Town Council Agenda
Wednesday, December 17, 2025, 4:00 p.m.
437 Old Mammoth Road, Suite Z, Mammoth Lakes
Members of the Town Council:
Councilmember Chris Bubser, Councilmember Bill Sauser, Councilmember John Wentworth, Mayor Pro Tem Brent Truax, Mayor Amanda Rice
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. TOWN COUNCIL PRESENTATIONS
5.1 Recognition of Mammoth Lakes Tourism President & CEO John Urdi for his years of service to the Town of Mammoth Lakes.
6. REPORTS FROM COMMISSIONS AND/OR DEPARTMENTS (AS NEEDED)
6.1 December 2025 Public Works Engineering CIP Update.
7. STAFF PRESENTATIONS
7.1 Mammoth Lakes Wildfire Task Force Year-In-Review.
8. CONSENT AGENDA
8.1 Approve the minutes of the regular meeting of December 3, 2025.
8.2 Adopt the resolution approving an updated Credit Card Policy for the Town of Mammoth Lakes.
8.3 Adopt the resolution approving the Development Impact Fees Report pursuant to the Mitigation Fee Act, AB 1600.
8.4 Continue Approval of Emergency Contract for Town Yard Waste Oil Tank Replacement.
8.5 Accept Check Register 11/26/25 in the amount of $129,075.76.
9. 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.
9.1 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, Design Review 24-006, and
Adjustment 25-005.
9.2 Consideration of second reading and adoption of an ordinance amending Title 15 of the Municipal Code for the purpose of adopting the 2025 CA Building Standards Code.
10. POLICY MATTERS
10.1 Authorize the Town Manager to execute a contract to purchase partition walls and casework for the Town Hall.
10.2 Discuss Amendments to Town Council Strategic Priorities for 2026.
11. COUNCILMEMBER REPORTS
Informational reports from Councilmember representatives on committees, commissions, and organizations; general reports on Councilmember activities.
12. CLOSED SESSION
12.1 PUBLIC EMPLOYEE DISCIPLINE/DISMISSAL/RELEASE (Gov’t Code § 54957).
12.2 CONFERENCE WITH LEGAL COUNSEL—EXISTING LITIGATION (Paragraph (1) of subdivision (d) of Section 54956.9) Name of case: (Natasha Mitchell v. City [sic] of Mammoth Lakes).
12.3 CONFERENCE WITH LEGAL COUNSEL--EXISTING LITIGATION (Paragraph 1 of subdivision (d) of Section 54956.9) Name of case: Hugelman v. Town of Mammoth Lakes (Case No: 21UCM10)
13. ANNOUNCEMENT OF ACTION TAKEN AFTER CLOSED SESSION
14. ADJOURNMENT
The Town Council will adjourn to a regular meeting to be held on Wednesday, January 7, 2026 at 4:00 p.m.
1 TOWN COUNCIL STAFF REPORT
Title: December 2025 Public Works Engineering CIP Update.
Meeting Date: December 17, 2025
Prepared by: Haislip Hayes, PE, Public Works Director
RECOMMENDATION:
Accept the December 2025 Public Works Engineering CIP Update *** Text shown in bold has changed from the previous update *** Project Notes Budget
Town Civic Center The building is substantially closed in, with roofing and exterior waterproofing installed. Windows and storefronts are being installed. Interior stud-framed walls are nearly complete, and drywall is going in. Mechanical, electrical, plumbing and fire systems continue to be installed.
$33M
Mammoth Arts & Cultural
Center (MACC)
The first lift of the Concrete pilasters have been constructed in preparation for installation of CMU block walls. The first lift of CMU is expected this month. Electrical switch gear is expected this month. A portion of the existing building roof has been reconstructed to accommodate connection to the new building. Further work throughout the fall and winter will be contingent on weather conditions.
$17M
2025 Misc Concrete and
Facility Work
Removal and replacement of the retaining wall at Sierra Park Rd and Meridian Blvd is complete. The projects is in the process of being closed out.
$586K
Shady Rest Restroom Design work is in progress, with the intent of going out to bid in early 2026 for construction next summer.
~$200K (design)
Airport Multipurpose
Building Phase 1 – A3
Taxiway & Site Work
The Town received three FFY 2025 FAA grants total $2.55 million.
Construction is expected to start in April 2026.
$2.69M (Phase 1)
Airport Tee-Hangar Taxilane
Rehabilitation
The design is currently on hold at this time in order to address environmental issues and project funding.
$229K (design)
Airport Multipurpose
Building (ARFF and SRE)
Phase 2
The new project design has been submitted for building permit review. Staff plans to submit a competitive discretionary grant request to the FAA for FFY 26, and the design team is currently working on a detailed cost analysis.
TBD
Main Street MUP /
Mountain Blvd Crosswalk
Design work is in progress, however construction funds or schedule have not yet been identified.
~$200K (design)
TBD (construction)
Minaret/Meridian
Roundabout
Survey and design work is in progress, and should be completed this year.
Construction funds or schedule have not yet been identified. $392K (design)
2 The Parcel Phase 3
(homeownership)
Infrastructure design is in progress. A scale mockup of the roundabout was set up at the aiport. Police, Fire, ESTA and Public Works were invited to test the geometry with real equipment. The process was filmed by drone and will be shared at a larger public meeting regarding the roundabout. $62K (design)
Parks & Trails Signage Staff is working on a bid package for 4 new monument signs to be located at the Parcel, CRC/Mammoth Creek Park, Dog Park, and Shady Rest. We expect to go out to bid later this winter.
~$100K
Childcare TI (Interior Fitout)Design is currently on hold pending confirmation of the details of facility operation and management.
$195K (design)
Minaret MUP The project will construct a new separated MUP along the west side of Minaret Rd between Lake Mary Road and Old Mammoth Road. Staff will be requesting allocation of $3M of pre-programmed STIP funds at the end of January, with the intent of going out to bid in February and constructing the project this summer.
~$3M
1 TOWN COUNCIL STAFF REPORT
Title: Mammoth Lakes Wildfire Task Force Year-In-Review Meeting Date: December 17, 2025
Prepared by: Lawson Reif, Outdoor Recreation Manager
RECOMMENDATION:
This is a Town Council informational item, although suggestionsfor improvement or future goals are welcome.
BACKGROUND:
The Mammoth Lakes Wildfire Task Force consists of a partnership between the Town of Mammoth Lakes (TOML), Mammoth Lakes Fire Protection District (MLFPD), Whitebark Institute, Mammoth Community Water District (MCWD), and Mammoth Disposal. The Task Force last presented to Town Council on March 19th, 2025, where the groundwork for the operations, goals and objectives was discussed. The Task Force concept was developed in response to the catastrophic wildfire events in Los Angeles, with the goal of increasing the community’s wildfire resilience, reducing fuel loads, home hardening, and education within our community. The Task Force has engaged directly with individual neighborhoods within our community with the goal of empowering neighbors to help make their properties, and subsequently our community, more wildfire resilient.
ANALYSIS:
The Mammoth Lakes Wildfire Task Force has taken a multifaceted approach to reducing risk in our community. These efforts can be divided into three categories: Parcel Level Risk Assessment & Reduction (Fireaside), Project Work, and Outreach/Education.
Parcel Level Risk Assessment & Reduction (Fireaside)
One of the primary components of the Mammoth Lakes Wildfire Task Force was to assess and ultimately reduce the wildfire risk within individual parcels utilizing the software Fireaside. In simple terms, Fireaside allows for real-time analysis of risk by tabulating data from individual property assessments into the larger picture of community resilience. As homeowners or property management companies complete mitigation work highlighted in assessments, photos can be submitted and vetted by MLFPD. Once vetted, risk for a particular property will be lowered in real time. This powerful tool allows for accurate assessments of risk, how to mitigate risk, overall community participation, and creates links to assistance programs.
To date, over 2,000 properties have been assessed and uploaded into Fireaside where property owners can claim their property and work toward mitigating identified risks. If a community member needs assistance or lacks the ability to complete mitigation work,
2 MLFPD staff will come to the property and assist. While MLFPD will not perform the most easy-to-accomplish tasks such as raking your pine needles, they will perform more labor-intensive work such as ladder fuels, dropping smaller trees, and assisting with removal of fuels. Similarly, through Fireaside, community members could apply for free fireproof tarps for firewood along with arranging for utilization of MLFPD chipper days to have green waste chipped and removed from curbsides adjacent to properties.
Overall, some common themes were detected as more and more inspections occurred.
Generally speaking, the main common denominators were ladder fuels, tight spacing between trees, and combustible materials near propane tanks. As the program continues to evolve and more assessments are completed, trends will continue to reveal themselves.
Project Work
While the parcel level engagement remains a primary component of the Mammoth Lakes Wildfire Task Force, other project work is also identified, planned, and implemented to further increase our community’s wildfire resilience. These projects often take the shape of efforts to decrease fuel loads, create strategic fire breaks, and/or decrease tree density.
Efforts in this space will continue with additional focus on partner engagement to ensure mitigation work can be performed on federal and private lands.
Efforts to date include:
Mowing/Mastication of Multi-Use Pathway (MUP) section outside of the Trails neighborhood allowing for increased access for fire apparatus to defend this community.
The Parcel Thinning Project which involved the removal of 85 trees & 36 tons of fuels.
Camp High Sierra Project: This area was identified as a key geographical area hazard due to both its location and fuel loads. Over 300 trees and 145 tons of fuel were removed.
Tree removal work and fuels removal on other smaller parcels within the community.
Outreach & Education
Efforts are on-going to educate the public on how they can help enhance community resilience along with proactively engaging the community on the efforts of the task force and why we are doing what we are doing. Of particular value have been our community events along with the one-on-one interactions that organically occur when streetside assessments are conducted. The Task Force also seeks to support our Federal Partners and their mitigation efforts along with additional support to the Whitebark Institute and their implementation of the Eastern Sierra Climate and Communities Resilience Project (ESCCRP).
In total, the Task Force hosted four community BBQ events (The Trails, The Knolls, Old Mammoth & Sierra Valley Sites) with the goal of engaging and educating the public on
3 Task Force efforts, Fireaside sign up, and how members of our community can help increase our overall resilience. Partners such as Whitebark Institute and members of Firewise communities would also attend these events to serve as another avenue to engage the community. Corresponding with these events, usually for 2-3 days before and after the event, green waste dumpsters were placed in neighborhoods free of charge to allow for residents to dispose of their green waste.
The Task Force also supported the Whitebark Institute on their implementation of the ESCCRP. This included public outreach related to closures, development of informational and closure signage, and assisting with steering mitigation measures to project work, such as trail reroutes, road reroutes, and other informational services. Despite the Task Force’s mission of increasing the resilience of the donut hole, helping our partners at Whitebark and the implementation of the critical landscape level work adjacent to Mammoth Lakes will continue to be a priority. Similarly, continued support for Inyo National Forest Fire Restrictions through development of signage and changes in the Code which now allows for Mammoth Lakes Police Department (MLPD) to ticket for violations of fire restrictions.
What’s Next
The work of the Mammoth Lakes Wildfire Task Force is far from over. Much has been learned this first year, and we seek to refine and improve how we operate, where we operate, and how we engage with the community. As the Task Force evolves, we seek to find ways to enhance all aspects of our operations.
This includes, but is not limited to:
Increase Fireaside signups and overall engagement with the software Reinforce positive behavior through continued community engagement Continue strategic fire breaks adjacent to the community Refine green waste removal processes and procedures
Target condo complexes and private businesses for assessments Continue efforts to reduce fuel loads on key/high hazard parcels Continue efforts to seek funding and provide assistance services Coordination and integration with other entities that are active in this space such as Firewise, Eastern Sierra Wildfire Alliance, ESCOG, Mono County, etc. Refinement & enhancement of our brand, brand voice, web presence, marketing, and public outreach.
Further refinement of Task Force goals and objectives.
MAMMOTH LAKES
WILDFIRE TASK FORCE
2025 Year In Review
Mammoth Lakes Town Council Meeting 12/17/25
WHO WE ARE
2 Page 10 of 184
2025 Highlights.
536
acres of land inspected
5,000
136
hours invested by the community in defensible space
and green waste removal
Completed green waste pickups
+
$1,000,000+
invested by the community in
defensible space and green waste removal
13,000+
personalized recommendations
2,000+
properties inspected
IMAGE TK TK TK
Milestones.
2025
Feb
Town convenes the
Wildfire Task Force
to address growing
wildfire threat
May
Fuels Reduction
Projects started in
Town
June
Home Evaluations
begin
November
End of seasonal
crew work
Spring
Active planning for
prevention prior to
fire season
2026
April
MLFD hires 8
seasonal crew
+ additional 4
w/funding
from Town
October
Cumulative 240+
tons of Fuels
removed for the
season
September
2,000 evaluations
completed
MAMMOTH LAKES WILDFIRE TASK FORCE
2025 Year In Review
Home Evaluations Green Waste Removal What’s Next
5 Page 13 of 184
STREETSIDE HOME
EVALUATIONS
6 Page 14 of 184
Inspectors conduct
street-side evaluations
and engage directly
with residents.
A customized and
comprehensive
report is available
online within 24
hours.
Completed tasks
can be resolved
during re-inspection
or through photos
submitted to MLFD.
Each property will be
re-inspected every
~three years or upon
request.
The report includes
both requirements and
recommendations for
reducing structure
ignitability.
This program was designed to ensure most properties
within Town are evaluated regularly.
● Conduct home and landscape evaluations,
providing residents with a detailed report.
● Educate residents on their defensible space
responsibilities and home hardening best
practices.
● Support and assist in reducing structure
ignitability and creating fire-adapted
communities.
On average, inspectors visit 30-40 homes per day.
Fire Aside Program
2025 Results
.
2,065
properties received a defensible space
inspection in 2025
13,200
personalized recommendations were recorded
2000
(individual) hours of community engagement + +
8 Review and evaluation of program
Spring 2025
May
Jun
Jul
Aug
Sept
Fall 2025
Seasonal program ends
1,000+ properties
inspected
Planning and prep work
500+ acres inspected
Field training on
home hardening and
defensible space
1,000+ violations
identified
Home Evaluations
Program Activity.
1st completed
inspection
10,000+
recommendations
Oct
2,000+ completed
inspections
9 Most Common Defensible
Space Issues Identified
COMMON
D E NOMI NATORS
FOUND IN
E VA L UAT I O NS - L A D D E R F UE L S
- A D D I TI ONA L SP A CI NG TRE E S
- COMBUSTIBLES WITHIN 10FT
OF LPG TANKS
RE S I D E NT
ABATEMENT
- OVE R 200
VIOLATIONS
CORRE CTE D A ND
RE P O RT E D B A C K
Green Waste Removal.
2025 Curbside Chipping Highlights.
396
cubic yards of flammable vegetation removed
3 average pile size (in cubic yards)
129
successful green waste pickups
15 Chipping days took place
7 Tons of fuel total removed
2025 Assistance
Programs.
o “Ladder Fuels” Removal Program o Assisted 20 residents on their property
o 5+ tons of fuel removed
o Firewood Tarps Program
*
o Fire-retardant tarps for 19
residents
o Positive Feedback from owners o 35 additional applications already in for next year
*This program was made possible through the Whitebark Institute’s Community Directed Grant Program, funded by Edison International Page 22 of 184 14 LADDER
FUEL
ASSISTANCE
Example Project
• Single family home
• Approximately 25 trees
removed
• All slash chipped
• All trees bucked for
firewood
PROJECT WORK
16 Page 24 of 184
MUPs Fire Break.
o Strategic Projects for Fire Breaks on perimeter of Town o Increased access for Fire Apparatus to defend Town
o 20+ tons of fuel removed
The Parcel
Thinning Project
• ~85 trees removed
• 35 slash piles built for future
burns
• ~36 tons of fuel removed
CAMP HIGH SIERRA
• Key geographical hazard
• ~300 Trees removed
• 90+ Cords
• 6.8 out of 11 acres treated
• ~145 Tons of fuel removed
PUBLIC OUTREACH
20 Community Events
GreenWaste Dumpsters
Supporting Fire Restrictions
WHAT'S NEXT
21 Page 29 of 184
2026: Expand resident engagement.
Improvements will be driven by:
● Increased Contact via Email
Database growing through late summer mail
campaigns
● Reinforce Positive Behavior
Neighborhood examples, education/feedback to
homeowners
● Local Workforce
Expand interaction with local landscape and tree
services—”what right looks like”
High fraction of secondary homes makes interaction more challenging
2026 Goals and Planning.
Continue strategic fire
breaks on edge of
Town
Refine Green Waste
Removal
-curbside
-neighborhood
-large scale
Continue fuels
reduction on key
large/high hazard
parcels
Target condo
complexes for home
evaluations
23 Enhancement of brand
voice, marketing, and
public outreach
QUESTIONS? COMMENTS?
24 Page 32 of 184
Town Council of Mammoth Lakes
Minutes of Regular Meeting
December 3, 2025, 4:00 p.m.
437 Old Mammoth Road, Suite Z, Mammoth Lakes
Members Present: Mayor Chris Bubser, Mayor Pro Tem Amanda Rice, Councilmember Bill Sauser, Councilmember Brent Truax,
Councilmember John Wentworth
_____________________________________________________________________
1. CALL TO ORDER AND ROLL CALL
The Mayor called the meeting to order at 4:02 p.m. in the Council Chamber, 437 Old Mammoth Road, Suite Z, Mammoth Lakes.
2. PLEDGE OF ALLEGIANCE
Town Manager Rob Patterson led the flag salute.
3. PUBLIC COMMENTS
Betsy Truax, Mammoth Lakes Tourism (MLT) Vice President of Community Engagement, gave an update regarding current MLT activities.
Billy Stade said that the landlord had agreed to his new concept at the Village to activate the space. He requested a discussion with Council and staff regarding the re-animation of the Village.
Town Council Minutes
December 3, 2025
4. ADDITIONS TO THE AGENDA
Town Manager Rob Patterson reported that pursuant to Government Code Section 54954.2b2, the Council needed to hereby determine that there is a need to take immediate action and that the need for action came to the attention of the Town subsequent to the agenda being posted as specified in subdivision a, said item being:
Closed Session Item
Conference with Legal Counsel—Anticipated litigation: Significant exposure to litigation pursuant to paragraph (2) of subdivision (d) of Section 54956.9: (one case).
It was moved by Councilmember John Wentworth, seconded by Councilmember Brent Truax, and carried by a 5-0 vote to approve the addition of the proposed urgency item.
5. INTRODUCTIONS
5.1 Introduce new Sustainability Coordinator Emily Zujewski.
Assistant to the Town Manager Pam Kobylarz introduced Ms. Zujewski to the Council and the community.
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.
Mayor Bubser announced 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.
Police Chief Dan Casabian thanked Mr. Bellis for his years of service.
7. REPORTS FROM COMMISSIONS AND/OR DEPARTMENTS (AS NEEDED) Public Works Director Haislip Hayes reported that the Town had completed the majority of the installation of the gate on Davidson. There was discussion among members of Council and staff.
Pat Foster, Mammoth Lakes Tourism (MLT) Board Chair, gave an update regarding the MLT executive director transition plan.
Town Council Minutes
December 3, 2025
8. STAFF PRESENTATIONS
8.1 2025 Town Council Strategic Priorities – Review of accomplishments for 2025.
Town Manager Rob Paterson outlined the information in the staff report.
There was discussion among members of Council and staff.
9. COUNCIL REORGANIZATION
9.1 Recognition of outgoing Mayor Chris Bubser.
Town Manager Rob Patterson and members of the Town Council thanked Mayor Bubser for her service as the Mayor.
9.2 Appointment of Mayor and Mayor Pro Tem.
Moved by Councilmember Bill Sauser
Seconded by Councilmember John Wentworth
Appoint Amanda Rice as the Mayor.
For (5): Mayor Chris Bubser, Mayor Pro Tem Amanda Rice, Councilmember Bill Sauser, Councilmember Brent Truax, and Councilmember John Wentworth
Carried (5 to 0)
Moved by Councilmember Bill Sauser
Seconded by Councilmember John Wentworth
Appoint Brent Truax as the Mayor Pro Tem.
For (5): Mayor Chris Bubser, Mayor Pro Tem Amanda Rice, Councilmember Bill Sauser, Councilmember Brent Truax, and Councilmember John Wentworth
Carried (5 to 0)
9.3 Town Council Appointments to Commissions, Committees, and Boards.
There was discussion among members of Council and staff.
Moved by Mayor Pro Tem Brent Truax
Seconded by Councilmember Bill Sauser
Town Council Minutes
December 3, 2025
Continue with current Town Council appointments except for the amendments as follows. Appoint Councilmember Bill Sauser to replace Mayor Amanda Rice on the Local Agency Formation Commission. Appoint Councilmember Bill Sauser to replace Councilmember Chris Bubser and appoint Mayor Pro Tem Brent Truax as the alternate on the Town and County Liaison Committee. Appoint Councilmember Bill Sauser to replace Councilmember Chris Bubser as the League of California Cities Voting Delegate. Appoint Town Manager Rob Patterson to replace Councilmember Chris Bubser on the Local Transportation Commission.
For (5): Mayor Amanda Rice, Mayor Pro Tem Brent Traux, Councilmember Bill Sauser, Councilmember Chris Bubser, and Councilmember John Wentworth
Carried (5 to 0)
Moved by Councilmember Chris Bubser
Seconded by Councilmember John Wentworth
Appoint Community and Economic Development Director Nolan Bobroff to the Mono County Collaborative Planning Team in place of Senior Planner Kim Cooke and appoint Mr. Bobroff as the alternate to the Mono County Local Transportation Commission.
For (5): Mayor Amanda Rice, Mayor Pro Tem Brent Truax, Councilmember Bill Sauser, Councilmember Chris Bubser, and Councilmember John Wentworth
Carried (5 to 0)
10. CONSENT AGENDA
Moved by Councilmember Bill Sauser
Seconded by Councilmember John Wentworth
Approve the Consent Agenda.
For (5): Mayor Amanda Rice, Mayor Pro Tem Brent Truax, Councilmember Bill Sauser, Councilmember Chris Bubser, and Councilmember John Wentworth Carried (5 to 0)
Town Council Minutes
December 3, 2025
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.
Community and Economic Development Director Nolan Bobroff and Building Official Tom Perry outlined the information in the staff report.
There was discussion among members of Council and staff.
Moved by Councilmember Bill Sauser
Seconded by Councilmember John Wentworth
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.
For (5): Mayor Amanda Rice, Mayor Pro Tem Brent Truax, Councilmember Bill Sauser, Councilmember Chris Bubser, and Councilmember John Wentworth
Carried (5 to 0)
12. COUNCILMEMBER REPORTS
Mayor Pro Tem Truax attended the Chamber Power Lunch regarding customer service training, the Limelight ribbon cutting, and the Community Skate Night.
Councilmember Wentworth attended the Limelight ribbon cutting.
Mayor Rice attended the Limelight ribbon cutting.
Town Council Minutes
December 3, 2025
CLOSED SESSION
At 6:21p.m. the Mayor announced that the Council would be entering into closed session for the following:
Conference with Legal Counsel—Anticipated litigation: Significant exposure to litigation pursuant to paragraph (3) of subdivision (d) of Section 54956.9: (one case).
ANNOUNCEMENT OF ACTION TAKEN AFTER CLOSED SESSION
The Council reconvened from closed session at 6:34 p.m. and announced that there was no reportable action taken.
13. ADJOURNMENT
The Council adjourned the meeting at 6:34 p.m.
Jamie Gray, Town Clerk
Mammoth Lakes Town Council
Agenda Action Sheet
Title: Adopt the resolution approving an updated Credit Card Policy for the Town of Mammoth Lakes.
Council Meeting Date: 12/17/2025
Prepared by: Jamie Gray, Town Clerk and Danny Earls, Accounting Manager Recommended Motion: Adopt the resolution approving an updated Credit Card Policy for the Town of Mammoth Lakes.
Summary: The Town’s Administrative Team has started the process of reviewing and updating the Town’s current policies to make sure that they comply with current practices and updated legal requirements. Most of the Town’s policies are required to be reviewed every five years, however it has been more than five years since many of the policies have been reviewed and updated. Town staff will be bringing several updated policies for Town Council approval over the next year.
Updating policies by resolution helps with recordkeeping and tracking of existing policies.
The Town’s current Credit Card Travel Policy was adopted in 2020. The policy establishes procedures for the use of Town credit cards to purchase goods and services while conducting Town business. Over time, the Town has modified various aspects of the way credit cards are handled due to changes in practices and technology and to improve efficiency.
The proposed policy contains updated language to reflect these current practices and provide clarity for employees. The proposed policy has been reviewed by the Town’s Administrative Team (Town Manager Rob Patterson, Assistant to the Town Manager Pam Kobylarz, Town Clerk Jamie Gray, and Human Resources Manager Amanda Pelham), Town Attorney Andrew Morris, Public Works Director Haislip Hayes, and Accounting Manager Danny Earls.
RESOLUTION NO. 25–
A RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF MAMMOTH LAKES, STATE
OF CALIFORNIA, ADOPTING THE TOWN OF MAMMOTH LAKES CREDIT CARD POLICY WHEREAS, the Town of Mammoth Lakes takes its stewardship over the use of its limited public resources seriously and public resources should only be used when there is substantial benefit to the Town of Mammoth Lakes; and
WHEREAS, the Town of Mammoth Lakes has previously adopted a Credit Card Policy, and significant changes in practice have occurred since the passage of the policy; and WHEREAS, the Town of Mammoth Lakes recognizes that certain goods and services need to be purchased by Town employees to efficiently conduct Town business; and WHEREAS, a policy is required to establish procedures for issuance and use of Town credit cards by Town employees to conduct Town business.
NOW, THEREFORE, BE IT RESOLVED BY THE TOWN COUNCIL OF THE TOWN OF MAMMOTH LAKES AS FOLLOWS:
Section 1. The credit card policy adopted in 2020 is hereby repealed and replaced.
Section 2. The credit card policy attached hereto as Exhibit “A” is hereby adopted.
APPROVED AND ADOPTED THIS 17th DAY OF DECEMBER 2025.
AMANDA RICE, Mayor
ATTEST:
JAMIE GRAY, Town Clerk
Exhibit A
Credit Card Policy
CREDIT CARD POLICY
I. Purpose and Scope
The purpose of this policy is to establish procedures for the use of credit cards by Town of Mammoth Lakes (“Town”) employees and elected or appointed officials.
II. Policy
A. General Provisions
The use of Town credit cards by Town employees and elected or appointed officials to purchase goods and services while conducting Town business is permitted subject to the restrictions and requirements outlined in this policy.
Credit cards may be issued to employees either on an indefinite basis, or temporarily in connection with specific travel or other business needs. Credit cards will typically be issued to elected or appointed officials only temporarily in connection with specific travel. Temporary cards may be obtained from authorized Town staff. Employees may be issued a Town credit card on an indefinite basis upon approval from their Department Head, using the form attached as Appendix A. A Town credit card may be issued to an employee indefinitely if the employee must travel frequently in the course of their duties, purchase significant volumes of goods and services for use by the Town, and/or incur other frequent business expenses of a kind appropriately paid for by credit card. All employees issued a credit card must sign the Credit Card Acknowledgement Form attached as Appendix B.
B. Procedures
When a Town credit card is used to purchase goods or services, a proof of purchase, and/or receipt must be obtained and submitted by the 10th of the month following the close of the previous month with the completed reconciliation to [email protected]. Reconciliation includes the submission of the transaction template, monthly statement, and all associated backup.
All transactions, both debts and credits, must be coded to the appropriate account(s)specify the appropriate details including a description of the purchase and be approved by the appropriate employee with procurement authority.
For purchases made with temporarily issued credit cards, the completed reconciliation must be submitted by the 10th of the month following the close of the previous month. It shall be the responsibility of the Department Head who authorized the expense and/or travel to ensure the reconciliation is completed. i. Lost or stolen cards must be reported immediately to the employee’s supervisor and the Finance Director, or designee.
ii. Only authorized Town employees and elected and appointed officials can use Town credit and charge cards. If a credit card holder allows Town staff to make purchases using the credit card they are issued, the individual to whom the credit card was issued is responsible for adhering to this policy.
iii. Employees are required to surrender their Town credit card immediately upon retirement, termination, or at the request of the employee’s supervisor, Town Manager, or designee. iv. Requests to increase the limit of a Town issued credit card shall be submitted to the Finance Department at least twenty-four (24) hours in advance of the need. v. The Town Manager will be the signing authority for elected and appointed officials and shall act as the ultimate authority for all purchases.
C. Restriction
i. Town credit cards shall not be used to obtain cash advances, bank checks, traveler’s checks, or electronic cash transfers.
ii. Misuse of a credit card and/or failure to submit invoices/receipts within the required timeframe may result in cancellation of the card and withdrawal of card privileges. iii. As the Town credit cards are to be used exclusively for the purchase of goods and services for use by the Town, use for personal expenses is strictly prohibited. In the event a Town credit card is used for an employee’s personal expenses, the Town reserves the right to recover these monies from the employee. Employees are required to sign a declaration authorizing the Town to recover through payroll any amount incorrectly claimed. iv. The Town, at its sole discretion, may revoke, modify, and/or reduce the availability of credit cards.
v. Failure to comply with this policy may result in disciplinary action per the Town’s Personnel System Rules up to and including termination.
III. Responsibility for Review
The Town Manager, or designee, shall be responsible for reviewing this policy as needed at least every five (5) years.
IV. Appendices
Appendix A: Credit Card Approval
Appendix B. Credit Card Policy Acknowledgement
_____________________________________________________________________________________ Appendix A: Approval of the Issuance of a Town Credit Card In accordance with the Town of Mammoth Lakes Credit Card Policy, I hereby authorize ______________________________________ (Employee) to be issued a Town credit card.
Print Name (Dept. Head):
Date:
Signed:
Credit Card Limit: $
Appendix B: Credit Card Policy Acknowledgment
I acknowledge that I have read and understand the Town of Mammoth Lakes Credit Card Policy. I shall not use the card for personal or unauthorized expenses and failure to comply with this policy may result in disciplinary action up to and including termination.
Print Name (Employee):
Signed:
Date:
Credit Card Limit: $
Mammoth Lakes Town Council
Agenda Action Sheet
Title: Development Impact Fees Annual Report FY 2024-25 Council Meeting Date: 12/17/2025
Prepared by: Megan Chapman, Finance Director
Recommended Motion: Adopt a Resolution Approving the Development Impact Fees Report pursuant to the Mitigation Fee Act, AB 1600.
Summary: The Mitigation Fee Act (MFA) created legislation and corresponding Government Code to allow for the collection of development impact fees to fund new public infrastructure needed to serve new development. The MFA Law was passed in 1987 as AB 1600 with corresponding Government Code 66000-66025. Section 66006 mandates the reporting requirements that the local agency must adhere to each fiscal year for fees collected. The Development Impact Fees collected by the Town of Mammoth Lakes are done based on the nexus between development, the capital improvements necessary to mitigate the effects of development, and approved fees to fund the mitigation measures found in both the General Plan and fee studies.
The California Government Code Section 66006 requires local agencies to annually report certain financial information related to capital funds that were established to track fees charged in connection with the approval of a development project. Annually, the Town must report on these fees collected during the fiscal year within 180 days or 6 months of the end of the Fiscal year.
The following information is required:
the beginning and ending balance of the fund
the amount of the fees collected and the interest earned an identification and amount of each public improvement on which fees were expended the total percentage of the project funded by that fee the approximate date by which the construction of the public improvement will commence (if financed)
a description of each interfund transfer or loan including the project to be funded with the loan and the approximate date of repayment
any refunds made to developers pursuant to the Code
This information is included in the attached report. The attached Resolution includes necessary language for approval of the report and to make the necessary findings.
The Town currently has a Development Impact Fee and Affordable Housing Fee Nexus Study under way. An updated fee schedule will be brought back to Council for review and adoption upon completion of the Nexus study.
Town of Mammoth Lakes
FISCAL YEAR 24-25
ANNUAL AB1600 REPORT
DEVELOPMENT IMPACT MITIGATION FEES
ON NEW DEVELOPMENT WITHIN THE
TOWN OF MAMMOTH LAKES
Updated by: Finance Department, Public Works Department and Community Development Department
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Background
The Mitigation Fee Act (MFA) created legislation and corresponding Government Code to allow for the collection of development impact fees to fund new public infrastructure needed to serve new development. The MFA Law was passed in 1987 as AB 1600 with corresponding Government Code 66000-66025. Section 66006 mandates the reporting requirements that the local agency must adhere to each fiscal year for fees collected. The Development Impact Fees Collected by the Town of Mammoth Lakes are done so based on the nexus between development, the capital improvements necessary to mitigate the effects of development, and approved fees to fund the mitigation measures found in both the General Plan and fee studies.
Compliance
Annually, the town must report on these fees collected during the fiscal year within 180 days or 6 months of the end of the Fiscal year. The developer fees collected by the town include: the Administration Fund, General Facilities and Equipment Impact Fund, Law Enforcement Fund, Storm Drainage Impact Fund, Parkland & Recreation Impact Fund, Mono County Office of Education Library Impact Fund, Multi- Modal Circulation Impact Fund, Mono County Office of Education Child Care Impact Fund, and Fire Facilities Impact Fund as well as Transit & Trails Fund.
There are eight reporting requirements on fees that the local agency must adhere to each fiscal year:
1. Create separate capital facilities funds or accounts for each improvement funded with impact fees (Government Code Section 66006(a)).
2. Remit all interest income earned by the fees to the same fund; interest income must be spent solely on the purpose for which the fee was originally collected (Section 66006(a)).
3. Within 180 days after the close of each fiscal year, prepare a public report concerning each impact fee fund. Such report must include the fund's beginning and ending balance for the fiscal year, amount of fees and interest deposited into the fund for the fiscal year, and a description of each expenditure from the fund for that year, including identification of the improvement being funded (Section 66006(b)).
4. Review the report at a public meeting not less than 15 days after the report is released to the public (Section 66006(b)(2)).
5. If fees remain unexpended or uncommitted five years after being collected, the local agency is to make a finding that there remains a reasonable relationship between the current need for the fees and the purposes for which they were originally collected (Section 66001 (d)).
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6. Refund to current owner of lots, units, or developed projects any fees, with accrued interest, for which continued need cannot be demonstrated (Section 6600 1 (e)).
7. A local agency must not commingle fees with any other revenue, except for temporary investment purposes (Section 66006(a)).
8. A local agency may not spend impact fees for maintenance or operation of improvements funded with impact fees (Section 65913.8).
The Town follows the requirements and needs to adopt a resolution regarding the funds to remain in compliance with AB 1600 requirements. Although AB 1600 requires that fees collected from developers be expended within five years, the law, as noted previously, also allows exceptions. Exceptions are provided in recognition that some project costs can be of a magnitude that it takes more than five years to accrue adequate funds; or matching funds may not be available within the five- year period.
On July 1, 2015, the Town Council reviewed an updated Development Impact Fee Study prepared by TischlerBise, conducted a Public Hearing and, after receiving public testimony and considering available information, approved the Development Impact Study and adopted the Resolution approving the updated Development Impact Fees. Updated project categories included:
Police Department
Vehicle Circulation System
Multi-Modal Circulation System
Storm Drain System
General Facilities, Vehicles and Equipment
Parks and Recreation Facilities
No fee is recommended for the Airport
The California Government Code Section 66006 requires local agencies to annually report certain financial information related to capital funds that were established to track fees charged in connection with the approval of a development project. The information which is required by the fee, the beginning and ending balance of the fund, the amount of the fees collected and the interest earned, an identification and amount of each public improvement on which fees were expended, the total percentage of the project funded by that fee, the approximate date by which the construction of the public improvement will commence (if financed), a description of each inter-fund transfer or loan including the project to be funded with the loan and the approximate date of repayment, and any refunds made to developers pursuant to the Code. This information is included in this report.
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The Town is working on a comprehensive update of the 2015 Development Impact Fee Study.
There were no refunds of Development Impact Fees during the past five years.
Total project costs are based on the most recently adopted Development Impact Fee Justification Study Report.
The Administrative Overhead fee established in Resolution 98-06 is 4% of all fees collected.
The amount in the remaining Capital Funds were insufficient at year end to fund any significant improvements.
On July 1, 2015, Town Council adopted an updated Development Impact Fee Study as a comprehensive update to previous studies. That study provided an updated framework and methodology and led to the establishment of updated Development Impact Fees. Updated project categories included:
TischlerBise and Town staff, in preparing the updated study:
Reviewed available information regarding the previous DIF Study (2007) and amendments.
Reviewed the previous Town Master Facilities Plan.
Discussed development and planning changes since 2007. Determined information required to complete the update. Staff provided Mr. Bise with detail regarding housing, development and planning issues that have changed since 2007.
Staff contacted other agencies to determine their interest in participating in this effort.
Staff reviewed the previous Master Facilities Plan in an effort to establish a clear understanding of foreseeable Town needs.
Staff and TischlerBise reviewed available methodologies for calculation of the updated DIF to determine the method most applicable to the Town. Staff met with TischlerBise and various interested parties in Town to obtain input and to provide an update.
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Description of the type of Development Impact Fee for each Fund Category:
Administrative Overhead Fund is for payment of the actual or estimated costs of administering the provisions of this article and any resolutions adopted pursuant hereto, all consistent with the provisions of the Development Impact Mitigation Fee Chapter.
General Facility Fund is for payment of the actual or estimated costs of general facilities improvements, including public meeting facilities, any required acquisition of land, and for the actual or estimated costs of acquiring vehicles or equipment.
Law Enforcement Fund is for payment of the actual or estimated costs of law enforcement facilities improvements, including any required acquisition of land, and for the actual or estimated costs of acquiring vehicles or equipment.
Storm Drainage Fund is for construction of drainage facilities from impacts of increased lot coverage and runoff from new development as provided for in the 2015 Storm Water Master Plan.
Parks and Recreation Facilities is for payment of the actual or estimated costs of constructing and improving parks and recreation facilities, including any required acquisition of land, as well as grading, irrigation, and landscaping costs associated therewith.
Mono CountyOffice of Education Library Facilities is for the payment of the actual or estimated costs of construction and improving library facilities, acquiring books, and providing childcare facilities, including any required acquisition of land.
Streets and Circulation Fund is for payment of the actual or estimated costs of the design, upgrading, or improvement of the vehicular circulation and vehicular parking network including any required acquisition of land.
Mono County Office of Education Child Care Fund was separated out from the other Mono County Office of Education Facilities in 2015 and remains in this Fund for the actual or estimated costs of construction and childcare facilities, including any required acquisition of land.
Mammoth Lakes Fire Protection District Fire Suppression Facilities, Vehicle, and Equipment Fund is for payment of the actual or estimated costs of fire facilities improvements, including any required acquisition of land, and for the actual or estimated costs of acquiring vehicles or equipment.
Multi-Modal Circulation Fund is for payment of the actual or estimated costs of the design, upgrading, or improvement of the non-vehicular circulation and vehicular parking network including any required acquisition of land.
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DEVELOPMENT IMPACT FEES
Refer to the Municipal Code and authorizing Resolutionsfor Details As Updated July 1, 2015, Effective August 31, 2015
Facility Single Family
(Per Unit)
Mobile
Home (Per
Unit)
Multi-Unit
(Per Unit)
Lodging
(Per Room)
Commercial
(Per Square
Foot)
Offices & Other
Services (Per
Square Foot)
Industrial (Per
Square Foot)
Institutional
(Per Square
Foot)
Police $150 $128 $156 $301 $1.04 $0.41 $0.26 $0.57
Vehicle
Circulation
$265 $139 $184 $166 $0.58 $0.21 $0.15 $0.31
Multi-Modal
Circulation
$1,389 $727 $969 $871 $3.01 $1.17 $0.74 $1.65
Storm Drainage $845 $459 $586 $438 $0.08 $0.08 $0.27 $0.33 General
Facilities &
Equipment
$707 $602 $739 $432 $0.66 $0.66 $0.27 $0.36
Parkland and
Recreation
$713 $607 $746 $533 $0.00 $0.00 $0.00 $0.00
Airport $0 $0 $0 $0 $0.00 $0.00 $0.00 $0.00
Subtotal Town
Fees
$4,069 $2,661 $3,380 $2,740 $5.37 $2.55 $1.70 $3.21
Development Impact Fee for Other Districts
Facility Single family
Non transient
Single
family
Transient
Mobile
Home
Multi-unit Non
Transient
Multi-Unit
Transient
Commercial and
Office
Industrial
Library Fees $2,001 $340 $1,721 $1,721 $340 -
-
Child Care Fees $374 $624 $374 $374 $624 -
-
Fire District Fees $1,526 $2,014 $1,526 $961 $2,014 $2,610 $1,007 Subtotal Other
Fees
$3,901 $2,978 $3,621 $3,056 $2,978 $2,610 $1,007
RESOLUTION NO. 25-
RESOLUTION OF THE TOWN COUNCIL
OF THE TOWN OF MAMMOTH LAKES, STATE OF CALIFORNIA,
APPROVING THE FISCAL YEAR 2024-25 DEVELOPMENT IMPACT FEE
REPORT AND MAKING FINDINGS THAT THERE REMAINS A
REASONABLE RELATIONSHIP FOR THE FEE PROGRAM
WHEREAS, the Town of Mammoth Lakes imposes fees to mitigate the impact of development pursuant to Government Code sections 66000 et seq.; and WHEREAS, the Town maintains separate accounts for Administration, Police, Vehicle Circulation, Multi-Modal Circulation, Storm Drainage, General Facilities and Equipment, Parkland & Recreation, Airport, Mono County Office of Education Library, Mono County Office of Education Child Care, and Fire Facilities; and WHEREAS, the Town is required within 180 days after the last day of each fiscal year to make available to the public information for the fiscal year regarding these fees under Government Code section 66006; and
WHEREAS, Town staff has prepared a report that contains the information required by Government Code section 66006, a copy of which is attached hereto as Attachment “A”; and
WHEREAS, the Administration Fund, General Facilities Impact Fund, Law Enforcement Impact Fund, Storm Drain Impact Fund, and Circulation Impact Fund previously had a negative balance as the Town General Fund had loaned them funds from the Vehicle Replacement Fund for projects constructed prior to the 2010/11 fiscal year and those inter-fund loans were written off in FY 2015/16 and there currently are no inter-fund transfers; and
WHEREAS, the Circulation Impact Fund was revised in 2015 to reflect two funds, the Vehicle Circulation Fund and Multi-Modal Circulation Fund; and WHEREAS, the Airport Fund was revised in 2015 to indicate no further collection of fees; and
WHEREAS, the Mono County Office of Education Impact Fund was revised in 2015 to reflect two funds, the Mono County Office of Education Library Impact Fund, and the Mono County Office of Education Impact Fund; and
WHEREAS, there were no refunds of development impact fees collected pursuant to Government Code 66001(e); and
Resolution No. 25-
WHEREAS, no interested persons have requested notice of the AB 1600 Report; consequently, no notices of the availability of the AB1600 Report were mailed; and WHEREAS, the Administration Fund, General Facilities and Equipment Impact Fund, Police Impact Fund, Storm Drainage Impact Fund, Parkland & Recreation Impact Fund, Mono County Office of Education Library Impact Fund, Multi-Modal Circulation Impact Fund, Mono County Office of Education Child Care Impact Fund, Fire Facilities Impact Fund, and Transit and Trails Fund, have fund balances; and WHEREAS, these improvements are scheduled to be constructed over time as sufficient funds become available; and
WHEREAS, these identified improvements are of such size that sufficient funds have not been collected or obtained in order to construct these improvements by expending fees collected within the five-year expenditure period provided by Government Code Section 66001(d); and
WHEREAS, there continues to be a distinct nexus between continued development and the necessity to mitigate development’s impacts on traffic circulation and drainage; and WHEREAS, fees collected previously and in the future are necessary to fund identified improvements; and
WHEREAS, the Town annually prepares a comprehensive Capital Improvement Program to prioritize identified improvements and allocate funds to construct the improvements as mitigation for continued development in the Town; and
WHEREAS, these improvements are scheduled to be constructed over time as sufficient funds become available; and
WHEREAS, these identified improvements are of such size that sufficient funds have not been collected or obtained in order to construct these improvements by expending fees collected within the five-year expenditure period provided by Government Code Section 66001(d); and
WHEREAS, there continues to be a distinct nexus between continued development and the necessity to mitigate developments impacts on improvements.
NOW, THEREFORE, BE IT RESOLVED that the Town Council of the Town of Mammoth Lakes hereby:
1. In accordance with Government Code section 66006, the Town has conducted an annual review of its development impact fees and capital infrastructure programs, and the Town Council has reviewed the report attached hereto as Exhibit A and incorporated herein by this reference.
Resolution No. 25-
2. The funds have been and shall be used for the purposes stated in said reports and are necessary to mitigate impacts resulting from development in the Town and further find that there is a reasonable relationship between the use of the fees and type of development project upon which the fee is imposed.
3. The Town Council herby approves, accepts, and adopts the AB 1600 Report.
4. The AB 1600 report is available for public review at the Town Clerk’s Office upon request.
APPROVED AND ADOPTED this 17
th day of December 2025.
AMANDA RICE, Mayor
ATTEST:
JAMIE GRAY, Town Clerk
1 TOWN COUNCIL STAFF REPORT
Title: Continue Approval of Emergency Contract for Town Yard Waste Oil Tank Replacement
Meeting Date: December 17, 2025
Prepared by: Colin Brownlee, Assistant Engineer
RECOMMENDATION:
Approve findings to continue the authorized emergency installation of an aboveground waste oil tank as provided for in Resolution 25-48. This action requires a 4/5ths vote.
SUMMARY:
At the Town Yard, located at 299 Commerce Drive, the Town operates an underground waste oil storage tank. This tank is currently out of compliance with numerous sections of the California State Health and Safety Code. Staff were notified about these violations by the Mono County Office of Environmental Health on December 9th, 2024, which listed a total of six (6) class 2 violations associated with this tank. The Town, in discussions with Mono County Office of Environmental Health and contractors, determined that the best solution to remedy the violations and maintain the high level of service at the mechanic yard is to install an indoor, above-ground waste oil storage tank and decommission the existing underground tank. On July 16th, 2025, the Council adopted Resolution 25-48 authorizing the emergency installation of this aboveground waste oil tank and temporary decommissioning of the current, out of compliance, underground waste oil storage tank through the procurement of the necessary materials, equipment, and services for the scope of work without a competitive bidding process. On July 17th, 2025, the Contractor’s contract was executed and the materials needed for this replacement were ordered. The Contractor began work on December 8th. Thus far, the above-ground waste oil storage tank has been delivered on site, pump stations have been partially installed in three bays, and some conduits and reels have been installed. The work is expected to be completed by December 19th. However, if delays occur the work may be completed at the start of the new year. The need for the work authorized by Resolution 25-48 continues to be necessary.
A copy of the resolution is attached here for reference.
2 New pump station installed between bays
3 Mobile oil bins to transport waste oil from vehicles to pump stations
4 The new above ground waste oil tank
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: Public hearing for consideration of an appeal of the October 8, 2025 Planning and Economic Development Commission decision to approve the 54 Mono Street Apartments entitlement application consisting of Use Permit 24-003, and Design Review 24-006, and Adjustment 25-005.
Meeting Date: December 17, 2025
Prepared by: Gina Montecallo, Assistant Planner
Nolan Bobroff, Community & Economic Development Director RECOMMENDATION:
Staff recommends the Town Council deny the appeal of the Planning and Economic Development Commission decision and affirm the approval of Use Permit 24-003, Design Review 24-006, and Adjustment 25-005.
BACKGROUND:
Proejct Proposal
The proposed apartment project consists of six (6) multi-family dwelling units within a single structure located in the Residential Multi-Family 1 (RMF-1) zoning district at 54 Mono Street. The project features one level of understructure parking for seven vehicles and an exterior parking area for three vehicles, thereby providing a total of ten parking spaces. The application includes a density bonus request to permit double density on the site (3 units above the base density) through the Town’s Density Bonus Ordinance. The density bonus request requires a minimum of three of the six units to be deed restricted for workforce housing; however, the applicant has agreed to deed restrict all six of the units for workforce housing in exchange for four concessions (1 automatic concession and 3 additional concessions) to the applicable development standards as allowed pursuant to the Density Bonus Ordinance. The requested concessions include: (1) an increase in the allowable lot coverage from 50% to 60%; (2) a 20% reduction in the front and side yard setbacks; (3) the reduction of one guest parking space to allow for a total of two guest parking spaces; and (4) waive the requirement to provide 60 square feet of private outdoor open space for each dwelling unit. Access to the project is proposed to be through a shared 30-foot access easement along the north side of the property that is shared with the property owner to the west at 56 Mono Street. Detailed information on the project proposal and the appeal analysis can be found in the November 19, 2025 Town Council staff report (see Attachment B) and the October 8, 2025 PEDC staff report (see Attachment C).
Summary of Events to Date
The project was approved by the Planning and Economic Development Commission (PEDC) on October 8, 2025. An appeal was then submitted by the property owners of 56 Mono Street within the 15-day appeal period following the project approval on October 21, 2025 and was brought to Town Council for consideration on November 19, 2025, in
2 which the item was continued to the December 17, 2025 hearing. Council members voted to continue the item to provide an opportunity for the applicant and the appellant to either 1) reach an agreement on the project independently of Town Council or a court, or 2) bring the civil matter to court to get a judicial determination that would provide clarity on the property rights issue and allow the Council to vote with more certainty.
In the time between the November 19th hearing and the December 17th hearing, several communications between the appellant and applicant occurred. According to the applicant, two settlement proposals were given to the appellant on November 25, 2025 with an expiration date of December 5, 2025 in which there has been no response to either proposal from the appellant. The first settlement proposal offered to pave and maintain the access easement, employ various strategies to ensure the easement remains clear, and relocate the appellant’s utilities in exchange for an agreement to share the driveway. The second settlement proposal offered to sell the 54 Mono Street property to the appellant at the cost of acquiring the property plus holding costs and development costs incurred up to that point. A detailed explanation of the correspondence and proposals from the applicant to the appellant can be found in letters written to Town Council from the applicant’s attorney on December 1, 2025 and December 8, 2025 in Attachment D. According to the appellant’s attorney, a proposal was made to the applicant to file an action in court in order to receive an expedited decision on the property rights of the easement within a couple months. However, this proposal was denied by the applicant. A second proposal was made to the applicant which included allowing the applicant to access their property via a 30’ wide and 20’ long portion of the easement. At the time this memo was published, the applicant did not accept this proposal. Details of the appellant’s proposal can be found in the letter written to Town Council from the appellant’s attorney on December 6, 2025 in Attachment E.
Additionally, staff offered to meet with the appellant for discussion of the appeal on November 25, 2025, however the appellant denied the offer at the recommendation of their attorney.
No further development or progress toward a resolution has occurred between the property owners. Specifically, neither an agreement was made nor did the applicant or appellant attempt to resolve the property rights issue through a civil court in the time allotted.
ANALYSIS:
No additional appeal topic areas beyond the seven topics outlined in the November 19, 2025 have been raised by the appellant. The continuance of the public hearing from November 19th was to allow the two property owners additional time to come to an agreement. Per the information above, no further development or progress toward a resolution has occurred between the property owners.
Areas of Clarification
To ensure accurate information is being received, staff has provided clarification on the following topics that arose during the previous Town Council hearing and in communication between the applicant and appellant:
3 1. Density Calculation. The town is required to measure density “based on the gross area of the property prior to any required dedications” per MC Section 17.148.020 Zoning Terms and Definitions. Therefore, any encumbered land or easements are included in the total lot area when calculating density.
2. 54 Mono Street Title Report. The title report states that the easement affecting the land is for access to Parcel 2 (56 Mono) but does not identify the easement as an exclusive easement. Instead, it references the Parcel Map which calls out the easement as an “exclusive access easement appurtenant to Parcel 2 (56 Mono Street)”. The title report also fails to reference the 2002 Grant Deed that granted the exclusive easement over the 54 Mono Street parcel to 56 Mono Street.
3. Allegation of Video Tampering. There was a public comment made during the November 19, 2025 public hearing that Town staff had somehow altered the recording of the October 8, 2025 PEDC meeting. Public meetings are recorded through the Town’s online agenda platform, eScribe, and the recordings of those meetings are posted automatically to the eScribe website after the meeting is completed with ZERO ability of the Town or anyone else to alter or edit the recording. The Town does not possess the physical recordings of those meetings or have any access to the recorded files.
OPTIONS ANALYSIS
The Town Council shall consider the entire record upon which the decision appealed was made, and the factual and legal basis on which the PEDC made the determination that is the subject of the appeal. At the hearing, the appeal body may consider any issue involving the matter being appealed, in addition to the specific grounds for the appeal.
The Town Council may by resolution:
1. Affirm the decision or determination of the PEDC, thereby denying the appeal;
2. Affirm in part the decision or determination of the PEDC; or
3. Reverse the action of the PEDC, thereby denying the project. This would require the Town Council make findings for the denial.
When reviewing an appeal, the Town Council may:
1. Deny the permit or entitlement, even though the appeal only requested relaxation or elimination of one or more of the conditions imposed on the permit or entitlement; or
2. Impose additional conditions that may address other issues or concerns than the original subject of the appeal.
The appellant and other interested parties shall not present new evidence and testimony at the appeal hearing unless the party can demonstrate, to the satisfaction of the appeal body, that new information:
1. Was not previously available to the party; or
2. The party could not have participated in the review process because they could not have known about the review process.
4 If new or different evidence is presented on appeal, the Council may, but shall not be required to, refer the matter back to the PEDC for further consideration.
LEGAL CONSIDERATIONS:
The correspondence between the two property owners has been shared with the Town Attoreny. No new legal issues have been raied or identified by the Town Attorney.
ATTACHMENTS
Attachment A: Town Council Resolution
Attachment B: November 19, 2025 TC Staff Report and Attachments – Available online at: https://pub-townofmammothlakes.escribemeetings.com/Meeting.aspx?Id=7a672501- 04c7-4ee2-a69b12079e3bf6ec&lang=English&Agenda=Agenda&Item=46&Tab=attachments Attachment C: October 8, 2025 PEDC Staff Report and Attachments – Available online at: https://pub-townofmammothlakes.escribemeetings.com/Meeting.aspx?Id=57150a0d2b64-427b-a43f31c159d9af0f&Agenda=Agenda&lang=English&Item=14&Tab=attachments Attachment D: Applicant Letters to Town Council dated December 1, 2025 and December 8, 2025
Attachment E: Appellant Letter to Town Council dated December 6, 2025
Recording Requested by and )
When Recorded Mail To: )
)
Town of Mammoth Lakes )
Community & Economic Development Department )
P.O. Box 1609 )
Mammoth Lakes, CA 93546 ) ________________________________________ Recordation fee exempt per Government Code §27383
Space Above for Recorder’s Use
RESOLUTION NO. 2025-__
A RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF MAMMOTH LAKES,
STATE OF CALIFORNIA, AFFIRMING THE PLANNING AND ECONOMIC DEVELOPMENT COMMISSION’S APPROVAL OF USE PERMIT 24-003, DESIGN REVIEW 24-006, AND ADJUSTMENT 25-005 TO PERMIT A DENSITY BONUS OF THREE UNITS PURSUANT TO MUNICIPAL CODE §17.138.040 (TOWN DENSITY
BONUS ORDINANCE) FOR A MULTI-FAMILY RESIDENTIAL APARTMENT PROJECT CONSISTING OF SIX UNITS LOCATED AT 54 MONO STREET (APN: 033-123-012-000)
WHEREAS, a request for consideration of a Use Permit, Design Review and Adjustment application were filed by the property owner, Bipin Morari, to permit construction of a multi-family residential apartment project consisting of six dwelling units, in accordance with Chapter 17.20 (Residential Zoning Districts), Chapter 17.68 (Use Permits), Chapter 17.88 (Design Review), and Chapter 17.138 (Town Density Bonus) of the Town of Mammoth Lakes Municipal Code, for property located within the Residential Multi-Family 1 (RMF-1) zoning district at 54 Mono Street; and WHEREAS, the Planning and Economic Development Commission conducted a duly noticed public hearing for the application request on August 13, 2025, which was subsequently continued to October 8, 2025, and considered, without limitation:
1. The staff report to the Planning and Economic Development Commission with exhibits;
2. The General Plan, Municipal Code, Design Review Guidelines, and associated Land Use Maps;
3. Oral evidence submitted at the hearing;
4. Written evidence submitted at the hearing; and
5. Project plans consisting of:
a. Project Plan Sheets A1.02 dated and received on October 8, 2025, Project Plan Sheets T, A1.01, A1.10-A3.02 dated and received on September 22, 2025, Project Plan Sheets L-1 – L-4 dated and received on August 6, 2025; and
b. A Color and Material Board, dated received by the Town of Mammoth Lakes August 6, 2025; and
WHEREAS, on October 8, 2025, the Planning and Economic Development Commission approved Use Permit 24-003, Design Review 24-006, and Adjustment 25-005 by a 4-0 vote of the Commission; and
WHEREAS, during the 15-day appeal period following the Planning and Economic Development Commission Approval, the Town received an appeal of the Commission’s decision on October 21, 2025; and
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WHEREAS, the Town Council conducted a duly noticed public hearing on the appeal of the Commission’s approval of the application request on November 19, 2025, which was subsequently continued to December 17, 2025, at which time all those desiring to be heard were heard; and WHEREAS, prior to taking action, the Town has heard, been presented with, reviewed and considered all of the information and data in the administrative record and all oral and written evidence presented to it during all meetings and hearings.
NOW THEREFORE, THE TOWN COUNCIL OF THE TOWN OF MAMMOTH
LAKES DOES RESOLVE, DETERMINE, FIND, AND ORDER AS FOLLOWS:
SECTION 1. FINDINGS.
I. CEQA.
The subject application is categorically exempt pursuant to Section 15332, In-fill Development Projects, of the CEQA Guidelines because the following criteria are met, and none of the exceptions set forth in CEQA Guidelines Section 15300.2 are present. a. The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations.
The project is consistent with the General Plan Land Use designation because the property is located within the High-Density Residential 1 (HDR-1) land use designation which allows residential multi-unit townhouses, condominiums, and apartments at a density of six (6) to a maximum of twelve (12) dwelling units per acre.
The proposed project is a multi-family residential development located on a site with a base density of three (3) dwelling units. The project application includes a Use Permit request pursuant to Municipal Code Chapter 17.138, Town Density Bonus Program, to allow three (3) additional dwelling units, for a total of six-units.
The project is consistent with General Plan Land Use Policy L.2.D, which states, “Encourage the development of workforce housing by offering a Town Density Bonus Program, in addition to the State Density Bonus Program, that is flexible and adaptive and allows multi-family residential projects to construct up to twice the base density identified for the designation in which the project is located. Projects will be eligible to receive proportionately greater density bonuses, up to a maximum of twice the base density, in exchange for deed restricting a greater percentage of the base density units.
Density bonuses granted pursuant to this policy are mutually exclusive of density bonuses granted pursuant to the State Density Bonus Program (i.e., a developer can elect to utilize either the Town density bonus or the State density bonus, but not both).” The Town’s Density Bonus Program is applicable to new multi-family residential projects that are located within a zoning district that allows multi-family residential units, and have a base density of two or more dwelling units, regardless of the type of dwelling unit proposed.
The requested density bonus is also consistent with General Plan Housing Element Policy H.1.C., which states, “Allow for density bonuses for projects that provide deedrestricted workforce housing in accordance with State density bonus law and/or the Town density bonus programs.” Developers of eligible properties are encouraged to utilize the Town Density Bonus Program or the State Density Bonus program in order to accomplish the General Plan goals and policies aimed at increasing housing available to the local workforce.
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The Town Density Bonus Ordinance was analyzed pursuant to CEQA, and an Addendum to the 2016 General Plan Land Use Element/Zoning Code Amendment and Mobility Element update Program Environmental Impact Report was prepared SCH# 2015052072. The Addendum analyzed the overall increase in the number of units and population that could result from the proposed revisions to the Town’s Density Bonus Program as compared to the buildout scenario used in the certified 2016 PEIR. The 2020 Addendum concluded that the modifications to the Town’s General Plan and Zoning Code required to implement the Town Density Bonus Program Update would not result in any new significant environmental effects or a substantial increase in the severity of the previously identified significant effects in the 2016 PEIR. No new mitigation measures were required, and no new alternatives were identified that would substantially reduce the environmental effects beyond those previously described in the 2016 PEIR.
The project is consistent with the Residential Multi-Family 1 (RMF-1) zoning and development standards when considered with the allowed concessions to specific development standards pursuant to Municipal Code Chapter 17.138, Town Density Bonus Ordinance.
b. The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses.
The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. The Project site is within the Town’s Urban Growth Boundary (UGB); the site is approximately 0.25 acres; and the site is substantially surrounded by urban uses including adjacent multi-family residential apartments and single-family residential structures that are on lots zoned for multifamily residential uses. c. The project site has no value as habitat for endangered, rare, or threatened species.
The Project site has no value as habitat for endangered, rare, or threatened species since the site is surrounded by existing residential developments and the site does not feature a sensitive natural resource such as a wetland or watercourse. Condition of Approval #29 included in the attached Resolution recommends completion of a nesting bird survey within three days of initial site disturbance to avoid disturbance of suitable nesting habitat.
d. Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality.
Approval of the Project would not result in any significant effects related to traffic, noise, air quality, or water quality because the Project conforms or is required to conform to the Municipal Code requirements for noise, air quality, and parking; the Project conforms or is required to conform to Public Works standards for site grading, stormwater retention, and drainage; and the Project will be required to obtain all necessary permits for construction. Additionally, the project is consistent with the applicable Town Density Bonus Program, which was analyzed pursuant to CEQA. An Addendum to the 2016 General Plan Land Use Element/Zoning Code Amendment and Mobility Element update Program Environmental Impact Report was prepared (SCH# 2015052072) and concluded that the modifications to the Town’s General Plan and Zoning Code required to implement the Town Density Bonus Ordinance would not result in any new significant environmental effects or a substantial increase in the severity of the previously identified significant effects in the 2016 PEIR. Therefore, no
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significant effects on traffic, noise, air quality, or water quality will result from the proposed development of the site.
e. The site can be adequately served by all required utilities and public services.
The site can be adequately served by all required utilities and public services because all necessary utilities and services are currently provided or can be extended to the site.
The Project plans were routed to the Mammoth Community Water District (MCWD) and the Mammoth Lakes Fire Protection District (MLFPD), and all comments received have been provided to the applicant and will be incorporated into the Project as required by the permit approval process for those agencies. Additionally, at the time of building permit issuance, development impact fees (DIF) for police, vehicle circulation, storm drainage, and fire will be paid.
f. None of the exceptions set forth in CEQA Guidelines Section 15300.2 apply because:
(1) in-fill development projects are classified as Class 32 by the California Secretary for Resources and are not subject to the special circumstances applicable to projects classified as Classes 3, 4, 5, 6, and 11;
(2) the cumulative impact from successive projects over time will not be significant because the proposed use is consistent with the allowed and previously anticipated uses for the zone and the density of the project is allowed pursuant to the Town Density Bonus Program;
(3) the proposed activity will not have a significant effect on the environment because the site is a small infill site surrounded by developed urban uses and the development is consistent with all development and design standards of the Zoning Code, with the exception of the allowed concessions permitted in conjunction with the Town density bonus;
(4) the site is not adjacent to a scenic highway;
(5) there are no known hazardous materials listed within or near the project site as the project site is not listed on the Hazardous Waste and Substances list maintained by the Town; or the State Water Resources Control Board GeoTracker system which includes leaking underground fuel tank sites and spills, leaks, investigations, and cleanup sites; or the Department of Toxic Substances Control EnviroStar Data Management System which includes CORTESTE sites; or the Environmental Protection Agency’s database of regulated facilities; and (6) there are no known historical or cultural resources areas on the site, and therefore, there will not be a substantial adverse change in the significance of an established historical resource as a result of the project.
Therefore, the project is exempt from CEQA pursuant to CEQA Guidelines Section 15061(b)(2) since the project meets the criteria for use of the CEQA Guidelines Section 15332 (Infill Development Projects) categorical exemption and the application of that categorical exemption is not barred by one of the exceptions set forth in Section 15300.2.
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II. MUNICIPAL CODE FINDINGS.
A. FINDINGS FOR USE PERMIT (Municipal Code Section 17.88.060 and 17.138.060)
1. The proposed use is consistent with all applicable sections of the General Plan and Title 17 and is consistent with any applicable specific plan or master plan; The proposed use is a multi-family residential project that includes a density bonus request to allow three additional units above the base density of three dwelling units, for a total of six units. The proposed use requires a Use Permit pursuant to the Town Density Bonus Program.
The proposed use is consistent with the General Plan Land Use designation because the property is located within the High-Density Residential 1 (HDR-1) land use designation which allows residential multi-unit townhouses, condominiums, and apartments at a density of six (6) to a maximum of twelve (12) dwelling units per acre.
With adherence to the Town Density Bonus Program requirements, the increased density is consistent with the applicable Municipal Code sections.
The project is consistent with General Plan Land Use Policy L.2.D, which states, “Encourage the development of workforce housing by offering a Town Density Bonus Program, in addition to the State Density Bonus Program, that is flexible and adaptive and allows multi-family residential projects to construct up to twice the base density identified for the designation in which the project is located. Projects will be eligible to receive proportionately greater density bonuses, up to a maximum of twice the base density, in exchange for deed restricting a greater percentage of the base density units.
Density bonuses granted pursuant to this policy are mutually exclusive of density bonuses granted pursuant to the State Density Bonus Program (i.e., a developer can elect to utilize either the Town density bonus or the State density bonus, but not both).” The Town’s Density Bonus Program is applicable to new multi-family residential projects that are located within a zoning district that allows multi-family residential units, and have a base density of two or more dwelling units, regardless of the type of dwelling unit proposed. The requested density bonus is also consistent with General Plan Housing Element Policy H.1.C., which states, “Allow for density bonuses for projects that provide deed-restricted workforce housing in accordance with State density bonus law and/or the Town density bonus programs.” Developers of eligible properties are encouraged to utilize the Town Density Bonus Program or the State Density Bonus program in order to accomplish the General Plan goals and policies aimed at increasing housing available to the local workforce.
There is no specific plan or master plan applicable to the project.
2. The proposed use and the conditions under which it would be operated or maintained will not be detrimental to the public health and safety nor materially injurious to properties or improvements in the vicinity; and The site layout and project design ensures that the multi-family uses and residential density proposed for the site will be occupied and operated in such a way that will not be detrimental to the health and safety of the surrounding community nor injurious to properties or improvements in the vicinity because the additional three residential units can be accommodated on the site without eliminating or reducing essential amenities such as enclosed parking, guest parking, a communal dumpster enclosure, and landscaping.
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3. The proposed project will generate a sufficient number of Eligibility Points required for the bonus amount requested;
The project is required to generate 100 points based upon the Town Density Bonus Program calculation. To generate 100 points, the project is required to deed restrict all three of the density bonus units. The applicant is proposing to deed restrict all six units (3 base density units and 3 density bonus units) to the “Occupancy-Restricted Household” affordability level category and therefore generates a sufficient number of eligibility points to grant the requested density bonus.
4. The proposed project is compatible with the surrounding neighborhood with regards to building scale, form, materials, and street orientation; The proposed apartment building and site improvements combine together in an attractive and visually cohesive manner that is compatible with and complements the character of the surrounding multi-family residential neighborhood. The surrounding neighborhood consists of a mixture of multi-family housing types at varying densities.
Additionally, the majority of the parking is located understructure and therefore minimizes surface parking throughout the property.
The project also complies with applicable multi-family development standards which include the requirement for a minimum of 75% of the building facade adjacent to a street to be occupied by habitable space with windows and at least one pedestrian entrance. The street facing façade of the building includes habitable space with windows and one pedestrian entry into the garage level. The building height does not exceed the 35-foot maximum and the split face CMU block base material helps to maintain a pedestrian scale.
5. The incentive or concession is required in order to make the project feasible, and the incentive or concession requested is the minimum departure from the requirements of this Zoning Code necessary to make the housing project feasible.
The application requests four incentives/concessions as allowed by the Town’s Density Bonus Ordinance. The project is automatically eligible for one of the allowed concessions specified in the Ordinance, and three additional concessions are requested in exchange for deed restricting three additional units that would not otherwise be required based on the Eligibility Point Schedule. The requested concessions include (1) a 10% increase in the allowable lot coverage to allow for 60% lot coverage, (2) a 20% reduction in the side yard setback and 10% reduction of the front yard setback, (3) a decrease in one guest parking space, and (4) the removal of private outdoor space.
The requested concessions are the minimum departure from the applicable Zoning Code requirements necessary to make the project feasible due to the sites’ physical constraints resulting from the Town’s requirement for a 10-foot Irrevocable Offer of Dedication (IOD) along the eastern property line and a 30’-wide existing shared access easement running along the northern portion of the property. These constraints reduce the buildable areas of the property, thereby requiring the building be pushed back into the southern and western setback areas and reducing the area that could be used for guest parking. The concession related to lot coverage is to be expected for projects utilizing the Town density bonus provision since the structure(s) will generally be larger to accommodate an increase in the numbers of units and the 10% increase is a reasonable request in that it is consistent with what would be allowed in the RMF-2 zone. The concession related to private outdoor balconies for each unit would be difficult to achieve due to the project design and the public benefit of an additional workforce housing unit outweighs the benefit of a private balcony.
Resolution No. 2025-__
B. FINDINGS FOR DESIGN REVIEW PERMIT (Municipal Code Section 17.88.060)
1. The project is consistent with the applicable standards and requirements of the Municipal Code.
The project is consistent with the applicable standards and requirements of the Mammoth Lakes Zoning Code because the project complies with all applicable regulations of the Residential Multi-Family 1 (RMF-1) Zone, including, but not limited to density, lot coverage, and setback modifications allowed pursuant to Municipal Code §17.138, Town Density Bonus Program, building height, snow storage, parking, solid waste/recycling, and specific land use regulations identified in Municipal Code §17.52.210 for multi-family residential projects.
The project includes four concessions from the applicable development standards which have been determined to be acceptable since the project will provide a greater public benefits through the provision of a higher number of deed restricted residential units than is otherwise required by the Town Density Bonus Ordinance. The proposed concessions are:
An increase in the allowable lot coverage from 50% to 60% - automatic concession per 17.138.050.A
A 20% reduction in the side yard setback and 10% reduction of the front yard setback - additional concession per 17.138.050.B
The reduction of one guest parking space to allow for a total of two guest parking spaces - alternative concession per 17.138.050.C
Waive the requirement to provide private 60 square feet of outdoor open space for each dwelling unit. - alternative concession per 17.138.050.C With approval of the requested concessions the project complies with the applicable Municipal Code standards.
2. The project is consistent with the General Plan and any applicable specific plan or master plan.
The proposed project is consistent with the 2007 General Plan land use designation for the site, which is designated as High Density Residential 1 (HDR-1) and, “allows residential multi-unit townhouses, condominiums and apartments at a density of six to a maximum of twelve dwelling units per acre. This designation applies to the Sierra Valley District, the Shady Rest Tract, and portions of the Old Mammoth District…” (General Plan, Pg. L-4). The requested density bonus is consistent with General Plan Land Use Policy L.2.D., which directs staff to encourage the development of workforce housing by offering a Town Density Bonus Program, in addition to the State density bonus program, to allow multi-family residential projects to construct up to twice the base density identified for the designation in which the project is located. The General Plan Housing Element Policy H.1.C. also directs staff to allow for density bonuses for projects that provide deed-restricted workforce housing in accordance with State density bonus law and/or the Town density bonus programs.
In March, 2020, Town Council adopted the updated Town Density Bonus Program so that developers of eligible properties are encouraged to utilize the Town Density Bonus Program or the State Density Bonus program in order to accomplish the General Plan goals and policies aimed at increasing housing available to the local workforce. The proposed project will result in six deed-restricted, one-bedroom and three-bedroom units available to the local workforce.
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There is no specific plan or master plan applicable to the project.
3. The project is consistent with the Town of Mammoth Lakes Design Guidelines.
The design of the project has a modern form with a gable roof design. Desirable architectural details include a varied roof line, variation in siding material, accent trim, and a split face CMU base. The building materials consist of Newtechwood siding with a textured wood appearance, stucco, and split face concrete block for the base of the structure. The proposed roof material is asphalt composition shingle in a “weathered wood” color.
The proposed colors and materials are appropriate in the context of the surrounding neighborhood and consist of varying grey and tan earth-tones that provide appropriate contrast between the trim, fascia, and the primary siding materials while maintaining a neutral color palate to blend with the natural environment and site surroundings.
4. The project is consistent with the following additional Design Criteria (Zoning Code §17.88.050):
a. The site design and building design elements including the architectural style, size, design quality, use of building materials, and similar elements, combine together in an attractive and visually cohesive manner that is compatible with and complements the desired architectural and/or aesthetic character of the area and a mountain resort community, encourages increased pedestrian activity, and promotes compatibility among neighboring land uses.
The proposed buildings and site improvements combine together in an attractive and visually cohesive manner that is compatible with and compliments the character of the surrounding neighborhood. In the context of the surrounding multi-family residential uses, the proposed design of the project provides appropriate scale and incorporates attractive architectural details.
The building forms and facades provide variation and visual interest through the incorporation of varied roof lines, an overhang that extends over two of the exterior parking stalls, accent colors and use of a variety of window shapes and sizes.
A distinction between stories is provided through a change in siding material used on the first floor and the upper floors. Split face concrete masonry block is used on the first floor to establish the building base, and upper floors are clad with Newtechwood siding in a wood textured finish, and stucco siding is used on specific locations of the building to provide variation. The proposed colors consist of grey, tan and a medium wood tone as well as a dark brown accent color that that provides appropriate contrast between trim, fascia, and the primary siding materials while maintaining a more neutral color palate to blend with the natural environment and site surroundings.
The project complies with design requirements for building facades adjacent to streets in that 75% of the building facade adjacent to Mono Street is occupied by habitable space with windows and two pedestrian entries adjacent to Mono Street.
These areas provide active spaces and living areas that are visible from the street. b. The design of streetscapes of streetscapes, including street trees, lighting, and pedestrian furniture, is consistent with the character of commercial districts and nearby residential neighborhoods
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A 10-foot Irrevocable Offer of Dedication will be provided to the Town as part of this project which will grant the Town additional right-of-way width needed to provide a standard right-of-way width. The street network in this area is already established and no additional streetscape improvements are required for the proposed project.
c. Parking areas are located, designed and developed to foster and implement the planned mobility system for the area; buffer surrounding land uses; minimize visibility; prevent conflicts between vehicles and pedestrians and cyclists; minimize stormwater run-off and the heat-island effect; and achieve a safe, efficient, and harmonious development.
The proposed parking configuration for the project consists of two tandem enclosed understructure spaces for each three-bedroom residential unit and one understructure space for each of the one-bedroom units. One exterior ADA parking space is located beneath the roof overhang adjacent to the building with an accessible route of travel to the ADA unit. A second ADA space is provided beneath to roof overhang and functions as a guest parking space. The third guest parking space is located on the exterior of the building but is not located under the roof overhang.
The proposed parking layout for the project meets the required amount of parking when considering the concession requested to reduce the guest parking by one space. The proposed parking configuration ensures that the project will accommodate its share of parking needs on-site, which will help avoid conflicts between vehicles and tenants with enclosed, assigned parking spaces. Since most of the parking is housed understructure, exterior parking is limited to three spaces which minimizes the exterior paved surface area. The applicant has requested an Adjustment to allow for the single uncovered guest parking space to be located in the front setback.
d. Down-directed and shielded lighting and lighting fixtures are designed to complement buildings, be of appropriate scale, provide adequate light over walkways and parking areas to create a sense of pedestrian safety, minimize light pollution and trespass, and avoid creating glare.
The proposed exterior lighting plan includes light fixture specifications that are appropriate in scale based upon the specific purpose and placement of the lighting.
The proposed exterior lighting is shielded to minimize light pollution and trespass.
Condition of Approval #17 is included to ensure that exterior lighting is inspected and verified for compliance with Chapter 17.36.030 of the Town of Mammoth Lakes Municipal Code prior to the issuance of a certificate of occupancy. e. Landscaping is designed to conserve water resources, promotes a natural aesthetic, and be compatible with and enhance the architectural character and features of the buildings on site, and help relate the building to the surrounding landscape.
The proposed landscape plan is consistent with the recommendations of the Town of Mammoth Lakes Design Guidelines in that the design promotes a natural aesthetic through the use of native plant species that are prevalent in the Mammoth Lakes region. Five (5) new trees are proposed to be planted throughout the landscape areas and include Jeffrey Pine, Quaking Aspen, and Western Water Birch. Perennials and native groundcover shrub species are proposed for the areas
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located around the perimeter of the site. Specific shrubs are proposed for screening purposes to be located around the dumpster enclosure and to provide privacy between adjacent properties. Overall, the proposed landscaping promotes a natural aesthetic by utilizing species that are appropriate to the Mammoth Lakes region.
Condition of Approval #19 is included to require a landscape documentation package to be submitted and approved prior to Building Permit issuance.
5. The project is consistent with any approved tentative map, use permit, variance, or other planning or zoning approval that the project required.
The proposed project is consistent with the associated use permit because the project is a new multi-family residential development and includes a density bonus request pursuant to the Town Density Bonus Ordinance. The design review permit is processed concurrently with the use permit and therefore, will be consistent.
C. FINDINGS FOR ADJUSTMENT (Municipal Code Section 17.76.040)
1. A significant public benefit will result.
A significant public benefit will result from allowing one guest parking space to be located in the front setback because providing guest parking on-site helps prevent conflicts with neighboring properties due to parking in unauthorized areas.
Additionally, any alternative configuration would result in less on-site snow storage, more pavement, or an encroachment into the rear setback area.
2. For adjustments to setbacks or the distance between structures, a finding shall also be made that adequate snow storage and shedding areas are provided.
The project proposes to hold 43% of the required snow storage on site. The remaining 32% of the required snow storage will be hauled off-site as part of an approved snow storage management plan as allowed pursuant to M.C. Section 17.136.050(d).
3. The parking area shall be protected from snow shed, does not impede emergency access, does not interfere with Town snow storage easements, and conforms to the California Building Standards Code requirements.
The guest parking space located within the front setback area is not affected by snow shed due to its distance from the building and the direction in which snow will shed off the roof. Additionally, the parking space does not interfere with Town snow storage easements and does not impede emergency access to the building
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SECTION 2. TOWN COUNCIL ACTIONS.
The Town Council hereby takes the following actions:
1. Determines that substantial evidence exists to support the Planning and Economic Development Commission’s approval of Use Permit 24-003, Design Review 24-006 and Adjustment 25-005; and
2. Finds that this project is categorically exempt pursuant to Section 15332, in-Fill Development Projects, of the California Environmental Quality Act (CEQA) Guidelines; and
3. Affirms the Planning and Economic Development Commission’s approval of Use Permit 24-003, Design Review 24-006 and Adjustment 25-005 subject to the following conditions, and denies the appeal:
(SEE EXHIBIT “A”); and
4. Directs staff to file and post a Notice of Exemption with the Office of Planning and Research and the County Clerk.
PASSED AND ADOPTED this 17
th day of December 2025.
AMANDA RICE, Mayor
ATTEST:
JAMIE GRAY, Town Clerk
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APPLICANT:
I, Bipin Morari, am the property owner and I do hereby attest that I have read, and agree to, the conditions of approval stipulated within this Resolution. _______________________________ Date: ________________
Bipin Morari
(Notary Required)
CALIFORNIA ALL-PURPOSE ACKNOWLEDGMENT
A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document, to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document.
State of California
County of ________ }
On , before me, , Notary
Public, personally appeared , who
proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.
WITNESS my hand and official seal.
_
Signature of Notary
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EXHIBIT “A”
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Case No. UPA 24-003, DR 24-006, and ADJ 25-005
PLANNING DIVISION CONDITIONS
STANDARD PLANNING CONDITIONS
1. This approval authorizes the following: Construction of a 6-unit multi-family apartment project located at 54 Mono Street. A Use Permit is approved to allow a density increase of three dwelling units along with the following concessions permitted pursuant to the Town Density Bonus Ordinance: (1) an increase in lot coverage to 60%; (2) a 20% reduction of the side yard setback and a 10% reduction of the front yard setback; (3) reduction in one guest vehicle parking space; and (4) waive the requirement to provide private 60 square feet of outdoor open space for each dwelling unit.
2. The approved site and building plans including Project Plan Sheets A1.02 dated and received on October 8, 2025, Project Plan Sheets T, A1.01, A1.10-A3.02 dated and received on September 22, 2025, Project Plan Sheets L-1 – L-4 and the Materials Board dated and received on August 6, 2025 shall be adhered to and maintained for the duration of the permit.
3. This permit and all rights hereunder shall automatically terminate unless the site preparation or construction has commenced within two years after the issuance of this permit and such work is diligently carried on until completion, or an extension of time has been granted in accordance with Municipal Code §17.60.060.B.
4. All new improvements constructed on the site shall be in compliance with all Town of Mammoth Lakes, County of Mono, Mammoth Community Water District, the Mammoth Lakes Fire Protection District, the CRWQCB Lahontan District, Great Basin Air Pollution Control District, OSHA, State of California and United States of America laws, statutes, ordinances, regulations, directives, orders, and the like applicable thereto and in force at the time thereof. Any violation of the above may constitute grounds for revocation under Chapter 17.128 of the Mammoth Lakes Municipal Code.
5. This resolution of approval, as conditioned herein, shall be recorded for the subject property by the Mono County Recorder’s Office to commence the approved use on the property or the issuance of any building permits for new or remodeled structures.
6. The site shall be maintained in a neat, clean and orderly manner. All improvements shall be maintained in a condition of good repair and appearance. Outdoor storage of equipment and other materials, except for firewood, is prohibited. Non-operating vehicles, equipment and materials inappropriate to the site and its use shall not be stored within outdoor areas on the site.
7. Storage of construction materials and equipment off-site shall not be permitted without a permit issued by the Community and Economic Development Department of the Town.
Any public or private property altered, damaged or destroyed by site preparation, grading, construction or use shall be restored to its pre-existing condition by the permittee.
8. All conditions of this permit shall be met or secured prior to final occupancy approval of any tenant improvements or new structures.
9. All uses are subject to review by the Building Official of the Town of Mammoth Lakes and must conform to occupancy ratings of the structures to obtain occupancy.
10. Town staff shall have the right to enter the subject property to verify compliance with these conditions. The holder of any permit associated with this project shall make the premises available to Town staff during regular business hours and shall, upon request make records
Resolution No. 2025-__
and documents available to Town staff as necessary to evidence compliance with the terms and conditions of this permit.
11. Prior to the issuance of a building permit, the applicant shall pay all applicable fees as prescribed by ordinance and/or resolution and pay any fees due on this project processing account.
12. Where compliance with the conditions of approval or applicant initiated changes to the plans require additional staff review, that review time shall be billed at the Town’s established billing rates. Prior to the issuance of a building or grading permit, the applicant shall pay all outstanding costs for the processing of this application.
13. The approved site and building plans shall be adhered to and maintained for the duration of the permit.
14. This action may be appealed to the Town Council within fifteen (15) calendar days from the date of Planning and Economic Development Commission approval in accordance with Municipal Code Chapter 17.104.
15. Prior to issuance of a grading or building permit, the applicant shall obtain a secondary source permit or letter of exemption from the Great Basin Unified Air Pollution Control District.
16. The applicant shall defend, with counsel selected by the Town, indemnify, and hold harmless the Town and its agents, officers, and employees from any claim, action, or proceeding against the Town and its agents, officers, or employees to attack, set aside, void, or annul, an approval of the Town, advisory agency, appeal board, or legislative body concerning this approval. The Town shall promptly notify the applicant of any claim, action, or proceeding and shall be entitled to control the defense of any action.
17. All exterior lighting shall comply with Chapter 17.36.030 of the Town of Mammoth Lakes Municipal Code, Exterior Lighting. Exterior light fixtures having a total of over 400 lumens of output shall be equipped with shields that extend below the horizontal plane of the light source to direct the light downward onto the structure or surrounding grounds. Accent lighting is permitted as described in Municipal Code Section 17.36.030.F.6. This shall be verified prior to issuance of a certificate of occupancy.
18. The propane tank serving the property shall be painted tan pursuant to Municipal Code Section 17.36.080.B.
19. The final landscape plan shall substantially conform to the preliminary landscape plan approved by the Planning and Economic Development Commission.
The aggregate landscaped area exceeds 500 sq. ft., so a landscape documentation package shall be required prior to issuance of a Building Permit. Said landscape documentation package shall conform with the requirements identified in Municipal Code Chapter 17.40 (Water Efficient Landscape Regulations). The aggregate landscape area is defined as the total horizontal surface area dedicated to plant installation and irrigation plus the wet surface of any decorative water features. The landscape area for shrubs and trees shall be determined using the shrub/tree mature growth diameter or drip line. The landscape area does not include footprints of buildings or structures, sidewalks, driveways, parking lots, decks, patios, gravel or stone walks, or other pervious or non-pervious hardscapes outside of planted areas. Landscape area does not include undisturbed areas with established nonirrigated vegetation, or landscaping that is exempt pursuant to Municipal Code Section
17.40.020.D.
20. A valid building permit and a permit from the Mammoth Lakes Fire Protection District are required before any building can begin on-site.
Resolution No. 2025-__
21. Proposed water and sewer connections require a Connection Permit from Mammoth Community Water District. Prior to the Town authorizing any construction, the applicant shall obtain water and sewer permits from Mammoth Community Water district and pay applicable fees to the District.
22. New or changed improvements, exterior illumination, elevations, designs, materials, or colors shall conform to the adopted Design Guidelines of the Town of Mammoth Lakes and will require review and approval from the Town of Mammoth Lakes Community and Economic Development Department or Planning and Economic Development Commission pursuant to Municipal Code Chapter 17.88.
23. A certificate of occupancy is required for all future tenant improvements within the subject structure. Tenant improvements shall identify occupancy separation requirements, disabled access requirements and compliance with all applicable building, electrical, plumbing, and fire code requirements.
24. Zoning entitlement conditions of approval shall be printed verbatim on all of the working drawing sets used for issuance of building permits (architectural, structural, electrical, mechanical, and plumbing) and shall be referenced in the index.
SPECIAL PLANNING CONDITIONS
25. Before a certificate of occupancy is issued for the project, the applicant shall certify to the Director that the Eligibility Points upon which the project’s residential density bonus was based have been achieved. To satisfy this condition, evidence shall be provided that a Workforce Housing Agreement consistent with Municipal Code Section 17.136.090 has been recorded on title for the property, and that the six units are deed restricted at the agreed upon “Occupancy Restricted” affordability level. The Town shall be named as a party in the Workforce Housing Agreement and all subsequent deed restrictions.
26. Before a certificate of occupancy is issued for a project, the applicant shall provide evidence to the Town that transient rentals are prohibited for all units within the development.
Evidence shall consist of a use restriction and/or Workforce Housing Agreement satisfactory to the Town prohibiting transient rentals that has been recorded against all units within the development.
27. The total number of deed restricted units required for the density bonus shall not be reduced or otherwise eliminated without the approval of the review authority. To grant such approval, the review authority must find that there is a corresponding reduction in density.
28. The trash enclosure shall be improved with a concrete slab and enclosure constructed of materials compatible with that of the buildings. Adequate space for recyclable materials shall be provided within the enclosure. All trash enclosures, receptacles, and food storage areas shall be animal resistant. The enclosure is not required to be gated. The enclosure shall be installed prior to issuance of the first certificate of occupancy. At the sole discretion of the Town, an alternate location for recyclable materials may be considered provided that the area and proposed recyclables receptacle is easily accessible for the tenants of the property, easily accessible for the disposal company, adequately protected from animal conflicts, and adequately sized for the development. The final alignment of the trash enclosure and any alternative recyclables receptacle location shall be reviewed by Mammoth Disposal, the Public Works Department, and the Community and Economic Development Department.
29. Pursuant to the Federal Migratory Bird Treaty Act and California Fish and Game Code Sections 3503 and 3503.5, it is unlawful to take, possess, or needlessly destroy the nest or eggs of any bird or bird-of-prey, except as otherwise provided by FGC or any regulation made pursuant thereto. Completion of a nesting bird survey by a biologist
Resolution No. 2025-__
with relevant qualifications within three days of initiation of site disturbance is recommended for projects that have the potential to disturb suitable nesting habitat, which may include riparian vegetation, mature trees, snags, and structures.
30. The Building Division will require that a string line be run between the property monuments on the east (front property line), and north (north side property line) at the time of foundation inspection to verify the actual field distance from the structure to the property line.
31. Snow restraint devices shall be installed along the roof edge on the north side of the building. No snow shall shed or be deposited onto adjacent properties or the Town’s or State right-of-way. This shall include snow that is removed from any portion of the property, including, but not limited to, the structure, driveway, and/or common areas.
All interim snow storage areas shall be on the subject property. The property owner shall be subject to fines pursuant to Municipal Code §12.16.030 (Snow Removal – Violation/Penalty) if found to be in violation of this condition.
32. All exterior wood products shall comply with the Wildland Urban Interface (WUI) construction materials requirements certified by the State Fire Marshal’s Office and be in compliance with Chapter 7A of the 2016 California Building Code. Plywood or OSB sheeting shall be a minimum of one-half inch thickness with approved siding material placed over top.
33. All eave and crawl space ventilation shall resist the intrusion of flame and burning embers and comply with Chapter 7A of the California Building Code and local modifications.
34. The structure shall comply with NFPA 13R automatic fire sprinkler requirements as required by Section 903.2.8 and 903.3 of the California Fire Code. A deferred submittal for sprinkler plans and calculations will be acceptable.
ENGINEERING DIVISION CONDITIONS
STANDARD CONDITIONS / GENERAL REQUIREMENTS:
35. Nothing in the approval of this project shall be construed to allow for the deviation, adjustment, variance or non-conformance of any Municipal Code or ordinance, or of any local, State, or federal standard, policy, regulation or law, unless specifically provided for herein.
36. All grading and public improvements, including driveways and parking areas, shall be consistent with the Town of Mammoth Lakes Standard Plans for Public Works.
37. Applicant is responsible for compliance with the Guidelines for Erosion Control in the Mammoth Lakes area. This shall include submittal of a Report of Waste Discharge, if applicable.
38. An encroachment permit or a letter of exemption shall be obtained from the Engineering Services Division of the Town prior to construction within the public right-of-way in accordance with Chapter 12.04 of the Municipal Code. Encroachment permit application shall include a traffic control plan as applicable.
39. Grading plans shall include a Construction Staging and Management Plan which includes provisions related to the parking of construction worker vehicles, equipment and staging of materials, haul routes for export or import of material to/from a permitted site, hours of work, and special approval required by the Town Public Works Director for work outside hours allowed. The plan shall also contain provisions for interrupting utility services to neighboring properties and sufficient noticing to affected residents and property owners.
Resolution No. 2025-__
40. Address numbers shall be placed on all new and existing structures in such a manner as to be plainly visible and legible from the access roadway or street, consistent with Municipal Code Chapter 16.32.
SPECIAL ENGINEERING CONDITIONS:
41. Prior to issuance of a grading permit or building permit, a snow removal/storage management plan for the hauling of snow in accordance with Municipal Code Section
17.36.110.B(3)(a) shall be submitted by the applicant and approved by the Community and Economic Development Department and Public Works Department. The plan shall be in the form of a recorded document mutually agreed to between the property owner and the Town and shall describe features such as, but not limited to, location of snow storage areas, the method of snow hauling, frequency of pick-ups, pick-up areas, haul routes, hours of hauling operations, and snow deposit areas. The plan shall also include methods to address potential cornice and ice falling onto pedestrian and vehicular areas and methods to address hazardous snow and ice build-up on pedestrian pathways and sidewalks. Approved methods to address hazardous snow and ice build-up include plowing, application of cindering, and potential of heat-traced pavement.
42. Owner shall provide an irrevocable offer of dedication (IOD) to the Town, in a form and with content acceptable to the Town, for public right-of-way, street, drainage and snow storage purposes for a width of 10ft from right-of-way line along Mono Street, per the Town’s Policy for Development on Sub-Standard Streets. New setback shall be measured from the ultimate/new property/right-of-way line. Owner shall submit a copy of the most recent grant deed for the property for the Town's use in preparation of the IOD document.
This shall be complete prior to certificate of occupancy.
43. A utility easement in favor of 56 Mono Street on the 54 Mono Street property shall be recorded prior to issuance of a certificate of occupancy for the project. The easement document shall be in a form and with content acceptable to the Town’s Engineering Manager and Public Works Director, and shall be submitted to the Town for review and approval. Upon Town approval, the easement shall be recorded with the Mono County Recorder’s office and a copy of the recorded document shall be provided to the Town.
Resolution No. 2025-__
EXHIBIT “B”
Modified Site Plan
ATTACHMENT B
November 19, 2025 TC Staff Report and Attachments
Available online at:
https://pub-townofmammothlakes.escribemeetings.com/Meeting.aspx?Id=7a672501-04c7-4ee2- a69b-12079e3bf6ec&lang=English&Agenda=Agenda&Item=46&Tab=attachments
ATTACHMENT C
October 8, 2025 PEDC Staff Report and Attachments
Available online at:
https://pub-townofmammothlakes.escribemeetings.com/Meeting.aspx?Id=57150a0d2b64-427b-a43f31c159d9af0f&Agenda=Agenda&lang=English&Item=14&Tab=attachments
ATTACHMENT D
Applicant Letters to Town Council dated
December 1, 2025 and December 8, 2025
2 Dear Hon. Mayor Bubser, Mayor Pro Tem Rice, Town Attorney Morris, and Mammoth Lakes Councilpersons:
On November 19, 2025, the Mammoth Lakes Town Council heard the appeal filed by the owners of the property located at 56 Mono Street, who requested that the council overturn the decision of the Planning and Economic Development Commission that granted Permit Number 24-003, allowing our client, Mr. Bipin Morari, to build 6 units of workforce housing on the property to be used by the staff that works at his hotel. Mr.
Morari has been a long-term developer in Mammoth Lakes and developed and operates a hotel in the town.
The Planning and Economic Development Commission approved the permit after hearing the objections of Mr. Keith Erickson and Ms. Kimberly Erikson, the owners of the property located at 56 Mono Street, Mammoth Lakes. The Eriksons then filed an appeal with the city council that was heard on November 19, 2025. The town council, after hearing from the Eriksons, Mr. Paul Rudder, attorney for the Eriksons, and attorney Hanif Hirji from our firm, decided to defer its decision to allow the parties time to resolve the matter amongst themselves prior to December 17, 2025, the date the council set for its decision on the matter.
The Eriksons’ only argument is that the easement granted to them on Parcel Map No. 36- 158 in 1990, for access to the 54 Mono Street property, as their property was landlocked, states “Exclusive Access Easement Appurtenant to Parcel 2,” and according to the Eriksons’ interpretation, they are the only ones who can use the easement for the driveway. They argued that they were entitled to exclude the owner of 54 Mono Street on whose property the easement exists from concurrent use of the easement. In fact, Mr.
Rudder stated during the Council meeting of November 19, 2025, that if the owner of 54 Mono Street so much as placed his foot upon the easement, that would constitute a trespass upon the property rights of the Eriksons.
The above position of the Eriksons and their attorney is simply wrong, both factually and legally, for the following reasons:
1. Item Number 1 on the conditions of the parcel map approved in 1990,allowing the subdivision of 54 and 56 Mono Street clearly states “(t)he subject properties shall be limited to and shall share one driveway on Mono Street.” There is no ambiguity
3 that the condition of approval required the easement driveway to be shared by 54 and 56 Mono Street parcels.
2. Mammoth Lakes former Town Manager, Mr. Dan Holler, and Michael Sondermann, the general partner of the party that sold the property to our client, signed a letter dated December 21, 2023, a copy of which is attached hereto, that discussed the issue of the ambiguity of the “exclusive access” language written on the parcel map approved in 1990, and concluded that “(t)his letter confirms the prior decision of and approval by the Town that the Access Easement area on the Parcel Map is deemed by the Town to be a shared driveway exclusive to both the owners of Parcel 1 and of Parcel 2, respectively, for means of ingress and egress to Mono Street and that the Non-access Easement provides that no other ingress or egress to Mono Street from Parcel 1 in permitted.” The letter further states that “(t)he Town did not intend to require or allow the creation of an access easement that would, together with the Non-access Easement, prevent Parcel 1 from accessing Mono Street.”
To simplify the above point, if the town council were to accept the Eriksons’ position that 54 Mono Street is not allowed to use the driveway, then 54 Mono Street would become a landlocked parcel with no ingress and egress, as the Nonaccess Easement prevents any other area of ingress and egress from the 54 Mono Street parcel to Mono Street. Is it reasonable to accept the Eriksons’ position that an easement that was created on 54 Mono Street to benefit the landlocked parcel of 56 Mono Street for ingress and egress purposes should be construed to landlock 54 Mono Street? We do not believe there is even one member of this distinguished town council that would agree with the Eriksons’ position.
3. The interpretation of the words “exclusive access” on the Parcel Map can more reasonably be interpreted to mean that it was exclusive to 54 and 56 Mono Street, and that the 56 Mono Street owners could not grant access to other parcel owners to use the easement located on 54 Mono Street as they do not own that property.
The Parcel Map cannot supersede the requirements of the approval conditions that are stated in writing, and the condition that the shared driveway is the only ingress and egress for both properties is the very first stated condition. The Eriksons’ improper and unreasonable interpretation results in 54 Mono Street being landlocked as the Non-access easement grated to the Town in the same Parcel Map
4 allows ingress and egress to both 54 and 56 Mono Street only from the shared driveway on the 30-foot easement.
4. The case law is very clear that a servient estate (54 Mono Street) can concurrently use any easement granted to the landlocked parcel (56 Mono Street), so long as the use does not defeat the purpose of the easement granted to the landlocked parcel for the purpose of ingress and egress. For example, the owner of 54 Mono Street cannot build a wall on the easement,stopping the owners of 56 Mono Street from being able to access the street. See Gray v. McCormick, 163 Cal. App. 4th 772 (2008), holding that a servient estate (54 Mono Street) is not restricted from also using the easement concurrently with the beneficiary estate (56 Mono Street).
After the November 19, 2025, hearing, the Eriksons have illegally placed poles and ropes on the easement to stop the owner of 54 Mono Street from accessing the shared driveway and have placed no trespassing signs on the easement, likely on the advice of their attorney, Mr. Rudder. The owners of 54 Mono Street fully intend to make a request of the Mammoth Lakes Police Department to send peace keeping officers to the property when the owners of 54 Mono Street remove these illegally placed poles, ropes and signs that clearly violate the city’s decision that the driveway is shared.
5. If the Eriksons’ position were valid, why would the town not merely have drawn the map to show the easement as part of the property map of 56 Mono Street, instead of showing it as property owned by 54 Mono Street with an access easement for the benefit of both parcels? Why is the owner of 54 Mono Street paying the property taxes, insurance and other costs of maintaining the land that it owns on which the easement exists if it has no legal rights to such land and if all rights to that land have miraculously been transferred to 56 Mono Street by the easement that is specified in all city writings as a shared driveway?
6. The Planning and Economic Development Commission has already approved the permits for the construction on 54 Mono Street and the Commission’s staff appeared at the November 19, 2025, hearing. They made it very clear that it was the Commission’s position that the plans and permits for 54 Mono Street were approved in compliance with the town’s municipal code and that the council should not grant the Eriksons’ appeal as the council should not exercise jurisdiction over the matter.
5 7. Despite the aforementioned points that clearly lead to the conclusion that the owners of 56 Mono Street do not own the land on which the easement exists and cannot prohibit the owner of the 54 Mono Street property from concurrent use of the easement, as that would landlock the 54 Mono Street property, the owner of 54 Mono Street made two settlement proposals to the Eriksons through their attorney.
The first settlement proposal provides that the Eriksonsacknowledge that the driveway is shared and in exchange, the owner of 54 Mono Street would develop the driveway and maintain it in the future at no cost to the 56 Mono Street owners.
In order to alleviate the 56 Mono Street owners’ concern that the driveway would be used to park cars and block access, the owner of 54 Mono Street provided assurance in its proposal that the driveway is a “no parking zone,” would have the curbs painted red, would have no parking/tow away signs installed, and would engage a local tow company to tow away violators’ cars. As an additional benefit to the 56 Mono Street owners, the 54 Mono Street owner also offered, when it performs its construction, to bring the sewer and water lines up to the point where the property lines of the two properties meet at no cost to56 Mono Street, that presently does not have sewer lines and water lines to its property.
The second settlement proposal made by the 54 Mono Street Owner was to have the owners of 56 Mono Street purchase the property of 54 Mono Street from our client at our client’s cost of acquiring the property, holding costs, and development costs, the total of which is presently approximately $295,000. The owner of 54 Mono Street, being a long-term businessperson with ties to Mammoth Lakes, prefers not to have ill will with any of its residents and officials and is ready to walk away without even one dollar for profit for its time and effort.
These two settlement proposals will expire at 5:00 p.m. on Friday, December 5, 2025, if not accepted by the Eriksons by that date and time.
By now, it should be absolutely clear to the town council that the only correct decision based on the facts and law is to deny the Eriksons’ appeal and to allow the construction already approved by the townplanning department to proceed. If the town council grants the Eriksons’ appeal, such decision would landlock 54 Mono Street and would be contrary to the approval conditions of the Parcel Map, as well as the letter provided to our client by the townmanager and the party that sold it 54 Mono Street,both of which clearly state that the driveway was shared. Our client relied on the documents in the city records
From: David Flader
To: Chris Bubser; Amanda Rice; Bill Sauser; John Wentworth; Brent Truax; Rob Patterson; [email protected]; [email protected]; Gina Montecallo Cc: Hanif Hirji
Subject: 54 Mono Street Apartments Entitlement Application (Use Permit 24-003 and Design Review 24-006) Date: Monday, December 8, 2025 5:06:03 AM
You don't often get email from [email protected]. Learn why this is important [EXTERNAL EMAIL]
Hon. Mayor Bubser, Council Members Sauser,
Rice,Wentworth, Truax, Town Manager Patterson & Town
Attorney Morris:
The following is in response to attorney Paul Rudder’s
rambling email sent at 5:51 a.m. on Saturday, December 6, 2025. We have kept our response as brief as possible in order not to waste your valuable time.
1. Our client is not requesting that the Town Council make any legal finding with respect to this issue. We are merely requesting that the Council not overrule the decision of the Planning and Economic Development Commission, which
approved the project. Mr. Rudder’s client is welcome to seek recovery of damages from the party that sold it the 56 Mono Street property at a later time if it so desires.
2. Mr. Rudder’s argument is contrary to his client’s position, as it entirely ignores the case law on easements. The California cases on this matter have held that a landowner granting an easement is not precluded from the concurrent use of the land on which the easement is granted, so long as it does not also stop the party that was granted the easement from the use of the easement. Therefore, irrespective of the language on the map or the deed executed by the seller to the Eriksons, the owner of 54 Mono Street is not precluded from the concurrent
use of the easement as it does not preclude the Eriksons from also using the easement for ingress and egress purposes.
3. Mr. Rudder’s statement that the prior town manager and Mr. Sodderman came to some sort of a new side deal in 2023 regarding the easement is simply false. The December 21, 2023, letter signed by Mr. Holler and Mr. Sodderman was delivered after the Town fully investigated the issue from the 1990 subdivision of the property through 2023, and concluded that the Town clearly intended, as noted from the outset in the condition to the subdivision, that the driveway be shared. The 54 Mono Street property would otherwise be landlocked. How many of you would agree to grant an easement over your
property to your neighbor if you knew your property would be landlocked as a result? We are certain the answer is zero.
4. Mr. Rudder also completely ignores the California case law, all of which has clearly interpreted land disputes in favor of ensuring that no parcel is landlocked. Mr. Rudder and his clients do not want to litigate this matter in court and seek to hold hostage our client’s project, which complies with the town's municipal code. They would rather litigate the matter through the town council as they know they will lose in court and the best way for them is to delay the valid project is through their appeal filed with the town council, which entirely lacks factual and legal basis.
5. Mr. Rudder appears to have watched too many episodes of “Suits” as he believes that any litigation can be resolved by the courts in one or two months. With 4 potential parties to any lawsuit filed in this matter, the mere filing and serving of the lawsuit could take up to 60 days and by the time the parties file
demurrers or answers, propound written discovery and take depositions, at least eighteen months will pass. A trial on the issues would not even be scheduled for approximately 24 months, and this is exactly what Mr. Rudder wishes for, to delay the project already approved by the Planning and
Economic Development Commission for long enough to
frustrate our client into giving up on developing the parcel.
6. The only sensible statement by Mr. Rudder in his email is his advice to the Town Council that they should not interject themselves in this dispute. The only way for the Town Council to avoid interjecting itself in this dispute is to not interfere with the Planning and Economic Development Commission’s
decision to approve the development. Therefore, based on Mr.
Rudder’s own advice, the Town Council should reject the Eriksons’ appeal and let the project continue pursuant to the permits already issued by the Planning and Economic
Development Commission.
7. Mr. Rudder’s email indicates that the Eriksons are willing to allow our client the concurrent use of as much of the easement as the Town believes is required for the project. Our client intends to concurrently use the easement only as necessary and is bestowing a huge benefit to the Eriksons by developing a paved driveway on the easement instead of the existing dirt road, especially since he is not requesting that the Eriksons share in the cost of developing or maintaining the paved driveway. Mr. Rudder, in essence, is acquiescing to our client’s need to concurrently use the easement so long as it does not interfere with the Eriksons right to use the easement for ingress and egress, which the development does not.
8. Mr. Rudder cries out that our client should propose a settlement rather than involve the town in this dispute. He seeks to have the town grant the Eriksons a hometown
advantage by calling the Eriksons residents of the town and misrepresenting to the council that our client is an outsider developer in town. Both of these statements are false as clearly proven by our recent letter dated December 1, 2025.
First, our client did in fact propose on November 25, 2025, two very reasonable offers of settlement that had immense
economic value to the Eriksons, but the Eriksons and their attorney allowed those settlement offers to expire at 5:00 p.m. on December 5, 2025, without so much as accepting or
rejecting them. They found the time to send a rambling email but apparently did not have the time during the 11 days the settlement offers were open, to accept or reject them.
Second, our client has operated a hotel in the town for over three decades and has conferred more economic benefit to the town than the Eriksons have.
Based on our letter and this reply to Mr. Rudder’s email, we respectfully renew our request that the town not take
jurisdiction in this matter and that it not overrule the Planning and Economic Development Commission’s decision that
approved the project and issued the permit. Allowing the project to continue does not foreclose the Eriksons’ ability to go to court and seek compensation for the alleged wrong committed upon them by the seller of 54 and 56 Mono Street.
Once again, we thank the Town for taking the time to review this matter.
Sincerely,
David M. Flader, Esq.
Law Offices of Flader & Hirji, LLP
21700 Copley Drive
Suite 280
Diamond Bar, CA 91765
Tel: (909) 860-9000
Fax: (909) 860-9005
www.fhlaw.com
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ATTACHMENT E
Appellant Letter to Town Council dated
December 6, 2025
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Mammoth Lakes Town Council
Agenda Action Sheet
Title: Consideration of second reading and adoption of an ordinance amending Title 15 of the Municipal Code for the purpose of adopting the 2025 CA Building Standards Code Council Meeting Date: 12/17/2025
Prepared by: Tom Perry, Building Official
Recommended Motion: Waive the second reading and adopt by title only the Ordinance amending Title 15 of the Municipal Code to reflect adoption of the 2025 CA Building Standards Code with certain local amendments, additions, and deletions.
Summary: At the December 3, 2025 Town Council Meeting, the Council considered the ordinance introduction, waived the first reading of the ordinance, and set a public hearing for the December 17, 2025 Council meeting to consider ordinance adoption to amend Title 15 of the Town’s Municipal Code to reflect adoption of the 2025 CA Building Standards Code with certain local amendments, additions, and deletions. The purpose of the public hearing is to allow opportunity for public comment prior to Council action.
The CA Building Standards Code (“Code”) is adopted and published by the CA Building Standards Commission. The 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 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 Residential Code, 2025 California Building Code, 2025 Wildland-Urban Interface Code, 2025 California Electrical Code, 2025 California Green Building Standards Code,
2025 California Mechanical Code, 2025 California Referenced Standards Code,
2025 California Plumbing Code, 2025 California Existing Building Code, and
2025 California Energy Code, 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.
The new Codes will continue to make buildings safer, more efficient, and will help to preserve California’s resources.
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.
Attachments:
1. Ordinance 2025-07
2. Link to December 3, 2025 Town Council staff report
https://pub-townofmammothlakes.escribemeetings.com/Meeting.aspx?Id=210bc454-7425- 49d4-8d32-c04f08eab535&Agenda=Agenda&lang=English&Item=36&Tab=attachments
ORDINANCE NUMBER 2025-07
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. 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. ______________________________
AMANDA RICE, 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.
1 TOWN COUNCIL STAFF REPORT
Title: Authorize the Town Manager to execute a contract to purchase partition walls and casework for the Town Hall
Meeting Date: December 17, 2025
Prepared by: Haislip Hayes, PE Public Works Director
Amy Callanan, PE Engineering Manager
RECOMMENDATION:
Staff recommend that the Town Council:
Authorize the Town Manager to finalize terms and execute a contract to acquire DIRTT partition walls and casework for the Town Hall.
BACKGROUND:
On July 3, 2024, the Town Council authorized the construction contract with AMG and Associates to construct the new Town Hall project. At the time of award, funding was set aside to cover the construction contract and contingency totaling $29.5M. Thus far the project has stayed well within this budget. It was reported at the June 19, 2024, Council meeting that the funding plan did not include soft costs for interior improvements such as furniture for the Council chamber and the modular office system. As the project and design have progressed the modular office and furniture plan has been further refined. The project has progressed to a point where a contract for this modular system needs to be executed in order to deliver the system in a timely fashion for seamless installation.
ANALYSIS:
Early in the design process a decision was made to make the office spaces as flexible as possible. The cost analysis at the time showed that the cost of a modular system was the same if not slightly cheaper than the cost of installing permanent walls. Given the choice a flexible alternative seemed most appropriate. This concept was reported early on, and many permanent walls and offices were eliminated from the design to create the most flexible open office. Staff worked closely with their consultants to identify a flexible modular office system that will allow for office changes as the needs of the Town evolve over time. Staff are proposing to use the DIRTT platform to construct office spaces and media walls. The company leverages advanced design technology and manufacturing processes that provide design freedom and certainty in cost and schedule. Staff used the DIRTT system to create the new offices and a flexible changing room at the Community Recreation Center. Staff considered this a test and are happy with the look and feel of the product. The DIRTT system will be used to provide all the staff offices. Only the conference rooms and copy spaces will have permanent walls.
2 The same vendor providing the DIRTT system and installation will provide the various casework in the office. Casework will include custom cabinetry in most common spaces including open offices, restrooms and breakrooms. Department common spaces have specific storage needs based on how the department operates. These designs were meticulously reviewed and designed specifically for the specific needs of the Town. The custom casework takes time to construct and needs to be authorized in advance to ensure timely installation.
Staff are recommending using the California Multiple Award Schedules (CMAS) program to contract for the delivery and installation of the DIRTT system and casework. The use of CMAS is optional and is available to state and local government agencies and is different than competitive procurement processes. CMAS offers a wide variety of products and services at prices which have been assessed to be fair, reasonable and competitive. Using a CMAS contract is an efficient delivery method that eliminates timely bidding procedures.
Staff used this process to deliver this DIRTT system at the CRC.
FINANCIAL CONSIDERATIONS:
The construction project is fully funded and well within budget. The funding for expected soft costs including DIRTT and furniture was set aside in future capital and is available for Town Council to appropriate. $2M was set aside for this use. Staff are recommending that the existing contingency be used to cover this contract, reserving the entirety of the $2M in future capital. It is anticipated that a portion of the future capital set aside will be needed to complete the project. However, Staff are working to reserve as much of this balance in future capital for other future projects. This contract would deplete a large portion of the contingency. Staff feel it is most appropriate to use these funds first before appropriating the set aside in future capital.
1 TOWN COUNCIL STAFF REPORT
Title: Discuss Amendments to Town Council Strategic Priorities for 2026 Meeting Date: December 17, 2025
Prepared by: Rob Patterson, Town Manager
RECOMMENDATION:
Receive a presentation from staff on the development of strategic priorities for 2026, provide feedback on suggested edits provided by staff, and introduce new elements from the Town Council as necessary.
BACKGROUND:
The primary purpose in defining a limited set of Town Council Strategic Priorities is to establish 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 establishment of clear key objectives in the near term (12 months) allows staff and the Town Council to appropriately allocate financial and staff resources.
The development of the Town Council Strategic Priorities for 2025 involved an extensive review of community needs to produce a completely new set of priorities. In the past 12 months, considerable work was completed on these priorities and most, if not all, have evolved from those efforts. This report is intended to highlight how these priorities may have evolved and are redlined from a staff perspective for Town Council consideration.
We do not anticipate a significant rewrite, however, there are some priorities that were substantially completed and may be replaced or significantly modified. Staff will receive comments on the suggested edits and additional items provided by the Town Council during deliberations to develop the 2026 priorities. This draft 2026 Town Council Strategic Priorities document will be presented to the Town Council on January 7, 2026, for final review and adoption.
ANALYSIS:
Staff have provided the 2025 priorities, along with staff narrative for Town Council review.
This narrative incorporates a summation of the accomplishments discussed at the December 3, 2025 Town Council meeting and the direction each goal could take in 2026.
The redline edits are suggested modification from a staff review and evolution of the strategy.
2 Public Safety - protection through project identification and implementation Emergency Management: Develop the Town’s emergency response team and augment emergency management operations, public notification and evacuation efforts.
The suggested edits here are around the development of a dedicated Town emergency response or strike team, building that capability along with our notification and evacuation training. The plan for 2026 will be identification and training of the strike team, augmentation of evacuation tools and development of training and practice protocols that include staff and community. All of these plans should be completed in 2026.
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.
Staff have no recommended edits. The work for 2026 will continue with the Wildfire Task Force as year two of the program will evolve slightly with elements learned from the first year. The ESCCRP project will continue with a focus on developing dedicated funding sources from local agencies and connecting Federal – Forest Management philosophy to the work that needs to be completed in our area. Work on the LHMP has been largely completed but there may be implementation elements yet to be achieved.
Facility Optimization: Increase utilization of the Mammoth Yosemite Airport facilities to further protect the community and provide regional support services including medivac and firefighting aircraft.
The minor suggested edit highlights the need for regional engagement from multiple agencies on this plan. The work accomplished for 2025 identified which partners may want to establish a footprint at the airport as a base of operations. The focus of 2026 will be how each of those agencies find a clear path to accomplish that goal as well as an integrated training system, across all agencies, identifying infrastructure needs to accomplish that goal. This will be a multi-year goal for full implementation and build out.
3 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.
Staff have no recommended edits. The work accomplished in 2025 strengthened the Town’s community engagement plans and focused on a more comprehensive approach for Spanish-language materials. In 2026, the effort will be to refine the engagement tools through utilization and learnings. Staff will also focus on any unique engagement needs of the Spanish-language community, including active engagement from Town staff, the Mammoth Lakes Chamber of Commerce and local businesses.
Public Safety: Continue to evaluate public safety needs to protect our community, visitors, and officers.
Staff have no recommended edits. The priority is written broadly to encompass a wide breadth of work. The focus for 2026 will include recruitment strategies to attract personnel, team building and culture development to bolster our community engagement. The police department is already a vital and effective component of our community, and we want to strengthen that for 2026. Townwide Vision, Plans and Services: Update the Town’s vision statement, defining our General Plan update focus, develop a schedule and funding strategy for identified plan updates and streamline Town permitting services.
The recommended edits are a refinement of the original goal. One of the key components of these plan updates is to provide funding for this work and an integrated schedule to maximize efficiency. The highlight of the role of the vision statement in the overall General Plan is to define a connective theme that will be evident across all planning updates that will more easily integrate into a General Plan update.
4 Environmental Sustainability: Reduce our impact on the natural environment with an emphasis on climate resiliency and adaptation.
The recommended edits are a refinement of the original goal. This ties into the work being done with the Destination Stewardship Plan, a partnership effort with Mammoth Lakes Tourism. It also incorporates staff work on the Climate Adaptation and Action Plan, a multi-year plan in its beginning phases. Capital Projects: Continue to evaluate and implement the Town’s Capital Improvement Program (CIP).
Staff have no recommended edits. This is a broad statement of an existing 5-year plan that is continually updated as part of the budget process. An emphasis could be placed on small-scale work for 2026 or a recommitment to our budget and reinvestment strategy that drives our CIP program.
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.” Staff have no recommended edits. This strategy is already focused on the “Missing Middle” which is the highest priority in housing needs. Our efforts will focus on preparing for, and analyzing the feasibility of, a rental project targeting households earning between 100% - 120% AMI. Additional efforts will look to continue development of Town-owned small sites to deliver additional ownership units in 150% and above AMI.
Partnerships: Leverage partnerships to increase opportunities and enhance services
Staff have no recommended edits. This is a broad and effective strategy that allowed us to react seamlessly to gaps in our federal partner work plans. We need to continue to refine how departments like the Office of Outdoor Recreation integrate with agencies and commissions in our service delivery model.
5 Community Funding: Develop capacity of community foundations to support Town initiatives.
Staff have no recommended edits. This could be focused on developing emergency response capabilities through dedicated Town emergency funds and augmentation of community foundations for individual assistance. Consider the foundations support networks for individuals affected by any disaster - both quick response and long-term needs.
Community Development: Maximize community benefit when considering and approving development projects and continue townwide beautification efforts.
Staff have no recommended edits. This is still very important as large-scale developments, particularly around the Village, begin to take shape. These developments are incredibly important to our community but can create significant impacts to our community.
Recreation Amenities and Programs – deliver high-quality, affordable and sustainable recreation programs and amenities
Community Recreation: Continue to expand access, availability and affordability of Parks and Recreation amenities, programs and services.
Staff has minor edits to provide emphasis and awareness of our programs. The focus will include affordability by increasing the awareness of Tony Colasardo Scholarships for all youth and payment plans for adults. Expand discounted, inperson Membership and Play Pass products and maximize access to summer camps and programs. Further expand availability of products and services specifically for families.
Community Connectivity: Enhance wayfinding and mobility plans and upgrades.
Staff have no recommended edits. The strategy is defined broadly but will include an emphasis on MUPs and trail system. There is still a desire to connect with partners like Mono County, creating a similar look and feel to their trails for seamless integration. A comprehensive review and inventory of existing signage to evaluate effectiveness, seeking to reduce fatigue and overload is being planned.
6 Public Lands: Work with federal and State partners to ensure the delivery of sustainable outdoor recreation experiences that drive visitation.
Staff have no recommended edits. This effort is continuous and ongoing as partnership capabilities and initiatives change. The work on the Destination Stewardship plan can play a significant role in our efforts on this. A modification could include integration of outcomes into our workplans. 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.
Staff have no recommended edits. This effort is evolving to define roles and responsibilities of different agencies in this space. The Town is focused on education and management of visitors and community. Work areas, such as the partnership with CDFW are focused on scientific study and analysis of animal behavior to inform needed changes in our effort.
Staff will work on further refinement of these strategic priorities, through Town Council deliberation, feedback and recommendations. The Town Council will have another opportunity to review the final draft at the January 7, 2026 meeting and adopt the Town’s strategic priorities for 2026.
RECOMMENDATION:
Receive a presentation from staff on the development of strategic priorities for 2026, provide feedback on suggested edits provided by staff, and introduce new elements from the Town Council as necessary.
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Priority Modification for 2026
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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) – Sauser, Truax, and Bubser as alternate
Airport Land Use Commission – Rice, Truax, and Bubser as the alternate Mono County Collaborative Planning Team (CPT) – Community and Economic Development Director Nolan Bobroff and Bubser and Truax as alternates Intergovernmental Relations:
Town and County Liaison Committee – Sauser, Rice, and Town Manager and Truax 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 – Sauser 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) – Sauser, Truax, and Town Manager Rob Patterson; Community and Economic Development Director Nolan Bobroff 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.