Mammoth Lakes City Council
December 3, 2025

Town Council Agenda

Wednesday, December 3, 2025, 4:00 p.m.
437 Old Mammoth Road, Suite Z, Mammoth Lakes
Members of the Town Council:

Mayor Chris Bubser, Mayor Pro Tem Amanda Rice, Councilmember Bill Sauser, Councilmember Brent Truax, Councilmember John Wentworth NOTE: In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the Town Clerk at (760) 965-3602. Notification 48 hours prior to the meeting will enable the Town to make reasonable arrangements to ensure accessibility to this meeting. (28 CFR 13.102-35.104 ADA Title II)
NOTE: Materials related to an item on this agenda submitted after distribution of the agenda packet are available for public inspection in the Town Offices located at 437 Old Mammoth Road, Suite 230 during normal business hours. Such documents are also available on the Town of Mammoth Lakes website at www.townofmammothlakes.ca.gov subject to staff’s ability to post the documents before the meeting.

NOTE: You may attend the Town Council meetings in person or watch them on the Town of Mammoth Lakes' website at www.townofmammothlakes.ca.gov , on the local government cable channel 18, or via Zoom. Public comments can be submitted to the Town Clerk at [email protected]. before and during the meeting, or may be made in person or via Zoom.

NOTE: All comments will be limited to a speaking time of five minutes.

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1. CALL TO ORDER AND ROLL CALL

2. PLEDGE OF ALLEGIANCE

3. PUBLIC COMMENTS
The Public Comment portion of the agenda provides the public with an opportunity to address the Town Council on matters not otherwise listed on the agenda. Under California law the Town Council is prohibited from generally discussing or taking action on items not included in the agenda; however, the Town Council may briefly respond to comments or questions from members of the public. Therefore, the Town Council will listen to all public comment, but will not generally discuss the matter or take action on it. Requests for service from the Town may also be made at the Town offices during regular business hours.

Members of the public desiring to speak on a matter appearing on the agenda should ask the Mayor for the opportunity to be heard when the item comes up for Council consideration.

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

5. INTRODUCTIONS

5.1 Introduce new Sustainability Coordinator Emily Zujewski.

6. TOWN COUNCIL PRESENTATIONS

6.1 Recognition of Brian Schuldt and Rebecca Hang as the recipients of the 2025 Mayor's Spirit of Mammoth Award.

6.2 Recognition of retiring Code Compliance Officer Rick Bellis.

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

8. STAFF PRESENTATIONS

8.1 2025 Town Council Strategic Priorities – Review of accomplishments for 2025.

9. COUNCIL REORGANIZATION

9.1 Recognition of outgoing Mayor Chris Bubser.

9.2 Appointment of Mayor and Mayor Pro Tem.

9.3 Town Council Appointments to Commissions, Committees, and Boards.

10. CONSENT AGENDA

10.1 Approve the minutes of the regular meeting of November 19, 2025.

10.2 Authorize the Town Manager to finalize and execute a Professional Services Agreement in the amount of $224,992 with Dudek for development of the Town’s Climate Adaptation and Action Plan.

10.3 Update and Approval to Continue Emergency Installation of Aboveground Waste Oil Tank at 299 Commerce Drive.

10.4 Accept Check Register 11/14/25 in the amount of $2,175,113.43. Accept Check Register 11/20/25 in the amount of $2,553,462.39.

11. POLICY MATTERS

11.1 Consideration of an Ordinance amending Title 15 of the Municipal Code for the purpose of adopting the 2025 CA Building Standards Code.

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

13. ADJOURNMENT
The Town Council will adjourn to a regular meeting to be held on Wednesday, December 17, 2025 at 4:00 p.m.

1 TOWN COUNCIL STAFF REPORT
Title: 2025 Town Council Strategic Priorities – Review of accomplishments for 2025 Meeting Date: December 3, 2025
Prepared by: Rob Patterson, Town Manager
RECOMMENDATION:

Receive a presentation from staff on the accomplishments related to Town Council Strategic Priorities for 2025 in order to provide feedback on minor modifications for 2026.

BACKGROUND:

The primary purpose in defining a limited set of Town Council Strategic Priorities is to set realistic work program and core expectations for the staff, Town Council and public. This narrow set of priorities and objectives represents a small part of the Town’s overall work program and allocation of resources. The day-to-day core operations of the Town consume 85% to 90% of staff time and financial resources. The setting of clear key objectives in the near term (12 months) allows the staff and the Town Council to allocate financial and staff resources appropriately.

In March 2025, the Town Council adopted the Town Council Strategic Priorities for 2025. As the year has progressed, staff have used this concise list of priorities to assist in determining project priorities and work plans. This review will provide a summary of items accomplished for the year and suggested modifications for 2026. Based on the comprehensive review and update conducted for 2025, only minor modifications will be necessary for 2026.

ANALYSIS:

Staff has provided the list of accomplishments under each of the defined Strategic Priorities for 2025. All of the Strategic Priorities were addressed in 2025 as a great deal was accomplished in furthering these goals.

Public Safety - protection through project identification and implementation  Emergency Management: Augment the Town’s emergency management operations and public notification efforts.

Accomplishments:
o In March 2025, staff provided a memo to Mono County administration on engagement with the Mono County Office of Emergency Services (MCOES) to enhance emergency response capabilities. A few of the key elements of the 17-point memo are included, direct input from TOML leadership in the development of emergency response capabilities, monthly updates to Town Council on preparedness activities, community readiness and community readiness, quarterly

2 test emergency systems and evacuation procedures. To date, staff continue to work on these enhancements.
o We continued building out our emergency messaging capabilities. We worked closely with Genasys and MCOES to make sure we have the ability to push out accurate and timely information to our community.
o Continued development of our Public Information Officer within the Police department. This includes extensive training to better prepare for crisis communication and large-scale incidents, improving message accuracy, timing, and coordination with Incident Command. This investment in training ensures we have staff that can respond immediately, in high-pressure communication environments to provide clear and concise messaging for our community. o In November 2025, staff conducted a debrief with local resources on the initial response to the Pack Fire in Crowley Lake. The analysis included action items to address quick response strike teams, review of communication systems, enhanced evacuation warning systems and other elements. Staff intend to implement components of this plan, starting within 30 days with full implementation within 12 months.

Public Safety continued
 Risk Mitigation: Enhance wildfire and natural disaster safety and resilience through a collaborative and integrated framework with partners to complete and implement necessary mitigation plans.

Accomplishments:
o TOML and Mono County have been working with other community partners to update the Local Hazard Mitigation Plan (LHMP) and Community Wildfire Protection Plan (CWPP).
o Staff, along with Mammoth Lakes Fire Protection District (MLFPD) created the Mammoth Lakes Wildfire Taskforce to focus on community preparedness at parcel level, to enhance survivability of a fire within the Town. These efforts included more than 4,500 property evaluations and reports, implementation of fire aside software to enhance community resiliency, and monthly community meetings held in various neighborhoods within Town.
o Engaged with Whitebark on Eastern Sierra Climate and Communities Resilience Project (ESCCRP), providing $1.2M in funding for specific treatments and organizational strength, and staff support on projects. o Town provided $200,000 to MLFPD to increase the number of wildland firefighters from 8 – 12 for summer 2025. This team assisted in the parcel level work performed by the Mammoth Lakes Wildfire Taskforce.

3 o Town authorized up to $150,000 to MLFPD as a partnership with Mammoth Hospital to enhance pre-hospital care with one additional Advanced Life Support (ALS) ambulance in Mammoth Lakes.
o Participation in Eastern Sierra Wildfire Alliance.

Public Safety continued
 Facility Optimization: Increase utilization of the Mammoth Yosemite Airport facilities to further protect the community and support services including medivac and firefighting aircraft.

Accomplishments:
o Continuation of Sprung Structure lease to Sierra Life Flight/Global Medical Response (GMR) for daytime staging of medivac aircraft and crew. Strengthening the Town and GMR partnership ahead of possible 24-hour/365-day operation. o As of November 18th, 2025, there were182 medical transports out of the airport. o Utilization of airport facilities to support Southern California Edison (SCE) fire mitigation efforts and support of contract helicopters doing power line work. o In 2025, through the end of October, there were 532 helicopter operations with 102 of those just in October.
o Executed a memorandum of understanding between the Town and Long Valley Fire Protection District.
o Participated in a joint agency EMR/BLS CPR certification program with Long Valley Fire Department and MMH OPS, with training and testing occurring at LVFD Station 1 and the MMH Terminal.
o Participated in and assisted Long Valley Fire Department with the annual fire inspections of structures at MMH.
o Participated in joint trainings with BIH staff, including the BIH Triennial, annual Aircraft Rescue Firefighting (ARFF) certification, and pilot ground school training.

Also participating in employee hiring interviews for BIH. o Acted as BLM airbase for the Inn Fire in May of 2025. o Construction of safe, well-lit, maintainable parking lot for multi-purpose airport use. The parking lot lighting is solar and environmentally sustainable. o Replaced light fixtures throughout the terminal building with new energy efficient LED lighting.
o Awarded a contract for the Multipurpose Building Phase I Site Work – Access Road and Relocation of A3 to be constructed in 2026.
o Validation by FAA Airport Certification Safety Inspector of stellar operations and maintenance.

4 Municipal Services - support a vibrant, sustainable and cohesive community  Community Engagement: Increase community engagement and outreach efforts, including a focus on accessibility and Spanish-language offerings.

Accomplishments:
o Town staff have been working with a content consultant on social media to improve the quality of our posts, seeking additional followers. The work includes a high quality, comprehensive Town post every Thursday.
o The Public Works team has been working with our social media professional to provide weekly updates of construction efforts and impacts to the community. This update occurs every Tuesday during the construction season. Staff are working to convert this message slot to pertinent seasonal messaging during the winter months. o Development of a comprehensive and consistent process for all master plan updates to be accomplished over the next few years, starting with the Parks & Recreation Master Plan.
o Continued refinement of our Town Host Program to provide visitor education and support, keeping people safe and recreating responsibly. o Stewardship engagement through Trail Days, Wednesday Worknights, Trashy Thursdays.
o Volunteer and Sponsor community appreciation events to encourage participation in critical community wide events for our recreation amenities. o Conducted winter outdoor recreation etiquette events. o Conducted various outreach campaigns to get community input on amenities like a bike park, Mammoth Creek parcel survey, and Mammoth Trails meetings. o Staff worked closely with the Mammoth Lakes Chamber of Commerce on engagement with Spanish speaking business community.
o All outreach and engagement materials provided in English and Spanish.

5 Municipal Services Continued
 Public Safety: Continue to evaluate public safety needs to protect our community, visitors, and officers.

Accomplishments:
o We have continued evaluating our needs and working toward solutions that improve safety for our residents, visitors and officers. One of the major projects this year was our collaboration with Mammoth Unified School District, Mono County Office of Education, Cerro Coso Community College, and Mammoth Hospital to implement Raven, the gunshot detection system through Flock Safety.

The system now covers a quarter-square-mile of Town, including all of our schools, school district admin buildings, the hospital, the Minaret Mall area, the Parcel, and the Mono County Child Care Center. Raven gives our officers immediate, real-time alerts, which is critical for our response capabilities. o We also implemented Axon Fleet, the in-car camera system installed in our patrol vehicles. This captures most activity from the same perspective our officers see and has already proven valuable for both officer safety and evidence collection. o In addition, we purchased another less-lethal option for our toolbox with the deployment of 40mm sponge round launchers. This will give our officers more options in the field for safely resolving incidents.
o Staffing continues to be a priority for us. We are still working toward achieving full 24-hour patrol coverage, and that remains dependent on gaining the additional personnel necessary to support those shifts.
o Partner with Mono County Sheriff in the purchase of Two TruNarc Devices to assist in safe substance testing on drug related arrests.
o Updates to the Town Municipal Code to enhance bike safety through the advent of e-bikes in our community.

Municipal Services Continued
 Townwide Vision, Plans and Services: Update the Town’s vision statement, conduct a comprehensive review and prioritization of all Town plans and implementation efforts and streamline Town permitting services.

Accomplishments:
o The Town has catalogued all existing plans and formulated a plan for the systematic update of all the plans. The initial plan to be updated is the Parks & Recreation Master Plan (PRMP), which is currently underway.
o The Town staff did not work on the development of the Town’s vision statement in 2025.

6 Municipal Services Continued
 Environmental Sustainability: Reduce our impact on the natural environment.

Accomplishments:
o The Town has been awarded a Caltrans Sustainable Transportation Planning Grant to develop a Climate Adaptation and Action Plan (CAAP). The CAAP will help guide the Town in its efforts to address climate change and its impacts. The CAAP will serve as the roadmap for the Town to adapt to climate change as well as to equitably achieve the State’s goal of carbon neutrality by the year 2045. The target completion date for the CAPP is mid-2027.
o Staff followed up on enforcement of Styrofoam to go boxes for take home at local restaurants.
o Town implemented the single use, plastic water bottle ban for municipal government and sourced an economical solution for special event planning. Full community wide ban takes effect on 1/1/2026.
o Worked with Mammoth Lakes Tourism on reusable metal water bottle replacement that includes messaging and QR code to support local fund-raising initiatives like “Clean up the Lake” on the bottles.

Municipal Services Continued
 Capital Projects: Continue to evaluate and implement the Town’s Capital Improvement Program (CIP).

Accomplishments:
o The Public Works team has committed to a regular and comprehensive update to the CIP on an annual basis. The document was reviewed by the Planning and Economic Development Commission (PEDC), Parks and Recreation Commission and was ultimately adopted by the Town Council on September 3rd. o Public Works, Finance and Town Administration have worked closely on identification of one-time funding needs to improve capital projects. In November 2025, Town Council approved the implementation of more than $7.6M in funding for various projects, Housing Now! initiatives and facility and equipment needs. o Worked with Golden State Connect Authority on scoping and bond funding approval for Town-wide open access network for high-speed internet to all addresses in Town.
o Staff have advanced and completed numerous projects including:
 The Town Hall construction project
 Construction on Dave and Roma McCoy Arts and Cultural Center  Community Recreation Center (CRC) phase II
 Mammoth Creek Park improvements and climbing boulder
 Town roads slurry seal projects
 Streets and MUP rehabilitation project

7  Whitmore pool emergency roof replacement
 Whitmore Ballfield #3 rehabilitation
 Shady Rest Restroom design
 South Main MUP design
 Minaret / Meridian Roundabout design
 Main Street Beautification
 Airport Parking Lot
 Municipal Signage updates
Community Investment - enhance growth, development and quality of life for our citizens  Affordable Housing: Continue implementation of the Town's Housing Now! initiative program with a focus on the "missing middle.”
Accomplishments:
o Staff have been engaged with BAE Economics on the development of an updated Housing Needs Assessment (HNA). The HNA will help to establish the community need for units at the various income categories.
o Work has continued on the development of the Parcel and the formulation of a plan for the future build-out of the site. The current approach is to work together with Pacific West Communities (PWC) on the completion of Phase 2, which will result in approximately 230 low-income affordable rental units spread between the initial two phases, and then focus on developing “missing middle” rental housing on the remainder of the Parcel site. The initial step necessary for developing the remainder of the site is to amend or exit the DDA to allow for higher AMI units to be built, which staff are currently negotiating the terms of with PWC. o Staff have been researching various development financing models for “missing middle” housing and meeting with representatives from other mountain resort communities who have successfully developed “missing middle” housing projects to learn from their successes.
o The Lease to Locals program and BRIDGE program continued to assist moderate income households with finding housing. Efforts over the past year resulted in five households achieving ownership through the BRIDGE program.

8 Community Investment Continued
 Partnerships: Leverage partnerships to increase opportunities and enhance services Accomplishments:
o Our partnership with the California Department of Fish and Wildlife has continued to strengthen this year. We’ve been working closely with CDFW to identify a longterm, sustainable solution for wildlife management within Town. This partnership has involved addressing bear-related calls, developing consistent response protocols, and improving how we share information with each other and the public about wildlife safety.
o We are currently in discussions about a six-month contract with CDFW that would provide a dedicated Wildlife Officer assigned to Mammoth Lakes for a significant portion of the year. This would give us more consistent coverage, improve response times, and allow for more proactive wildlife management efforts rather than relying solely on reactive calls for service.
o The Town of Mammoth Lakes and Mono County Public Works Departments are developing a mutual aid agreement that would allow through directors’ authorizations the sharing of equipment, materials, parts and supplies. Staffing could be shared as needed to advance regional objectives and respond to emergencies. The development of this document is ongoing and will be presented to the Town Council for approval once a final draft is completed. o In partnership with Mono County, provided emergency funding for SNAP recipients experiencing service disruption due to prolonged government shutdown.

Both Town and County pledged $100,000 toward the program to fund benefits for 1 month.

Community Investment Continued
 Community Funding: Develop capacity of community foundations to support Town initiatives.

Accomplishments:
o Assist in the development of Mammoth Lakes Performing Arts Foundation to engage in fundraising efforts for endowment to support operational expenditures and specialty equipment for Dave and Roma McCoy Arts and Cultural Center (DRMACC).
o Participation in the Eastern Sierra Wildfire Alliance series of meeting to develop functional ability of the collaborative efforts.
o Complete Purchase and Sale Agreement of Mammoth Lakes Foundation property providing opportunities to begin construction on DRMACC. o Working with Mono County Office of Education, Mammoth Mountain Ski Area, Mono County, Mammoth Lakes Chamber of Commerce, and Mammoth Hospital to develop a solution for childcare across the region. This effort continues into 2026

9 with consulting work on a structure that could allow multi-agency investment and management of multiple facilities within the Town.

Community Investment Continued
 Community Development: Maximize community benefit when considering and approving development projects and continue townwide beautification efforts.

Accomplishments:
o The Snowcreek Development Agreement was approved for an additional twentyyear period (through 2045) thereby guaranteeing the provision of the community benefits outlined in the agreement for that period.
o The first new hotel (the Limelight) in approximately 20 years was completed, and construction of a second hotel (the Residence Inn) began. o Work continued on a variety of community projects, including the Town’s new Civic Center project, the Dave and Roma McCoy Arts and Cultural Center, the expansion of the Mammoth Hospital, and the Community Recreation Center. o Staff have been engaged with a variety of developers who are interested in building additional visitor accommodations within the North Village area.

Recreation Amenities and Programs – deliver high-quality, affordable and sustainable recreation programs and amenities
 Community Recreation: Enhance access, availability and affordability of Parks and Recreation amenities, programs and services.

Accomplishments:
o Development of Parks & Recreation Annual Membership for community to engage with all recreation amenities year-round at an affordable price. The memberships are sold at 50% off for the month of October to enhance availability for local community.
o TOML and Mono County entered into a joint agreement to support annual operations for Whitmore recreation area.
o Conversion of Ice Rink to NHL size to enhance play for Hockey and develop a dedicated curling lane.
o Staff modified fall camp programs to maximize benefit to the community. o Staff developed a small bike park next to the CRC to support camp programs and skills development for entry level bike skills suitable for a small pump track.

10 Recreation Amenities and Programs Continued
 Community Connectivity: Enhance wayfinding and mobility plans and upgrades.

Accomplishments:
o With assistance from MLR and SNC grant, completed the Sherwin Area Recreation Plan Trail Head facilities project. This project includes interpretive signs and wayfinding.
o Updates to multi-use path (MUP) regulatory signage to improve safety. o Park and Municipal signage: procedure for new or updated “sliders” for existing municipal signage.
o Worked on new signs for Parks and Recreation amenities. o Built 5 miles of new trails in the SHARP
Recreation Amenities and Programs Continued
 Public Lands: Work with federal and State partners to ensure the delivery of sustainable outdoor recreation experiences that drive visitation
Accomplishments:
o Town provided direct support for Forest Service due to funding challenges by new administration. Town hired recreation technicians for the summer to provide bathroom cleaning and miscellaneous maintenance projects. o Town staff performed seasonal trail clearing outside of municipal boundaries to support Forest Service personnel shortages. All efforts designed to ensure our visitors do not have diminished experience due to Federal shortages. o Provided letters in opposition to potential sale of public lands and mismanagement practices from the federal government, including lack of funding for key staff.

Recreation Amenities and Programs Continued
 Sustainable Outdoor Recreation: Invest in wildlife management including public outreach and enhance the Town’s on-the-ground presence to inform visitors and local residents.

Accomplishments:
o Municipal Code changes to augment ability to enforce trash related problems in Town to support better wildlife management.
o Host Program is working to educate campers in the Lakes Basin on interaction with wildlife to help protect our bear population from habitualization. o Comprehensive Department of Fish and Wildlife review of bear tracking effort, including study of range of animals and seasonal impacts to the Town. o Engaged with the community to address concerns on bear management, address questions from the community and refine efforts to protect wildlife. o Working with Mammoth Lakes Recreation, Mono County and Department of Fish and Wildlife on a comprehensive response to Golden Mussel threats in our region.

11 Staff will continue to work on the Town Council Strategic Priorities through the close of this year.

Based on the comprehensive update for 2025, staff expects only minor modifications to the priorities going into 2026. Staff will address any gaps in accomplishments on planned goals as well as a modification of priorities that were substantially completed in 2025, to provide recommendations to Town Council at the December 17th meeting. Staff anticipate minor modification from the discussion at that meeting to provide final update at the first meeting of 2026.

RECOMMENDATION:

Receive a presentation from staff on the accomplishments related to Town Council Strategic Priorities for 2025 in order to provide feedback on minor modifications for 2026.

Community Investment
Enhance growth, development, and quality of life
for our citizens
• Affordable Housing: Continue implementation of the Town’s Housing Now! initiative program with a focus on the “missing middle.” • Partnerships: Leverage partnerships to increase opportunities and enhance services.
• Community Funding: Develop capacity of community foundations to support Town initiatives.
• Community Development: Maximize community benefit when considering and approving development projects and continue Town-wide beautification efforts.

Recreation Amenities and Programs
Deliver high-quality, affordable, and sustainable recreation programs and amenities
• Community Recreation: Enhance access, availability, and affordability of Parks and Recreation amenities, programs, and services. • Community Connectivity: Enhance wayfinding and mobility plans and upgrades.
• Public Lands: Work with federal and State partners to ensure the delivery of sustainable outdoor recreation experiences that drive visitation.
• Sustainable Outdoor Recreation: Invest in wildlife management including public outreach and enhance the Town’s on-the-ground presence to inform visitors and local residents.

Public Safety
Protection through project identification and implementation • Emergency Management: Augment the Town’s emergency
management operations and public notification efforts.
• Risk Mitigation: Enhance wildfire and natural disaster safety and resilience through a collaborative and integrated framework with partners to complete and implement necessary mitigation plans. • Facility Utilization: Increase utilization of the Mammoth Yosemite Airport facilities to further protect the community and support services including medivac and firefighting aircraft.

Municipal Services
Support a vibrant, sustainable, and cohesive community
• Community Engagement: Increase community engagement and outreach efforts, including a focus on accessibility and Spanishlanguage offerings. • Public Safety: Continue to evaluate public safety needs to protect our community, visitors, and officers.
• Town-wide Vision, Plans, and Services: Update the Town’s vision statement, conduct a comprehensive review and prioritization of all Town plans and implementation efforts and streamline Town permitting services.
• Environmental Sustainability: Reduce our impact on the natural environment.
• Capital Projects: Continue to evaluate and implement the Town’s Capital Improvement Program (CIP).

TOWN COUNCIL STRATEGIC PRIORITIES
2025 Town of Mammoth Lakes
Summary: The Town Council supports a resilient, vibrant, and sustainable community that promotes civic engagement and fosters strong partnerships. We aim to enhance municipal services, expand housing opportunities, and improve recreational offerings, ensuring a balance between quality of life and exceptional experiences for all.

Mammoth Lakes Town Council
Agenda Action Sheet
Title: Appointment of Mayor and Mayor Pro Tem
Council Meeting Date: 12/03/2025
Prepared by: Jamie Gray, Town Clerk
Recommended Motion: Appoint a Mayor and then appoint a Mayor Pro Tem.

Background Information: Annually, typically at the first meeting in December, the Town Council meets and chooses one of its members as Mayor and one as Mayor Pro Tempore. The Council has the authority to use any method it wishes to select a Mayor and Mayor Pro Tem.

Mammoth Lakes Town Council
Agenda Action Sheet
Title: Town Council Appointments to Commissions, Committees, and Boards Council Meeting Date: December 3, 2025
Prepared by: Jamie Gray, Town Clerk
Recommended Motion: Review the list of appointments and make changes as appropriate. The Town Council may also wish to eliminate assignments that are no longer relevant, and/or make appointments to new commissions/committees as appropriate.

Background Information: The Town Council is represented by its members on several commissions, committees, and boards. The selected Councilmember represents the Town by serving as a voting member of the body and reporting back to other members of the Council at regular meetings under the “Councilmember Reports” agenda item. Typically, the Council reviews the Committee/Commission assignments annually, as part of its reorganization process. A description of each committee/commission/board is attached.

The majority of the meetings held by the various commissions, committees, and boards are subject to the Brown Act as they meet the legal requirement of being legislative bodies. Councilmembers may attend any of the noted meetings to listen and learn what is being discussed. Two of the current assignments, the Mono County Collaborative Planning Team (CPT) and the Mono County Treasury Oversight Committee, are currently assigned to staff, per Town Council direction. Staff members also serve as alternate members, where designated. The following list represents current assignments of the Town Council.

Councilmembers may request assignments or change their assignments.

Land Use:

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

Town and County Liaison Committee – Bubser, Rice, and Town Manager and Sauser as alternates 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 Town Manager as 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
Mammoth Lakes Housing (MLH) Board – Rice
Treasury Oversight Committee – Finance Director and Town Manager as alternate Parks and Recreation Master Plan Advisory Committee – Rice and Bubser as alternate

1 Airport Land Use Commission
This Commission is mandated by the State Public Utilities Code 21670. The purpose of the Commission is to provide for the orderly development of the airport and the area surrounding the airport so as to promote the overall goals and objectives of the California airport noise standards and to prevent the creation of new noise and safety problems. This Commission is administered by Mono County. This Commission is subject to the requirements of the Brown Act.

The Commission includes:
 2 members – Mono County Board of Supervisors
 2 members – Mammoth Lakes Town Council
 2 members that represent airports (staff members)
 1 member of the public
Current Council Appointments
Brent Truax, Councilmember
Amanda Rice, Mayor Pro Tem
Chris Bubser, Mayor (alternate)
Meeting schedule
As needed; infrequently (last meeting was in 2015).

California Joint Powers Insurance Authority (CJPIA) Board Each CJPIA member agency has an appointed director that serves as a member of the board of directors. As a member of the CJPIA, the Town is required to certify a director and alternate(s) every year. The director must be an elected official, but an alternate can be either elected or a staff member. The director participates in Board meetings and votes on behalf of the Town.

Current Council Appointments
Brent Truax, Councilmember
Pam Kobylarz, Assistant to the Town Manager (alternate) Meeting schedule
One annual meeting typically held in July in La Palma, CA.

Note that the CJPIA provides the attendee with a $100 stipend and also reimburses for lodging and travel costs up to $600.

2 Desert Mountain Division of the League of CA Cities
The Town of Mammoth Lakes is a member of the League of CA Cities. There are 16 Regional Divisions of which the Desert Mountain is one. The Desert Mountain Division is comprised of both elected and professional city staff from 15 cities/towns that work together to develop regional informational programs and carry out grassroots activities to support specific legislative, regulatory, and ballot measure goals. The Division also participates in policy development by appointing representatives to the League’s board of directors, resolutions, and policy committees.

The Councilmember assigned to the Desert Mountain Division of the League of CA Cities acts as the Town’s representative for the League. An appointed representative (or alternate) is required; however, this could be a staff member if desired by the Council. Administration of this meeting is conducted by the Secretary/Treasurer of the Desert Mountain Division, who is usually a staff member of the current president’s agency.

Current Council Appointments
Bill Sauser, Councilmember
Town Manager (alternate)
Meeting schedule
Quarterly meetings that rotate location between the member cities.

Eastern Sierra Council of Governments (ESCOG) Joint Powers Authority (JPA)
The ESCOG JPA consists of two representatives from each of the following agencies:

Mammoth Lakes Town Council, City of Bishop City Council, Inyo County Board of Supervisors, and Mono County Board of Supervisors. Since the Town of Mammoth Lakes is a member of the COG, two appointments are required. The purpose of the Committee is to have an open meeting process to discuss items of mutual interest and to have a process in place to give updates on projects and work programs of mutual interest and benefit. This Commission is subject to the requirements of the Brown Act.

Current Council Appointments
Chris Bubser, Mayor
John Wentworth, Councilmember
Bill Sauser, Councilmember (alternate)
Meeting schedule
The Committee meets on the fourth Wednesday of even months. Meetings may be adjusted and/or cancelled based on members’ availability, agenda items, or other conflicts.

3 Eastern Sierra Transit Authority (ESTA) Board
The Joint Powers Authority (JPA) that established ESTA requires that two representatives from each of the member agencies sit on the Board. These agencies include Town of Mammoth Lakes, Mono County, City of Bishop, and Inyo County. The Board addresses policy matters and makes recommendations and/or actions on other items that impact the Authority such as grants.

ESTA staff are responsible for administration of this meeting. This Commission is subject to the requirements of the Brown Act.

Current Council Appointments
Bill Sauser, Councilmember
Chris Bubser, Mayor
Meeting schedule
Monthly. Meeting location alternates between Bishop and Mammoth Lakes. Occasionally meetings are cancelled due to lack of agenda items; this Board meets approximately 9-10 times per year.

Great Basin Unified Air Pollution Control District (GBUAPCD) Board Pursuant to the provisions of Article 7 of Chapter 2 of Division 20 of the Health and Safety Code, the Air Pollution Control Districts for Mono, Inyo, and Alpine Counties, along with the Town of Mammoth Lakes, have been merged into one district. The Unification Agreement adopting the GBUAPCD requires two elected officials from each agency to sit on the Board.

The Board takes action on policy matters and other items impacting the District. The Clerk of the GBUAPCD Board is responsible for administration of this meeting. This Commission is subject to the requirements of the Brown Act.

Current Council Appointments
John Wentworth, Councilmember
Chris Bubser, Mayor (alternate)
Meeting schedule
Meetings are generally bi-monthly, but there is no set meeting schedule. At each meeting, a date for the next meeting is chosen. Meeting location rotates between the four member agencies.

Local Agency Formation Commission (LAFCO)
LAFCO is a State mandated Commission put in place to help coordinate public services provided by special districts where there are overlapping, local governmental jurisdictions, such as the Mammoth Community Water District and Mammoth Lakes Fire Protection District. The Commission is responsible for municipal service reviews, setting “spheres of influence” and

4 boundary changes, among other things. Mono County staff administer these meetings. This Commission is subject to the requirements of the Brown Act.

Board composition consists of:
 2 – Town Council members
 2 – Mono County Board of Supervisors
 2 – Representatives from special districts
 1 – member of the public
Current Council Appointments
Brent Truax, Councilmember
Amanda Rice, Mayor Pro Tem
Chris Bubser, Mayor (alternate)
Meeting schedule
2 nd Thursday of April, June, and other months as needed at 3:00 p.m. Meetings usually last around an hour.

League of CA Cities Voting Delegate
The League of CA Cities Voting Delegate is the elected official appointed by the Town Council to represent the Town and vote on any resolutions being considered in the General Assembly at the Annual Business Meeting of the League Annual Conference (always held as the last event on Friday). Since the Town is a member of the League, a Voting Delegate needs to be appointed. This appointment should take place each year prior to the League Annual Conference.

Current Council Appointment
Chris Bubser, Mayor
Town Manager (alternate)
*Staff recommends that the Desert/Mountain Division Representative also act as the Voting Delegate, since this person will be the most up to date on matters affecting the Town and the League that require a vote. However, it may also depend on who is able to attend the meeting (the appointee could also be a staff member).

Meeting schedule
One meeting per year – at the League of CA Cities annual conference.

Local Transportation Commission (LTC)
This Commission is mandated by the State Streets and Highway Code. The LTC is responsible for the allocation of County STIP and many other funds. They provide regional transportation planning and coordination recommendations as well as recommend funding to the CA

5 Transportation Commission for local projects. This Commission is administered by County staff.

This Commission is subject to the requirements of the Brown Act.

The LTC consists of:
 3 representatives from the Town of Mammoth Lakes
 3 representatives from Mono County
 Other agencies also attend, but do not have voting authority:
o ESTA
o Caltrans
o Staff from both the Town and Mono County
Current Council Appointments
Chris Bubser, Mayor
Bill Sauser, Councilmember
Brent Traux, Councilmember
Town Manager (alternate)
Meeting schedule
2 nd Monday of each month at 9:00 a.m.

Eastern Sierra Community Housing Board
Subject to the provisions and limitations of the California Nonprofit Public Benefit Corporation Law and any other applicable laws, the Corporation's activities and affairs are managed by, and all corporate powers are exercised under the direction of, the Board. The purpose of the Eastern Sierra Community Housing is to provide decent housing that is affordable for low-income and moderate-income persons. A Town Council appointment on this Board helps to provide oversight since Eastern Sierra Community Housing receives Town funds. This Board is subject to the requirements of the Brown Act.

Current Council Appointments
Amanda Rice, Mayor Pro Tem
Meeting schedule
The first Monday of each month at 6:00 p.m. in Suite Z.

Mammoth Lakes Recreation (MLR) Board
Subject to the provisions and limitations of the California Nonprofit Mutual Benefit Corporation Law and any other applicable laws, the Corporation's (MLR’s) activities and affairs are managed by, and all corporate powers are exercised under the direction of, the Board. MLR’s purpose is to enhance and create premier recreational and cultural opportunities, facilities, and programming for Mammoth Lakes. A Town Council appointment on this Board is required by

6 the MLR bylaws and helps to provide oversight since MLR receives Town funds. This Board is subject to the requirements of the Brown Act.

Current Council Appointments
Brent Truax, Councilmember
Meeting schedule
The Board meets the first Tuesday of every other odd month at 5:00 p.m. in Suite Z.

Mammoth Lakes Tourism (MLT) Board
Subject to the provisions and limitations of the California Nonprofit Mutual Benefit Corporation Law and any other applicable laws, the Corporation's (MLT’s) activities and affairs are managed by, and all corporate powers are exercised under the direction of, the Board. MLT’s purpose is to engage in such activities as are meant to improve the tourism industry in the Town. A Town Council appointment on this Board is required by the MLT bylaws and helps to provide oversight since MLT receives Town funds. This Board is subject to the requirements of the Brown Act.

Current Council Appointments
John Wentworth, Councilmember
Meeting schedule
The Board meets on the third Wednesday of each month at 1:00 p.m. in Suite Z.

Mono County Collaborative Planning Team (CPT)
The Collaborative Planning Team includes all of the Federal, State, and local agencies that operate in Mono County. These include Benton Paiute Reservation, Bridgeport Indian Colony, CA Dept. of Fish and Wildlife, Caltrans, Lahontan Regional Water Quality Control Board, LADWP, Town of Mammoth Lakes, Mono County, National Park Service (Devil’s Postpile and Yosemite National Park), USDA/USFS (Humboldt-Toiyabe National Forest and Inyo National Forest), BLM, US and Nevada Fish and Wildlife, and US Marine Corps Mountain Warfare Training Center. The CPT is an advisory board that allows the agencies to communicate with each other and coordinate on items of interest. The CPT may make endorsements, and meetings allow for an agency “roundtable” discussion. Mono County is responsible for administration of this meeting.

Current Council Appointments
Kim Cooke, Senior Planner
Chris Bubser, Mayor
Brent Truax, Councilmember (alternate)
Meeting schedule
Quarterly meetings, the last Thursday of January, April, July, and October at 9:00 a.m.

7 Meetings usually last for half a day.

Town and County Liaison Committee
The Town and County Liaison Committee includes two Town Council members and two Mono County Board of Supervisors members, along with staff from both the Town of Mammoth Lakes and Mono County. The purpose of the Committee is to have an open meeting process to discuss items of mutual interest and to have a process in place to give updates on projects and work programs of mutual interest and benefit. Town staff administers and schedules these meetings. This committee was established by policy and is not legally required.

Councilmembers assigned to the Committee are selected by the Council, and the number of members may be modified and/or may include staff as a member and/or alternate. The Committee is subject to the requirements of the Brown Act.

Current Council Appointments
Chris Bubser, Mayor
Amanda Rice, Mayor Pro Tem
Rob Patterson, Town Manager
Bill Sauser, Councilmember (alternate)
Meeting schedule
The Committee meets quarterly. Meetings may be adjusted and/or cancelled based on members’ availability, agenda items, or other conflicts.

Treasury Oversight Committee
The Treasury Oversight Committee includes members from the Town, Mono County, Mono County Office of Education, Eastern Sierra Unified School District, and the Mammoth Unified School District. The purpose of the Committee is to ensure the Treasury operates in compliance with the Treasury’s Investment Policy. At quarterly meetings of the Committee, the Treasury’s investment reports are reviewed, as well as any current topics that concern investments or investment policy. Mono County staff administers and schedules these meetings. The Committee is subject to the requirements of the Brown Act.

Current Council Appointments
Megan Chapman, Finance Director
Rob Patterson, Town Manager (alternate)
Meeting schedule
Quarterly meetings held virtually.

Town Council of Mammoth Lakes
Minutes of Regular Meeting
November 19, 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
Councilmember Truax attended the meeting remotely from 1702 State Street, Meeteetse, WY 82433.

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
Pat Foster led the flag salute.

3. PUBLIC COMMENTS
Brianna Goico, President & CEO of the Mammoth Lakes Chamber of Commerce and Executive Director of the Mammoth Community Foundation, gave an update regarding current Chamber and Foundation activities. There was discussion among members of Council and Ms. Goico.

Billy Stade introduced the concept of activating a space in the peninsula to be used as a winter Town square. He asked for a conditional use permit.

Town Council Minutes
November 19, 2025

Lynda Salcido, Mono County Board of Supervisors, spoke about the Pack Fire and expressed appreciation to the Town of Mammoth Lakes and other agencies that helped during the emergency.

4. TOWN COUNCIL PRESENTATIONS

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

Chief Dan Casabian thanked Ms. Stewart for her 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.

Public Works Director Haislip Hayes and other Town staff members thanked Mr. Adams for his years of service.

5. WORKSHOP

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

Mammoth Lakes Tourism (MLT) Board Members Mary Beth Ericson, Tom Parker, Cristi Quesada-Costa, Kirk Wallace, Treasurer John Morris, Secretary John Mendel, and Chair Pat Foster were in attendance. MLT Vice Chair Eric Clark was absent.

John Urdi, MLT President & CEO, announced that he will be leaving MLT to go to Visit Huntington Beach and his last day at MLT will be December 19th.

Mr. Urdi, Betsy Truax, MLT Vice President of Community Engagement, Ally Watson, MLT Public Relations Manager, Laura Wattles, Content Marketing Manager, Samantha Lindberg, MLT Senior Marketing Manager, and Sarah Winters, MLT Vice President of Marketing, gave a presentation regarding the annual report. There was discussion among members of Council, the MLT Board, and staff.

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

Town Council Minutes
November 19, 2025

7. PUBLIC PRESENTATIONS

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

Ms. Bold gave a presentation regarding the HSEF update. There was discussion among members of Council and Ms. Bold.

8. REPORTS FROM COMMISSIONS AND/OR DEPARTMENTS (AS NEEDED) Ales Tomaier, Mammoth Lakes Fire Protection District Fire Chief, and Town Manager Rob Patterson spoke about the response to the Pack Fire. There was discussion among members of Council and staff.

8.1 November 2025 Public Works Engineering CIP Update.

Councilmember Wentworth asked questions regarding the CIP Update and Public Works Director Haislip Hayes responded to the questions.

9. STAFF PRESENTATIONS

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

Town Manager Rob Patterson, Community and Economic Development Director Nolan Bobroff, Police Chief Dan Casabian, Police Services Technician Ryan Tanaka, and Code Compliance Officer Mike Martyr gave a presentation regarding trash and wildlife issues. There was discussion among members of Council and staff.

The Mayor called a recess at 6:31 p.m. and the Council reconvened at 6:35 p.m.

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

Assistant to the Town Manager Pam Kobylarz gave a presentation regarding the Local Hazard Mitigation Plan Update. There was discussion among members of Council and staff.

10. CONSENT AGENDA
Moved by Councilmember John Wentworth
Seconded by Councilmember Bill Sauser
Approve the Consent Agenda.

Town Council Minutes
November 19, 2025

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

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.

The Mayor opened the public hearing at 6:55 p.m.

Councilmember Sauser announced a conflict since his property was close to the proposed project, recused himself, and left the meeting at 6:55 p.m.

Town Attorney Andy Morris outlined the rules that apply to the Council's decision regarding the appeal.

Assistant Planner Gina Montecallo gave a presentation outlining the information in the staff report.

Town Council Minutes
November 19, 2025

Keith Erickson, appellant, said that he did not want to share his driveway with the proposed project and should not have to since he had a recorded exclusive easement.

PUBLIC COMMENT:

Hanif S. P. Hirji, representing owner of proposed project, spoke in favor of the proposed project.

There was discussion among members of Council and staff.

Paul Rudder, representing the Ericson's, spoke in support of the Ericson's efforts to appeal the decision of the Planning and Economic Development Commission (PEDC).

Pete Miner, owner of 28 Mono Street, said that he was the property owner adjacent to the easement which would affect his quality of life. He encouraged the Town to allow a separate driveway.

Bipin Morari, owner of 54 Mono, said that the PEDC had already checked all of the details and asked the Town Council to not continue the item.

There was discussion among members of Council and Mr. Morari.

Brent Cooley, worked with Mr. Morari on the proposed project and general manager of local hotel, said that the matter will be resolved in their favor in court. He said that the Town Council did not get to take sides in the matter and that they met the obligation of the Town's rules.

Kimberly Erickson, appellant, said that they were promised exclusive use of the driveway when they bought their property. She spoke in support of appealing the PEDC decision.

The Mayor closed the public hearing at 7:52 p.m.

There was discussion among members of Council and staff.

The Mayor called a recess at 8:11 p.m. and the Council reconvened at 8:22 p.m.

There was discussion among members of Council and staff.

Moved by Councilmember John Wentworth
Seconded by Mayor Pro Tem Amanda Rice
Continue the public hearing to December 17, 2025.

Town Council Minutes
November 19, 2025

For (3): Mayor Chris Bubser, Mayor Pro Tem Amanda Rice, and Councilmember John Wentworth
Against (1): Councilmember Brent Truax
Conflict (1): Councilmember Bill Sauser
Carried (3 to 1)
Councilmember Sauser returned to the meeting at 8:37 p.m.

12. POLICY MATTERS

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

Community and Economic Development Director Nolan Bobroff introduced Isaac Landman, Placemate. Mr. Landman gave a presentation regarding the request for a second amendment to the contract with the Town.

PUBLIC COMMENT:

Ulla-Britt Libre, The Sheet, asked questions about the Lease to Locals Program. Mr. Landman responded.

There was discussion among members of Council.

Moved by Councilmember John Wentworth
Seconded by Mayor Pro Tem Amanda Rice
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%.

For (4): Mayor Chris Bubser, Mayor Pro Tem Amanda Rice, Councilmember Brent Truax, and Councilmember John Wentworth Against (1): Councilmember Bill Sauser
Carried (4 to 1)

Town Council Minutes
November 19, 2025

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).

Councilmember Truax announced a conflict, recused himself, and left the meeting at 9:02 p.m.

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
Authorize the Town Manager to sign the Memorandum of Understanding defining the agency relationships in delivering funding for commercial air service at Bishop Airport.

For (4): Mayor Chris Bubser, Mayor Pro Tem Amanda Rice, Councilmember Bill Sauser, and Councilmember John Wentworth Conflict (1): Councilmember Brent Truax
Carried (4 to 0)
Councilmember Truax returned to the meeting at 9:11 p.m.

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.

Finance Director Megan Chapman and Town Manager Rob Patterson gave a presentation outlining the information in the staff report. There was discussion among members of Council and staff.

Moved by Councilmember Bill Sauser
Seconded by Mayor Pro Tem Amanda Rice
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.

Town Council Minutes
November 19, 2025

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

13. COUNCILMEMBER REPORTS
Councilmember Sauser attended the Town employees’ annual Winter Weather Get Together (WWGT) event.

Councilmember Truax attended the Mammoth Lakes Recreation Board meeting.

Councilmember Wentworth attended the Great Basin Unified Air Pollution Control District meeting, the Sierra Jobs Recreation Tourism Working Group meeting, and the Mammoth Lakes Tourism Board meeting.

Mayor Pro Tem Rice attended the Mammoth Lakes Chamber of Commerce Business Excellence Awards.

Mayor Bubser attended the Mammoth Lakes Chamber of Commerce Business Excellence Awards, the Town County Liaison meeting, and the Eastern Sierra Wildfire Alliance meeting.

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.

At 9:44 p.m. the Mayor announced that the Council would be entering into closed session for purposes as stated in the agenda.

15. ANNOUNCEMENT OF ACTION TAKEN AFTER CLOSED SESSION
The Council reconvened from closed session at 9:56 p.m. and announced that there was no reportable action taken.

Town Council Minutes
November 19, 2025

16. ADJOURNMENT
The Council adjourned the meeting at 9:56 p.m.

Jamie Gray, Town Clerk

Mammoth Lakes Town Council
Agenda Action Sheet
Title: Authorize the Town Manager to finalize and execute a Professional Services Agreement in the amount of $224,992 with Dudek for development of the Town’s Climate Adaptation and Action Plan.

Council Meeting Date: 12/3/2025
Prepared by: Pam Kobylarz, Assistant to the Town Manager Nolan Bobroff, Community and Economic Development Director Recommended Motion: Authorize the Town Manager to finalize and execute a Professional Services Agreement in the amount of $224,992 with Dudek for development of the Town’s Climate Adaptation and Action Plan.

Summary: In January 2025, Town staff applied for a climate adaptation planning grant through Caltrans for the purpose of developing a Climate Adaptation and Action Plan (CAAP). In July, the Town was informed that our application was selected for grant funding. The Town will receive just under $200,000 to develop a CAAP. The Town of Mammoth Lakes is required to provide a cash match of 11.47% (approximately $25,807) toward the total cost of the project.

Among municipalities in California, the Town of Mammoth is in a uniquely vulnerable position with regard to climate change. The CAAP will help the Town to identify and address climate vulnerabilities and plan for improving resilience to our transportation and other infrastructure. This plan will tie into existing work that has already been completed on the General Plan Safety Element, Local Hazard Mitigation Plan, Community Wildlife Protection Plan and other planning work.

On September 9, 2025, the Town published a Request for Proposals (RFP) to solicit proposals for development of the Town’s CAAP. A total of six submittals were received by the October 12, 2025 deadline, with five consultants selected for presentations during the first week of November, both via Zoom and in-person. A selection committee comprised of Town staff participated in interviews. The consultant selection process was extremely competitive with all committee members commenting on the high caliber and quality of proposals and presentations. After taking additional time to review the proposals and presentations, sample consultant work, and evaluation criteria, the selection committee ultimately selected Dudek as the consultant for the project. The team was impressed by the quality of Dudek’s proposal and presentation, the consultant team, including subconsultants Whitebark and Fehr and Peers (transportation), and the accessibility and presentation of sample work prepared for other jurisdictions.

The consultant will begin work on the CAAP in December 2025 and is expected to complete the work in June 2027. Regular updates will be provided to the Town Council as the work progresses.

Attachments:

Project budget and schedule/scope of work

Revised 11/18/25
Sep Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun Task 0: Meetings

0.1- Kick-Off Meeting a b • Work plan (i.e., final scope of work, deliverables, and timeline) ●

0.2- Monthly Meetings c
• Meeting agendas and minutes ● ● ● ● ● ● ● ● ● ● ● ● ● ● ● ● ● ●

1.1 Existing Climate-Related Hazards d, e • Existing Climate-Related Hazards summary ●

1.2 Existing GHG Emissions d, e • Existing GHG Emissions summary ●

1.3 Existing VMT d, e • Existing VMT summary ●

2.1- Climate Vulnerability and Hazards Analysis d, e, f, g • Climate Vulnerability and Hazards Analysis ●

2.2- GHG Emissions Analysis d, e, f, g • GHG Emissions Analysis ●

2.3- VMT Analysis d, e, f, g • VMT Analysis ●

3.1- Public Meetings h
• Meeting agendas, materials, and summaries for two public meetings ● ●

3.2- Advisory Committee Meetings h
• Meeting agendas, presentations, and summaries for four meetings ● ● ● ●

3.3- Survey
• One community survey (virtual and physical copies)
• Summary of survey results
● ●

3.4- Marketing Materials i
• Materials (e.g., infographics, social media posts, flyers, email blast graphics) for two phases of plan development
● ●

4.1- Public Draft g
• Draft plan for public review ● ●

4.2- Final Plan g, j, k
• List of comments from stakeholders and members of the public • List of updated goals, policies, and actions to inform the General Plan • Final ADA accessible plan (Web version, and 10 physical copies) ● ●

4.4- Board Review/Approval l
• Review of Board hearing materials related to the CAAP ● Notes:
● = Deliverable Target Date
a Kickoff meeting and monthly meetings will be virtual, hosted via Teams or Town’s preferred video conferencing software b A document sharing portal (e.g., SharePoint) hosted by Dudek will be used for coordination c Monthly meetings (0.5-1 hour each) will be held with Town staff and Dudek’s project manager and one other team member d Dudek assumes that required data will be available in a usable format, and any significant data gaps or delays may impact schedule and deliverables e Dudek assumes that Town staff will secure permissions for utility and activity data and facilitate access to local data sources f Dudek will use calculation methodologies and protocols current to the time of analysis preparation g Dudek will respond to one round of consolidated, nonconflicting comments h The Town will pay fees associated with venues and advertisements i
Dudek will provide up to 20 hours of support for content development j Dudek will assist in responding to comments up to 8 hours of staff (i.e., technical and planners) labor k Dudek will revise the CAAP up to 16 hours of staff time related to text and/or graphics revisions l
Up to two Dudek team members will be available to virtually attend Board hearing for CAAP adoption Task 2: Analysis
Task 3: Public Outreach
Task 4: Draft and Final Plan
Task 1: Existing Conditions
Task Name Deliverable
2025 2026 2027

P202502912 (Climate Adaptation Action Plan)
Town of Mammoth Lakes
P202502912 (Climate Adaptation & Action Plan)

DUDEK FEE ESTIMATE
09/22/2025
Project Team Role:

Senior Specialist
III Specialist IV
Senior Specialist
V Analyst III
Senior Specialist
I Specialist II
Senior Specialist
IV Analyst V
Project
Manager/Enginee
ring
Senior Specialist
IV GIS Analyst II
Creative Services
IV
Creative Services
I
Publications
Specialist l
Team Member: Kelly Bray Sarah Halterman Jennifer Reed Ames Noll Arthur Chen Henry Eckold Scott Eckardt Matthew Crockett Joshua Cato Robert Ball GIS Analyst II Raoul Ranoa Creative Services
I
Publications
Specialist l
Billable Rate: $225 $166 $234 $115 $187 $158 $225 $132 $225 $225 $145 $157 $130 $105 Hours Fee Hours Fee Hours Fee Task 0 Project Management

0.1 Meetings 10 16 2 2 30 $5,685 $5,685

0.2 Project Management 10 10 20 $3,908 25 $4,951 16 $3,660 8 $1,200 $13,719 Subtotal Task 0 20 26 2 2 50 $9,593 $19,404
Task 1 Existing Conditions

1.1 Existing Climate-Related Hazards 2 9 11 $1,868 73 $10,690 $12,558

1.2 Existing GHG Emissions 8 4 50 62 $8,002 $8,002

1.3 Existing VMT 63 $18,272 $18,272
Subtotal Task 1 2 8 4 50 9 73 $9,869 $38,831
Task 2 Analysis

2.1 Climate Vulnerability and Hazards Analysis

2.1.1 Transportation Infrastructure Vulnerabilities 28 4 2 4 38 $7,168 11 $3,035 126 $19,040 $29,242

2.1.2 Climate-Related Events and Threats 4 4 $580 144 $21,940 $22,520

2.1.3 Prioritized List of Resilience Actions 4 14 12 2 4 4 4 44 $8,188 $8,188

2.2 GHG Emissions Analysis

2.2.1 GHG Emissions Forecast 12 4 16 32 $4,762 $4,762

2.2.2 GHG Emissions Target Setting 4 2 10 16 $2,279 $2,279

2.2.3 Prioritized List GHG of Emissions Reduction Actions 12 8 50 70 $9,600 $9,600

2.3 VMT Analysis

2.3.1 VMT Forecast 18 $4,127 $4,127

2.3.2 Prioritized List VMT Reduction Actions 122 $26,003 $26,003 Subtotal Task 2 4 28 14 76 42 12 2 4 8 6 8 204 $32,576 $106,721 Task 3 Public Outreach

3.1 Public Meetings 8 12 20 $3,790 65 $10,750 $14,540

3.2 Advisory Committee Meetings 12 12 24 $4,690 8 $2,000 $6,690

3.3 Survey 2 2 2 2 8 $1,564 $1,564

3.4 Marketing Materials 4 4 4 6 16 34 $5,217 $5,217
Subtotal Task 3 26 30 2 6 6 16 86 $15,260 $28,010
Task 4 Draft and Final Plan

4.1 Public Draft 16 16 6 60 12 40 150 $20,634 $20,634

4.2 Final Plan 8 12 4 20 8 20 72 $10,381 $10,381

4.3 Board Review/Approval 2 2 2 6 $1,011 $1,011
Subtotal Task 4 26 30 10 82 20 60 228 $32,026 $32,026
Total Hours 78 122 32 208 42 49 2 4 8 6 8 6 16 60 641 239 359 81 Total $17,550 $20,228 $7,482 $23,878 $7,854 $7,718 $451 $527 $1,802 $1,352 $1,160 $944 $2,080 $6,300 $99,325 $56,387 $55,330 $13,950 $0 $224,992 Percent of Hours (Base) 12% 19% 5% 32% 7% 8% 0% 1% 1% 1% 1% 1% 2% 9% OTHER
DIRECT
COSTS
TOTAL
FEE
Fehr & Peers Pathways Whitebark
Dudek Labor Hours and Rates Subconsultant Fees
TOTAL
DUDEK
HOURS

DUDEK LABOR
COSTS
General Services General Services General Services

SCHEDULE OF FEES
46 Table 3 provides a schedule of hourly rates for all proposed staff and the amount of time each person will be devoted to this project. Our fee is inclusive of all travel costs, indirect costs, material development, and other similar items necessary to complete the proposed project. This fee estimate is valid for 90 days from the date of this proposal; after 90 days, Dudek reserves the right to reassess the fee estimate, if necessary.

Table 3. Schedule of Fees
▶ Table of Contents

Mammoth Lakes Town Council
Agenda Action Sheet
Title: Update and Request Approval to Continue Emergency Installation of Aboveground Waste Oil Tank at 299 Commerce Drive.

Council Meeting Date: 12/3/2025
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 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 materials has been delayed numerous times but is now confirmed for December 2nd, 2025, with site preparation work to occur prior to equipment delivery and installation and commissioning to occur directly after delivery. The Mono County Office of Environmental Health issued an approved permit for this work on August 20th, 2025. The need for the work authorized by Resolution 25-48 continues to be necessary. A copy of the resolution is attached here for reference.

RESOLUTION 25- 48

A RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF MAMMOTH

LAKES, STATE OF CALIFORNIA, FINDING THAT EMERGENCY

CIRCUMSTANCES JUSTIFY AWARDING A CONTRACT FOR

INSTALLATION OF AN ABOVE - GROUND WASTE OIL STORAGE TANK

AND DECOMMISSIONING OF EXISTING, NONCOMPLIANT

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

Resolution No. 25- 48

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

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

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

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

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

APPROVED AND ADOPTED this 161h day of
ATTEST:

JA E GRAY, Town Cl Ark

STATE OF CALIFORNIA )
COUNTY OF MONO ) ss.

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

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

1 TOWN COUNCIL STAFF REPORT
Title: Consideration of an Ordinance amending Title 15 of the Municipal Code for the purpose of adopting the 2025 CA Building Standards Code Meeting Date: December 3, 2025
Prepared by: Tom Perry, Building Official
RECOMMENDATION:

Waive the first reading and introduce by title only an ordinance amending Title 15 of the Municipal Code to reflect adoption of the 2025 Edition of the CA Building Standards Code with certain local amendments, additions, and deletions, and set a public hearing for December 17, 2025 to consider the second reading and adoption of the ordinance.

BACKGROUND:

The CA Building Standards Commission adopts and publishes the CA Building Standards Code (Title 24 California Code of Regulations) (“Code”). These codes are revised annually and reprinted every three years. The 2025 Edition of the Code, which incorporates the model codes listed below, will become effective statewide on January 1, 2026. Section

15.04.030 of the Town’s Municipal Code incorporates and adopts the model codes.  2025 California Administrative Code,
 2025 California Building Code,
 2025 California Electrical Code,
 2025 California Mechanical Code,
 2025 California Plumbing Code,
 2025 California Energy Code,
 2025 California Residential Code,
 2025 Wildland-Urban Interface Code,
 2025 California Green Building Standards Code,
 2025 California Referenced Standards Code,
 2025 California Existing Building Code, and
 2025 California Historical Building Code.

In addition to the Code, local jurisdictions can adopt other model codes not included within the Code to assist in its implementation. For example, the Town has historically adopted the International Property Maintenance Code and the American Concrete Institute 306R Guide to Cold Weather Concreting.

As of 2025, new legislation known as AB 130 has amended Health and Safety Code section 17958, 17958.5, and 17958.7 to restrict the adoption of local changes or modifications to the State codes that are applicable to residential units. However, local changes or modifications can be adopted where “the changes or modifications are substantially equivalent to changes or modifications that were previously filed by the governing body of

2 the city or county and were in effect as of September 30, 2025.” The draft ordinance attached does not adopt any new changes or modifications – it just continues the Town’s existing changes and modifications to the State codes. As a result, the Town’s local changes and modifications are still allowed under the new law.

The proposed changes to Title 15, Buildings and Construction, have been reviewed and approved by the Mammoth Lakes Contractor’s Association and the Town of Mammoth Lakes Building Advisory Committee/Board of Appeals.

ANALYSIS:

Local jurisdictions are required to enforce the 2025 Code, effective January 1, 2026. The Town may adopt an altered code or different versions of the State amended code; however, any changes to the State amended code must be filed with and approved by the CA Building Standards Commission. The Commission will approve local amendments if the changes are stricter than the State amended code and the local jurisdiction can justify the changes as necessary based on local climatic, geographic, or topographical conditions.

The Code traditionally is on a three-year cycle for changes to update the codes. The latest edition of the Code reflects changes in technology and lessons learned during the previous code cycle. Historically, the Town has included changes to the Code related to snow loads, and wind design. Adoption of the 2025 Code will carry forward all previous alterations to the Code and will not include modifications beyond those that are currently in effect. The new codes will make buildings safer, more efficient, and will help to preserve California’s resources.

CA Fire Code
The ordinance does not address the 2025 CA Fire Code. As fire protection services are provided by the Mammoth Lakes Fire Protection District, adopting the Fire Code is done in conjunction with the District. Town staff are continuing to work with the District to understand and evaluate the changes and modifications proposed by the District to the 2025 CA Fire Code. Staff anticipate bringing an item to the Town Council for consideration in early-2026.

ENVIRONMENTAL CONSIDERATIONS:

Pursuant to California Environmental Quality Act (CEQA) Guidelines Section 1506l(b)(3), this ordinance is exempt from the requirements of the California Environmental Quality Act (CEQA) in that it is not a Project which has the potential for causing a significant effect on the environment.

LEGAL CONSIDERATIONS:

The Town is required to enforce the CA Building Standards Code.

Attachments:

1. Town Council Ordinance for adoption of the 2025 California Building Standards Code

2. Presentation Slide Deck

ORDINANCE NUMBER 25-__

AN ORDINANCE OF THE TOWN COUNCIL OF THE TOWN OF MAMMOTH

LAKES, COUNTY OF MONO, STATE OF CALIFORNIA, AMENDING TITLE 15 OF THE MAMMOTH LAKES MUNICIPAL CODE TO ADOPT BY
REFERENCE THE 2025 EDITION OF THE CALIFORNIA BUILDING

STANDARDS CODE, WITH CERTAIN ADDITIONS, INSERTIONS,

DELETIONS, AND CHANGES THERETO
WHEREAS, pursuant to California Government Code Section 50022.1 et seq. the Town of Mammoth Lakes (“Town”) may adopt by reference the California Building Standards Code, 2025 Edition, as provided in Title 24 and 25 of the California Code of Regulations and other codes, including, without limitation, the International Property Maintenance Code; and WHEREAS, the California Building Standards Commission (“Commission”) recently adopted the 2025 Edition of the California Building Standards Code; and WHEREAS, California Health and Safety Code Section 17958.7 and 18941.5 authorize cities to adopt the California Building Standards Code with modifications determined to be reasonably necessary because of local climatic, geological or topographical conditions; and WHEREAS, 2025 amendments to Health and Safety Code sections 17958, 17958.5, and 17958.7 restrict the adoption of local changes or modifications to the Codes that are applicable to residential units, unless the local changes or modifications to be adopted “are substantially equivalent to changes or modifications that were previously filed by the governing body of the city or county and were in effect as of September 30, 2025”; and
WHEREAS, in accordance with Health and Safety Code sections 17958, 17958.5, and 17958.7, the local changes and modifications to the Codes have been found to be substantially equivalent to changes or modifications that were previously filed by the Town Council and were in effect as of September 30, 2025; and
WHEREAS, the Town Council held a public hearing on December 17, 2025 at which time all interested persons had the opportunity to appear and be heard on the matter of approving the Codes as amended herein; and
WHEREAS, the Town published notice of the aforementioned public hearing pursuant to California Government Code Section 6066 on November 29 and December 6, 2025; and WHEREAS, any and all other legal prerequisites relating to the adoption of this Ordinance have occurred.

NOW, THEREFORE, THE TOWN COUNCIL OF THE TOWN OF MAMMOTH LAKES, CALIFORNIA, DOES HEREBY ORDAIN AS FOLLOWS:

Section 1. Recitals. The above recitals are all true and correct.

Section 2. Environmental Review. The Town Council finds, pursuant to Title 14 of the California Code of Regulations, Section 1506l(b)(3), that this ordinance is exempt from the requirements

of the California Environmental Quality Act (CEQA) in that it is not a Project which has the potential for causing a significant effect on the environment. Staff is directed to file a notice of exemption within five (5) days of the adoption of this ordinance.

Section 3. Amendments to Municipal Code. For the reasons set forth in the staff report accompanying this ordinance, Sections 15.04.020, 15.04.030, 15.04.180, 15.24.040, 15.24.090, and

15.24.120 of the Mammoth Lakes Municipal Code are hereby amended to read as set forth in Exhibit “A” attached hereto.

Section 4. Legislative Findings. The Town Council finds that the changes and modifications to the 2025 Building Standards Code as set forth in Chapter 15.04 of the Town of Mammoth Lakes Municipal Code are more restrictive than the standards adopted by the California Building Standards Commission, and are reasonably necessary because of local climatic, geologic, or topographic conditions, based on the express findings and determinations, marked in relation to the respective amendments provided in this ordinance, described in Exhibit “B” attached hereto, and hereby adopted by the Town Council as the findings to support the modifications to the California Building Standards Code.

Section 5. Severability. If any section, subsection, subdivision, paragraph, sentence, clause or phrase in this Ordinance, or any part thereof, is held invalid or unconstitutional, then such decision shall not affect the validity of the remaining sections or portions of this Ordinance or part thereof. The Town Council hereby declares that it would have passed each section, subsection, subdivision, paragraph, sentence, clause or phrase of this Ordinance irrespective of the fact that any one or more sections, subdivisions, paragraphs, sentences, clauses or phrases may be declared invalid or unconstitutional.

Section 6. Effective Date. This ordinance and the rules, regulations, provisions, requirements, orders and matters established and adopted hereby shall take effect and be in full force and effect the later of January 17, 2025, or thirty (30) days from and after the date of its final passage and adoption.

Section 7. Filing. The Building Division of the Community and Economic Development Department shall file copies of this ordinance with the State Building Standards Commission as prescribed in State law.

Section 8. Publication. The Town Clerk shall certify to the adoption of this ordinance and shall cause a summary thereof to be published at least five (5) days prior to the meeting at which the proposed ordinance is to be adopted and shall post a certified copy of the proposed ordinance in the office of the Town Clerk, and within fifteen (15) days of its adoption, shall cause a summary of it to be published, including the vote for and against the same, and shall post a certified copy of the adopted ordinance in the office of the Town Clerk, in accordance with California Government Code Section 36933.

The foregoing ordinance was INTRODUCED at a regular meeting of the Mammoth Lakes Town Council held on the 3rd day of December, 2025, and was ADOPTED, SIGNED and APPROVED by the Mammoth Lakes Town Council at a public hearing on the 17th day of December, 2025. ______________________________
_______________, Mayor
ATTEST:_______________________________
JAMIE GRAY, Town Clerk

Exhibit “A”
Amendments to Municipal Code Title 15

15.04.020. Definitions.

For definitions not contained within this text, reference shall be made to Webster's Third New International Dictionary of the English Language, Unabridged, as providing ordinarily accepted meanings. The following words, terms and phrases, when used in this chapter or in any of the codes adopted by reference, shall have the meanings ascribed to them in this section, except where the context clearly indicates a different meaning:

Board of Appeals, Housing Advisory andAppealsand Appeals Board and any other reference to an appellate body in any of the California Building Codes adopted by reference by this chapter means the Board of Appeals/Building Advisory Committee as established by the Town Council.

Building Department, Electrical Department, Plumbing Department, Office of Administrative Authority, or Housing Department means the Building Division of the Community and Economic Development Department of the Town.

Building Official, Plumbing Official, Chief Electrical Inspector, Administrative Authority and similar references to a chief administrative position means the Building Official of the Town:
(1) When such terms are used in connection with those duties imposed by a statute or ordinance upon the State/County Health Officer, the terms shall refer to the County Health Officer. (2) When enforcement of the provisions of this chapter has been delegated to a special district, the terms shall include the person designated by the governing board of such special district to carry out the required inspections and enforcement.

Fire Chief means the Chief of the Fire Protection District wherein a particular building is or is to be located.

Licensed contractor means an individual licensed by the State to conduct activities within the construction industry.

Loft or mezzanine means an intermediate level or levels between the floor and ceiling of any story of a building that is open to the room in which the loft is located. For purposes of this section, lofts used for residential overnight sleeping purposes shall be addressed. Lofts in residential occupancies shall be considered sleeping areas.

Lot means:
(1) A parcel of real property with a separate and distinct number or other designation legally created under the provisions of the State Subdivision Map Act, Government Code §§ 66410 through 66499.58, or created pursuant to local ordinance not in conflict with the Map Act. (2) A lot shall also have the following characteristics:
a. It shall abut at least one public street or right-of-way or easement determined by the Planning and Economic Development Commission to be adequate for the purpose of access.
b. The map or deed referred to in Subsection (1) of this definition shall have been recorded in the office of the County Recorder.

Square footage or gross square footage for the calculation of building permit fees shall be asbe determined by multiplying exterior dimensions.

15.04.030. Codes adopted.

Subject to the modifications and amendments contained in this title, the following primary and secondary codes are adopted and incorporated into this Code by reference and as having the legal effect as if their respective contents were set forth in this chapter. (1) The 2022 2025 edition of the California Building Code, together with Appendix P (“Sleeping Lofts”), Chapter 1 and the adopted appendices referenced standards thereto, as developed by the International Code Council, is adopted by reference as the building code of the Town. (2) The 2022 2025 edition of the California Plumbing Code, together with Chapter 1 and the adopted appendices thereto, as developed by the International Association of Plumbing and Mechanical Officials, is adopted by reference as the plumbing code of the Town. (3) The 2022 2025 edition of the California Electrical Code, together with Article 89 and all other adopted chapters and articles thereto, as promulgated by the National Fire Protection Association, is adopted by reference as the electrical code of the Town. (4) The 2022 2025 edition of the California Mechanical Code, together with Chapter 1 and all other adopted chapters and the appendices thereto, as developed by the International Association of Plumbing and Mechanical Officials, is adopted by reference as the mechanical code of the Town.
(5) The 2022 2025 edition of the California Administrative Code, as developed by the International Code Council, is adopted by reference as the administrative code of the Town. (6) The 2022 2025 edition of the California Historical Building Code, as adopted by the State of California, is adopted by reference as the historical building code of the Town. (7) Reserved. The 2025 edition of the California Wildland Urban Interface Code, as developed by the International Code Council, is adopted by reference as the wildland urban interface code of the Town.
(8) The 2022 2025 edition of the California Existing Building Code, as adopted by the State of California, is adopted by reference as the existing building code of the Town. (9) The 2022 2025 edition of the California Energy Code, as adopted by the state of California, is adopted by reference as the energy code of the Town.
(10) The 2021 2024 edition of the International Property Maintenance Code, as developed by the International Code Council, is adopted by reference as the property maintenance code of the Town.
(11) The 2022 2025 edition of the California Residential Code, together with Appendix AJ BO ("Existing Buildings and Structures"), and Appendix AQ BB ("Tiny Houses") as developed by the International Code Council, is adopted by reference as the residential code of the Town. (12) The 2022 2025 edition of the California Green Building Standards Code, as adopted by the state of California, is adopted by reference as the green building standards code of the Town. (13) The 2022 2025 edition of the California Reference Standards Code, as adopted by the state of California, is adopted by reference as the reference standards code of the Town. (14) The 2016 edition of the American Concrete Institute 306R Guide to Cold Weather Concreting is adopted by reference as the cold weather concreting standard for the Town.

15.04.180. Findings to support amendments to the 20222025 edition of the California Building Standards Code.
(a) This section provides the express findings and determinations (where necessary pursuant to California Health and Safety Code §§ 17958, 17958.7 and/or 18941.5) justifying the Town of Mammoth Lakes' amendments to the 2022 2025 Edition of the California Building Standards Code as reasonably necessary because of local climatic, geologic, or topographic conditions.

(b) Amendments to the 2022 2025 California Building Standards Code.

Amendment Section Amendment Justification
(see below key to justifications)

15.04.020 Definitions A

15.04.050 Plans and specifications A

15.04.060 Permit expiration A/8

15.04.070 Zoning compliance A/B

15.04.080 Utility connection A/8/C/D

15.04.090 Certificate of occupancy A

15.04.100 Driveway encroachment A

15.04.110 Lot surveys A

15.04.130 Woodstoves A/8/C/D

15.04.150140 Licensed contractors A

15.04.160150 Violations A
Justifications key: Findings to Support Amendments to California Building Standards Code.

A. This amendment is necessary for administrative clarification and does not modify a building standard pursuant to California Health and Safety Code §§ 17958, 17958.7 and/or 18941.5. This amendment establishes administrative standards for the effective enforcement of the building standards in the Town of Mammoth Lakes.

B. This amendment is reasonably necessary because of the following local climatic conditions:
(i) During the winter the Town experiences of periods of very cold temperatures accompanied by periods of significant snowfall and high winds; and (ii) During the summer months relatively hot temperatures with periods of low humidity and high winds. The vegetative environment surrounding the Town varies from meadow/high desert vegetation communities (grass/brush) to densely populated stands of timber.
(iii) These conditions require building conditions suitable for these wildland environments.

C. This amendment is reasonably necessary because of the following local geological conditions:
(i) The Town is within an active seismic/volcanic area; and (ii) A significant earthquake could render emergency responders incapable of providing adequate emergency response.

D. This amendment is reasonably necessary because of the following local topographical conditions:
(i) The Town is located in a geographically challenging environment with elevations ranging from approximately 7,500 feet to over 11,000 feet. Slopes vary from relatively flat to hillsides exceeding 60 degrees; and these conditions require building conditions addressing these challenges.

15.24.040. Snow loads/snow design.
(a) The Town shall be considered a snow area. All structures within the Town shall be designed to withstand snow loads and any additional effects created by snow. (b) Basic gGround snow load (Pg) is established as follows:
(1) 100 pounds per square foot for Mammoth Yosemite Airport;

(2) 230 pounds for elevations 8,500 feet or less;
(3) 300 pounds for elevations greater than 8,500 feet.
(c) Roof snow load (Pf) shall be established as follows: per equation 7.3-1 of ASCE 7-22:

Pf = 0.7(Ce)(Ct)(I s )(Pg) 0.7(Ce)(Ct)(Pg)
Ce = Snow eExposure coefficient factor
I s = Snow design importance factor
Pg = Basic gGround snow load
Ct = Thermal factor
(1) The snow exposure coefficientfactor (Ce) shall be determined as follows or as per ASCE 7-22:

Ce = 1.0 Partially exposed roofs
Ce = 0.9 Fully exposed roofs on all sides with no shelter from terrain, trees or higher structures
Ce = 1.2 Tightly forested Sheltered
(2) The snow design importance factor (I s ) shall be determined as follows:

I s = 1.2 essential facilities (Risk Category IV), the failure of which could pose a substantial hazard to the community, including, but not limited to, fire and police stations, emergency shelters, aviation control towers, and power generating stations and other public utility facilities required for emergency back-up for other essential facilities
I s = 1.1 buildings and other structures that represent a substantial hazard to human life in the event of failure (Risk Category III), including, but not limited to, public assembly areas with an occupant load greater than 300, educational occupancies through the 12th grade with an occupant load greater than 250, educational occupancies above the 12th grade with an occupant load greater than 500, jails, and hospitals with an occupant load of 50 or more
I s = 0.8 buildings and other structures that represent a low hazard to human life (Risk Category I) in the event of failure, including, but not limited to, agricultural facilities. Certain temporary facilities and minor storage facilities I s = 1.0 all other buildings and structures not classified as Risk Category I, III, and IV (Risk Category II), including, but not limited to, one- and two-family dwellings, multifamily dwellings (such as condominiums and apartments), business occupancies, and assembly occupancies with an occupant load of 300 or less (3) The thermal factor (Ct) shall be determined as follows or as per ASCE 7-22:

Ct = 1.1 for structures kept just above freezing and others with cold, ventilated roofs in which the thermal resistance (R-value) between the ventilated space and the heated space is R-25 or greater
Ct = 1.2 for unheated and open airopen-air structures, structures kept just above freezing [40° to 50° F (4° to 10° C)], and other structures with cold, ventilated roofs meeting the minimum requirements of the current edition of the California Energy Code.

Ct = 1.0 for all other structures other than those listed above and other than structures intentionally kept below freezing and heated greenhouses Refer to ASCE 7-22 Table 7.3-3 for heated structures with unventilated roofs, and ASCE 7-22 Table 7.3-2 for all other structures.
(4) Snow load reductions for roof pitch will be permitted per ASCE 7-22, provided the roof design does not allow snow to accumulate from ground level to the roof eave. This shall be assumed to be a minimum of ten feet from eave to grade level. Design consideration shall be given to

drifting snow and other accumulations on the roof, exposure, impact, effects on adjacent property, and other dynamic loading due to snow avalanching onto lower structural elements, against projections such as vents, and onto targets on the ground. (5) Setbacks to property lines (for snowshed impact zones). a. All eaves of sloped roofs (>2:12) shall maintain setbacks so that snowshed impact areas will occur on the property of the subject structure. The minimum impact area setback shall be ten feet measured horizontally from a vertical line projecting from the roof eave to the property line.
b. The eaves of a structure may encroach into the impact area setback a maximum of three feet, provided an engineered snowslide restraint device, designed in accordance with the provisions of this Code, is incorporated into the roof design. c. Property owners shall maintain snowshed impact areas to prevent snow from encroaching onto adjacent properties.
(6) Protection of required entries/exits, parking, and driveways. a. The roof and eaves of all structures shall be designed so that snowshed impact areas will not occur in or on entries/exits (required exits only for R-3 occupancies), vehicle parking areas, driveways, LPG storage tanks, walkways, and public ways. The minimum snowshed impact area shall have a setback of ten feet measured horizontally from a vertical line projecting from the roof eave to the aforementioned improvement. b. The snowshed impact area may be eliminated provided an engineered snow restraint system, designed in accordance with this Code, is incorporated into the roof design and, in other than R-3 occupancies, an approved roof drainage system (e.g., heated gutter and downspout) is installed to prevent ice formation/accumulation at the grade or access level.
c. Property owners shall maintain snowshed impact areas to prevent snow from encroaching beyond the impact area boundaries.
d. Existing structures may use engineered snowslide restraint devices without an approved roof drainage system to reduce hazards associated with the existing roof design. (7) Projections such as plumbing vents, equipment vents, and similar elements, which penetrate the roof, shall terminate within 36 inches of the ridge or uppermost portion of the roof area.

Mechanical vents and air intakes installed on vertical surfaces shall terminate a minimum of 12 feet above grade when not subjected to shedding roof snow, and a minimum of seventeen feet above grade when subjected to shedding roof snow.
(8) Overhead electrical service weatherheads and similar utility connections shall not be located in any area subject to damage from sliding snow or ice. Weatherheads may project through the roof with a riser constructed of two-inch minimum diameter rigid galvanized steel conduit, provided no alternative locations are available and the Building Official and servicing utility have approved the location.
(9) A roof projection such as a fireplace chase, parapet or similar structure, which could be subjected to sliding snow or ice, shall be designed for these horizontal forces (Fs).The resultant moment produced from Fs shall be applied to the mid-height of the projection.

Fv (for roof projections) = L (0.5L + B) Pf
Fv (for snow retention devices) = L (B) Pf
Fs = Horizontal load against roof projection, pounds
Fv = Snow weight against projection, pounds
X = Vertical component of roof slope (rise), feet
Y = Horizontal component of roof slope (run), feet
L = Horizontal distance between projection and ridge, feet B = Width of projection, in feet. Not to exceed six feet Pf = Minimum roof snow load, pounds per square foot (PSF) (10) Projections shall be protected with an ice splitter or cricket. All ice splitters shall be constructed the full width of the projection base and shall terminate not lower than the midpoint height of the projection.
(11) Snow rails, roof cleats, and similar snowslide restricting devices shall be designed using the formula set forth in Subsection (c)(8)(9) of this section, except calculations for Fv need only consider the tributary load area of the device. Snowslide restraint devices shall be installed within the first three feet of the roof eave and spaced per the design of the system. (12) Warm roofs that drain water over the eaves shall be capable of supporting 2.0 times Pf at the overhang when the roof is unventilated with insulation R-value of less than 30 or ventilated roofs with R-values less than 20.
(13) All roof systems shall consider the effects of ice dams and shall be designed to prevent water infiltration at the eaves. As a minimum, the underlayment at the eaves shall consist of two layers of Type 15 felt solid cemented together with an approved cementing material or other approved equivalent material. The ice dam protection shall extend from the eave to a line six feet inside the exterior wall line of the building.

15.24.090. Installation of liquefied petroleum gas (LPG) sensors and alarms. (a) All Group R occupancies containing liquefied petroleum gas (LPG) appliances and/or LPG facilities shall be equipped with a listed LPG sensing device (sensor) attached to an audible alarm. Sensors shall be installed on the lowest floor of the dwelling unit and in the lowest portion of any crawlspace area. Sensors shall be connected to an alarm audible throughout the living areas. Sensor/alarms in new construction shall be hardwired and interconnected. Sensors and alarms are not required to be hardwired and interconnected in existing areas of buildings undergoing alterations, additions, and repairs that do not result in the removal of interior wall or ceiling finishes exposing the structure. In accessible units, alarms shall be audible and visual.
(b) Exceptions:
(1) Centrally located LPG appliances and facilities serving multiple units need not provide alarms to all living areas provided, if in the opinion of the Building Official, adequate notification can be relayed to all occupants.

(2) Sensors located in individual units within a multifamily structure equipped with a fire warning system may have alarms independent of the main alarm system. Required sensors located in crawlspace areas, equipment rooms, and similar areas shall be connected to alarms that are audible and visual, and continuously monitored.
(c) Sensors and alarms shall be installed when the valuation of new construction, additions, alterations and repairs of a Group R occupancy exceeds $1,000.00 and a permit is required.

15.24.120. Loft (mezzanine) requirements.

Loft Flowchart
(a) Definitions. The following words, terms and phrases, when used in this section, shall have the meanings ascribed to them in this subsection, except where the context clearly indicates a different meaning:

Addition means an extension or increase in floor area or height of a building or structure.

Alteration means any construction or renovation other than a repair or addition. For purposes of this chapter, a remodel of any kind shall be considered an alteration.

Bedroom means a space, area, or partitioned part of the inside of a building enclosed by walls, ceilings, or doors and used by the building occupants for overnight sleeping purposes, and separated from other spaces, areas, or parts of the building.

Emergency escape and rescue opening means an operable window, door, or other similar device that provides for a means of escape and access for rescue in the event of an emergency.

Exit access travel distance means the distance building occupants must travel from the most remote point within a dwelling to a grade level exit. The term "exit access travel distance" is the maximum overall travel distance from the most remote point of a loft or loft bedroom to a grade level exit.

Loft or mezzanine means an intermediate level or levels between the floor and ceiling of any story of a building that is open to the room in which the loft is located. For purposes of this section, lofts used for residential overnight sleeping purposes shall be addressed. Lofts in residential occupancies shall be considered sleeping areas.

New construction means a newly constructed building that does not include additions, alterations, or repairs, and is a building that has never before been used or occupied for any purpose.

Public way means a street, alley or other parcel of land open to the outside air leading to a street, that has been deeded, dedicated or otherwise permanently appropriated to the public for public use and which has a clear width and height of not less than ten feet.

Repair means the reconstruction or renewal of any part of a building for the purpose of its continued maintenance or to correct damage.

Technically infeasible means an alteration of a building or facility that has little likelihood of being accomplished because the existing structural conditions require the removal or alteration of a load-bearing member that is an essential part of the structural frame, or because other existing physical or site constraints prohibit modification or addition of elements, spaces or features that are in full and strict compliance with the minimum requirements for new construction. (b) Loft requirements for new construction, additions, alterations, and repairs. (1) All lofts in new construction, additions, alterations, and repairs shall comply with the applicable minimum standards in the latest version of the California Building Standards Code (24 CCR), including Appendix P (“Sleeping Lofts”). A building permit will be required for this type of work.
(2) Alternative methods of construction may be considered on a case-by-case basis by the Building Official for additions, alterations, and repairs, with technical infeasibility needing to be

demonstrated in each case. For purposes of this section, the provisions in Subsection (c) of this section may be considered for alternative methods of construction. (c) Loft requirements in existing structures.
(1) Applicability and enforcement. The construction standards in this section shall apply to all existing lofts in residential occupancies in the Town. Enforcement of these construction standards shall be limited to applications for a business tax certificate pursuant to overnight transient rental purposes, or when otherwise required in connection with a building permit. It shall be the responsibility of the private outside third-party inspector hired by the business tax certificate applicant to ensure compliance with this section in order to allow for overnight transient rental use.
(2) Existing stairs, handrails, head heights, guardrails, and floor areas in lofts already used for residential overnight sleeping purposes will be considered as compliant based on prior Uniform Building Code (UBC) standards as follows:
a. For all stairs, the maximum stair riser height shall be eight inches, and the minimum stair tread depth shall be nine inches.
b. The minimum clear width for loft stairs shall be 30 inches. c. Loft guardrails shall be a minimum of 36 inches and a maximum of 42 inches in height as measured above the finish floor or walking surface at the open sides of lofts. Guardrails at loft stairs shall be no less than 34 inches as measured above the stair nosing. Intermediate members in open type railings shall be space no more than nine inches apart on-center.

The distance between the top of a guardrail and ceiling or projection directly above it shall not be less than 24 inches.
d. The minimum ceiling height at lofts shall be seven feet, and seven feet six inches in habitable rooms. If any habitable room has a furred ceiling, the prescribed ceiling height is required in two-thirds of the area thereof, but in no case shall the furred ceiling be less than seven feet. For rooms with sloped ceilings, the required floor area of the room shall have a ceiling height of not less than five feet and not less than 50 percent of the required floor area shall have a ceiling height of not less than the minimum heights as required for the room or space under consideration.
e. The headroom at stairways shall not be less than six feet, six inches measured vertically from the sloped line adjoining the tread nosings from the floor surface of the stair landings.
f. A minimum of 70 square feet is required for the net clear floor area for lofts, bedrooms accessed through lofts, and other habitable rooms that are located in or accessed through lofts.
g. The total floor area of a loft shall not exceed one-third of the floor area of the room in which the loft is located.

1. Exception 1. The maximum one-third allowable floor area limitation may be exceeded in existing lofts if the exit access travel distance does not exceed 100 feet to a grade level exit.

2. Exception 2. The floor area of a loft may be one-half of the floor area of the room or space in which the loft is located if the following conditions are met:
(i) The building is equipped with an automatic fire sprinkler system. (ii) The loft is fully open to the room in which the loft is located, except enclosed closets and bathrooms.
(iii) The loft is unobstructed except for walls not more than 42 inches in height, columns and posts.

h. Stair handrails are required on only one side of a loft stairway. Stair handrails shall be placed no less than 30 inches nor more than 38 inches above the nosing of the treads.

Handrails projecting from a wall or guard shall have a space of not less than 1½ inches between the wall or guard and the handrail. The hand grip portion of handrails shall not be less than 1¼ inches nor more than two inches in cross sectional dimension. The ends of handrails shall terminate into a post, wall, or floor.

Exception: For handrails not conforming to the cross sectional dimensions as set forth above, an equivalent graspability for the handrail shall be provided. Approval for handrail equivalent graspability shall be determined by the Building Official on a case-by-case basis.
i. Spiral stairs are allowed. Spiral stair criteria is as follows:

1. Spiral stairways may be used when the total area served is 400 square feet or less.

2. The stair treads must provide a clear walking area measuring at least 26 inches from the outer edge of the supporting column to the inner edge of the handrail.

3. A tread depth of at least 7½ inches must be provided at a point 12 inches from where the tread is narrowest as measured at a right angle to the stair nosing.

4. The rise must be sufficient to provide a minimum of six feet, six inches headroom.

5. Stair risers shall not exceed 9½ inches in height.
(3) All lofts and rooms in or accessed through lofts shall have smoke and carbon monoxide detectors installed per the latest edition of the California Building Code. The installation of hard-wired or wireless smoke and carbon monoxide detectors, and combination smoke/carbon monoxide detectors are allowed.
(4) Emergency escape and rescue openings are required in all lofts and loft rooms that are used for overnight sleeping purposes.
a. Exceptions:

1. Emergency escape and rescue openings are not required in lofts when 50 percent or more of the loft's perimeter that is common to the room in which the loft is located is open to below. Guards no less than 36 inches in height are required, and walls and guardrails not more than 42 inches in height, columns and posts are allowed at the area that is open to below.

2. Emergency escape and rescue openings are not required in lofts when the building is equipped with an operable automatic fire sprinkler system.

3. Emergency escape and rescue openings are not required in lofts when all of the following conditions are met:
(i) A minimum of 25 percent of the building's perimeter adjoins or has access to a public way or open space, or when the distance between adjacent buildings is at least 1½ times the height of the building under consideration. The final determination for compliant street frontage shall be made by the Mammoth Lakes Fire Protection District.
(ii) The exit access travel distance is no greater than 100 feet. (iii) Wireless or hardwired smoke and carbon monoxide detectors are installed in the loft and in all loft rooms used for overnight sleeping purposes. The smoke and carbon monoxide detectors must be interconnected with all other smoke and carbon detectors within the dwelling unit.
b. The creation of a new opening in an exterior wall for lofts in buildings without complying street frontage is not allowed when the building also does not have an existing emergency

escape and rescue opening, complying openness, and an operable automatic fire sprinkler system.
c. New or altered emergency escape and rescue openings shall comply with the standards found in the latest version of the California Building Code. For existing emergency escape and rescue openings, the minimum requirements shall be as follows:

1. The minimum net clear opening width must be 20 inches.

2. The minimum net clear opening height must be 24 inches.

3. The minimum net clear total opening must be five square feet.

4. The maximum sill height shall be 48 inches above the finish floor.

Exception: Existing emergency escape and rescue openings may have a sill height that exceeds 48 inches when technical infeasibility is determined by the Building Official on a case-by-case basis. If technical infeasibility is demonstrated, a ladder or steps shall be provided that meets all of the following criteria:
i. The ladder or steps must be permanently installed.
ii. Ladder rungs or steps must have an inside clear width of at least 12 inches.
iii. Ladder rungs or steps shall project no less than three inches from the wall.
iv. Ladder rungs or steps shall be spaced not more than 18 inches on center vertically for the full height between the floor and the opening. v. The ladder must be centered directly under the operable part of the window.
(5) Bedrooms in lofts or accessed through lofts shall comply with the floor area, ceiling height, and emergency escape and rescue standards as identified in this section. In addition, carbon monoxide and smoke detectors shall be installed as required by the latest version of the California Building Code.
(6) A legally compliant storage area will have no more than one switch controlled light for every 70 square feet of usable floor area, and no more than one plug receptacle, and no furniture in that room that could support living, sleeping, or cooking. Bathrooms and closets are not included in the determination of legally compliant rooms in existing lofts. (7) Other habitable rooms in lofts or accessed through lofts that are not used for overnight sleeping or storage purposes shall have ceiling heights, floor areas, and carbon monoxide and smoke detectors that comply with this section.
(8) a. Unit owners who have a noncompliant loft but would like to rent the unit on a transient basis, may allow the occupants who would usually sleep in the loft to use other habitable areas of the unit for sleeping purposes, notwithstanding the requirements of Chapter 5.32. Allowable habitable areas to be used for sleeping purposes outside of a noncompliant loft includes other bedrooms, living rooms, dining rooms, and family rooms. b. For lofts or rooms accessed through lofts that do not comply, signage shall be conspicuously posted at the loft level that clearly indicates that the loft and associated rooms cannot be used for overnight sleeping purposes. This signage shall be approved by the Mammoth Lakes Fire Protection District. In addition, beds shall not be located in lofts or rooms that are deemed noncompliant for overnight sleeping purposes.

Exhibit “B”
Findings to Support Amendments to the 2025 Edition of the California Building Standards Code This Exhibit “B” provides the express findings and determinations (where necessary) pursuant to the California Health and Safety Code Sections 17958, 17958.7, and/or 18941.5 justifying the Town of Mammoth Lakes’ amendments to the 2025 Edition of the California Building Standards Code as reasonably necessary because of local climatic, geologic, or topographic conditions.

Amendments to 2025 California Building Standards Code
Amendment
Section
Amendment Justification
(see below key
to
justifications)

15.04.020 Definitions A

15.04.050 Plans and specifications A

15.04.060 Permit expiration A/B

15.04.070 Zoning compliance A/B

15.04.080 Utility connection A/B/C/D

15.04.090 Certificate of occupancy A

15.04.100 Driveway encroachment A

15.04.110 Lot surveys A

15.04.130 Woodstoves A/B/C/D

15.04.1450 Licensed contractors A

15.04.150 Violations A
Justifications KEY: Findings to Support Amendments to California Building Standards Code A. This amendment is necessary for administrative clarification and does not modify a building standard pursuant to California Health & Safety Code Sections 17958, 17958.7 and/or 18941.5.

This amendment establishes administrative standards for the effective enforcement of the building standards in the Town of Mammoth Lakes.

B. This amendment is reasonably necessary because of the following local climatic conditions:
(i) During the winter the Town experiences of periods of very cold temperatures accompanied by periods of significant snowfall and high winds; and (ii) During the summer months relatively hot temperatures with periods of low humidity and high winds. The vegetative environment surrounding the Town varies from meadow/high desert vegetation communities (grass/brush) to densely populated stands of timber.
(iii) These conditions require building conditions suitable for these wildland environments.

C. This amendment is reasonably necessary because of the following local geological conditions:
(i) The Town is within an active seismic/volcanic area; and (ii) A significant earthquake could render emergency responders incapable of providing adequate emergency response.

D. This amendment is reasonably necessary because of the following local topographical conditions:
(i) The Town is located in a geographically challenging environment with elevations ranging from approximately 7,500 feet to over 11,000 feet. Slopes vary from relatively flat to hillsides exceeding 60 degrees; and these conditions require building conditions addressing these challenges.

THE 2025 CALIFORNIA

BUILDING CODES
Presented By:

Tom Perry
Town of Mammoth
Lakes Building
Division

Effective January 1, 2026, all new building
permit applications in California are
required to comply with the new 2025
California Building Codes.
• Projects that were already permitted or had a
building permit application submitted prior
to January 1, 2026 are not required to comply
with the new codes.
• Building permit applications submitted after
January 1, 2026 will be required to meet the
new 2025 California Building Codes.

The New Codes to be Adopted in
the Town by Ordinance:
 2025 California Wildland-Urban Interface Code (Title 24, Part 7) (also known as the California WUI Code) [NEW]
 2025 California Residential Code (Title 24 Part 2.5)
 2025 California Green Building Standards Code (Title 24 Part 11)  2025 California Administrative Code (Title 24, Part 1)  2025 California Building Code (Title 24, Part 2)
 2025 California Electrical Code (Title 24, Part 3)
 2025 California Mechanical Code (Title 24, Part 4)
 2025 California Plumbing Code (Title 24, Part 5)
 2025 California Energy Code (Title 24, Part 6)
 2025 California Historical Building Code (Title 24, Part 8)  2025 California Fire Code (Title 24, Part 9)
 2025 California Existing Building Code (Title 24, Part 10)  2025 California Referenced Standards Code (Title 24, Part 12)

The Code Adoption Process
California Building Codes (Title 24 of the California
Code of Regulations) are revised every three (3) years. • California Building Standards Commission is required to adopt new codes by order of the California Legislature for minimum standards for buildings and construction.
• This includes new construction, alterations, additions, changes of occupancy, demolitions, and relocated buildings. • Various state agencies contribute language to be included, such as the State Fire Marshall, Department of Housing
and Community Development (HCD), and Division of the
State Architect (DSA). Known as CA state amendments.
• BSC uses model codes as a basis to create new building codes, such as the International Codes, Uniform Codes,
and the National Electric Code.

New Building Code:
 There is a new building code for California:
 California Wildland-Urban Interface Code (WUI Code):
• Based on the 2024 International Wildland-Urban
Interface
Code (IWUIC). Removed from the CBC and CRC.
• Intended to address the escalating risk of wildfires
throughout the state while increasing the resilience of structures and ensuring more sustainable communities
in WUI areas.
• Developed through a multi-year collaboration between
the OSFM, ICC, and CALBO.

 AB 1302025 CODE HIGHLIGHTS:
• Significantly curtails the authority of local governments to amend residential building standards on the basis of physical conditions.
CBC Appendix P: Sleeping Lofts
• Provides relaxed standards for areas within residential buildings for small sleeping spaces.
 Snow Loads
• Significant changes in snow load criteria as per ASCE 7-

22.

AB 130
• Prohibits modification of applicable building standards in a jurisdiction’s local code for residential projects between Oct. 1, 2025, to June 1, 2031. Existing local codes are exempt. • Intent is to promote residential development and construction by limiting potentially onerous local codes that exceed state building code standards.
• Certain exceptions exist, such as WUI, emergency standards, and local codes that are ‘similar’ to existing local codes. • No violations of AB 130 are contained in TOML code.

CBC Appendix P: Sleeping Lofts
 New appendix in the 2025 CBC that has
relaxed provisions for small loft areas.
 Applies to condos and other multi-family
buildings but not single-family residences.
 Defined differently than traditional lofts
(‘mezzanines’ in the CBC).
 Criteria includes floor areas of less
than 70 s.f., ceiling heights as low as 3 feet,
the allowance of ladders for egress, and
stairways that can be as narrow as 20 inches.
 Can only be used for voluntary remodels of
existing condos and for new construction
due to the scope of the CBC.
 Intended for those who own units with ‘bad’
lofts but want to alter them to comply with code.

SNOW LOADS:
 Significant change in ASCE 7-22 that will use a method known as the ‘Hazard Tool’ to determine ground snow loads for the entirety of the U.S. It yields snow loads MUCH higher
than current snow loads.
 The Hazard Tool has flaws as it is underdeveloped, such as elevation ‘smoothing’ and unrealistic recurrence intervals that do not correlate with historic snowpack data.
 The Town B.O. teamed up with other interested stakeholders to address the concerns associated with the Hazard Tool, with the result being the formal support of CALBO to continue to use localized case studies to establish local snow loads.

THANK YOU!
QUESTIONS? COMMENTS?

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.