Mammoth Lakes City Council
November 5, 2025

Town Council Agenda

Wednesday, November 5, 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.

ZOOM INFORMATION
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Please type in or cut and paste in this URL to join. https://monocounty.zoom.us/s/92958002088 Or join by phone:

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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. INTRODUCTIONS

4.1 Introduce new Parks/PW Hybrid Worker Christopher Russell.

5. ADDITIONS TO THE AGENDA
Opportunity to add urgency items pursuant to Government Code Section 54954.2(b)2, if necessary.

6. REPORTS FROM COMMISSIONS AND/OR DEPARTMENTS (AS NEEDED)

7. PUBLIC PRESENTATIONS

7.1 Mono Region Broadband Plan Update presented by Scott Armstrong, Regional Broadband Coordinator.

8. STAFF PRESENTATIONS

8.1 Receive a presentation on the key findings from the Regional Housing Needs Study.

9. CONSENT AGENDA

9.1 Approve the minutes of the special meeting of October 14, 2025.

9.2 Approve the minutes of the regular meeting of October 15, 2025.

9.3 Adopt the resolution approving an updated Vehicle Use Policy for the Town of Mammoth Lakes.

9.4 Update and approval to continue emergency installation of aboveground waste oil tank at 299 Commerce Drive.

9.5 Approve the request for a Public Convenience or Necessity Letter from the Mammoth Lakes Town Council in Support of the Mammoth Mercantile’s application for a Type20, Off-Sale Beer and Wine License at 126 Old Mammoth Road, Unit 102 and authorize the Community and Economic Development Director to sign the letter documenting this determination.

9.6 Authorize letter of support for Sean Patrick Scott Scholarship Fund, which is being established to advance prehospital medical training in the Town of Mammoth Lakes.

9.7 Accept Check Register 10/9/25 in the amount of $2,134,445.48. Accept Check Register 10/15/25 in the amount of $2,660,080.32. Accept Check Register 10/16/25 in the amount of $501,496.84. Accept Check Register 10/23/25 in the amount of $280,181.10.

Accept Check Register 10/27/25 in the amount of $1,732,963.84.

10. POLICY MATTERS

10.1 Consider the request for an additional $7.2M in gap funding for the Kingfisher 2 affordable housing project at the Parcel.

10.2 Adopt a Resolution Approving the Third Amendment to the Solid Waste Services Agreement between the Town of Mammoth Lakes and Mammoth Disposal Company related to rate adjustments.

10.3 Request for Town Support to provide emergency food assistance for CalFresh recipients.

10.4 Resolution in support of Public Lands to ensure protection and proper management by our Federal Partners.

11. COUNCILMEMBER REPORTS
Informational reports from Councilmember representatives on committees, commissions, and organizations; general reports on Councilmember activities.

12. CLOSED SESSION

12.1 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 Jack Hughes, Partner with
Liebert Cassidy Whitmore, with respect to the following Employee Organizations:

Mammoth Lakes Police Officers Association.

13. ANNOUNCEMENT OF ACTION TAKEN AFTER CLOSED SESSION

14. ADJOURNMENT
The Town Council will adjourn to a regular meeting to be held on Wednesday, November 19, 2025 at 4:00 p.m.

Broadband Update
Town of Mammoth Lakes
November 5, 2025
https://ConnectedEasternSierra.net/

Overview
• Grant Program Updates
• Legacy Grant Project Awards
• Long-Term Broadband Expansion Outlook
• Website Updates (New Speed Test)

Grant Programs and Updates
• NTIA BEAD
• CPUC FFA Round 1 (Mono & Mammoth Lakes Awards)
• CPUC FFA Round 2 (Inyo Applications)
• USDA BTA
• CASF Infrastructure Account
• CASF Regional Broadband Consortia

Grants: NTIA BEAD
• NTIA Broadband Equity, Access, and Deployment Program • Last-Mile Construction
• BEAD Restructuring Policy Notice (June 6)
• Benefit of the Bargain round (July 19 – August 2)
• Final Proposal Submission Deadline: November 21
• Still “All Unserved Locations”
• Now “Least Expensive Solution”

Grants: CPUC FFA Round 1
• CPUC Federal Funding Account (Round 1)
• Last-Mile Construction
• Awards in Mono County:
• County of Mono (GSCA)
• Town of Mammoth Lakes (GSCA)
• Expected GSCA Project Completion in 2027
• $50M Loan Loss Reserve Funding Award October 17

Grants: CPUC FFA Round 2
• CPUC Federal Funding Account Round 2 (Limited Opportunity) • Last-Mile Construction
• Applications Submitted in Inyo County (11)
• Stimulus Tech (8)
• Frontier (2)
• GSCA (1)
• https://broadbandportal.cpuc.ca.gov/s/public-applications • Award Announcements Expected *October-December
*Scott’s Estimate

Grants: USDA RD BTA
• USDA Rural Development Broadband Technical Assistance • Design Work Only
• Mono County: Hammil (Completed)
• Inyo County: Furnace Creek & Park Village (Completed)

Grants: CASF Infrastructure Grant
• CASF Broadband Infrastructure Grant Account
• Last-Mile Construction
• Updated California Broadband Map – July 21
• https://broadbandmap.ca.gov/
• Grant Application Window Closes October 31, 2025
• Variable Matching Funds Requirement
• Limited Interest in Our Region

Grants: CASF Consortia Grant
• CASF Rural & Urban Regional Broadband Consortia Account • Funds the IMBC Work Plan Activities
• https://connectedeasternsierra.net/work-plan/
• Year 3 of 3: February 1, 2025 – January 31, 2026
• Expecting another 3-Year Grant Opportunity
• Application Window and Procedures Not Yet Public
• Discussions of Slightly Modified Program Objectives

Legacy Grant Project Awards
• Connect America Fund Phase II
• Rural Digital Opportunity Fund

Legacy Grants: CAF II
• FCC Connect America Fund Phase II
• Funded with 25Mbps/3Mbps Service Requirement
• Project Areas Funded by CAF II are Not Eligible for BEAD • 10-Year Program, Awards in 2018
• Geolinks & Viasat Project Areas

Legacy Grants: RDOF
• FCC Rural Digital Opportunity Fund
• Funded with 25Mbps/3Mbps Service Requirement
• Project Areas Funded by RDOF are Not Eligible for BEAD • 10-Year Program, Awards in 2018 & 2019
• Frontier Project Areas Only

Broadband Expansion Outlook
• FCC Notice July 17, 2025:
• Solicit Comments on Continued Use of 100Mbps/20Mbps Benchmark • Abolish long-term goal of 1Gbps/500Mbps Benchmark
• Continue to use FCC BDC as the Primary Data Source
• https://docs.fcc.gov/public/attachments/DOC-413059A1.pdf • Online Innovation Requires Reliable Broadband
• Reliable, Symmetrical Gigabit Service should be the Goal • Will Need Additional Broadband Expansion Iterations

IMBC Website Updates
• New-New IMBC Speed Test
• Broadband Needs Estimator

Website: New Speed Test
• Allows Capture of Regional Speed Test Results
• Includes Optional Survey Questions
https://connectedeasternsierra.net/speed/

Website: Broadband Estimator
• Updated Intuitive Layout
• Incorporates the M-Lab Speed Test
https://connectedeasternsierra.net/get-connected/

Questions & Discussion

Links to Highlight
• CPUC Federal Funding Account
• https://www.cpuc.ca.gov/industries-and-topics/internet-andphone/broadband-implementation-for-california/last-mile-federalfunding-account • California BEAD Program
• https://www.cpuc.ca.gov/beadprogram/
• California Broadband for All
• https://broadbandforall.cdt.ca.gov/
• Middle-Mile Broadband Initiative
• https://middle-mile-broadband-initiative.cdt.ca.gov/

Acronyms
• BEAD – Broadband Equity, Access, and Deployment
• CAF II – Connect America Fund Phase II
• CASF – California Advance Services Fund (CPUC)
• CBC – California Broadband Cooperative, Digital 395
• CDT – California Department of Technology
• CPUC – California Public Utilities Commissions
• FCC – Federal Communications Commission
• FFA – CPUC Federal Funding Account
• GSCA – Golden State Connect Authority JPA (RCRC)
• GSN – Golden State Net, MMBI Network Administrator
• IMBC – Inyo-Mono Broadband Consortium
• JPA – Joint Powers Authority
• MMBI – Middle-Mile Broadband Initiative
• MMBN – Middle-Mile Broadband Network
• NTIA – National Telecommunications & Information
Administration
• RCRC – Rural County Representatives of California
• RDOF – Rural Digital Opportunity Fund
• USDA RD – US Department of Agriculture Rural
Development

Mammoth Lakes Town Council
Agenda Action Sheet
Title: Receive a presentation on the key findings from the Regional Housing Needs Study Council Meeting Date: 11/5/2025
Prepared by: Nolan Bobroff, Community & Economic Development Director Marcus Sproll, Housing Manager
Recommended Motion: This is an informational only item. Town Council can discuss and ask questions to the consultant, BAE Urban Economics, and staff.

Summary: The Town of Mammoth Lakes, Mono County, City of Bishop, and Inyo County have partnered together to complete a Regional Housing Needs Assessment and Housing Action Plan (Report) with the goal of creating a clearer picture of the Eastern Sierra’s current regional housing needs and to guide future housing decisions. The Housing Needs Assessment has largely been completed and the consultant is working on the final report. This presentation will provide information on the preliminary key findings and provide information at both the regional and local – Mammoth Lakes – levels. The presentation will focus on the following topics areas:

1. Socioeconomic trends

2. Housing Market Conditions

3. Employee-Employer Survey Results

4. Housing Needs Model Output
Work began on the Report in January 2025 and has included two public workshops, an extensive survey targeting residents and employers, key stakeholder interviews, and an in-depth analysis of available data (census, USPS, etc).

The final Housing Needs Assessment report will be brought to Town Council for acceptance in early 2026.

Attachments:

1. Housing Needs Study Presentation

bae urban economics

HOUSING NEEDS STUDY

FOR THE EASTERN SIERRA
Town of Mammoth Lakes
November 5, 2025

AGENDA

1. Purpose and Approach

2. Summary of Key findings
a. Socioeconomic Trends
b. Housing Market Conditions
c. Employee-Employer Surveys
d. Housing Needs Model Outputs

3. Next Steps - Planning for Action

COLLECTIVE HOUSING

COMMITTEE (CHC)
Contact List
escog.ca.gov/housing-needs
Regional coalition of local governments
Eastern Sierra Council of Gov’ts – Elaine Kabala
Mono County – Sandra Moberly
Town of Mammoth Lakes – Nolan Bobroff
Inyo County – Meaghan McCamman
City of Bishop – Anastasiia Budnyk
Supported by two consulting firms
SMR Development – Shellan Rodriguez
BAE Urban Economics – Aaron Nousaine

APPROACH
Phase 1 – Needs Assessment
Assess housing needs using data, analysis and outreach
Evaluate and validate the available data
Administer resident/employee and employer surveys
Prepare quantitative housing needs model
Confirm/present key findings through outreach
Phase 2 – Action Planning
Confirm/present key findings through outreach
Strategically identify policies, programs, and actions
We Are here!

PRELIMINARY FINDINGS
Study Area
Socioeconomic Trends
Market Conditions
Survey Results
Housing Needs Model

EASTERN SIERRA
REGION
 Eastern Sierra Region includes  Inyo County
 Mono County
 Two incorporated places  City of Bishop
 Town of Mammoth Lakes
 Census Designated Places  Inyo County – 18
 Mono County - 10
 Federally Recognized Tribes  Big Pine Paiute Tribe of the Owens Valley  Bishop Tribe
 Timbi-Sha Shoshone Tribe
 For Independence Community of Paiute
 Lone Pine
 Bridgeport Indian Colony
 Benton Paiute Reservation

POPULATION AND

HOUSEHOLDS
Sources: U.S. Census Bureau Decennial Census 2010 (Tables P1, P17, P42, and H3); Decennial Census 2020 (Tables P1, P5, and H1); California Department of Finance 2020 and 2024 (Table E-5); BAE 2025.

Total Population, 2024 -13%
-2%
-7%
3%
-15% -5% 5% 15%
Town of
Mammoth Lakes
City of Bishop
Mono County
Inyo County
-9%
0%
-5%
0%
-15% -5% 5% 15%
Town of
Mammoth Lakes
City of Bishop
Mono County
Inyo County
Population % Change, 2010 to 2020
Households % Change, 2010 to 2020
0 5,000
10,000
15,000
20,000
Mono County Inyo County
5,751
15,008
7,110
3,848
Unincorporated Area Incorporated City/Town
12,861
18,856

POPULATION FORECAST
Sources: California Department of Finance, Report P-2A: Total Population Projections, 2020-2070, California Counties, 2023 Baseline; BAE 2025.

Population Change, 2025 to 2035
Population % Change, 2025 to 2035
• California Department of Finance (DOF)
forecasts modest population growth statewide
• Both Inyo and Mono Counties are projected to
lose population over the next decade
• Inyo County projected to lose around 55 people
per year on average; 104 in Mono County
• The more rapid population loss in Mono County is
current interpreted to be driven by cost of living
• What is driving differences between counties?
10,000
12,000
14,000
16,000
18,000
20,000

INYO MONO
-1.5%
-1.0%
-0.5%

0.0%

INYO MONO
• Housing availability, affordability, and condition…
• Other related quality of life considerations

CHANGE IN HOUSEHOLD
TENURE
Sources: U.S. Census Bureau Decennial Census 2010 and 2020 (Tables H16 and H12); American Community Survey 2019-2023 (Table B25009); BAE, 2025.

Change in Household Tenure, ‘10 to ‘20
• Before 2020, Mono County lost both
renters and owners (more renters) • The data indicate a possible influx of new resident home buyers in more recent years • The region continued to lose renters • What effect did the pandemic have? • Are renters shifting into the ownership market or are buyers from elsewhere?
(104) (111)
(34)
51 (191) (183)
34 (54)
(250)
(200)
(150)
(100)
(50)
0 50
100
Mammoth
Lakes Mono County Bishop Inyo County
Owner-Occupied Renter-Occupied
447 591 470
195
(506)
(838)
(182) (321)
(1,000)
(500)
0 500
1,000
Mammoth
Lakes Mono County Bishop Inyo County
Owner-Occupied Renter-Occupied
Change in Household Tenure, ‘10 to ‘19-’23
• Influx of new demand, mostly higher-income…
• An influx of wealth appears a main drive…

MIGRATION PATTERNS
(MONO ONLY)
Sources: U.S. Postal Service, National Change of Address; BAE, 2023.

Change of Address Requests, In/Out, ‘19 to ‘22
• The United States Postal Service (USPS) tracks
data on change of address request • Data for 2019-2022 were collected as part of the Mammoth/Mono County short-term rental study
• Data for Inyo County are currently unavailable
• Shows large increase in relocation activity in 2020
through 2022 with a net loss of residents • Data for Mammoth shows similar trend Change of Address Requests, Net, ‘19 to ’22
(4,000)
(3,000)
(2,000)
(1,000)
0 1,000
2,000
3,000
2019 2020 2021 2022
1,079
2,479 2,025 1,828
(1,305)
(2,734) (2,830)
(3,196)
Moves In Moves Out
(1,500)
(1,000)
(500)
0 2019 2020 2021 2022
(226) (255)
(805)
(1,368)
• While unclear exactly who’s going in/out, this data
suggests notable population/household turnover.

COMMUTE FLOWS,
’17 - 21
Mono County
Inyo County
915 6,285 955
Workers
Commuting In
People that live and
work in Mono County
Workers
Commuting Out
1,540 7,335 825
Workers
Commuting In
People that live and
work in Inyo County
Workers
Commuting Out
Sources: U.S. Census Bureau, Census Transportation Planning Package (CTPP), 2017- 2021; BAE, 2025.
570
Mono To Inyo
545
Inyo To Mono
• Limited in/out commuting to/from
the Eastern Sierra Region
• 500-600 workers cross commute
between Inyo and Mono counties • Only 5% of Mono workers and 11% of Inyo workers commute in
from outside the Region
• This emphasizes the region’s
reliance on a resident workforce

HOUSING UNIT CHARACTERISTICS, 2019 TO 2023
Sources: U.S. Census Bureau American Community Survey 2019-2023 (Table B25024); BAE, 2025. 64%
48%
48%
39%
11%
45%
37%
58%
25%
6%
15%
3%
Inyo County
Mono County
Bishop
Mammoth Lakes
Single-Family Multifamily Mobile Home/Other (a)
Share of Total Housing Units
(a) Includes boats, RVs, vans, or any other non-traditional residences.

Sources: U.S. Census Bureau 2020 Decennial Census (Tables H5, H12, and H16); American Community Survey 2019-2023 (Tables B25004 and B25009); BAE, 2025.

HOUSING VACANCY
8,046
5,474
1,423
8,115
Inyo
County
Mono
County
# of Occupied Units
# of Vacant Units
Vacancy, 2020

59.7%

15.0%

Sources: American Community Survey 2019-2023 (Tables B25004 and B25009); BAE, 2025.

SEASONAL VACANCY
Seasonally Vacant Units, 2019 - 2023
60%
3%
51%
8%
Mammoth
Lakes
Bishop Mono
County
Inyo
County % of Total Units

Sources: Listsource, 2025; BAE, 2025.

HOME SALES, 2024

• BAE collected data from
conversations with
property managers,
rental listings, and local
newspapers between
January to April 2025.

MARKET RATE RENT,
2025
Average Market Rate Rent, 2025
Weighted by Unit Size
Weighted
Average
Rent (b)
Geography Studio 1-BR 2-BR 3-BR 4-BR
(a) $1,498 $1,650 $3,100 (a) $2,441 Uninc. Mono
County
$1,400 $2,800 $3,500 $3,500 $5,000 $3,273 Mammoth
Lakes
(a) (a) $1,950 $2,125 (a) $2,055 Uninc. Inyo
County
$1,500 $1,800 $2,100 $2,400 (a) $2,106 Bishop
Sources: American Community Survey 2019-2023 (Table B25042); Zillow.com, Local Property Managers, The Sheet News, The Mammoth Times, Inyo Register, The Sierra Reader, BAE, 2025.
(a) Data insufficient to evaluate market rate rent.
(b) Average rent weighted by the number of units of each unit type.

• Published by the California Department
of Housing and Community
Development (HCD) based on data
from the U.S. Department of Housing
and Urban Development (HUD).

Statutory Income Limits
• Refers to the income needed to afford
market rate housing.
• Developed by BAE.

Achievable Income Limits
• Income limits refer to
gross annual household
income as a percentage
of the area median
income adjusted by
household size. • The area median income
(AMI) is based a seven
county region including:

INCOME LIMITS
• Alpine
• Amador • Calaveras • Inyo County
• Mono County
• Tuolumne

STATUTORY AND ACHIEVABLE INCOME LIMITS,
MONO COUNTY, 2025
(a) As published by the California Department of Housing and Community Development (HCD). (b) Based on the income needed to afford a median priced housing unit. A household must earn 120 percent of AMI to afford market rate rental housing in unincorporated Mono County, or 150 percent in the Town of Mammoth Lakes. A household must earn 150 percent of AMI to purchase a median priced home in unincorporated Mono County, or 350 percent of AMI in the Town of Mammoth Lakes Sources: California Department of Housing and Community Development, 2024; BAE, 2025.

HCD Income Limits (a) 1 2 3 4 5
Acutely Low -Income (15% MFI) $12,450 $14,250 $16,000 $17,800 $19,200 Extremely Low -Income (30% MFI) $21,500 $24,550 $27,600 $32,150 $37,650 Very Low -Income (50% MFI) $35,700 $40,850 $45,900 $51,050 $55,100 Low -Income (80% MFI) $57,200 $65,400 $73,550 $81,700 $88,250 Median Income (100% MFI) $82,950 $94,800 $106,650 $118,500 $128,000 Moderate-Income (120% MFI) $99,550 $113,750 $128,000 $142,200 $153,600 Achievable Income Limits (b)
150% MFI $124,425 $142,200 $159,975 $177,750 $192,000
200% MFI $165,900 $189,600 $213,300 $237,000 $256,000
250% MFI $207,375 $237,000 $266,625 $296,250 $320,000
300% MFI $248,850 $284,400 $319,950 $355,500 $384,000
350% MFI $290,325 $331,800 $373,275 $414,750 $448,000
Mono County (Median Income $118,500)
Number of People per Household
Market Rate For-Sale,
Single-Family,
Mammoth Lakes
Market Rate For-Sale,
Uninc. Mono County Market Rate Rental,
Mammoth Lakes
Market Rate Rental,
Uninc. Mono County
Market Rate For-Sale,
Condo, Mammoth Lakes

SURVEYS RESULTS Resident-Workforce
Employers

SURVEY OUTREACH
• Administered June 2 – Aug 15
• English and Spanish language
• Outreach Channels • Press release
• Email invitations • Social media posts • Newspaper ads • Hard-copy flyers • Hard-copy mailers • Community partner outreach

RESPONSE SUMMARY
• Reasonable response rate (min 3-10% target) • 6.1% of regional households • 5.0% of Inyo County households • 7.7% of Mono County households • Representation across city/town and uninc. areas • See figure on next slide • Under representation among Spanish language
speakers and Native American tribal members
Survey Cohort Respondents
993 Resident-Workforce
Survey
Primary Residents 949
Local Workers 833
In-Commuters 22
Employer Survey 196
Sources: BAE, 2025.

Response Summary

RESPONDENT LOCATION
Sources: BAE, 2025.
0 50
100
150
200
250
300
350 Big Pine Bishop - City Limits Bishop Area – Outside … Meadow Creek Mustang Mesa Bishop Paiute Reservation Wilkerson Cartago Charleston View Darwin Furnace Creek Homewood Canyon Independence Keeler Lone Pine Olancha Pearsonville Round Valley Shoshone Starlight Tecopa Trona Valley Wells Aspen Springs Benton Bridgeport Chalfant/White Mountain… Coleville Crowley Lake June Lake Lee Vining Mammoth Lakes – Town … Mammoth Lakes – Outside … McGee Creek Mono City Paradise Sunny Slopes Swall Meadows Topaz Twin Lakes Virginia Lakes Walker Work Location Live Location

WORKER RESPONDENTS
CHARACTERISTICS • ~33% have more than one job; 7% have 3 or more • 90% of worker respondents are full-time • ~70% are generally satisfied with their current housing • 34% are actively looking for a new place to live
• 35% are (very) concerned to finding housing
• 53% are overpaying for housing; 13% pay 50% of income Sources: BAE, 2025.
5%
8%
12%
13%
13%
17%
18%
21%
22%
38%
0% 20% 40%
Became
unhoused/homeless
Lived in a nontraditional space…
Lived out of a
car/van/RV
Was forced to move
further away from…
Moved in with a friend
or family member
Took in additional room
mates to help afford…
Moved multiple times in
a short amount of time
Took on a second/third
job to help pay…
Had to give up other
necessities, or not…
None of the above
Have you experienced any of…?

• General affordability
• Good build quality/condition
• Allows pets/pet friendly
• Yard/outdoor space
• Enclosed garage/storage
• In-unit washer/dryer hookups

WORKER RESPONDENTS
PREFERENCES • In general worker households would prefer to: • Own their home (90%) versus rent (10%) • Live in a single-family home, apartment, duplex/triplex, or mobile home • Live within easy driving distance to Mammoth or Bishop • Things that worker households want in a home are: • Things that worker households want in a neighborhood are:
0 200 400 600 800
Dormitory housing
Independent senior
housing
RV, camper, van, car
Accessory dwelling
unit (ADU)/in-law unit
Mobile home
Duplex, triplex, or
fourplex
Apartment or
Condominium
Single family
home/cabin
Select the top three housing types that
you most prefer to live in.
• Save/attractive area
• Access to public open space
• Proximity to jobs/employment • Mostly full-time residents • Large lots (1/4 acre or more) • Walkable to restaurants/shops Sources: BAE, 2025.

EMPLOYER RESPONDENTS • ~80% located in the greater Bishop and Mammoth areas • ~25% in hospitality/service; ~20% in government • 63 reported jobs going unfilled during recent peak season • Ave. of 15 full-time and 8 part-time positions went unfilled • 68 expect some year-round employees to retire (next 5 years) • Ave. of 8 retirements per respondent employer • ~25 percent of employees turn over each year • Mixed outlook over the next five years • 105 expect to grow by up to ~30%; 49 expect to shrink by ~10% • ~55% would grow if workforce housing were more available • Ave. expected growth of ~23% over current levels • Greatest need for seasonal/year-round apartments rentals Response Count Percent
Significantly 55 51%
Somewhat 22 20%
Moderately 9 8%
Very little 11 10%
Not at all 11 10%
Total 108 100%
How much does housing impact your
ability to recruit and retain workers?
Sources: BAE, 2025.

WORKFORCE HOUSING

NEEDS MODEL
Resident Households
In-Commuters
Seasonal Workers
Homeless

HOUSING NEEDS
MODEL
What it is?
What it isn’t?
What it is? A rough order-of-magnitude estimation of the number and type of existing workforce households that may be in need of housing assistance of some type.

How to meet the need? The need can be met in various ways, like new construction, but also through rehabilitation and programs designed to improve affordability.

What the estimates aren’t? These estimates ARE NOT the same as the California Housing and Community Development (HCD) Regional Housing Needs Allocation (RHNA). The RHNA is based on Department of Finance population growth projection and adjusted based in a variety of State policy objectives.

How to use the estimates? A rough indication of the number of workforce households that face housing challenges by type and income. These estimates can then help to inform and monitor voluntary strategic action by local/regional actors.

HOUSING NEEDS
MODEL
Key Definitions
Resident Workforce. Working households, already residing in the region
In-Commuting Workforce. Workers who are employed in the Study Area but live elsewhere
Seasonal Workforce. Workers who work in the Study Area on a seasonal basis
Homeless Population. People living and potentially working in the Study Area without a safe, secure, consistent place to live, as observed during the 2025 Point-in-Time Count (PIT).

Unmet Need/Inadequately housed. refers to households who face 1 or more of these problems:
1) Overburdened ( > 30% of income spent on housing) 2) Overcrowded ( > 1 person per room) 3) Substandard conditions (lack plumbing or kitchen facilities) Adequately Housed: Households who do not face any of the above housing problems and/or who can afford to purchase a median price housing unit in their area.

REGIONAL HOUSING NEEDS Totals by Sub Area
Resident Workforce HHs
Inyo County: 705
Bishop: 302
Mono County: 467
Mammoth Lakes: 765
In-Commuter HHs
Inyo County: 112
Bishop: 71
Mono County: 30
Mammoth Lakes: 80
Seasonal Worker HHs
Inyo County: 89
Bishop: 34
Mono County: 169
Mammoth Lakes: 314
Homeless
Inyo County: 25
Bishop: 55
Mono County: 33
Mammoth Lakes: 11
Total, All
Inyo County: 931
Bishop: 462
Mono County: 699
Mammoth Lakes: 1,170
(a) Accounts for recently delivered of deed restricted low-income units.

Source: BAE, 2025.

HOUSING NEEDS
BRIDGE • ~33% of the need is at
80% AMI and below
• 249 units recently completed,
under const., or shovel ready
• Capacity for 140 low-income
units remaining at The Parcel • ~48% at 80-150% AM
• 6 units delivered at Access • Capacity for 80 middleincome units at The Parcel • ~19% at 150-350% • Median priced single-family
home affordable at ~350%
Sources: BAE, 2025.
• Sawyer (80) • Kingfisher (72) • Innsbruck (15) • Access Apts. (7) Unmet Housing Need by Income Bracket
Town of Mammoth Lakes

NEED BY SUBAREA
• The need is distributed
consistent with the
employed resident base
• Mammoth Lakes and
Mono County account for
~50% of the need
• Drop off in need >150%
AMI reflects affordability
of unincorporated areas • Mammoth Lakes hosts
most of the existing
income-restricted units
Unmet Housing Need by Income and Subarea
Eastern Sierra Region
Sources: BAE, 2025.
691
240
385
314
302
134
26 389
560
125 96 0
200
400
600
800
1,000
1,200
1,400
1,600
1,800
2,000
Up to 80% AMI 80%-150% AMI 150%-200% AMI 200%-350% AMI
Uninc. Inyo County
Uninc. Mono County
1,767
1,248
151

NEED BY UNIT SIZE • Assumes one person per
bedroom, plus one
• Households occupy the
smallest unit available
without overcrowding
• Significant need for
smaller units (studio, 1bd) • Smaller units are generally more cost effective to build • Some need for larger
units at lower incomes
Unmet Housing Need by Income and Unit Size,
Town of Mammoth Lakes
Sources: BAE, 2025.
117 151
43 78
129
203
91 137
47 82
36 56
0 50
100
150
200
250
300
350
400
450
500
Studio 1 Bedroom 2 Bedroom 3 Bedroom
Up to 80% of AMI
Between 80% and 150% of AMI
Between 150% and 350% of AMI
293
436
170
271

NEXT STEPS Additional Outreach
Action Planning

SCHEDULE AND NEXT STEPS
Aug. ‘25
Begin analyzing survey
responses
Complete draft housing
needs model
Prepare housing funding
gap analysis
Sept. ‘25
Finalize analysis of survey
responses
Finalize needs assessment
model
Oct.-Nov. ‘25
Workshop #3 - Present
needs assessment to
boards/councils
- Mammoth (Nov. 5)
- Bishop (Nov. 10)
- Inyo County (Nov. 18)
- Mono County (Nov. 18)
Build consensus on priority
needs
Prepare final needs
assessment report
Winter –
Spring ‘26
Workshop #4 – Review
technical analysis and
discuss priorities
Workshop #5 – Report
back on options; begin
identifying actions and
assigning responsibility
Workshop #6 –
Present/revise draft
housing action plan

QUESTIONS AND DISCUSSION
Elaine Kabala, Eastern Sierra Council of Gov’ts
[email protected]
Sandra Moberly, Mono County
[email protected]
Nolan Bobroff, Town of Mammoth Lakes
[email protected]
Meaghan McCamman, Inyo County
[email protected]
Anastasiia Budnyk, City of Bishop
[email protected]
Shellan Rodriguez, SMR Development
[email protected]
Aaron Nousaine, BAE Urban Economics
[email protected]
Surveys and
contact list
escog.ca.gov/housing-needs

Town Council of Mammoth Lakes
Minutes of Special Meeting
October 14, 2025, 4:00 p.m.

Access Apartments
238 Sierra Manor Road
Mammoth Lakes, CA 93546
Members Present: Mayor Chris Bubser, Mayor Pro Tem Amanda Rice, Councilmember Bill Sauser, Councilmember John Wentworth

Members Absent: Councilmember Brent Truax
_____________________________________________________________________

1. RIBBON CUTTING CEREMONY

1.1 Members of the Town Council will participate in a ribbon cutting ceremony for the Access Apartments project located at 238 Sierra Manor Road.

Members of the Town Council participated in the ribbon cutting ceremony at the Access Apartments.

2. ADJOURNMENT
The Council adjourned the meeting at 4:28 p.m.

Jamie Gray, Town Clerk

Town Council of Mammoth Lakes
Minutes of Regular Meeting
October 15, 2025, 3:00 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. RIBBON CUTTING CEREMONY

1.1 At 3:00 p.m. members of the Town Council will participate in a ribbon cutting ceremony at Mammoth Creek Park, 686 Old Mammoth Road.

Members of the Town Council participated in the ribbon cutting ceremony at Mammoth Creek Park.

2. CALL TO ORDER AND ROLL CALL
The Mayor called the meeting to order at 4:00 p.m. in the Council Chamber, 437 Old Mammoth Road, Suite Z, Mammoth Lakes.

3. PLEDGE OF ALLEGIANCE
Assistant to the Town Manager Pam Kobylarz led the flag salute.

4. PUBLIC COMMENTS
Dan Holler, former Town Manager, said it was exciting to see projects come to fruition.

Town Council Minutes
October 15, 2025

Brianna Goico, President and CEO of the Mammoth Lakes Chamber of Commerce, gave an update regarding current Chamber activities.

Betsy Truax, Mammoth Lakes Tourism (MLT) Vice President of Community Engagement, gave an update regarding current MLT activities.

John Eastman said that it had been two months since his recommendation to the Town Council to form a committee regarding bears and wildlife management and he asked what the status was on that.

5. ADDITIONS TO THE AGENDA
There were no additions to the agenda.

6. TOWN COUNCIL PRESENTATIONS

6.1 Recognition of Assistant to the Town Manager Pam Kobylarz for twenty years of service to the Town of Mammoth Lakes.

Town Manager Rob Patterson thanked Ms. Kobylarz for her years of service.

7. INTRODUCTIONS

7.1 Introduce new Revenue Specialist Carlotta Leina'ala Kailiawa.

Finance Director Megan Chapman and Revenue Accountant Ben Manning introduced Ms. Kailawa to the Council and the community.

7.2 Introduce new Parks/PW Hybrid Worker Christopher Russell.

This item was continued.

8. PUBLIC PRESENTATIONS

8.1 Proclamation declaring October, 2025 as Domestic Violence Prevention Month.

Mayor Bubser read the proposed proclamation.

Moved by Councilmember Bill Sauser
Seconded by Mayor Pro Tem Amanda Rice
Adopt the proclamation declaring October, 2025 as Domestic Violence Awareness Month.

Town Council Minutes
October 15, 2025

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 Town Council presented the proclamation to Yanet Lopez and Luisana Baires, Wild Iris.

9. REPORTS FROM COMMISSIONS AND/OR DEPARTMENTS (AS NEEDED) Community and Economic Development Director Nolan Bobroff gave an update regarding the Town's Lease to Locals Program. There was discussion among members of Council and staff.

Public Works Director Haislip Hayes gave an update regarding current public works activities. There was discussion among members of Council and staff.

Parks and Recreation Director Stuart Brown gave an update regarding current parks and recreation activities. There was discussion among members of Council and staff.

Town Manager Rob Patterson gave an update regarding the naming of the Mammoth Arts and Cultural Center. He showed an example of a reusable aluminum water bottle that could be used in Town at special events. There was discussion among members of Council and staff.

9.1 October 2025 Public Works Engineering CIP Update.

10. STAFF PRESENTATIONS

10.1 Certified Properties Update.

Finance Director Megan Chapman and Revenue Accountant Ben Manning outlined the information in the staff report. There was discussion among members of Council and staff.

10.2 Discuss the $7.2M funding request for Kingfisher 2 at The Parcel (Phase 2.2).

Community and Economic Development Director Nolan Bobroff outlined the information in the staff report and introduced Shellan Rodriguez, SMR Development. Ms. Rodriguez gave a presentation outlining the history of the Parcel project and the current status of the Parcel project. There was

Town Council Minutes
October 15, 2025

discussion among members of Council, Ms. Rodriguez, and Caleb Roope, The Pacific Companies.

CONSENSUS:

Town Council directed staff to bring back a policy item at the November 5th meeting to consider committing additional funding to the project.

11. CONSENT AGENDA
Moved by Councilmember John Wentworth
Seconded by Councilmember Brent Truax
Approve the Consent Agenda.

For (5): Mayor Chris Bubser, Mayor Pro Tem Amanda Rice, Councilmember Bill Sauser, Councilmember Brent Truax, and Councilmember John Wentworth Carried (5 to 0)

11.1 Approve the minutes of the regular meeting of September 17, 2025.

11.2 Accept the Project Closeout Report for Chaparral Road Extension.

11.3 Accept the Project Closeout Report for the 2025 Slurry and Fog Seal Project.

11.4 Approve signing of Audit engagement letters with Price Paige & Company for preparation of the Town of Mammoth Lakes Financial Statements and audit for Fiscal Year 2024-25.

11.5 Approve and adopt the Resolution establishing conditions of employment and benefits for limited-term employees and repeal Resolution No. 23-79.

11.6 Approve and adopt the Resolution establishing compensation schedules for limited-term employees effective October 27, 2025 and October 26, 2026, and repeal Resolution No. 23-78.

11.7 Update and approval to continue emergency installation of aboveground waste oil tank at 299 Commerce Drive.

11.8 Accept Check Register 9/11/25 in the amount of $783,013.12. Accept Check Register 9/17/25 in the amount of $2,227,648.73. Accept Check Register 9/18/25 in the amount of $836,744.61. Accept Check Register 9/25/25 in the amount of $1,839,504.60. Accept Check Register

Town Council Minutes
October 15, 2025

10/1/25 in the amount of $2,891,153.94. Accept Check Register 10/2/25 in the amount of $931,719.66.

12. PUBLIC HEARINGS

12.1 Approval of the issuance of revenue bonds by the Golden State Connect Authority to finance the construction of a high-speed fiberoptic network in certain areas of the Town.

The Mayor opened the public hearing at 6:18 p.m.

Public Works Director Haislip Hayes introduced Barbara Hayes, Chief Economic Development Officer of Rural County Representatives of California (RCRC). Ms. Hayes gave a presentation regarding the issuance of revenue bonds by the Golden State Connect Authority to finance the construction of a high-speed fiber-optic network in certain areas of the Town. There was discussion among members of Council, staff, and Ms.

Hayes.

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 John Wentworth
Make a finding that the issuance of the revenue bonds will have a significant public benefit in accordance with the criteria specified in Government Code Section 6586. Approve by resolution the issuance of the revenue bonds. Authorize the Town Manager to execute easements at 1000 Forest Trail and 2727 Meridian to permit installation of fiber-optic network infrastructure. Authorize the Town Manager to execute a MOU with Golden State Connect Authority to construct and maintain the fiber network.

For (5): Mayor Chris Bubser, Mayor Pro Tem Amanda Rice, Councilmember Bill Sauser, Councilmember Brent Truax, and Councilmember John Wentworth
Carried (5 to 0)

Town Council Minutes
October 15, 2025

13. COUNCILMEMBER REPORTS
Mayor Pro Tem Rice attended the Local Agency Formation Commission (LAFCO) meeting and the Eastern Sierra Community Housing special meeting for the Access Apartments ribbon cutting ceremony.

Councilmember Wentworth attended the Eastern Sierra Wildfire Alliance meeting, the Mammoth Lakes Tourism (MLT) destination stewardship planning meeting, the Eastern Sierra Sustainable Recreation Partnership (ESSRP) meeting, the Access Apartments ribbon cutting ceremony, and the MLT Board meeting.

Councilmember Truax noted that the federal shutdown had not had an impact on the visitor experience in Town. He praised the efforts of Wild Iris.

Councilmember Sauser met with Senator Alvarado-Gil. He attended a special Eastern Sierra Transit Authority (ESTA) Board meeting, the reception for the L.A.

Kings on their opening night, the League of California Cities conference in Long Beach, the Access Apartments ribbon cutting, and the ribbon cutting at Mammoth Creek Park today.

Councilmember Wentworth met with Senator Alvarado-Gil. He requested a future agenda item regarding a resolution in support of federal lands.

Mayor Bubser attended the Eastern Sierra Wildfire Alliance meeting, met with Senator Alvarado-Gil, attended the ESTA special meeting, and spoke with senate staff regarding the government shutdown.

14. ADJOURNMENT
The Council adjourned the meeting at 6:57 p.m.

Jamie Gray, Town Clerk

Mammoth Lakes Town Council
Agenda Action Sheet
Title: Adopt the resolution approving an updated Vehicle Use Policy for the Town of Mammoth Lakes and repealing Resolution No. 20-74.

Council Meeting Date: 11/5/2025
Prepared by: Jamie Gray, Town Clerk
Recommended Motion: Adopt the resolution approving an updated Vehicle Use Policy for the Town of Mammoth Lakes and repealing Resolution No. 20-74.

Summary: The Town’s Administrative Team has started the process of reviewing and updating the Town’s current policies to make sure that they comply with current practices and updated legal requirements. Most of the Town’s policies are required to be reviewed every five years, however it has been more than five years since many of the policies have been reviewed and updated. Town staff will be bringing several updated policies for Town Council approval over the next year.

Updating policies by resolution helps with recordkeeping and tracking of existing policies.

The Town’s current Vehicle Use Policy was adopted in 2020. The policy establishes procedures for the use of Town-owned and privately-owned vehicles while conducting Town business. Over time, the Town has modified various aspects of vehicle usage, driver’s license requirements, insurance requirements, driver training, and the maintenance and care of Town vehicles.

The proposed policy contains updated language to reflect these current practices and provide clarity for employees. In addition, a new checklist has been made, the Vehicle Operation Form and Inspection Checklist, which combines the Town’s current Vehicle Operation Form and Driver’s Vehicle Inspection Report. The proposed policy has been reviewed by the Town’s Administrative Team (Town Manager Rob Patterson, Assistant to the Town Manager Pam Kobylarz, Town Clerk Jamie Gray, and Human Resources Manager Amanda Pelham), Town Attorney Andrew Morris, Public Works Director Haislip Hayes, Fleet Manager Jesse Dimas, and the Town’s Safety Committee.

RESOLUTION NO. 25-

A RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF MAMMOTH LAKES, STATE

OF CALIFORNIA, ADOPTING THE TOWN OF MAMMOTH LAKES VEHICLE USE POLICY WHEREAS, the Town of Mammoth Lakes takes its stewardship over the use of its limited public resources seriously and public resources should only be used when there is substantial benefit to the Town of Mammoth Lakes; and
WHEREAS, the Town of Mammoth Lakes has previously adopted a Vehicle Use Policy, and significant changes in practice have occurred since the passage of the policy; and WHEREAS, a policy is required for Town employees to use Town-owned and privately-owned vehicles to efficiently conduct Town business.

NOW, THEREFORE, BE IT RESOLVED BY THE TOWN COUNCIL OF THE TOWN OF MAMMOTH LAKES AS FOLLOWS:

Section 1. Resolution No. 20-74 is hereby repealed.

Section 2. The Vehicle Use Policy attached hereto as Exhibit “A” is hereby adopted.

APPROVED AND ADOPTED THIS 5
th DAY OF NOVEMBER 2025.

CHRIS BUBSER, Mayor
ATTEST:

JAMIE GRAY, Town Clerk

Exhibit A
Vehicle Use Policy

VEHICLE USE POLICY
I. Purpose and Scope
This policy establishes procedures regarding the use of Town of Mammoth Lakes (“Town”) owned vehicles and privately-owned vehicles operated while conducting Town business. Use of Town-owned vehicles shall be relied upon as the primary means of vehicle usage for conducting Town business, as it provides the greatest control over operating costs, usage, maintenance, inspection, and insurance. This policy applies to all Town employees, volunteers, and elected and appointed officials.

II. Policy
A. General Guidelines

1. The Human Resources Manager shall maintain a list of employees required to drive Town-owned or privately-owned vehicles on Town business.

2. All employees are required to provide Human Resources with their California Driver’s License information prior to operating a vehicle to conduct Town business.

3. Before operating the vehicle, at least for the vehicle’s initial use of the day, the employee shall check that all vehicle safety equipment including headlights, turn signals, brake lights, and windshield wipers are functioning properly. The Vehicle Operation Form and Inspection Checklist is attached as Appendix C. No vehicle should be operated if found to be in an unsafe condition.

4. Employees shall obey all Federal, State, and local laws while operating Town-owned and privatelyowned vehicles while conducting Town business. Employees shall operate vehicles in a safe manner, and observe posted speed limits, traffic controls, and reduce speed accordingly when hazardous weather or road conditions exist.

5. When transporting cargo, materials, or tools, the vehicle operator is responsible for securing such items.

6. Alcoholic beverages, drugs, tobacco products, and vaping are strictly prohibited in Town-owned vehicles at any time and privately-owned vehicles while conducting Town business.

7. The California Vehicle Code requires the use of a hands-free device when using cell phones while operating a motor vehicle. Employees shall not operate electronic devices that may cause vehicle operator distraction while driving a Town-owned vehicle or privately-owned vehicle while conducting Town business, unless the device is hands-free. This does not apply to emergency services professionals when required to use such devices and radios in the course of their duties.

8. If an employee is involved in an accident deemed by the Town to be preventable, the employee may be subject to disciplinary action up to and including termination.

9. Personal pets are not allowed in Town-owned vehicles being used to conduct Town business. The Town’s K9, service animals, and the transportation of animals as part of an employee’s job duties are not considered personal pets for the purposes of this policy.

10. Intentional abuse, moving violations, reckless operation, or negligent actions while operating a vehicle and conducting Town business may result in suspension of a vehicle operator’s driving privileges and/or disciplinary action up to and including termination of employment. Temporary or permanent suspension of Town driving privileges for employees whose position requires operation of a vehicle may be considered a loss of the ability to perform an essential job function.

11. In a 24-hour period, a vehicle operator may take as many breaks as needed. After eight (8) hours of continuous driving, a vehicle operator is required to take a 30-minute break.

12. Vehicle and cargo storage areas should be locked when not in use.

13. Headlights and taillights shall be turned on when driving during rain or snow.

14. All vehicles being used to conduct Town business shall contain an Accident Kit. Accident Kits include a pen, Driver’s Report of Accident or Incident, Information Exchange Cards, Witness Cards, and Instructions to follow in the event of an accident. Accident Kits are available from the Fleet Maintenance Division.

B. Town-Owned Vehicles

1. Town-owned vehicles are available for employees to use for conducting Town business, for both in-town business and for business travel out of town.
a. Some Town-owned vehicles will be assigned to individuals and/or departments for employees who regularly use them for day-to-day Town operations. b. Some vehicles are designated as pool vehicles and can be reserved and checked out through Microsoft Outlook. These pool vehicles can be utilized for long-distance travel and will be maintained accordingly by the Fleet Maintenance Division.

2. Town vehicles may be assigned for emergency or on-call use to allow for an employee to respond on a 24-hour basis. Employees assigned vehicles for emergency or on-call purposes are authorized to drive the vehicle to and from work and to use it for de minimis personal business.

3. Only Town employees are authorized to operate Town-owned vehicles; non-employees may be passengers in Town-owned vehicles.

4. All Town vehicles should contain first aid kits. First aid kits are available from the Fleet Maintenance Division.

5. All Town vehicles should contain roadside safety kits. The roadside safety kits should contain an ice scraper, a shovel, jumper cables, flares, a flashlight, a blanket, and a fire extinguisher. Roadside safety kits are available from the Fleet Maintenance Division.

C. Privately-Owned and Hired Vehicles

1. Use of privately-owned vehicles for Town business is only permitted upon authorization from the Town Manager and proof of required licensure and insurance being provided to Human Resources in accordance with this policy and with the Town’s Travel Policy.

2. Pursuant to the Town’s Travel Policy, employees using a privately-owned vehicle for Town business shall be eligible to receive a credit card to pay for gas. The employee is responsible for all other operating expenses including but not limited to maintenance, wear and tear, depreciation, and insurance.

3. The Town is not liable for any damage to an employee’s privately-owned vehicle, unless caused by the Town’s negligence. Employees are responsible for notifying their supervisor, the Department of Motor Vehicles (DMV), and their insurance company in the event of an accident. If an employee is responsible for an accident while driving a Town-owned or privately-owned vehicle, they are responsible for any increase in their personal automobile insurance premium.

4. The provisions above for the use of privately-owned vehicles shall be complied with for use of hired vehicles, if applicable.

5. When using a rental car, optional loss damage coverage should be purchased from the rental company at the time of rental.

D. Driver’s License Requirements

1. Employees authorized to use Town-owned or privately-owned vehicles for Town business must possess or have the ability to obtain within the State-required time frame of ten (10) days of hire date, a valid California Class C Driver’s License with an acceptable driving record.

2. Employees must maintain a California Driver’s License for the class of vehicle required of their position.

3. The Town shall enroll employees who operate Town-owned vehicles or privately-owned vehicles for Town business in an Employer Pull Notice Program, which is a Department of Motor Vehicles (DMV) license monitoring program. When a vehicle operator has received a violation, the Town automatically receives a notification.

4. The Human Resources Manager shall ensure that evidence of insurance and driver’s license information are maintained in each vehicle operator’s file. Vehicle operators must maintain a driver’s license in good standing for the class of vehicles to be driven. If a vehicle operator experiences a change in their driver’s license status (for example, their driver’s license is suspended or revoked for any reason) they must notify their supervisor no later than the first workday following such change. Such employees shall not be allowed to operate any Town-owned or privately-owned vehicles to conduct Town business until such license is reinstated.

5. If an employee reports or is found to have a preventable accident, a driving under the influence/ driving while intoxicated (DUI/DWI), or the revocation or suspension of a driver’s license and that employee is required to regularly operate a vehicle as part of their job, this shall be considered a loss of the ability to perform an essential job function.

6. If an employee reports or is found to have a preventable accident, a DUI/DWI, or the revocation or suspension of a driver’s license for a Town employee whose position does not require regular operation of a vehicle, the employee may have their Town driving privileges temporarily suspended for a period of time determined by the Risk Manager.

7. Except as required by law (e.g. Americans with Disabilities(ADA)/ Fair Employment and Housing Act (FEHA)), employees who possess temporary driving permits or hardship licenses shall not be permitted to operate Town or privately-owned vehicles in the performance of Town business.

8. In compliance with Vehicle Code §1808.47, information received from the DMV shall be used solely for the intended purpose and shall be kept secure by Human Resources. Under no circumstances shall addresses or other information be provided to a third party.

9. Employees convicted of driving while under the influence of drugs or alcohol (DUI) or refusing to submit to a lawful chemical test, as required by California state law, while conducting Town business are subject to disciplinary action up to and including termination.

10. Intentional abuse, moving violations, reckless operation, or negligent actions while operating any vehicle while conducting Town business is considered to be a violation of this policy.

E. Insurance Requirements
Use of a privately-owned vehicle for Town business requires written authorization (see Appendix A:

Authorization for Use of a Privately-Owned Vehicle to Conduct Town Business and Verification of Vehicle Insurance and the Town’s Travel Policy). Proof of insurance is required before any privately-owned vehicle is authorized for Town business.

1. Employees who are authorized to use privately-owned vehicles for Town business shall maintain automobile insurance coverage in an amount not less than $100,000 per person, $300,000 per occurrence (or a combined single limit of $300,000), and $100,000 in property damage, or combined single limits of $100,000 with no business exclusion1. Evidence of coverage must be submitted to the Human Resources Manager and kept on file.

2. California Insurance Code §11580.9(D) states that where two or more policies affording valid and collectible liability insurance apply to the same motor vehicle in an occurrence out of which liability loss shall arise, it shall be conclusively presumed that the insurance afforded by that policy in which the motor vehicle is described or rated as an owned vehicle is primary and the insurance afforded by any other policy shall be excess.

1 California Insurance Code, § 11580b sets the minimum liability insurance requirements for private passenger vehicles: $15,000 for injury/death to one person, $30,000 for injury/death to more than one person, $5,000 for damage to property.

3. In the event of an accident involving a privately-owned vehicle, the employee is responsible for paying any deductible required by the insurance company. The Town shall not be responsible for any increase in the employee’s automobile insurance premium as a result of an accident.

4. If personal vehicle insurance coverage is cancelled, terminated, expired, or curtailed for any reason, the employee must notify Human Resources immediately and their vehicle shall not be used for Town business.

5. When an employee operating a Town-owned vehicle is involved in an accident, defense and settlement of any claim shall be the responsibility of the California Joint Powers Insurance Authority (CJPIA) to the maximum protection limit (the CJPIA Memorandum of Coverage provides automobile liability coverage to all member entities, their Town Councils, Commissions, committees, volunteers, and employees). If an employee operating a Town-owned vehicle is sued independently as a result of an at-fault accident, the CJPIA may provide coverage to that employee if the accident qualifies as a covered occurrence.

6. Except for emergency service professionals and employees serving as emergency service workers at the time of the accident, should an employee using a privately-owned vehicle on Town business be involved in an accident resulting in injury or property damage, the employee’s own insurance carrier shall respond to defend the employee. Should a claim exceed the limits of the employee’s own insurance, the CJPIA liability protection program will respond in an excess capacity if the accident qualifies as a covered occurrence.
a. There may be instances where the Town Manager has authorized employees to use their privately-owned vehicles to conduct Town business in the event of an emergency situation.

In those instances, emergency service professionals and employees serving as emergency service workers at the time of the accident operating their privately-owned vehicles at the request or direction of the Town Manager in the performance of their job duties must report the accident to their private automobile insurer, but the Town shall be considered the owner of the vehicle for purpose of liability and defense of the claim. If it is later determined the Town Manager did not direct or request the employee to use their private vehicle when the loss occurred, the Town and employee will provide notice to the employee’s insurance company so the Town can be reimbursed.

F. Accident Reporting Requirements
Any accident involving a Town-owned vehicle or a rented, leased, or privately-owned vehicle being used for Town business shall be reported as follows:

1. The vehicle operator should call 911 for medical care for any injured parties and shall notify appropriate law enforcement agencies. In this case, a Police Report will be written.

2. The vehicle operator shall collect information about the other parties involved by completing the Driver’s Report of Accident in the Accident Kit located in the vehicle’s glove box.

3. The vehicle operator shall notify their supervisor and complete an Incident Report. The supervisor shall be responsible for initiating the departmental investigation into the accident, completing all required Town reports and recommending action to the Risk Manager, as appropriate.

a. In the event of an accident with injury to the employee, the Human Resources Manager shall be notified and a Worker’s Compensation case opened.
b. In the event of an accident involving damage or injury to a member of the public or to private property, the Town Clerk shall be notified to be prepared to receive a claim for damages. c. In the event of an accident with damage to Town property, the Risk Manager should be notified to file a claim for damages on behalf of the Town to the CJPIA.

4. In the case of an accident involving an employee’s privately-owned vehicle, the vehicle operator must report the accident to the DMV if more than $1,000 in property damage occurs, or if anyone was injured or killed. The report must be filed, whether the vehicle operator caused the accident or not and even if the accident occurred on private property. The report must be made on the California Traffic Accident Report, Form SR 1, and must be made within ten (10) days of the accident. If the report is not filed with the DMV, the vehicle operator’s driving privilege will be suspended. The Police and California Highway Patrol will not file this report2. A copy of the report should also be submitted to the Town’s Risk Manager.

G. Driver Training

1. All employees who drive Town-owned vehicles or privately-owned vehicles for Town business shall complete a defensive driving training course within 30 days of hire and shall repeat training every two years, as scheduled by the Risk Manager.

2. The Risk Manager shall be responsible for overseeing the implementation of driver training programs and ensure that all vehicle operators are invited to attend required training.

H. Maintenance and Care of Town Vehicles

1. The Fleet Maintenance Division is responsible for ensuring that Town-owned vehicles are properly maintained, refueled, and that they present a clean appearance.

2. When a Town-owned vehicle needs service or repair, the employee who identified the issue shall submit a maintenance request via the Town’s Fleet Management Portal. The Lead Equipment Mechanic will determine if the vehicle can still be used while awaiting service or repair, or if the vehicle will be removed from use until the service or repair is finished and will notify the reporting employee accordingly.

3. No employee shall operate a Town-owned vehicle found to be in an unsafe condition.

4. Town-owned vehicles should be maintained with a half tank of fuel or more and should be refueled when the gauge drops below half a tank. While in Town, vehicles shall only be refueled at the Public Works Yard gas pumps. Additionally, at the Airport, vehicles can be refueled at the Airport.

While out of Town, employees should refuel at a gas station using a Town-issued credit card and noting the mileage of the car on the fuel receipt.

2 California Vehicle Code, § 16000(b) – A report is not required under subdivision (a) if the motor vehicle involved in the accident was owned, leased by, or under the direction of, the United States, this state, another state, or a local agency.

5. Employees using a Town-owned vehicle should keep the vehicle free of trash and debris. Weather conditions permitting, all Town-owned vehicles will be kept clean (inside and outside) by the Fleet Maintenance Division, which may include contracting for cleaning services as necessary.

III. Violations of this Policy
Failure to comply with any and all aspects of this policy may result in disciplinary action up to and including termination.

IV. Appendices
Appendix A: Verification of Vehicle Insurance Form
Appendix B: Acknowledgement of Vehicle Use Policy
Appendix C: Vehicle Inspection Checklist

___________________________________________________________________________________________ Appendix A: Authorization for Use of a Privately-Owned Vehicle to Conduct Town Business and Verification of Vehicle Insurance
In accordance with the Town of Mammoth Lakes Vehicle Use Policy, approval is requested to use a privately-owned vehicle for Town business. I hereby certify, whenever I drive a privately-owned vehicle for Town business, the vehicle shall always be:

1. Covered by liability insurance for the minimum amount prescribed by the Town for limits of:
a. $100,000 per person;
b. $300,000 per accident for bodily injury; and,
c. $100,000 property damage or combined single limits of $100,000, with no business exclusion.

2. Adequate for the work to be performed.

3. Equipped with seat belts.

4. In safe mechanical condition (to the best of my knowledge).

Name of Insurance Company:

Policy Number: Renewal Date:

California Driver’s License #: Expiration Date:

You must attach a copy of the applicable insurance policy. Your insurance agent can provide this. All information will be kept confidential.

I understand that the Town’s insurance does not provide coverage for my use of a privately-owned vehicle for Town business, and I agree that my personal insurance shall be primary in any accident. I certify that while using a privately-owned vehicle on Town business, I will report all accidents to my supervisor and the Human Resources Manager as soon as possible. I understand that permission to drive a privately-owned vehicle for Town business is a privilege which may be suspended or revoked at any time at the sole discretion of the Town Manager, or designee.

Employee Name:

Employee Signature: Date:

Human Resources Manager Verification of Insurance Requirements:

Human Resources Manager
Signature: Date:

Town Manager Approval to Allow Use of Privately-Owned Vehicle for Town Business:

Town Manager Signature: Date:

Human Resources Department
P.O. Box 1609, Mammoth Lakes, CA, 93546
(760) 965-3610
www.townofmammothlakes.ca.gov

Appendix B: Employee Acknowledgement of Vehicle Use Policy This is to acknowledge that I have received a copy of the Town of Mammoth Lakes Vehicle Use Policy and that I have read the policy and understand my rights and obligations under the policy.

I understand this policy represents only current policies, procedures, rights, and obligations and does not create a contract of employment. Regardless of what the policy states or provides for, the Town retains the right to add, change, or delete provisions of the Policy and all other working terms and conditions without obtaining another person’s consent or agreement unless otherwise required by law.

My signature below further signifies that I have read this Policy and that I accept and will abide by all its provisions.

Print Name:

CA DL #:

Expr. Date:

Signed:

Date:

Appendix C: Vehicle Operation Form and Inspection Checklist Vehicle Number:

Vehicle Operator’s Name:

Pick Up Date: Return Date:

Date(s) Inspected:

Beginning Odometer: Ending Odometer:

Beginning Gas Level: Ending Gas Level:

Service Due Odometer:

Reason for Use:

Before operating the vehicle, at least for the vehicle’s initial use of the day, the employee shall check that all vehicle safety is functioning properly.

Place a check mark in the box signifying that the employee has inspected each item and believes it is functioning properly, in good working order, is without visible damage and/or is present in the vehicle. ☐Exterior Lights ☐ Interior Lights ☐Mirrors ☐Leaks Under Vehicle are not present ☐Windshield ☐Windshield Washer ☐Windshield Wipers ☐Side Windows ☐Seat and Seatbelts ☐Horn ☐Tires and Lugnuts ☐Panel Gauges are not activated ☐Vehicle Accident Kit ☐First Aid Kit ☐Roadside Safety Kit ☐Check Service Sticker ☐Heater and Defroster ☐AC and Ventilation ☐Parking Brake

Mammoth Lakes Town Council
Agenda Action Sheet
Title: Update and approval to continue emergency installation of aboveground waste oil tank at 299 Commerce Drive.

Council Meeting Date: 11/5/2025
Prepared by: Riley Griesenbeck, Facilities and Asset Manager Recommended Motion: Approve findings to continue the authorized emergency installation of an aboveground waste oil tank as provided for in Resolution 25-48. This action requires a 4/5ths vote.

Summary: At the Town Yard, located at 299 Commerce Drive, the Town operates an underground waste oil storage tank. This tank is currently out of compliance with numerous sections of the California State Health and Safety Code. Staff were notified about these violations by the Mono County Office of Environmental Health on December 9th, 2024, which listed a total of six (6) class 2 violations associated with this tank. The Town, in discussions with Mono County Office of Environmental Health and contractors, determined that the best solution to remedy the violations and maintain the high level of service at the mechanic yard is to install an indoor, above-ground waste oil storage tank and decommission the existing underground tank. On July 16th, 2025, the Council adopted Resolution 25-48 authorizing the emergency installation of this aboveground waste oil tank and temporary decommissioning of the current, out of compliance, underground waste oil storage tank through the procurement of the necessary materials, equipment, and services for the scope of work without a competitive bidding process. On July 17th, 2025, the Contractor’s contract was executed and the materials needed for this replacement were ordered. Estimated delivery of these materials has been pushed back to November 17th, 2025, due to manufacturing delays. The week of November 10th, all piping and other work will be completed to allow tank installation and commissioning to occur directly after delivery. The Mono County Office of Environmental Health issued an approved permit for this work on August 20th, 2025. The need for the work authorized by Resolution 25-48 continues to be necessary. A copy of the resolution is attached here for reference.

RESOLUTION 25- 48

A RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF MAMMOTH

LAKES, STATE OF CALIFORNIA, FINDING THAT EMERGENCY

CIRCUMSTANCES JUSTIFY AWARDING A CONTRACT FOR

INSTALLATION OF AN ABOVE - GROUND WASTE OIL STORAGE TANK

AND DECOMMISSIONING OF EXISTING, NONCOMPLIANT

UNDERGROUND STORAGE TANK
WHEREAS, California law generally requires the Town to award contracts for public projects" in excess of $1, 000 to the lowest bidder after the completion of a competitive bidding process; and
WHEREAS, Public Contract Code Section 20168 provides that in case of emergency the Town Council may pass a resolution by a four -fifths vote declaring that the public interest and necessity demand the immediate expenditure of Town funds to safeguard life, health, or property, and that if such a resolution is adopted the Town may expend any sum required in the emergency without complying with competitive bidding requirements; and
WHEREAS, Public Contract Code Section 22050 authorizes the Town Council, with a four -fifths vote, to " repair or replace a public facility, take any directly related and immediate action required by that emergency, and procure the necessary equipment, services, and supplies for those purposes, without giving notice for bids to let contracts" ifthe Town Council finds, based upon substantial evidence, that the emergency will not permit a delay resulting from a competitive solicitation for bids, and that the action is necessary to respond to the emergency; and
WHEREAS, the existing underground waste oil storage tank at the Mammoth Lakes Town Yard is out of compliance with state and county health and safety codes; and WHEREAS, the existing storage tank must be removed and replaced with an aboveground storage tank to bring the Town of Mammoth Lakes into compliance with state and county health and safety codes; and
WHEREAS, the Town Council finds that due to the current noncompliance of the waste oil storage tank and pursuant to Public Contract Code Section 20168 the public interest and necessity demand the immediate expenditure of public money to safeguard life, health, safety, and property in the Town of Mammoth Lakes; and WHEREAS, the Town Council finds that based on substantial evidence, including without limitation the staff report presented to the Town Council on July 16, 2025, pursuant to Public Contract Code Section 22050, the emergency will not permit a delay resulting from a competitive solicitation for bids, and that responding to the emergency requires repair of public facilities and infrastructure, other directly related and immediate actions, and procurement of the necessary equipment, services, and supplies for those purposes, without a competitive bidding process.

Resolution No. 25- 48

NOW, THEREFORE, BE IT RESOLVED by the Town Council of the Town of Mammoth Lakes as follows:

Section 1. The foregoing recitals are true and correct and incorporated herein by reference.

Section 2. The Town Council hereby directs and authorizes the Town Manager and Public Works Director to contract for installation of an aboveground waste oil storage tank and appurtenant fixtures, to take any directly related action, and to procure the necessary equipment, services, and supplies for the repairs, without a competitive bidding process.

Section 3. Pursuant to Public Contract Code Section 22050, the Town Council shall review the emergency action authorized by this resolution at its next regular meeting and at each regular meeting thereafter until the emergency repair work is complete, to determine, by a four -fifths vote, that there is a need to continue the action.

Section 4. The Town Clerk shall certify as to the adoption of this resolution.

APPROVED AND ADOPTED this 161h day of
ATTEST:

JA E GRAY, Town Cl Ark

STATE OF CALIFORNIA )
COUNTY OF MONO ) ss.

TOWN OF MAMMOTH LAKES)
I, JAMIE GRAY, Town Clerk of the Town of Mammoth Lakes, DO HEREBY CERTIFY under penalty of perjury that the foregoing is a true and correct copy of Resolution No. 25- 48 adopted by the Town Council of the Town of Mammoth Lakes, California, at a meeting thereof held on the 161h day of July 2025, by the following vote:

AYES: Councilmembers Sauser, Truax, Wentworth, Mayor Pro Tem Rice, and Mayor Bubser
NOES: None
ABSENT: None
ABSTAIN: None
DISQUALIFICATION: None
JA IE GRAY, Town C rk

1 TOWN COUNCIL STAFF REPORT
Title: Approve the request for a Public Convenience or Necessity Letter from the Mammoth Lakes Town Council in Support of the Mammoth Mercantile’s application for a Type-20, Off-Sale Beer and Wine License at 126 Old Mammoth Road, Unit 102
Meeting Date: November 5, 2025
Prepared by: Michael Peterka, Associate Planner
RECOMMENDATION:

Approve the request for a Public Convenience or Necessity Letter from the Mammoth Lakes Town Council in Support of the Mammoth Mercantile’s application for a Type-20, Off-Sale Beer and Wine License at 126 Old Mammoth Road, Unit 102 and authorize the Community and Economic Development Director to sign the letter documenting this determination.

BACKGROUND:

The owners of the Mammoth Mercantile, a new boutique market, have submitted an application to the State Department of Alcoholic Beverage Control (ABC) for a license (Type 20) to sell beer and wine to be consumed off the premises. The market is located at 126 Old Mammoth Road, Unit 102 in the newly renovated Mammoth Mall. A Type-20 Off-Sale Beer and Wine License (“Type-20 License”) authorizes the sale of beer and wine for consumption off of the premises where sold (i.e., no alcoholic beverage consumption is permitted on-site) and allows for minors to be on the premises.

Pursuant to California Business and Professions Code §23958.4, in order for the ABC to approve a new Type-20 License, the local governing body (i.e., Town Council) is required to make a determination that public convenience or necessity would be served by the issuance of the license. This is required since the State has determined that there is an “undue concentration” of retail licenses within the area, meaning that the ratio of off-sale retail licenses to population in the census tract in which the applicant premises are located exceeds the ratio of off-sale retail licenses to population in the county in which the applicant premises are located. Due to the rural nature of the County, the ratio of licenses when compared to the County population is always an issue, and therefore this determination is required for all new Type-20 ABC License applications within Mammoth Lakes. Evidence of this determination shall be in the form of a signed letter on official Town letterhead stating whether the issuance of the license would serve a public convenience and/or necessity.

2 ANALYSIS:

Mammoth Mercantile recently opened at the beginning of November 2025 with the vision of being a modern general store offering artisanal and small-batch groceries. The business is located in the Downtown (D) zoning district, where neighborhood markets are a permitted use. The applicant has noted that the sale of beer and wine would meet their customers’ demands and would provide a more complete range of products.

Based upon information provided by ABC, the premises is located within Census tract

2.01, which has an estimated population of 2,993. persons. Currently, Census tract 2.01 has a total of twelve (12) off-sale licenses issued, which exceeds the allowable ratio of licenses.

Therefore, the issuance of an additional ABC license would exceed the total number allowed within Census tract 2.01 and require a determination of public convenience of necessity be made by the Town Council.

Staff believes that this request would provide a public convenience since it will allow customers to purchase groceries including alcoholic beverages at the neighborhood market, thereby allowing for the convenience of not having to visit additional stores to complete their shopping needs. Additionally, Mammoth Lakes has a unique customer base in that the Town’s population fluctuates dramatically depending on the season and can reach upwards of 35,000 people at one time. Due to these large seasonal fluctuations in the Town’s population, the use of the ratio comparing the town to the County is not reasonable and the existing markets in town often become overly crowded with long lines. Staff has determined that allowing multiple markets to sell alcoholic beverages for off-site consumption would serve the public’s convenience since it can be reasoned that having multiple options for buying groceries and alcoholic beverages spreads the demand and helps to reduce overcrowding in stores, thereby enhancing both resident and visitor experiences.

Granting the permit will not be materially detrimental to the public welfare because the market is designed and operated as a family-oriented neighborhood market and the store’s primary function is to offer artisanal, small-batch groceries and home essentials.

FINANCIAL CONSIDERATIONS:

Mammoth Mercantile has provided a deposit to cover staff time to process this request.

LEGAL CONSIDERATIONS:

The enforcement and regulation of ABC licenses is the responsibility of the Statel and, if civil or other penal code violations occur, the responsibility of the Mammoth Lakes Police Department.

Attachments:

1. Draft PCN Letter to the Department of Alcoholic Beverage Control

2. ABC Application – Mammoth Mercantile

3. List of Active off-sale retail ABC licenses within Census Tract 2.01

November 6, 2025
State of California
Department of Alcoholic Beverage Control
4800 Stockdale Highway, Suite 213
Bakersfield, CA 93309
Re: Mammoth Mercantile, Type-20 License Application
To Whom it May Concern,
The Mammoth Lakes Town Council, during their regular meeting of November 5, 2025, made a finding of public convenience and/or necessity for the Mammoth Mercantile located at 126 Old Mammoth Road, Unit 102 in Mammoth Lakes, California 93546, to conduct off-site sales of beer and wine (Type-20 License) and authorized the Community and Economic Development Director to sign the letter documenting the approval.

The basis of their decision was that: (1) The Mammoth Mercantile is a modern general store where customers expect the convenience of being able to purchase beer and wine together with other artisanal and small-batch groceries; (2) Mammoth is a resort community and has a unique customer base where the population varies widely depending on the season and can reach upwards of 35,000 people at one time and having multiple grocery stores and markets where residents and visitors can purchase beer, wine, and groceries is essential for reducing overcrowding at stores to enhance both resident and visitor experiences; and (3) granting the license will not be materially detrimental to the public welfare because the market is currently in operation within the appropriate commercial zone where retail grocery markets are a permitted use.

Thank you for your assistance in this matter. If you have any additional questions and/or concerns, please do not hesitate to contact me.

Sincerely,
Nolan Bobroff
Community & Economic Development Director
Town of Mammoth Lakes
(760) 965-3631
[email protected]

Mammoth Mercantile LLC
20 x
x General Store
126 Old Mammoth Rd. #102, Mammoth Lakes, CA 93546

10/22/25, 3:57 PM License Report Ad-Hoc | Alcoholic Beverage Control https://www.abc.ca.gov/licensing/licensing-reports/adhoc-report/?RPTTYPE=8&COUNTY=26&CENSUS=2.01 1/4 Having trouble viewing the report?
Results for: Active Off-Sale Retail License
County: MONO County
Census Tract: 2.01
Report Date: Tuesday, October 21, 2025
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License Number: 347501
Status:SUREND License Type:21 Orig. Iss. Date:01/08/1999 Expir. Date:06/30/2026 Primary Owner:THRIFTY PAYLESS, INC. Premises Addr.:
26 OLD MAMMOTH RD,
MAMMOTH LAKES, CA 93546
Census Tract: 0002.01
Business Name: RITE AID 5842 Geo Code:2601
License Number: 336989

10/22/25, 3:57 PM License Report Ad-Hoc | Alcoholic Beverage Control https://www.abc.ca.gov/licensing/licensing-reports/adhoc-report/?RPTTYPE=8&COUNTY=26&CENSUS=2.01 2/4 Status:ACTIVE License Type:21 Orig. Iss. Date:01/02/1998 Expir. Date:12/31/2025 Primary Owner:INYO CRUDE INC Premises Addr.:
3275 MAIN ST,
MAMMOTH LAKES, CA 93546
Census Tract: 0002.01
Business Name: MAMMOTH MART Geo Code:2601
License Number: 436151
Status:ACTIVE License Type:20 Orig. Iss. Date:04/14/2006 Expir. Date:03/31/2026 Primary Owner:MAMMOTH CHEVRON INC Premises Addr.:
3262 MAIN ST,
MAMMOTH LAKES, CA 93546
Census Tract: 0002.01
Business Name: Geo Code:2601
License Number: 193444
Status:ACTIVE License Type:20 Orig. Iss. Date:12/09/1986 Expir. Date:04/30/2026 Primary Owner:INYO CRUDE INC Premises Addr.:
3011 MAIN ST,
MAMMOTH LAKES, CA 93546
Census Tract: 0002.01
Business Name: INYO CRUDE INC Geo Code:2601
License Number: 302409
Status:ACTIVE License Type:20 Orig. Iss. Date:12/28/1994 Expir. Date:11/30/2025 Primary Owner:MANDICH, NICK WILLIAM III Premises Addr.:
26 OLD MAMMOTH RD, STE 1060,
MAMMOTH LAKES, CA 93546
Census Tract: 0002.01 Business Name: SIERRA SUNDANCE EARTH FOODS Geo Code:2601

10/22/25, 3:57 PM License Report Ad-Hoc | Alcoholic Beverage Control https://www.abc.ca.gov/licensing/licensing-reports/adhoc-report/?RPTTYPE=8&COUNTY=26&CENSUS=2.01 3/4 License Number: 668540
Status:ACTIVE License Type:20 Orig. Iss. Date:07/29/2025 Expir. Date:06/30/2026 Primary Owner:TWIN LAKES STORE, LLC Premises Addr.:
518 TWIN LAKES LOOP ROAD,
MAMMOTH LAKES, CA 93546
Census Tract: 0002.01
Business Name: TWIN LAKES STORE, LLC Geo Code:2600
License Number: 591770
Status:ACTIVE License Type:20 Orig. Iss. Date:01/08/2019 Expir. Date:12/31/2025 Primary Owner:GROCERY OUTLET INC Premises Addr.:
37 OLD MAMMOTH RD,
MAMMOTH LAKES, CA 93546
Census Tract: 0002.01
Business Name: GROCERY OUTLET Geo Code:2601
License Number: 665913
Status:ACTIVE License Type:21 Orig. Iss. Date:04/04/2025 Expir. Date:03/31/2026 Primary Owner:RED ROCK HI, LLC Premises Addr.:
3241 MAIN ST UNIT A,
MAMMOTH LAKES, CA 93546
Census Tract: 0002.01
Business Name: MAMMOTH LIQUOR Geo Code:2601
License Number: 612463
Status:ACTIVE License Type:21 Orig. Iss. Date:02/07/2020 Expir. Date:05/31/2026 Primary Owner:RED FIR ROAD LLC Premises Addr.:
94 LAUREL MOUNTAIN RD,
MAMMOTH LAKES, CA 93546
Census Tract: 0002.01
Business Name: COUNTRY LIQUOR Geo Code:2600

10/22/25, 3:57 PM License Report Ad-Hoc | Alcoholic Beverage Control https://www.abc.ca.gov/licensing/licensing-reports/adhoc-report/?RPTTYPE=8&COUNTY=26&CENSUS=2.01 4/4 License Number: 194104
Status:ACTIVE License Type:21 Orig. Iss. Date:01/22/1987 Expir. Date:06/30/2026 Primary Owner:THE VONS COMPANIES INC Premises Addr.:
481 OLD MAMMOTH RD,
MAMMOTH LAKES, CA 93546
Census Tract: 0002.01
Business Name: VONS 2400 Geo Code:2601
License Number: 640127
Status:ACTIVE License Type:21 Orig. Iss. Date:01/25/2023 Expir. Date:12/31/2025 Primary Owner:SMS PLUS INC. Premises Addr.:
3670 MAIN ST,
MAMMOTH LAKES, CA 93546
Census Tract: 0002.01
Business Name: Geo Code:2601
License Number: 615651
Status:ACTIVE License Type:20 Orig. Iss. Date:02/01/2021 Expir. Date:01/31/2026 Primary Owner:BEVI BENE LLC Premises Addr.:
587 OLD MAMMOTH RD UNIT 9,
MAMMOTH LAKES, CA 93546
Census Tract: 0002.01
Business Name: BEVI BENE Geo Code:2601

Mammoth Lakes Town Council
Agenda Action Sheet
Title: Authorize letter of support for Sean Patrick Scott Scholarship Fund, which is being established to advance prehospital medical training in the Town of Mammoth Lakes.

Council Meeting Date: 11/5/2025
Prepared by: Rob Patterson, Town Manager
Recommended Motion: The Town Council authorizes the mayor to sign a letter of support for the establishment of a scholarship fund to advance prehospital medical training in the Town of Mammoth Lakes.

Summary: In 2025 Sean Patrick Scott lost his life in a tragic skiing accident. His friends and family are working to turn this tragedy into a mission to provide funding to advance medical training for prehospital care in our region. Prehospital care is defined as emergency medical services (EMS) provided to a patient from initial contact, through transport to a hospital. This patient care is provided by individuals medically trained as an emergency medical technician (EMT) or a paramedic.

The scholarship’s stated purpose would provide educational opportunities for first responder professional development in obtaining these certifications. This purpose is in line with existing efforts from local agencies to increase the availability of Advanced Life Support (ALS) services in our community.

November 5, 2025
Vanessa Scott
Daniel J. King, Psy.D.

Regarding: Program Proposal in Memory of Sean Patrick Scott Vanessa & Daniel,
The Town of Mammoth Lakes appreciates your efforts to improve medical services within our community.

First and foremost, we express our condolences for the loss of your husband and friend, Sean Patrick Scott.

Secondly, we would like to thank you for taking this event and using it as a catalyst for a wider, positive impact on the community.

Safety of residents and visitors alike is paramount for our community leadership teams. Prior to learning about your efforts, the Town of Mammoth Lakes has been working with Mammoth Lakes Fire Protection District, Mono County, and Mammoth Hospital to explore various enhancements to the existing system. The proposed improvements will significantly increase the availability of Advanced Life Support (ALS) services in the community. This will help ensure that on critical incidents, appropriate patient decisions are made, prehospital care is available and rendered, and patients are routed to the most appropriate facility in a timely manner. These steps will ensure that citizens are receiving the best patient care at all times. While the elements of these system enhancements are still being finalized, the proposed solutions will significantly improve patient care in and around Mammoth Lakes and the Eastern Sierra region for both full-time residents and our visitors.

The Town supports the work of Mr. King and Mrs. Scott to establish a scholarship in memory of Sean Patrick Scott. The scholarship’s stated purpose would provide educational opportunities and support that would work to enhance public safety, support first responder professional development, and ultimately retain qualified professionals in the community. This objective is in line with the work that we are doing to improve the system. As the existing plans of local organizations move forward, this scholarship will help ensure that the programs that are developed to assist us in maintaining a well-trained, qualified workforce with the skill sets necessary to provide appropriate patient care.

Again, thank you for your efforts to support the community of Mammoth Lakes.

Sincerely,
Chris Bubser, Mayor

1 TOWN COUNCIL STAFF REPORT
Title: Consider the request for an additional $7.2M in gap funding for the Kingfisher 2 affordable housing project at the Parcel
Meeting Date: November 5, 2025
Prepared by: Nolan Bobroff, Community & Economic Development Director Rob Patterson, Town Manager
RECOMMENDATION:

Staff recommend the Town Council:

1. Commit the additional $7,200,000 to the Kingfisher 2 affordable housing project at the Parcel contingent upon execution by Pacific West Communities of an agreement giving the Town the option to amend or terminate the Disposition and Development Agreement for the Parcel prior to the disbursement of any portion of the committed funds; and

2. Direct staff to prepare and negotiate an option agreement with Pacific West Communities and bring it back to Town Council for consideration.

BACKGROUND: The Town has been working with Pacific West Companies (PWC) on the development of the second phase of the Kingfisher project consisting of 72 units.

The 72 units will be rental units available to households earning between 30%-80% of the Mono County area median income (AMI), which are the same target demographics for the Sawyer (Parcel Ph 1, 81 units, Completed in summer 2024) and the Kingfisher 1 (Parcel Ph 2.1, 76 units, Under Construction).1 PWC has submitted for State funding for the project on five separate occasions, but has not been successful in securing funding for a variety of reasons including the high cost of construction in Mammoth Lakes, the operational complexity of managing apartments in a rural resort environment, and the difficulty of competing against other statewide projects that have more favorable conditions. In the hopes of making future applications more competitive, PWC has reached out to the Town and has requested an additional $7.2M in gap funding (see Attachment 1 – Funding Request Letter), which is in addition to the $9.5M that has previously been provided/committed to the Kingfisher project (see Funding Summary below). PWC currently has an application for approximately $42M in State funding that is being considered for approval in November 2025. If awarded and if this funding request to the Town is committed, the project would begin construction in spring 2026.

1 For a household size of 2, 30% AMI is $24,550, 50% AMI is $40,850, and 80% AMI is $65,400.

2 Parcel Phase 2 (The Kingfisher) Funding Summary
Kingfisher 1 (76 units) Kingfisher 2 (72 units)
- Land Loan: $610,000 - Land Loan: $580,000
- DIF Loan: $262,788 - DIF Loan: $230,551
- Cash Loan: $7,816,737
SUB-TOTAL: $8,689,525 ($114,336/unit) SUB-TOTAL: $810,551 ($11,258/unit) TOTAL: $9,500,076 ($64,190/unit for 148 units)
w/ the Additional $7.2M in Funding
TOTAL: $16,700,076 ($112,838/unit for 148 units)
Disposition and Development Agreement (DDA)
The Town and PWC entered into a Disposition and Development Agreement (DDA) on October 13, 2021 which commits the Town to selling the ~25-acre site (broken up into smaller development parcels) to PWC for the development of affordable housing and commits PWC to developing up to 450 residential units serving individuals and families with a range of incomes on the development parcels. The DDA calls for the majority of the units to serve households with incomes up to 80% of the AMI (400 units) with the remaining units serving households with incomes up to 200% of the AMI (50 units). The DDA may be mutually amended or terminated to allow for the development of units at higher AMIs or to proceed with a different vision for the remaining areas of the Parcel.

Infill Infrastructure Grant (IIG)
The Town and PWC were awarded $20.6M in Infill Infrastructure Grant (IIG) funding from the State to construct public infrastructure (e.g., roads, sidewalks, transit stops, utilities, water and sewer, podium and surface parking, stormwater management) within the Parcel development. As a condition of receiving the IIG funding, the units constructed within the Parcel are required to meet certain AMI and bedroom count requirements. The IIG funding is then “earned” as the development progresses by constructing units in the 25%-60% AMI range. If the developer or the Town chose to construct units at higher AMIs (above 60% AMI), then those units would earn little to no IIG funding. The IIG agreement called for 450 units (studio, 1-br, 2-br, and 3-br unit sizes) spread across the following AMI categories:
(108) units at 30% AMI (32) units at market-rate - 80-120% AMI (133) units at 50% AMI (50) homeownership units at 200% AMI (127) units at 60% AMI
The IIG award has a disbursement deadline of June 30, 2027, and if the Town has not constructed all of the eligible IIG units prior to that deadline, the remaining funds would be disencumbered by the State. The Town and PWC may also request termination of the IIG award earlier than the disbursement deadline if a different development path is agreed to by the Town and PWC. Early termination of the IIG award would also result in the disencumbering of the remaining funds and would potentially require repayment of some portion of the IIG funds if more funds had been paid than what had been earned by the units developed.

3 ANALYSIS:

With the development of the proposed 72 units in the Kingfisher 2, just over half of the units (228 units) required under the DDA will have been completed and ~54% ($11M) of the IIG funds will have been drawn down. This is a significant achievement for the Town and PWC, and reflects the Town’s strong commitment to producing housing for the community at the Parcel.

PWC has indicated that the requested $7.2M is needed to fill the outstanding gaps in their development budget, which does include developer fees and contractor overhead and profit. PWC has not taken a developer fee or earned any contractor profits in the initial 2 project phases, and it is unrealistic to expect a developer to continue to build projects at a loss or with no profit. The draft loan commitment letter (Attachment 2) includes three conditions for the commitment of the funds. Those conditions include (1) a successful application for low-income housing tax credits or similar funding; (2) the execution of loan documents in an agreed upon form; and (3) execution by Pacific West Communities of an agreement giving the Town the option to amend or terminate the Disposition and Development Agreement for the Parcel prior to the disbursement of any portion of the committed funds.

Staff have discussed the possibility of exiting the DDA with PWC, and PWC has indicated a willingness to end the DDA and work with the Town on a new vision for the remaining areas of the Parcel. By amending or ending the DDA, Town staff will have the opportunity to take a fresh look at the Parcel and determine what unit counts and what affordability levels will best meet the community’s housing needs. The updated Housing Needs Study, together with market studies, available funding sources, and other tools will help to inform on what is built on the remaining portions of the Parcel. This desire to change direction is in no way a negative response to what PWC has accomplished on the Parcel but is instead stemming from a desire to diversify the unit and affordability mix in the community in a way that is not currently contemplated in the DDA. The current portfolio of affordable rental units within the Town is primarily restricted to households earning below 85% AMI (488 units) with very few restricted units for households over 85% AMI (22 units). This is reflected in the updated Housing Needs Study which illustrates the Town has made significant progress in addressing the needs of the lower income categories (below 80% AMI) but has not made much progress in the missing middle category. According to the draft results of the Housing Needs Model, 48% of the need (560 units) is for households in the 80%-150% AMI range (“missing middle”).

The proposed Option Agreement will allow the Town to evaluate the feasibility of a new plan while still allowing the Town and PWC to proceed with the original plan envisioned in the DDA if that is determined to be the best approach. The Option Agreement has not yet been drafted or agreed to by PWC but would be required to be completed prior to the disbursement of the funds. This condition ensures that the Town will have the ability to amend or end the DDA in exchange for the provision of the $7.2M. Some terms that could be included in the Option Agreement include:
 An allowance for a window of time (2-3 years) in which to work out a new vision for the remaining phases of the Parcel before deciding whether to terminate the DDA.

4  The option to terminate could be unilateral for the Town, without needing future consent from Pacific.
 The Town’s ability to terminate could be contingent upon HCD allowing the Town and Pacific to amend/withdraw from the IIG agreement without penalty.  The Town and Pacific could agree to work together in good faith on the reimagined future phases of the Parcel, without a binding commitment by either side.  The option agreement can act as a settlement agreement to resolve all financial obligations between the Town and Pacific regarding Phases I-III.

If the recommended option is approved by the Town Council, staff would bring back the Option Agreement for consideration by the Town Council at a future meeting.

FINANCIAL CONSIDERATIONS:

If the Town Council elects to provide an additional $7.2M in funding, the potential timeline for providing the funding is below. The funding would come from the Housing Now! program with funds generated through allocations of General Fund or funds generated by Measure L.

LEGAL CONSIDERATIONS:

The Town Attorney will assist in the negotiation of the Option Agreement to ensure that the agreement adequately protects the Town. The Town Attorney will also review all agreements related to any future amendments to the DDA or IIG award.

ATTACHMENTS
Attachment 1: Pacific Companies Request for Financial Assistance Letter, dated June 10, 2025
Attachment 2: Draft Town Loan Commitment Letter
Attachment 3: PWC Slide Deck presented to the Town Council on 10/15/2025 Attachment 4: Letters of Support

June 10, 2025
Rob Patterson, Town Manager
Town of Mammoth Lakes
437 Old Mammoth Road, Suite 230
Mammoth Lakes, CA 93546
Re: Request for Financial Assistance, Kingfisher 2 at The Parcel, Mammoth Lakes Dear Rob,
On behalf of my team, we respectfully request that the Town of Mammoth Lakes continue its support for the development of multi-family housing at The Parcel by making a preliminary loan commitment of $7,200,000 for the second phase of the Kingfisher project (72 units). This request is in addition to the value of the land and the permanent deferral of impact fees, which together are critical to enabling housing for Mammoth Lakes' workforce.

As you are aware, our team has diligently submitted five applications for Low-Income Housing Tax Credits (LIHTC) for this phase. Despite strong efforts, the project has not yet been successful in securing funding. The challenges we face are largely due to the exceptionally high cost of construction, the operational complexity of managing apartments in a rural resort environment, and the difficulty of competing against other statewide projects that benefit from more favorable conditions.

We respectfully request that the Town structure this commitment with the same terms as current agreements for The Sawyer and Kingfisher Phase I: a 55-year loan at a below-market interest rate (3%), with annual payments based on residual receipts.

Over the past year, The Pacific Companies has worked closely with Town staff to fully understand the factors that contributed to The Sawyer’s budget overruns. Many of these—such as record snowfall, substantial off-site improvements, and the cost of shared infrastructure for a multi-phase project— were beyond our control and also impacted the Town’s public projects. Other issues were hard lessons learned on our part, certainly at our expense.

We remain committed to fulfilling our responsibilities at The Parcel regarding rental housing opportunities and understand the homeownership phase will likely be completed by others. We understand the Town's high expectations and share your vision for bringing quality, affordable housing to Mammoth Lakes. That said, it is important to be transparent that meaningful local support—like the proposed funding—will be essential to making this phase viable and competitive for state funding in the coming years.

We deeply appreciate your continued partnership and consideration of this request. We look forward to working with you to realize the full potential of The Parcel.

Sincerely,
Caleb Roope,
President & CEO

November ____, 2025
Caleb Roope, President & CEO
Mammoth Lakes Pacific Associates II
430 East State Street, Suite 100
Eagle, ID 83616
RE: Request for financial support for the Kingfisher 2 project at the Parcel located in the Town of Mammoth Lakes, Mono County, California
Dear Mr. Roope:

On November 5, 2025, the Town of Mammoth Lakes Town Council (“Town”) approved an additional funding request from the Pacific Companies to provide an additional loan in the amount of $7,200,000 for the Kingfisher 2 project. The total loan amount committed from the Town for the Kingfisher 2 project is now $8,010,551, which includes the previously committed funds for the appraised value of the land and the Town’s deferred impact fees together with the requested cash loan. Loan terms will include a simple interest rate not to exceed three percent (3%) with a 55-year term and payments will be based on residual receipts generated from the developed project. The Town commits to providing the following specified amounts on or before the following dates:

May 31, 2026 $810, 551 Land and DIFs
May 31, 2027 $2,160,000 Cash Loan
May 31, 2028 $2,880,000 Cash Loan
December 31, 2028 $2, 160,000 Cash Loan
TOTAL: $8,010,551
Please be advised that this loan commitment is expressly conditioned upon the following:

1. Your successful application for low-income housing tax credits or similar funding, and all other necessary financing to make the project feasible;

2. Execution of loan documents in an agreed upon form; and

3. Execution by Pacific West Communities of an agreement giving the Town the option to amend or terminate the Disposition and Development Agreement for the Parcel prior to the disbursement of any portion of the committed funds.

This financial commitment by the Town will expire concurrently with the Land Purchase and Sale Agreement and Escrow Instructions for the Kingfisher 2 project entered into by the Town and Mammoth Lakes Pacific Associates II, unless specifically extended by the Town.

We wish you the best as you attempt to obtain the balance of your required financing. If you have any questions concerning this commitment of funds, please do not hesitate to contact me at 760-965-3601 or [email protected].

Sincerely,
Rob Patterson,
Town Manager
Accepted by:

Mammoth Lakes Pacific Associates II,
a California Limited Partnership
TPC Holdings IX, LLC
An Idaho limited liability company, its general partner By: _____________________________
Caleb Roope President & CEO
Pacific West Communities Inc, its Manager
And
Pacific West Communities, Inc.,
An Idaho corporation
By: _____________________________
Caleb Roope, President & CEO

The Power of Partnership…
Town Council
October 15, 2025
 The Parcel
 Update Sawyer,
Kingfisher I and 2.
 Today’s Request
 Comparable Housing
 Next Steps

The Parcel- Overview
Phase Name Homes Status
1 The Sawyer 81 Complete

2.2 Kingfisher 1 76 Under
Construction

2.1 Kingfisher 2 72 TBD
3 Homeownership 48 -36 On Hold Indefinitely
Kingfisher 1
(2.2)
The Sawyer
Homeownership
(3)
Kingfisher 2
(2.1)
Public Park

Kingfisher 1 + 2 – Entitled (148 units)
August 2024 –
December 2026
2021
December 2024
November 2025
February 2023 -
January 2025
July 2022
July 2021-
August 2024
Spring 2020 RFP Interviews + Awards
Kingfisher 2 Funded from State-
**TODAY’s DISCUSSION**
Kingfisher 1 Under Construction
The Sawyer fully leased
Homeownership Ph.3
(Pre Dev/ Entitlement Application Submittal (not finalized).

The Sawyer Under Construction*
How We Got Here… Master Plan Adopted + The Sawyer Entitled

The Sawyer Update – Project Complete
Notes: First LIHTC project in Mono County since 2007, record snow fall, lack of experienced labor.

Budget (5/22/2022) Actual % change
Land Costs $ 650,000 $ 650,000 0%
Impact Fees and Permits $ 1,406,963 $ 1,869,232 33%
Construction Costs $ 42,536,783 $ 48,469,402 14%
Contractor Overhead and Profit $ 3,202,943 $ - (100%)
Construction Interest and Costs $ 2,336,000 $ 6,079,530 160% Other Soft Costs (Fees, insurance, Legal) $ 1,538,966 $ 3,732,715 143% Architecture and Engineering $ 800,000 $ 2,359,805 195% Developer Fees $ 2,200,000 $ - (100%)
Reserves $ 203,439 $ 240,250 18%
Total Uses of Funds $ 54,875,094 $ 63,400,934 16%

The Sawyer – Complete
1) 62 households on waitlist
2) 2025 YTD Lowest occupancy 94% (primarily due to
rental assistance units)
3) 10 Move Outs Units YTD Move Out Reasons
5 Required Additional Services
2 Couldn’t afford rent
1 Left the region
1 Medical reasons
1 Other
10 TOTAL Move Outs
2025 Occupancy Rates

Kingfisher I Update – Under Construction
Budget (5/12/2024) Est. Actual % change
Land Costs $ 610,000 $ 610,000 0%
Impact Fees and Permits $ 1,717,089 $ 1,867,608 9%
Construction Costs $ 29,728,961 $ 34,915,707 17%
Contractor Overhead and Profit $ 2,242,317 $ - (100%)
Construction Interest and Costs $ 2,005,960 $ 1,959,628 (2%) Other Soft Costs (Fees, insurance, Legal) $ 1,306,887 $ 706,067 (46%) Architecture and Engineering $ 800,000 $ 1,287,399 61%
Developer Fees $ 1,614,945 $ - (100%)
Reserves $ 213,048 $ 213,048 0%
Total Uses of Funds $ 40,239,207 $ 41,559,457 3%

The Kingfisher 2 - Overview
• 72 units, podium building
• Units mix (studios to three bedrooms)
• 206 parking spaces (greater than required)
• Will include central open space

Kingfisher II - Financing / Pre-Development
Budget (8/30/25) Est. Actual* % change
Land Costs $ 580,000 $ 580,000 0%
Impact Fees and Permits $ 1,551,929 $ 1,862,315 20%
Construction Costs $ 37,956,292 $ 43,319,496 14%
Contractor Overhead and Profit $ 2,880,504 $ 2,880,504 0% Construction Interest and Costs $ 3,704,201 $ 4,445,041 20% Other Soft Costs (Fees, insurance, Legal) $ 1,531,645 $ 1,531,645 0% Architecture and Engineering $ 800,000 $ 1,200,000 50%
Developer Fees $ 2,483,198 $ 2,483,198 0%
Reserves $ 221,505 $ 221,505 0%
Total Uses of Funds $ 51,709,274 $ 58,523,704 13%
*Notes: Costs estimated based on Sawyer and Kingfisher I $7 million additional source is required.

Kingfisher 2 - Request TPC is requesting a $7.2
million soft loan to leverage
more than $42 million in
estimated state financing
sources.

Kingfisher 2 – Proposed Loan Schedule

How Does this Compare in the State?
Rural Competition
2025 4% Tie-Breaker City Units Total Cost/ unit Subsidy/ Unit January (Round 1) 79.704% Paradise 72 $ 686,985 $ 41,634

95.782% Red Bluff 61 $ 692,001 $ 306,876
May (Round 2) 103.896% Scotts Valley 40 $ 1,103,098 $ 200,000 113.167% Fallbrook 61 $ 646,885 $ 200,756
AVERAGE 93.322% 48 $727,054 $ 349,179
September
(Round 3) 54.475% Mammoth
Lakes 72 $ 783,615 $ 343,759
Based on TCAC budget, not projected actuals. Subsidy includes state tax credits, IIG, B Bonds, DDF, TOML loan.Page 138 of 178
How Does this Compare in Mammoth?
Project Type Units Project Cost Cost/ Unit TOML Support TOML Support/ Unit 60 Joaquin Apartments HO 4 $ 2,800,000 $ 700,000 $ 2,800,000 $ 195,000 Innsbruck Apartments Rental PSH 16 $ 7,031,914 $ 439,495 $ 1,800,000 $ 112,500 Access Apartments Rental 120-150% 13 $ 10,845,870 $ 834,298 $ 2,200,000 $ 169,231 The Sawyer Rental LIHTC 81 $ 60,900,935 $ 751,863 $ 868,477 $ 10,722 Kingfisher 1 Rental LIHTC 76 $ 44,239,207 $ 582,095 $ 8,689,525 $ 114,336 Kingfisher 2 (w/ request) Rental LIHTC 72 $ 56,420,274 $ 783,615 $ 8,010,551 $ 111,258 Units Project Cost Cost/ Unit TOML Support TOML Support/ Unit TOML Total/ Average 262 $182,238,200 $695,566 $24,368,553 $93,010 Not The Parcel -
(HO, Rehab, small units) 33 $20,677,784 $626,600 $6,800,000 $206,061 The Parcel Phases 229 $161,560,416 $705,858 $17,568,553 $76,719 Local support per unit at The Parcel is +/- 63% below TOML average.

Kingfisher Phase 2 – Proposed Schedule

Next Steps…
Action Item November 5th

Thank You.

Questions?
Shellan Rodriguez
Project Manager
[email protected]
(406) 531-0401
Caleb Roope
The Pacific Companies
[email protected]
(208) 461-0022

Letter of Support for Kingfisher II Affordable Housing
To: Mammoth Lakes Town Council
I am a Sawyer resident, small business owner, and I’m going back to school. I’m writing to express my strong support for the Kingfisher II Affordable Housing project.

Our community urgently needs more affordable housing. Many people I know, including myself, have struggled to find housing that is stable and within reach. After going through a divorce, my rent became unaffordable — even before then, it was a stretch. To stay in Mammoth, I would have needed to find two roommates while raising my two small children. This experience is not unique; many families here face similar challenges.

Projects like Kingfisher II make a real difference. It will create much-needed homes close to jobs, schools, parks, and essential services. It aligns with the town’s housing goals and, together with Sawyer and Kingfisher I, will complete this important phase of The Parcel project. Additionally, by contributing Town funds, we can leverage $50 million in state funding — a major opportunity for our community.

Kingfisher II represents an investment in local families, workers, and the long-term health of Mammoth Lakes. Please continue to support this project and the residents who make this town the vibrant place it is.

Sincerely,
Sawyer Resident

Carta al Concejo Municipal de Mammoth Lakes
Asunto: Apoyo al Proyecto de Vivienda Asequible Kingfisher II Estimados miembros del Concejo Municipal de Mammoth Lakes:

Como residente del Sawyer y empleado en Mammoth, quiero expresar mi firme apoyo al proyecto de vivienda asequible Kingfisher II.

Nuestra comunidad realmente necesita más viviendas asequibles. Yo mismo he tenido dificultades para encontrar vivienda y conozco a otras personas que enfrentan el mismo problema. La vivienda asequible ayuda a los trabajadores locales a quedarse en la zona y fortalece a nuestra comunidad. Este proyecto creará más hogares para las personas que realmente los necesitan, brindando a los residentes la oportunidad de vivir cerca de su trabajo y contribuir a la economía local.

Desarrollos como Kingfisher II ayudan a que Mammoth Lakes sea un lugar donde todos puedan prosperar, no solo trabajar o visitar temporalmente. Esta vivienda ayuda a muchas personas, incluyéndome a mí, al ofrecer seguridad, estabilidad y un sentido de pertenencia.

Gracias por sus continuos esfuerzos para apoyar la vivienda asequible y por considerar este importante proyecto.

Atentamente,
Un residente de Sawyer
Letter to the Mammoth Lakes Town Council
Subject: Support for Kingfisher II Affordable Housing
Dear Members of the Mammoth Lakes Town Council,
As a resident of the Sawyer and an employee in Mammoth, I would like to express my strong support for the Kingfisher II Affordable Housing project.

Our community truly needs more affordable housing. I have personally struggled to find housing and have seen others face the same challenge. Affordable housing helps local workers stay in the area and contributes to a stronger, more stable community. This project will create more homes for people who truly need them, giving residents a fair chance to live where they work and contribute to the local economy.

Developments like Kingfisher II help make Mammoth Lakes a place where everyone can thrive—not just visit or work temporarily. This housing helps many people, including myself, by providing safety, stability, and a sense of belonging.

Thank you for your ongoing efforts to support affordable housing and for considering this important project.

Sincerely,
A Sawyer Resident

Letter of Support for Kingfisher II Affordable Housing
To: Mammoth Lakes Town Council
As a resident, business owner, and active member of the Mammoth Lakes community, I’m writing to express my strong support for the Kingfisher II Affordable Housing project.

Our town urgently needs more affordable housing. Too many local workers, parents, and families struggle to find a stable place to live. I have personally experienced this challenge — at one point, I even had to live in my car because there were no housing options available. This lack of affordable housing doesn’t just impact individuals; it affects relationships, stability, and the overall strength of our community.

Kingfisher II will create much-needed homes for people who live and work in Mammoth Lakes. It aligns with our community’s housing goals, completes a vital phase of The Parcel project, and will help bring $50 million in state funding to support local development. Just as importantly, it will help families stay together and build a true neighborhood community.

I urge the Town Council to continue supporting this important project. Kingfisher II is an investment in our town’s people, stability, and future.

Sincerely,
Mammoth Lakes Resident & Business Owner

To the Mammoth Lakes Town Council,
As a Sawyer and Mammoth Lakes resident, I am writing to share my strong support for the Kingfisher II Affordable Housing project.

I see every day how difficult it is for people in our community to find and keep stable housing. Many of my friends, coworkers, and neighbors have struggled to stay in Mammoth because rent prices are so high and options are so limited. Affordable housing is essential — it keeps families together, helps local workers stay in the area, and gives people the chance to live in safe and healthy conditions. It also strengthens our local economy and supports both young people and seniors who want to remain part of this community.

Kingfisher II will create more homes for people who truly need them, close to jobs, schools, parks, and essential services. It will also help build on what has already been started with the Sawyer, creating more of a neighborhood where residents can support one another and feel a sense of belonging.

I appreciate the Town’s continued work to expand housing options and make Mammoth Lakes a place where everyone — regardless of income — can live, work, and raise a family. Please continue to support and move the Kingfisher II project forward.

Thank you for your time and commitment.

Sincerely,
A Sawyer and Mammoth Lakes Resident

Dear Mammoth Lakes Town Council,
Affordable housing is vital to the long-term health and stability of Mammoth Lakes. It helps local workers stay in the area, keeps families together, and supports the overall strength of our economy. As someone who lives and works here, I’ve experienced how challenging it can be to find a stable and affordable home. Many others in our community face the same struggle.

The Kingfisher II project will provide much-needed homes for people who live and work in Mammoth.

It’s a key opportunity to expand our housing options and providing the Town’s contribution will bring in $50 million in state funding to support local housing units. Beyond the numbers, this project represents an investment in the people who make our town function every day.

I encourage the Town Council to continue supporting affordable housing and to move the Kingfisher II project forward. It will make a lasting, positive difference for our community.

Robert Colletta
Sawyer Resident, Mammoth Lakes

1 Nolan Bobroff
From: Clerk
Sent: Wednesday, November 5, 2025 2:12 PM
To: Nolan Bobroff; Rob Patterson; Amanda Rice; Bill Sauser; Brent Truax; Chris Bubser; John Wentworth
Subject: FW: Town Council Mtg & Housing Development
From: Jamie M <[email protected]>
Sent: Wednesday, November 5, 2025 12:55 PM
To: Clerk <[email protected]>
Subject: Town Council Mtg & Housing Development
[EXTERNAL EMAIL]
Nov 5, 2025
Mayor Bubser and Members of the Mammoth Lakes Town Council 437 Old Mammoth Road
Suite 230
Mammoth Lakes, CA 93546
Dear Mayor Bubser and Council Members,
I am writing to you as a resident/homeowner/pastor/hospital worker/soccer coach & referee in Mammoth Lakes. I’ve lived here for 14 years and my extended family has lived here for 56yrs. We have enjoyed raising our kids here and I have watched the many changes and growth in our community through the years. I feel that more housing is incredibly important and should be our highest priority as we move into the future. It has come to my attention that there is an opportunity to help complete the Kingfisher 2 housing development. Our town is in desperate need of a larger workforce.

The Sawyer development is already helping address this need by providing quality housing for our local workforce. But Mammoth needs more affordable housing options. I personally have many friends with businesses that are desperately looking for more employees, but housing is the main constraint that prevents people from living and working here in Mammoth. I want to express my strong support for the proposed housing development, Kingfisher 2. It is necessary to help our town.

Please do whatever it takes to make this happen!
I know that we will continue to need housing and this is a huge step forward in the right direction for our town. As Mammoth Lakes continues to grow, it is essential that we build infrastructure in the form of affordable housing for our workers, and for our families.

You don't often get email from [email protected]. Learn why this is important

2 Sincerely,
Jamie
Jamie McLeod
925-997-7102
[email protected]

November 5, 2025
Mayor Bubser and Members of the Mammoth Lakes Town Council 437 Old Mammoth Road
Suite 230
Mammoth Lakes, CA 93546
Dear Mayor Bubser and Councilmembers,
My name is Christopher Kopriva and I’m a resident at The Sawyer apartments. I’d like to take this opportunity to express my support for building Kingfisher 2. As a resident of Mammoth Lakes since Nov. 2015, it’s been a lengthy journey to find reliable housing and I’m deeply grateful to have found that at The Sawyer and hope others will find it as well. In the ten years I’ve lived and worked in Mammoth it’s been an uphill battle to afford being here and live in secure housing. With so many viable rental properties being converted to Airbnb and rental prices continuing to rise I wasn’t able to afford being able to sign a lease of my own until The Sawyer opened. While I’ve appreciated the places I’ve lived and the roommates shared leading up to living at The Sawyer, it was difficult to set a firm foundation of growth as a working professional. Frequently moving to new places, sharing living spaces out of necessity, and unable to pay thousands of dollars up front to sign a lease of my own stunted my growth as a person and as a professional until I was able to sign a lease at The Sawyer.

I now live in a studio apartment that I can’t quite call my own (because homeownership seems unattainable), but it’s a private space for myself and my dog. There’s been an underlying stress of not technically having rental history in my name and The Sawyer has allowed me to do that, become more independent, and focus on personal growth without the fear of losing housing and managing the dynamics of sharing a space with others. I consider living at The Sawyer to be a jumping off point to find myself in a better circumstance where I can afford to live somewhere else in town and open the unit I’ve been renting to another person that will inevitably benefit from it too.

Offering available and affordable housing to long-term residents of this town is an investment in the betterment of this community. With so much noise and turmoil in our world today it can feel toxic at times. Compounding that feeling with uncertainty of where one is going to live is brutal and if this beautiful town can work towards housing security, many of the folks will not just benefit from it in their immediate lives; they’ll project that positivity outwardly as well.

The community that’s developing at The Sawyer is truly wonderful. There’s a wealth of diversity in this new housing development with a focal commonality of respect towards others. It’s been a pleasure meeting new neighbors, making friends, and carrying those relationships throughout town when we see each other away from our home. If I were to pick my favorite unexpected experience of living at The Sawyer, I’d have to say it’s hearing kids practicing their musical instruments in the common areas. It brings a smile to my face to know the kids are in a comfortable space to learn and grow; plus there’s some serious talent in this town! It’s my understanding that the Kingfisher 2 development is lacking in funding and the Council may have an opportunity to contribute. Please consider doing so for the betterment of this town and community. As previously stated, there's so much that’s difficult in today’s society and alleviating even a fraction of the housing insecurity here in Mammoth would help everyone that lives in and visits Mammoth Lakes.

Thank you for your time and consideration.

Best,
Christopher Kopriva

November 4, 2025
Mayor Bubser and Members of the Mammoth Lakes Town Council 437 Old Mammoth Road
Suite 230
Mammoth Lakes, CA 93546
Dear Mayor Bubser and Members of the Town Council,
As a lifelong resident of Mammoth Lakes, I wanted to take a moment to express my gratitude and support for the town’s efforts to create and sustain affordable housing opportunities. I have chosen to remain anonymous in writing this letter, but I can share that I grew up here, and now, as an adult with a family of my own, I am proud to continue calling Mammoth home.

Living at The Sawyer has made it possible for me to continue working for the County, stay close to my family, and raise my daughter in the same beautiful community that shaped my own childhood.

Having access to affordable housing right here in town has allowed me to build a stable life without being forced to relocate farther away due to the high cost of living.

It’s also worth mentioning how meaningful it is that communities like The Sawyer allow pets. For many of us, our pets are part of our families. Having housing that accommodates them not only makes daily life more comfortable, but also helps make our living situation feel normal and inclusive especially given how few rental options in Mammoth allow pets.

I recently learned that the Town will have opportunities to continue developing more affordable housing in the future. I strongly support these efforts. Expanding access to affordable housing ensures that individuals and families who work here can also live here. It gives us a sense of stability and belonging, knowing that we can remain near our relatives and offer our children the same close-knit, small-town experience we were fortunate to have growing up.

Thank you for your ongoing commitment to supporting local families and for considering the longterm well-being of Mammoth Lakes residents.

Sincerely,
A Resident of Mammoth Lakes

The Power of Partnership…
Town Council
Nov 5, 2025
Rents & Incomes
The Workforce

Rents & Incomes
Rents are Revised for the following reasons:
1- Annual incomes increase at the Federal/ State level
2- Utility Allowances (Increase in UAs, decrease rents owed) 3- Uncommon- Rental Assistance revised by program (S8, VASH, MHSA, etc), OR Substantial changes to # of Family Earners
Incomes re-certified annually- federally required

The Workforce…

The Workforce
Job Title Employer Annual Salary Range AMI (2 person HHs) TOML $44,780 - $54,892 60%% AMI Recreation
Coordinator
Custodian I/II/III Mono County $43,272 - $52,597 37-44% AMI Mammoth Hospital $52,166 - $74,298 44-63% AMI Maintenance Technician
Mammoth USD $58,431 - $106,134 49-90% AMI Resource Specialist (Teacher)
Limelight Hotels $70,000 - $80,000 59-68% AMI Front Office Manager
Town of Mammoth Lakes $89,889 - $109,261 76-92% AMI Police Officer - Lateral

Kingfisher Phase 2 – Proposed Schedule

Thank You.

Questions?
Shellan Rodriguez
Project Manager
[email protected]
(406) 531-0401
Caleb Roope
The Pacific Companies
[email protected]
(208) 461-0022

1 TOWN COUNCIL STAFF REPORT
Title: Adopt a Resolution Approving the Third Amendment to the Solid Waste Services Agreement between the Town of Mammoth Lakes and Mammoth Disposal Company related to rate adjustments.

Meeting Date: November 5, 2025
Prepared by: Pam Kobylarz, Assistant to Town Manager
Rob Patterson, Town Manager
Anthony Ottati, Sustainability Coordinator
RECOMMENDATION:

Adopt a Resolution Approving the Third Amendment to the Solid Waste Services Agreement between the Town of Mammoth Lakes and Mammoth Disposal Company related to rate adjustments.

BACKGROUND AND ANALYSIS:

Background
In October 2020, the Town of Mammoth Lakes entered into a 20-year Solid Waste Franchise Agreement with Mammoth Disposal. The Town is required to provide solid waste services for its residents and visitors, including compliance with recycling and diversion mandates. The Franchise Agreement allows for Mammoth Disposal to provide these services on behalf of the Town.

The Franchise Agreement governs all aspects of solid waste services, including collection, processing, hauling, and how the rate structure may be approved and modified. One section of the Agreement (7.B.2) includes an assumption that the Transfer Station will receive 5,500 tons of non-franchise solid waste per year. Non-franchise solid waste is defined in the Agreement as “any and all solid waste delivered to the Transfer Station other than solid waste collected by Mammoth Disposal’s vehicles in the Franchise Area.” The 5,500 tons of non-franchise solid waste was a consideration in the development of the original rate structure, as additional revenue to help reduce rates. In the event that the non-franchise solid waste targets are not met, the Franchise Agreement allows for Mammoth Disposal to increase gate rates to account for the deficit.

Analysis
The 5,500-ton non-franchise solid waste target was set in anticipation of acquiring additional solid waste tonnage flowing to the Transfer Station from the closure of Benton Crossing Landfill. This target has not been met in any year, by a wide margin. Beginning in December 2024, the Town and Mammoth Disposal began discussion on this tonnage shortfall from the original agreement proforma, with specific efforts identified that may increase the number of tons processed. These modifications included attracting more selfhaul loads currently going to Pumice Valley Landfill and more reliable tracking of nonPage 163 of 178 2 franchise loads. These adjustments have been implemented and are providing improvement to the flow of non-franchise solid waste tonnage. Both Mammoth Disposal and the Town have agreed on reporting timeline adjustment discussed below.

The proposed amendment to the Agreement would change the reporting timeline for the non-franchise solid waste target. Currently, Mammoth Disposal is required to report the previous calendar year’s non-franchise solid waste every January, and the ensuing rate change will take effect in the following calendar year (12 months later). The proposed change would require Mammoth Disposal to report on the previous fiscal year’s nonfranchise solid waste every September, and the ensuing rate change will take effect in the following calendar year (three months later). This change would allow Mammoth Disposal additional time to compile and reconcile the tonnage reports, while still providing sufficient time to work with the Town to address any deficits.

The proposed change to the non-franchise solid waste reporting structure would only change the timeline for non-franchise solid waste reporting but not the related fee structure.

The proposed change would allow gate rates to be more responsive to fluctuations in nonfranchise solid waste, which could be favorable for the Town if Mammoth Disposal is able to increase non-franchise solid waste. The Town and Mammoth Disposal have been working together on ways that the non-franchise solid waste coming into the Transfer Station could be increased, to help meet the 5,500-ton goal – so far these efforts have yielded some success.

While negotiations on the non-franchise solid waste issue were ongoing, the Town and Mammoth Disposal also discussed another item in the Franchise Agreement: exceptions to exclusivity, specifically related to decluttering services. Currently, the Franchise Agreement allows for landscaping, gardening, or similar work where the contractor disposes of waste resulting from work performed, to take place within the Franchise Area.

However, it does not address other similar businesses such as decluttering and similar services, where waste is generated from the service provided.

The Town proposed to include similar language to the landscaping services exclusion for other similar types of property beautification businesses, where property beautification refers to both the inside and the outside of a property. Once this exception has been adopted, the Town will be able to include a condition on all business tax certificates for these types of businesses that requires them to take the waste to the Mammoth Disposal Transfer Station, which in turn will help to increase the non-franchise solid waste tonnage. This exception does not apply to junk removal services, or businesses that solely pick up and transport waste.

OPTIONS ANALYSIS
Option 1: Adopt a Resolution Adopting the Third Amendment to the Solid Waste Services Agreement between the Town of Mammoth Lakes and Mammoth Disposal Company. This would clarify and streamline multiple aspects of the current agreement.

3 Option 2: Do not Adopt the Third Amendment to the Solid Waste Services Agreement between the Town of Mammoth Lakes and Mammoth Disposal Company. A decision not to adopt the proposed amendment would result in the existing solid waste franchise agreement staying in place.

Attachments:

Resolution
Third Amendment to Solid Waste Services Agreement between the Town of Mammoth Lakes and Mammoth Disposal Company

RESOLUTION 25-XX

A RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF

MAMMOTH LAKES APPROVING THE THIRD AMENDMENT TO THE SOLID

WASTE FRANCHISE AGREEMENT WITH MAMMOTH DISPOSAL
WHEREAS, the Town is responsible for providing solid waste handling services to its citizens, including source reduction, recycling, composting activities and the collection, transfer and disposal of solid waste within the Town boundaries subject to solid waste handling jurisdiction, as provided in Public Resources Code Section 40057, part of the California Integrated Waste Management Act (Act or AB 939); and
WHEREAS, the Town has a Franchise Agreement (Agreement) with Mammoth Disposal Company to provide solid waste and recycling services on its behalf within the Town of Mammoth Lakes; and
WHEREAS, the current Agreement specifies a process and timeframe for Mammoth Disposal to report non-franchise solid waste tonnage to the Town; and WHEREAS, the current process and timeframe are problematic and the Town and Mammoth Disposal desire to revise the reporting timeframe for non-franchise solid waste; and WHEREAS, the proposed change would allow Mammoth Disposal additional time to compile and reconcile the non-franchise solid waste tonnage reports, while still providing sufficient time to work with the Town to address any deficits within the calendar year; and WHEREAS, the Town and Mammoth Disposal wish to allow exceptions to exclusivity for declutter and similar services in the same way that landscaping business are permitted to operate; and
WHEREAS, it is the Town and Mammoth Disposal’s intent that these amendments will help to get closer toward achieving the 5,500 non-franchise solid waste tons assumed by the Agreement.

NOW, THEREFORE, BE IT RESOLVED by the Town Council of the Town of Mammoth Lakes as follows:

Section 1.

The foregoing recitals are true and correct and incorporated herein by reference.

Section 2.

The Town Council has fully considered this matter and has:

A. Reviewed the agenda bill and draft Third Amendment to the Franchise Agreement attached hereto as Exhibit A and all information submitted herewith regarding the proposed agreement;
B. Heard and received all support, objections and/or protests, or other written communications regarding the proposed agreement;

C. Taken and received oral and documentary evidence pertaining to the approval of the proposed agreement;
D. Been fully informed of this matter.

Section 3.

The Town Council of the Town of Mammoth Lakes explicitly and expressly adopts all findings contained herein this resolution.

Section 4.

The Town Council hereby approves and authorizes the Mayor or Town Manager of the Town of Mammoth Lakes to execute the Third Amendment to the Solid Waste Services Agreement between the Town of Mammoth Lakes and Mammoth Disposal Company attached hereto.

Section 5.

The Town Clerk shall certify as to the adoption of this Resolution.

APPROVED AND ADOPTED this 5
th day of November 2025.
______________________
Chris Bubser, Mayor
ATTEST:
__________________________
JAMIE GRAY, Town Clerk

THIRD AMENDMENT TO

SOLID WASTE SERVICES AGREEMENT
THIS THIRD AMENDMENT to the Solid Waste Services Agreement (“Amendment”) is made and entered into as of November 5, 2025 (“Effective Date”) by the Town of Mammoth Lakes, California (“Town”) and Mammoth Disposal Company (“Contractor”). The Town and Contractor are collectively referred to herein as the “Parties” and each individually as a “Party.” Capitalized terms not otherwise defined herein shall have the respective meanings ascribed to them in the Agreement (as defined below).

RECITALS
WHEREAS, the Town and Contractor entered into the Solid Waste Services Agreement on October 1, 2020 (“Agreement”); and
WHEREAS, the Parties desire to amend the Agreement as set forth herein.

NOW, THEREFORE, in consideration of the premises and the mutual promises, covenants, and agreements set forth herein, the receipt and sufficiency of which the Parties acknowledge, the Parties hereby agree as follows

AGREEMENT

1. Amendment. As of the Effective Date, Section 1, Definitions, is hereby amended by adding the following definition to the end of the list of defined terms:
“QQQ. PROPERTY BEAUTIFICATION. “Property Beautification” means the enhancement and improvement of the overall appearance and condition of a property, including interior and exterior areas. Such activities may include, but are not limited to, landscaping, gardening, interior organization, decluttering, and related activities.”
Further, as of the Effective Date, Section 3(C), Exceptions to Exclusivity, is hereby deleted in its entirety and replaced with the following:
“The exclusive franchise granted by this Agreement shall not apply where:

1. A person, including employees (excluding a person who hires a third party for a fee), handles, hauls, or transports Solid Waste or Recyclables generated by or form their own residence or business operation for purposes of disposal at an authorized Processing or Disposal facility or Transfer Station. Notwithstanding anything herein to the contrary, this provision shall not in any way modify any mandatory Solid Waste ordinance or requirements; or

2. A person or entity contracts for Property Beautification services, and the contractor engaged therefor removes and Recycles or otherwise Disposes of Compostable Material or other Solid Waste resulting from such services.

Provided, however, that such removal and Recycling or Disposal is incidental to the Property Beautification services performed by a professional providing such services and not by a contractor whose business primarily operates to provide waste management services. In order to be eligible for an exception to exclusivity, all accumulated waste generated from Property Beautification work must be brought to the Mammoth Disposal Transfer Station. People or entities that solely collect waste for disposal are not eligible for an exception to exclusivity; or

3. A person or entity who or which has been given an exemption by the Town from any mandatory Collection ordinance that the Town may adopt in the future; or

4. A person or entity licensed to engage in construction and/or demolition work that is performing construction and/or demolition work on a premises pursuant to a valid construction permit that hauls away Construction & Demolition Debris to a licensed Recycling or Disposal facility using its own employees and its own trucks. The above exception to this exclusive franchise agreement does not permit or allow a person or entity to hire or contract with another person or entity, whether as an agent or independent contractor, to pick-up, remove, haul, dispose of, or transport Solid Waste. Likewise, the rental of equipment to remove Solid Waste wherein a driver/operator is furnished is not permitted and would be a violation of the exclusivity provision of this Agreement. The use of rented equipment with hired equipment operators to pick-up, remove, haul, dispose of or transport solid waste is not permitted; or

5. Nothing in this Agreement shall require that Collection services be accepted by the State of California; any school district; or other state agency, or any other entity that is excluded by law from the obligation to subscribe to the Collection services set forth herein; or

6. A person or entity handles, hauls, transports, hires, or contracts with another person or entity to handle, haul, or transport, Forest Biomass generated in forested land for purposes of disposing same at an authorized Biomass Conversion Facility. “Forest Biomass” means vegetation from trees, brush, and other plants grown in forested areas. “Forested land” means areas in the Town that require a Smoke Management Plan for agricultural and prescribed burning pursuant to the requirements of the California Air Resources Board and the Great Basin Unified Air Pollution Control District. “Biomass Conversion Facility” means any facility, including any intermediate staging area, processing biomass waste into energy, fuel, and other products. This Agreement does not confer any exclusive rights to Contractor to handle, haul or transport Forest Biomass or operate a Biomass Conversion Facility and/or conduct biomass conversion operations.

Further, as of the Effective Date, Section 7(B)(2), Material Recovery Services to be Provided by Contractor, of the Agreement is hereby deleted in its entirety and replaced with the following:

2. The Parties have entered into this Agreement and agreed to the Gate Rates set forth in Exhibit B based on the assumption that the Transfer Station will receive five thousand five hundred (5,500) tons Non-Franchise Solid Waste per year following the permanent closure of the Benton Crossing Landfill in Mono County, which occurred on or about December 31, 2022. Each August, Contractor shall measure the tons of Non-Franchise Solid Waste received at the Transfer Station for the immediately previous period of time between July 1 and June 30. Contractor shall provide documentation to the Town related to this annual measurement no later than September 30 each year. If the annual tons of Non-Franchise Solid Waste received at the Transfer Station in such year is less than five thousand five hundred (5,500) tons, the Gate Rates shall automatically increase by a half-percent (0.5%) for each five hundred (500) tons of Non-Franchise Solid Waste less than five thousand five hundred (5,500) tons that are actually received at the Transfer Station.

Such rate adjustment shall occur upon January 1st of the following year. If the tons of Non-Franchise Solid Waste received at the Transfer Station in any subsequent year increases or decreases by an additional five hundred (500) tons, the Gate Rates shall be adjusted up or down accordingly, with such adjustment to be effective on January 1st of each subsequent year; provided, however, that the Gate Rates shall not be subject any adjustment pursuant to this subsection 2 if the annual tons of Non-Franchise Solid Waste received at the Transfer Station in any year is five thousand five hundred (5,500) tons or greater. Any adjustments to the Gate Rates pursuant to this subsection 2 shall be in addition to any CPI-related adjustments contemplated in subsection 1 above and shall not be subject to the limitations set forth in the last sentence of subsection 1.

2. Ratification. All terms and provisions of the Agreement not amended hereby, either expressly or by necessary implication, shall remain in full force and effect. From and after the date of this Amendment, all references to the term “Agreement” in this Amendment or in the Agreement shall include the terms contained in this Amendment.

3. Counterparts; Facsimile Signatures. This Amendment may be executed in counterparts, each of which shall be deemed an original, but all of which shall collectively constitute one and the same instrument representing this Amendment between the parties hereto, and it shall not be necessary for the proof of this Amendment that any party produce or account for more than one such counterpart. Facsimile signatures shall be given the same force and effect as original signatures and shall be treated for all purposes and intents as original signatures.

4. Conflicting Provisions. In the event of any conflict between the terms of the Agreement and this Amendment, the terms of this Amendment shall prevail.

IN WITNESS WHEREOF, the Town and Contractor have caused this Amendment to be executed as of the date first written above.

TOWN OF MAMMOTH LAKES,

CALIFORNIA

MAMMOTH DISPOSAL COMPANY
By: ______________________________
Name: ______________________________
Title: ______________________________
Date: ______________________________
By: ______________________________
Name: ______________________________
Title: ______________________________
Date: ______________________________
ATTEST
By: ______________________________
Name: ______________________________
Title: ______________________________
Date: ______________________________

1 TOWN COUNCIL STAFF REPORT
Title: Request for Town Support to provide emergency food assistance for CalFresh recipients
Meeting Date: November 5, 2025
Prepared by: Rob Patterson, Town Manager
RECOMMENDATION:

Authorize the allocation of up to $100,000 in support of an emergency food assistance program administered by Mono County for existing CalFresh recipients who have lost coverage due to the current government shutdown.

BACKGROUND:

The CalFresh Program, federally known as the Supplemental Nutrition Assistance Program (SNAP), issues monthly electronic benefits that can be used to buy most foods at many markets and food stores. The CalFresh Program helps to improve the health and well-being of qualified households and individuals by providing them with a means to meet their nutritional needs. CalFresh is largely regarded as one of the most effective tools to combat poverty and food insecurity. CalFresh benefits are primarily 100 percent federally funded.

CalFresh benefits for November 2025 are delayed due to the federal government shutdown.

Benefits cannot be issued until the shutdown ends and federal funding is restored.

ANALYSIS:

CalFresh currently serves 507 households (868 individuals) in Mono County, approximately 68% of whom are families with children and 22% elderly or disabled. This funding disruption will have the most significant impact in Mammoth Lakes, where the highest concentration of CalFresh recipients live.

To bridge this critical gap, we are proposing a one-time emergency food assistance program to help low-income families and individuals throughout Mono County who rely on CalFresh. The Mono County Board of Supervisors will consider allocating up to $100,000 in General Fund dollars at its November 4 meeting to launch this temporary program. This temporary program will end when federal funding for SNAP (CalFresh) is restored.

The County’s plan is proposed to:
 Provide prepaid grocery cards (similar to debit cards) to CalFresh households up to approximately 50% of their CalFresh benefit.
 The County will purchase cards in batches to provide benefits weekly until the government reopens or funds are exhausted.

2  Recipients seeking this benefit must already be enrolled in the CalFresh, receiving benefits prior to the government shutdown.
 Funds can also be used to enhance food pantry supplies at County HHS offices to expand food availability in Mammoth Lakes and other communities.

CalFresh recipients may choose to further supplement their food needs through monthly food distributions and food pantry sites in Mono County, including those operated by IMACA and the Salvation Army. California will be advancing $80 million to existing CalFood food banks to help shore up food availability during the federal shutdown.

A shared commitment between the Town and County to support community well-being, by contributing funds toward this emergency food assistance effort will help mitigate the impact on local residents and provide services to a greater number of vulnerable households during this temporary benefit interruption.

FINANCIAL CONSIDERATIONS:

The annual Town operating budget includes a contingency fund of $100,000. Staff recommends the allocation of the entire contingency to provide immediate funding for this program. During a quarterly budget review, staff will recommend an allocation of General Fund to replenish the contingency fund for the remainder of FY25-26.

Mammoth Lakes Town Council
Agenda Action Sheet
Title: Resolution in support of Public Lands to ensure protection and proper management by our Federal Partners.

Council Meeting Date: 11/5/2025
Prepared by: Rob Patterson, Town Manager
Recommended Motion: Adopt a resolution in support of protection for Public Lands and proper management to ensure forest health and protection of our recreation-based economy.

Summary: The Town of Mammoth Lakes is dependent on successful management of federal lands that surround our Town and provide amenities that draw visitors to our area. In 2025, there have been several significant challenges that have weakened our federal partners’ ability to provide basic services on federal lands. Earlier in the year, the Town was able to provide funding to hire replacement workers to ensure that our visitor experience was not impacted by these federal funding cuts. Once again, the Town finds the need to help fill gaps in staff abilities during the current government shutdown.

In June, several mountain communities, dependent on the success of our federal public lands, banded together in strong opposition to the proposed sale of public lands. That effort, along with significant public support for federal public lands, was successful in blocking those proposals from moving forward.

This resolution highlights the importance of federal public lands to the success of the Town of Mammoth Lakes and calls on our federal partners to improve their funding, management, and stewardship of public lands within our region.

RESOLUTION NO. 25-

RESOLUTION OF THE TOWN COUNCIL

OF THE TOWN OF MAMMOTH LAKES, STATE OF CALIFORNIA,

IN SUPPORT OF PUBLIC LANDS PROTECTION AND MANAGEMENT
WHEREAS, the Town of Mammoth Lakes is home to a significant portion of public lands, comprising approximately 80.4% of its total area, which are integral to the Town’s recreation-based economy, environment, and quality of life; and
WHEREAS, these public lands, managed by federal agencies such as the U.S. Forest Service, National Park Service, and the Bureau of Land Management, provide essential resources, including opportunities for outdoor recreation, and habitats for wildlife; and WHEREAS, the citizens of the Town deeply value these public lands for their recreational, economic, cultural, and spiritual significance, recognizing that these lands are accessible to all, regardless of socioeconomic status, race, or gender; and WHEREAS, federal management of these public lands ensures that resources are managed for the benefit of all Americans, addressing complex challenges such as wildfire management, watershed protection, and wildlife conservation; and
WHEREAS, the costs associated with managing these lands are a national responsibility, and federal involvement is crucial for the long-term health and sustainability of these resources; and WHEREAS, there are ongoing attempts to transfer or sell off public lands, which are inconsistent with the values and interests of the residents of the Town of Mammoth Lakes and the broader California community; and
WHEREAS, the 2023 U.S. Bureau of Economic Analysis reveals that outdoor recreation in California generated $81.5 billion in economic output, contributed 2.1% to the state's GDP, supported 545,548 jobs, and generated $12.6 billion in tax revenue, demonstrating the profound economic significance of public lands and outdoor recreation to the State of California and to the Town of Mammoth Lakes; and
WHEREAS, according to a 2023 Conservation in the West Poll, 84% of Westerners - including 71% of Republicans - are more likely to support presidents who use their power to protect existing public lands. Similarly, the 2024 poll found that 85 percent support creating new national parks, national monuments, national wildlife refuges and Tribal protected areas to protect historic sites or areas for outdoor recreation; and
WHEREAS, protecting these places is also a winning issue on both sides of the aisle. Since the Antiquities Act was passed, 18 presidents - nine Democratic and nine Republican - have designated or expanded over 160 national monuments across the country; and WHEREAS, the Town recognizes the importance of multiple uses of public lands, including but not limited to grazing, energy development, and recreation.

NOW, THEREFORE, BE IT RESOLVED, that the Town Council of the Town of Mammoth Lakes hereby:

1. Expresses its strong support for the continued federal management and stewardship of public lands within Mono County and the Town of Mammoth Lakes.

2. Opposes any efforts to sell, transfer, or dispose of these public lands. Page 175 of 178 Resolution No. 25-

3. Encourages the California Congressional Delegation to oppose any legislation that would negatively impact public lands and to support policies that ensure their long-term preservation and sustainable use.

4. Asks Congress to fully fund our public lands, oppose the sale of public lands, and oppose any attempts to change the Antiquities Act or reduce the size of our national monuments.

5. Recognizes the multiple uses of public lands and encourages a balanced approach to land management.

6. Urges federal land management agencies to continue their collaborative efforts with local communities, stakeholders, and other governmental entities to ensure effective and responsible management of public lands.

BE IT FURTHER RESOLVED, that copies of this resolution be sent to the members of the California Congressional Delegation, the Governor of California, and the relevant federal land management agencies.

Adopted this 5
TH day of November 2025.

_________________________
CHRIS BUBSER, Mayor
ATTEST:
________________________________
JAMIE GRAY, Town Clerk

Agenda Item ________
File No. ____________

AGENDA BILL
Subject: Councilmember Reports
Initiated by: Jamie Gray
______________________________________________________________________ BACKGROUND:

Each member of the Town Council is appointed to serve as a Town representative to a number of committees, commissions, and organizations.

These groups meet infrequently and from time to time the representatives will report to the rest of the Council at a regularly scheduled meeting.

In addition, Councilmembers on occasion participate in meetings, conferences and seminars, and their reports on these educational opportunities are of benefit to the rest of the Council.

ANALYSIS/DISCUSSION:

California Government Code requirements pertaining to the open meeting act stipulate that all items for discussion must be listed on the agenda before the matter can be discussed and/or acted upon. To meet this requirement, and the intent of the Brown Act, Councilmember Reports are listed on each agenda to allow representatives to report to the rest of the Council at these meetings.

The following is a list of the commission/committees on which members of the Council serve:

Land Use:

Local Agency Formation Commission (LAFCO) – Rice, Truax, and Bubser as alternate
Airport Land Use Commission – Rice, Truax, and Bubser as the alternate Mono County Collaborative Planning Team (CPT) – Senior Planner Kim Cooke and Bubser and Truax as alternates
Intergovernmental Relations:

Town and County Liaison Committee – Bubser, Rice, and Town Manager and Sauser as alternate
Desert Mountain Division of the League of California Cities – Sauser and Town Manager as alternate
Eastern Sierra Council of Governments (ESCOG) – Bubser, Wentworth, and Sauser as alternate
Great Basin Unified Air Pollution Control District – Wentworth and Bubser as alternate

League of California Cities City Voting Delegate – Bubser and the Town Manager as the alternate
California Joint Powers Insurance Authority Board – Truax and Assistant to the Town Manager as alternate
Transportation:

Local Transportation Commission (LTC) – Bubser, Sauser, and Truax; Town Manager as alternate
Eastern Sierra Transit Authority (ESTA) Board – Bubser and Sauser Local Issues:

Mammoth Lakes Tourism (MLT) Board – Wentworth
Mammoth Lakes Recreation (MLR) Board – Truax
Eastern Sierra Community Housing Board – Rice
Treasury Oversight Committee – Finance Director; Town Manager as alternate Parks and Recreation Master Plan Advisory Committee – Rice; Bubser as the alternate
LEGAL CONSIDERATIONS:

According to the California Open Meeting Act, commonly referred to as the Brown Act, the agenda must reflect every matter to be discussed by a governing body.

RECOMMENDATION(S):

This agenda bill is submitted for information only.