism (MLT) Vice President of Community Engagement, reported that MLT had executed a contract for Destination Management Planning and had made their consultant aware of this process and believed some of the work in their process could help inform the Parks and Recreation Master Planning.
Moved by Councilmember Bill Sauser
Seconded by Councilmember John Wentworth
Direct the Town Manager to form a Brown Act Advisory Committee that will function as the Town Council's body for the development of the Parks and Recreation Master Plan and appoint Mayor Pro Tem Rice to the Committee and Mayor Bubser as an alternate to the Parks and Recreation Master Plan (PRMP) Advisory Committee.
For (5): Mayor Chris Bubser, Mayor Pro Tem Amanda Rice, Councilmember Bill Sauser, Councilmember Brent Truax, and Councilmember John Wentworth
Carried (5 to 0)
13. COUNCILMEMBER REPORTS
Councilmember Truax attended the Local Agency Formation Commission (LAFCO) meeting, the Local Transportation Commission (LTC) meeting, the Chamber Luncheon at Parallax with a discussion on financial awareness, and the Business After Hours at the Hospital with CEO Tom Parker providing a construction update.
Mayor Pro Tem Rice attended the Eastern Sierra Community Housing meeting.
Councilmember Wentworth attended the Mammoth Lakes Tourism (MLT) Board meeting.
Mayor Bubser said that she would be meeting with Congressman Kiley on Friday regarding the adverse impacts of the federal funding cuts on local communities.
Councilmember Truax requested that Claire Murphy's name be added to the plaque at the back of the Council Chamber with the names of fallen Ski Patrollers.
Town Council Minutes
April 16, 2025
Ms. Bubser recommended that tonight's meeting be adjourned in honor of fallen Mammoth Mountain Ski Patroller Claire Murphy.
14. CLOSED SESSION
At 8:22 p.m. the Mayor announced that the Council would be entering into closed session for the purposes as stated in the agenda.
14.1 Pursuant to Government Code Section 54957.6 (a), Conference with Labor Negotiators - The Town Council will meet with its representatives, Town Manager Rob Patterson, Community and Economic Development Director Nolan Bobroff, and Human
Resources Manager Amanda Pelham with respect to the following employee associations: the Mammoth Lakes Police Officers’ Association and the Mammoth Lakes Police Supervisory
Association.
15. ANNOUNCEMENT OF ACTION TAKEN AFTER CLOSED SESSION
The Council reconvened from closed session at 9:00 p.m. and announced that there was no reportable action taken.
16. ADJOURNMENT
The Council adjourned the meeting at 9:00 p.m. in honor of fallen Mammoth Mountain Ski Patroller Claire Murphy.
Jamie Gray, Town Clerk
Mammoth Lakes Town Council
Agenda Action Sheet
Title: Award the annual contract for publication of legal notices to The Sheet.
Council Meeting Date: 5/7/2025
Prepared by: Jamie Gray, Town Clerk
Recommended Motion: Award the annual contract for publication of legal notices to The Sheet.
Summary: Public Contracts Code Section 20169 stipulates that, “Annually before the beginning of the fiscal year, in cities where there is more than one newspaper of general circulation printed and published, the legislative body shall publish a notice inviting bids and contract for the publication of legal notices required to be published in such a newspaper. The contract shall include the printing and publishing of all such legal notices during the fiscal year. If there is only one such newspaper, the legislative body may contract with it without advertising for bids.” As there are presently two adjudicated newspapers of general circulation for the Town of Mammoth Lakes, a notice inviting bids was published. A sealed bid was received from The Sheet.
The bid is attached.
The contract will be valid from July 1, 2025 to June 30, 2026.
1 TOWN COUNCIL STAFF REPORT
Title: Award contract for Volcom Brothers Skate Park Annual Maintenance to Primary Concrete, LLC
Meeting Date: May 7, 2025
Prepared by: Amy Callanan, PE, Engineering Manager
RECOMMENDATION:
Staff recommend Town Council:
Approve the project scope.
Award the annual maintenance contract to the lowest responsive bidder, Primary Concrete, LLC, in the annual not-to-exceed amount of $50,000. Authorize the Town Manager to execute the contract.
Authorize the Public Works Director to review and approve minor revisions to the contract to complete the project, up to an additional 10% of the annual award amount.
Authorize the Public Works Director to accept the work performed upon completion.
BACKGROUND:
The world-class 40,000 square-foot Volcom Brothers Skate Park, located at the Trails End Park on Meridian Boulevard, opened in 2005, following a collaborative effort between the Town and local volunteers. The Little Brothers Skate Park addition opened in 2013, and additional work was completed in 2015. Over time, some maintenance and repair work has been performed by the Town and volunteers. However, the park is now in need of a variety of more substantial repairs, including removal and replacement of portions of concrete and steel coping at various bowls, removal and replacement of areas of concrete decking and other miscellaneous concrete features, patch and repair of miscellaneous concrete, and repairs to steel rails and drains.
Town Parks and Rec Maintenance staff do not currently have staffing or equipment capacity, or the skate park-specific expertise, to provide the necessary ongoing repairs, so Town staff advertised a bid for a maintenance contract to provide for completion of the various work components on an annual basis. The contract would be administered in a similar fashion to the Town’s landscape maintenance and snow removal contracts, which are generally billed at hourly rates for work performed with a not-to-exceed amount per fiscal year.
2 ANALYSIS:
Staff solicited bids for an annual maintenance contract at the beginning of April. Bids were publicly opened at 4:00PM on April 25, 2025. Only one bid was received from Primary Concrete, LLC, with pricing as follows:
FINANCIAL CONSIDERATIONS:
Funding for the contract will be taken annually from the Volcom Trust Account, which had a balance of $40,500 as of June 14, 2024. Additional funds are expected to be contributed by the JLA Foundation. Actual scope of work to be performed annually will be determined by staff based on available funding.
ENVIRONMENTAL CONSIDERATIONS:
The project is categorically exempt from CEQA under California Code of Regulations Section 15304.b. Minor Alterations to Land.
Mammoth Lakes Town Council
Agenda Action Sheet
Title: Authorize the Town Manager to execute an Agreement with Rink Systems, Inc. for the conversion of the Ice Rink.
Council Meeting Date: 5/7/2025
Prepared by: Stuart Brown, Parks and Recreation Director Amy Callanan, Engineering Manager
Recommended Motion: Authorize the Town Manager to execute an Agreement with Rink Systems, Inc. for the conversion of the Olympic Ice Rink to an NHL size Ice Rink with a custom Curling Sheet at the Community Recreation Center (CRC) in the amount of $75,000, subject to review by the Town Attorney and Rink Systems, Inc.
Summary: In our second year of operations, the Community Recreation Center (CRC), is experiencing a significant increase and growth in all ice sport categories including public skating, youth and adult ice hockey, skate lessons, ice rentals and curling. The purpose of the conversion of the ice rink in winter from Olympic size (100’x200’) to a smaller NHL size (85’x 200’) is to maximize the use of our one sheet of ice to increase programming opportunities for all user groups.
Most ice rinks in their third season would build another ice sheet but we don’t have this option.
We can, however, accommodate increasing demand for ice time by converting one large sheet of ice into two sheets of ice. The smaller ice sheet (15’x150’) would create a dedicated custom curling sheet allowing for the significant growth of curling in Mammoth Lakes. The dedicated curling sheet would be programmed and available for use during the CRC’s operating hours, simultaneously with other uses programmed on the NHL sized ice rink, greatly adding to the growth and interest in curling.
The NHL regulation rink, similar in size to the old outdoor ice rink, would still be able to accommodate public skate, and lessons, but would significantly enhance the hockey experience for all ages as the majority of sanctioned USA Hockey games, including the Olympics, are now played on NHL sized rinks. In addition, the LA Kings have expressed interest in utilizing the facility for pre-season training in September which would require an NHL rink. Town Staff will manage the conversion of the rink back to an Olympic size in summer for the installation of the Sport Court at the Mammoth RecZone and convert the rink back to the smaller NHL size in September for winter operations.
The one-time cost for the rink conversion is $75,000 as proposed by Rink Systems, Inc. Rink Systems, Inc. were awarded the contract for the original purchase of the custom dasherboard system, as the successful low bidder following the Town’s formal bid process in 2021. During construction, Rink Systems, Inc. installed the dasherboards, glass and netting as a subcontractor of Hamel Contracting. The Town is proposing to award the contract for purchase and installation of the additional dasherboard components needed for the rink conversion directly to Rink Systems, Inc., in accordance with Public Contract Code section 3400, as they will need to match and integrate seamlessly with the existing custom system currently in use.
Mammoth Lakes Town Council
Agenda Action Sheet
Funding for this agreement was approved by Town Council resolution on March 19, 2025 in the amount of $530,400 for various Community Recreation Center (CRC) Phase II Enhancement projects, including the proposed rink conversion.
April 29, 2025
Rink Systems, Inc.
Attn: Stacey Overgaard, P.E
President
1103 Hershey Street
Albert Lea, MN 56007
Ph: (507) 373-9175
RE: LETTER AGREEMENT WITH THE TOWN OF MAMMOTH LAKES AND RINK SYSTEMS, INC. FOR THE CONVERSION OF THE OLYMPIC ICE RINK TO AN NHL SIZE ICE RINK WITH A CUSTOM CURLING SHEET.
Dear Stacey,
This letter shall be our agreement between the Town of Mammoth Lakes (“Town”) and Rink Systems, Inc. (“Contractor”) (“Letter Agreement”) regarding: (i) conversion of Town’s Olympic size ice rink into a NHL regulation size ice rink, and (ii) construction of a custom size curling sheet, (the “Services”) at Town’s Community Recreation Center (“CRC”), located at 686 Old Mammoth Road in Mammoth Lakes. Contractor is retained as an independent contractor and is not an employee of the Town.
SERVICES; SCHEDULE OF PERFORMANCE: The Amenities and Services to be provided shall be as set forth in Exhibit B (Scope of Work) AND Exhibit C (100’x85’ ice rink layout). Town shall coordinate with Rink Systems, Inc for the Services, which shall be completed no later than September 12, 2025, provided that this date may be amended through mutual written agreement of Town and Contractor (which may be declined in the respective sole discretion of Town and Contractor), which shall not require a formal amendment of this Agreement.
STANDARD OF CARE: Contractor shall perform all Services under this Letter Agreement in a skillful and competent manner consistent with the standards generally recognized as being employed by professionals in the same discipline in the State of California, and consistent with all applicable laws.
Contractor represents that it, its employees, and its subcontractors have all licenses, permits, qualifications, and approvals of whatever nature that are legally required to perform the Services and that such licenses and approvals shall be maintained throughout the term of this Letter Agreement.
DAMAGE CAUSED DURING PROVISION OF SERVICES: Contractor shall not cause damage to the CRC during the course of providing the Services, including without limitation damaging the concrete floor of the CRC, damaging the tubing of the hydronic lines under the concrete, and causing any leak or loss of glycol from the hydronic lines. Contractor acknowledges that Town has informed Contractor of the design for the hydronic line system, but further acknowledges that Town cannot and does not guarantee Town of Mammoth Lakes
Parks and Recreation Department
437 Old Mammoth Road, Suite 230
P.O. Box 1609, Mammoth Lakes, CA 93546
Phone: (760) 965-3690
Fax: (760) 934-7493
www.TownofMammothLakes.ca.gov
LETTER AGREEMENT WITH THE TOWN OF MAMMOTH LAKES AND RINK SYSTEMS, INC. FOR THE CONVERSION OF THE OLYMPIC ICE RINK TO AN NHL SIZE ICE RINK WITH A CUSTOM CURLING SHEET.
April 29, 2025
that the hydronic lines were constructed in accordance with the approved design. Contractor shall bear all risk of damage to the CRC caused by Contractor and/or its subcontractors in the course of providing Services, and shall repair all such damage to Town’s satisfaction and at Contractor’s sole expense.
Contractor shall promptly inform Town in writing of any damage caused to the CRC, and shall ensure that all such damage is promptly repaired by qualified personnel and that such repairs restore the damaged components or areas of the CRC to a condition at least as good as existed prior to the damage. Contractor shall meet and confer with Town staff concerning the methods and materials to be used in repairing any damage, and shall use only such methods and materials as are approved by Town.
COMPENSATION: Contractor shall receive the fixed sum of SEVENTY-FIVE THOUSAND DOLLARS ($75,000) for its work under this Agreement, which sum includes without limitation all material, equipment, personnel, travel and freight costs. If Contractor does extra work which is in addition to the project scope of work as identified in Exhibit “B” and that is agreed upon in writing by both parties, Town shall compensate Contractor on a time and materials basis or lump sum for such extra work. Such compensation shall be either for a lump sum agreed upon by Town and Contractor prior to the commencement of the extra work, or in accordance with a rate schedule agreed upon by Town and Contractor prior to the commencement of the extra work. Town shall pay Contractor in accordance with the payment schedule attached hereto as Exhibit “A” and incorporated herein by reference. Contractor shall submit invoices upon shipping and for work upon completion of its Services. Town shall pay such invoices within 30 days of their receipt.
PREVAILING WAGES: Contractor is aware of the requirements of California Labor Code Section 1720, et seq., and 1770, et seq., as well as California Code of Regulations, Title 8, Section 16000, et seq., ("Prevailing Wage Laws"), which require the payment of prevailing wage rates and the performance of other requirements on "public works" and "maintenance" projects. Contractor agrees to fully comply with such Prevailing Wage Laws. Town shall provide Contractor with a copy of the prevailing rates of per diem wages in effect at the commencement of this Agreement. Contractor shall make copies of the prevailing rates of per diem wages for each craft, classification or type of worker needed to provide services hereunder available to interested parties upon request, and shall post copies at Contractor’s principal place of business and at the project site. Contractor shall defend, indemnify and hold Town, its officials, officers, employees, agents, and volunteers free and harmless from any claim or liability arising out of any failure or alleged failure to comply with the Prevailing Wage Laws. Contractor shall comply, and shall require each subcontractor employed by Contractor to provide services pursuant to this Agreement to comply, with the requirements of Labor Code Section 1776, including without limitation the requirement to maintain certified payroll records. Contractor shall submit certified payroll records directly to the California Labor Commissioner. At all times during the course of Contractor’s work, and except as set forth herein, Contractor shall remain registered with the Department of Industrial Relations (“DIR”) and qualified to perform public work pursuant to Labor Code Section 1725.5, and Contractor shall ensure that all subcontractors employed by Contractor also remain so registered. Pursuant to Labor Code Section 1771.1(a), a contractor or subcontractor shall not be qualified to bid on, be listed in a bid proposal (subject to the requirements of Section 4104 of the Public Contract Code), or engage in the performance of any contract for public work, as defined in Chapter 1 of Part 7 of Division 2 of the Labor Code, unless currently registered with DIR and qualified to perform public work pursuant to Section 1725.5. However, an unregistered contractor may submit a bid that is authorized by Section 7029.1 of the Business and Professions Code or by Sections 10164 or 20103.5 of the Public Contract Code, provided that the contractor is registered to perform public work at the time the contract is awarded. This project is subject to compliance monitoring and enforcement by DIR. Notwithstanding the foregoing, to the extent that DIR has paused the requirement for Contractor and subcontractors to be registered and/or to submit electronic certified payroll records, Contractor and its subcontractors shall not be required to so register and submit electronic certified payroll records. As of the effective date of this Letter Agreement, DIR has paused the
LETTER AGREEMENT WITH THE TOWN OF MAMMOTH LAKES AND RINK SYSTEMS, INC. FOR THE CONVERSION OF THE OLYMPIC ICE RINK TO AN NHL SIZE ICE RINK WITH A CUSTOM CURLING SHEET.
April 29, 2025
requirement to register and submit electronic certified payroll records through June 22, 2025, and has indicated that Contractor will not be required to register or submit such records retroactively. Nothing in this Letter Agreement shall be deemed to relieve Contractor of the requirement to comply with all other provisions of the Prevailing Wage Laws, including the requirement to maintain certified payroll records.
INSURANCE: Contractor shall provide proof of commercial general liability and automobile insurance to Town in amounts and with policies, endorsements, and conditions required by Town for the Services. If Contractor is an employer or otherwise hires one or more employees to provide Services, Contractor shall also provide proof of workers’ compensation coverage for such employees which meets all requirements of state law. Coverage shall be at least as broad as the latest version of the following: (1) General Liability: Insurance Services Office Commercial General Liability coverage (occurrence form CG 0001), providing coverage on an "occurrence" basis for bodily injury and property damage, including products-completed operations, personal injury, and advertising injury; (2) Automobile Liability: Insurance Services Office Form Number CA 0001 covering, Code 1 (any auto), or if Contractor has no owned autos, Code 8 (hired) and 9 (non-owned); (3) Workers’ Compensation and Employer’s Liability: Workers’ Compensation insurance as required by the State of California and Employer’s Liability Insurance.
Contractor shall maintain limits no less than: (1) General Liability: $1,000,000 per occurrence for bodily injury, personal injury and property damage. If Commercial General Liability Insurance or other form with general aggregate limit is used including, but not limited to, form CG 2503, either the general aggregate limit shall apply separately to this Agreement/location or the general aggregate limit shall be twice the required occurrence limit; (2) Automobile Liability: $1,000,000 per accident for bodily injury and property damage; and (3) Workers’ Compensation and Employer’s Liability: Workers’ Compensation limits as required by the Labor Code of the State of California. Employer’s Liability limits of $1,000,000 per accident for bodily injury or disease. The Workers’ Compensation policy shall be endorsed to provide a Waiver of Subrogation stating that the insurer waives all rights of subrogation against the indemnified parties. Notwithstanding the foregoing, if Contractor maintains higher limits than the specified minimum limits, Town requires and shall be entitled to coverage for the higher limits maintained by Contractor. The General Liability and Automobile Liability policies shall include or be endorsed (amended) to state that:
(1) Town, its officials, officers, employees, and agents shall be covered as additional insured with respect to the Services or operations performed by or on behalf of Contractor, including materials, parts, or equipment furnished in connection with such work; and (2) the insurance coverage shall be primary insurance as respects Town, its directors, officials, officers, employees, agents, and or, if excess, shall stand in an unbroken chain of coverage excess of Contractor’s scheduled underlying coverage. Any insurance or self-insurance maintained by Town, its officials, officers, employees, and agents shall be excess of Contractor’s insurance and shall not be called upon to contribute with it in any way. With respect to the General Liability policy, the foregoing endorsements shall be made using standard ISO endorsement No.
CG 2010 with an edition date of 2010 or later. General liability coverage can be provided in the form of an endorsement to Contractor's insurance (at least as broad as ISO Form CG 20 10, 11 85 or both CG 20 10 and CG 20 37 (04/13) forms if later revisions are used). Additional insured status for ongoing and completed operations will be extended to Town by subcontractor performing installation. Each such policy shall be from a company or companies with a current A.M. Best's rating of no less than A:VII and allowed to place insurance through surplus line brokers under applicable provisions of the California Insurance Code or any federal law. Contractor shall require any subcontractor performing installation work hereunder to cause Town and its directors, officials, officers, employees, and agents, to be named as additional insureds for ongoing and completed operations pursuant to one or more endorsements to such subcontractor’s or subcontractors’ insurance policies.
TERMINATION: Town may terminate this Letter Agreement at any time with or without cause. If Town finds it necessary to terminate this Letter Agreement without cause prior to completion of the Services, Contractor shall be entitled to be paid in full for those Services completed prior to the
LETTER AGREEMENT WITH THE TOWN OF MAMMOTH LAKES AND RINK SYSTEMS, INC. FOR THE CONVERSION OF THE OLYMPIC ICE RINK TO AN NHL SIZE ICE RINK WITH A CUSTOM CURLING SHEET.
April 29, 2025
notification of termination. Contractor may terminate this Letter Agreement only upon 30 calendar days' written notice to Town only in the event of Town’s failure to perform in accordance with the terms of this Letter Agreement through no fault of Contractor.
INDEMNIFICATION: To the fullest extent permitted by law, Contractor shall defend, indemnify and hold Town, its directors, officials, officers, employees, , and agents free and harmless from any and all claims, demands, causes of action, costs, expenses, liability, loss, damage, or injury of any kind, in law or equity, to property or persons, including wrongful death, in any manner arising out of, pertaining to, or incident to any alleged negligent acts, errors or omissions of Contractor, its officials, officers, employees, subcontractors, consultants, or agents in connection with the performance of Contractor’s Services or this Letter Agreement, including without limitation the payment of all consequential damages, expert witness fees, and attorneys’ fees and other related costs and expenses, but only to the extent such costs and expenses arise from and are proven to be the fault of the Contractor’s negligent acts or omissions or anyone for whom Contractor may be liable. Contractor’s obligation to indemnify shall survive expiration or termination of this Letter Agreement and shall not be restricted to insurance proceeds, if any, received by Town, its directors, officials, officers, employees, agents, or volunteers.
LAWS & REGULATIONS; EMPLOYEE/LABOR CERTIFICATIONS: Contractor shall keep itself fully informed of and in compliance with all local, state, and federal laws, rules, and regulations in any manner affecting the performance of Contractor’s obligations hereunder, including all Cal/OSHA requirements. By executing this Letter Agreement, Contractor verifies that it fully complies with all requirements and restrictions of state and federal law respecting the employment of undocumented aliens including, but not limited to, the Immigration Reform and Control Act of 1986, as may be amended from time to time. Contractor shall maintain records of its compliance, including its verification of each employee, and shall make them available to Town or its representatives for inspection and copy at any time during normal business hours. Town shall not be responsible for any costs or expenses related to Contractor’s compliance with the requirements. To the same extent and under the same conditions as Contractor, Contractor shall require all of its subcontractors, sub-subcontractors, and consultants performing any work relating to this Letter Agreement to make the same verifications and comply with all requirements and restrictions provided herein. Contractor's failure to comply or any material misrepresentations or omissions relating thereto shall be grounds for terminating this Letter Agreement for cause. By its signature hereunder, Contractor certifies that it is aware of the provisions of §3700 of the California Labor Code, which requires every employer to be insured against liability for Workers’ Compensation or to undertake self-insurance in accordance with the provisions of that Code, and Contractor agrees to comply with such provisions before commencing performance of the Services. Finally, Contractor represents that it is an equal opportunity employer and shall not discriminate against any sub-consultant, employee, or applicant for employment in violation of state or federal law.
GOVERNING LAW; VENUE; GOVERNMENT CODE CLAIM COMPLIANCE; ATTORNEY'S FEES:
This Letter Agreement shall be interpreted in accordance with the laws of the State of California. If any action is brought to interpret or enforce any term of this Letter Agreement, the action shall be brought in a state or federal court situated in Mono County, State of California. In addition to any and all contract requirements pertaining to notices of and requests for compensation or payment for extra work, disputed work, claims and/or changed conditions, Contractor must comply with the claim procedures set forth in Government Code §§ 900 et seq. prior to filing any lawsuit against Town. Such Government Code claims and any subsequent lawsuit based upon Government Code claims shall be limited to those matters that remain unresolved after all procedures pertaining to extra work, disputed work, claims, and/or changed conditions have been followed by Contractor. If no such Government Code claim is submitted, or if any prerequisite contractual requirements are not otherwise satisfied as specified herein, Contractor shall be barred from bringing and maintaining a valid lawsuit against Town. If either Party commences an action
LETTER AGREEMENT WITH THE TOWN OF MAMMOTH LAKES AND RINK SYSTEMS, INC. FOR THE CONVERSION OF THE OLYMPIC ICE RINK TO AN NHL SIZE ICE RINK WITH A CUSTOM CURLING SHEET.
April 29, 2025
against the other party arising out of or in connection with this Letter Agreement, the prevailing party shall be entitled to recover all reasonable fees and costs incurred, including reasonable attorneys’ fees, as determined by the court.
ASSIGNMENT; AMENDMENT: Contractor shall not assign, sublet, or transfer this Letter Agreement or any rights under or interest in this Letter Agreement without the written consent of Town, which may be withheld for any reason. This Letter Agreement may not be modified or altered except in writing signed by both parties. Except to the extent expressly provided for in the termination paragraph, there are no intended third party beneficiaries of any right or obligation of the Parties.
ENTIRE AGREEMENT; CONSTRUCTION & CAPTIONS: This is an integrated Letter Agreement representing the entire understanding of the parties as to those matters contained herein, and supersedes and cancels any prior oral or written understanding or representations with respect to matters covered hereunder.
Since the Parties or their agents have participated fully in the preparation of this Letter Agreement, the language of this Letter Agreement shall be construed simply, according to its fair meaning, and not strictly for or against any Party. The captions of the various paragraphs are for convenience and ease of reference only, and do not define, limit, augment, or describe the scope, content or intent of this Letter Agreement.
If you agree with the terms of this Letter Agreement, please indicate by signing and dating where indicated below. An original, executed copy is enclosed for your records.
TOWN OF MAMMOTH LAKES
Approved by:
_____________________________
Rob Patterson
Town Manager
Attest:
_____________________________
Jamie Gray
Town Clerk
CONTRACTOR
Reviewed and Accepted by RINK SYSTEMS, INC.
___________________________
Signature
________________________
Name
___________________________
Title
___________________________
LETTER AGREEMENT WITH THE TOWN OF MAMMOTH LAKES AND RINK SYSTEMS, INC. FOR THE CONVERSION OF THE OLYMPIC ICE RINK TO AN NHL SIZE ICE RINK WITH A CUSTOM CURLING SHEET.
April 29, 2025
Date
EXHIBIT A - PAYMENT SCHEDULE
A. Contractor shall receive the fixed sum of SEVENTY-FIVE THOUSAND DOLLARS ($75,000) for its work under this Agreement, which sum includes without limitation all material, equipment, personnel, travel and freight costs.
B. Town shall pay Contractor $37,000 within 30 days of the execution of this Agreement, with the remaining ($38,000) within 30 days of Town’s receipt of an invoice from Contractor upon completion of the Services.
C. If Contractor does extra work which is in addition to the project scope of work as identified in Exhibit “B” and Exhibit “C” and that is agreed upon in writing by both parties, Town shall compensate Contractor on a time and materials basis or lump sum for such extra work. Such compensation shall be either for a lump sum agreed upon by Town and Contractor prior to the commencement of the extra work, or in accordance with a rate schedule agreed upon by Town and Contractor prior to the commencement of the extra work.
(BB&K: 9-10)
82690.00000\5913442.2
EXHIBIT B – SCOPE OF WORK
Ice Rink Size Conversion
Provide and install additional custom panels with black caprail and backer panels as needed on the east side of the rink with tempered glass shielding to convert between a 100-foot wide ice rink and an 85-foot wide ice rink.
Provide and install new 15-foot high monofilament netting for the spectator side (south side of facility) and two radius corners. Includes all mounting hardware and metal conduit for permanently hanging netting in the 85-foot wide conversion location. Provide and install new epoxy anchors for dasher boards at the 85-foot wide conversion location.
Provide one (1) working supervisor and one (1) laborer to perform all work related to the installation of the anchors, netting, and moving the dasherboard system and shielding.
Owner will supply personnel to assist with the installation. Fork lift and scissor lift provided by owner as needed. Shipping and tax included.
Two Year Warranty.
Installation of Custom Curling Rink
Provide custom designed and manufactured dasher boards for a 14 foot by 6 inches wide by 150 foot long curling rink.
Dimensions for the south side and the west end of the curling rink to be 6 inches wide with 6-inch high custom aluminum framework.
Dimensions for the east end of the curling rink to be 6 inches by 41 inches high custom aluminum framework.
One 30 inch access gate to be installed on the east end of the curling rink to close off the curling area, includes custom frame, facing, backer panels and hardware. Provide and install 1-inch high insulated decking to cover exposed refrigerated areas in both south and east corners.
Provide one (1) working supervisor and one (1) laborer to perform all work related to the installation of the anchors, netting, and moving the dasherboard system and shielding.
Owner will supply personnel to assist with the installation. Fork lift and scissor lift provided by owner as needed. Shipping and tax included.
Two Year Warranty.
(BB&K: 9-10)
82690.00000\5913442.2
EXHIBIT C – RINK CONVERSION AND CUSTOM CURLING SHEET
LAYOUT
Mammoth Lakes Town Council
Agenda Action Sheet
Title: Accept the 2023 and 2024 Annual Planning Reports (APRs).
Council Meeting Date: 5/7/2025
Prepared by: Nolan Bobroff, Community and Economic Development Director Recommended Motion: Accept the 2023 and 2024 Annual Planning Reports Summary: The Annual Planning Report (APR) summarizes the Town‘s Planning Activities for the previous calendar year and must be submitted to the California Office of Land Use and Climate Innovation (LCI) prior to April 1st of each year. The Housing Element Annual Progress Report was submitted to the California Department of Housing and Community Development (HCD) prior to April 1st for the 2023 and 2024 calendar years. While LCI encourages on time filing, there is no penalty for filing the APR late.
APRs must be presented to the local legislative body for review and acceptance, usually as a consent or discussion item on a regular meeting agenda. The APR should provide enough information for decision makers to assess how the General Plan was implemented during the 12- month reporting period. More specifically, APRs provide information regarding land use decisions and projects, and how they relate to adopted goals, policies, and implementation measures of the General Plan. The APRs should provide enough information to identify necessary “course adjustments” or modifications to the General Plan and any methods to improve implementation.
The 2023 and 2024 Annual Planning Reports are being submitted late due to the combination of project loads and limited staff resources during the reporting time frame. Staff anticipate that the 2025 Annual Planning Report will be submitted on time, before the April 1st due date.
TOWN OF MAMMOTH LAKES
ANNUAL PLANNING REPORT
January 1 – December 31, 2023
Prepared by:
Town of Mammoth Lakes Community and Economic Development Department P.O. Box 1609
Mammoth Lakes, California 93546
(760) 934-3630
[email protected]
Approved by:
Rob Patterson
Town Manager
Date: May 7, 2025
INTRODUCTION AND PURPOSE
California Government Code Section 65400(a) requires local planning agencies to:
“Investigate and make recommendations to the legislative body regarding reasonable and practical means for implementing the general plan or element of the general plan, so that it will serve as an effective guide for orderly growth and development, preservation and conservation of open-space land and natural resources, and the efficient expenditure of public funds relating to the subjects addressed in the general plan.” An annual report including the following information is required to be prepared and submitted to the Mammoth Lakes Town Council, Governor’s Office of Planning and Research (OPR), and the CA Department of Housing and Community Development (HCD) each year:
1. The status of the general plan and progress in its implementation;
2. The Town’s progress in meeting its share of the regional housing needs;
3. Local efforts to remove governmental constraints to the maintenance, improvement, and development of housing; and
4. The degree to which the Town’s approved general plan complies with the State General Plan Guidelines and the date of last revision to the general plan.
In addition to the above-listed required information, the Community and Economic Development Department has included additional content in this report that is locally relevant including planning activities, programs, and permits.
The purpose of this report is to inform the Town Council and the community of Mammoth Lakes about the status of implementing the General Plan, housing issues, and development in Mammoth Lakes. The report should be used to identify what necessary adjustments, if any, should be made to further implement the General Plan in the upcoming year.
This report summarizes the planning activities for the Town of Mammoth Lakes from January 1 to December 31, 2023.
TABLE OF CONTENTS
Executive Summary ........................................................................................ 4 2007 General Plan .......................................................................................... 5 State General Plan Guidelines...................................................................... 5 Key Efforts and Challenges in Implementing the General Plan .......................... 6 Land Use Elements .................................................................................... 8 Land Use Element ........................................................................... 8 Community Design Element............................................................ 11 Neighborhood and District Character Element.................................... 11 Circulation Element – Mobility Element ...................................................... 12 Open Space Elements ............................................................................. 15 Conservation Elements............................................................................ 19 Resource Management and Conservation Element.............................. 19 Arts, Culture, Heritage and Natural History Element........................... 22 Noise Elements ...................................................................................... 22 Noise Element .............................................................................. 23 Community Design Element............................................................ 23 Safety Element – Public Health and Safety Element..................................... 23 Economy Element................................................................................... 24 Housing Element .................................................................................... 25 Regional Housing Needs ............................................................................... 30 Governmental Constraints to Affordable Housing ......................................... 31 Planning Applications ................................................................................... 34 Look Ahead – Major Projects in 2023 ............................................................ 35
ATTACHMENTS
1. 2023 Mammoth Lakes Housing Element Annual Progress Report – Table D
2. Detailed List of Planning Applications
TOWN OF MAMMOTH LAKES
ANNUAL PLANNING REPORT
January 1 – December 31, 2023
2023 Annual Planning Activities Report Page 4 of 35
EXECUTIVE SUMMARY
The Town of Mammoth Lakes 2023 Annual Planning Report was prepared by the Town of Mammoth Lakes Community and Economic Development Department in accordance with California Government Code Section 65400. This report was presented to and accepted by the Mammoth Lakes Town Council on May 7, 2025. The 2023 Annual Housing Element Progress Report (Attachment 1) was previously submitted to the State Department of Housing and Community Development (HCD) and the Governor’s Office of Planning and Research (OPR) on April 1, 2024.
This report summarizes the measures and actions associated with the implementation of the Town’s General Plan elements with specific reference to each of the individual elements required by State law. These elements include Land Use, Circulation, Conservation, Open Space, Noise, Safety, and Housing. The Town’s General Plan addresses all the required elements and includes several optional elements that address specialized local objectives and priorities. The organization of the Town’s General Plan elements differ slightly from the State’s standard in how they are titled and organized.
During the 2023 planning period, the Town continued to make progress towards implementation of the General Plan through the completion of long-range planning projects that carried over from 2022, and work on both long-range and current projects that were initiated in 2023.
In mid-2022, the Town Council established updated Council strategic priorities and key objectives for the ensuing 18-month period.1 The strategic priorities build off the 2007 General Plan Vision Statement and are intended to establish and guide staff work programs to further the implementation of that vision. The strategic priorities identified during the workshop formed the basis for strategic investment and allocation of limited time and financial resources during the 2023 planning period. The four primary Strategic Priorities that were adopted, based largely upon the values identified in the 2007 General Plan Community Vision Statement, are:
1. Expand availability and affordability of community housing.
2. Enhance a sustainable recreation economy with partnerships and investment.
3. Investment in infrastructure improvements and maintenance.
4. Implementation of enhanced and required municipal services.
Accompanying the four strategic priorities are focused objectives that could feasibly be accomplished within the projected 18-month period. Accomplishments for the 2023 planning year are discussed throughout this report.
1 Prior ‘Strategic Priority and Key Objective Statements’ were approved by the Town Council in 2014, 2016, 2018, and 2021.
TOWN OF MAMMOTH LAKES
ANNUAL PLANNING REPORT
January 1 – December 31, 2023
2023 Annual Planning Activities Report Page 5 of 35
2007 GENERAL PLAN
State General Plan Guidelines
The Town of Mammoth Lakes General Plan was last comprehensively updated in 2007, and includes ten elements that guide development, conservation, and land uses within the Town. The elements of the General Plan encompass the seven elements required by State law, as well as several optional elements adopted by the Town to address issues of local importance and concern. The ten elements of the Town's General Plan are:
• Economy
• Arts, Culture, Heritage and Natural History
• Community Design
• Neighborhood and District Character
• Land Use
• Mobility
• Parks, Open Space and Recreation
• Resource Management and Conservation
• Public Health and Safety
• Housing
The 2007 Town of Mammoth Lakes General Plan did not include updates to the Housing, Parks and Recreation, or Noise Elements. The status of those elements are described below:
• The Parks and Recreation Master Plan (PRMP) was comprehensively updated in 2012, thereby replacing the previous 1990 Parks and Recreation Element. • The Mobility Element was comprehensively updated in 2016, thereby replacing the 2007 Mobility Element.
• The Housing Element is comprehensively updated on a schedule established by the State and the following updates have occurred since 2007 covering the specified planning periods:
o 2007-2014 Housing Element (GPA 10-002)
o 2014-2019 Housing Element (GPA 13-002)
o 2014-2019 Housing Element Amendment (GPA 15-001)
o 2019-2027 Housing Element (GPA 19-001)
• The Public Health and Safety Element was comprehensively updated in 2019 to address wildfire hazards and incorporate climate adaptation strategies. • The Noise Element (1997) is still in effect and will be updated when feasible.
In addition to the above comprehensive updates, the Town Council has made several policy decisions regarding implementation and resulting in minor amendments to the General Plan. These include the 2009 PAOT/PIEC Policy, the 2014 Zoning Code Update, the 2014 elimination of the CBIZ Policy, and the 2016 updates to the General Plan and Zoning Code to implement a floor area ratio (FAR) standard and update the General Plan Mobility Element. A General Plan Amendment was approved in 2017 to increase the allowed uses in the Institutional Public (IP) land use designation, requiring changes to the Land Use Element and the Buildout Table. The purpose of the amendment was to
TOWN OF MAMMOTH LAKES
ANNUAL PLANNING REPORT
January 1 – December 31, 2023
2023 Annual Planning Activities Report Page 6 of 35
allow for a wider range of housing uses to support the allowed institutional uses (e.g., schools, college, hospital, government agencies, etc.) and to allow for the proposed Mammoth Arts and Cultural Center and Wounded Warrior Center projects to be located on properties owned by Mammoth Lakes Foundation, which are located on College Parkway within the IP zoning designation.
A summary of all the General Plan Amendments that have been approved since 2007 is available here: https://www.townofmammothlakes.ca.gov/DocumentCenter/View/9571.
Key Efforts and Challenges in Implementing the General Plan The following key efforts were accomplished in 2023 to implement the General Plan:
• The Town Council adopted the 2024 Strategic Priorities and Key Objectives in December 2023 to identify the focus areas for the following year. The priorities and objectives build off of the General Plan Vision Statement and placed an emphasis on “Investing in our Community Quality of Life through Economic, Environmental, and Financial Sustainability.”
• Since 2021, Town Council has allocated approximately $19M ($8.1M in 2021, $5.7M in 2022, & $5.3M in 2023) towards various workforce housing programs and projects, including the Parcel, small-site development (e.g., 60 Joaquin PUD), the Bridge Program, and partnership projects with MLH (e.g., Access Apartments, Homekey hotel conversion).
• Construction continued on Phase 1 of The Parcel in 2023. Phase 1 will consist of 81 units (80 affordable, 1 manager) of housing, childcare space for up to 34 children, community space, and a 0.8-acre park. Units are expected to be available for occupancy in 2024.
• Town staff continued to partner with Mammoth Lakes Housing (MLH) on the Bridge Program with the goal of increasing the number of affordable units within the Town through the acquisition of existing market-rate units that are then resold at a reduced affordable price (focus is on missing-middle income households [120%- 150% AMI]). As of the end of 2023, six (6) units have been acquired since November 2021 and five (5) units have been resold to income eligible households with a deed-restriction in place.
• The conversion of the Innsbruck Lodge into a rental affordable housing development began in 2023. The project is largely funded through the State Project Homekey program and is intended to assist those who are experiencing homelessness. When complete, the project will provide 16 apartments (15 affordable and 1 manager’s unit).
• Work on the Mammoth Disposal Transfer Station Expansion project was completed in 2023. The project allows for a large volume transfer station and relocation of the recycling center. The transfer station expansion was necessary to accommodate the closure of the Benton Crossing Landfill, and the need to transfer all locally generated solid waste onto lang-haul trucks that will be transported to a landfill outside of the region. The Town celebrated a ribbon cutting at the facility in November 2023.
• Work continued on the Main Lodge Redevelopment project which encompasses a complete redevelopment of the Main Lodge ski area facilities. This is anticipated to be a multi-year process. Work completed in 2023 focused on the environmental review (CEQA and NEPA) and drafting of the Specific Plan.
TOWN OF MAMMOTH LAKES
ANNUAL PLANNING REPORT
January 1 – December 31, 2023
2023 Annual Planning Activities Report Page 7 of 35
• The Community Recreation Center project continued. This project will provide an enclosed Olympic-sized ice facility in the winter (LA Kings Ice at Mammoth Lakes) and a multi-sport recreation facility in the summer (Mammoth RecZone). Crews continued to build out the Sprung components and operating amenities as well as paving the parking lot. The Town celebrated a ribbon cutting at the facility (“ICE Friday”) in November 2023. .
• Master planning of the Mammoth Lakes Foundation (MLF) property began in 2022.
Land uses included in the initial concept plan for the site includes a dog park, childcare facility, performing arts center, parking, housing, and snow storage. • The existing tennis courts at the Community Center were rehabbed with new sport court material and the prior outdoor ice rink was converted into six (6) pickleball courts. The Town celebrated a ribbon cutting at the two facilities in October 2023. • Construction began on the Community Dog Park located on the MLF property. The 1-acre facility will provide a fenced area with separate big and small dog areas.
Grading began in in fall 2023 and is expected to be completed in 2024. • Mammoth Lakes experienced extreme and record-setting snow and weather conditions during the winter of 2022/23, leading the Town Manager to proclaim a state of emergency in March 2023. The extreme weather led to significant damage throughout the community to both private structures and public infrastructure. • The rehabilitation of Laurel Mountain Rd was completed in 2023. The project addressed the existing condition of the roadway, lack of pedestrian safety, and forthcoming increases in pedestrian/community needs resulting from development of The Parcel.
• Town financially supported the Whitebark Institute of Interdisciplinary Environmental Sciences (Whitebark) to assist in the development and implementation of the initial phase of a 58,000+/- hazardous fuels reduction project referred to as the Eastern Sierra Climate and Communities Resilience Project (ESCCRP).
• An update of the Airport Layout Plan (ALP) was completed and approved by the Federal Aviation Administration (FAA) in February 2023. The ALP is a 20-year outlook on potential development at the airport.
• To address eBike safety, an Ordinance was introduced in December 2023 to govern MUPs, sidewalks, and trails and allows the Mammoth Lakes Police Department to issue citations and educate the public regarding the use of eBikes and other related modes of transportation.
• An ordinance was introduced in December 2023 to prohibit single-use plastic water bottles within the Town. The first phase will go into effect on January 1, 2025, and will prohibit the use, sales or distribution of single-use plastic water bottles of 500ml or less at Town-affiliated events. Phase 2 will go into effect a year later on January 1, 2026 and will prohibit any business from selling or distributing singleuse plastic water bottles of 500ml or less within the Town. • An ordinance was introduced in July 2023 to ban Styrofoam food containers in response to AB 1276 (Single-Use Foodware Accessories and Standard Condiments). The ordinance will become effective on January 1, 2024. • In October 2023, the Town Council adopted a moratorium on the issuance of new Short-Term Rental (STR) certificates in defined zoning areas within the Town. This action was in response to the significant and increasing shortage of housing that is accessible to the local workforce, along with the need to protect the health,
TOWN OF MAMMOTH LAKES
ANNUAL PLANNING REPORT
January 1 – December 31, 2023
2023 Annual Planning Activities Report Page 8 of 35
safety and welfare that results from the lack of available and affordable housing to the local workforce and residents. As a part of the work program to analyze the impacts of STRs, the Town Council appointed an STR Advisory Committee in November 2023 to provide recommendations to the Town Council intended to alleviate some of the housing issues caused by STRs.
The primary challenges encountered while furthering the goals of the General Plan include:
• Competing, necessary, and unanticipated priorities, as well as State mandates influence staff time spent on approved work programs, and do not always directly align with the General Plan Implementation Program items that are typically used to gauge progress towards implementing the General Plan. Funding limitations also make it necessary to prioritize specific projects and objectives for Town work programs.
Land Use Elements
Three elements in the 2007 General Plan address land use. These elements are Land Use, Community Design, and Neighborhood and District Character.
Land Use Element
The Land Use Element states: “An overarching principle of the community is to maintain the town’s compact urban form, protect natural and outdoor recreation resources, and prevent sprawl.”
Zoning Code Updates
The Town’s Zoning Ordinance is consistent with the Land Use Element of the General Plan and it is implemented through the day-to-day application of the Zoning Ordinance. The Town’s most recent comprehensive Zoning Code Update (ZCU) was adopted in 2014.
Since that time, numerous Zoning Code Amendments have been processed. In 2023, the following Zoning Code Amendment was worked on and adopted:
• ZCA 23-001 – ADU, Childcare, and Landscaping Ordinance: This amendment updated the following Zoning Code Sections: (1) 17.52.055 (Accessory Dwelling Units) to revise height limit and reduce front setback requirements for ADUs; (2) Section 17.52.100 (Child Day Care Facilities) to achieve compliance with State legislative requirements; and (3) Chapter 17.40 (Water Efficient Landscape Regulations) to incorporate wildfire mitigation landscape standards in accordance with General Plan Health and Safety Element Action Items. ZCA 23-001 was adopted by the Town Council in April 2023.
The Parcel
Land Use Element Goal L.2 directs the Town to “Substantially increase housing supply available to the workforce” and Action Item L.2.C.1 directs Town staff to develop a workforce housing strategy. Town Council adopted a Strategic Priority in December 2018, directing staff to focus work programs to “expand availability and affordability of community housing.”
The purchase of the “Shady Rest” parcel was determined to be a near-term action strategy in the 2017 Mammoth Lakes Community Housing Action Plan (CHAP). In an effort to implement the Community Housing Action Plan and facilitate the development
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of workforce housing as directed in General Plan Land Use Policy L.2.C, the Town purchased the +/- 25 acre “Shady Rest” parcel and escrow closed on the property in March 2018. The CHAP defined a near-term action strategy to pursue a community process of master planning the “Shady Rest” parcel (now referred to as The Parcel). In December 2019, Town Council accepted the Preferred Conceptual Land Use Plan that proposed up to 450 affordable workforce housing units. In January 2021, the Parcel Master Plan was approved by the Town Council, which established the regulatory framework for the build-out of the 25-acre site as an affordable housing development with up to 580 workforce housing units. Following the adoption of the Master Plan, a use permit authorizing double the site’s base density (allows up to 580 units) pursuant to the Town’s density bonus provisions and the Phase 1 design review entitlement were approved in February 2021. Tree removal and rough grading began in fall 2021.
The Parcel Phase 1 building permit was issued in 2022 with construction beginning shortly after. Significant progress was made on construction of The Parcel in 2023. By the end of the year, site improvements and building construction were substantially completed.
Phase 1 (The Sawyer) includes 81 units (80 affordable and 1 manager’s units) consisting of studio, 1-bedroom, 2-bedroom, and 3-bedroom units. Construction is anticipated to be completed in spring/summer 2024. In addition to the affordable units, The Sawyer will include a childcare facility for up to 34 children and a public park incorporating a new National Demonstration Site 5-12 year old playground, climbing dome, pavilion, picnic area, slack line, and a winterized restroom.
Phase 2 (The Kingfisher) consists of 148 units (146 affordable and 1-2 manager’s), which will be separated into two phases. Kingfisher 2.1 will consist of 76 units while Kingfisher
2.2 will have 72 units. Tree removal was completed in fall 2023 in anticipation of site grading and construction beginning in spring 2024. In 2023, the Town and its development partner, Pacific West Communities, were successful in securing approximately $30M from state and federal funding sources to begin construction of Kingfisher 2.1. The partners are hopeful to secure additional funding in 2024 to allow for construction of the second phase of the Kingfisher.
Phase 3 of The Parcel will be an ownership phase with approximately 50 units that will be available to households earning up to 200% Area Medium Income (AMI). Staff have been working with the developer in 2023 to refine their plans for Phase 3 and expect an entitlement application in 2024.
Main Lodge Redevelopment
Following the completion of the land exchange with the USFS in 2020, Mammoth Mountain Ski Area (MMSA) began the planning process for the future redevelopment of the Main Lodge property. The project consists of the redevelopment of approximately 35 acres of privately owned land at the base of the Mammoth Mountain Ski Area Main Lodge area (land exchange parcels) and the entitlements are expected to take multiple years to complete due to the scale and complexity of the Project. After a concept review took place in 2021, preparation of the required environmental documents (CEQA and NEPA) began in 2022 and a Notice of Preparation (NOP) for the Draft Environmental Impact Report (DEIR) / Environmental Impact Statement (EIS) was released in November 2022.
Work on the joint EIR/EIS continued in 2023 and the draft EIR/EIS is expected to be released in late-2025. Staff continue to provide regular updates to the Town Council and Planning and Economic Development Commission on the status of the project.
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Other Large Planning Projects Submitted, Completed, or Underway in 2023 • Sierra Nevada Redevelopment, Phase 1 (164, 202, and 248 Old Mammoth Road):
Rehabilitation of the existing Sierra Nevada Lodge and the addition of 30 resort cabin units. The project also included an Alternate Housing Mitigation Plan (AHMP) to allow the project to satisfy its affordable housing mitigation requirements by converting an existing portion of the hotel into three affordable units with seven bedrooms that will be restricted to employees of the hotel making 80% or below AMI. The project required an amendment to the Clearwater Specific Plan (CSP) to allow the interim development of the site to occur while still preserving the allowances granted to the larger Old Mammoth Place project. Entitlement submitted in November 2021 and approved in February 2022; Construction was underway in 2023
• Limelight Hotel (Corner of Canyon Blvd and Lake Mary Rd): 151-room hotel and 15 for-sale residential units. Concept Review submitted in November 2020 followed by entitlement application in February 2022; Approved in May 2022; Construction was underway in 2023
• Villas III (101 Callahan Way): 33-unit planned unit development within the Lodestar at Mammoth Master Plan area. Submitted in February 2021 and approved in May 2022: Construction was underway in 2023
• 60 Joaquin (60 Joaquin Road): Deed-restricted four-unit multi-family planned unit development. Submitted January 2023 and approved in June 2023. • The Outpost (126 Old Mammoth Road): Renovation of the existing 2-story Mammoth Mall building to improve the existing commercial building consisting of restaurant, retail and office uses. Submitted November 2023 • Town of Mammoth Lakes Civic Center (1344 Tavern Road): New administrative offices for the Town of Mammoth Lakes. Submitted December 2023 • Regal Peak (6060 Minaret Road): A 5-story Resort Condominium Development with a total of 198 rooms within 118 residential condominium units. Submitted December 2023.
Community Indicators Report
Land Use Element Action Item L.1.A.2 directs the Town to prepare an annual Community Indicators Report to monitor the pace of growth and to plan for changing conditions. The Community Indicators Report format was developed in 2013 with the assistance of the Planning and Economic Development Commission and various stakeholders in the community. The purpose of the report is to educate residents, inform planning and other public resource allocation decisions, and attract new private capital to the community.
The report ties on-the-ground actions to previous visioning, planning, and high-level policies. The Town’s Planning staff prepared a Community Indicators Report for the 2022 calendar year, which was accepted by Town Council in August 2023.
Urban Growth Boundary
Land Use Goal L.6 directs the Town to maintain its Urban Growth Boundary (UGB) to ensure a compact urban form, prevent sprawl, protect natural and outdoor recreational resources, and monitor development in terms of build-out in the General Plan. In Accordance with General Plan Land Use Policy L.6.E (National Forest lands that are exchanged into private ownership will be included within the UGB whether or not they
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are contiguous with the UGB), the Town continues to monitor and coordinate with Mammoth Mountain Ski Area (MMSA) regarding its Land Exchange with the U.S. Forest Service which was completed in March 2020.
Community Design Element
The Community Design Element states: “Our community is set within the forest; trees and the natural landscape are prominent and create a sense of scale and strong aesthetic.” The intent statement for this element states that Mammoth Lakes will develop as a village in the trees, and that development will be planned to visually connect with the natural surroundings by accentuating existing Jeffrey pine forest and manzanita/sage scrub and meadows. The Community Design Element also provides direction for the creation of public spaces and improvements to streetscapes.
Policy C.2.B. of the Community Design Element directs the Town to maximize opportunities for public spaces that support community interaction, including performance and arts spaces, and child activity centers through public-private partnerships.
One of the four Town Council Strategic Priorities for 2023 is “Enhance a sustainable recreation economy with partnerships and investment” and a specific objective identified under this priority is to complete the Community Recreation Center (CRC) project. The initial phase of work concluded in late-2023 on the CRC project and the Town celebrated the ribbon cutting at the facility (“ICE Friday”) in November 2023. The CRC is a Sprung Performance Arena containing an Olympic size ice rink in the winter and the 20,000 square foot Mammoth RecZone sport court in the summer. The CRC is the major recreation amenity at Mammoth Creek Park West that includes a new mobility hub with parking for up to 118 vehicles along with electric vehicle charging stations and access to the Town’s trail and transit systems. Mammoth Creek Park West will also include a future natural play area and a 7,700 square foot inclusive playground.
Goal C.3. of the Community Design Element calls for the Town to provide safe and attractive public spaces, including sidewalks, trails, parks and streets. To implement the policies and actions of this Element, the Town continues to work on projects that will create significant public spaces and incorporates the oversight of an Advisory Design Panel (ADP) and/or Planning and Economic Development Commission Design Committee to review site design, building massing and architecture of proposed development projects. In 2023, the Design Committee met one (1) time and reviewed one (1) project.
The ADP met one (1) time to review one (1) project.
Neighborhood and District Character Element
The Neighborhood and District Character Element states: “To enhance the unique character of Mammoth Lakes, development of individual sites and districts must be carefully planned…the community’s overall mix and composition of land uses, housing, employment, lodging and amenities should be considered in the planning of each district.” In 2023, the Town continued to apply the Town wide Neighborhood District Planning document, which integrates all the neighborhood district plans into a single comprehensive document. The Town wide document continues to facilitate the overall planning and implementation of specific policies and actions contained in the individual
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district plans. The comprehensive 2014 Zoning Code Update codified the recommendations of the Neighborhood District Plans into development and land use standards to facilitate implementation.
Circulation Element – Mobility Element
An update to the Mobility Element of the 2007 General Plan was adopted by Town Council in December 2016. The intent statement for the Element states, “The Mobility Element establishes the Town’s goals, policies, and actions necessary to achieve a progressive and comprehensive multi-modal transportation system that serves the needs of residents, employees, and visitors in a way that is connected, accessible and safe.” Public Works projects underway in 2023 that implement the Mobility Element are described below.
The Public Works and Engineering Work program for 2023 aligned with the July 2022 Town Council Strategic Priority of “Investment in infrastructure, improvements, and maintenance.” The Council’s objectives included the following:
• Invest in community infrastructure planning, maintenance, replacement and improvements (Roads, MUPs, Parks, Town Office, and Equipment). • Ongoing update of prioritized 5-year Capital Improvement Plan (CIP) and defined funding for annual implementation, including DIF update. • Define and initiate mobility program including micro-mobility solutions, enhanced EV capacity, and transit improvements.
Streets
In 2023 Governor Newsom signed SB 606 which became law on January 1, 2024. SB 606 amends Section 503 of the Streets and Highways Code, granting the California Transportation Commission (CTC) the authority to relinquish all or a portion of Caltrans State Route (SR) 203 to the Town of Mammoth Lakes. The process for consideration by Town to consider accepting all, a portion, or none of SR 203 in Mammoth Lakes is to request a Relinquishment Assessment Report (RAR) be completed by Caltrans. The Town made this request in December. At this time, staff is waiting on a response from Caltrans and continues to evaluate this opportunity.
While designing the Minaret Multi-use-path (MUP) staff and Kimley-Horn discussed the possibility of a roundabout at the intersection of Minaret and Meridian. The design would eliminate the generally unnecessary traffic signal and improve safety for pedestrians and golfers and will better incorporate the future MUP. Staff completed programming documents and is allocating STIP funding towards the design of this intersection.
The winter storms of 2023 broke nearly all records and, in the process, caused significant damage to Town street and pedestrian infrastructure. Using the emergency declarations of the Town, County, State and Federal entities, the Town was able to contract to have emergency repairs completed. The initial scope included Sierra Nevada Road, Commerce Drive, Old Mammoth Road, Meridian Boulevard, and Minaret Road, with types of repairs including 2” mill and patch, 3” mill and patch, and full depth pulverization, regrade and repaving. The final cost of the project was $598,359.30.
The Town road crew provided stop gap and seasonal maintenance of the Town’s streets, signs, and drainage systems. This included restriping all the Town’s streets, replacement
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of damaged signs, and clearing the Town’s culverts and dry wells. Additionally, the Town continued replacing all street name signs with MUTCD compliant signs. The winter storms of 2023 caused more damage than usual, and the late snow reduced the construction season significantly.
During 2023, Pacific West Builders nearly completed the connector streets to the Parcel affordable housing project. The new Inyo Street and an extension of Tavern Road converge in the center of the parcel and support the 81 units under construction and the future phases in the development. This work is being managed by Pacific West Builders and funded by a State Infill Infrastructure Grant (IIG) the Town and Pacific are coapplicants on. Work should be complete in 2024.
The following street project contracts were awarded in 2022 and nearly completed in 2023.
o Chaparral Road Extension - Project consists of the construction of a new complete street on a “greenfield” forested site, that includes the installation of underground utilities, curb and gutter, sidewalk, multi-use path, bus shelters, street lighting, landscaping, signage, and striping.
o Laurel Mountain Road - Project includes the construction of a new sidewalk, curb and gutter, storm drain, sewer, street lighting, RRFB pedestrian beacon, and reconstruction of the existing pavement on Laurel Mountain Road between Main Street/CA Hwy 203 and Sierra Nevada Road.
The Reds Meadow Road project was bid in late 2022 and awarded in January 2023 to Herback General Engineering. Due to the large winter in 2022/2023, the contractor was not able to begin working on the project until July and it is anticipated that there will be access restrictions during summer 2024 to allow the contractor to catch up for time lost in 2023. The project is anticipated to be completed in 2025.
Mobility Projects
In 2023 the Town opened the Community Recreation Center and associated mobility hub.
The Mobility Hub includes a new bus shelter and turnout, 12 Tesla Superchargers, 4 universal J-1772 chargers, and free community parking.
The Town bid and awarded a contract to construct a new community dog park. An important aspect of this facility is a parking lot that supports the new dog park along with the adjacent trail head and community facilities. The free parking includes a public restroom and access to transit.
Pedestrian Facilities and Trails
Trails accomplishments for the summer of 2023 included the deployment of Host Program staff to key public access nodes, construction of new trail segments in the Lakes Basin with volunteers and staff, the Lower Rock Creek Trail repairs, new signage, tree removal, and public communications.
The Town was awarded a Highway Safety Improvement Program (HSIP) grant to replace the flashing beacons on SR203 Main Street at the intersections of Laurel Mountain and the Mammoth Lakes Post Office. The improvements include new overhead rapid flash
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beacons, advance warning signage, and push buttons that confirm for the user that the system is operating. Work was completed in late 2023.
Kimley-Horn, under contract by the Town, completed plans and specifications for a new MUP along the entire length of Minaret Rd. The separated 12-foot wide asphalt path will traverse Town north to south and connect existing MUP infrastructure on Lake Mary Rd and Old Mammoth Rd. The Town advanced the project by programming $3M in STIP funding to finance the construction of the project.
Mammoth Lakes Recreation (MLR) was awarded a grant to complete the trail head on Sherwin Creek Rd. MLR is partnering with the Town to manage the construction contract.
Plans and specifications were effectively shovel ready and staff will finalize the plans and bid the project in 2024.
Staff worked with California Consulting to apply for a $1M grant to reconstruct nearly 3 miles of existing MUP’s. If successful, the work would be bid in 2024 with the existing road rehabilitation project.
A few years ago, staff began working with Caltrans on a continuation of the Lakes Basin Trail along Main Street. The new segment coined the South Main MUP would connect to the existing MUP’s at the Main Street intersections of Minaret and Callahan. Staff programmed the design of this facility using STIP funds. Once designed and approved by the State, staff will seek construction funding.
Air Service
Advanced Airlines provided flights to Mammoth Yosemite Airport (MMH) from Burbank (BUR), Carlsbad (CLD), and Hawthorne - LA (HHR) during winter months and to CLD and HHR during summer months. United Airlines provided flights to Eastern Sierra Regional Airport (BIH) in Bishop from San Francisco (SFO) during winter and summer months and from Denver (DEN) in winter months. Mammoth Yosemite Airport supported other aviation flights and training such as firefighting, medivac, search and rescue, military, utility company inspections, and general aviation.
During 2023, there were two capital improvement projects constructed at the airport.
The first project was the Automated Weather Observation System (AWOS) Relocation and Upgrade project. Construction began in July 2023 and will be completed in spring of 2024. The scope of work includes relocating the AWOS from its exiting location to a new location further west near the segmented circle and upgrading the equipment. The second project was an emergency fence project to fix the damaged chain link fence surrounding the airfield that was significantly damaged during the 2022/2023 winter season. The main terminal building was remodeled by airport employees and the room that used to house TSA equipment was remodeled into a café. Starting during the 2022/2023 winter season, Advanced Air passengers were checked in at the Airport’s main terminal rather than the Fixed Based Operator terminal.
Staff worked with consultants to design the Aircraft Rescue Firefighting Vehicle (ARFF)/Snow Removal Equipment Building project. Design is still underway in 2024, and the project was renamed as the Multipurpose Building to include ARFF and SRE. Design work will continue throughout 2024 with construction anticipated in 2025.
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A Request for Qualifications was published for on-call engineering and architectural services for the airport. Statements of qualifications were received, interviews were conducted, and two firms were selected to provide on-call engineering and architectural services to the airport over the next five years.
The Airport Layout Plan (ALP) was completed and accepted by the Federal Aviation Administration (FAA) in February 2023. The ALP is intended to serve as a guide for the future development of the airport and reflects current conditions and the potential growth and expandability of the facility. The ALP identifies future development projects and further categorizes those projects into short-term (0-5 years), mid-term (6-10 years), and long-term (11-20 years) projects.
Staff continues to work with Inyo County, Mono County, Eastern Sierra Council of Governments, Mammoth Lakes Tourism, Caltrans, Federal Aviation Administration, and Hot Creek Aviation, the Airport’s Fixed Based Operator (FBO), to enhance regional air service and transportation and the Mammoth Yosemite Airport’s amenities and services.
Public Transit
The Town continues to contract with Eastern Sierra Transit Authority (ESTA) to provide community transit services, which are funded with committed Transient Occupancy Tax revenues and dedicated transit funding. These services provide over 15,000 service hours annually. ESTA and the town met many times in 2023 to discuss how transit could better serve the Old Mammoth neighborhood, the future residents of the Parcel, the Community Recreation Center and better route transit for coverage and simplicity. Staff and ESTA developed a new set of routes modifying the existing purple line and establishing a new teal line. The new route was implemented in late 2023 with the teal line using the recently constructed Woodmen turnaround.
At the request of Mammoth Mountain Ski Area, ESTA conducted a micro-transit study to analyze the possibility of adding a micro transit program. In short, the program would more than likely work in Town. However, it would cost upwards of $1M/year to operate and provide service to significantly less riders than existing fixed route options. At this time there is no direction to advance such a program.
Open Space Elements
Two elements in the 2007 General Plan address open space. These elements are Parks, Open Space and Recreation, and Resource Management and Conservation. The Parks, Open Space and Recreation Element states: “Parks, open space, and our recreational opportunities in Mammoth Lakes are critical to our residents and to the success of our tourism-based economy.”
Adopted by Town Council in February 2012, the Parks and Recreation Master Plan (PRMP) assists in implementing the Parks and Recreation element and guides the development and improvement of a system of parks and recreation facilities to serve the recreational needs of Mammoth Lakes’ residents and visitors. As stated in the PRMP, the parks and recreation vision is to “provide multi-purpose, year-round, indoor and outdoor recreation opportunities accessible to all residents and visitors.” The fundamental purpose of the Parks and Recreation Department is to deliver residents and visitors with high-quality recreation facilities and diverse programming that promotes
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excitement, individual expression, exploration, pleasure, challenge and accomplishment that can lead to an improved quality of life. By providing opportunities for these interactions and connections to occur, the department is directly contributing to the development of strong families, social equity, an enriched quality of life and most importantly, a healthy and vibrant community.
Parks and Recreation Strategic Workplan
Accepted by the Recreation Commission in December 2022, the annual workplan was developed to strategically guide the department and Recreation Commission in fulfilling the shared vision and mission for community recreation. The strategies for 2023 are aligned with the Town Council 18-Month Strategic Priorities and the Parks and Recreation Master Plan.
The four core strategies and goals that were accepted by the Recreation Commission are as follows:
1. Maintain and Enhance the Town’s Recreation Infrastructure a. Open and operate the Community Recreation Center (CRC), which consists of LA Kings Ice at Mammoth Lakes and the Mammoth RecZone. b. Lead and support efforts to provide multi-purpose, year-round, indoor and outdoor recreation amenities in Mammoth Lakes. CIP projects include:
Community Dog Park, Park at the Parcel, MACC/Edison Theatre, Outdoor courts (tennis/pickleball), Bike Park/pump track, Bouldering Park, and Mammoth Creek Park West play area.
c. Enhance recreation infrastructure to improve user safety, operations, and overall guest experience through: (1) Maintenance Best and NEXT practices, (2) Deferred Maintenance Program, (3) Amenities Enhancement Program.
2. Deliver High-Quality, Innovative and Affordable Recreation Programming a. Create and deliver scalable, sustainable and DEI Core Community Programs aligned with the resource capacity and capabilities of the Department. b. Core Program Areas: (1) Youth/Teen camps and programs, (2) Adult activities, (3) CRC programs, (4) Facility operations/maintenance, (5) Community events.
c. Provide enhanced recreation programming by partnering with local organizations, fund local non-profit youth sporting groups (YSF), hire skilled instructors, or contract with recreation entities.
3. Strengthen Organizational Systems, Structures and Operations a. Realign the Department’s organizational structure to further the growth, quality, and efficient delivery of the Core Program Areas. b. Continually improve the delivery of Core Program Areas by constantly measuring performance, utilize a data-driven approach, and implement a NEW community recreation management platform: (1) Recreation and Facility Satisfaction Survey, (2) DaySmart Recreation, (3) PlayCore Data Services Lab.
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c. Implement a Communication Plan that effectively and in a cost-effective manner, disseminates inclusive information and encourages participation in the Core Program Areas: (1) New Parks and Recreation Department website, (2) Recreation This Week newsletter, (3) social media, (4) Brochures, flyers, and print ads.
4. Build Capacity, Teamwork and Recruit & Retain the Best a. Build capacity by aligning positions (responsibilities) and desired outcomes with professional, prepared, and passionate people through: (1) Workforce Development, (2) Professional Development, (3) Education and Networking, (4) Customer Service Training.
b. Build a high-performing Team by integrating the 5 C’s into daily operations to achieve extraordinary results: (1) Communicate, (2) Connect, (3) Collaborate, (4) Commit, and (5) Celebrate!
c. Strategically recruit, retain and recognize our employees: (1) Recruitment Plan, (2) Recognition Plan.
Recreation Programming
Parks and recreation provide essential services and infrastructure critical for the physical and mental well-being and resilience of our community. It is well documented that having access to quality parks and recreation services improves physical and mental health, reduces crime and violence, increases access to healthy foods, drives community connection and boosts economic activity. It is the mission of the Parks and Recreation Department to provide multi-purpose, year-round, indoor and outdoor recreation opportunities accessible to all residents and visitors. 2023 saw a full return to pre-COVID programming, with over 1,400 youth participants (+171 from 2022) and over 800 adult participants (+149 from 2022). Our popular summer camps included several new additions: Advanced Bike Camp, Advanced Backpacking Camp, Gymnastics Camp, Wilderness Camp and Camp Mammoth. Afterschool programming included Spring & Fall Bike Squads, Spring & Fall Skate Squads, Hot Shots Basketball, Little Wreckers and Cooking Classes. Instructional programs included Gymnastics, Swimming, and Ice-Skating lessons. 2023 also saw the return of all adult leagues – curling, hockey, indoor soccer, volleyball, and softball.
Recreation Facilities
The physical and mental health benefits of outdoor recreation are well known. Visitation at our admission-based facilities was strong, with the final season of the Mammoth Outdoor Ice Rink hosting 8,651 visitors during the 2022/23 season, and the Whitmore Pool receiving 7,236 swimmers in Summer 2023.
Deferred Maintenance
The Town continues to operate and maintain all Town owned and managed parks and recreation facilities, including Mammoth Creek Park, Community Center Park and Tennis Courts, Shady Rest Park, Trails End Park and Little Brothers Skate Park, and Whitmore Recreation Area. In 2023, a total of $585,202 of deferred maintenance work was undertaken. Allocation by facility is highlighted below in the graph.
Deferred maintenance continued at the Whitmore Recreation Area, with the completion of extensive rehabilitation of Softball Field 2. This included the removal of lips at the
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turf/infield interface, resizing of the infield and replacement of infield mix, and perimeter fencing. At the Community Center Park and Tennis Courts, Courts 5 and 6 were leveled and power washed, prior to the installation of a Sports Court Modular Overlay Surface.
New net posts were also installed, in addition to a new basketball hoop and backboard on Court 1.
Community Recreation Center
In November 2023, the new Community Recreation Center and LA Kings Ice at Mammoth Lakes celebrated its grand opening with over 700 community skaters. The CRC is a Sprung Performance Arena enclosing an Olympic size ice rink that will operate in the winter and in the summer, durable sport tiles will cover the rink area creating a 20,000 square foot Mammoth RecZone. Combined with community-driven and professionally branded programming, the new year-round facility operated by the Parks and Recreation Department will be a game-changer for recreation in Mammoth Lakes.
Mammoth Pickleball Complex
Following the decommission of the Mammoth Outdoor Ice Rink, six (6) regulation Pickleball Courts were installed on the site. This included the installation of a Cushion Extreme surface, and Pickleball lines and nets. The complex opened in mid-September and saw heavy use through Fall and early Winter.
Special Use Taxes
The “Mammoth Lakes Recreation, Trails and Parks Investment Initiative” (aka Measure R) was adopted by the Mammoth Lakes Town Council in February 2008 and was approved by the voters of Mammoth Lakes in June 2008. The Ordinance imposed a Transactions and Use Tax in the amount of one-half percent for the purpose of funding Recreation, Trails and Parks. Measure R is a special fund designated for use by the Town of Mammoth Lakes only for the planning, construction, operation, maintenance, programming and administration of all trails, parks and recreation facilities managed by the Town of Mammoth Lakes without supplanting existing parks and recreation facility maintenance funds. Recommendations for the use of Measure R funds are determined by Mammoth Lakes Recreation and presented to Town Council for approval.
Measure R projects completed in 2023 include:
• Measure R audit
• Whitmore Track/Trails End Park maintenance
• Recreation Equipment/Supplies
• Mammoth Lakes Recreation administration
• Trails administration and projects
The “Mammoth Lakes Mobility, Recreation and Arts & Culture Utility Users Tax Ordinance” (aka Measure U) was adopted by the Mammoth Lakes Town Council in March 2010 and approved by the voters of the Town of Mammoth Lakes in June 2010. The Ordinance states: “On or after July 1, 2011 all proceeds of the tax and imposed hereunder shall be accounted for and paid into a special fund designated for use by the Town of Mammoth Lakes, and used only for the following purposes: Planning, construction, operation, maintenance, programming and administration of facilities and projects for Mobility, Recreation and Arts & Culture. Such tax proceeds shall not supplant existing funds used
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for the purposes set forth above.” Recommendations for the use of Measure U funds are determined by Mammoth Lakes Recreation and presented to Town Council for approval.
Measure U projects completed in 2023 include:
• Special event transit services
• Arts and cultural programming and special projects
• Contract administration
• Measure U audit
• Special event equipment
• Mammoth Lakes Recreation administration
Conservation Elements
Two elements in the 2007 General Plan address conservation. These elements are Resource Management and Conservation and Arts, Culture, Heritage and Natural History.
Resource Management and Conservation Element
The Resource Management and Conservation Element states: “Mammoth Lakes is valued for its majestic setting, the forest and trees, the smell of the pines, wildlife, clean air and water. The goals and policies of this Element address the community of Mammoth Lakes being a leader in managing and conserving these resources.” The Town continues to support the preservation of Mammoth Creek, which runs through town, by prohibiting development that does not maintain established setbacks and by managing Town-owned properties along Mammoth Creek for open space, habitat preservation, and passive recreation.
In accordance with the Town Council’s Strategic Priority to “enhance our recreational based economy through amenity investment,” the following items were accomplished in 2023:
Summer Trails and Programs
The Mammoth Lakes Trail System Trail crew worked over the summer clearing fallen trees, maintaining system trails, installing new signage and continued construction of the new Lakes Basin trail – Black Bear Run. The Trail Crew assessed infrastructure damaged from the large 2022/2023 winter and completed repairs as needed to keep the Trail system standards. The summer Trail Host program continues to provide information, collect data, and help residents and visitors have fun safely. From June 1 – September 4 the host team reported 19,155 interactions with users, observed 79% of dogs on leash, cleaned up over 1,253 pounds of trash, and 246 pounds of pet waste. Mammoth Lakes Trail System Summer of Stewardship began with an in-person stewardship event in June 2023, in celebration of ‘National Trails Days’. This event hosted over 70 volunteers at the Sherwins Trailhead cleaning up trash, shoveling snow off trails, staining wood directional signs, and removing over 150 pounds of trash. Weekly volunteer opportunities were available through September, which allowed the public to volunteer for Trail Crew (44.5 volunteer hours), Trail Host (18 volunteer hours), and the Water Host (33 volunteer hours) programs. Bi-weekly Wednesday Worknights is a new volunteer program added to the Summer of Stewardship. Volunteers worked over multiple Wednesdays volunteering a collective 92 hours constructing a new trail, Black Bear Run. The season
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ended with the Lakes Basin clean up event that had 75 participants. Volunteers collected over 115 pounds of trash, 150+ feet of fishing line, and sanded and painted 8 USFS picnic tables. Other Town cleanup programs include town cleanup day in June and weekly “Trashy Thursday” events from June – September. Trashy Thursdays reported 199 volunteer hours and the removal of 629.5 pounds of trash and 20.5 pounds of dog waste.
The Eastern Sierra Adopt a Trail program grew over the 2023 summer hosting a total of 13 new volunteer adopters (33 total volunteers) and 27 sponsors. This program is a partnership between Mammoth Lakes Recreation, Mono County and the USFS.
Winter Trails and Programs
Winter multi-use trails were groomed and open to the public through May 8 for a total of 6 months of winter grooming. The Shady Rest Winter Trails continued to be a highly used facility for Nordic skiers, walkers, fat-bike riders, snowshoers, and dog play. The Sherwins Winter Trail was groomed as conditions allowed. During the winter season, the Host team was stationed at Shady Rest Park, Sherwins Trailhead, Lake Mary Road closure, and the Village. The host team reported 2,809 interactions from January to April 2023 assisting visitors and locals with wayfinding, directions, parking, regulations, and etiquette information.
These accomplishments made progress towards meeting the Town Council’s objectives for this Strategic Priority, which includes enhancing the public’s experience with improved access points to the natural environment and utilizing partnerships with Mammoth Lakes Recreation, Mono County, U.S. Forest Service, and the Eastern Sierra Sustainable Recreation Partnership to identify grant funded projects and programs that should be pursued.
Climate Change Vulnerability Assessment
As part of the SB1 Climate Adaptation Planning Grant awarded to the Town in 2017, The Town contracted Placeworks, Inc., to prepare a Climate Change Vulnerability Assessment.
The Vulnerability Assessment identifies and analyzes the impacts climate change poses to the Town and the specific geographic areas at risk from certain impacts. The Vulnerability Assessment informed the preparation of climate adaptation goals, policies, and objectives, as well as the development of feasible implementation measures. The adaptation strategies were adopted as part of the 2019 Public Health and Safety Element update.
This project furthers Resource Management and Conservation Element Goal R.1. of the Element, which directs the Town to “Be stewards of habitat, wildlife, fisheries, forests and vegetation resources of significant biological, ecological, aesthetic and recreational value.” The tourism-based economy of Mammoth Lakes relies on its scenic qualities and world-class recreational opportunities, and some of these assets were considered in the Vulnerability Assessment, and the Town adopted recommended adaptation strategies in order to lessen identified impacts to these resources.
Stormwater Resource Plan
The Town is an active member of the Inyo-Mono Integrated Regional Water Management Plan (IRWMP) and has a Stormwater Resource Plan (SWRP). The SWRP provides a regional prioritization of stormwater management projects that qualifies agencies for participation in Prop 1 Funding.
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Waste Management/ Recycling
In 2020, Town Council approved a new Solid Waste Franchise Agreement between the Town and Mammoth Disposal Company. The Agreement allows Mammoth Disposal to provide all solid waste collection and processing services on behalf of the Town for 20 years. This includes addressing the disposal of solid waste after the Benton Crossing Landfill closed at the end of 2022. The new Agreement provides for increased solid waste disposal services and improved recycling services for customers in Mammoth Lakes. To accommodate current and future solid waste disposal needs, Mammoth Disposal constructed a new transfer station for solid waste and a Materials Recovery Facility (MRF) for recyclables in 2023. Additional elements of the project included the reconfiguration and renovation of the existing site to accommodate the new facilities and improve circulation.
Work continued on a feasibility study for a potential biomass facility which was facilitated through a U.S. Forest Service Wood Innovations Grant.
The Town held its annual Town Clean-Up Day in June 2023. The Town provided a dropoff station for the collection of large/bulky items, metal objects, green waste, food waste, hazardous household waste, and recyclable materials. In total, 70.99 tons of waste was collected, which was a decrease from the 76.91 tons of waste material collected when Town Clean-Up Day was held in 2022.
Tree Removal Permits
Planning staff continues to implement the Town’s Tree Removal and Protection Ordinance by requiring property owners obtain a Tree Removal Permit for the removal of live trees that are 12 inches or greater in diameter at breast height. In 2023, 47 tree removal permits were processed with a small number of those permits being denied because the minimum criteria for removal was not met. The top three reasons specified on the tree removal permit requests include the removal of hazard trees, trees causing property damage, and tree removal for wildfire fuel reduction purposes.
Air Quality
The Town monitors air quality in coordination with the Great Basin Unified Air Pollution Control District (GBUAPCD). This monitoring effort focuses on particulate matter (PM10), which is primarily caused by wood burning and cinders spread on roads to increase traction during icy conditions. During the period of November 15th to March 15th, the Town monitors the air quality and when PM10 reaches certain levels in town, “no-burn” days are called, meaning that the use of fireplaces and wood stoves are prohibited for that time period.
The GBUAPCD provides the Town an annual report in May of each year that summarizes the air quality measurements recorded by the district during the monitoring period (MidMarch through Mid-March of the following year) and identifies any exceedances of the State and Federal PM10 standards. During the Mid-March 2022 through Mid-March 2023 reporting period, the Federal PM10 standard was exceeded on zero (0) days and the State PM10 standard was exceeded on eleven (11) days. All eleven of the monitored State exceedances in 2022-23 were due to local sources. There were no wildfire events in 2022- 23 which resulted in a State exceedance. The local sources causing State exceedances were determined to be construction related between June and October (2), followed by residential woodburning between December and March (9).
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An update to the Air Quality Management Plan (AQMP) was completed in 2013, and the Town continues to implement the goals and policies of that Plan. As part of the AQMP update process, the Town and the GBUAPCD requested the EPA re-designate the Town as in attainment for the federal air quality standard for particulate matter less than 10 microns (PM10). The Town had been designated non-attainment for PM10 since 1987. EPA found that the Town has met the federal standard since 2009 and the EPA formally redesignated the Town as in compliance in 2015.
In 2023, GBUAPCD completed the Second 10-year Maintenance Plan for the Town of Mammoth Lakes. The federal Clean Air Act (CAA) requires that an area redesignated attainment from nonattainment status must submit a maintenance plan ensuring the Nation Ambient Air Quality Standards (NAAQS) will be met for a 10-year period following redesignation. The CAA required redesignated areas to submit a second maintenance plan to the United Stations Environmental Protection Agency eight years after the first plan has been approved in order to demonstrate continued maintenance of the NAAQS for the subsequent 10-year period.
Outdoor Lighting
Mammoth Lakes’ dark night skies are an important resource to the community and local wildlife. These starry skies continue to be preserved through the Town’s Outdoor Lighting Ordinance, which requires exterior lighting to be downward directed and shielded. This requirement significantly reduces dangerous glare for drivers and pedestrians and helps preserve the dark skies for wildlife and residents. The Town continues to require all development projects to be consistent with these lighting requirements and continues code compliance efforts to bring non-conforming fixtures into compliance with the Town’s Lighting Ordinance.
Arts, Culture, Heritage, and Natural History Element
The Arts, Culture, Heritage and Natural History Element states: “It is important that arts, culture, heritage and natural history are encouraged throughout the community.” One of the Town Council’s Strategic Priorities directs various work programs and funding to “Enhance our recreational based economy through amenity investment.” A specific objective associated with accomplishing this priority include finalizing an agreement with the Mammoth Lakes Foundation for the Mammoth Arts & Cultural Center (MACC), which the Town will construct and operate with funding to be provided through Measure U.
Measure U funds are specifically dedicated for recreation, mobility, and arts and culture.
CEQA requires a cultural resource analysis for all proposed projects. Mitigation measures are identified for each project to reduce impacts to cultural resources. The Town also complies with Senate Bill 18 and Assembly Bill 52 regarding Native American Tribal consultation.
Noise Elements
Noise is addressed in two elements of the 2007 General Plan. These elements are Noise (1997) and Community Design.
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Noise Element
A goal of the Noise Element is “To protect the citizens of the Town from the harmful and annoying effects of exposure to excessive noise.”
The Town continues to enforce the noise limits stated in Municipal Code §8.16 Noise Regulation. An update of the Noise Element and the Noise Ordinance is included on the Community and Economic Development Work Program, but a start date and funding source has not been established.
Community Design Element
A goal of the Community Design Element states, “Enhance community character by minimizing noise.”
The California Environmental Quality Act (CEQA) requires a noise analysis for all proposed development projects that are not exempt from CEQA review. Mitigation measures are identified for each project to reduce noise impacts. The Town includes these project specific mitigation measures as conditions of approval for the project to reduce noise impacts. Nuisance complaints related to noise are handled by continued enforcement through the Mammoth Lakes Police Department and the Town Code Compliance staff.
Safety Element – Public Health and Safety Element
The Public Health and Safety Element states: “The community will be comfortable and safe. Facilities that are important to a livable community will be supported, provided, and encouraged.”
In 2023, the Mammoth Lakes Police Department was awarded a grant of $51,680 from the California Off-Highway Motor Vehicle Division. The grant provides funding for winter Over Snow Vehicle patrol including the purchase of a new snowmobile and trailer.
The proliferation of e-Bikes and other modes of transportation has resulted in congestion and dangerous conditions on Town Multi-Use Pathways (MUPs), sidewalks, and trails. In December 2023, the Town introduced an ordinance to govern MUPs, sidewalks, and trails with the Mammoth Lakes Police Department issuing citations and educating the public regarding the use of e-Bikes and other related modes of transportation. This ordinance will help to ensure a safer environment on MUPs, sidewalks, and trails along with providing better opportunities to educate our locals and visitors on the use of these amenities.
The Town continues to enforce building code requirements to minimize loss of life, injury, and property damage from snow, earthquakes, and fire. The Town also continues to work closely with the Mammoth Lakes Fire Protection District to review proposed development projects to ensure adequate emergency access and fire equipment access. The Town continues to respond to code compliance complaints including those related to potential safety issues. Additionally, the Town’s snow removal operations are essential to the safety, wellbeing, and daily operations of the Community. The Town’s Public Works Department prioritizes streets for snow clearing to maintain safe routes during snowstorms.
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Staff continues to enforce the Quality-of-Life Ordinance, adopted in 2015, to ensure that transient rental uses do not create adverse impacts to neighboring properties due to excessive traffic, noise, trash, and similar issues and to ensure that the number of occupants within such rental units do not exceed the design capacity of the structure or cause health and safety concerns. This ordinance requires any new transient use within a residential structure to be inspected prior to the commencement of the transient use.
The inspection verifies compliance with the standards and conditions of operation outlined in the Ordinance and ensures compliance with all applicable safety requirements.
All development project applicants are required to submit a Hazardous Waste Acknowledgement Form to disclose any hazardous materials information prior to project review and approval. In addition, the Town maintains an Emergency Operations Plan (EOP) that outlines how the Town will organize to respond to emergencies within the Town’s jurisdiction. In 2023, EOP training continued for all Town staff who have a designated roll in EOP operations.
Economy Element
The Economy Element in the 2007 General Plan is an optional Element (not required by California State Law) that states: “Mammoth Lakes’ economy is tourismbased…Mammoth Lakes’ economic sustainability is dependent upon the mountain resort, expanded employment opportunities, shoulder season and midweek occupancy, air service and many other components of the community.”
The Town Council’s Strategic Priority objective related to the economy calls for “Investment in Capital infrastructure, new investment, improvements, and maintenance.” The Town continues to track economic indicators for changes that may affect community land resources, tax base, including Transient Occupancy Tax (TOT), and employment base. In 2023, the total TOT revenue increased approximately 4.5% with record breaking TOT revenue collected during the months of January, February, March, April, May, August, September, and October. To augment TOT collections and to ensure a level playing field for TOT operators, the Town continued its TOT enforcement program and initiated 49 TOT compliance cases. Revenue collected through enforcement efforts in 2023 totaled over $397,513.
As part of the implementation of the Town Council’s Strategic Priority mentioned above, a portion of the excess TOT revenue was allocated to ensure the long-term health and resiliency of the Town by investing in the Town’s reserve funds. • The Operating Reserve (OR) Fund target is 5% of the Baseline Revenue established in the Reserve Policy at $30,000,000 ($1,500,000). The status of the fund is 100% funded to target.
• The Reserve for Economic Uncertainty (REU) target is 20% of the Baseline Revenue established in the Reserve Policy at $30,000,000 ($6,000,000). Status of this fund is 100% funded to target.
The Mammoth Lakes Tourism Business Improvement District (TBID) is a benefit assessment district that was developed to help fund marketing and sales promotion efforts for Mammoth Lakes tourism businesses. In 2023, TBID was renewed. The term of the renewed TBID will be in place for five (5) years from September 1, 2023 through August 31, 2028.
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A Commercial Cannabis Tax Ballot item was approved by Town Council on February 21, 2018, to include a measure on the June 5, 2018, General Municipal Election ballot. The approved measure read, “To fund general Town core services such as police, recreation, and road maintenance, shall an ordinance be adopted to impose a business license tax of up to 8% for cannabis retail businesses and up to 4% for all other cannabis businesses (cultivation, manufacturing, distribution, testing), to raise an estimated $99,550- $261,708 per year, levied until voters change or repeal it.” This measure passed in 2018.
A total of $131,183.00 was collected from this tax in 2023, which was an approximately 14% decrease from 2022 (<$21,241).
The Economy Element includes several implementation items that relate to Mammoth Yosemite Airport (MMH) operations, including seeking Federal funding for airport improvements, upgrading the airport terminal, updating the Airport Master Plan and working with the Federal Aviation Administration (FAA) to evaluate the development of Mammoth Yosemite Airport.
During 2023, there were two capital improvement projects constructed at the airport.
The first project was the Automated Weather Observation System (AWOS) Relocation and Upgrade project. Construction began in July 2023 and will be completed in spring of 2024. The scope of work includes relocating the AWOS from its exiting location to a new location further west near the segmented circle and upgrading the equipment. The second project was an emergency fence project to fix the damaged chain link fence surrounding the airfield that was significantly damaged during the 2022/2023 winter season. The main terminal building was remodeled by airport employees and the room that used to house TSA equipment was remodeled into a café. Starting during the 2022/2023 winter season, Advanced Air passengers were checked in at the Airport’s main terminal rather than the Fixed Based Operator terminal.
Staff worked with consultants to design the Aircraft Rescue Firefighting Vehicle (ARFF)/Snow Removal Equipment Building project. Design is still underway in 2024, and the project was renamed as the Multipurpose Building to include ARFF and SRE. Design work will continue throughout 2024 with construction anticipated in 2025.
A Request for Qualifications was published for on-call engineering and architectural services for the airport. Statements of qualifications were received, interviews were conducted, and two firms were selected to provide on-call engineering and architectural services to the airport over the next five years.
The Airport Layout Plan (ALP) was completed and accepted by the Federal Aviation Administration (FAA) on February 13, 2023. Staff continues to work with Inyo County, Mono County, Eastern Sierra Council of Governments, Mammoth Lakes Tourism, Caltrans, Federal Aviation Administration, and Hot Creek Aviation, the Airport’s Fixed Based Operator (FBO), to enhance regional air service and transportation and the Mammoth Yosemite Airport’s amenities and services.
Housing Element
Housing element law requires local governments to adequately plan to meet the existing and projected housing needs of all economic segments of the community and requires all Housing Elements meet the requirements of the California Government Code sections
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65583 and 65584. The Town’s 6th cycle Housing Element was adopted in 2019 and covers the 8-year planning period of 2019-2027.2
The following summarizes the Town's progress to achieving the programs identified in the adopted Housing Element. A complete summary of the Town's progress for each Action Item identified in the adopted Housing Element is included as Attachment 1, 2023 Mammoth Lakes Hosing Element Annual Progress Report (Table D).
Alignment with Town Council Strategic Priorities
The top Town Council Strategic Priority for 2023 directs staff to, “Expand availability and affordability of community housing.” Progress made in 2023 towards this priority and the identified objectives are summarized below:
• Complete construction on Phase 1 (81 units), complete core infrastructure and support development plans for Phase 2 and funding participation (148 units) of the Parcel.
o Due to weather delays resulting from the historic 2022/23 winter, completion of Phase 1 (The Sawyer) of the Parcel was delayed and will be completed in 2024. Significant progress on the infrastructure was made in 2023 and will be completed in 2024. In December 2023, the developer was successful in obtaining tax credit financing for the initial 76 units of Phase 2 (Kingfisher I) and construction is expected to begin in 2024.
• Implement Housing Now! Initiatives to deliver diverse housing solutions working with private sector and other agencies locally and regionally. o Town staff continued to partner with Mammoth Lakes Housing (MLH) on the Bridge Program with the goal of increasing the number of affordable units within the Town through the acquisition of existing market-rate units that are then resold at a reduced affordable price (focus is on missing-middle income households [120%-150% AMI]). As of the end of 2023, six (6) units have been acquired since November 2021 and five (5) units have been resold to income eligible households with a deed-restriction in place.
o The conversion of the Innsbruck Lodge into a rental affordable housing development began in 2023. The project is largely funded through the State Project Homekey program and is intended to assist those who are experiencing homelessness. When complete, the project will provide 16 apartments (15 affordable and 1 manager’s unit).
• Pursue implementation of sustainable funding source(s) for community housing including potential EIFD and in-lieu housing fee increases. o As a part of the moratorium on the issuance of new STR certificates, the STR Advisory Committee gave direction to pursue an increase in TOT tax that will be dedicated to housing projects and programs. The ballot measure for the TOT increase would be on the November 2024 ballot.
2 The change in the Housing Element update cycle from a 5-year cycle to an 8-year cycle was implemented by CA Senate Bill 375 (SB-375) and is intended to align land use planning for housing with land use planning for greenhouse gas reduction. The RHNA sets local housing and zoning goals to support future growth and these local goals are in turn aggregated into a region-wide Sustainable Community Strategy (SCS) to fairly allocate greenhouse gas emission reduction targets across the region. SB-375 requires consistency between the RHNA and the region-wide SCS, and the consistency is achieved through the implementation of the Regional Transportation Plan (RTP). The Mono County RTP was last updated in 2019, shortly after the adoption of the Town’s Housing Element.
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o Since 2021, Town Council has allocated approximately $19M ($8.1M in 2021, $5.7M in 2022, & $5.3M in 2023) towards various workforce housing programs and projects, including the Parcel, small-site development (e.g., 60 Joaquin PUD), the Bridge Program, and partnership projects with MLH (e.g., Access Apartments, Homekey hotel conversion).
• Collect and analyze data on short-term rental compliance with Town codes and impact on local housing market and review Town code for updates. o In October 2023, the Town Council adopted a moratorium on the issuance of new Short-Term Rental (STR) certificates in defined zoning areas within the Town. This action was in response to the significant and increasing shortage of housing that is accessible to the local workforce, along with the need to protect the health, safety and welfare that results from the lack of available and affordable housing to the local workforce and residents. As a part of the work program to analyze the impacts of STRs, the Town Council appointed an STR Advisory Committee in November 2023 to provide recommendations to the Town Council intended to alleviate some of the housing issues caused by STRs.
Progress on General Plan Action Items
• Initial planning for “The Parcel” shall be complete and ready to proceed to development and funding through the development of a community-based master plan. (Action H.1.F.1)
o The Parcel Master Plan was adopted by Town Council in January 2021. The updated Master Plan provides the framework for development. o The Town Council made a determination that the Parcel was ‘exempt surplus land’ pursuant to Government Code §54221(f)(1)(A) in April 2021, thereby allowing the Town to enter into a Disposition and Development Agreement (DDA) with the Town’s development partner for the project, Pacific West Companies, Inc (PWC).
o The building permit for Phase 1 (80 affordable units and 1 manager’s unit) was issued in May 2022.
o The parking podium and placement of the Phase 1 modular units was completed in November 2022. Additional work to weather-proof the units and complete the interior and exterior of the units continued throughout 2023 and occupancy of Phase 1 is expected in 2024.
o The initial 76 units of Phase 2 (Kingfisher I) was awarded tax credit financing in late 2023. Construction is expected to begin in summer 2024.
The Town continued to dedicate funding (including allocation of Transient Occupancy Tax monies) in support of affordable and workforce housing programs (Action H.2.A.1). In 2023, the following programs and entities were funded:
• Mammoth Lakes Housing, Inc. (MLH), operating under a contract with the Town, continued to receive funding from the Town to support their work. MLH was established by the Town in 2003 to acquire and develop reasonably priced housing for the resident worker population of Mammoth Lakes, and to manage and facilitate the ownership and rental of such housing. MLH has successfully rehabilitated and preserved numerous income-restricted housing units in coordination with the Town and other organizations such as IMACA. • The Town has committed approximately $19M of General Fund dollars towards
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housing over the past three years to the following programs and projects:
o Parcel Phases 1 (the Sawyer) and 2 (the Kingfisher)
o Bridge Program (conversion of market-rate to affordable) o Creative housing solutions (i.e., public/private partnerships, acquisition of employee housing units)
o Small-site affordable housing development projects (i.e., 60 Joaquin Rd) o MLH’s 238 Sierra Manor Road affordable housing project (11 affordable units) and Innsbruck Lodge affordable housing project (15 affordable units / 1 manager’s unit)
To assist in the inadvertent loss of deed-restricted units (Policy H.2.G), the Town and MLH achieved the following:
• The Town and MLH monitors approximately 65 deed restricted properties on an annual basis.
• The Town continues to maintains a Revolving Loan Fund (RLF) funded at $1M to assist in buying back existing deed restricted units in an effort to maintain these units and ensure no existing deed restricted units are lost.
The Town and MLH continue to pursue grant funds to support housing programs (Action H.2.A.2) and the following grant-related work was completed in 2023:
• The Town and MLH were awarded a $4.56M Homekey grant for the Innsbruck Lodge Affordable Housing project in 2022 to convert the existing hotel into 16 residential rental units, of which 15 will be affordable to households earning at or below 80% AMI. Construction began in winter 2022 and occupancy is expected in 2024.
• The Town was awarded a $3M CDBG housing rehabilitation grant and MLH was awarded a $3.4M HOME grant for the Access Apartments project. This adaptive reuse project will convert two existing commercial buildings into 11 residential rental units affordable to households earning at or below 80% AMI. MLH continued to work on value engineering efforts throughout 2023 to reduce the overall project cost and is hopeful to begin construction in 2024.
• The Town was awarded $317,184 in CDBG funding allocated by the CARES Act in 2021. The Town initially intended to use the funds for a subsistence payment program (e.g., rental, mortgage, and utility payment assistance) for those financially impacted by COVID-19; however, due to low interest in the program, the Town amended the scope of work to allow for the remaining $290,000 in funding to go towards the new public park in the Parcel. The park equipment was ordered in 2023 and will be installed in 2024.
• The Town applied for $500,000 in CDBG grant funding for downpayment assistance in 2022 and received notification of the grant award in 2023. MLH, working as the Town’s subrecipient, launched the program in late-2023. The program term is for three years.
• The Town applied for $490,000 in Permanent Local Housing Allocation (PLHA) grant funding for mortgage assistance to households earning up to 120% AMI in 2022 and received notification of the grant award in 2023. The Town, working together with MLH, will launch the program in 2024.
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• Mortgage assistance continues to be provided through the reinvestment of repaid BEGIN, CDBG, and HOME program funds.
In 2023, progress was made on the following work program items intended to increase the supply of workforce housing:
• Construction of the initial 81 units (80 of the units will qualify as affordable housing w/ AMI levels no higher than 80%) for Phase 1 of The Parcel continued in 2023 with occupancy expected in 2024. The developer was successful in being awarded tax credit financing in late-2023 for the initial 76 units in Phase 2 and will begin construction in summer 2024. Future phases will be dependent on acquisition of additional funding.
• Through the Town’s Bridge program, six (6) units have been acquired since November 2021 and five (5) units have been resold to income eligible households with a deed-restriction in place. The income restrictions on these units range from 120% -150% AMI and require occupancy by a local workforce household. • The Town continues to encourage use of SB-35 streamlining (ministerial approval of certain housing projects), SB-9 allowances (allowance for residential property owners to split a single-family lot into two lots and/or place up to two units on each residential lot), and State ADU provisions.
In order to ensure accessibility and the provision of equal housing opportunities for all persons, the following was implemented and/or continued in 2023:
• MLH has established a relationship with Bishop Indian Legal Aid services to assist tenants and respond to substandard housing complaints and has setup a legal aid remote workstation in the MLH office. The Town’s Code Compliance Officer aids in investigating substandard housing complaints. (Action H.2.E.1; Action H.5.C.1) • The Town continues to process applications at no cost to the applicants for Reasonable Accommodation to provide appropriate relief from development standards to might create a barrier to providing housing for a disabled or special needs person. (Action H.1.E.3)
• The Town requires that all new developments and rehabilitations of housing units meet the requirements of Title 24 of the California Code of Regulations (Building Code). (Action H.6.B.1)
• MLH and the Town continue to maintain information regarding fair housing practices on their websites and in the offices. (Action H.5.B.1) Additional 2023 housing related highlights:
• The Town continues to implement the mitigation requirements of the Housing Ordinance and the Town collected approximately $195,000 in Housing Impact Mitigation Fees from the issuance of building permits for 21 residential units, 6 lodging rooms, and 2 service/retail permits.
• The Town and MLH continue to monitor the annual apartment vacancy rate and enforce its condominium-conversion requirements pursuant to Municipal Code Section 17.52.110. Due to the ongoing low apartment vacancy rate (less than 1%), no condominium conversions have taken place in at least the last five years.
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REGIONAL HOUSING NEEDS
Table 1 summarizes the Town's progress towards meeting the Town’s share of the Regional Housing Needs Allocation (RHNA) for the 2019-2027 Housing Element period.
Table 1: 2019-2027 Progress to Meeting RHNA 1
Year
Constructed/Restricted
Extremely
Low
Very
Low Low Moderate AboveModerate
RHNA 2019-2027 13 13 30 34 65
2019 0 0 0 0 232
2020 0 0 0 0 612
2021 0 0 0 0 422
2022 8 8 64 0 462
2023 2 0 13 0 262
Total 10 8 77 0 198
Total Remaining by
Income Level
3 7 0
(47 units
over the
allocation)
34 0
(133 units
over the
allocation)
1 The State relies on the number of building permits issued, rather than the number of permits completed, to demonstrate progress in meeting the jurisdiction’s share of the RHNA for the planning period.
2 In years 2019-2023, all of the Above Moderate units permitted were non-deed restricted market rate units.
Over the course of 2022 and 2023, the Town made substantial progress towards meeting the Town’s share of the RHNA for the lower income levels with building permits being issued for the first phase of the Parcel development (80 affordable rental units) and the Innsbruck Lodge Homekey project (15 affordable rental units). The units in both of those projects will target households earning between the extremely-low to low AMI levels However, additional efforts will need to focus on the production of housing for moderateincome residents, in order to achieve the Town's fair share of the regional housing needs.
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GOVERNMENTAL CONSTRAINTS TO
AFFORDABLE HOUSING
The Housing Element is required to analyze and identify potential government constraints to the production of affordable housing, and where possible, identify programs that will help to lessen these constraints. Examples of such constraints are government-imposed fees that contribute to the overall cost of housing production, development standards that make it more difficult or costly to develop, or review processes that add time and cost to housing development proposals.
Although some development standards, such as those for on-site parking, lot coverage, and setbacks may be more stringent than in other communities, they are appropriate in the town’s local context, particularly the need to deal with large amounts of snowfall.
The analysis of government constraints found that the Town’s permitting, development review, and fees represent actual staff costs and time to process applications and are not unduly restrictive to new residential development. The Town undertook a review of its development impact fees, including housing mitigation in-lieu fees, and as a result lowered fees substantially in 2015. Work began in 2021 on a new Housing Nexus Study and Development Impact Fee study and is expected to be completed in 2024.
The Town of Mammoth Lakes has a Reasonable Accommodation ordinance to help facilitate the construction of special facilities or features for persons with disabilities. The Community and Economic Development Division is committed to reviewing and processing applications for Reasonable Accommodation, at no cost, to provide appropriate relief from development standards that might create a barrier to providing housing for a disabled or special needs person.
Related to the elimination or reduction of government constraints to the production of affordable housing, the Town has completed the following zoning code amendments in recent years aimed at achieving this objective:
• The Town Council adopted an urgency ordinance in 2019 making amendments to the Municipal Code standards for Secondary Dwelling Units (“accessory dwelling units” or “ADUs”) to bring the Zoning Code into compliance with the State ADU laws. This amendment to the Zoning Code reduced governmental constraints applicable to building ADUs by further limiting certain development standards and approval requirements. Staff initiated a subsequent amendment in 2020 to the Town’s ADUs regulations with the goal of further reducing governmental constraints and improving the clarity and usability of the ADU regulations. This amendment was completed in 2021.
• Town staff completed an update to the Town Density Bonus Program in 2020, which included modifications to the General Plan and Zoning Code. Amendments to the Zoning Code regulations included implementing the revised Town Density Bonus Program and allowing for multi-family residential projects to obtain proportionately greater density bonuses in exchange for deed restricting a greater percentage of the base density units, up to a maximum of twice the base density.
This program update reduces governmental constraints by allowing for greater flexibility in the use of the Town density bonus and an allowance for smaller projects to qualify for the program. The minimum project size prior to the update
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ANNUAL PLANNING REPORT
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2023 Annual Planning Activities Report Page 32 of 35
required a base density of at least five-units and the updated minimum project size allows for projects with a base density of at least two-units to qualify. • The Town initiated a zoning code amendment to implement Senate Bill 9 (SB 9) in December 2021. SB 9 requires local agencies consider certain proposed twounit projects and lot splits ministerially and allows residential property owners to split a single-family lot into two lots and place up to two units on each resulting lot. SB 9 was signed into law in September 2021 and became effective on January 1, 2022. The Town adopted an urgency ordinance in January 2022 to implement development standards related to SB 9. This amendment to implement SB 9 standards is intended to reduce governmental constraints applicable to building residential units by eliminating and/or reducing certain development standards (e.g., setbacks, density, parking, lot coverage, and height) and approval requirements (e.g., ministerial approval of urban lot splits).
Programs identified in the 2019-2027 Housing Element to reduce governmental constraints to housing production include:
• Policy H.4.A. Periodically review and update permit and development fees to ensure that they appropriately reflect the cost of processing applications and providing services to new development, without unduly increasing costs to build housing. The Town is required to conduct annual reviews of development impact fee expenditures, and has a goal of updating the development impact fees every five years.
• Policy H.4.B. Consider reduction or waiver of permit and development impact fees for projects that dedicate some or all of their units to affordable housing.
Consider waiving development impact fees only when significant impacts (e.g. circulation) can be avoided.
o Action H.4.B.1. Consider changes to the Development Impact Fee schedule to reduce or eliminate fees for developments in which at least five percent of units are affordable to extremely low-income households. To be eligible for reduced or waived fee, the units shall be affordable by affordability covenant. The waiving or reduction of service mitigation fees may also be considered when an alternative funding source is identified to pay these fees.
• Policy H.4.C. Ensure that the Zoning Code continues to meet State Law requirements and does not unduly restrict certain types of housing to be developed. The Town regularly reviews and updates to the Zoning Code to incorporate mandates and other appropriate revisions.
• Policy H.4.D. Continue to allow accessory dwelling units by right in all residential zones.
o Action H.4.D.1. Accessory dwelling units (ADU) can be an affordable housing option and can help meet the needs of many residents in the Town.
To ensure consistency with state law (Assembly Bill 2299/Senate Bill 1069 and Assembly Bill 494/Senate Bill 229) and implement community goals, the Town shall review standards and revise as necessary to facilitate the development of ADUs.
o Action H.4.D.2. Promote development of accessory dwelling units (ADU) by increasing awareness regarding the ability to create accessory dwelling units on single-family residential properties, exploring variances (e.g. side
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2023 Annual Planning Activities Report Page 33 of 35
yard setbacks) to make it easier to fit ADUs on some lots, and establishing a goal for a desired number of ADUs to be built. The Town will also offer incentives to develop ADUs in exchange for long-term rental contracts. • Policy H.4.E. Periodically review and update Town codes, ordinances, fee programs and procedures to ensure that they do not unduly constrain housing development, while ensuring development impacts are adequately mitigated through development impact fees and/or other appropriate measure(s). o Action H.4.E.1. Continue to monitor the Town’s DIF ordinance to assure that impact fees do not create an economic impediment that deters construction of housing needed to meet the Town’s Regional Housing Needs Allocation or workforce housing objectives. If an economic impediment is discovered, Council will take appropriate actions to mitigate it.
o Action H.4.E.2. To address constraints to the availability of long-term rental housing associated with short-term rentals the Town will establish a program identifying methods to mitigate the issue. Components of the program may include waiving fees for illegal short-term rentals owners who commit to restricting their properties as long-term rentals, creating an impact fee levied on short-term rentals that would go towards preserving or creating long-term rental housing, and conducting a nexus study to further study how short-term rentals are impacting the rest of the housing market.
• Policy H.4.F. Prioritize workforce and affordable housing when considering future development proposals relative to Town policies that limit overall population growth.
Additional information on the Town’s progress towards implementing the above-described policies and actions related to governmental constraints to affordable housing is included in Attachment 1, 2023 Mammoth Lakes Hosing Element Annual Progress Report.
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January 1 – December 31, 2023
2023 Annual Planning Activities Report Page 34 of 35
PLANNING APPLICATIONS
The following table summarizes the status of planning applications as of December 31, 2023. A detailed list of application requests is attached to this report (Attachment 2).
Table 2: 2023 Planning Applications
Table 1
Application Types Requests Approved3 Denied In Process
General Plan Amendments (GPA) 0 0 0 1
District Zoning Amendments (DZA) 0 0 0 1
Zoning Code Amendments (ZCA) 3 1 0 2
Use Permit Applications (UPA) 2 1 0 1
Tentative Tract Maps (TTM) 3 1 0 2
Tentative Parcel Maps (TPM) 0 0 0 0
Variances (VAR) 1 0 0 1
Design Reviews (DR) 6 5 0 4
Administrative Design Review (ADR) 4 5 0 1
Lot Line Adjustments (LLA) 1 1 0 0
Concept Reviews (CR) 1 NA NA 0
Adjustments (ADJ) 4 5 0 1
Administrative Permits (AP) 3 3 0 0
Time Extension Requests (TER) 0 0 0 0
Land Donations 0 0 0 0
Building Permits (BP) 950 922 NA NA
Code Compliance Cases (CC) 171 NA NA NA
TOT Compliance Cases 49 NA NA NA
Sign Permits (SP) 16 16 0 0
Master Sign Plans (MSP) 1 0 0 1
Tree Removal Permits (TRP) 47 47 0 0
Outdoor Sales Permit (OS) 0 0 0 0
Business Tax Certificates (BTC) 337 326 NA NA
Film Permits (FP) 7 7 0 0
3 Approved list includes projects from previous years approved in 2023 by the Director, Planning and Economic Development Commission, or Town Council
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January 1 – December 31, 2023
2023 Annual Planning Activities Report Page 35 of 35
LOOK AHEAD - MAJOR PROJECTS IN 2024
The Town of Mammoth Lakes anticipates a busy 2024 completing significant work programs and projects that will further implement the 2007 General Plan and anticipated projects include:
• Process entitlements and the environmental review for the Main Lodge redevelopment project. This multi-year effort will continue in 2024. • Various hotel entitlement projects within the Commercial zones and North Village Specific Plan (NVSP) area.
• Complete the Parcel Phase 1, which will include 81 units (80 affordable, 1 manager) of housing, childcare space for up to 34 children, community space, and a 0.8-acre park, and begin development of the Parcel Phase II, which will include up to 148 units (funding dependent).
• Continue planning the Mammoth Lakes Foundation (MLF) site. Potential uses on the site include a snow pit, child-care facility, dog park, housing, a performing arts center, and parking.
• Continue to pursue the purchase of market-rate units through the Bridge program that will then be resold as affordable deed-restricted units. • Begin construction on the four-unit residential project on the Town-owned 60 Joaquin Road site. These units will be sold at an affordable deed-restricted price. • Completion of a Housing Nexus Study and DIF Fee Study update. • Continued administration of existing housing grants (CDBG, HOME, PLHA, and BEGIN) in conjunction with MLH. The Town and MLH will continue to review and consider additional housing grant opportunities as funding becomes available. • Launch the Certified Property Program to implement a new approach to the management of STRs that will provide enhanced oversight intended to address various quality of life issues related to STRs. The launch of this program and the associated code amendments will end the STR moratorium that was enacted in late-2023. Along with the new program, additional recommendations by the STR Advisory Committee to address the ongoing housing issues are expected to me made and implemented.
• Continued TOT Enforcement.
• Code Compliance.
• Permit Processing.
• Implementation of grant funded sidewalk and trails projects.
Attachment 2: Detailed List of Application Requests
The following summarizes the status of applications that have been submitted or approved during the period of January 1, 2023 - December 31, 2023.
A. Adjustments –
1. ADJ 22-007: 262 Hillside Drive – Allow vehicle parking the front yard setback and public right-of-way; Approved 1/25/2023
2. ADJ 22-009: 111 North Street – Allow vehicle parking in the front yard setback; Approved 5/8/2023
3. ADJ 23-001: 60 Joaquin Road – Allow vehicle parking in the front yard setback; Approved 6/14/2023
4. ADJ 23-002: 428 Ridgecrest Drive – Allow a 20% reduction of the front yard setback; Approved 6/22/2023
5. ADJ 23-003: 11 Trails End Road – Allow a 20% reduction of the street side yard setback; Approved 6/27/2023
6. ADJ 23-004: 1344 Tavern Road – Reduction to the front yard setback for new Town Civic Center; Ongoing at the end of 2023
B. Administrative Design Reviews –
1. ADR 22-003: 480 Fir Street - New single-family residence in the Bluffs Subdivision; Approved 6/15/2023
2. ADR 22-005: 64 Juniper Road – New single-family residence in the Juniper Ridge Master Plan Area; Approved 3/17/2023
3. ADR 23-001: 245 Le Verne Street - New single-family residence in the Bluffs Subdivision; Approved 8/16/2023
4. ADR 23-002: 145 Le Verne Street - New single-family residence in the Bluffs Subdivision; Ongoing at the end of 2023
5. ADR 23-003: 3293 Main Street – Re-paint permit; Approved 10/24/2023
6. ADR 23-004: 129 Center Street – Re-paint permit; Approved 11/2/2023
C. Administrative Permits –
1. AP 23-001: Café Crepe – Mobile vendor permit; Approved 3/23/2023
2. AP 23-002: 490 Commerce Circle – Allow industrial storage use with a caretaker housing unit; Approved 8/7/2023
3. AP 23-003: Mammoth Sauna Company – Mobile vendor permit; Approved 12/13/2023
D. Building Permits - A total of 950 building permits were applied for in 2023 and 922 building permits were issued .
E. Business Tax Certificates – A total of 337 business tax certificates were applied for in 2023 and 326 were approved.
F. Concept Reviews/Planning Services Review –
1. CR 23-001 – 6060 Minaret Road - Development of a five-story, resort condominium use within the North Village Specific Plan area; Completed in 2023
G. Design Review –
1. DR 22-005: 185 Sierra Park Road – Hospital parking lot improvements; Approved 2/8/2023
2. DR 22-006: 156 Commerce Drive – 1,500 square foot prefabricated structure utilized as a garage/warehouse; Approved 3/6/2023
3. DR 22-007: 1300 Airport Road – Mammoth Yosemite Airport Aircraft Rescue and Fire Fighting Equipment Building; Approved 1/10/2023
4. DR 23-001: 60 Joaquin Road – Design review of a 4-unit affordable housing project; Approved 6/14/2023
5. DR 23-002: 185 Sierra Park Road - Proposed 5,000 square foot prefabricated structure utilized as a garage/warehouse/storage space; Ongoing at the end of 2023
6. DR 23-003: 490 Commerce Circle – Design review of an industrial storage use with a caretaker housing unit; Approved 8/7/2023
7. DR 23-004: 540 Old Mammoth Road – Proposed commercial building; Ongoing at the end of 2023
8. DR 23-005: 126 Old Mammoth Road – Proposed renovation of existing Mammoth Mall; Ongoing at the end of 2023
9. DR 23-006: 1344 Tavern Road – Proposed Town Civic Center; Ongoing at the end of 2023
H. District Zoning Amendments –
1. DZA 22-001: Mammoth Mountain Main Lodge Redevelopment; Ongoing at the end of 2023
I. Film Permits – Seven (7) Film Permit applications were processed in 2023 J. General Plan Amendments –
1. GPA 22-001: Mammoth Mountain Main Lodge Redevelopment; Ongoing at the end of 2023
K. Interpretation Requests – No Interpretation Requests were processed in 2023
L. Lot Line Adjustments –
1. LLA 21-006: 1573 and 1585 Majestic Pines Drive – A lot line adjustment to merge two parcels in the Residential Single-Family Zone; Approved 12/1/2023
M. Master Sign Plans –
1. MSP 23-001: 164, 202, and 248 Old Mammoth Road – Master Sign Program for the Outbound Hotel; Ongoing at the end of 2023
N. Outdoor Sales Permits –No Outdoor Sales Permits were processed in 2023 O. Sign Permits –16 sign permits were processed in 2023 P. Tentative Tract Maps –
1. TTM 23-001: 60 Joaquin Road – 4-unit affordable housing development; Approved 6/14/2023
2. TTM 23-002: 1 Fairway Drive – Proposed condominium subdivision for lots 1-3 of final map for Snowcreek VIII; Ongoing at the end of 2023
3. TTM 23-003: 6060 Minaret Road - Development of a five-story, resort condominium use within the North Village Specific Plan area; Ongoing at the end of 2023
Q. TOT Compliance Cases- 171 TOT compliance cases were initiated in 2023 R. Tree Removal Permits – 47 tree removal permit applications were submitted in 2023. Some tree permits included multiple trees, and many trees were removed for fuel reduction purposes to provide defensible space around residences and other structures. Other trees were removed because they were dying or deemed hazardous by a certified arborist.
S. Use Permit Applications –
1. UPA 23-001: 60 Joaquin Road – Allow Town Density Bonus Program for a 4-unit affordable housing development; Approved 6/14/2023
2. UPA 23-002: 1574 Old Mammoth Road – Proposed AT&T Cell Tower; Ongoing at the end of 2023
T. Variances -
1. VAR 23-001: 13 Davison Road – Reduction of the front and rear setbacks to allow construction of a new single-family residence; Ongoing at the end of 2023
U. Zoning Code Amendments -
1. ZCA 23-001: ADU, childcare and landscaping ordinance; Approved 4/19/2023
2. ZCA 23-002: Sign ordinance update; Ongoing at the end of 2023
3. ZCA 23-003: Lodging use cleanup; Ongoing at the end of 2023
TOWN OF MAMMOTH LAKES
ANNUAL PLANNING REPORT
January 1 – December 31, 2024
Prepared by:
Town of Mammoth Lakes Community and Economic Development Department P.O. Box 1609
Mammoth Lakes, California 93546
(760) 934-3630
[email protected]
Approved by:
Rob Patterson
Town Manager
Date: May 7, 2025
INTRODUCTION AND PURPOSE
California Government Code Section 65400(a) requires local planning agencies to:
“Investigate and make recommendations to the legislative body regarding reasonable and practical means for implementing the general plan or element of the general plan, so that it will serve as an effective guide for orderly growth and development, preservation and conservation of open-space land and natural resources, and the efficient expenditure of public funds relating to the subjects addressed in the general plan.” An annual report including the following information is required to be prepared and submitted to the Mammoth Lakes Town Council, Governor’s Office of Land Use and Climate Innovation (LCI)1, and the CA Department of Housing and Community Development (HCD) each year:
1. The status of the general plan and progress in its implementation;
2. The Town’s progress in meeting its share of the regional housing needs;
3. Local efforts to remove governmental constraints to the maintenance, improvement, and development of housing; and
4. The degree to which the Town’s approved general plan complies with the State General Plan Guidelines and the date of last revision to the general plan.
In addition to the above-listed required information, the Community and Economic Development Department has included additional content in this report that is locally relevant including planning activities, programs, and permits.
The purpose of this report is to inform the Town Council and the community of Mammoth Lakes about the status of implementing the General Plan, housing issues, and development in Mammoth Lakes. The report should be used to identify what necessary adjustments, if any, should be made to further implement the General Plan in the upcoming year.
This report summarizes the planning activities for the Town of Mammoth Lakes from January 1 to December 31, 2024.
1 Effective July 1, 2024, the California Governor’s Office of Planning and Research (OPR) was renamed to the Governor’s Office of Land Use and Climate Innovation (LCI).
TABLE OF CONTENTS
Executive Summary ........................................................................................ 4 2007 General Plan .......................................................................................... 5 State General Plan Guidelines...................................................................... 5 Key Efforts and Challenges in Implementing the General Plan .......................... 6 Land Use Elements .................................................................................... 9 Land Use Element ........................................................................... 9 Community Design Element............................................................ 13 Neighborhood and District Character Element.................................... 14 Circulation Element – Mobility Element ...................................................... 14 Open Space Elements ............................................................................. 18 Conservation Elements............................................................................ 22 Resource Management and Conservation Element.............................. 22 Arts, Culture, Heritage and Natural History Element........................... 25 Noise Elements ...................................................................................... 26 Noise Element .............................................................................. 26 Community Design Element............................................................ 26 Safety Element – Public Health and Safety Element..................................... 26 Economy Element................................................................................... 27 Housing Element .................................................................................... 28 Regional Housing Needs ............................................................................... 34 Governmental Constraints to Affordable Housing ......................................... 35 Planning Applications ................................................................................... 38 Look Ahead – Major Projects in 2025 ............................................................ 39
ATTACHMENTS
1. 2024 Mammoth Lakes Housing Element Annual Progress Report – Table D
2. Detailed List of Planning Applications
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ANNUAL PLANNING REPORT
January 1 – December 31, 2024
2024 Annual Planning Activities Report Page 4 of 39
EXECUTIVE SUMMARY
The Town of Mammoth Lakes 2024 Annual Planning Report was prepared by the Town of Mammoth Lakes Community and Economic Development Department in accordance with California Government Code Section 65400. This report was presented to and accepted by the Mammoth Lakes Town Council on May 7, 2025. The 2024 Annual Housing Element Progress Report (Attachment 1) was previously submitted to the State Department of Housing and Community Development (HCD) and the Governor’s Office of Land Use and Climate Innovation (LCI) on April 1, 2025.2
This report summarizes the measures and actions associated with the implementation of the Town’s General Plan elements with specific reference to each of the individual elements required by State law. These elements include Land Use, Circulation, Conservation, Open Space, Noise, Safety, and Housing. The Town’s General Plan addresses all the required elements and includes several optional elements that address specialized local objectives and priorities. The organization of the Town’s General Plan elements differ slightly from the State’s standard in how they are titled and organized.
During the 2024 planning period, the Town continued to make progress towards implementation of the General Plan through the completion of long-range planning projects that carried over from 2023, and work on both long-range and current projects that were initiated in 2024.
In December 2023, the Town Council established the 2024 Council strategic priorities and key objectives for the ensuing year.3 The strategic priorities build off the 2007 General Plan Vision Statement and are intended to establish and guide staff work programs to further the implementation of that vision. The strategic priorities identified during the workshop formed the basis for strategic investment and allocation of limited time and financial resources during the 2024 planning period. The four primary Strategic Priorities that were adopted, based largely upon the values identified in the 2007 General Plan Community Vision Statement, are:
1. Investment in Community Focused Projects
2. Enhance Sustainability & Diversity of Local Businesses & Tourism Economy
3. Environmental Resiliency by Proactive planning and Project Implementation
4. Implementation of Enhanced and Required Municipal Services Accompanying the four strategic priorities are focused objectives that could feasibly be accomplished within the projected 12-month period. Accomplishments for the 2024 planning year are discussed throughout this report.
2 Per the Governor’s Office of Land Use and Climate Innovation (LCI) General Plan Annual Progress Report Guidance memo dated 1/30/2025, submission of the Housing Element APR to HCD counts as submission to both HCD and LCI. 3 Prior ‘Strategic Priority and Key Objective Statements’ were approved by the Town Council in 2014, 2016, 2018, 2021, and 2022.
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ANNUAL PLANNING REPORT
January 1 – December 31, 2024
2024 Annual Planning Activities Report Page 5 of 39
2007 GENERAL PLAN
State General Plan Guidelines
The Town of Mammoth Lakes General Plan was last comprehensively updated in 2007, and includes eleven elements that guide development, conservation, and land uses within the Town. The elements of the General Plan encompass the seven elements required by State law, as well as several optional elements adopted by the Town to address issues of local importance and concern. The eleven elements of the Town's General Plan, along with name references to the State required elements, are:
1. Economy (Optional)
2. Arts, Culture, Heritage and Natural History (Optional)
3. Community Design (Optional)
4. Neighborhood and District Character (Optional)
5. Land Use (State Required Element: Land Use)
6. Mobility (State Required Element: Circulation)
7. Parks, Open Space and Recreation (State Required Element: Open Space)
8. Resource Management and Conservation (State Required Element: Conservation / Open Space)
9. Public Health and Safety (State Required Element: Safety)
10. Housing (State Required Element: Housing)
11. Noise (State Required Element: Noise)
The 2007 Town of Mammoth Lakes General Plan did not include updates to the Housing, Parks and Recreation, or Noise Elements. The status of those elements is described below:
• The Parks and Recreation Master Plan (PRMP) was comprehensively updated in 2012 (GPA 12-001), thereby replacing the previous 1990 Parks and Recreation Element. A comprehensive update of the PRMP is scheduled to begin in 2025. • The Mobility Element was comprehensively updated in 2016 (GPA 15-002), thereby replacing the 2007 Mobility Element.
• The Housing Element is comprehensively updated on a schedule established by the State and the following updates have occurred since 2007 covering the specified planning periods:
o 2007-2014 Housing Element (GPA 10-002)
o 2014-2019 Housing Element (GPA 13-002)
o 2014-2019 Housing Element Amendment (GPA 15-001)
o 2019-2027 Housing Element (GPA 19-001)
• The Public Health and Safety Element was comprehensively updated in 2019 to address wildfire hazards and incorporate climate adaptation strategies (GPA 19- 001).
• The Noise Element (1997) is still in effect and will be updated when feasible (GPA 97-2).
In addition to the above comprehensive updates, the Town Council has made several policy decisions regarding implementation and resulting in minor amendments to the
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ANNUAL PLANNING REPORT
January 1 – December 31, 2024
2024 Annual Planning Activities Report Page 6 of 39
General Plan. These include: (1) the 2009 PAOT/PIEC Policy; (2) the 2009 adjustment to the Urban Growth Boundary in response to the adoption of the Snowcreek Master Plan Update 2007; (3) the 2014 Zoning Code Update; (4) the 2014 elimination of the CBIZ Policy; (5) the 2016 updates to the General Plan and Zoning Code to implement a floor area ratio (FAR) standard and update the General Plan Mobility Element; (6) the 2017 General Plan Amendment to increase the allowed uses in the Institutional Public (IP) land use designation to allow for a wider range of housing uses to support the allowed institutional uses (e.g., schools, college, hospital, government agencies, etc.) and to allow for the proposed Mammoth Arts and Cultural Center and Wounded Warrior Center projects to be located on properties owned by Mammoth Lakes Foundation; and (7) the 2020 General Plan Amendment to implement the Town Density Bonus Program to encourage the development of workforce housing.
A summary of all the General Plan Amendments that have been approved since 2007 is available here: https://www.townofmammothlakes.ca.gov/DocumentCenter/View/9571.
Key Efforts and Challenges in Implementing the General Plan The following key efforts were accomplished in 2024 to implement the General Plan:
• The Town Council adopted the 2024 Strategic Priorities and Key Objectives in December 2023 to identify the focus areas for the upcoming year. The priorities and objectives build off of the General Plan Vision Statement and placed an emphasis on “Investing in our Community Quality of Life through Economic, Environmental, and Financial Sustainability.”
• Since 2021, Town Council has allocated approximately $24M ($8.1M in 2021, $5.7M in 2022, $5.3M in 2023, & $4.8M in 2024) towards various workforce housing programs and projects, including the Parcel, small-site development (e.g., 60 Joaquin PUD), the Bridge Program, and partnership projects with Eastern Sierra Community Housing (ESCH) (e.g., Access Apartments, Homekey hotel conversion).
• The voters passed Measure L in the November 2024 election to increase the TOT tax by two percentage points (raised to 15%). The ballot measure was passed as a General Tax; however, in January 2025 the Town Council committed 100% of the increased TOT revenue to housing projects and programs. The increase became effective in January 2025 and is estimated to raise ~$2.5M annually. The increase will sunset after 10 years, unless extended by the voters. • The Sawyer, or Phase I of The Parcel, was completed in summer 2024 and the 81 units were fully occupied in December 2024. All the units, with the exception of the manager’s unit, are occupied by local households earning between 30% - 80% AMI (equates to $23,000 - $60,000 for a household of 2). The childcare space, community space and 0.8-acre park were also completed as part of Phase 1.
Grading and site work for Phase II (the Kingfisher) began in summer 2024 and will provide an additional 76 affordable rental units when completed. The Town celebrated a ribbon cutting at the Sawyer and Parcel Park and a groundbreaking for the Kingfisher in August 2024.
• Town staff continued to partner with Eastern Sierra Community Housing (ESCH) (formerly Mammoth Lakes Housing) on the Bridge Program with the goal of increasing the number of affordable units within the Town through the acquisition of existing market-rate units that are then resold at a reduced affordable price
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ANNUAL PLANNING REPORT
January 1 – December 31, 2024
2024 Annual Planning Activities Report Page 7 of 39
(focus is on missing-middle income households [120%-150% AMI]). Five (5) additional units were acquired in 2024 and three (3) were sold, bringing the total number sold to eight (8) units.
• The Town’s initial small-site development project located at 60 Joaquin Road was largely completed in 2024. The project includes the development of two duplex structures containing a total of four residential units that will be ‘for sale’ units available to households earning up to 150% AMI. The units are expected to be listed for sale in early 2025.
• The conversion of the Innsbruck Lodge into a rental affordable housing development began in 2023. The project is largely funded through the State Project Homekey program and is intended to assist those who are experiencing homelessness. When complete, the project will provide 16 apartments (15 affordable and 1 manager’s unit). ESCH is the developer, owner, and future operator of the project. Six of the units were completed in May 2024 and the remaining units will be completed in early 2025.
• ESCH’s Access Apartments project began construction in July 2024. The adaptive reuse project will convert two existing commercial buildings into 13 affordable apartments. The project was awarded additional funding from the Town and the State CDBG program in 2024, which allowed for ESCH to forgo the previously awarded HOME grant. This allowed the project to target higher AMIs and six of the 13 apartments will be available to households earning up to 120% AMI, while the remaining units will be available to households earning up to 80% AMI. • The Town launched a -year pilot program in July 2024 with Placemate to operate the Lease to Locals program. The programs aims to connect tenants with property owners who wish to lease their properties on a seasonal (5-11 months) to longterm (12+ months) basis in exchange for a financial incentive from the Town. The incentive is in addition to the rental revenue that the owner will collect. • Work continued on the Main Lodge Redevelopment project which encompasses a complete redevelopment of the Main Lodge ski area facilities. This is anticipated to be a multi-year process. Work completed in 2024 focused on the environmental review (CEQA and NEPA) and drafting of the Specific Plan. The applicant continued to work through issues related to evacuation route planning, the potential relinquishment of State Route (SR) 203, and the environmental review (CEQA/NEPA) process. Work on this project will continue in 2025 and beyond. • Phase 1 of the Community Recreation Center project was completed. This project provides an enclosed Olympic-sized ice facility in the winter (LA Kings Ice at Mammoth Lakes) and a multi-sport recreation facility in the summer (Mammoth RecZone). In the fall of 2024, the Town Council formally closed-out phase I of the CRC and awarded the Phase II contract. The Phase II improvements represent a $1.8M investment in the facility and includes facility-wide rubber flooring, new staff offices and locker/meeting room, admission counters, custom elevated bleachers for installation above the locker rooms, an ADA lift and stairs, netting, exterior lighting, and chiller sound mitigation. Work is expected to be completed in the summer of 2025.
• Development of the Mammoth Lakes Foundation (MLF) property began in 2024 while master planning for the entire site continued with land uses consisting of a dog park, child-care facility, performing arts center (MACC), parking, housing, and snow storage. The initial development phase of the MACC consisting of the
TOWN OF MAMMOTH LAKES
ANNUAL PLANNING REPORT
January 1 – December 31, 2024
2024 Annual Planning Activities Report Page 8 of 39
repurposing of the Edison Theater to support the larger MACC project, began in 2024. The larger MACC project is anticipated to begin in 2025. • Construction of the dog park began in 2023 and was officially opened by the Town Council in November 2024 with a ribbon cutting event. The total project cost was approximately $950,000, which was partially funded by a $50,000 T-Mobile grant.
The 1-acre facility provides a fenced area with separate big and small dog areas, a public restroom, and parking.
• The Main Street Landscaping project was completed in 2024. The Main Street Landscaping project included installation of irrigation facilities, light earthwork, and in-ground planting of native drought-tolerant trees and plants on both sides of Main Street between Mountain Boulevard to just east of the Main Street-Old Mammoth Road intersection. The total project cost was $735,000. • The entitlements for the new Town of Mammoth Lakes Civic Center Project located at 1344 Tavern Road were approved in February 2024. The proposed Civic Center project consists of a 2-story, 19,337 square-foot municipal office building that will serve as the new Town Administrative offices. Construction began in 2024 and is anticipated to be completed in late-2026. $1.9M in funding for the design came from the American Rescue Plan Act (ARPA) and construction of the project is being funded by municipal bonds ($27 Million).
• In 2024 the Town and Mammoth Lakes Recreation (MLR) began implementing improvements at the Sherwin Meadows Trailhead to help protect resources and provide an enhanced user experience. The creation of the new and improved Sherwin Meadows Trailhead is underway and will provide infrastructure for user groups. Restrooms, trash facilities, a bike tool station, interpretive and wayfinding signage, a bear box, a poo fairy station, and an avalanche beacon checker will all be available. The project is anticipated to be completed in 2025. • Town financially supported the Whitebark Institute of Interdisciplinary Environmental Sciences (Whitebark) to assist in the development and implementation of the initial phase of a 58,000+/- hazardous fuels reduction project referred to as the Eastern Sierra Climate and Communities Resilience Project (ESCCRP).
• The Mammoth Yosemite Airport (MMH) was nominated for both the Most Innovated Airport and Most Improved and Top General Aviation Airport at the Federal Aviation Administration (FAA) Western-Pacific Region Airports Conference in June 2024. The airport was nominated for the Most Innovated airport in the WesternPacific Region since MMH was the first to achieve compliance with Aircraft Rescue Fire Fighting (ARFF) and Polyfluoroalkyl Substances (PFAS) mitigation. • The Town’s first e-bike ordinance was signed in December 2023 and provides the Mammoth Lakes Police Department (MLPD) with the ability to enforce speeding or reckless E-bike driving on the Town MUP’s. To support e-Bike safety, the Office of Outdoor Recreation (OOR) introduced a new e-bike hosts program to engage with the eBike community and educate about biking etiquette. Six new “speed measuring devices” were installed along the MUPs along with painted stewardship and use messaging directly onto the paths.
• An ordinance was introduced in December 2023 to prohibit single-use plastic water bottles within the Town. The first phase went into effect on January 1, 2025 and prohibits the use, sales or distribution of single-use plastic water bottles of 500ml or less at Town-affiliated events. Phase 2 will go into effect on January 1, 2026
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and will prohibit any business from selling or distributing single-use plastic water bottles of 500ml or less within the Town.
• An ordinance was introduced in July 2023 to ban Styrofoam food containers in response to AB 1276 (Single-Use Foodware Accessories and Standard Condiments). The ordinance became effective on January 1, 2024 and the Town has been actively working with the business community on compliance. As of the end of 2024, the majority of businesses within the Town had stopped using Styrofoam food containers.
• In an effort to enhance public safety, the MLPD coordinated the installation of eight Automatic License Plate Recognition (ALPR) cameras throughout town. The cameras are intended to greatly assist in the response, apprehension, and investigation of criminals and can also assist in evacuation planning by capturing real-time vehicle counts.
• The moratorium on the issuance of new Short-Term Rental (STR) certificates ended in March 2024 with the introduction of a Certified Properties program. The program is a new approach to the management of STRs that will provide enhanced management intended to address various quality of life issues related to STRs.
Aside from the implementation of the Certified Properties program, the moratorium resulted in several recommendations to the Town Council from the STR Advisory Committee including: (1) a ballot tax measure to fund housing programs (e.g., Measure L); (2) a rental subsidy program (e.g., Lease to Locals); (3) a housing down payment purchase program (not yet implemented or developed); and (4) consideration of zoning changes to the RMF-2 zoning designation.
The primary challenges encountered while furthering the goals of the General Plan include:
• Competing, necessary, and unanticipated priorities, as well as State mandates influence staff time spent on approved work programs, and do not always directly align with the General Plan Implementation Program items that are typically used to gauge progress towards implementing the General Plan. Funding limitations also make it necessary to prioritize specific projects and objectives for Town work programs.
Land Use Elements
Three elements in the 2007 General Plan address land use. These elements are Land Use, Community Design, and Neighborhood and District Character.
Land Use Element
The Land Use Element states: “An overarching principle of the community is to maintain the town’s compact urban form, protect natural and outdoor recreation resources, and prevent sprawl.”
Zoning Code Updates
The Town’s Zoning Ordinance is consistent with the Land Use Element of the General Plan and it is implemented through the day-to-day application of the Zoning Ordinance. The Town’s most recent comprehensive Zoning Code Update (ZCU) was adopted in 2014.
Since that time, numerous Zoning Code Amendments have been processed. In 2024, the
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Town began working on a zoning code amendment to implement (1) recent changes in State laws for ADUs, SB-9 projects, and landscaping requirements (WELO); (2) clarify small accessory structure (i.e., shed) requirements; and (3) codify requirements for condo-hotel uses. The amendments are expected to be finalized in 2025.
Workforce Housing Development
Land Use Element Goal L.2 directs the Town to “Substantially increase housing supply available to the workforce” and Policy L.2.C states “Rehabilitate existing housing and build new housing for workforce housing.”. The 2024 Town Council Strategic Priority to “Invest in Community Focused Projects” along with the objective to “continue implementation of the Town’s Housing Now! initiative programs to deliver a mix of community housing opportunities” aligns with this General Plan Goal and Policy. The following workforce housing projects were underway in 2024, which upon completion will substantially increase the workforce housing supply. The recent Town efforts to build new housing and rehabilitate existing housing to increase the workforce housing supply resulted in a 95 unit increase in the workforce housing supply as of the end of 2024, with an additional 27 units expected to be completed in early-2025.
The Parcel
The purchase of the “Shady Rest” parcel was determined to be a near-term action strategy in the 2017 Mammoth Lakes Community Housing Action Plan (CHAP). In an effort to implement the Community Housing Action Plan and facilitate the development of workforce housing as directed in General Plan Land Use Policy L.2.C, the Town purchased the +/- 25 acre “Shady Rest” parcel and escrow closed on the property in March 2018. The CHAP defined a near-term action strategy to pursue a community process of master planning the “Shady Rest” parcel (now referred to as The Parcel). In December 2019, Town Council accepted the Preferred Conceptual Land Use Plan that proposed up to 450 affordable workforce housing units. In January 2021, the Parcel Master Plan was approved by the Town Council, which established the regulatory framework for the build-out of the 25-acre site as an affordable housing development with up to 580 workforce housing units. Following the adoption of the Master Plan, a use permit authorizing double the site’s base density (allows up to 580 units) pursuant to the Town’s density bonus provisions was approved in February 2021.
Phase 1 of the Parcel project (The Sawyer) created 81 units of workforce housing (80 affordable and 1 manager’s units) consisting of studio, 1-bedroom, 2-bedroom, and 3-bedroom units. The entitlements were approved in February 2021, grading and site work began in fall 2021, and the Phase 1 building permit was issued in 2022 with construction beginning shortly after. Construction of the Sawyer was completed in summer 2024 and the 81 units were fully occupied as of December 2024. Other components of the Phase 1 project include the street and sidewalk network for the entire project providing connections to Tavern Road, Center Street, and Chaparral Road, transit shelters, a childcare facility for up to 34 children, and a public park incorporating a new National Demonstration Site 5-12 year old playground, climbing dome, pavilion, picnic area, and a public restroom.
Phase 2 (The Kingfisher) consists of 148 units (146 affordable and 1-2 manager’s), which will be separated into two phases. Kingfisher 2.1 will consist of 76 units while Kingfisher 2.2 will have 72 units. In 2023, the Town and its development partner, Pacific West Communities, were successful in securing approximately $30M from state
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and federal funding sources to begin construction of Kingfisher 2.1. Tree removal for the entire Phase 2 site was completed in fall 2023 and construction on Kingfisher 2.1 began in summer 2024. The estimated completion date is fall 2026 and the units will be available to households earning between 30%-80% AMI. The Town’s development partner continues to pursue funding options for Kingfisher 2.2.
Phase 3 of The Parcel will be an ownership phase with approximately 50 units that will be available to households earning up to 200% AMI. Staff have been working with the developer in 2024 to refine their plans for Phase 3 and expect an entitlement application in 2025.
Small Site Development - 60 Joaquin
The Town’s initial small site development project, 60 Joaquin, began construction in 2024 and will be completed in early 2025. The project will provide four (4) workforce housing units that will be deed-restricted to households earning up to 200% AMI. An interest list for the units will be generated in early 2025 and the potential buyers of the units will be selected through a lottery process.
Innsbruck Lodge Homekey Project
The conversion of the Innsbruck Lodge into a rental affordable housing development began in 2023. When completed, it will provide 16 workforce housing apartments (15 affordable and 1 manager’s unit) consisting of studio and 1-bedroom units. Six of the units were completed in May 2024 and the remaining units will be completed in early 2025.
Access Apartments Adaptive Reuse Project
The adaptive reuse project will convert two existing commercial buildings into (13) 1- bedroom affordable rental units. Construction began in July 2024 and the target completion date is summer 2025.
Bridge Program
The Town’s Bridge program aims to convert existing market-rate housing units into deed-restricted affordable ownership units through the provision of a cash subsidy in exchange for deed-restricting the unit to the target AMI group. Since 2021, a total of eight (8) units have been deed-restricted and sold to income eligible households.
ESCH, working on behalf of the Town, are working to sell an additional four (4) units and are continuing to look for additional units to increase the supply of workforce housing.
Main Lodge Redevelopment
Following the completion of the land exchange with the USFS in 2020, Mammoth Mountain Ski Area (MMSA) began the planning process for the future redevelopment of the Main Lodge property. The project consists of the redevelopment of approximately 35 acres of privately owned land at the base of the Mammoth Mountain Ski Area Main Lodge area (land exchange parcels) and the entitlements are expected to take multiple years to complete due to the scale and complexity of the Project. After a concept review took place in 2021, preparation of the required environmental documents (CEQA and NEPA) began in 2022 and a Notice of Preparation (NOP) for the Draft Environmental Impact Report (DEIR) / Environmental Impact Statement (EIS) was released in November 2022.
Work on the joint EIR/EIS continued in 2024. The applicant is currently reviewing the scope of the project and a revised scope is expected to be submitted in 2025.
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Snowcreek VIII
The master plan for the 222-acre Snowcreek VIII development site allows for up 790 residential dwelling units, a 250 room resort hotel, 150 private residential club units, up to 75,000 square feet of non-residential uses, and an expansion of the existing 9-holw golf course into an 18-hole golf course. The Snowcreek Master Plan Update was approved in 2009 and the developer has been working to implement the project since. In addition to the Master Plan, the developer also entered into a development agreement with the Town in 2010 to vest the entitlements for the Snowcreek VIII development site and provide certain community benefits to the Town for a 20-year term.
In September 2024, the entitlement for the initial phase of development was approved to allow for a condominium subdivision (i.e., "airspace subdivision") consisting of 172 for sale condominium units in 41 building (two-, three-, four-, and six-plex buildings); however, construction has not begun.
Staff also worked on an amendment to the Snowcreek Development Agreement in 2010 to extend the term of the development agreement and provide additional community benefits for the Town. A series of workshops were held with the Town Council and Planning and Economic Development Commission related to the proposed amendment and the public hearing for the amendment is expected to occur in early-2025.
Other Large Planning Projects Submitted, Completed, or Underway in 2024 • Outbound Hotel Phase 1 (164 Old Mammoth Road): Rehabilitation of the existing Sierra Nevada Lodge and the addition of 30 resort cabin units. The project also included an Alternate Housing Mitigation Plan (AHMP) to allow the project to satisfy its affordable housing mitigation requirements by converting an existing portion of the hotel into three affordable units with seven bedrooms that will be restricted to employees of the hotel making 80% or below AMI. The project required an amendment to the Clearwater Specific Plan (CSP) to allow the interim development of the site to occur while still preserving the allowances granted to the larger Old Mammoth Place project. Entitlement submitted in November 2021 and approved in February 2022; Construction was underway in 2023 and continued into 2024 with an expected completion in Spring 2025.
• Outbound Hotel Conversion (164 Old Mammoth Road): The conversion of 20 newly constructed hotel "villas" into condominium-hotel units that may be sold individually. Submitted in October 2024.
• Town of Mammoth Lakes Civic Center (1344 Tavern Road): A 2-story, 19,337 square-foot municipal office building that will serve as the Town Administrative offices. Entitlements submitted in December 2023 and approved in April 2024.
Construction began in 2024.
• Limelight Hotel (Corner of Canyon Blvd and Lake Mary Rd): 151-room hotel and 15 for-sale residential units. Concept Review submitted in November 2020 followed by entitlement application in February 2022; Approved in May 2022; Construction was underway in 2023 and has continued through 2024 with a target completion date of fall 2025.
• Villas III (101 Callahan Way): 33-unit planned unit development within the Lodestar at Mammoth Master Plan area. Submitted in February 2021 and approved in May 2022: Construction was underway in 2023 and has continued through 2024.
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• The Outpost (126 Old Mammoth Road): Renovation of the existing 2-story Mammoth Mall building to improve the existing commercial building consisting of restaurant, retail and office uses. Submitted November 2023 and approved April 2023. Construction was underway in 2023 and continued through 2024 with expected completion in 2025.
• Rockspring (6060 Minaret Road): A 5-story Resort Condominium development with a total of 198 rooms within 118 residential condominium units. Submitted December 2023 and approved in April 2024.
• Mammoth Hospital Expansion (185 Sierra Park Road): construction of a two-story 60,788 square foot hospital wing replacement building for acute care and outpatient services. Submitted October 2024.
Urban Growth Boundary
Land Use Goal L.6 directs the Town to maintain its Urban Growth Boundary (UGB) to ensure a compact urban form, prevent sprawl, protect natural and outdoor recreational resources, and monitor development in terms of build-out in the General Plan. In Accordance with General Plan Land Use Policy L.6.E (National Forest lands that are exchanged into private ownership will be included within the UGB whether or not they are contiguous with the UGB), the Town continues to monitor and coordinate with Mammoth Mountain Ski Area (MMSA) regarding its Land Exchange with the U.S. Forest Service which was completed in March 2020.
Community Design Element
The Community Design Element states: “Our community is set within the forest; trees and the natural landscape are prominent and create a sense of scale and strong aesthetic.” The intent statement for this element states that Mammoth Lakes will develop as a village in the trees, and that development will be planned to visually connect with the natural surroundings by accentuating existing Jeffrey pine forest and manzanita/sage scrub and meadows. The Community Design Element also provides direction for the creation of public spaces and improvements to streetscapes.
Policy C.2.B. of the Community Design Element directs the Town to maximize opportunities for public spaces that support community interaction, including performance and arts spaces, and child activity centers through public-private partnerships.
One of the four Town Council Strategic Priorities for 2024 is “Investment in Community Focused Projects” and a specific objective identified under this priority is to complete community facilities to enhance programs and services including, community recreation center (CRC), performing arts venues, childcare, and parks. In accordance with this objective, the Town formally closed-out Phase I of the CRC project in the fall of 2024, and awarded the Phase II contract. The Phase II project represents a $1.8M investment in the facility and includes facility-wide rubber flooring, new staff offices and locker/meeting room, admission counters, custom elevated bleachers for installation above the locker rooms, an ADA lift and stairs, netting, exterior lighting, and chiller sound mitigation. The CRC is the major recreation amenity at Mammoth Creek Park West that includes a new mobility hub with parking for up to 118 vehicles along with electric vehicle charging stations and access to the Town’s trail and transit systems. Mammoth Creek
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Park West includes a 7,700 square foot inclusive playground and will also include a future natural play area.
The Town continued to work on the future development of the Mammoth Arts and Cultural Center (MACC) in 2024 and worked through a series of design revisions on the project to ready the project for construction in 2025.
Goal C.3. of the Community Design Element calls for the Town to provide safe and attractive public spaces, including sidewalks, trails, parks and streets. To implement the policies and actions of this element, the Town continues to work on projects that will create significant public spaces and incorporates the oversight of an Advisory Design Panel (ADP) and/or Planning and Economic Development Commission Design Committee to review site design, building massing and architecture of proposed development projects. In 2024, the Design Committee met six (6) times to review eight (8) projects.
The ADP met three (3) times to review two (2) projects.
Neighborhood and District Character Element
The Neighborhood and District Character Element states: “To enhance the unique character of Mammoth Lakes, development of individual sites and districts must be carefully planned…the community’s overall mix and composition of land uses, housing, employment, lodging and amenities should be considered in the planning of each district.” In 2024, the Town continued to apply the Town wide Neighborhood District Planning document, which integrates all the neighborhood district plans into a single comprehensive document. The Town wide document continues to facilitate the overall planning and implementation of specific policies and actions contained in the individual district plans. The comprehensive 2014 Zoning Code Update codified the recommendations of the Neighborhood District Plans into development and land use standards to facilitate implementation.
Circulation Element – Mobility Element
An update to the Mobility Element of the 2007 General Plan was adopted by Town Council in December 2016. The intent statement for the element states “The Mobility Element establishes the Town’s goals, policies, and actions necessary to achieve a progressive and comprehensive multi-modal transportation system that serves the needs of residents, employees, and visitors in a way that is connected, accessible and safe.” Public Works projects underway in 2024 that implement the Mobility Element are described below.
The Public Works and Engineering Work program for 2024 aligned with the 2024 Town Council Strategic Priority of “Investment in Community Focused Projects” and “Enhance Sustainability & Diversity of Local Businesses & Tourism Economy”. The Council’s objectives included the following:
• Implement connections and development of “mobility hubs” – including EV stations, Restrooms, & MUPs, transit, & trail connectivity with added amenities (Walk, Bike, Ride Concepts).
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• Invest in beautification of primary business frontages and supporting services (i.e., animation, parking, snow management & associated Downtown Revitalization Concepts).
Streets
The Town was awarded a federal grant to complete a Townwide Safety Action Plan (SAP).
The Plan will meet the requirements of the Safe Streets and Roads for All (SS4A) and Highway Safety Improvement Program (HSIP) programs to allow the Town to be eligible for future implementation funding for both grant programs. The purpose of this award is to improve roadway safety by significantly reducing or eliminating roadway fatalities and serious injuries through safety action plan development or projects focused on all users, including pedestrians, bicyclists, public transportation users, motorists, personal conveyance and micromobility users, and commercial vehicle operators. Work on this plan will occur in 2025.
While designing the Minaret Multi-use-path (MUP), staff and the Town’s consultant, Kimley-Horn, discussed the possibility of a roundabout at the intersection of Minaret and Meridian. The design would eliminate the generally unnecessary traffic signal and improve safety for pedestrians and golfers, and will better incorporate the future MUP. Funds have been allocated for this effort and secured. A contract to complete the design will be awarded in 2025.
The Town road crew provided stop gap and seasonal maintenance of the Town’s streets, signs, and drainage systems. This included restriping, replacement of damaged signs, and clearing the Town’s culverts and dry wells. Additionally, the Town continued replacing all street name signs with MUTCD compliant signs.
Every year Town staff completes road condition assessments of streets and MUPs throughout Town. The assessments are entered into an asset management software program known as Street Saver. Street Saver then produces results showing which roads have a high or low PCI (Pavement Condition Index). Staff use the software to run various reports and scenarios based on both PCI and available funds to prioritize which streets are the highest priority and need to receive maintenance. The results are then confirmed in the field by both Engineering and the Street Maintenance Department. During the Fall of 2023, Staff went through this process to develop the scope of work for the 2024 project, which ultimately resulted in the following segments of roads and MUPs being reconstructed in 2024:
• Kelley Road
• Silver Tip Lane
• Monterey Pine Road – from Majestic Pines Drive to Silver Tip Lane • Majestic Pines Drive – from Monterey Pine Road to NE End • Mono Street
• Dorrance Drive – From Joaquin Road to Manzanita Road
• Multi-use Paths
o Main Street North Side MUP - from 203 North of OMR to Mammoth Lakes Welcome Center
o Old Mammoth Road MUP – from Waterford Avenue to Minaret Road o Mammoth Creek Park West MUP – near the CRC
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The contract also included striping and pavement markings of all the reconstructed roads.
This is typical of such a contract, but one benefit of this scope was that it reduced the scope of work for the Public Works Road crew this summer. The road crew stripes and marks all roads every summer due to the heavy wear and tear of snow removal operations. By allowing a contractor to stripe all the roads within the scope of this project, it created opportunity for the road crew to complete several other special projects. The contracted striping and markings were completed efficiently and cost effectively.
The analysis in the fall of 2023 resulted in the following streets being selected for slurry seal treatments. The purpose of a slurry seal is to rejuvenate asphalt with bituminous material, provide a coating that protects cracks from water, and give the road a smoother, finished surface. A Type II seal uses aggregate as large as ¼” and provides enough thickness to hold up to the heavy snow removal machinery that town roads see every winter. A contract was awarded in May 2024 and work was completed on the following streets over the summer:
• Minaret Road
• Chateau Road
• Old Mammoth Road – from Minaret Road to Club Drive
• Meridian Boulevard
• Azimuth Drive
• Canyon boulevard
• Forest Trail
The Reds Meadow Road project was bid in late 2022 and awarded in January 2023 to Herback General Engineering. Due to the large winter in 2022/2023, the contractor was not able to begin working on the project until mid-summer in 2023 which resulted in there being a need to catch-up during summer 2024. To accommodate this, access restrictions were implemented throughout summer 2024 which severely limited access to weekends only. The contractor did make significant progress on the project in 2024 and it is anticipated that the project will be substantially completed in 2025.
Mobility Projects
The Town bid and awarded a contract to construct a new community dog park. An important aspect of this facility is a parking lot that supports the new dog park along with the adjacent trail head and community facilities. The free parking includes a public restroom and access to transit. This project was completed and opened to the public in 2024.
Pedestrian Facilities and Trails
Kimley-Horn, under contract by the Town, completed plans and specifications for a new MUP along the entire length of Minaret Rd. The separated 12-foot wide asphalt path will traverse Town north to south and connect existing MUP infrastructure on Lake Mary Rd and Old Mammoth Rd. The Town advanced the project by programming $3M in STIP funding to finance the construction of the project. Construction of this project will begin in 2026.
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Mammoth Lakes Recreation (MLR) was awarded a grant to complete the trail head on Sherwin Creek Rd. MLR is partnering with the Town to manage the construction contract.
The project was completed in late 2024.
A few years ago, staff began working with Caltrans on a continuation of the Lakes Basin Trail along Main Street. The new segment coined the South Main MUP would connect to the existing MUP’s at the Main Street intersections of Minaret and Callahan. Design work will start in 2025; however, construction funds have not yet been identified.
Air Service
Advanced Airlines provided flights to Mammoth Yosemite Airport (MMH) from Carlsbad (CLD) and Hawthorne - LA (HHR) during winter and summer months and United Airlines provided flights to Eastern Sierra Regional Airport (BIH) in Bishop from San Francisco (SFO) during winter and summer months and from Denver (DEN) in winter months.
Mammoth Yosemite Airport supported other aviation flights and training such as general aviation, firefighting, medivac, search and rescue, military, and utility company inspections.
During 2024, the Town completed the Automated Weather Observation System (AWOS) Relocation and Upgrade capital improvement project. Construction began in July 2023 and was substantially completed in September 2024. The scope of work included relocating the AWOS from its exiting location to a new location further west near the segmented circle and upgrading the equipment.
The airport, working with engineering consultants, made progress on updating the Pavement Maintenance Management Plan (PMMP) which will be completed in 2025. The airport received a Federal Aviation Administration (FAA) grant for the PMMP Update.
The airport received bids for the General Aviation (GA) and Terminal Area Parking Lot Reconstruction Project and received an FAA grant in August 2024. Construction of the parking lot is scheduled for spring 2025. The scope of work includes reconstruction of the existing asphalt, concrete sidewalk improvements, drainage improvements, and installation of solar lighting.
Staff worked with consultants to redesign the Multipurpose Building to include Aircraft Rescue Firefighting Vehicle (ARFF) and Snow Removal Equipment (SRE). The construction of phase I site work, including an access road and relocation of Taxiway A3, is going out to bid in spring 2025, with construction likely to occur spring of 2026. The phase II site work and the building design is planned for completion in summer of 2025 and the project will likely go out to bid early 2026.
In September 2024 the airport hosted a Statewide Medical and Health Exercise in conjunction with the airport’s Triennial Full-Scale Exercise required by the Federal Aviation Administration (FAA). The training included multi-agency collaboration, response concepts of operations, triage and tracking, medical response, medivac coordination, and firefighting. The organizations included hospitals, healthcare infrastructure, Mammoth Yosemite Airport, local fire departments and EMS, Inyo and Mono OEM, public health, and law enforcement with 166 people participating.
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The airport purchased a new tractor and mower deck to improve mowing efficiency. The new tractor and mower deck will increase the amount of area that is able to get mowed each year while freeing up staff time for additional work items, since the old mower was 5 feet wide and the new mower is 15 feet wide. The airport purchased additional snow wedge tires for snow removal equipment so that chains will not be required. Using snow wedge tires rather than chains will preserve the airfield asphalt surfaces and prevent rapid deterioration.
Staff continues to work with Inyo County, Mono County, Eastern Sierra Council of Governments, Mammoth Lakes Tourism, Caltrans, Federal Aviation Administration, and Hot Creek Aviation, the Airport’s Fixed Based Operator (FBO), to enhance regional air service and the Mammoth Yosemite Airport’s amenities and services.
Public Transit
The Town continues to contract with Eastern Sierra Transit Authority (ESTA) to provide community transit services, which are funded with committed Transient Occupancy Tax revenues and dedicated transit funding. These services provide over 15,000 service hours annually. Throughout 2023, ESTA and the town met to discuss how transit could better serve the Old Mammoth neighborhood, the future residents of the Parcel, the Community Recreation Center and improve and simplify route coverage. As a result of these efforts, a new set of routes modifying the existing purple line and establishing a new teal line using the recently constructed Woodmen turnaround were implemented. The revised route was in service for all of 2024.
Open Space Elements
Adopted by Town Council on February 1, 2012, the Parks and Recreation Master Plan (PRMP) assists in implementing the Parks and Recreation element and is the first step towards creating a system of parks and recreation facilities to serve the recreational needs of Mammoth Lakes’ residents and visitors. Specified in the PRMP, the parks and recreation vision is to “provide multi-purpose, year-round, indoor and outdoor recreation opportunities accessible to all residents and visitors.” The fundamental purpose of the Parks and Recreation Department is to deliver local residents and visitors with high-quality recreation facilities and diverse programming that promotes excitement, individual expression, exploration, pleasure, challenge and accomplishment that can lead to an improved quality of life. By providing opportunities for these interactions and connections to occur, the department is directly contributing to the development of strong families, social equity, an enriched quality of life and most importantly, a healthy and vibrant community.
2024 Strategic Priorities and Key Objectives
The evolution of the Department’s strategic priorities to a one-page format similar to the Town Councils Strategic Priorities and Key Objectives Statement in 2023 provided clear, concise and explicit direction for staff and the department. The development of the Department’s 2024 Strategic Priorities is a refinement of the 2023 Strategic Workplan that adjusts to reality, departmental accomplishments and realistic goals and objectives incorporated from the Commission, Parks and Recreation staff and the Town Manager.
Accepted by the Parks and Recreation Commission in February 2024, the Strategic Priorities and associated goals have been critical in providing clear direction for the
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delivery of the department’s vision and mission. The plan has also been beneficial in guiding the Commission’s interaction and engagement with Mammoth Lakes Recreation, the community, and Town Council as it pertains to the powers and duties of the Parks and Recreation Commission (Chapter 2.36 of the Town’s Municipal Code).
Core Strategies
The four core strategies for 2024 were as follows:
A. Maintain and Enhance the Town’s Recreation Infrastructure B. Deliver High-Quality, Innovative, and Affordable Recreation Programming C. Strengthen Organizational Systems, Structures and Operations D. Build Capacity, Teamwork and Recruit and Retain the Best.
Primary Areas of Focus
The “Core Program Areas” introduced in 2022 continue to provide intentional focus for the department in developing and delivering scalable and sustainable recreation programs aligned with the resource capacity and capabilities of the Parks and Recreation Department. They are as follows:
A. Youth Teen/Camps and Programs
B. Community Recreation Center (CRC) programs and activities C. Adult Activities
D. Facility operations and maintenance
E. Community events
NEW Community Recreation Center
Since the Community Recreation Center (CRC) officially opened to the public in November 2023, the facility has been a game changer for the community providing communitycentric recreation programs, events and activities. In its first full year of operations, the CRC welcomed over 40,000 people!
The new indoor LA Kings Ice at Mammoth Lakes realized significant growth, particularly in our established youth, co-ed adult and rapidly growing women’s hockey programs.
Curling also experienced strong participation with a sold-out league of 13 teams allowing just under 100 people to learn to curl. The highlight of the curling calendar was hosting the California Curling Championships in April 2024. It was gratifying to see the community fully embrace the facility by purchasing all the available dasherboard sponsorship spaces around the rink. The Town also welcomed the Los Angeles Department of Water and Power (LADWP), Mammoth Disposal and Snowcreek Resort as major sponsors of the CRC.
In the summer, the ice rink was transformed into a 20,000 square foot 3-court gymnasium – called the Mammoth RecZone, offering a multitude of court sports and the home of the Parks and Recreation Department summer camps. Youth and adults enjoyed playing basketball, volleyball, futsal, pickleball, arena soccer, skateboarding and indoor cricket!
In the fall of 2024, the Town Council formally closed-out Phase I of the CRC in the amount of $17,265,240 and awarded the Phase II contract. The total value of the improvements for Phase II is $1,846,413 and includes facility-wide rubber flooring, new staff offices and locker/meeting room, admission counters, custom elevated bleachers for installation
TOWN OF MAMMOTH LAKES
ANNUAL PLANNING REPORT
January 1 – December 31, 2024
2024 Annual Planning Activities Report Page 20 of 39
above the locker rooms, an ADA lift and stairs, netting, exterior lighting, and chiller sound mitigation. Work is expected to be completed in the summer of 2025.
New Park Openings!
The Town completed several park projects in 2024 with some ongoing work planned to be fully completed in the summer of 2025.
Park at the Parcel
The Park at the Parcel officially opened to the public in August 2024. The Park at the Parcel was designed to meet two community needs. The first was to build an exclusive playground for the onsite childcare facility operated by our partners, Mono County Office of Education. The second need was to build a family park in the center of town fully accessible to not only residents living at The Parcel, but the many families that live near the park. The park area is just under an acre in size and includes a playground for 2-5 year-olds enrolled in childcare, and a family park incorporating a 5-12 year old Play On!® National Demonstration Site (NDS) playground. The NDS playground includes a domed climbing net, group spinner and arch swing that combined, promote the six key elements of play: balancing, sliding, brachiating, spinning, climbing, and swinging.
A prominent feature of the park is the 20’x20’ shelter for family gatherings. An all-gender restroom is located at the entrance to the park, adjacent to the bus shelter, and incorporates a wall-mounted water fountain and bottle-filling station. Other Park elements include an open synthetic turf play area, bike racks and concrete pathways for convenient access throughout the park site. A park identification sign will soon welcome visitors to the park.
NEW Community Dog Park
The Town, partnering with the Mammoth Lakes Foundation, sited the community’s first off-leash dog park at the intersection of College Parkway and Wagon Wheel Road. The Town received a $50,000 T-Mobile grant in 2021 and previously allocated an additional $150,000 for a dog park. A 40-space parking area, restrooms and other amenities were constructed adjacent to the dog park that can also support other nearby uses including the theatre and multi-use path access. Construction began in 2023, and the Town Council officially opened the dog park in November 2024. Total project cost was approximately $950,000.
Mammoth Creek Park
To complement all the improvements made at the CRC, the Town Council allocated funding to rehabilitate Mammoth Creek Park. Improvements will include a large, prefabricated climbing boulder with fall protection, a planned 20x30 pavilion, multiple shade structures, a custom metal railing, replacement of the large grass area with irrigation (completed in 2024), and additional landscaping for screening. Mammoth Creek Park also welcomed the opening of the Capybara food truck serving authentic Argentinian cuisine.
Whitmore Track and Ball Fields
Constructed in 2012, the Whitmore Track and sports field has been incredibly popular and heavily used since it opened to the public. Between 2017 and 2021, over 194,000 recreation enthusiasts visited the Whitmore Recreation Area (a 460% increase in visits over 5 years), representing almost 13,000 unique people. The rehabilitation project