Mammoth Lakes City Council
November 19, 2025

Town Council Agenda

Wednesday, November 19, 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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1. CALL TO ORDER AND ROLL CALL
Councilmember Truax will be participating remotely from 1702 State Street, Meeteetse, WY 82433.

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. TOWN COUNCIL PRESENTATIONS

4.1 Recognition of Records Supervisor Krystle Stewart for 10 years of service to the Town of Mammoth Lakes.

4.2 Recognition of Fleet Superintendent Lon Adams for retirement and twenty-five years of service to the Town of Mammoth Lakes.

5. WORKSHOP

5.1 Workshop with the Board of Mammoth Lakes Tourism to review fiscal year 2024-25 accomplishments.

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

7. PUBLIC PRESENTATIONS

7.1 High Sierra Energy Foundation (HSEF) update presented by Pam Bold, HSEF Executive Director.

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

8.1 November 2025 Public Works Engineering CIP Update.

9. STAFF PRESENTATIONS

9.1 Receive a presentation on enforcement efforts related to trash and wildlife issues.

9.2 Receive a presentation and discuss the draft Multi-Jurisdictional Local Hazard Mitigation Plan Update.

10. CONSENT AGENDA

10.1 Approve the minutes of the regular meeting of November 5, 2025.

10.2 Approve the resolution authorizing the removal of the real property located at 165 Old Mammoth Road, Unit 53 in the Sierra Manors Condominium complex from the rental market and authorizing the sale of the unit under the Town’s Housing Now! BRIDGE Program

10.3 Continue approval of emergency contract for Town Yard Waste Oil Tank Replacement.

10.4 Accept Check Register 10/30/25 in the amount of $439,607.75. Accept Check Register 11/6/25 in the amount of $1,542,269.81.

11. PUBLIC HEARINGS
Public Hearing Procedure.

The Mayor will open the public hearing and then: Statement and presentation by staff.

Statement and presentation by property owner or appellant. Questions from the Town Council. Call for testimony. Rebuttal to previous testimony by property owner or appellant.

Close the public hearing, terminating public testimony. The Town Council will deliberate the matter and arrive at a decision.

11.1 Public hearing for consideration of an appeal of the October 8, 2025 Planning and Economic Development Commission decision to approve the 54 Mono Street Apartments entitlement application consisting of Use Permit 24-003, and Design Review 24-006, and
Adjustment 25-005.

12. POLICY MATTERS

12.1 Consider a second amendment to the terms of the contract with Placemate to operate the Lease to Locals program.

12.2 Air Service Memorandum of Understanding (MOU) between Inyo County, Town of Mammoth Lakes, Mammoth Lakes Tourism, and Mammoth Mountain Ski Area to provide funding for Air Service, Minimum Revenue Guarantee for Commercial Air Service at Bishop Airport (BIH)

12.3 Pre-Audit Financial Results for Fiscal Year 2024-25, including June 30, 2025, Fund Balances and Fiscal Year 2025-26 Quarter 1 budget adjustments.

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

14. CLOSED SESSION

14.1 Pursuant to Government Code Section 54957.6.(a), Conference with Labor Negotiators, the Town Council will meet with its representatives, Town Manager Rob Patterson, Community and Economic Development Director Nolan Bobroff, Human Resources Manager Amanda
Pelham, and Jack Hughes, Partner with Liebert Cassidy Whitmore, with respect to the following Employee Organizations: Mammoth Lakes Police Officers Association.

15. ANNOUNCEMENT OF ACTION TAKEN AFTER CLOSED SESSION

16. ADJOURNMENT
The Town Council will adjourn to a regular meeting to be held on Wednesday, December 3, 2025 at 4:00 p.m.

Mammoth Lakes Town Council
Agenda Action Sheet
Title: Joint meeting between Town Council and Mammoth Lakes Tourism (MLT) to review accomplishments for FY24-25
Council Meeting Date: 11/19/2025
Prepared by: Rob Patterson, Town Manager
Recommended Motion: Receive presentation on FY24-25 year in review and provide general discussion of the partnership with MLT and success of marketing programs.

Summary:

The contract with Mammoth Lakes Tourism (MLT) adopted on July 1, 2023, included a recommended meeting schedule that would allow the MLT Board and the Town Council an opportunity to meet quarterly on contract deliverable or important marketing events. This meeting will focus on a recap of the marketing performance for FY24-25. This will be a highlevel overview of key marketing components and allow for questions on direction.

MLT FY 2024-25

ANNUAL REPORT
NOVEMBER 19, 2025

MAMMOTH LAKES TOURISM
TODAY’S AGENDA
• Community Engagement
• Special Events
• Public Relations
• Owned Marketing
• Paid Marketing
• International Sales
• Air Service
• Financial Overview
• TBID Annual Report

COMMUNITY ENGAGEMENT

MAMMOTH LAKES TOURISM

COMMUNITY ENGAGEMENT
Public Engagement and Outreach
● Community Engagement Plan completed and implemented
○ Presented to MLT Board November 19, 2025
Increased focus on community outreach and resident quality of life
● Destination Stewardship Plan (community partnership with TOML) ○ Contract executed with Hunden Partners, work in progress with completion at end of FY 2025-26
● Connecting the dots between visitation dollars and community benefit
○ Annual Report
○ Community Engagement Marketing
■ Contract executed with the Abbi Agency, in progress
● Annual Resident Sentiment Survey
● Monthly Community Coffee, Community Skate Nights, other outreach events

MAMMOTH LAKES TOURISM

COMMUNITY ENGAGEMENT
Local Partnerships
● Identifying infrastructure and quality of life
needs
○ Projects for partner survey identified with the
Town and from Destination Stewardship Plan
initial outreach
● Partnering with TOML on key community
infrastructure initiatives
○ Regular meetings with Town department
heads to identify needs/projects, understand
timelines, and feasibility
○ Real-time transit information scheduled for
winter 2025-26 deployment on Main St. and
Old Mammoth Rd. corridors

MAMMOTH LAKES TOURISM

COMMUNITY ENGAGEMENT
Stewardship Initiatives/Partnerships & Increasing
Community Awareness of MLT leadership with
stewardship
● Trashy Thursdays – Spring/Summer 2025
○ 14 events
○ 195 volunteers
○ 1,242 pounds of trash collected
○ 137.5 pounds of recycling
● Clean Up the Lake – continues through 2026
○ MLT match of up to $100,000
○ Lake George, 2023
○ Lake Mary, 2024
○ McLeod Lake 2025
■ 237.34 pounds of trash collected
■ HAB and invasive species studies in Twin Lakes
● Adopt-a-Trail and Tangle-Free Waters sponsorships
● Pre-arrival Guides, Wildfire Prevention & Education webpages

SPECIAL EVENTS

MAMMOTH LAKES TOURISM

SPECIAL EVENTS RECAP
• 26 Events funded: 3 new, 3 first-time funding recipients • $350k distributed for 2025 (17% increase YOY)
• New Guiding Document and scorecard implemented for 2025 o Green events checklist
• Single-use plastic water bottle ban implemented for
events in 2025
o Drive increased visitation to need periods
o Bonus for marketing events 100+ miles outside of town • New Event Ambassador Program
o 40 applicants & partnered with 4 for coverage on key events where we needed content

PUBLIC RELATIONS

MAMMOTH LAKES TOURISM

PUBLIC RELATIONS PERFORMANCE
Nearly Doubled Earned Media Placements Through Targeted Content and National Storytelling
10 Total placements by fiscal
year:

FY 23/24: 783
FY 24/25: 1,511 (+93%)
Total domestic media visits:
12

MAMMOTH LAKES TOURISM

MOMENTUM & CONTENT THEMES
Strategic Storytelling Drove Seasonal Demand
11 Fall Colors: 102 placements, making up roughly 30% of coverage in peak months.

MAMMOTH LAKES TOURISM

IMPACT & MEDIA RELATIONS
Building Momentum Through Meaningful Media & Athlete Relationships 12 Strategic Impact
● Earned coverage in top
national outlets including
Travel + Leisure, Outside, LA
Times, SF Chronicle, and KTLA.
● Continued momentum around
Fall Colors, stewardship, and
community narratives.
● Strengthened Mammoth
Lakes’ positioning as a yearround destination.
● Extended media presence
through press events,
broadcast exposure, and
coordinated regional
storytelling.

Partnership Development
● Hosted five influencer visits across
adventure, lifestyle, family travel, and
wellness verticals, expanding reach to
new audiences.
● Maintained long-standing sponsorship
with the Mammoth Track Club,
supporting professional and amateur
athletes training at elevation.
● Managed The Crib, providing
accommodation for visiting athletes
while promoting Mammoth Lakes as the
premier altitude-training destination.
● Deepened connections through
networking, media events, and followup relationship management with top journalists and creators.

OWNED MARKETING

MAMMOTH LAKES TOURISM

LOCAL MARKETING RECAP
Local Marketing Projects
• Local advertising in the Sheet
o 28 weeks included Locals air service discounts, special events, & Real Unreal campaign
• Radio advertising - KMMT, Sierra Wave, Eastern Sierra NOW o Weekly air service and stewardship messaging + 5-in-5 on KMMT
• Fishmas banners, window clings, postcards
• Special events posters
• July 4th stickers, Town pad maps, Camp Like a Pro collateral

MAMMOTH LAKES TOURISM

CONTENT PROGRAMS
It’s a Mammoth Thing
• Is a joint project with the Town of
Mammoth Lakes to address both local
and visitor stewardship messaging
including Poop Patrol, Respecting
Wildlife, Carfree is Carefree & more. This
video series consists of 9 videos in FY
24/25 with over 240,000 views and over
650 hours of watch time.

MAMMOTH LAKES TOURISM

CONTENT PROGRAMS
Seasonal Ready Guides
• Created three new resource pages, Winter Ready Guide, Summer/Fall Ready Guide, and Wildfire Prevention & Education, highlighting key stewardship topics and best practices for each season.

In-House Design
• Began to utilize in house design to lower costs, increase agility, and increase capability of our brand. Projects included digital ads, print marketing materials (event posters, fishing postcards, airport posters and signage), and town collaborations (LA Kings Road Trip, LA fire response digital graphic and banner design, Host Hounds).

MAMMOTH LAKES TOURISM

CONTENT PROGRAMS
Fall Colors Program
• To educate via stewardship messaging to
visitors both before they arrive and while
in-town, we shared clear and actionable
tips for responsible recreation during the
fall color season. The overall social reach
was up 122.5% YOY (1.2 Million) and our
“Where to Find Fall Colors” Weekly
Blog had a 10.1% increase in views YoY.

MAMMOTH LAKES TOURISM

NEWSLETTERS
Newsletters are used to promote sustainability, local
businesses, local events, and to provide insights.

Newsletter Stats
● Newsletter database saw 4.7% growth YOY
● Average Open Rates
○ Visitor Facing: (45%)
○ Local-Facing: (66%)
● Business Extranet Portal Promotions (shared over 50
times)

VISITOR FACING
● Visitor Newsletter, Fishing Newsletter, Fall Newsletter

LOCAL-FACING
● Occupancy Newsletter, 5 in 5 Newsletter, Community
Snow Messaging

MAMMOTH LAKES TOURISM

WEBSITE RECAP
Website Stats
● Total Sessions: 1.5 million
● Average Engagement Time Per Session: 0:41 seconds
○ Traffic declined this year due to the growth of AI tools that deliver travel answers directly, thereby reducing site visits and engagement time. We are working to adapt our strategy to meet visitors where they seek information.
● Pass-throughs to local businesses and events saw significant growth this year. ○ Local business referrals reached 118,021 (42% increase in YOY). ○ Event referrals totaled 14,017.

Growth Marketing Wins
● 51 growth marketing tasks were completed
● With these optimizations we saw increase on
○ Events Page (48% increase)
○ Restaurant Page (24% increase)

MAMMOTH LAKES TOURISM

SOCIAL MEDIA RECAP
Social Media (Facebook & Instagram)
- Total Engagements: 223.5 thousand
- Total Reach: 10.1 million
Initiative Recap
- Produced a Campfire Safety video in collaboration with the Whitebark Institute, Camp Like A Pro, and Mono County. This was shared on socials during the height of campfire season to provide education on how to properly have a campfire.
- Clean Up The Lake
- Total # of Posts 12, Total Views: 60,521, Total Interactions: 1,647 - Trashy Thursdays
- Total # of Posts: 9, Total views: 58,015, Total Interactions: 1,285

PAID MARKETING RECAP

MAMMOTH LAKES TOURISM
FY24/25 PAID PROGRAM DELIVERY
22 IMPRESSIONS
171

MILLION

SESSIONS
501

THOUSAND

VIDEO VIEWS

26.4 MILLION

MEDIA SPEND
$1.81M

MILLION

MAMMOTH LAKES TOURISM
SEASONAL RECAP – FALL
23 PARTNERS
YouTube
AdTheorent
Facebook/Instagram
Google (GDN, Search)
The Trade Desk

FLIGHTING
Mid-August - October

MARKETS
California & Nevada
Base
Spot Markets: Los
Angeles, San Diego,
San Francisco, Las
Vegas, Sacramento

CHALLENGES/OPPORTUNITIES
Campaign start adjusted earlier to build up awareness and interest sooner in the season leading users into stronger consideration to visit destination in the fall.

New for this season, CTV was incorporated into awareness tactics to provide greater audience reach, aiding seasonal support and driving expanded interest.

Implementation of Facebook/Instagram video in traffic driving space improved CTR by +21% YoY, while AED was challenged. Attempt testing various landing pages to enhance onsite engagement.
133%

TO GOAL
132%

TO GOAL
0:52
GOAL
$1.18
GOAL
120%

TO GOAL

IMPRESSIONS

27.7M
SPEND
$250K

SESSIONS
100K
AED
0:25
CPS
$0.94

VIDEO VIEWS

6.1M

MAMMOTH LAKES TOURISM
SEASONAL RECAP – WINTER
24 SPEND
$1.1M

SESSIONS
279K
AED
0:20
CPS
$1.23

VIDEO VIEWS
15M

REFERRALS

8.3K

IMPRESSIONS
108M
118%

TO GOAL
0:40
GOAL
$1.45
GOAL
136%

TO GOAL
134%

OF GOAL

FLIGHTING
Near Markets:

November – Mid-April
Far Markets:

Mid-September –
February

PARTNERS
YouTube
Facebook/Instagram
Pandora
The Trade Desk
Google (GDN, Search)
AllGear
Undertone
On The Snow
Travelzoo
Expedia
INK Global (United)
California Visitor Guide

MARKETS
California & Nevada
Base
Spot Markets: Los
Angeles, San Diego,
San Francisco, Denver,
Northeast

CHALLENGES/OPPORTUNITIES
Continue to build snow-focused content partnerships focused on reaching far market audiences, providing a complement to MMSA efforts.

Expand on enhanced targeting to reach intent-based travel audiences and refine retargeting efforts to deliver personalized messaging that boosts destination consideration and moves users further down the funnel.

Shifting the start date up to mid-September for far markets produced higher flight referrals earlier in the Winter season YoY showcasing better alignment with the longer planning timelines for users in fly markets.

MAMMOTH LAKES TOURISM
SEASONAL RECAP – SPRING/SUMMER
25 TIMING
Spring/Summer:

Mid-April - August

PARTNERS
YouTube
Facebook/Instagram
Pandora
The Trade Desk
Google (GDN, Search)
AllGear
Undertone
Travelzoo
INK Global (United)

MARKETS
California & Nevada
Base
Spot Markets: Los
Angeles, San Diego,
San Francisco, Las
Vegas, Sacramento

CHALLENGES/OPPORTUNITIES
Prioritize programmatic programs to maximize video reach and efficiencies across premium platforms.

Interactive rich media placements effectively retained high user engagement, educating users with multiple messages (Brand, Activities, Sustainability, Air Service, etc). Continue to build on current momentum and further explore more rich media opportunities.

Further explore opportunities with custom partnerships that can reach MLT’s key audiences and execute more unique placements to further build awareness and consideration.
110%

OF GOAL
116%

TO GOAL
0:34

TO GOAL
$1.12
GOAL
108%

TO GOAL

IMPRESSIONS

35.6M
SPEND
$420K

SESSIONS
122K
AED
0:23
CPS
$0.96

VIDEO VIEWS

5.3M

MAMMOTH LAKES TOURISM

CREATIVE EXAMPLES

MAMMOTH LAKES TOURISM

RESEARCH PROGRAM
27 ● Monthly Symphony Dashboards
● Ad Effectiveness Studies + ROI
● Seasonal Air Service Studies
● Resident Sentiment Study
● Visitor Profile/Economic Impact
Study

INTERNATIONAL SALES

MAMMOTH LAKES TOURISM

INTERNATIONAL RECAP
Strategy to continue the rebound of
International Visitation
• Renew contracts with our 7 international agencies
that represent MLT in 18 international markets for
both travel trade and media; explore opportunity
projects in China, Mexico and Canada
• Continue to train the travel trade • 515 B to B training sessions; 3,740 travel trade agents trained on Mammoth Lakes
• Increase the international media placements of
Mammoth Lakes in print and digital outlets • 381 international media placements; PR value of $2,220,080. USD
• MLT worked closely with Mono County Tourism,
High Sierra Visitors Council, Visit California,
Alterra Mountain Company/MMSA and Brand
USA to promote year-round visitation to the
Eastern Sierra

AIR SERVICE

ZERO cancellations during winter 2024-25

GAMECHANGER
WINTER AIR SERVICE 2024-25

WINTER AIR SERVICE 2024-25
DEN
Up 2,019 pax and 23% to LY
SFO
Up 1,881 pax and 31% to LY
CLD
Up 262 pax and 8.5% to LY
HHR
Down 10 pax and flat to LY

SUMMER AIR SERVICE 2024 vs. 2025
SFO
Up 2,155 pax and 51% to LY
CLD
Down 77 pax and 13% to LY
HHR
Down 181 pax and 31% to LY
Extended fall service 9/4-10/6
was very productive with a
57% load factor

FINANCIAL OVERVIEW

MLT RESERVE BALANCES
TBID Reserves (Money Market) $1,022,990.86
Measure A Reserves (CD) $473,141.29
Special Event Reserves (CD) $292,548.66
Infrastructure Reserves (CD) $734,858.32

TBID ANNUAL REPORT
JULY 2024 – JUNE 2025

FY 24-25 TBID ANNUAL REPORT
● Current term - September 2023- August 2028
● No changes to the district boundary are planned for FY 2025-26 ● Marketing & Sales efforts will be similar to last year’s budget ● Lodging will be assessed at 1% (no change)
● Retail will be assessed at 1.5% (no change)
● Restaurant will be assessed at 1.5% (no change)
● Ski area and golf courses will continue to be assessed at 2.5%

FY 24-25 TBID ANNUAL REPORT
●Lodging missed FY24-25 budget by -$50,079 and -2.3%
●Retail missed FY24-25 budget by -$260,816 and –15.4%
●Restaurant exceeded FY24-25 budget by -$4,955 and -.34% ●Ski Area exceeded FY24-25 budget by +$78,602 and +4.2% ●Overall, TBID missed FY24-25 budget by -$68,021 and -1% ●TBID reserves are now held in an interest-bearing, FDIC insured, Money Market account and total $1,022,991

THANK YOU

MLT Draft Deliverables 4-3-24
Mammoth Lakes Tourism
FY 2024-25 – DRAFT DELIVERABLES
The FY 2024-25 deliverables reflect MLT’s commitment to a community first approach in representing the Town of Mammoth Lakes to our residents and visitors and in maintaining our brand awareness in existing and emerging destination markets. Stewardship for residents, community and environment are paramount.

Sustainable Revenue Generation
The Town of Mammoth Lakes continues to thrive as a tourism-based destination but not without challenges. Mammoth Lakes Tourism will continue to work to maximize revenues for our businesses and the Town while being the leading voice of education, stewardship, and responsible travel. Balancing resident quality of life, environmental protection and economic prosperity will be the ongoing focus.

Considering housing and staffing challenges throughout the town, more people or 100% occupancy is no longer the goal; instead focus will be on enhancing the quality of life for our residents as well as the experience of our visitors while maximizing revenues and increasing need-time occupancy.

In this case, “sustainable” means “to be able to be maintained at a certain level or rate” but also “to use a resource without it being depleted or permanently damaged” such as our natural recreation resources.

Overarching Organization Deliverables
A. Community outreach and resident quality of life enhancement will be a major focus moving forward including local infrastructure enhancements including funding assistance from MLT.

B. Coordinate with TOML, ESCH, MLR, MMSA, USFS, NPS, Cal Trans, and other entities to begin developing a comprehensive Sustainable Destination Management Plan for our future success.

C. Expand resident sentiment research and develop plans for engagement and education regarding MLT and TOML efforts
D. The continuous education of our visitors to respect our residents, community and environment will be the focal point of our peak time messaging.

E. Mammoth Lakes Tourism will remain nimble and flexible with the ability to shift messaging to best suit the needs of our community at any time based on market challenges and opportunities.

F. Achieve $27m in TOT revenues for FY 2024-25 with 6 months at $2m+ and 5 months at $1m+.

G. Achieve $7m in TBID revenues for FY 2024-25 via filling need times, increased length of stay, and visitor spend.

H. Enplanement goals for FY 2024-25 of 5,000 at MMH and 11,500 at BIH

1. Brand & Community Awareness – Responsible Travel & Visitor Education A. Heavily educate via stewardship messaging to visitors both before they arrive and while in-town ACHIEVED: It’s a Mammoth Thing Video Series, a joint project with the Town of Mammoth Lakes to address both local and visitor stewardship messaging including Poop Patrol, Respecting Wildlife and more! This video series consists of 9 videos in FY 24/25 with over 240,000 views and over 650 hours

MLT Draft Deliverables 4-3-24
of watch time. The project also included blog content and newsletter inclusions to amplify each video’s messaging further.

Below are other completed awareness programs:
• Produced a Campfire Safety video in collaboration with the Whitebark Institute, Camp Like a Pro, and Mono County.
• Promotion of the Winter Ready Guide and Summer/Fall Ready Guide across all owned channels.
• Supported the Whitebark Institute’s “Ignite” campaign through integrated messaging across web, email, and social platforms.
• Shared clear and actionable tips for responsible recreation during the fall color season. • Regularly included stewardship messaging in newsletters (Pre-Arrival Guide, Camp Like a Pro, Trashy Thursdays, Recreate Responsibly, Leave No Trace, It’s a Mammoth Thing, Clean Up the Lake, the Real Unreal)
• Created new content and assisted with volunteer recruitment efforts for the Clean Up the Lake initiative. Additionally, we refreshed the Clean Up the Lake blog. • Promoted Trashy Thursdays through social media, newsletters, and other outreach efforts.
• Partnered with influencers to authentically integrate stewardship messaging within their content.

B. Actively promote alternative activities/locations to limit overcrowding in popular areas.

ACHIEVED: To help reduce congestion in high-traffic areas—especially during the summer months— we actively promote public transit through our website, social media channels, and newsletters. We also created content that highlights lesser-known areas and activities, encouraging visitors to explore beyond the most popular spots. Our “30 Unique Things To Do This Summer” blog received over 10,000 views, a 152% increase from the previous fiscal year. Additionally, our “Getting Around” web pages saw large growth, with 24,639 views in FY 24–25 compared to 6,953 views in FY 23–24.

C. Continue to develop relevant content on the MLT website related to stewardship.

ACHIEVED: Expanded upon this by creating a designated It’s a Mammoth Thing landing page.

Additionally, there were three additional resource pages created including, Winter Ready Guide, Summer/Fall Ready Guide, and Wildfire Prevention & Education, highlighting key stewardship topics and best practices for each season.

D. Partner with journalists and athletes to promote stewardship via third parties.

ACHIEVED: Mammoth Lakes Tourism strengthened its stewardship impact by partnering with journalists, athletes, and community ambassadors to share our efforts through trusted third-party voices.

From workforce housing and transit solutions to wildfire recovery and public lands protection, we consistently elevated the initiatives that matter to our community.

Beyond dedicated stewardship stories, we also worked intentionally to weave this messaging into broader destination coverage. Amid the 1,511 earned placements last fiscal year, our team ensured stewardship themes—whether related to housing, transit, environmental restoration, or public-lands education—were embedded across travel, outdoor, and lifestyle reporting.

Commented [AW1]: this fiscal year? last fiscal year?

MLT Draft Deliverables 4-3-24
E. Refine the Real Unreal messaging to be as straightforward and clear as possible regarding expectations of stewardship from guests and residents.

ACHIEVED: Among travelers exposed to Mammoth Lakes advertising, perceptions of the destination as one that values sustainability and stewardship also strengthened year-over-year, elevating SMARInsights’ rating from “Good” (top 25% of all destinations measured) into the “Excellent” range (top 10%). This upward shift highlights how the campaign continues to build meaningful emotional connections with travelers who view Mammoth Lakes as a leader in responsible tourism.

2. Community Communications – Local Promotion and Advertising Programs A. Create & implement advertising and promotion plans (including work with MLCC, Lodging and Restaurant Associations) for local outreach both to residents and visitors for restaurants, retail, activities, gift cards, air programs, events, etc.

ACHIEVED in below ways:
a. Ran local radio advertising focused on stewardship and local air service with KMMT, Sierra Wave and Eastern Sierra Now.
b. Print advertising included 28 weeks of advertising in The Sheet. The advertising included local air service promotion, special events, and Real Unreal advertising for local exposure. c. Additional promotion was directed at our Special Offers Page resulting in 51,815 views in FY 24–25, a 139% increase from the previous year, which had 21,717 views. d. Promoted each special event on social media. We produced 51 special event posts, with over 740,631 views and nearly 30,000 interactions.
e. Promoted our restaurant and retail business community by sharing over 21 social media posts resulting in 695,435 views, and 48,384 interactions. In addition, stories were partnered with each post. We also partnered with various influencers who tied restaurant & retail promotions into their content.
f. Additional air service promotion included 28 air service specific social media posts with 815,862 views, and 34,075 interactions. We also partnered with three different influencers to promote United Air service with the new E175 plane.

B. Create a local communication plan centered around education on tourism-funded infrastructure projects and stewardship.

IN PROCESS: Contracted with the Abbi Agency to build a Community Engagement marketing campaign for this purpose. Taglines and creative is currently under review.

In addition, outreach at community events included examples of stewardship messaging and role of visitation in funding infrastructure. Events included monthly community skate nights hosted at the CRC, Town Clean-Up Day, Trashy Thursday’s, and other presentations such as the Lions Club, etc.

C. Track website pass-throughs to local businesses and events achieving a 5% increase YOY NEUTRAL: Pass-throughs to local businesses and events saw significant growth this year. Local business referrals reached 118,021, representing a 42% increase in YOY. Event referrals totaled 14,017.

MLT Draft Deliverables 4-3-24
However, due to changes in tracking methods from UA to GA4, a direct YOY comparison is not available.

D. Continue to push MLT’s new user-friendly website access for local businesses to update their listings, add special offers, and switch out imagery easily with the new website.

ACHIEVED: Shared and encouraged use of the platform every week in the Occupancy newsletter (52 times).

3. Community Engagement – Public Engagement and Outreach A. Develop a Community Engagement Plan using the different sources and studies we have identified.

This includes the Community Sentiment study from The Shipyard, the JLLA project and the information coming out of the Destination Think Collective, among others.

ACHIEVED. Presented to MLT Board 11/19/25.

4. Community Engagement – Local Partnerships
A. Work with all local partners and TOML with a resident first lens and focus to identify infrastructure and quality of life needs and corresponding MLT budget support IN PROCESS: Projects for partner survey identified with the Town and from Destination Stewardship Plan initial outreach.

IN PROCESS: Real-time transit information testing underway for deployment in winter 2025-26 on Main St. and Old Mammoth Rd. corridors

5. Community Communications (B2C) – Banners & Signage
A. Ensure consistent quality banner product promoting 4-seasons and Real Unreal creative and work with TOML to replace broken banners and hardware as needed.

ACHIEVED: Kept existing banners and have plans to replace ALL banners in FY 25-26 – spring.

B. Work with TOML to get snowflakes up in November and down in April to swap out for banners.

Explore expanding holiday decoration presence on Main Street and Old Mammoth Rd.

ACHIEVED: Transit shelter lighting added fall 2025.

6. Brand & Community Awareness – Domestic Marketing
A. Engage in conversations about refocusing winter destination marketing to reflect midweek/nonholiday and air service messaging only.

ACHIEVED: This winter, a multi-tactic approach was implemented to reach high-intent travelers across multiple channels and partners primarily in the programmatic and social space. Google Search was the leading driver of airline referrals, contributing 7.8K referrals with a 10% referral rate. To better align with longer planning timelines in fly markets, the campaign start date was shifted to midSeptember, resulting in higher early-season flight referrals year over year. Additionally, partnerships such as OnTheSnow helped extend our reach to snow-focused fly market audiences early in the season,

MLT Draft Deliverables 4-3-24
complementing MMSA collaborations and reinforcing midweek and air service messaging. Midweek creative messaging produced strong ad engagement (outperforming campaign benchmark) resulting in over 11.9K qualified visits to the website.

B. Focus on non-peak seasonal marketing, which includes mid-week year-round, spring, and fall.

ACHIEVED: Off-peak efforts prioritized midweek messaging year-round, specifically in spring and fall appealing to flexible travelers without school-age children. This approach delivered strong engagement, with midweek creative achieving top CTR performance across partners. During the fall season, users spent the longest time on site engaging with content that specifically highlighted Fall Activities, and overall ad engagement aligned with publisher benchmarks. The FY25 paid media program during off season tracked a high ad engagement (surpassing winter performance and campaign benchmarks) driving 11K visits to the website.

C. Grow email database by 10% as compared to FY 2023-2024 numbers.

NEUTRAL: Email subscribers grew 4.7% from FY 2024 to FY 2025. Trade shows have traditionally been a strong driver of new email subscribers, but this year they generated significantly lower results— particularly due to the reduced attendance at Bart Hall. As a result, these shows have been removed from the FY25/26 plan, with efforts shifting toward achieving subscriber growth primarily through digital marketing initiatives.

D. Continue to refine The Real Unreal campaign messaging, focusing on inviting and educating visitors that hold the same stewardship values as our residents.

ACHIEVED: See answer above on stewardship messaging and in addition, in June 2025, MLT introduced new creative under the “Without a Trace” stewardship initiative, extending The Real Unreal narrative to encourage responsible visitation. The campaign specifically targeted travelers who had recently shown strong interest in visiting the destination, reinforcing shared values with residents.

Meta’s retargeting program proved particularly effective, driving a 2.11% CTR. This result underscores the power of aligning campaign messaging with stewardship and community values, while continuing to educate and inspire visitors to explore responsibly. Lastly, we created an It’s a Mammoth Thing landing page to address relevant issues related to both the education of visitors and locals.

E. Re-engage with content creators/influencers to drive the midweek, non-peak messaging ACHEIVED: During this fiscal year, we hosted a carefully selected number of content creators with our key visitation verticals in mind. We emphasized air service by promoting the new aircraft through two different partnerships, and continued to promote midweek, non-peak destination stories alongside endurance season and recreation travel.
i. United Airlines – Discover California / Maria Ponomaryova (2 visits) Highlighted BIH air service, ease of access via DEN, and midweek travel opportunities to reduce peak congestion and support our air service messaging. ii. OCR/Endurance Season - Nicole Mericle (OCR World Champion) Showcased Mammoth’s Endurance Season through a training and competition focused narrative that promotes recreation minded visitation.

Commented [AW2]: @Samantha Lindberg can you review
this wording since I wasn't part of the project

MLT Draft Deliverables 4-3-24
iii. Destination - Joseph Bogorad
Captured broad destination storytelling with an emphasis on quieter midweek moments and under-the-radar activities that appeal to flexible travelers. iv. Chasing Sage – in partnership with Visit California Leveraged statewide reach to position Mammoth Lakes as a midweek-friendly mountain escape within broader California travel planning. v. Spring/non-peak times - Cody & Victoria
Focused on spring shoulder season and non-peak travel periods, reinforcing the benefits of visiting outside of traditional winter crowds.

F. Increase total social media audience growth 5% YOY
NEUTRAL: YOY follower growth cannot be directly measured due to changes in Meta’s follower tracking methodology, but we did have a significant increase in both reach and engagement compared to last year. To ensure accurate YoY tracking going forward, we’ve already implemented manual follower monitoring.

7. Brand & Community Awareness – Public Relations / Communications A. Vet and coordinate high quality domestic media visits with a mix of general travel and community effort messaging.

ACHEIVED: MLT hosted 12 high quality domestic media visits focused on four season destination stories, winter activities, air service promotion, stewardship and community efforts, dining, fall colors, and events.
• Sharael Kolberg – US News
• Jennifer Richmond – Eater, Tasting Table
• Erica Zazo – CNN
• Rina Nehdor – Westways
• Marlise Kast – Fodor's
• Evie Carrick – Travel & Leisure, SKI
• Sari Hitchens – Parents
• Alyssa Giocobbe – Boston Globe
• Ali Carr – Basecamp
• Julie Brown – SF Gate
• Kacey Montoya – KTLA
• Danielle Bauter – Thrillist, The Infatuation
B. Achieve 5% growth in unique impressions YOY.

NEUTRAL: Mammoth Lakes Tourism did not meet the FY 24/25 Town Council deliverable of 5%

MLT Draft Deliverables 4-3-24
year-over-year growth in media impressions, finishing the year at 6.56 billion total impressions, compared to 8.55 billion in FY 23/24. This decline reflects an industry-wide transition away from reporting impression counts toward more meaningful and verifiable engagement metrics. Many national outlets—including Travel + Leisure, Outside, Parents, and CNN—have reduced or discontinued the use of impression multipliers, reporting instead on unique readership, verified reach, or viewership.

While overall impressions declined, placement quality and frequency reached record highs with 1,511 earned placements (+93 % YOY) across high-value, regional, and broadcast media. This coverage featured our key pillars—destination, stewardship, community—and included multimedia storytelling that cannot be accurately captured through impression counts alone.

Looking ahead, MLT will align its PR metrics with current best practices by emphasizing:
o The number and tier of earned placements rather than raw audience multipliers o Message alignment with strategic storytelling pillars o Depth of engagement through journalist relationships, influencer partnerships, and The Crib athlete program
C. Coordinate 12 high quality international media placements over 2024-25.

ACHEIVED: We saw 22 high quality international media placements.

D. Achieve 10% growth in media impressions internationally over 2024-25.

NEUTRAL: We are no longer using impressions as a qualified metric, but we increased the number of qualified placements.

E. Promote high altitude training and community efforts through Crib visitation and collaboration with Mammoth Track Club (2028 Olympic focus).

ACHEIVED: In FY24-25, the Mammoth Lakes Crib hosted 14 group visits across a wide range of sport disciplines including cycling, running, and skiing. In coordination with Mammoth Track Club and our special event producers, we were able to amplify the presence and promotion of elite athletes in Mammoth Lakes.

8. Experience & Attractions – Event Promotion/Support
A. Increase budget to $350,000 (17% increase YOY) for FY 2024-2025 event grant funding cycle for events in spring, summer, fall 2025.

ACHIEVED: $350,000 worth of special event funding was provided to 26 events, 3 of which were new to the region. 3 other existing events were first-time funding recipients who used the funding to draw more visitors to their events.

B. Create new guidelines and grading system for special event grant funding and enforce deliverable requirements due from event promoters
ACHEIVED and implemented during FY 24-25.

C. Continue to expand event promotion/advertising plan for summer 2024

MLT Draft Deliverables 4-3-24
ACHEIVED: We ran $12,000 in paid marketing efforts on META with new creative – where 30% of funds ran April – July and then heading into the new fiscal year we ran placements 70% for endurance season. We saw over 22,000 views of the special events website on visitmammoth.com and an engagement rate of 76%. Please note that this advertising ran from April 2025 through September 2025, overlapping two fiscal years.

D. Continue to require post-event surveys to capture data and better understand visitor use, event success and local economic impact.

ACHEIVED: Post-event surveys are required for all funded special events and due to producers as part of their overall performance reports no more than 60 days after the event concludes. We have received 20 completed surveys to date and will collate and summarize results to evaluate visitation impacts, event success metrics, and economic impact. The Special Events committee considers past event performance data to guide future funding recommendations.

9. Access & Transportation Awareness – Air Access
A. MLT continues to support MMH Airport and scheduled charter air service through marketing efforts, airline contracting, and subsidy negotiation and payments.

ACHEIVED and on-going.

B. Continue to responsibly explore year-round service at MMH and BIH NOT ACHEIVED, but we were able to expand service past Labor Day from September 4 – October 6.

During this period we saw the highest flight loads of the season at 57%.

10. Access & Transportation Awareness – Air Service Promotion A. Promote local air discount programs to encourage both commercial and scheduled charter flying to fill outbound, off-peak flights.

ACHEIVED: See notes above on local promotion.

B. Track satisfaction with BIH air service via NPS scores related directly to “visiting Mammoth Lakes”. Benchmark set at 76 (BIH currently 73.20)
ACHEIVED: 76.4 was achieved in 2024
C. Track satisfaction with MMH air service via NPS scores related to “visiting Mammoth Lakes”.

Benchmark set at 95.5 (MMH currently 93.65 with ZERO detractors for winter 2023-24).

NOT COMPLETE: We were not able to secure enough survey responses to analyze the data. We are planning for next fiscal year to correct this issue.

D. Work with the TOML, business partners, transportation providers, MLCC and MMSA to reach an NPS score of 81 for summer 2024.

ACHEIVED: Mammoth Lakes NPS score achieved 85.08 for summer 2024

11. Brand & Community Awareness – International Marketing

MLT Draft Deliverables 4-3-24
A. Work with Visit California, Alterra and MMSA Mammoth Resorts to regain visitation from key international markets to come during our need times: Spring, Fall, midweek Winter.

COMPLETE and always in progress with our partnerships.

B. Continue to Educate international travel trade partners on the value of Mammoth Lakes experience and to respect the local community.

COMPLETE and always in progress with our partnerships.

C. Continue to represent MLT at international trade and media sales missions / industry conferences to promote Mammoth Lakes as a year-round destination.

COMPLETE and always in progress
D. Explore re-entering China through in-market representation for 2024- COMPLETE but downsized to opportunity based projects in this market.

E. Utilize the Symphony Dashboard data to track visitation changes from key international markets COMPLETE and always in progress.

MLT Draft Deliverables 4-3-24

MLT Draft Deliverables 4-3-24

Town of Mammoth Lakes
November 19, 2025
Pam Close Bold, Executive Director
Jess Blackwell, Program Manager

Overview of the High Sierra Energy Foundation
• The High Sierra Energy Foundation (HSEF) is a nonprofit based in Mammoth and serving Mono and Inyo counties.
• Our mission is to promote the culture of energy efficiency and sustainability in the Eastern Sierra.
• The HSEF was founded in 2005 and is currently celebrating its 20th anniversary. • Originally, the HSEF focused on exploring geothermal district heating for the Town of Mammoth Lakes.
• After the 2008 downturn, the organization pivoted its focus to energy efficiency and local government partnerships through Southern California Edison. • Since then, the mission has expanded to include additional focus areas of energy and sustainability and strives to connect residents and businesses with impactful programs.
• Our team does its best to help bring resources and programs that are readily available in urban areas to our rural hard-to-reach communities.

Pam Close Bold, Executive Director
Jess Blackwell, Program Manager

Understanding Public Purpose Dollars
Electricity and natural gas bills contain a public goods charge. These are funds collected from ratepayers and used to implement public purpose programs.

One type of public purpose program are energy efficiency programs. These ratepayer funded programs are overseen by the California Public Utilities commission (CPUC).

The goal of ratepayer funded energy efficiency programs is to reduce energy use so costly power plants and infrastructure does not have to be built.

Understanding Regional Energy Networks (RENs)
RENs are an innovative
framework for local
governments
to design and administer
CPUC energy efficiency
programs.

RENs are allowed
to design innovative
programs which
focus on serving
communities in ways
traditional energy
efficiency programs
do not.

This has led RENs to focus
on serving
hard-to-reach customers
as well as disadvantaged
and underserved
communities.

Central California Rural
Regional Energy Network
CCR REN Programs CCR REN Partners
The HSEF is a founding member of the Central California Rural Regional Energy Network (CCR REN), which was approved by the CPUC in Sept. 2024 with six programs and a $36M four-year budget.

CCR REN serves 5.4 million customers across 14 Counties, and almost 50,000 square miles with a community breakdown of 76% geographically hard-to-reach, 40% disadvantaged, and 50% underserved.

Southern California
Regional Energy Network
The HSEF is a regional partner of the Southern California Regional Energy Network (SoCalREN), which is administered by the County of Los Angeles, and helps to deliver energy efficiency programs to public agencies and multifamily properties that receive electric service from Southern California Edison.

To date, the HSEF has worked with local governments, community services districts, schools, and the Bishop Paiute Tribe.

Current Programs include:
• Public Agency
• Energy Resilience Action Planning
• Facility Equipment Inventories
• Multifamily and Multifamily Hard-to-Reach Direct Install • Kits for Kids Page 67 of 241
Contact Us Contributions to Town of Mammoth Lakes
Conducted facility equipment inventories of
all Town buildings through SoCalREN Public
Agency Delivery Program. In process of
identifying measures and processes to
reduce energy consumption and costs.

Working with the Town on Energy Resilience
Action Plan to prepare for grant opportunities for
Resilience Center funding.

Contact Us Contributions to Mammoth Lakes Youth
• Supported youth education through scholarships awarded to students at Mammoth High School pursuing environmentally-focused careers or the trades totaling nearly $19K granted over the last five years across all local schools. • Will be offering the Sam Walker Memorial scholarship for environment or business • Provided financial support to MHS’s Construction and Trade’s program to add energy efficiency and renewables to the program’s curriculum. Projects included building solar tool charging station and Heat Pump HVAC for ADU Project. • Collaborated with Mammoth Community Water District and Mammoth Middle School to provide energy and water conservation education through the LivingWise program for nearly 20 years.
• SoCalREN’s Kits for Kids energy efficiency program to Mammoth Elementary School 3rd grade classes – teachers receive $1K for classroom resources

Other Recent HSEF Initiatives
• Delivered community events with funding from Mono
County and California Sustainable Libraries for the
County Earth Month Series and in conjunction with
the Mono County Library Services —events included
energy conservation workshops E.V. test drives and
tours at hydropower, geothermal, and wastewater
facilities.
• Other Activities:
— Outreach and education events, including TriCounty Fair, Kidapalooza, Village at Mammoth events and Tribal Environmental Youth Camps
— Eastern Sierra Green Business Program
(California Green Business Network).
— CDFA Healthy Stores Grant.

Here’s to (at least) 20 more!
Pam Close Bold, Executive Director
[email protected]
Office: 760.934.4650
Cell: 760.914.3136

1 TOWN COUNCIL STAFF REPORT
Title: November 2025 Public Works Engineering CIP Update Meeting Date: November 19, 2025
Prepared by: Amy Callanan, PE, Engineering Manager
RECOMMENDATION:

Accept the November 2025 Public Works Engineering CIP Update. *** Text shown in bold has changed from the previous update *** Project Notes Budget
Town Civic Center The building is substantially closed in, with roofing and exterior waterproofing installed. Interior stud-framed walls are nearly complete, and drywall is going in. Mechanical, electrical, plumbing and fire systems continue to be installed.
$33M
Mammoth Arts & Cultural
Center (MACC)
Concrete foundations and stepped seating floor are complete. Concrete pilasters are being constructed in preparation for installation of CMU block walls. A portion of the existing building roof is being reconstructed to accommodate connection to the new building. Further work throughout the fall and winter will be contingent on weather conditions. $17M
2025 Misc Concrete and
Facility Work
Removal and replacement of the retaining wall at Sierra Park Rd and Meridian Blvd is expected to be completed this month. All other work is complete.
$586K
Shady Rest Restroom Design work is in progress, with the intent of going out to bid in early 2026 for construction next summer.
~$200K (design)
Airport Multipurpose
Building Phase 1 – A3
Taxiway & Site Work
The Town received three FFY 2025 FAA grants total $2.55 million.

Construction is expected to start in April 2026.
$2.69M (Phase 1)
Airport Tee-Hangar Taxilane
Rehabilitation
The design is currently on hold at this time in order to address environmental issues and project funding.
$229K (design)
Airport Multipurpose
Building (ARFF and SRE)
Phase 2
The new project design has been submitted for building permit review. Staff plans to submit a competitive discretionary grant request to the FAA for FFY 26, and the design team is currently working on a detailed cost analysis.

TBD
Main Street MUP /
Mountain Blvd Crosswalk
Design work is in progress, however construction funds or schedule have not yet been identified.
~$200K (design)
TBD (construction)

2 Minaret/Meridian
Roundabout
Survey and design work is in progress, and should be completed this year. Staff is working with our design consultant to create a roundabout mockup exercise later this month for Public Works and emergency services personnel to test out the roundabout geometry prior to finalizing design.

Construction funds or schedule have not yet been identified. $392K (design)
The Parcel Phase 3
(homeownership)
Infrastructure design is in progress. The details of starting work on site and development of housing are being determined.
$62K (design)
Parks & Trails Signage Staff is working on a bid package for 4 new monument signs to be located at the Parcel, CRC/Mammoth Creek Park, Dog Park, and Shady Rest. We expect to go out to bid later this winter.
~$100K
Childcare TI (Interior Fitout)
Design is currently on hold pending confirmation of the details of facility operation and management.
$195K (design)
Minaret MUP The project will construct a new separated MUP along the west side of Minaret Rd between Lake Mary Road and Old Mammoth Road. Staff will be requesting allocation of $3M of pre-programmed STIP funds at the end of January, with the intent of going out to bid in February and constructing the project summer of 2026.
~$3M

Mammoth Lakes Town Council
Agenda Action Sheet
 Chapter 6.20:
https://library.municode.com/ca/mammoth_lakes_/codes/code_of_ordinances?nodeId=COOR_TIT6AN_C H6.20FEWIWIATPR
 Chapter 8.12:
https://library.municode.com/ca/mammoth_lakes_/codes/code_of_ordinances?nodeId=COOR_TIT8HESA _CH8.12SOWAMA
 Chapter 8.13:
https://library.municode.com/ca/mammoth_lakes_/codes/code_of_ordinances?nodeId=COOR_TIT8HESA _CH8.13CODEWAMA_8.13.100VIEN
Title: Receive a presentation on enforcement efforts related to trash and wildlife issues Council Meeting Date: 11/19/2025
Prepared by: Nolan Bobroff, Community & Economic Development Director; Dan Casabinan, Police Chief; Mike Martyr, Code Compliance Office; Ryan Tanaka, MLPD Recommended Motion: This is an informational only item. If there are desired changes or topics of interest, Town Council can direct staff to bring back a future policy item for further discussion.

Summary: In response to ongoing issues related to trash and wildlife interactions, the Town updated the Municipal Code in March 2025 to codify changes to the Code to clearly define who is the responsible party for trash spills and what the penalties are for trash spills. The amended Code defines Responsible Party as “… the person or people who are listed as the account holder for that property with the Franchisee….” and clearly states that the spillage of solid waste is considered to be a public nuisance and is a misdemeanors or infraction subject to the penalties specified in Chapter 1.12 of the Municipal Code. The amended Code places the responsibility for securing a trash receptacle on the Responsible Party, regardless if they were the ones who left the receptacle unsecured.

In response to these changes, Town and Mammoth Disposal staff have been working collaboratively to better track trash spill occurrences and to cite repeat offenders. Town staff (CED Code Compliance and MLPD Code Compliance) have been utilizing the Data Ticket platform to issue citations for trash spills (and other Code violations) and to track the location of trash spills (warnings and citations) in a georeferenced database. The database helps to identify repeat violators.

This presentation will focus on the Town’s enforcement efforts related to trash incidents and the steps taken to educate the community on managing trash and wildlife conflicts. If there are desired changes to the enforcement actions by the Town, Town Council can direct staff to bring back a future policy item for further discussion. The relevant Municipal Code sections are linked below.

The response process that Town staff typically use is as follows:

1. Site Visit: Discuss trash spills and feeding animals with responsible party onsite. Look for better practices such as more frequent pick up, pad locks, enclosures, bring the container out only when it’s being picked up, container location.

2. Warning Notice: Certified Mailed Notice of Violation

3. Citation: A fine is issued for each violation of Town Code per occurrence. The amount of the fine escalates with each repeat citation.

4. Public Nuisance: The Town can declare a continuing trash spill a condition that is permitted to exist in violation of the Code that may be abated by the Town Attorney in a civil judicial action.

Mammoth Lakes Town Council
Agenda Action Sheet
Title: Receive a presentation and discuss the draft Multi-Jurisdictional Local Hazard Mitigation Plan Update
Council Meeting Date: 11/19/2025
Prepared by: Pam Kobylarz, Assistant to the Town Manager; Nolan Bobroff, Community and Economic Development Director; Haislip Hayes, Public Works Director Recommended Motion: Review the draft LHMP document and provide comments as needed.

Summary: The Town, Mono County, and participating local special districts within the County are currently engaged in the update of the Multi-Jurisdictional Local Hazard Mitigation Plan (LHMP). The LHMP is being updated to include the most current information on the risks and vulnerabilities of multiple hazards affecting the Town and County as well as new specific mitigation strategies and actions that will reduce or eliminate those risks or vulnerabilities. LHMP’s have a lifespan of five years, and the last plan was in effect from 2019-2024.

The purpose of the LHMP is to reduce or eliminate the long-term risk to human life and property from hazards and can help reduce the cycle of disaster damage, reconstruction, and repetitive damage by identifying effective mitigation measures for communities. This plan took an all-hazards approach, assessing both natural and human-made hazards that could affect the planning area. The plan assessed and analyzed the hazards for the entire County in the main “Base Plan” and then further assessed and analyzed the hazards for specific geographic locations throughout the County in the ten “Annexes.” The Town of Mammoth Lakes Annex is specific to our community.

Draft Plans: The Public Review Drafts for the Base Plan and Town of Mammoth Lakes Annex are available at the following links:

Base Plan:
https://monocounty.ca.gov/sites/default/files/fileattachments/community_development/page/34173/m ono_county_toml_hmp_compiled_base_plan_draft_2025-10-27.pdf Annex:
https://monocounty.ca.gov/sites/default/files/fileattachments/community_development/page/34173/b. _townofmammothlakes_annex_2025-10-27.pdf
The public review period for the Draft LHMP will run from November 7 – December 7, 2025.

Comments can be provided directly to the project manager, Casey Garnett with IEM, at [email protected] or can be directed to staff who will relay the comments to the consultant team.

Following the public review period and the update of the draft plan to incorporate comments received, the final draft LHMP will be submitted to the State (CalOES) and Federal (FEMA) entities for review and will then be adopted by the plan participants. Adopting the plan enables the plan participants to meet the eligibility requirements for hazard mitigation grants that require an approved hazard mitigation plan, such as FEMA’s Hazard Mitigation Grant Program (HMGP). Additional information on the LHMP process is available at the Mono County project page here:
https://monocounty.ca.gov/community-development/page/2024-multi-jurisdictional-hazardmitigationplan-update.

Attachments:

Attachment 1: LHMP Public Review Presentation

Mono County and the
Town of Mammoth Lakes
Multi-Jurisdictional
Local Hazard Mitigation
Plan Update
November 12, 2025

We Want to Hear From You!
 This presentation will provide an overview of hazard
mitigation concepts and hazard mitigation planning in
Mono County and Town of Mammoth Lakes
 Please read the draft hazard mitigation plan located on the Mono County website and provide any feedback or
questions you have to Casey Garnett at
[email protected]
 Your comments are a valuable part of this planning
process

Agenda
 What is Hazard Mitigation?
 What is Hazard Mitigation Planning?
 Who's Involved
 The Mitigation Plan
 Next Steps
3

Hazard Mitigation
 Hazard Mitigation is any sustained action to reduce or eliminate the long-term risk to human life and property from hazards
4

Benefits of Mitigation
 Break the cycle of disaster damage,
reconstruction, and repetitive damage
 Increase public safety and prevent loss of
life of injury
 Speed up recovery and reduce business
and economic interruption
 Help with other community objectives,
such as capital improvements, preserving
open (green) space for recreation and
tourism, and increasing economic
resiliency

Examples of Hazard Mitigation
 Upgrading a community center so it can be used as a
resource hub and shelter during disasters
 Restoring rivers and floodplains to reduce the impact of flooding on communities
 Developing a wildfire education program for
homeowners on how to protect their property with
defensible space
6

Why Update the Plan?
 States, tribes, and local jurisdictions (including special districts) are required to have a FEMA-approved and
adopted hazard mitigation plan to receive funding
through grant programs, such as:
• Hazard Mitigation Grant Program (HMGP)
• Pre-Disaster Mitigation (PDM)
• Flood Mitigation Assistance (FMA)
 Plan must be updated every 5 years
 Plan must meet state and federal planning requirements 7

Who’s Involved
 Broad participation is a critical piece of
hazard mitigation planning
 Plan participants guide the planning
process start to finish
 Stakeholders like Whitebark Institute and
Southern California Edison were involved
to provide expertise on specific topics
 The public was engaged through RPAC
meetings and now has another chance to
weigh in on the plan
8 Public
Stakeholders
Plan Participants

Who’s Involved
 Plan Participants: • Mono County • Town of Mammoth Lakes • Special Districts: • Bridgeport Public Utility District • Hilton Creek Community Services District • June Lake Public Utility District • Mammoth Community Water District • Mammoth Lakes Fire Protection District • Mono City Fire Protection District • Southern Mono Healthcare District • Wheeler Crest Community Services District 9

The Mitigation Plan
10 Planning
Process
Risk
Assessment
Capability
Assessment
Mitigation
Strategy
Plan
Maintenance

Mitigation Goals
 GOAL 1. Avoid exposure of people and improvements to
unreasonable risks of damage or injury from the hazards identified in this plan.
 GOAL 2. Keep Mono County and the Town of Mammoth
Lakes a safe place to live, work, and play by reducing the risks from natural hazards through planning for safe development, increasing public awareness of the natural hazards in Mono County, and providing an integrated multiagency approach to emergency response.
 GOAL 3. Prepare for changing climate conditions in Mono County.
 GOAL 4. Maintain adequate emergency response capabilities. 11

Mitigation Goals
 GOAL 5. Build partnerships with local, state, federal, tribal, and other stakeholders to promote a whole community
approach to response, recovery, and mitigation.
 GOAL 6. Identify, develop, and publicize evacuation routes to reduce risk from hazards like wildfire.
 GOAL 7. Study and implement mitigation actions to address potential impacts of compounding hazards such as flood
following wildfire.
 GOAL 8. Utilize the mitigation planning process as a call to action demonstrating plan participants’ commitment to work together toward implementing the mitigation actions
identified in the plan.
12

The Planning Process
 Monthly Steering Committee meetings
 6 Planning Team meetings and many, many individual
jurisdiction meetings between November 2024-July 2025
 70+ stakeholders participated
 Public engagement at 5 RPAC meetings
 Bilingual (English/Spanish) public survey – 154 responses

The Risk Assessment
 Updating the risk assessment
includes:
• Identifying hazards
• Describing hazards
• Mapping hazard risk
• Identifying community assets
• Analyzing impacts
• Estimating losses
• Summarizing vulnerability

Hazards Identified
• Avalanche
• Dam Failure
• Disease/Pest Management
• Drought
• Earthquake and Seismic Hazards
• Epidemic/Pandemic (NEW)
• Energy Shortages and Energy
Resiliency (NEW)
• Extreme Heat
• Flood
• Hazardous Materials
15 • Landslides
• Severe Wind
• Severe Winter Weather
and Snow
• Volcanoes
• Wildfire
• Wildlife Collisions

The Mitigation Strategy
 Long-term blueprint for reducing disaster losses
 Includes goals, actions, and an action plan
 Identifies a comprehensive range of actions
• At least one action per hazard identified
16

Plan Maintenance
 Each plan participant will adopt the plan once feedback is received and it is approved by the State and FEMA
 The Mono County Office of Emergency Services will
continue to monitor progress on the plan until the next update
 Elements will be used to inform other planning processes like the general plan, capital improvement plan, and
emergency operations plan

Next Steps
 The plan can be accessed on the Mono County website
under Community Development>Planning
Division>Projects [feel free to update this with the Ready Mono link once it is uploaded]
 Please submit your feedback on this plan! We want to
hear from you. Comments can be sent to
[email protected]
 Deadline for comments is December 7, 2025
18

Questions?

Contact Information
Casey Garnett
Lead Planner
804.664.3341
[email protected]
Kelly Karl
Planning Analyst
760.924.1809
[email protected]

Town Council of Mammoth Lakes
Minutes of Regular Meeting
November 5, 2025, 4:00 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. 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.

2. PLEDGE OF ALLEGIANCE
Scott Armstrong led the flag salute.

3. PUBLIC COMMENTS
There were no public comments given at this time.

4. INTRODUCTIONS

4.1 Introduce new Parks/PW Hybrid Worker Christopher Russell.

Public Works Maintenance Manager Pat Vargas introduced Mr. Russell to the Council and the community.

Town Council Minutes
November 5, 2025

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

6. REPORTS FROM COMMISSIONS AND/OR DEPARTMENTS (AS NEEDED) Town Manager Rob Patterson gave an update regarding California's Proposition 50 passage last night and thanked Congressman Kiley for his visits to our region.

There was discussion among members of Council and staff. Mr. Patterson reported the Town had implemented a new recognition process for employees who are getting additional certification, diplomas, and licenses to enhance their job performance at the Town.

Office of Outdoor Recreation Manager Lawson Reif gave an update regarding current outdoor recreation activities. There was discussion among members of Council and staff.

Police Chief Dan Casabian gave an update regarding the Halloween event in the Trails. He announced that Officer Hoodman received the Eastern Sierra Police Officers Association Officer of the Year Award.

Public Works Director Haislip Hayes announced that Assistant Engineer Pam Smitheman and Assistant Engineer Colin Brownlee had passed their Fundamentals of Engineering Exam. He reported that a settlement agreement had been finalized with Hamel Contracting, Inc.

Finance Director Megan Chapman announced that Revenue Specialist Lupita Lopez had completed her Master of Science in Management and Leadership.

Parks and Recreation Director Stuart Brown announced that Community Recreation Center (CRC) Supervisor Andrew McEachron had completed the Certified Ice Technician course. He gave an update regarding current parks and recreation activities. There was discussion among members of Council and staff.

7. PUBLIC PRESENTATIONS

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

Mr. Armstrong gave a presentation regarding the Regional Broadband update. There was discussion among members of Council and staff.

Town Council Minutes
November 5, 2025

8. STAFF PRESENTATIONS

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

Community and Economic Development Director Nolan Bobroff introduced Aaron Nousaine, bae urban economics. Mr. Nousaine gave a presentation regarding the Regional Housing Needs Study. There was discussion among members of Council, staff, and Mr. Nousaine.

9. CONSENT AGENDA
Moved by Councilmember John Wentworth
Seconded by Councilmember Bill Sauser
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)

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 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.

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.

Town Council Minutes
November 5, 2025

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.

The Mayor called a recess at 6:10 p.m. and the Council reconvened at 6:19 p.m.

Councilmember Sauser announced that he owned property near the proposed project, recused himself, and left the meeting at 6:19 p.m.

Community and Economic Development Director Nolan Bobroff outlined the information in the staff report. There was discussion among members of Council and staff.

Shellan Rodriguez, SMR Development Project Manager, discussed rents and incomes at the Sawyer. There was discussion among members of Council and Ms. Rodriguez.

PUBLIC COMMENT:

Robin Roberts, Mono County Director of Behavioral Health, spoke in support of the funding request for the Kingfisher 2 project.

A current resident of the Sawyer spoke in support of the Town funding request for the Kingfisher II project.

Amanda Greenberg, Mono County Behavioral Health, read a letter from a Sawyer resident in support of the funding request for the Kingfisher 2 project. Ms. Greenberg spoke in support of the funding request for the Kingfisher 2 Project.

There was discussion among members of Council, staff, and Caleb Roope, The Pacific Companies.

Moved by Councilmember Brent Truax
Seconded by Mayor Pro Tem Amanda Rice
Commit the additional $7,200,000 to the Kingfisher 2 affordable housing project at the Parcel contingent upon execution by Pacific West Communities (PWC) of an agreement giving the Town the option to amend or terminate the Disposition and Development Agreement for the Parcel

Town Council Minutes
November 5, 2025

prior to the disbursement of any portion of the committed funds and contingent upon PWC getting the State grant tax credit funding; and direct staff to prepare and negotiate an option agreement with Pacific West Communities and bring it back to Town Council for consideration.

For (4): Mayor Chris Bubser, Mayor Pro Tem Amanda Rice, Councilmember Brent Truax, and Councilmember John Wentworth Absent (1): Councilmember Bill Sauser
Carried (4 to 0)
Councilmember Sauser returned to the meeting at 7:05 p.m.

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.

Assistant to the Town Manager Pam Kobylarz outlined the information in the staff report. There was discussion among members of Council and staff.

Moved by Councilmember John Wentworth
Seconded by Councilmember Brent Truax
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.

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

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

Kathy Peterson, Director of Health and Human Services, outlined the request to provide emergency food assistant to CalFresh recipients.

Town Council Minutes
November 5, 2025

Town Manager Rob Patterson outlined the information in the staff report.

There was discussion among members of Council and Ms. Peterson.

Moved by Mayor Pro Tem Amanda Rice
Seconded by Councilmember Brent Truax
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.

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

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

Town Manager Rob Patterson outlined the information in the staff report.

There was discussion among members of Council and staff.

Moved by Councilmember John Wentworth
Seconded by Mayor Pro Tem Amanda Rice
Adopt a resolution in support of protection for Public Lands and proper management to ensure forest health and protection of our recreationbased economy, as amended to delete the work "any" from #2.

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. COUNCILMEMBER REPORTS
Councilmember Sauser attended the Haunted Rink event, the Town employee Airport Potluck, Chili Cookoff and paper airplane contes, and the Local Transportation Commission meeting.

Councilmember Truax attended the Local Transportation Commission meeting, the Haunted Rink, and Harassment Prevention training.

Town Council Minutes
November 5, 2025

Mayor Pro Tem Rice attended the Haunted Rink, Halloween in the Trails, the Eastern Sierra Community Housing Board meeting, and the ribbon cutting event for Mammoth Mercantile.

Councilmember Wentworth attended the Localize in California Water Conference, the Eastern Sierra Wildfire Alliance meeting, and the Eastern Sierra Council of Governments (ESCOG) meeting.

Mayor Bubser attended the Eastern Sierra Wildfire Alliance meeting, the Indigenous Peoples Day event at Cerro Coso Community College, the ESCOG meeting, the High Sierra Energy Foundation’s 20th Anniversary event, the Community Coffee regarding sustainability programs, and the Wildfire Resilience Action Finance Team (WRAFT) meeting.

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.

At 7:59 p.m. the Mayor announced that the Council would be entering into closed session for the purposes as stated in the agenda.

13. ANNOUNCEMENT OF ACTION TAKEN AFTER CLOSED SESSION
The Council reconvened from closed session at 8:21 p.m. and announced that there was no reportable action taken.

14. ADJOURNMENT
The Council adjourned the meeting at 8:21 p.m.

Jamie Gray, Town Clerk

Mammoth Lakes Town Council
Agenda Action Sheet
Title: Approve the resolution authorizing the removal of the real property located at 165 Old Mammoth Road, Unit 53 in the Sierra Manors Condominium complex from the rental market and authorizing the sale of the unit under the Town’s Housing Now! BRIDGE Program Council Meeting Date: 11/19/2025
Prepared by: Nolan Bobroff, Community & Economic Development Director Recommended Motion: Approve the resolution authorizing the removal of the real property located at 165 Old Mammoth Road, Unit 53 in the Sierra Manors Condominium complex from the rental market and authorizing the sale of the unit under the Town’s Housing Now! BRIDGE Program.

Summary: Staff is recommending the Town Council authorize the sale of the following Townowned condominium unit:
165 Old Mammoth Road, Unit 53 (Sierra Manors complex): 2-bedroom, 2-bath, 861 square-foot unit
• Purchased (Feb-2023): $482,015 ($480,000 Purchase Price + $2,015 in closing costs) • Sales Price (proposed): $345,000, plus closing costs
• Estimated Subsidy: $135,000
The unit being sold was acquired in February 2023 with Bridge Program funding as a part of the Town’s Housing Now! initiative. The goal of the Bridge Program is to increase the number of affordable ownership units within the Town through the purchase of existing market-rate homes that are then deed-restricted and sold to income qualified households at a subsidized price. The program is intended to target ‘missing-middle’ households earning between 120% - 200% of the area median income (AMI) with an average subsidy goal of $150,000 per unit.

Units acquired as a part of the program are typically listed for sale shortly after acquisition; however, this particular unit was turned into a temporary long-term rental to assist a household that was displaced during the 2022/23 winter emergency. The Town now wishes to permanently remove the unit from the rental market.

Eastern Sierra Community Housing (ESCH) will serve as the Town’s realtor on the sale of this unit under the Town/MLH contract. Individuals interested in purchasing a unit through the Bridge program should contact Eastern Sierra Community Housing (ESCH) at (760) 934-4740.

The sale of this unit is consistent with the Town Council 2025 Strategic Priority to focus on “Community Investment to enhance growth, development, and quality of life for the Town’s citizens” and the key objective statement under that priority to “Continue implementation of the Town’s Housing Now! Initiative with a focus on the missing middle.” Attachments
- Attachment 1 – Town Council Resolution

RESOLUTION NO. 2025-__

A RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF

MAMMOTH LAKES, STATE OF CALIFORNIA, AUTHORIZING THE
REMOVAL OF THE PROPERTY LOCATED AT 165 OLD MAMMOTH
ROAD, UNIT 53 IN THE SIERRA MANORS CONDOMINIUM COMPLEX

FROM THE RENTAL MARKET AND AUTHORIZING THE SALE OF THE
UNIT UNDER THE TOWN’S HOUSING NOW! BRIDGE PROGRAM
(APN NUMBER: 035-182-053-000)
WHEREAS, the Town Council’s 2025 strategic priorities include a priority to focus on “Community Investment to enhance growth, development, and quality of life for the Town’s citizens” with a key objective statement under that priority being to “Continue implementation of the Town’s Housing Now! Initiative with a focus on the missing middle”; and WHEREAS, the Town Council has authorized funding for the implementation of several housing policy directives and programs, branded as the “Housing Now!” initiative; and WHEREAS, implementation of Town housing programs includes the dedication of Town resources to provide a range of community housing that is available and affordable to those working in the community; and
WHEREAS, to effectively implement the Town’s Housing Now! program, the Town has set aside resources to provide a range of community housing that is affordable to the community, including community housing opportunities for households earning between 80% - 200% of the area median income (AMI) (“missing middle households”); and WHEREAS, state and federal programs generally do not provide funding assistance to households that earn above 80% AMI, despite those households not being able to afford housing in the Town of Mammoth Lakes; and
WHEREAS, the Town has the opportunity to work in partnership with private property owners to further the availability of workforce housing by purchasing market-rate housing units that are then either: (a) re-sold as a deed restricted unit at a reduced affordable price; or (b) retained as rental workforce housing units; and
WHEREAS, consistent with the statement above, the Town purchased the residential unit located at 165 Old Mammoth Road, Unit 53 (“Property”) within the Sierra Manors condominium complex in February 2023, and began renting the Property as a long-term rental unit to a household that was displaced during the 2022/2023 winter emergency; and WHEREAS, the Town now wishes to permanently remove the Property from the rental market and to sell the Property as a deed-restricted unit at a reduced affordable price to an incomequalified household; and WHEREAS, the purchase and sale of housing units by the Town requires the execution of required real estate documents and use of licensed real estate professionals to secure information necessary to implement the Town’s housing programs and initiatives to expand

Resolution No. 25-__

availability and affordability of community housing through the purchase of property, conversion of existing housing units, and the sale of housing units; and WHEREAS, Section 2.08.060(L) of the Mammoth Lakes Municipal Code authorizes the Town Manager “… to sign documents specified in Section 40602 of the Government Code of the state whenever such documents have been approved by the Town Council for execution by resolution, motion, or minute order or other appropriate action”; and WHEREAS, Government Code Section 40602 refers to “all warrants drawn on the city treasurer”, “all written contracts and conveyances made or entered into by the [Town]”, and “all instruments requiring the [Town] seal”.

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

Section 1. The above findings are true and correct and the Town Council finds the use of Town resources to secure workforce housing within the Town of Mammoth Lakes a public purpose. The Town faces an acute shortage of housing available to the local workforce, and the Town’s acquisition and subsequent sale of the Property at an affordable price will assist in providing such affordable housing.

Section 2. The Town Manager is authorized to negotiate and execute the sale of the Property.

The Town Manager is authorized to: (1) negotiate the sales price; (2) approve the use of Town funds restricted or allocated to assist with down-payment assistance to facilitate the sale of the Property to an income-qualified household; (3) secure an appropriate deed-restriction on the Property; (4) secure loans subordinate to the primary loan for down-payment assistance; and (5) take other actions required to secure the sale of the Property.

Section 3. The sale of the Property is hereby authorized.

Section 4. The purchase and sale of deed-restricted housing units is deemed to be “for the public benefit” for purposes of Government Code Section 37350.

Section 3. The purchase and sale of deed-restricted housing units meets the public purpose and policy of the Town Council to expand availability of community housing in the Town of Mammoth Lakes.

APPROVED AND ADOPTED THIS 19th day of November 2025.
___________________________________
CHRIS BUBSER, Mayor
ATTEST:
________________________________
JAMIE GRAY, Town Clerk

Mammoth Lakes Town Council
Agenda Action Sheet
Title: Continue approval of emergency contract for Town Yard Waste Oil Tank Replacement
Council Meeting Date: 11/19/2025
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. On 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

Mammoth Lakes Town Council
Agenda Action Sheet
Title: Public hearing for consideration of an appeal of the October 8, 2025 Planning and Economic Development Commission decision to approve the 54 Mono Street Apartments entitlement application consisting of Use Permit 24-003, and Design Review 24-006, and Adju Council Meeting Date: 11/19/2025
Prepared by: Gina Montecallo, Assistant Planner; Nolan Bobroff, Community & Economic Development Director
Recommended Motion: Staff recommends the Town Council deny the appeal of the Planning and Economic Development Commission decision and affirm the approval of Use Permit 24-003, Design Review 24-006, and Adjustment 25-005.

Summary: See attached staff report.

1 TOWN COUNCIL STAFF REPORT
Title: Public hearing for consideration of an appeal of the October 8, 2025 Planning and Economic Development Commission decision to approve the 54 Mono Street Apartments entitlement application consisting of Use Permit 24-003, and Design Review 24-006, and Adjustment 25-005
Meeting Date: November 19, 2025
Prepared by: Gina Montecallo, Assistant Planner
Nolan Bobroff, Community and Economic Development Director RECOMMENDATION:

Staff recommends the Town Council deny the appeal of the Planning and Economic Development Commission decision and affirm the approval of Use Permit 24-003, Design Review 24-006, and Adjustment 25-005.

SUMMARY:

Project Proposal: The proposed apartment project consists of six (6) multi-family dwelling units within a single structure located in the Residential Multi-Family 1 (RMF-1) zoning district at 54 Mono Street. The project features one level of understructure parking for seven vehicles and an exterior parking area for three vehicles. The application includes a density bonus request to permit double density on the site (3 units above the base density) through the Town’s Density Bonus Ordinance. The density bonus request requires a minimum of three of the six units to be deed restricted for workforce housing; however, the applicant has agreed to deed restrict all six of the units for workforce housing in exchange for four concessions (1 automatic concession and 3 additional concessions) to the applicable development standards as allowed pursuant to the Density Bonus Ordinance. The requested concessions include: (1) an increase in the allowable lot coverage from 50% to 60%; (2) a 20% reduction in the front and side yard setbacks; (3) the reduction of one guest parking space to allow for a total of two guest parking spaces; and (4) waive the requirement to provide 60 square feet of private outdoor open space for each dwelling unit. Access to the project is proposed to be through a shared 30-foot access easement along the north side of the property that is shared with the property owner to the west at 56 Mono Street. The project was approved by the Planning and Economic Development Commission (PEDC) on October 8, 2025.

Basis of Appeal: The owners of the parcel to the west of the project site at 56 Mono Street allege that the 30-foot access easement on 54 Mono Street is not to be shared and is instead exclusive to their property, thereby resulting in there not being legal access to the 54 Mono Street parcel. They are requesting that no building permits be issued for the project until the easement issue has been resolved.

Project Name: 54 Mono Street Apartment Project
Location: 54 Mono Street (APN: 033-123-012-000)
Size of Property: 0.25 acres (Approx. 10,890 square feet)

2 Zoning: Residential multi-family 1 (RMF-1)
General Plan: High Density Residential 1 (HDR-1)
CEQA Review: Categorically Exempt (CEQA Guidelines Section 15332) BACKGROUND:

Project Appeal:

On October 21, 2025, Kimberly and Keith Erickson (“Appellant”) submitted an appeal of the decision of the PEDC. The appeal was timely filed within the 15-day appeal period following the project approval. The appeal can be found in Attachment B. The appeal challenges the PEDC approval based on the following seven topic areas: 1) Exclusive Easement Violation; 2) Town Recordkeeping Errors and Title Conflict; 3) Unpaid 1990 Conditions of Approval 4) Utility Disruption and Liability; 5) Proposed Driveway Split; 6) Need for Town Council Oversight; and 7) Request for Project Hold and Utility Responsibility. Each of these issues is discussed in more detail in the analysis section below. The applicant’s response to the appeal is included as Attachment C.

Project Summary
The proposed apartment project consists of a six-unit multi-family structure that is to be built on a

0.25-acre vacant lot in the Residential Multi-Family 1 (RMF-1) zoning district. The project design maintains the 30-foot-wide shared access easement as a single paved driveway that provides access to both 54 Mono Street (project site) and 56 Mono Street (site to the west) and will provide access to the understructure garage and three exterior parking spaces on 54 Mono. The structure and exterior parking spaces are all located outside of the 30-foot easement area. The apartment building is comprised of a single, three-story building with understructure parking and interior stair access.

The site provides three exterior parking spaces, two of which are guest parking spaces. The project plans are included as Attachment D.

The project site is 0.25-acres in size, which allows for a base density of three dwelling units at the permitted density of 12 dwelling units per acre. The project application includes a density bonus request for three additional units above the property’s base density, for a total of six units. The Town’s Density Bonus Ordinance (Municipal Code Chapter 17.138) provides an alternative to the State Density Bonus program in order to allow smaller multi-family residential projects to qualify for a density bonus program. The project is eligible to receive the requested density bonus because it is a new multi-family residential project that is located within a zoning district that allows multifamily residential uses, and the site has a base density of greater than two dwelling units. The Town Density Bonus Ordinance would require the applicant to deed restrict at least three of the six units for workforce housing to qualify for the desired three additional units; however, the applicant is proposing to deed restrict all six units in exchange for additional development standard concessions. The applicant is proposing to restrict all six (6) units to the “Occupancy Restricted” level, which has no income limitations, but does require the tenants to live in the units full time as their principal place of residence and be employed in the region (Mono or Inyo County) or be retired. Conditions of approval 25, 26, and 27 in the PEDC resolution ensure that the units are used for the intended purpose and require a Workforce Housing Agreement be recorded against the property before a certificate of occupancy is issued for the project.

The Town’s Density Bonus program provides for one automatic incentive or concession that may be chosen from several options listed in MC §17.138.050.A and allows for additional incentives or concessions if the applicant demonstrates that the project will provide a greater number of deed restricted units than otherwise required. The applicant has chosen to utilize the automatic concession to allow an increase in lot coverage, to permit an increase from the allowed 50%, to a

3 total lot coverage of 60%. In exchange for the additional deed restricted units, the applicant is requesting three additional concessions. The three additional concessions include: (1) a 20% reduction in the front (east) and side (south) yard setbacks; (2) the reduction of one guest parking space to allow for a total of two guest parking spaces; and (3) waive the requirement to provide 60 square feet of private outdoor open space for each dwelling unit.

Access to the site is proposed via the 30-foot shared access easement along the northern edge of the property. The neighbors to the west contend that the 54 Mono site cannot use the easement area for access since they contend that the easement is exclusively for their use. Town staff disagree with this since the original 1990 subdivision approval of the 54 and 56 Mono sites clearly states that access to the two sites is to be through the “shared” 30-foot access easement, and to further affirm the intended shared use, the Town required a 1-foot easement to the Town be recorded along the remainder of the 54 Mono site frontage prohibiting access across the 1-foot easement. The easements ate shown in Figure 1, below.

As further described in the attached PEDC staff report, incorporated herein by reference, staff found the project to be consistent with the applicable sections of the Town’s General Plan, Municipal Code, and Design Guidelines and determined the project is categorically exempt from the California Environmental Quality Act (CEQA), pursuant to Section 15332, In-Fill Development Projects.

Figure 1: Easements
Previous PEDC Meetings
August 13, 2025 PEDC Meeting
This item was originally considered at the August 13, 2025 Planning and Economic Development Commission meeting, however because of public comments pertaining to snow storage along the

4 rear property line and confusion regarding the 30-foot-wide shared access easement along the northern property line, the item was continued to October 8th, 2025.

September 23, 2025 PEDC Special Meeting
Following the continuance of the item at the August 13th public hearing, a special PEDC meeting was held on September 23, 2025 to conduct a site visit with the PEDC, the applicant, the neighbors, and MCWD staff. To provide context for the proposed project, the property boundaries were delineated, along with the 30-foot access easement and the structure location within the site.

Additional discussions were held related to the use of the access easement area and whether there were any alternative options for access to the site. Staff indicated that the original subdivision of the former lot into the two parcels that are now 54 and 56 Mono Street was approved by Town Council in 1990 under entitlement Tentative Parcel Map (TPM) 36-158 and that the conditions of approval for the subdivision established the access requirements and limitations for the two lots.

Specifically, the conditions of approval included that: (1) the two parcels shall be limited to, and share, a single driveway within the 30-foot easement; (2) that a 1-foot non-access strip along Mono Street extending southward from the proposed shared access easement to the southern property line be dedicated to the Town to prevent any other access to the parcels; and (3) that a utility easement for 56 Mono Street be created through 54 Mono Street. The 1990 Conditions of Approval are included as Attachment E. However, the resulting final parcel map recorded in February 1992 inaccurately describes the shared access easement as an “Exclusive Access easement appurtenant to Parcel 2 (56 Mono)” and failed to record a utility easement for 56 Mono. Although the recorded Parcel Map does not accurately reflect the conditions of approval for TPM 36-158, the conditions are still in effect and limit the access to the two parcels to the shared access easement. These conditions were reaffirmed by the Town in 2023 per a letter signed by the Town Manager (Attachment F).

October 8, 2025 PEDC Meeting
The PEDC held the continued public hearing for the 54 Mono Street Apartment Project application on October 8, 2025. Public comments were made during the public hearing which included objections to the project based on allowing the property owner of 54 Mono Street to utilize the shared access easement, incorporating the easement square footage into the density calculations, and not mandating the property owner of 54 Mono Street to relocate the utilities for 56 Mono Street.

The PEDC provided time for staff to respond to specific questions raised during the public hearing and requested a condition of approval be added to ensure a utility easement in favor of 56 Mono Street on the 54 Mono Street property be recorded prior to issuance of a certificate of occupancy for the project. An additional modification to the conditions of approval was requested to replace the 20% reduction of the rear setback with a 10% reduction of the front setback, which resulted in the structure being shifted two feet further away from the shared property line between 54 Mono and 56 Mono. The PEDC approved conditions of approval are included in the proposed Town Council resolution reaffirming the PEDC approval (Attachment A). The PEDC closed the hearing and approved the project by a 4-0 vote. The PEDC staff report and associated attachments are available online at the following link, and are incorporated herein by reference:
https://pub-townofmammothlakes.escribemeetings.com/Meeting.aspx?Id=57150a0d-2b64-427ba43f-31c159d9af0f&lang=English&Agenda=Agenda&Item=14&Tab=attachments APPEALS ANALYSIS:

The appeal includes seven topic areas: 1) Exclusive Easement Violation; 2) Town Recordkeeping Errors and Title Conflict; 3) Unpaid 1990 Conditions of Approval 4) Utility Disruption and Liability; 5) Proposed Driveway Split; 6) Need for Town Council Oversight; and 7) Request for Project Hold and Utility Responsibility.

5 This public hearing for the appeal was noticed in the Sheet newspaper on November 8th and November 15th and notices were mailed to all property owners within 300 feet of the project site.  Topic 1: The appeal states that the Town failed to acknowledge and protect the exclusive driveway easement serving 56 Mono Street, which has been recorded and depicted on the parcel map, and that allowing 54 Mono Street to share the easement conflicts with the recorded easement rights.

Staff Response:

Town Staff have acknowledged that the language used to describe the easement in the recorded parcel map conflicts with the language in the conditions of approval for Tentative Parcel Map 36-158. However, it has been determined that the conditions of approval, which state that 56 Mono Street and 54 Mono Street shall share a single driveway and that a utility easement is required for 56 Mono Street, are still legally in effect. Because these conditions of approval are considered covenants that run with the land, the obligation to fulfill these conditions transfers automatically with the sale of the property to a new owner, despite whatever language has been used in the final parcel map. Finally, the language used in the recorded easement does not override the conditions of approval set forth in the 1990 Tentative Parcel Map approval.  Topic 2: The appeal argues that errors in municipal recordkeeping have led to inaccurate legal descriptions of both 56 and 54 Mono Street properties, leaving both properties unsellable and legally entangled.

Staff Response:

The Appellant incorrectly attributes the inaccurate legal descriptions of both 56 and 54 Mono Street properties to errors in municipal recordkeeping. The Town is not responsible for the recordkeeping of the legal descriptions or the recorded easements. The parties creating an easement are responsible for recording the easement, which entails a license land surveyor who is responsible for preparing the legal descriptions of the properties and the County Clerk who is responsible for recording the documents.

As noted above, the conditions of approval set forth in the 1990 Tentative Parcel Map remain legally binding despite errors in the legal descriptions of both properties.  Topic 3: The appeal argues that because the Conditions of Approval for TPM 36-158 were never fully paid or satisfied by the original applicant, the original subdivision approval should be invalidated due to reliance on outdated approvals.

Staff Response:

The approval of a tentative parcel map and any associated conditions of approval are nullified after 24 months only if a final parcel map hasn’t been filed or a time extension has not been requested. However, in the case of 56 and 54 Mono Street, the final parcel map was filed and recorded with the County on February 13, 1992, thereby complying with the 24-month deadline and executing the tentative parcel map and it’s conditions of approval in a timely manner.

Because the tentative parcel map was executed, the conditions of approval legally bind both current and future property owners for 56 and 54 Mono Street.  Topic 4: The appeal argues that THE proposed development would interfere with utilities serving 56 Mono Street and that the owner of 54 Mono Street would need to take full responsibility for the relocation, modification or disruption of 56 Mono Street’s utilities.

6 Staff Response:

This appeal topic is a civil matter and is not relevant to any requirement for the development of 54 Mono Street per the Municipal Code or the TPM 36-158 Conditions of Approval, nor does it relate to any required findings of approval for the design review or use permit sought.

Condition of Approval #43 was incorporated into the PEDC Resolution at the October 8, 2025 meeting to address concerns regarding the unmet condition of approval from the original TPM 36-158 entitlement. Condition of Approval #43 is included in the Town Council Resolution and requires the applicant to record a utility easement in favor of 56 Mono Street on the 54 Mono Street property prior to issuance of a Building Permit.  Topic 5: The appeal argues that the project plans refer to the easement as a “shared easement”, however that contradicts the parcel map language which refers to the easement as an “exclusive easement”. The appeal offers an alternative solution to dividing the existing easement lengthwise, creating two distinct driveways, one for each property.

Staff Response:

As previously mentioned, the conditions of approval set forth in the 1990 Tentative Parcel Map remain legally binding despite errors in the legal descriptions of both properties. While an alternative solution such as splitting the easement may be possible, Town Staff cannot force the 54 Mono Street property owner to consider splitting the driveway area nor can staff confirm that it would work with the proposed site design. Furthermore, renegotiating the existing easement between 56 and 54 Mono Street is a civil matter that is not pertinent to the conditions of approval for the 54 Mono Street development.
 Topic 6: The appeal argues that the issue requires Town Council intervention to ensure permanent correction of the Town’s easement records.

Staff Response:

The easements to the Town benefit are accurately recorded. The Town is not responsible for correcting or recording easements between two private property owners and therefore Topic 6 remains a civil matter.
 Topic 7: The appeal argues that all permits be suspended until the easement, title and utility conflicts are resolved and that utilities for 56 Mono Street must be established before permits are issued.

Staff Response:

The entitlement approval cannot be suspended if the project meets all Municipal Code standards and findings. Additionally, any proceeding building permits that are submitted by the applicant are approved ministerially and are approved based on the project meeting the Municipal Code, Building Code and any of the conditions set forth in the entitlements.

Conflicts regarding the utilities, the title and the easements have been determined to be civil matters and are not matters to be resolved within the purview of the Town approval bodies.

APPLICANT RESPONSE TO APPEAL:

In response to the appeal, the Applicant submitted a response to the Appellant’s appeal memorandum (“Applicant Response”), which can be found in Attachment C.

The Applicant Response addresses topics related to the various claims outlined in the Appellant’s appeal memorandum including the issue of the access easement, the utility easement and the errors in the legal descriptions of the properties. It is important to note that the Applicant has claimed that

7 it has met the Town’s Code requirements and is entitled to approval under the Town’s Code, a conclusion also reached by the PEDC in its decision. The applicant argues that despite the recorded legal language describing the easement as “exclusive”, the original intent is that the easement would be shared thereby providing access to the two sites. The applicant references California Civil Code 3399, “when a written instrument fails to reflect the intent of the parties due to mistake, it may be reformed to accurately express that intent.”. The applicant also references the Gray v. McCormick 163 Cal.App.4th 772 (2008) case in which the court held that an 'exclusive' easement restricts interference by others but does not eliminate the servient owner’s right to reasonable concurrent use so long as it does not obstruct the dominant owner’s access.

FINANCIAL CONSIDERATIONS:

The appeal application was submitted along with the applicable fee of $1,942.00.

Pursuant to M.C. § 17.104.030.F – Refund of Appeal Fees, Appeal fees may be refunded only in the following situations:

1. Upon the conclusion of any appeal, where the Council upholds the appeal and overturns the decision of the review authority, the Council may also authorize the return of all, or a portion of the appeal fees; or

2. Upon the conclusion of any appeal, where the Council denies the appeal but finds that the appellant(s) raised issued of substantial merit, the Council may authorize the return of any portion of the appeal fees deemed just.

OPTIONS
The Town Council shall consider the entire record upon which the decision appealed was made, and the factual and legal basis on which the PEDC made the determination that is the subject of the appeal. At the hearing, the appeal body may consider any issue involving the matter being appealed, in addition to the specific grounds for the appeal.

The Town Council may by resolution:

1. Affirm the decision or determination of the PEDC, thereby denying the appeal;

2. Affirm in part the decision or determination of the PEDC; or

3. Reverse the action of the PEDC, thereby denying the project. This would require the Town Council make findings for the denial.

When reviewing an appeal, the Town Council may:

1. Deny the permit or entitlement, even though the appeal only requested relaxation or elimination of one or more of the conditions imposed on the permit or entitlement; or

2. Impose additional conditions that may address other issues or concerns than the original subject of the appeal.

The appellant and other interested parties shall not present new evidence and testimony at the appeal hearing unless the party can demonstrate, to the satisfaction of the appeal body, that new information:

1. Was not previously available to the party; or

2. The party could not have participated in the review process because they could not have known about the review process.

8 If new or different evidence is presented on appeal, the Council may, but shall not be required to, refer the matter back to the PEDC for further consideration.

ATTACHMENTS:

A. Town Council Resolution
B. 56 Mono Street Owner’s Rationale for Appeal Letter
C. Applicant Response Letter to the 56 Mono Street Owner’s Appeal D. Project Plans and Renderings
E. Conditions of Approval for TPM 36-158, Apr-1990
F. TOML letter regarding access to 54 Mono St, Dec-2023 G. October 8, 2025 PEDC Staff Report and Resolution – Available online at:
https://pub-townofmammothlakes.escribemeetings.com/Meeting.aspx?Id=57150a0d2b64-427b-a43f31c159d9af0f&lang=English&Agenda=Agenda&Item=14&Tab=attachments

Recording Requested by and )
When Recorded Mail To: )
)
Town of Mammoth Lakes )
Community & Economic Development Department )
P.O. Box 1609 )
Mammoth Lakes, CA 93546 ) ________________________________________ Recordation fee exempt per Government Code §27383
Space Above for Recorder’s Use
RESOLUTION NO. 2025-__

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

STATE OF CALIFORNIA, AFFIRMING THE PLANNING AND ECONOMIC DEVELOPMENT COMMISSION’S APPROVAL OF USE PERMIT 24-003, DESIGN REVIEW 24-006, AND ADJUSTMENT 25-005 TO PERMIT A DENSITY BONUS OF THREE UNITS PURSUANT TO MUNICPAL CODE §17.138.040 (TOWN DENSITY

BONUS ORDINANCE) FOR A MULTI-FAMILY RESIDENTIAL APARTMENT PROJECT CONSISTING OF SIX UNITS LOCATED AT 54 MONO STREET (APN: 033-123-012-000)
WHEREAS, a request for consideration of a Use Permit, Design Review, and Adjustment application were filed by the property owner, Bipin Morari, to permit construction of a multi-family residential apartment project consisting of six dwelling units, in accordance with Chapter 17.20 (Residential Zoning Districts), Chapter 17.68 (Use Permits), Chapter 17.88 (Design Review), and Chapter 17.138 (Town Density Bonus) of the Town of Mammoth Lakes Municipal Code, for property located within the Residential Multi-Family 1 (RMF-1) zoning district at 54 Mono Street; and WHEREAS, the Planning and Economic Development Commission conducted a duly noticed public hearing for the application request on August 13, 2025, which was subsequently continued to October 8, 2025, and considered, without limitation:

1. The staff report to the Planning and Economic Development Commission with exhibits;

2. The General Plan, Municipal Code, Design Review Guidelines, and associated Land Use Maps;

3. Oral evidence submitted at the hearing;

4. Written evidence submitted at the hearing; and

5. Project plans consisting of:
a. Project Plan Sheets A1.02 dated and received on October 8, 2025, Project Plan Sheets T, A1.01, A1.10-A3.02 dated and received on September 22, 2025, Project Plan Sheets L-1 – L-4 dated and received on August 6, 2025; and
b. A Color and Material Board, dated received by the Town of Mammoth Lakes August 6, 2025.

WHEREAS, on October 8, 2025, the Planning and Economic Development Commission approved Use Permit 24-003, Design Review 24-006 and Adjustment 25-005 by a 4-0 vote of the Commission; and
WHEREAS, during the 15-day appeal period following the Planning and Economic Development Commission Approval, the Town received an appeal of the Commission’s decision on October 21, 2025; and

Resolution No. 2025-__

WHEREAS, the Town Council conducted a duly noticed public hearing on the appeal of the Commission’s approval of the application request on November 19, 2025, at which time all those desiring to be heard were heard; and
WHEREAS, prior to taking action, the Town has heard, been presented with, reviewed and considered all of the information and data in the administrative record and all oral and written evidence presented to it during all meetings and hearings.

NOW THEREFORE, THE TOWN COUNCIL OF THE TOWN OF MAMMOTH
LAKES DOES RESOLVE, DETERMINE, FIND, AND ORDER AS FOLLOWS:

SECTION 1. FINDINGS.

I. CEQA.

The subject application is categorically exempt pursuant to Section 15332, In-fill Development Projects, of the CEQA Guidelines because the following criteria are met, and none of the exceptions set forth in CEQA Guidelines Section 15300.2 are present. a. The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations.

The project is consistent with the General Plan Land Use designation because the property is located within the High-Density Residential 1 (HDR-1) land use designation which allows residential multi-unit townhouses, condominiums, and apartments at a density of six (6) to a maximum of twelve (12) dwelling units per acre.

The proposed project is a multi-family residential development located on a site with a base density of three (3) dwelling units. The project application includes a Use Permit request pursuant to Municipal Code Chapter 17.138, Town Density Bonus Program, to allow three (3) additional dwelling units, for a total of six-units.

The project is consistent with General Plan Land Use Policy L.2.D, which states, “Encourage the development of workforce housing by offering a Town Density Bonus Program, in addition to the State Density Bonus Program, that is flexible and adaptive and allows multi-family residential projects to construct up to twice the base density identified for the designation in which the project is located. Projects will be eligible to receive proportionately greater density bonuses, up to a maximum of twice the base density, in exchange for deed restricting a greater percentage of the base density units.

Density bonuses granted pursuant to this policy are mutually exclusive of density bonuses granted pursuant to the State Density Bonus Program (i.e., a developer can elect to utilize either the Town density bonus or the State density bonus, but not both).” The Town’s Density Bonus Program is applicable to new multi-family residential projects that are located within a zoning district that allows multi-family residential units, and have a base density of two or more dwelling units, regardless of the type of dwelling unit proposed.

The requested density bonus is also consistent with General Plan Housing Element Policy H.1.C., which states, “Allow for density bonuses for projects that provide deedrestricted workforce housing in accordance with State density bonus law and/or the Town density bonus programs.” Developers of eligible properties are encouraged to utilize the Town Density Bonus Program or the State Density Bonus program in order to accomplish the General Plan goals and policies aimed at increasing housing available to the local workforce.

Resolution No. 2025-__

The Town Density Bonus Ordinance was analyzed pursuant to CEQA, and an Addendum to the 2016 General Plan Land Use Element/Zoning Code Amendment and Mobility Element update Program Environmental Impact Report was prepared SCH# 2015052072. The Addendum analyzed the overall increase in the number of units and population that could result from the proposed revisions to the Town’s Density Bonus Program as compared to the buildout scenario used in the certified 2016 PEIR. The 2020 Addendum concluded that the modifications to the Town’s General Plan and Zoning Code required to implement the Town Density Bonus Program Update would not result in any new significant environmental effects or a substantial increase in the severity of the previously identified significant effects in the 2016 PEIR. No new mitigation measures were required, and no new alternatives were identified that would substantially reduce the environmental effects beyond those previously described in the 2016 PEIR.

The project is consistent with the Residential Multi-Family 1 (RMF-1) zoning and development standards when considered with the allowed concessions to specific development standards pursuant to Municipal Code Chapter 17.138, Town Density Bonus Ordinance.
b. The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses.

The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. The Project site is within the Town’s Urban Growth Boundary (UGB); the site is approximately 0.25 acres; and the site is substantially surrounded by urban uses including adjacent multi-family residential apartments and single-family residential structures that are on lots zoned for multifamily residential uses. c. The project site has no value as habitat for endangered, rare, or threatened species.

The Project site has no value as habitat for endangered, rare, or threatened species since the site is surrounded by existing residential developments and the site does not feature a sensitive natural resource such as a wetland or watercourse. Condition of Approval #29 included in the attached Resolution recommends completion of a nesting bird survey within three days of initial site disturbance to avoid disturbance of suitable nesting habitat.
d. Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality.

Approval of the Project would not result in any significant effects related to traffic, noise, air quality, or water quality because the Project conforms or is required to conform to the Municipal Code requirements for noise, air quality, and parking; the Project conforms or is required to conform to Public Works standards for site grading, stormwater retention, and drainage; and the Project will be required to obtain all necessary permits for construction. Additionally, the project is consistent with the applicable Town Density Bonus Program, which was analyzed pursuant to CEQA. An Addendum to the 2016 General Plan Land Use Element/Zoning Code Amendment and Mobility Element update Program Environmental Impact Report was prepared (SCH# 2015052072) and concluded that the modifications to the Town’s General Plan and Zoning Code required to implement the Town Density Bonus Ordinance would not result in any new significant environmental effects or a substantial increase in the

Resolution No. 2025-__

severity of the previously identified significant effects in the 2016 PEIR. Therefore, no significant effects on traffic, noise, air quality, or water quality will result from the proposed development of the site.
e. The site can be adequately served by all required utilities and public services.

The site can be adequately served by all required utilities and public services because all necessary utilities and services are currently provided or can be extended to the site.

The Project plans were routed to the Mammoth Community Water District (MCWD) and the Mammoth Lakes Fire Protection District (MLFPD), and all comments received have been provided to the applicant and will be incorporated into the Project as required by the permit approval process for those agencies. Additionally, at the time of building permit issuance, development impact fees (DIF) for police, vehicle circulation, storm drainage, and fire will be paid.
f. None of the exceptions set forth in CEQA Guidelines Section 15300.2 apply because:
(1) in-fill development projects are classified as Class 32 by the California Secretary for Resources and are not subject to the special circumstances applicable to projects classified as Classes 3, 4, 5, 6, and 11;
(2) the cumulative impact from successive projects over time will not be significant because the proposed use is consistent with the allowed and previously anticipated uses for the zone and the density of the project is allowed pursuant to the Town Density Bonus Program;
(3) the proposed activity will not have a significant effect on the environment because the site is a small infill site surrounded by developed urban uses and the development is consistent with all development and design standards of the Zoning Code, with the exception of the allowed concessions permitted in conjunction with the Town density bonus;
(4) the site is not adjacent to a scenic highway;
(5) there are no known hazardous materials listed within or near the project site as the project site is not listed on the Hazardous Waste and Substances list maintained by the Town; or the State Water Resources Control Board GeoTracker system which includes leaking underground fuel tank sites and spills, leaks, investigations, and cleanup sites; or the Department of Toxic Substances Control EnviroStar Data Management System which includes CORTESTE sites; or the Environmental Protection Agency’s database of regulated facilities; and (6) there are no known historical or cultural resources areas on the site, and therefore, there will not be a substantial adverse change in the significance of an established historical resource as a result of the project.

Therefore, the project is exempt from CEQA pursuant to CEQA Guidelines Section 15061(b)(2) since the project meets the criteria for use of the CEQA Guidelines Section 15332 (Infill Development Projects) categorical exemption and the application of that categorical exemption is not barred by one of the exceptions set forth in Section 15300.2.

Resolution No. 2025-__

II. MUNICIPAL CODE FINDINGS.

A. FINDINGS FOR USE PERMIT (Municipal Code Section 17.88.060 and 17.138.060)

1. The proposed use is consistent with all applicable sections of the General Plan and Title 17 and is consistent with any applicable specific plan or master plan; The proposed use is a multi-family residential project that includes a density bonus request to allow three additional units above the base density of three dwelling units, for a total of six units. The proposed use requires a Use Permit pursuant to the Town Density Bonus Program.

The proposed use is consistent with the General Plan Land Use designation because the property is located within the High-Density Residential 1 (HDR-1) land use designation which allows residential multi-unit townhouses, condominiums, and apartments at a density of six (6) to a maximum of twelve (12) dwelling units per acre.

With adherence to the Town Density Bonus Program requirements, the increased density is consistent with the applicable Municipal Code sections.

The project is consistent with General Plan Land Use Policy L.2.D, which states, “Encourage the development of workforce housing by offering a Town Density Bonus Program, in addition to the State Density Bonus Program, that is flexible and adaptive and allows multi-family residential projects to construct up to twice the base density identified for the designation in which the project is located. Projects will be eligible to receive proportionately greater density bonuses, up to a maximum of twice the base density, in exchange for deed restricting a greater percentage of the base density units.

Density bonuses granted pursuant to this policy are mutually exclusive of density bonuses granted pursuant to the State Density Bonus Program (i.e., a developer can elect to utilize either the Town density bonus or the State density bonus, but not both).” The Town’s Density Bonus Program is applicable to new multi-family residential projects that are located within a zoning district that allows multi-family residential units, and have a base density of two or more dwelling units, regardless of the type of dwelling unit proposed. The requested density bonus is also consistent with General Plan Housing Element Policy H.1.C., which states, “Allow for density bonuses for projects that provide deed-restricted workforce housing in accordance with State density bonus law and/or the Town density bonus programs.” Developers of eligible properties are encouraged to utilize the Town Density Bonus Program or the State Density Bonus program in order to accomplish the General Plan goals and policies aimed at increasing housing available to the local workforce.

There is no specific plan or master plan applicable to the project.

2. The proposed use and the conditions under which it would be operated or maintained will not be detrimental to the public health and safety nor materially injurious to properties or improvements in the vicinity; and The site layout and project design ensures that the multi-family uses and residential density proposed for the site will be occupied and operated in such a way that will not be detrimental to the health and safety of the surrounding community nor injurious to properties or improvements in the vicinity because the additional three residential units can be accommodated on the site without eliminating or reducing essential amenities such as enclosed parking, guest parking, a communal dumpster enclosure, and landscaping.

Resolution No. 2025-__

3. The proposed project will generate a sufficient number of Eligibility Points required for the bonus amount requested;
The project is required to generate 100 points based upon the Town Density Bonus Program calculation. To generate 100 points, the project is required to deed restrict all three of the density bonus units. The applicant is proposing to deed restrict all six units (3 base density units and 3 density bonus units) to the “Occupancy-Restricted Household” affordability level category and therefore generates a sufficient number of eligibility points to grant the requested density bonus.

4. The proposed project is compatible with the surrounding neighborhood with regards to building scale, form, materials, and street orientation; The proposed apartment building and site improvements combine together in an attractive and visually cohesive manner that is compatible with and complements the character of the surrounding multi-family residential neighborhood. The surrounding neighborhood consists of a mixture of multi-family housing types at varying densities.

Additionally, the majority of the parking is located understructure and therefore minimizes surface parking throughout the property.

The project also complies with applicable multi-family development standards which include the requirement for a minimum of 75% of the building facade adjacent to a street to be occupied by habitable space with windows and at least one pedestrian entrance. The street facing façade of the building includes habitable space with windows and one pedestrian entry into the garage level. The building height does not exceed the 35-foot maximum and the split face CMU block base material helps to maintain a pedestrian scale.

5. The incentive or concession is required in order to make the project feasible, and the incentive or concession requested is the minimum departure from the requirements of this Zoning Code necessary to make the housing project feasible.

The application requests four incentives/concessions as allowed by the Town’s Density Bonus Ordinance. The project is automatically eligible for one of the allowed concessions specified in the Ordinance, and three additional concessions are requested in exchange for deed restricting three additional units that would not otherwise be required based on the Eligibility Point Schedule. The requested concessions include (1) a 10% increase in the allowable lot coverage to allow for 60% lot coverage, (2) a 20% reduction in the side yard setback and 10% reduction of the front yard setback, (3) a decrease in one guest parking space, and (4) the removal of private outdoor space.

The requested concessions are the minimum departure from the applicable Zoning Code requirements necessary to make the project feasible due to the sites’ physical constraints resulting from the Town’s requirement for a 10-foot Irrevocable Offer of Dedication (IOD) along the eastern property line and a 30’-wide existing shared access easement running along the northern portion of the property. These constraints reduce the buildable areas of the property, thereby requiring the building be pushed back into the southern and western setback areas and reducing the area that could be used for guest parking. The concession related to lot coverage is to be expected for projects utilizing the Town density bonus provision since the structure(s) will generally be larger to accommodate an increase in the numbers of units and the 10% increase is a reasonable request in that it is consistent with what would be allowed in the RMF-2 zone. The concession related to private outdoor balconies for each unit would be difficult to achieve due to the project design and the public benefit of an additional workforce housing unit outweighs the benefit of a private balcony.

Resolution No. 2025-__

B. FINDINGS FOR DESIGN REVIEW PERMIT (Municipal Code Section 17.88.060)

1. The project is consistent with the applicable standards and requirements of the Municipal Code.

The project is consistent with the applicable standards and requirements of the Mammoth Lakes Zoning Code because the project complies with all applicable regulations of the Residential Multi-Family 1 (RMF-1) Zone, including, but not limited to density, lot coverage, and setback modifications allowed pursuant to Municipal Code §17.138, Town Density Bonus Program, building height, snow storage, parking, solid waste/recycling, and specific land use regulations identified in Municipal Code §17.52.210 for multi-family residential projects.

The project includes four concessions from the applicable development standards which have been determined to be acceptable since the project will provide a greater public benefits through the provision of a higher number of deed restricted residential units than is otherwise required by the Town Density Bonus Ordinance. The proposed concessions are:
 An increase in the allowable lot coverage from 50% to 60% - automatic concession per 17.138.050.A
 A 20% reduction in the side yard setback and 10% reduction of the front yard setback - additional concession per 17.138.050.B
 The reduction of one guest parking space to allow for a total of two guest parking spaces - alternative concession per 17.138.050.C
 Waive the requirement to provide private 60 square feet of outdoor open space for each dwelling unit. - alternative concession per 17.138.050.C With approval of the requested concessions the project complies with the applicable Municipal Code standards.

2. The project is consistent with the General Plan and any applicable specific plan or master plan.

The proposed project is consistent with the 2007 General Plan land use designation for the site, which is designated as High Density Residential 1 (HDR-1) and, “allows residential multi-unit townhouses, condominiums and apartments at a density of six to a maximum of twelve dwelling units per acre. This designation applies to the Sierra Valley District, the Shady Rest Tract, and portions of the Old Mammoth District…” (General Plan, Pg. L-4). The requested density bonus is consistent with General Plan Land Use Policy L.2.D., which directs staff to encourage the development of workforce housing by offering a Town Density Bonus Program, in addition to the State density bonus program, to allow multi-family residential projects to construct up to twice the base density identified for the designation in which the project is located. The General Plan Housing Element Policy H.1.C. also directs staff to allow for density bonuses for projects that provide deed-restricted workforce housing in accordance with State density bonus law and/or the Town density bonus programs.

In March, 2020, Town Council adopted the updated Town Density Bonus Program so that developers of eligible properties are encouraged to utilize the Town Density Bonus Program or the State Density Bonus program in order to accomplish the General Plan goals and policies aimed at increasing housing available to the local workforce. The proposed project will result in six deed-restricted, one-bedroom and three-bedroom units available to the local workforce.

Resolution No. 2025-__

There is no specific plan or master plan applicable to the project.

3. The project is consistent with the Town of Mammoth Lakes Design Guidelines.

The design of the project has a modern form with a gable roof design. Desirable architectural details include a varied roof line, variation in siding material, accent trim, and a split face CMU base. The building materials consist of Newtechwood siding with a textured wood appearance, stucco, and split face concrete block for the base of the structure. The proposed roof material is asphalt composition shingle in a “weathered wood” color.

The proposed colors and materials are appropriate in the context of the surrounding neighborhood and consist of varying grey and tan earth-tones that provide appropriate contrast between the trim, fascia, and the primary siding materials while maintaining a neutral color palate to blend with the natural environment and site surroundings.

4. The project is consistent with the following additional Design Criteria (Zoning Code §17.88.050):
a. The site design and building design elements including the architectural style, size, design quality, use of building materials, and similar elements, combine together in an attractive and visually cohesive manner that is compatible with and complements the desired architectural and/or aesthetic character of the area and a mountain resort community, encourages increased pedestrian activity, and promotes compatibility among neighboring land uses.

The proposed buildings and site improvements combine together in an attractive and visually cohesive manner that is compatible with and compliments the character of the surrounding neighborhood. In the context of the surrounding multi-family residential uses, the proposed design of the project provides appropriate scale and incorporates attractive architectural details.

The building forms and facades provide variation and visual interest through the incorporation of varied roof lines, an overhang that extends over two of the exterior parking stalls, accent colors and use of a variety of window shapes and sizes.

A distinction between stories is provided through a change in siding material used on the first floor and the upper floors. Split face concrete masonry block is used on the first floor to establish the building base, and upper floors are clad with Newtechwood siding in a wood textured finish, and stucco siding is used on specific locations of the building to provide variation. The proposed colors consist of grey, tan and a medium wood tone as well as a dark brown accent color that that provides appropriate contrast between trim, fascia, and the primary siding materials while maintaining a more neutral color palate to blend with the natural environment and site surroundings.

The project complies with design requirements for building facades adjacent to streets in that 75% of the building facade adjacent to Mono Street is occupied by habitable space with windows and two pedestrian entries adjacent to Mono Street.

These areas provide active spaces and living areas that are visible from the street. b. The design of streetscapes of streetscapes, including street trees, lighting, and pedestrian furniture, is consistent with the character of commercial districts and nearby residential neighborhoods

Resolution No. 2025-__

A 10-foot Irrevocable Offer of Dedication will be provided to the Town as part of this project which will grant the Town additional right-of-way width needed to provide a standard right-of-way width. The street network in this area is already established and no additional streetscape improvements are required for the proposed project.
c. Parking areas are located, designed and developed to foster and implement the planned mobility system for the area; buffer surrounding land uses; minimize visibility; prevent conflicts between vehicles and pedestrians and cyclists; minimize stormwater run-off and the heat-island effect; and achieve a safe, efficient, and harmonious development.

The proposed parking configuration for the project consists of two tandem enclosed understructure spaces for each three-bedroom residential unit and one understructure space for each of the one-bedroom units. One exterior ADA parking space is located beneath the roof overhang adjacent to the building with an accessible route of travel to the ADA unit. A second ADA space is provided beneath to roof overhang and functions as a guest parking space. The third guest parking space is located on the exterior of the building but is not located under the roof overhang.

The proposed parking layout for the project meets the required amount of parking when considering the concession requested to reduce the guest parking by one space. The proposed parking configuration ensures that the project will accommodate its share of parking needs on-site, which will help avoid conflicts between vehicles and tenants with enclosed, assigned parking spaces. Since most of the parking is housed understructure, exterior parking is limited to three spaces which minimizes the exterior paved surface area. The applicant has requested an Adjustment to allow for the single uncovered guest parking space to be located in the front setback.
d. Down-directed and shielded lighting and lighting fixtures are designed to complement buildings, be of appropriate scale, provide adequate light over walkways and parking areas to create a sense of pedestrian safety, minimize light pollution and trespass, and avoid creating glare.

The proposed exterior lighting plan includes light fixture specifications that are appropriate in scale based upon the specific purpose and placement of the lighting.

The proposed exterior lighting is shielded to minimize light pollution and trespass.

Condition of Approval #17 is included to ensure that exterior lighting is inspected and verified for compliance with Chapter 17.36.030 of the Town of Mammoth Lakes Municipal Code prior to the issuance of a certificate of occupancy. e. Landscaping is designed to conserve water resources, promotes a natural aesthetic, and be compatible with and enhance the architectural character and features of the buildings on site, and help relate the building to the surrounding landscape.

The proposed landscape plan is consistent with the recommendations of the Town of Mammoth Lakes Design Guidelines in that the design promotes a natural aesthetic through the use of native plant species that are prevalent in the Mammoth Lakes region. Five (5) new trees are proposed to be planted throughout the landscape areas and include Jeffrey Pine, Quaking Aspen, and Western Water Birch. Perennials and native groundcover shrub species are proposed for the areas

Resolution No. 2025-__

located around the perimeter of the site. Specific shrubs are proposed for screening purposes to be located around the dumpster enclosure and to provide privacy between adjacent properties. Overall, the proposed landscaping promotes a natural aesthetic by utilizing species that are appropriate to the Mammoth Lakes region.

Condition of Approval #19 is included to require a landscape documentation package to be submitted and approved prior to Building Permit issuance.

5. The project is consistent with any approved tentative map, use permit, variance, or other planning or zoning approval that the project required.

The proposed project is consistent with the associated use permit because the project is a new multi-family residential development and includes a density bonus request pursuant to the Town Density Bonus Ordinance. The design review permit is processed concurrently with the use permit and therefore, will be consistent.

C. FINDINGS FOR ADJUSTMENT (Municipal Code Section 17.76.040)

1. A significant public benefit will result.

A significant public benefit will result from allowing one guest parking space to be located in the front setback because providing guest parking on-site helps prevent conflicts with neighboring properties due to parking in unauthorized areas.

Additionally, any alternative configuration would result in less on-site snow storage, more pavement, or an encroachment into the rear setback area.

2. For adjustments to setbacks or the distance between structures, a finding shall also be made that adequate snow storage and shedding areas are provided.

The project proposes to hold 43% of the required snow storage on site. The remaining 32% of the required snow storage will be hauled off-site as part of an approved snow storage management plan as allowed pursuant to M.C. Section 17.136.050(d).

3. The parking area shall be protected from snow shed, does not impede emergency access, does not interfere with Town snow storage easements, and conforms to the California Building Standards Code requirements.

The guest parking space located within the front setback area is not affected by snow shed due to its distance from the building and the direction in which snow will shed off the roof. Additionally, the parking space does not interfere with Town snow storage easements and does not impede emergency access to the building

Resolution No. 2025-__

SECTION 2. TOWN COUNCIL ACTIONS.

The Town Council hereby takes the following actions:

1. Determines that substantial evidence exists to support the Planning and Economic Development Commission’s approval of Use Permit 24-003, Design Review 24-006 and Adjustment 25-005; and

2. Finds that this project is categorically exempt pursuant to Section 15332, in-Fill Development Projects, of the California Environmental Quality Act (CEQA) Guidelines; and

3. Affirms the Planning and Economic Development Commission’s approval of Use Permit 24-003, Design Review 24-006 and Adjustment 25-005 subject to the following conditions, and denies the appeal:
(SEE EXHIBIT “A”); and

4. Directs staff to file and post a Notice of Exemption with the Office of Planning and Research and the County Clerk.

PASSED AND ADOPTED this 19th day of November 2025, by the following vote, to wit:

CHRIS BUBSER, Mayor
ATTEST:

JAMIE GRAY, Town Clerk

Resolution No. 2025-__

APPLICANT:

I, Bipin Morari, am the property owner and I do hereby attest that I have read, and agree to, the conditions of approval stipulated within this Resolution. _______________________________ Date: ________________
Bipin Morari
(Notary Required)

CALIFORNIA ALL-PURPOSE ACKNOWLEDGMENT
A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document, to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document.

State of California
County of ________ }
On , before me, , Notary
Public, personally appeared , who
proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.

I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.

WITNESS my hand and official seal.
_
Signature of Notary

Resolution No. 2025-__

EXHIBIT “A”
Resolution No. 2025-__
Case No. UPA 24-003, DR 24-006, and ADJ 25-005

PLANNING DIVISION CONDITIONS

STANDARD PLANNING CONDITIONS

1. This approval authorizes the following: Construction of a 6-unit multi-family apartment project located at 54 Mono Street. A Use Permit is approved to allow a density increase of three dwelling units along with the following concessions permitted pursuant to the Town Density Bonus Ordinance: (1) an increase in lot coverage to 60%; (2) a 20% reduction of the side yard setback and a 10% reduction of the front yard setback; (3) reduction in one guest vehicle parking space; and (4) waive the requirement to provide private 60 square feet of outdoor open space for each dwelling unit.

2. The approved site and building plans including Project Plan Sheets A1.02 dated and received on October 8, 2025, Project Plan Sheets T, A1.01, A1.10-A3.02 dated and received on September 22, 2025, Project Plan Sheets L-1 – L-4 and the Materials Board dated and received on August 6, 2025 shall be adhered to and maintained for the duration of the permit.

3. This permit and all rights hereunder shall automatically terminate unless the site preparation or construction has commenced within two years after the issuance of this permit and such work is diligently carried on until completion, or an extension of time has been granted in accordance with Municipal Code §17.60.060.B.

4. All new improvements constructed on the site shall be in compliance with all Town of Mammoth Lakes, County of Mono, Mammoth Community Water District, the Mammoth Lakes Fire Protection District, the CRWQCB Lahontan District, Great Basin Air Pollution Control District, OSHA, State of California and United States of America laws, statutes, ordinances, regulations, directives, orders, and the like applicable thereto and in force at the time thereof. Any violation of the above may constitute grounds for revocation under Chapter 17.128 of the Mammoth Lakes Municipal Code.

5. This resolution of approval, as conditioned herein, shall be recorded for the subject property by the Mono County Recorder’s Office to commence the approved use on the property or the issuance of any building permits for new or remodeled structures.

6. The site shall be maintained in a neat, clean and orderly manner. All improvements shall be maintained in a condition of good repair and appearance. Outdoor storage of equipment and other materials, except for firewood, is prohibited. Non-operating vehicles, equipment and materials inappropriate to the site and its use shall not be stored within outdoor areas on the site.

7. Storage of construction materials and equipment off-site shall not be permitted without a permit issued by the Community and Economic Development Department of the Town.

Any public or private property altered, damaged or destroyed by site preparation, grading, construction or use shall be restored to its pre-existing condition by the permittee.

8. All conditions of this permit shall be met or secured prior to final occupancy approval of any tenant improvements or new structures.

9. All uses are subject to review by the Building Official of the Town of Mammoth Lakes and must conform to occupancy ratings of the structures to obtain occupancy.

10. Town staff shall have the right to enter the subject property to verify compliance with these

Resolution No. 2025-__

conditions. The holder of any permit associated with this project shall make the premises available to Town staff during regular business hours and shall, upon request make records and documents available to Town staff as necessary to evidence compliance with the terms and conditions of this permit.

11. Prior to the issuance of a building permit, the applicant shall pay all applicable fees as prescribed by ordinance and/or resolution and pay any fees due on this project processing account.

12. Where compliance with the conditions of approval or applicant initiated changes to the plans require additional staff review, that review time shall be billed at the Town’s established billing rates. Prior to the issuance of a building or grading permit, the applicant shall pay all outstanding costs for the processing of this application.

13. The approved site and building plans shall be adhered to and maintained for the duration of the permit.

14. This action may be appealed to the Town Council within fifteen (15) calendar days from the date of Planning and Economic Development Commission approval in accordance with Municipal Code Chapter 17.104.

15. Prior to issuance of a grading or building permit, the applicant shall obtain a secondary source permit or letter of exemption from the Great Basin Unified Air Pollution Control District.

16. The applicant shall defend, with counsel selected by the Town, indemnify, and hold harmless the Town and its agents, officers, and employees from any claim, action, or proceeding against the Town and its agents, officers, or employees to attack, set aside, void, or annul, an approval of the Town, advisory agency, appeal board, or legislative body concerning this approval. The Town shall promptly notify the applicant of any claim, action, or proceeding and shall be entitled to control the defense of any action.

17. All exterior lighting shall comply with Chapter 17.36.030 of the Town of Mammoth Lakes Municipal Code, Exterior Lighting. Exterior light fixtures having a total of over 400 lumens of output shall be equipped with shields that extend below the horizontal plane of the light source to direct the light downward onto the structure or surrounding grounds. Accent lighting is permitted as described in Municipal Code Section 17.36.030.F.6. This shall be verified prior to issuance of a certificate of occupancy.

18. The propane tank serving the property shall be painted tan pursuant to Municipal Code Section 17.36.080.B.

19. The final landscape plan shall substantially conform to the preliminary landscape plan approved by the Planning and Economic Development Commission.

The aggregate landscaped area exceeds 500 sq. ft., so a landscape documentation package shall be required prior to issuance of a Building Permit. Said landscape documentation package shall conform with the requirements identified in Municipal Code Chapter 17.40 (Water Efficient Landscape Regulations). The aggregate landscape area is defined as the total horizontal surface area dedicated to plant installation and irrigation plus the wet surface of any decorative water features. The landscape area for shrubs and trees shall be determined using the shrub/tree mature growth diameter or drip line. The landscape area does not include footprints of buildings or structures, sidewalks, driveways, parking lots, decks, patios, gravel or stone walks, or other pervious or non-pervious hardscapes outside of planted areas. Landscape area does not include undisturbed areas with established nonirrigated vegetation, or landscaping that is exempt pursuant to Municipal Code Section

17.40.020.D.

Resolution No. 2025-__

20. A valid building permit and a permit from the Mammoth Lakes Fire Protection District are required before any building can begin on-site.

21. Proposed water and sewer connections require a Connection Permit from Mammoth Community Water District. Prior to the Town authorizing any construction, the applicant shall obtain water and sewer permits from Mammoth Community Water district and pay applicable fees to the District.

22. New or changed improvements, exterior illumination, elevations, designs, materials, or colors shall conform to the adopted Design Guidelines of the Town of Mammoth Lakes and will require review and approval from the Town of Mammoth Lakes Community and Economic Development Department or Planning and Economic Development Commission pursuant to Municipal Code Chapter 17.88.

23. A certificate of occupancy is required for all future tenant improvements within the subject structure. Tenant improvements shall identify occupancy separation requirements, disabled access requirements and compliance with all applicable building, electrical, plumbing, and fire code requirements.

24. Zoning entitlement conditions of approval shall be printed verbatim on all of the working drawing sets used for issuance of building permits (architectural, structural, electrical, mechanical, and plumbing) and shall be referenced in the index.

SPECIAL PLANNING CONDITIONS

25. Before a certificate of occupancy is issued for the project, the applicant shall certify to the Director that the Eligibility Points upon which the project’s residential density bonus was based have been achieved. To satisfy this condition, evidence shall be provided that a Workforce Housing Agreement consistent with Municipal Code Section 17.136.090 has been recorded on title for the property, and that the six units are deed restricted at the agreed upon “Occupancy Restricted” affordability level. The Town shall be named as a party in the Workforce Housing Agreement and all subsequent deed restrictions.

26. Before a certificate of occupancy is issued for a project, the applicant shall provide evidence to the Town that transient rentals are prohibited for all units within the development.

Evidence shall consist of a use restriction and/or Workforce Housing Agreement satisfactory to the Town prohibiting transient rentals that has been recorded against all units within the development.

27. The total number of deed restricted units required for the density bonus shall not be reduced or otherwise eliminated without the approval of the review authority. To grant such approval, the review authority must find that there is a corresponding reduction in density.

28. The trash enclosure shall be improved with a concrete slab and enclosure constructed of materials compatible with that of the buildings. Adequate space for recyclable materials shall be provided within the enclosure. All trash enclosures, receptacles, and food storage areas shall be animal resistant. The enclosure is not required to be gated. The enclosure shall be installed prior to issuance of the first certificate of occupancy. At the sole discretion of the Town, an alternate location for recyclable materials may be considered provided that the area and proposed recyclables receptacle is easily accessible for the tenants of the property, easily accessible for the disposal company, adequately protected from animal conflicts, and adequately sized for the development. The final alignment of the trash enclosure and any alternative recyclables receptacle location shall be reviewed by Mammoth Disposal, the Public Works Department, and the Community and Economic Development Department.

29. Pursuant to the Federal Migratory Bird Treaty Act and California Fish and Game Code

Resolution No. 2025-__

Sections 3503 and 3503.5, it is unlawful to take, possess, or needlessly destroy the nest or eggs of any bird or bird-of-prey, except as otherwise provided by FGC or any regulation made pursuant thereto. Completion of a nesting bird survey by a biologist with relevant qualifications within three days of initiation of site disturbance is recommended for projects that have the potential to disturb suitable nesting habitat, which may include riparian vegetation, mature trees, snags, and structures.

30. The Building Division will require that a string line be run between the property monuments on the east (front property line), and north (north side property line) at the time of foundation inspection to verify the actual field distance from the structure to the property line.

31. Snow restraint devices shall be installed along the roof edge on the north side of the building. No snow shall shed or be deposited onto adjacent properties or the Town’s or State right-of-way. This shall include snow that is removed from any portion of the property, including, but not limited to, the structure, driveway, and/or common areas.

All interim snow storage areas shall be on the subject property. The property owner shall be subject to fines pursuant to Municipal Code §12.16.030 (Snow Removal – Violation/Penalty) if found to be in violation of this condition.

32. All exterior wood products shall comply with the Wildland Urban Interface (WUI) construction materials requirements certified by the State Fire Marshal’s Office and be in compliance with Chapter 7A of the 2016 California Building Code. Plywood or OSB sheeting shall be a minimum of one-half inch thickness with approved siding material placed over top.

33. All eave and crawl space ventilation shall resist the intrusion of flame and burning embers and comply with Chapter 7A of the California Building Code and local modifications.

34. The structure shall comply with NFPA 13R automatic fire sprinkler requirements as required by Section 903.2.8 and 903.3 of the California Fire Code. A deferred submittal for sprinkler plans and calculations will be acceptable.

ENGINEERING DIVISION CONDITIONS
STANDARD CONDITIONS / GENERAL REQUIREMENTS:

35. Nothing in the approval of this project shall be construed to allow for the deviation, adjustment, variance or non-conformance of any Municipal Code or ordinance, or of any local, State, or federal standard, policy, regulation or law, unless specifically provided for herein.

36. All grading and public improvements, including driveways and parking areas, shall be consistent with the Town of Mammoth Lakes Standard Plans for Public Works.

37. Applicant is responsible for compliance with the Guidelines for Erosion Control in the Mammoth Lakes area. This shall include submittal of a Report of Waste Discharge, if applicable.

38. An encroachment permit or a letter of exemption shall be obtained from the Engineering Services Division of the Town prior to construction within the public right-of-way in accordance with Chapter 12.04 of the Municipal Code. Encroachment permit application shall include a traffic control plan as applicable.

39. Grading plans shall include a Construction Staging and Management Plan which includes provisions related to the parking of construction worker vehicles, equipment and staging of materials, haul routes for export or import of material to/from a permitted site, hours of

Resolution No. 2025-__

work, and special approval required by the Town Public Works Director for work outside hours allowed. The plan shall also contain provisions for interrupting utility services to neighboring properties and sufficient noticing to affected residents and property owners.

40. Address numbers shall be placed on all new and existing structures in such a manner as to be plainly visible and legible from the access roadway or street, consistent with Municipal Code Chapter 16.32.

SPECIAL ENGINEERING CONDITIONS:

41. Prior to issuance of a grading permit or building permit, a snow removal/storage management plan for the hauling of snow in accordance with Municipal Code Section

17.36.110.B(3)(a) shall be submitted by the applicant and approved by the Community and Economic Development Department and Public Works Department. The plan shall be in the form of a recorded document mutually agreed to between the property owner and the Town and shall describe features such as, but not limited to, location of snow storage areas, the method of snow hauling, frequency of pick-ups, pick-up areas, haul routes, hours of hauling operations, and snow deposit areas. The plan shall also include methods to address potential cornice and ice falling onto pedestrian and vehicular areas and methods to address hazardous snow and ice build-up on pedestrian pathways and sidewalks. Approved methods to address hazardous snow and ice build-up include plowing, application of cindering, and potential of heat-traced pavement.

42. Owner shall provide an irrevocable offer of dedication (IOD) to the Town, in a form and with content acceptable to the Town, for public right-of-way, street, drainage and snow storage purposes for a width of 10ft from right-of-way line along Mono Street, per the Town’s Policy for Development on Sub-Standard Streets. New setback shall be measured from the ultimate/new property/right-of-way line. Owner shall submit a copy of the most recent grant deed for the property for the Town's use in preparation of the IOD document.

This shall be complete prior to certificate of occupancy.

43. A utility easement in favor of 56 Mono Street on the 54 Mono Street property shall be recorded prior to issuance of a certificate of occupancy for the project. The easement document shall be in a form and with content acceptable to the Town’s Engineering Manager and Public Works Director, and shall be submitted to the Town for review and approval. Upon Town approval, the easement shall be recorded with the Mono County Recorder’s office and a copy of the recorded document shall be provided to the Town.

Resolution No. 2025-__

EXHIBIT “B”
Modified Site Plan

Response to Appeal of PEDC Resolution No. 2025-10 – 54 Mono Street (APN 033-123-012-000)
This document is submitted on behalf of the property
owner of 54 Mono Street in response to the appeal filed by Keith and Kimberly Erickson, owners of 56 Mono Street,
challenging the Planning and Economic Development
Commission (PEDC) approval of Resolution No. 2025-10.

The purpose of this document is to address each of the
eight appeal points raised by 56 Mono Street and to provide relevant legal and factual clarification supporting the Town’s prior decision.

Point 1 – Exclusive Easement Violation
The original Tentative Parcel Map #36-158 (1990) required that both properties “shall share one driveway on Mono
Street.” Despite the recorded language describing the
easement as “exclusive,” this appears to be a clerical or recording error. Under California Civil Code §3399, when a written instrument fails to reflect the intent of the parties due to mistake, it may be reformed to accurately express that intent. Case law further supports this position. In Gray v. McCormick (2008) 163 Cal.App.4th 772, the court held that an 'exclusive' easement restricts interference by others but does not eliminate the servient owner’s right to
reasonable concurrent use so long as it does not obstruct the dominant owner’s access. Therefore, the easement at issue should be interpreted and, if necessary, reformed to reflect the Town’s original requirement for shared access
consistent with the parcel map and Town policy.

Point 2 – Town Recordkeeping Errors and Title Conflict

These matters relate to municipal administrative
recordkeeping and do not alter property rights or the
validity of the PEDC approval. Under Government Code
§27280 et seq., recording discrepancies do not affect title or easement validity. If 56 Mono Street seeks remedies for record inconsistencies, those should be pursued through the Town’s administrative processes or civil action independent of this appeal.

Point 3 – Unpaid 1990 Conditions of Approval
The 1990 Tentative Parcel Map #36-158 and its Conditions of Approval remain the controlling evidence of the Town’s intent when the property was subdivided. Those conditions explicitly required that “the subject properties shall share one driveway on Mono Street.” This requirement was a condition precedent to the creation of both parcels and has never been rescinded.

Any later clerical or recording description designating the access as “exclusive” contradicts the Town’s official record and therefore does not alter the underlying legal intent. The Planning and Economic Development Commission (PEDC) and the current 2025 Resolution lawfully carry forward that same shared-driveway condition, consistent with California Civil Code § 3399 (reformation for mistake) and Gray v. McCormick (2008) 163 Cal.App.4th 772, which both support correction of written instruments that fail to reflect the parties’ or agency’s true intent.

Accordingly, the 1990 approval documents reinforce—not supersede—the requirement that access across 54 Mono Street is to be shared for the mutual benefit of both properties.

Point 4 – Utility Disruption and Liability
PEDC Resolution 2025-10 expressly addresses utility
easements through Condition #43, requiring that: “A utility easement in favor of 56 Mono Street on the 54 Mono Street property shall be recorded prior to issuance of a certificate of occupancy for the project.” This condition ensures that utility service for 56 Mono Street will remain intact. The owner of 54 Mono Street remains open to negotiating
mutually acceptable terms for the relocation or
modification of utilities.

Point 5 – Conflict Between Approved Plans and Recorded Map / Proposed Resolution
The PEDC-approved plans are fully consistent with the
shared-access condition of the 1990 parcel map. No 'fee when Page 153 of 241 transfer' or change of ownership rights is contemplated or required. As clarified in Gray v. McCormick (2008), shared use of an easement by both parties is legally valid and does not diminish the dominant estate’s rights so long as access is preserved.

Point 6 – Need for Town Council Oversight
The Town Council already exercises jurisdiction through this appeal under Municipal Code §17.104. However, the
dispute over easement interpretation is fundamentally a private civil matter between neighboring owners, not a
municipal enforcement issue. The Town has appropriately addressed its regulatory obligations through the approval conditions.

Point 7 – Request for Project Hold and Utility Responsibility This request lacks legal basis. The PEDC’s Resolution
already requires the necessary utility easement and all CEQA compliance has been satisfied under CEQA
Guidelines §15332 for infill development. The project
meets all Town Density Bonus Ordinance requirements
(§17.138) and municipal standards. There is no justification for suspension or additional delay.

Point 8 – Commitment to Civil Resolution
The owner of 54 Mono Street remains open to reasonable, good-faith discussions with 56 Mono Street to resolve
outstanding issues regarding access and utilities, provided no transfer of fee ownership is requested. This position aligns with California Civil Code §§809 and 1104,
affirming that easements may be granted or clarified
without relinquishing property ownership.

Conclusion
PEDC Resolution No. 2025-10 was lawfully reviewed,
approved, and conditioned in compliance with all
applicable Town, State, and CEQA requirements. The off Page 154 of 241 resolution already addresses the access and utility issues raised in the appeal through Conditions of Approval and recorded easements. The appeal presents no new evidence or legal grounds for reversal. Accordingly, the Council should uphold the PEDC approval in full.

Respectfully submitted,
Bipin Morari
Owner, 54 Mono Street
Town of Mammoth Lakes, CA 93546
Date: __________________
BE
11/03 Itoss
Its Page 155 of 241
Full Sizes Plans are Available at the Town Offices

ATTACHMENT BPROJECT PLANS
& MATERIALS

P. O. Box 1609, Mammoth Lakes, California 93546
PLANNING DEPARTMENT 619 -934 -8983

NOTICE OF TENTATIVE

PARCEL MAP APPROVAL
TENTATIVE PARCEL MAP # 36 - 158 DATE: 4/ 30/ 90
APPLICANT: Sondermann Glenberg Properties III
SUBJECT PROPERTY: Assessor' s Parcel Number 33- 123 - 07 Pursuant to Section 17. 36. 120( E) of the Town of Mammoth Lakes Municipal Code, you are hereby notified that the Mammoth Lakes Town Council• did on April 4, 1990 , hold a public
hearing to hear any and all testimony relative to the approval of Tentative Parcel Map # 36 - 158 , and did approve the above map for a period of twenty - four ( 24) months, subject to the following conditions:

See Attached Conditions
1 of 2

Notice of Tentative Parcel Map Approval
PMT 36 - 158
A final map, which includes compliance with the above conditions, may be submitted for final approval prior to its expiration. Failure to file the final map within twenty four ( 24) months after the above approval will nullify all approvals;
except that
such time limitation may be extended by the Planning Commission. Written application for such extension must be made to the Executive Secretary to the Planning Commission not later than forty five ( 45) days prior to expiration of the tentative map.

Extension may be granted for a one - year period, or successive one - year periods, not to exceed a total of two'( 2) additional years.

If the applicant or agent is not satisfied with the decision of the Planning Commission, he may, within fifteen ( 15) days of the effective date of the decision, submit in writing an appeal to the Secretary of the Planning Commission, P. O. Box 1609, Mammoth Lakes, California 93546, or to the Town Clerk at the same address.

The appeal shall include the following:
1) Appellant' s interest in the subject property,
2) the condition appealed and,
3) specific reasons why the appellant believes the condition appealed should be amended or upheld.

Date of Expiration 4/ 4/ 92
By:

Mammoth Lakes Planning Commission
cc: Applicant
Public Works Director
Enclosure: Notice of Determination
6/ 85
2 of 2

4 ZONE VARIANCE 89 - 11, SONDERMANN

CONDITIONS OF APPROVAL

1. The subject properties shall be limited to and shall share one driveway on Mono Street.

2. This variance shall not constitute grounds for an
additional variance from the requirements for parking,
site coverage or setbacks.

TENTATIVE PARCEL MAP 36 - 158, SONDERMANN

CONDITIONS OF APPROVAL

1. The applicant shall pay the sum of $ 300 per parcel for long range planning reimbursement.

2. The applicant shall monument the property corners in accordance with the specifications of the Director of
Public Works.

3. The applicant shall pay the sum
rehabilitation of Mono Street.
upon $ 1. 00 per square foot of
130. 7 linear feet of frontage
width divided by two.

4. All applicable requirements of the Lahonton Regional Water Quality Control Board and the Town of Mammoth
Lakes with regard to runoff control and retention shall be met.
of $ 1307. 20 towards the
This amount is based
pavement improvement X
X 20 feet of pavement

5. All new utilities, including water, sewer, telephone, cable T. V., and electricity shall be provided to each
parcel. All utilities shall be placed underground.

Utility design and installation shall conform to the
requirements of the serving utility companies. All
utility easements shall be shown on the Final Map.

6. According to Section 66490 of the Subdivision Map Act and Section 17. 36. 090( H) of the Town Code, a Preliminary Soils Report is required for this subdivision. The
Soils Report may be submitted any time prior to the
issuance of the first building permit.

7. All requirements of the Public Works Department shall be complied with prior to the approval of the Final Map.

Said Requirements shall be based upon state and local
law, the Planning Commission conditions of approval,
OSHA, good engineering principles and practices, and on the physical conditions of the site as revealed by the
final design and site inspections.

8. The subdivider shall conform to the requirements of all federal, state, and local agencies regulating the work.

This shall include the Lahonton Regional Water Quality
Control Board, the Great Basin Unified Air Pollution
Control District, OSHA, the Mammoth Lakes Fire
Protection District, and the Mammoth County Water
District.

9. The applicant shall pay the
the amount of $ 272. 19.

10. A one ' foot non - access strip
southward from the proposed
dedicated to the Town.
required Murphy Gulch fee in
along Mono Street extending
driveway easement shall be

11. A ten foot wide easement along Mono Street shall be dedicated to the Town for road purposes.

Mammoth Lakes Town Council
Agenda Action Sheet
Title: Consider a second amendment to the terms of the contract with Placemate to operate the Lease to Locals program.

Council Meeting Date: 11/19/2025
Prepared by: Nolan Bobroff, Community & Economic Development Director; Marcus Sproll, Housing Manager
Recommended Motion: Direct the Town Manager to execute a second amendment to the Placemate contract to: (1) make the contract term subject to the availability of program funding; (2) adjust the performance-based administrative fee to $2,200 per property; and (3) increase the program rent limits by 20%.

Summary: The Lease to Locals program, operated by Placemate, aims to connect tenants with property owners who wish to lease their property on a seasonal (5-11 months) or long-term (12+ months) basis in exchange for a one-time financial incentive from the Town that is in addition to the rental revenue that the owner will collect.

The Town Council approved an initial one-year contract with Placemate for a Lease to Locals pilot program on July 3, 2024, and committed $425,000 to fund program incentives, administration, and marketing. The pilot program got off to a slow start, with 11 participants in the first year, and the initial contract was subsequently amended on June 18, 2025, for a six-month extension period that will end on December 31, 2025. The goal of the extension was to allow Placemate and Town staff to undertake additional marketing efforts, conduct an analysis of barriers to landlord participation, and implement a performance-based administrative fee structure. Since the first contract amendment, nine (9) additional landlords have participated in the program, approximately doubling the rate of participation. An additional Not to Exceed amount of $30,000 was committed to the program to fund the additional administrative fees.

To build off of this momentum, Placemate and staff are recommending continuing the program past December 31, 2025 and make the following additional amendments to the program:

1. Eliminate the contract expiration date and instead continue the program until the committed funds have been exhausted. There is approximately $100,000 in program incentive funds remaining, and under this scenario, the contract would remain in effect until those funds, or any additional funding allocations, are spent. The average incentive per property has been approximately $10,500, which would allow for an additional ~9 properties to participate.

2. Increase the performance-based administration fee to $2,200 per successful lease-up. The current fee is $1,667 per lease-up, which the contractor determined was too low to provide an adequate level of service and cover their administrative costs. The Town views the performance-based fee structure as a positive since it is directly linked to results.

3. Increase the program rent limits by 20% for each unit type. This amendment is needed to allow the program to compete with short-term rental rates and incentivize landlord participation. Rents would then range from $1,200 for a private room to $4,200 for a 3-bedroom unit.

No additional funding commitments are being requested at this time but may be requested at a later date should the program continue to build momentum and if there is support to continue the program.

A memo from Placemate with additional information related to the request and the slide deck are attached.

Attachments
Attachment 1: Placemate Memo outlining the extension request and associated changes to the program Attachment 2: Presentation Slide Deck

To: Town of Mammoth Lakes Staff
From: Placemate - Lease to Locals Program Administrator RE: A Review of the Lease to Locals Past, Current Status and Potential Future Lease to Locals: Launch Through Renewal
In partnership with Placemate, the Town of Mammoth Lakes launched the Lease to Locals program in August 2024, with Mammoth Lakes Town Council allocating $425,000 in total funding for the program, including cash grants, marketing and program administration fee.

Below is a summary of the interest garnered, participation, and cost of the Lease to Locals program August 1, 2024 through June 30, 2025:

Total Program Budget $425,000
Incentives Budgeted $320,000
Incentives Allocated $130,375
Marketing Allocated $7,120
Admin Fee $97,500
Total Program Budget to Date $234,995
Admin Fee % of Budget 41%
Total Property Leads 141
Number of Properties 12
Number of Tenants 37
Through the first year of Lease to Locals operation, Placemate and Town staff met regularly to discuss program performance. We recognized that the number of participating properties lagged behind the initial goal of 30 properties, and ran multiple marketing campaigns (postcards, social media, Chamber of Commerce outreach, etc.) to increase awareness of the program. These efforts were largely successful, as the volume of total property leads is in line with expectations and consistent with other market launches.

Nearing the July 2, 2025 completion date of Placemate’s initial administration contract, we recommended to Town Staff and Council that the program be extended until the end of the calendar year in order to convert the many property owners that expressed interest in entering the program in the second half of 2025.

Additionally, in response to feedback that the ratio between our admin fee vs total program costs was too high, Placemate lowered our $7,500/month flat fee to a performance based rate of $1,667/property submitted, in order to continue offering Lease to Locals incentives with the remaining $199,350 funds through the end of the year.

Lease to Locals: July 2025 Through December 2025
Since the contract extension, the total number of property leads has grown to 174, and 8 additional properties have been submitted, bringing the total participating property count to 20.

Based on the current pipeline we expect an additional 3-5 properties to sign leases and participate before the end of the year which will result in a remaining estimated budget of $35,000 to $60,000.

However the conversion rate of property owner leads to property owner participation is still low compared to our other markets. Placemate initially viewed this as an indication of greater seasonality vs our other markets, but since collecting more feedback from property owners it’s clear that the current per unit rent caps are turning property owners off.

Lease to Locals: Looking to 2026
The below table shows that Lease to Locals property owner participants are in fact “anchoring” to the rent caps, as the rents of virtually every unit size is exactly at the per unit rental caps.

Unit Type # of Units Avg Rent Current Cap
Private Room 1 $1,000 $1,000
Studio 1 $1,500 $1,500
1 5 $1,700 $1,700
2 5 $2,500 $2,500
3BD+ 7 $3,450 $3,500
Further, of the 81 property leads that were eligible but opted not to participate, 21 (25%) indicated the rent caps were too low relative to the incentives, meaning we have ample pipeline, but the current rent cap restrictions aren’t attractive enough to entice them to participate and provide the much needed rental housing to the local workforce.

We’ve also learned in other markets that if rent caps are too low relative to incentives, property owners are less likely to continue renting long-term after they have graduated from Lease to Locals and are no longer receiving incentive payments, since the incentives then act in effect as a subsidy. Allowing for higher rental rates when landlords enter the program increases the likelihood that property owners will continue renting to their tenants after the program.

Recommended Rent Cap Adjustment Options
If there is an appetite to continue to fund the program next year, Placemate and staff recommend raising the per unit rent cap by 20% in an effort to increase the conversion rate.

● This maintains the current per unit rent cap structure and allows for a higher rental rate for each unit size, an average increase of $408 per unit. ● Placemate has heard from many property owners, most notably those who own condos in HOAs, that the program rental rates and incentives are not sufficient to offset their carrying costs for their properties. These rental rate increases improve potential for property owners who have been on the fence about renting their unit through Lease to Locals to do so.
● Staff believe that these increased rental rates maintain affordability for the local workforce while making significant improvements in program viability for property owners.

Program Administration: Increase Placemate’s Administration Fee to $2,200/property In the 4 months following program extension, Placemate charged $13,336 for 8 properties submitted to the Town, a 56% reduction in our standard $7,500 monthly fee.

The number of program participants does not reflect Placemate’s administrative efforts, as the lead volume is still high. The issue is that the conversion rate is low due to the program not being attractive enough in its current form.

In addition to adjusting rent caps, we are requesting a modest increase to our administrative fee to $2,200/property. Staff has recommended that no additional funds be allocated to the program for the time being and that we return to Town Council on an as needed basis to request additional budget for marketing and incentives as dictated by demand.

If Council agrees to adjust rent caps in order to make the program more attractive and we submit 20 additional properties in 2026 and spend up to $7,500 to market the program changes, the total admin cost would be $44,000, an admin fee ratio of 17% compared to the total program spend.

Unit Type Current Caps 20% Increase
Private Room $1,000 $1,200
Studio $1,500 $1,800
1BD $1,700 $2,040
2BD $2,500 $3,000
3BD+ $3,500 $4,200

Projected for 2026 CA - Mammoth Lakes
Total Properties 20
Incentives $210,880
Marketing $7,500
Admin Fee ($2,200/property) $44,000
Total Program Cost $262,380
Admin Fee % of Budget 17%

Town of Mammoth Lakes
End of Year Update + Potential Program Extension
November 19, 2025 Isaac Landman
Associate Market Director
[email protected]

Agenda
Program Overview
Year 1 Pilot + Extension Recap
Results to Date
● Program Performance
● Low Conversion
Looking to 2026

Lease to Locals Program Policies
Property must be
located in Mammoth
Lakes Town limits
Property can not have
been a full time rental in
the past 12 months
Leases can be long-term
(12+ mo) or seasonal (5-11
mo) and subject to rent caps
based on unit size
Incentives are issued on a
per qualified tenant basis -
$4,500 for long-term leases
or $2,000 for seasonal
leases (max of 4 Qualified
Tenants)
At least 50% of the
household must be
locally employed (Town
boundary) at least 30
hours per week
Average tenant income can
not exceed 150% of the area
median income ($124,450).

Program Pilot Recap
Timeline
August 1, 2024 Lease to Locals Pilot Program Launch
○ $425k total funding - $320k incentives, $105k admin + marketing July 2, 2025 End of Pilot Year, Contract Extended Through EOY 2025 Results
● 141 total property leads
● 12 participating properties; 37 tenants housed
● $130,375 incentives allocated; 41% admin fee to budget

Program Extension Overview
Extension agreement through EOY 2025 with Placemate
● Admin fee temporarily reduced $7,500/month → $1,667/property submittal ● $199,350 remaining incentive funds
Successful Progress
● 174 total property leads (+33)
● 8 additional property participants, expect 3-5 more properties to enter by 2026 ○ $35k-$60k expected remaining total funding

Results — Properties
Average
Adult Tenant
Income Children
Housed
4 Incentives
Committed
$210,875
Average
Incentive per
Property
$10,544
Average
Incentive per
Person Housed
$3,765
Average Rent
per Property
$2,555
Properties
Bedrooms
20 43

Results — Tenants
Total
People
Housed
56 Adults
Housed
50 Average
Household
Income
$146,300 $58,520
Average
Adult Tenant
Income Children
Housed
6

Low Rent Caps = Low Conversion + Retention
Unit Type # of Units Avg Rent Current Cap
Private Room 1 $1,000 $1,000
Studio 1 $1,500 $1,500
1 5 $1,700 $1,700
2 5 $2,500 $2,500
3BD+ 7 $3,450 $3,500
Despite high program interest, conversion remains low:
● Participating owners are “anchoring” to rental caps rather than dynamically pricing their homes
● 81 not interested owners
○ 54 are condo owners, 33 of which are 2 bedroom units or smaller ○ 21 indicate rent caps too low (25%)
● When rent caps are too low, probability of LTR retention goes down ○ Only 2 of 7 properties that have graduated have continued renting long-term

Lease to Locals in 2026
Suggested Path Forward - Increase Rental Caps by 20%

1. Increases financial viability for interested owners while maintaining relative affordability for tenants
a. Condos in Mammoth have high carrying costs

2. Improves likelihood long term rentals will be retained after L2L term a. Company wide retention rate 71%; current MML rate 28% Unit Type Current Caps 20% Increase
Private Room $1,000 $1,200
Studio $1,500 $1,800
1BD $1,700 $2,040
2BD $2,500 $3,000
3BD+ $3,500 $4,200

To account for this in 2026, Placemate requests an increase in our admin fee to $2,200/property.

No additional incentive budget is being requested at this time. We will return to request additional program funds as dictated by demand, likely in early 2026. We will also be requesting a marketing budget to promote the program policy changes and increase participation.

Lease to Locals in 2026
Following program extension to reduce admin/program cost, Placemate reduced our overall administrative fee to $1,667/property submitted:
● We invoiced $13,336 for the 8 properties submitted
● This low pay-for-performance fee structure does not accurately reflect all of the work that goes into properties that don’t submit

Lease to Locals in 2026
If 20 properties participate in 2026, total admin cost would be $44,000 - 17% of the total program cost.

Projected for 2026 CA - Mammoth Lakes
Total Properties 20
Incentives $210,880
Marketing $7,500
Admin Fee ($2,200/property) $44,000
Total Program Cost $262,380
Admin Fee % of Budget 17%

Mammoth Lakes Town Council
Agenda Action Sheet
Title: Air Service Memorandum of Understanding (MOU) between Inyo County, Town of Mammoth Lakes, Mammoth Lakes Tourism, and Mammoth Mountain Ski Area to provide funding for Air Service, Minimum Revenue Guarantee for Commercial Air Service at Bishop Airport (BIH)
Council Meeting Date: 11/19/2025
Prepared by: Rob Patterson, Town Manager
Recommended Motion: Town Council authorize the Town Manager to sign the Memorandum of Understanding defining the agency relationships in delivering funding for commercial air service at Bishop Airport.

Summary: The Eastern Sierra Air Alliance (ESAA) has been functioning for a number of years as a collaborative in the development of commercial air services at BIH. The core agencies involved, Inyo County, Town of Mammoth Lakes, Mammoth Lakes Tourism, and Mammoth Mountain Ski Area have a need to define the individual commitments from each agency in support of the currently developed commercial air service routes. This MOU is designed to provide that structure and to allow other agencies to partner in air service subsidies, at a prescribed level, if they choose. The MOU creates a structure in which MLT can secure individual contracts with each agency in the collection of these funds and each agency can incorporate those costs into their annual operating budget. The Town Council has previously authorized the allocation of $200,000 annually for commercial air service subsidy at BIH and this will be an annual ongoing allocation for the duration of the MOU or until modified at Town Council direction

1 COST SHARING AGREEMENT
for

COMMERCIAL AIR SERVICE

BISHOP REGIONAL AIRPORT (BIH)
This Cost Sharing Agreement for Commercial Air Service (the “Agreement”) is made effective as of the 20th day of November, 2025, by and among, the COUNTY of INYO, a political subdivision of the State of California ("Inyo"), TOWN OF MAMMOTH LAKES, a California municipal corporation ("TOML"), MAMMOTH LAKES TOURISM, a California corporation (“MLT”), and MAMMOTH MOUNTAIN SKI AREA, a California corporation (“MMSA”), which may be referred to collectively herein as the “Parties”.

PURPOSE
WHEREAS, the Parties recognize the significant economic and regional transportation benefits afforded to the region through scheduled commercial airline service; and WHEREAS, the Parties recognize that it is in their respective best interests to continue to develop and sustain a successful regional air service program for the purpose of offering commercial airline service into Bishop Regional Airport (BIH) (the "Air Service Program"), and which includes agreements with one or more commercial airlines to subsidize and/or guarantee airline service into the local community; and
WHEREAS, in recognition of the need to support existing service and the anticipated continued growth of the Air Service Program, the Parties desire to establish certain commitments to ensure the success of the Air Service Program;

1. AIR SERVICE DEVELOPMENT
On a recurring basis, the Parties shall meet to review current air service performance and evaluate gaps, needs, deficiencies, considerations, and opportunities. The Parties will consider information gathered through these discussions and may make recommendations with regard to air service operators, routes, schedules, and related elements.

2. AIR SERVICE BASE SERVICE LEVEL
The current air service schedule will serve as the basis of the identified cost share in this agreement.

Winter Service is comprised of flights from Denver and San Francisco into Bishop from MidDecember to end of April, twice daily to Denver during peak periods. Summer service is comprised of flights to San Francisco 7-days a week from late June through the first week of September. This air service is provided pursuant to an agreement between Mammoth Lakes Tourism and United Airlines, which provides for, among other things, a “Minimum Revenue Guarantee” as defined in that agreement.

2 3. AIR SERVICE CONTRIBUTIONS
The Parties desire for year-round air service to be provided at Bishop Airport, and agree to jointly fund commercial air service provided by United Airlines, or its subsidiaries, with the goal of attaining year-round commercial air service. As such, the parties shall contribute funds toward the applicable airline’s Minimum Revenue Guarantee as follows on an annual basis:
a. Mammoth Lakes Tourism shall contribute the first $1,750,000, or any greater amount the MLT Board of Directors authorizes;
b. Inyo County and the Town of Mammoth Lakes shall each contribute an equal amount, up to $200,000, above Mammoth Lakes Tourism’s contribution; c. Mammoth Mountain Ski Area shall contribute any funds required in excess of those stated above.

Mammoth Lakes Tourism shall invoice each entity during the month of June in the amount stated above for that current July 1st-June 30th fiscal year. Said invoices shall include the applicable Minimum Revenue Guarantee and the contributions made by each party to this Agreement pursuant toward the applicable Minimum Revenue Guarantee. If any of the Parties wish to request additions to the schedule or routes, a request may be made to develop a feasibility and cost plan for such additions. The Parties may choose whether to support such operational changes, at their discretion.

4. TERM & TERMINATION
This Agreement shall have an effective date of November 20, 2025, and shall remain in effect until terminated. Any Party may terminate its participation in this Agreement upon written notice to all other Parties provided that notice is transmitted between January 1st and January 31st of any calendar year, to be effective July 1st of that year. This Agreement may also be terminated at any time by mutual written agreement of the remaining Parties.

5. INDEMNITY
Each Party shall indemnify, defend and hold harmless the other Parties, and their agents, directors, officers, members, employees and representatives, without limitation, and the successors and assigns of such Parties, financially free and harmless from any liability, claims, damages, cross-complaints, subsequent lawsuits, judgments, sanctions, orders, attorney fees or costs of any kind, without limitation, to the extent arising from the indemnifying Party’s performance of this Agreement and any and all actions of the indemnifying Party incident thereto.

6. CONFIDENTIAL INFORMATION
The Parties mutually acknowledge that during the performance of this Agreement information may be received by one Party from another Party which is confidential and/or a trade secret (“Confidential Information”). Confidential Information shall also include, but not be limited to, information that a Party designates as “confidential”. The Parties agree not to disclose any such Confidential Information to a third party without the written consent of the Party from which the Confidential Information originated, except to the extent required by applicable law.

3 Notwithstanding the foregoing, the Parties acknowledge that Inyo, MLT, and TOML are subject to the California Public Records Act, and that information shared with any of these Parties may be subject to disclosure notwithstanding the Party sharing the information having designated it as “Confidential Information”. Notwithstanding any provision of this paragraph, neither this Agreement nor the existence or amount of any payments made hereunder shall be deemed Confidential Information.

7. NO AGENCY, JOINT VENTURE OR PARTNERSHIP
This Agreement shall in no way be construed to create, and shall not be deemed to have created, any relationship of employer/employee, master/servant, principal/agent, partnership or joint venture between the Parties. No Party shall have the authority, whether express or implied, to bind any other Party to any contractual or other third-party relationship, obligation or liability.

8. ASSIGNMENT
This Agreement and the rights and obligations created hereunder shall not be assigned by any Party without the prior written consent of the other Parties, which may be withheld, granted, or conditioned in each Party’s sole discretion.

9. REPRESENTATIONS & WARRANTIES
The individuals executing this Agreement on behalf of the Parties have the full right, power and authority to execute this Agreement and commit the Parties to its terms.

10. ENTIRE AGREEMENT
This Agreement constitutes the entire agreement of the Parties with respect to the matters described herein. This Agreement may be amended only through a written document executed by authorized representatives of the Parties.

11. GOVERNING LAW AND VENUE
This Agreement shall be governed by the laws of the State of California. The venue for any action to interpret or enforce this Agreement shall be either the Inyo County Superior Court or the Mono County Superior Court.

12. NOTICE
Any notice to be provided to the Parties hereunder shall be provided at the respective addresses set forth below:

4 IN WITNESS WHEREOF, this Cost Sharing Agreement for Commercial Air Service is executed as follows:

INYO COUNTY
Date

TOWN OF MAMMOTH LAKES
Date

MAMMOTH LAKES TOURISM
Date

MAMMOTH MOUNTAIN SKI AREA
Date

1 TOWN COUNCIL STAFF REPORT
Title: Pre-Audit Financial Results for Fiscal Year 2024-25, including June 30, 2025, Fund Balances and Fiscal Year 2025-26 Quarter 1 budget adjustments
Meeting Date: November 19, 2025
Prepared by: Megan Chapman, Finance Director
Rob Patterson, Town Manager
RECOMMENDATION:

Staff recommend the Town Council receive the pre-audit actual financial presentation for Fiscal Year 2024-25 and adopt the resolution amending the FY25-26 budget as recommended in Attachment A.

BACKGROUND:

Annually we review what was done by way of revenue and expenditures during the fiscal year and present available Fund Balances to Town Council for allocation. Fund balance is calculated based on prior year fund balance plus the difference between revenue and expenses and allocations in a single fund. The Staff recommendations presented today are for use of fund balance to support Town Council strategic priorities.

An Audit of the Town’s financial transactions is completed by an independent auditor every fiscal year. The information presented to you today is prior to completion of the annual audit. The pre-audit financials are included in this report to provide an overview of all the Town’s funds with information regarding revenues and expenditures for prior year in addition to planned expenditure for the current year. This report provides the Town Council with an overview of the Town’s financial position by fund as of June 30, 2025.

ANALYSIS:

The General Fund is the main cost center for general Town operations and can provide funding for specific initiatives and/or shortfall in other restricted funds throughout the year.

Transient Occupancy Tax is the main source of revenue from the General Fund, accounting for 71% of revenues in FY24-25. We had another strong performance year in FY24-25 with $28.25M received against an original budget of $19.5M. In March of 2025, Town Council approved the increase of $5.5M in revenues and corresponding expenditures, leaving $4.67M in revenue for allocation by Town Council for one-time funding to further strategic priorities and our Capital Improvement Program (CIP). Funds are allocated throughout the year as part of regular budget updates. These one-time contributions are a way to fund projects without increasing the cost of the ongoing annual operating budget.

2 As stated above, review of fund balances involves a review of both revenue and expenditures to determine how all financial transactions impacted fund balance for the year. While the revenue was very strong for FY24-25, and expenses were kept within or close to budget, the fund balance for General Fund increased by $6.3M. The Town Council did allocate revenues and expenses during the year so this final increase in fund balance does not capture the entire community benefit realized in FY24-25. In total, through these quarterly budget reviews, the Town Council allocated a total of $5,500,000 in General Fund through the quarterly review process.

It is customary through prudent financial analysis that some funds are unallocated to provide a cushion for unforeseen events. It is not until the final review of the year where pre-audit analysis is completed that any additional funds are available. This year another $4,667,298 is available and recommended for allocation in this presentation. Staff will make recommendations based on Town Council strategic priorities and key objectives.

This fund balance of $5,167,298 does not include items listed above as Committed or Assigned as they are not available for use of fund balance. The $5.17M balance does include items committed in the prior year, by contract, project, or other allocation, to be expended in FY25-26. These items are identified below and will require the fund balance necessary to cover those expenditures to be reserved for such purposes. The carryover commitments are listed below and the total of $500,000 will reduce available fund balance to $4,667,298.

3 The above carryover balances were allocated during FY24-25 Mid year Q2 adjustments.

The Parks and Recreation Master Plan was approved as part of Mid year Q2 adjustments and is currently under way. The support for the Wilfire Crews to Mammoth Lakes Fire Protection District was allocated and distributed in October 2025. Although the above allocations were made in FY 2024-25 they are being paid in the current fiscal year so must be taken out of the June 30, 2025 Fund Balance, leaving $4,667,298 for allocation in FY 2025-26.

Staff Recommendations
The Staff recommendations for this budget review are extensive due to the length of time since the last review in March 2025. When the budget is allocated, we focus on one-time contributions to the major Town Council Strategic priorities, focusing on Housing Now! and capital infrastructure investment in facilities, or acquisition of key equipment that will service our organizational needs. These recommendations do not usually include items that will increase the annual ongoing operating budget for the Town. Those increases are considered as part of the annual operating budget adoption. While these recommendations are aligned with our Strategic Priorities, they are also dynamic to current needs and developing opportunities. Due to the considerable length of requests, staff has categorized them into common groups and will provide information on these groups as well as the major contributions below. Projects are listed below in order of priority.

Housing Now! – Land Acquisition
The Town has been successful in addressing the needs of our lowest income earners with the restricted funding opportunities provided by State grants. These elements were key in the development of the first two phases of the Parcel. However, these programs are limited to 80% of Area Median Income (AMI) which is not a large percentage of the need within our community. The Town also has the desire to increase long-term housing for our missing middle, incomes 80% - 150% for a rental product, and 150% - 200% for home ownership.

The Town has the opportunity to acquire land, zoned appropriately for affordable housing needs, from our partners at Mammoth Lakes Foundation (MLF). This property located near the College is approximately 19 acres of mostly usable land to further our efforts in these two AMI categories. The Town and MLF are both in the process of acquiring appraisals for the property as a starting point for purchase negotiations. The Town currently has available funds allocated in other areas of Housing Now! to acquire the land. The purpose of the recommendation is to provide additional funding as to not have a significant impact on these other programs and their dedicated funding. Staff recommendation is to allocate funds from Tourism Reserve ($2.0M), General Fund ($1.0M), and Housing Reserve (250,000) to accumulate $3.25M towards this purchase.

Housing Now! – Parcel Phase II, Kingfisher II
At the November 5th meeting, Town Council authorized the allocation of $7.2M in funding for the Kingfisher II project. These funds are a necessary component to the application for state grants to build this project. The intent of the authorization was to complete all of Phase II, both elements of Kingfisher, and exit the Disposition Development Agreement (DDA) with the Pacific Companies. The Town and Pacific agreed to a 3-year term to provide these funds, and staff are making a recommendation to set aside $800,000 from

4 Housing Reserve to begin to accumulate the funds necessary for payment. The first payments to Pacific would be due in 2027 so there is opportunity to compile additional funds during subsequent financial reviews, reducing the priority to set aside all during this review.

Capital – DRMACC Construction Contingency
The Town was successful in launching the construction of the Dave and Roma McCoy Arts and Cultural Center (DRMACC) earlier this summer. Funds to build the facility were obtained from a number of important partnerships including Cerro Coso College, Mammoth Lakes Foundation (MLF), Mammoth Lakes Recreation (MLR) allocation of Measure U funds, General Fund and private donors. The accumulation of funds was enough to cover the successful bid for construction; however, they did not provide enough for a typical construction contingency of 10%. In order to provide this critical contingency funding, staff are recommending the allocation of $1.5M from the General Fund to provide adequate contingency for the project.

Capital – DRMACC CMU Surface Treatment
This facility includes extensive use of exposed concrete masonry units (CMU) in its construction. These CMU block units often found in walls typically have a smooth finish with uniform color and texture. In order to provide a higher standard of aesthetics befitting a performing arts facility, a burnished surface treatment to the blocks is recommended to provide a more desirable color and visual texture, and to integrate the building more appropriately into our environment. This recommendation is consistent with the feedback received from the Town’s Planning and Economic Development Commission and Advisory Design Panel during the project’s Design Review process. Staff have secured quotes from the contractor to provide the CMU blocks with this surface treatment. This change will add $250,000 to the cost of construction and is not currently covered by available funds. Staff are recommending the allocation of $250,000 from the General Fund to fund this change order.

Capital – Childcare Facility - Interior
The Town was successful in repurposing six modular classrooms from the Mammoth High School construction project to build the shell of a new Childcare Facility. To complete the project, the interior will need to be updated, providing an office / kitchen in one unit and 5 classrooms, developed for specific age groups. The Town has been working with several community partners as a coalition in the development of this facility. Staff are engaged with a contractor to design the structure as well as provide a programing outline that would illustrate how a facility can function in a multi-agency approach. There is a funding request for this consultation later in staff recommendations. The role of the Town in this coalition is to provide a completed facility, which will be owned and maintained by the Town, and make this facility available at little or no cost to increase the affordability of daycare in our community. The facility is slated to open in summer 2027 and interior work will need to begin in summer of 2026 to be ready for opening the next year. Currently, the Town has only set aside funding for interior design which is currently underway. Staff are recommending $1.3M from the General Fund to provide the bulk of the funds necessary for this construction effort. The true cost of construction and needed contingency will be

5 determined at bid opening. There are future capital undesignated funds that could be used to provide any gap funding between staff estimates and actual costs.

The following list of staff recommendations, typically smaller funding requests, are categorized, by common themes, with a brief narrative about each need.

Contracted Services & Emergency Assistance
Many of the elements in the category have been discussed and authorized at prior Town Council meetings with the intent to be funded during this budget review.  Archiving contract (SyTech Solutions) – This company is providing the scanning of Town documents to digitize our document storage in preparation for the move into the new Town Hall. The Town Council authorized a contract not to exceed $180,000 at the 11/5/2025 meeting. The Town can use $100,000 of deferred archive storage revenue to fund the majority of this project, requiring $80,000 in General Fund contribution.  Certified Property Application – The Town has recently contracted with Trinity solutions to work on the overall performance of the developed software solution to collect Transient Occupancy Taxes. This new program is currently functioning but requires a significant rewrite to support better performance and scalability. The engagement with Trinity will provide the technical expertise to update the solution and provide training for ongoing maintenance within existing Town staff. The recommendation is an allocation of $80,000 from the General Fund to provide this work.
 Childcare Program Analysis – As mentioned earlier in this staff report, the Town is engaged with multiple partners to deliver affordable childcare solutions to our community.

This group has been discussing specialized consultation in program development, outlining how a multi-agency program can provide funding and other in-kind services to contribute to affordability. The analysis is also intended to hit a price point on daily rate that will maximize utilization of the facility and effectively address the needs of multiple segments of our community. Staff are recommending the allocation of $40,000 from the General Fund to provide this work.

6  Emergency Food Assistance (SNAP) Funding – The Town Council authorized, at the 11/5/2025 meeting, the allocation of $100,000 from our existing Contingency fund to partner with Mono County in providing emergency food assistance for SNAP recipients during the government shutdown. The County immediately began to provide this assistance in the form of grocery gift cards. Soon after the implementation, the government was forced to reinstate the program, even during the shutdown. Staff anticipate using approximately $20,000 of the authorized $100,000, which was expended in this short operational period. Staff are recommending $20,000 from the General Fund to replenish our Contingency Fund.

Facility Maintenance
The Town staff have identified a number of investments needed to update existing facilities, providing regular maintenance and functional updates to improve our operations.

In total these requests are $174,000 and are recommended from the General Fund during this budget review.

Equipment and Amenity Components
Staff have identified a number of equipment needs to support operations and our recreation amenities. These requests include vehicles that fall below our threshold for the vehicle replacement program, specific mechanic tools for vehicle maintenance, and supplies for our parks. In total these requests are $203,900 and are recommended from the General Fund for this budget review.

7 In total staff recommendations for one-time allocation, from General Fund and reserves total just under $7.7M for the 1st qtr FY25-26 budget review.

Other Reserve funds held in General Fund
Town Council has also comitted some of the reserve accounts (Housing, Transit, and Tourism) that are listed below and will be discussed in the reserve account discussion below. These items only effect the available reserve account balance and have no impact on the available fund balance listed above.

Housing Reserve
This reserve account is considered “Assigned Fund Balance” within the General Fund and is included in the overall fund balance of $23,346,075 projected for June 30, 2025. The housing reserve was established to provide funding for housing projects and is based on the normal allocation of TOT for housing which is .85 points or 6.54% of TOT collected.

The housing reserve receives this same rate of allocation on any TOT received above the adopted budget for the fiscal year. Below is a reconciliation of the housing reserve for FY24-25. This reconciliation includes a carryover or allocation of $260,350 from the prior year, which includes $10,350 for the deed monitoring program as well as $250,000 for Parcel Phase III Design. The unallocated reserve balance of $1,295,006 is available for Town Council allocation to Housing programs. Staff are recommending $1.05 M of those available funds be allocated to Housing Now Parcel Phase II Kingfisher II to provide housing for 80% AMI and below as well as Housing Now! land acquisition.

8 Transit Reserve
This reserve account is considered “Assigned Fund Balance” within the General Fund and is included in the overall fund balance of $23,346,075 projected for June 30, 2025. The transit reserve was established to provide funding for transit projects and is based on the normal allocation of TOT for transit which is .85 points or 6.54% of TOT collected. The transit reserve receives the same rate of allocation on any TOT received above the adopted budget for the fiscal year. Below is a reconciliation of the transit reserve for FY24-25. This reconciliation has carryover allocations of $2.3M for Bus replacement in the Town of Mammoth Lakes. The reserve balance of $1,498,005 remains available for Town Council

9 allocation to transit related items. The Staff recommendation is to consider two bus shelter replacements for $330,000 from available transit reserves for this purpose. These funds will be used for the design and replacement of 2 shelters and bus stops 7 and 40.

Tourism Reserve
This reserve account is considered “Assigned Fund Balance” within the General Fund and is included in the overall fund balance of $23,346,075 projected for June 30, 2025. The tourism reserve was established to provide funding for tourism expenditures and is based on the normal allocation of TOT for tourism which is 2.35 points or 18.08% of TOT collected. The tourism reserve receives the same rate of allocation on any TOT received above the adopted budget for the fiscal year. Below is a reconciliation of the tourism reserve for FY24-25. This reconciliation includes a carryover of $865,000 from the prior year and previous Town Council action in FY24-25 for Whitebark Wildfire Mitigation and Bishop Air Subsidy. Staff is recommending $2M of those available funds be allocated to

10 Housing Now! Land Acquisition to support a mix of housing products for missing middle of 80% - 150%, and home ownership 150% - 200% AMI. This brings total allocation for Housing Now! $3.05M from Tourism and Housing reserves.

11 Other Key Funds
Fund 105 – Emergency Response
Fund 105 was established in the fourth quarter of FY2019-20, to track the funding used to fight the health emergency. In 2022 staff renamed this fund for use on all emergency response accounting. The current balance of $1,316,859 is a combination of general fund support and reimbursement from various agencies. Staff recommend the fund balance remain in this fund for future emergency response that may be necessary.

Fund 205 – Solid Waste
The Solid Waste Fund, established in FY18-19, accounts for restricted revenues related to providing solid waste related services and programs. The majority of the solid waste programs and services are provided by Mammoth Disposal under a Solid Waste Franchise Agreement. Solid Waste Parcel fees levied in Mono County were previously shared with the Town to assist in post closure costs of the Benton Crossing Landfill; however, in FY21-

12 22 the agreement expired and no funds from this parcel tax were shared with the Town in FY23-24. Staff has negotiated a new agreement that was presented and approved by Council on November 5, 2025. This fund has an available balance of $1,087,174 with no carryover commitments. These funds are restricted in use to support recycling efforts and solid waste related services. Program development is under way for the plastic bottle ban and will operate out of this fund.

Fund 210 – Gas Tax
Gas Tax fund is designed to capture the cost of road maintenance and snow removal. As the name implies, the major source of funding is California State Gas Tax. The tax revenue covers approximately 50% of snow removal cost for the Town as well as road projects and maintenance. The reconciliation below shows, in summary, the revenue and expenditures of this fund and any funds allocated by previous Town Council action have been moved to capital projects, meaning no carryover is identified. The current balance of $294,945 will be kept in the fund and build to take on future road projects. There are no carry-over items or staff recommendations for this fund.

13 Fund 215 – Measure R Trails
This fund is one of two that account for our Measure R restricted funds. The revenue from this fund comes from an annual allocation from Measure R – Sales Tax. There is a planned use of fund balance with ongoing trails construction as outlined in the Trails System Master Plan. The plan includes concepts the team develops into prioritized projects. The available fund balance at the close of FY24-25 is $888,061 with no identified carryover commitments.

14 Fund 216 – Measure R
This fund is one of two that account for our Measure R restricted funds. This fund provides debt service payments for the Community Recreation Center (CRC), support for the Town’s Office of Outdoor Recreation and other recreation related projects including trail construction and the operation of the Office of Outdoor Recreation. The projected balance in this fund is $4,926,132 with no carryover commitments. This remaining available fund balance remains open to MLR recommendation and Town Council action to commit to recreation-based projects.

15 Fund 217 – Measure U
This fund finished the year with a restricted fund balance of $3,478,938 with a carryover commitment of $1.8M from Council action in 2024-25 for DRMACC construction. Total funds contributed to the DRMACC from Measure U to date are $4.17M. With the carryover considered, the remaining unallocated balance of $1,678,938 remains available to MLR recommendation and Town Council action to commit to mobility, recreation, and arts & culture-based projects.

16 Fund 220 – Airport Restricted Revenue Fund
Fund 220 is a Restricted Revenue Fund because the revenue comes from charges to external users for goods and services as well as support and ongoing commitment from the General Fund and FAA grant revenues. This fund consists of activity from Airport Operations, Air Subsidy commitments, as well as Airport Capital Projects. All funds transferred to the Airport remain in this fund, designated for future capital projects. In FY24-25, the operational support normally provided by General Fund was covered, in part, by the FAA grant funding. Operating revenues and expenses are summarized below:

17 The Town Council has contributed Tourism Reserve support for air service subsidy. Staff are accounting for this allocation in fund 220 as a committed fund balance. Below is a reconciliation of transactions for air service subsidy funded by the Town. The majority of subsidy is provided by Mammoth Lakes Tourism (MLT) with additional contributions made from partners like Inyo and Mono Counties.

The Airport performed extensive work on capital projects for FY24-25, working on six projects resulting in capital project expenditure of $1,912,925. These projects are funded

18 using AIP Grant Revenue and use of fund balance. The cumulative effect of this project work and grant revenue brings the capital reserve to $1,290,003, with an overall fund balance of $1,509,003.

19 Fund 245 – Housing Programs
Fund 245 is being used for all Housing Now! Programs and has been since FY20-21. With this change, along with a strong commitment to Town Council priorities to address community housing needs, Town Council has allocated unprecedented funding for this purpose. The Housing Now! Initiative is a multi-program approach to meet local housing needs, which includes subsidized sales of deed restricted property, as well as acquisition of land for development, housing development and funding of partnership projects. The reconciliation below shows some traditional elements of the fund and additional General Fund contributions and their designated projects. Included in this report is an additional $3.05 from the general fund for Housing Now! programs, $2M from General Fund Tourism reserve and $1.05 from Housing reserves.

20

21 Fund 858 – Fractional Mello Roos
This fund finished the year with a restricted fund balance of $286,928. As the Community Recreation Center (CRC) completed its first year of operation, there were significant differences in the activity within this fund. As the CRC enters its third year of operation, staff expects a continued evolution of both revenue potential and refinement of operational expenses. To accommodate this evolving performance, staff are not recommending any allocation or adjustment to the fund balance.

22 Assessment Districts
These districts are reviewed on an annual basis considering the total funds available and the anticipated projects or maintenance needs. These districts exist to provide a funding source for improvement projects and maintenance of the property within the special district. NBS consulting group performs an annual review of each district to recommend district assessments based on projected needs for the coming year. Below is a chart of the current assessment districts and their individual balances as of June 30, 2025.

23 Development Impact Fee Accounts
Development Impacts Fees continue to be recorded through the permit process within the Community Development Department. All funds collected are restricted for specific use intended under the Development Impact Fee schedule. The Town has experienced a growth in construction resulting in significant permit revenue for the Town. Below is the balance of each account as of June 30, 2025.

24

25 Fund 910 – Garage Services
The Vehicle Service Fund, also referred to as the Garage, operates as an Internal Service Fund (ISF), and is used to track the cost of maintenance for our vehicle fleet. The garage staff is comprised of four mechanics, one mechanic trainee, one mechanic lead worker, one fleet superintendent, and one fleet manager. The staff maintains all vehicles in the Town’s fleet, including most repairs, fuel, and periodic maintenance. When work is performed on a vehicle, the department where that vehicle is assigned will be charged the cost of repair including staff time. The goal of this fund is to have all expenses covered by services provided and to not carry a large fund balance. The QuickBase software is built for the garage tracks both maintenance work, parts inventory and billing. The software operates well and will be fine-tuned to improve the program. The inventory annual count has been put in place and will be done annually as part of year end close. As the garage continues to operate with new software, we will continue to maintain software for streamlined operations and billing for a fully functioning Internal Service fund. Below is a reconciliation of all activity in this fund for FY24-25.

26 Fund 915 – Vehicle Replacement Fund
The vehicle replacement fund was created in FY21-22 to allow for collection of vehicle replacement charges for vehicle replacement. This change was made to separate two diverse but equally important motor pool functions and provide clarity on the cost of operations for the unit. The vehicle replacement portion supports the purchase of a replacement vehicle once the existing piece of equipment has reached end of useful life.

This is accomplished using a calculation to estimate required annual set aside to cover future replacement costs based on expected lifespan, original vehicle costs and annual CPI increases. The vehicle is assigned to a division which charges specific funds and departments who use the vehicle.

The activity for Fund 915 is summarized below:

27 Fund 980 – Future Capital Reserve
Fund 980 was created in FY23-24 by separating elements of Fund 990 for Debt servicing out of the fund. Below is a reconciliation of all activities in Fund 980 during Fiscal Year 2024-25. these activities as well as the specific elements contained in the balance. While these elements may be committed, they may be reallocated based on Town Council direction.

28 Fund 990 – Debt Service
This fund is designated for annual debt service requirements. The majority of the debt service payments are from the General Fund; however, both Measure R and Measure U contribute to debt service annually. The required funds are transferred into fund 990 and all payments are made from the same account. The reconciliation below shows activity for FY24-25 for debt service. The debt service for the police station was fulfilled last fall, and the Certificates of Participation were finalized. The only current debt carried by the Town is for the MLLA Settlement, the Multiuse Facility and COP for Town Hall. The activity in Fund 990 for Debt Service is summarized below:

29 Conclusion
The Town of Mammoth Lakes continues to be in a strong financial position from the continued revenue growth provided by visitation and conservative budget practices. This approach allows for strategic funding for one-time projects without increasing the overall operating costs of the Town. This fiscal approach and discipline remain the cornerstone of our success and ability to invest in our community.

OPTIONS ANALYSIS
Option 1: Staff recommend the Town Council receive the pre-audit actual financial presentation for Fiscal Year 24-25 and adopt the resolution amending the FY25-26 budget as recommended in Attachment A.

Option 2: Council provide alternate direction on staff recommendations and direct staff to bring back appropriately amended budget adjustments for future Council adoption.

FINANCIAL CONSIDERATIONS:

Adopt Budget Adjustments for FY 2025-26 Budget as detailed in Attachment A The Town continues to have adequate resources to meet unknown financial needs, including reserve funds that are committed to specific work program areas. All these actions are taken together to meet the needs of the Town in providing public services.

FY24-25 Financial Results
Fund Balances

Fund 100 - General Fund

FY24-25 – Carry Over Commitments

Staff Recommendations

Staff Recommendations

Staff Recommendations

Staff Recommendations

Staff Recommendations

Staff Recommendations

RESOLUTION NO. 25-

RESOLUTION OF THE TOWN COUNCIL

OF THE TOWN OF MAMMOTH LAKES, STATE OF CALIFORNIA,

ACCEPTING THE MID-YEAR UPDATE AND AMENDING THE
FISCAL YEAR 2025-26 BUDGET
WHEREAS, the Town Council has adopted a Fiscal Year 2025-26 Budget; and WHEREAS, the Town Council wishes to make modifications to that Budget as necessary to the efficient administration of the Town; and WHEREAS, the Town Council received an update from the Town Manager at the November 19th Town Council meeting regarding the pre-audit fund balance for FY24-25 ending June 2025; and
WHEREAS, the Town Council provided direction to modify revenues and expenses in various funds and departments.

NOW, THEREFORE, BE IT RESOLVED that the Town Manager is hereby directed to make the following modifications to the FY2025-26 budget, as provided for in Attachment A.

APPROVED AND ADOPTED THIS 19th day of November 2025

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

Attachment A
Date of Request: 11/19/2025 Requested By: Megan Chapman Department: Finance

CR DR DR CR
Revenue Revenue Expense Expense
Account Name Fund-Dept-Account Activity Increase Decrease Increase Decrease 1 Deferred Archive Storage 100-000-20061 100,000
23 Transfer out to Capital for MAAC 980-599-49999 43608 1,350,000 4 Transfer in from Future Capital for MAAC 300-000-39999 43608 1,350,000 5 Transfer out from GF Housing Reserve to Housing Now! 100-445-49999 83176 250,000 6 Transfer out from GF Housing Reserve to Housing Now! 100-445-49999 43641 800,0007 Transfer out from GF Tourism Reserve to Housing Now! 100-480-49999 83176 2,000,000 8 Transfer out from Measure U to 300 for MACC 217-000-49999 43608 1,800,0009 Transfer in from Measure U to 300 for MACC 300-000-39999 43608 1,800,000 10 Transfer in Housing Now! - Land Acquisition 245-000-39999 83176 2,250,00011 Transfer in Housing Now! - Parcel II - Kingfisher II 245-000-39999 43641 800,000 12 Parks and Recreation Master Plan - Carry over FY24-25 100-432-43031 300,000 13 Wildfire crews -MLFPD - Carry over FY24-25 100-413-43031 200,00014 Capital Projects - MACC - Construction Contingency 100-599-49999 43608 1,500,000 15 Capital Projects - MACC - CMU Surface Treatment 100-599-49999 43608 250,000 16 Facilities - Child Care Tenant Improvements 100-599-49999 43675 1,300,000 17 Transfer In - Capital Projects - Child Care 300-000-39999 43675 1,300,000 18 Transfer In - Capital Projects - MACC 300-000-39999 43608 1,750,00019 Transfer out - GF - Housing Now! - Land Acquisition 100-599-49999 83176 1,000,000 20 Transfer in Housing Now! - Land Acquisition 245-000-39999 83176 1,000,000 21 Services - Childcare Program Analysis 100-413-43031 40,000 22 Services - Emergency Food Assistance (SNAP) 100-413-43031 20,00023 Software Development - Certified Property App 100-415-43031 80,00024 Facilities - Police Department Building Maintenance 100-420-45060 20,00025 Facilities - Whitmore Pool - roof repair deductible 100-434-42007 10,00026 Facilities - Whitmore Pool - Heater Replacement 100-434-48300 48,00027 Facilities - Whitmore Sewer System 100-434-48300 30,00028 Equipment - Shade Tables at Dog Park 100-438-45080 30,00029 Services - Archiving contract (SyTech Solutions) 100-440-43031 180,000 30 Equipment - Trash Receptacles 100-464-43031 6,000
31 Equipment - Paint Striper - Walk Behind 210-450-46200 12,000 32 Equipment - Ramp Trailer 210-454-46200 15,50033 Equipment - Towable Air Compressor 210-454-46200 25,00034 Equipment - Town Yard - Light Replacement (Fluorescent to LED) 210-456-45060 25,00035 Facilities - Town Yard - Replace Boiler Pump 210-456-45060 6,000 36 Facilities - Full AC system for Sprung Structure - Airport 220-471-48200 35,000 37 Equipment - CRC Access Control 858-436-46200 18,00038 Equipment - Extended Battling Cage 858-436-46200 7,000

BUDGET TRANSFER

CR DR DR CR
Revenue Revenue Expense Expense
Account Name Fund-Dept-Account Activity Increase Decrease Increase Decrease 39 Equipment - New Tire Balancer 910-456-46200 12,000
40 Equipment - Vehicle Diagnostic 910-456-46200 16,40041 Equipment - Vehicle Lift for New Bay 910-456-48200 62,00042 Transfer In - Fractional Mello CDF 2004-01 858-000-39999 25,000 43 Transfer In - Garage Services 910-000-39999 90,40044 Transfer In - Gas Tax 210-000-39999 83,50045 Transfer In - Airport 220-000-39999 35,00046 Transfer Out - General Fund 100-599-49999 233,900 47 Parcel Phase III Design - Carry Over from FY24-25 100-445-43031 250,00048 Deed Monitoring Program - Carry over from FY24-25 100-445-43031 10,350 49 Bus Replacement award to ESTA - Carry over from FY24-25 100-475-43031 2,300,000 50 Wildfire Mitigation - Whitebark Contract - Carry over from FY24-25 100-480-43031 610,000 51 Air Subsidy - Commercial Serivice MOU (BIH) - Carry over from FY24-25 100-480-44220 255,000 Reason for Transfer: Reason Budget Available:

Increase in Revenue sources
Funding SourceDepartment Head Signature: Town Manager or Administrative Services/Finance Director Signature: Town Council Approval Date (if required) : Date, Item # - Reviewed By:

Finance Manager
Keyed By: __________________________________________ Journal #: ___________________

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.