Town Council Agenda
Wednesday, March 4, 2026, 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 Approve the proclamation declaring March, 2026 as Multiple Sclerosis Awareness Month.
5.2 Recognize promotion of Soibian Spring to Airport Manager.
6. REPORTS FROM COMMISSIONS AND/OR DEPARTMENTS (AS NEEDED)
7. PUBLIC PRESENTATIONS
7.1 Mammoth Lakes Performing Arts Foundation Update.
7.2 2026 Eastern Sierra Transit Authority (ESTA) Operations and Administration Update.
8. STAFF PRESENTATIONS
8.1 Mammoth Crossing Concept Review Application Status Update and Presentation.
8.2 Receive a presentation on the Town’s For-Sale Workforce Housing Guidelines.
8.3 Presentation on the Meridian-Minaret Roundabout.
9. CONSENT AGENDA
9.1 Approve the minutes of the regular meeting of February 18, 2026.
9.2 Accept Check Register 2/5/26 in the amount of $1,072,878.99. Accept Check Register 2/12/26 in the amount of $924,892.55. Accept Check Register 2/13/26 in the amount of $15,569.88. Accept Check Register 2/26/26 in the amount of $673,768.32.
10. POLICY MATTERS
10.1 2026 Youth Sports Funding Award.
10.2 Consider amendments to Town of Mammoth Lakes Municipal Code Chapters 3.12, Transient Occupancy Tax, and 5.32, Transient Rentals of Residential Units.
11. COUNCILMEMBER REPORTS
Informational reports from Councilmember representatives on committees, commissions, and organizations; general reports on Councilmember activities.
12. CLOSED SESSION
12.1 Pursuant to Government Code Section 54956.8, the Town Council will hold a conference with its representatives in regard to property negotiations pertaining to:
Property: APN: 035-010-052
Agency Negotiators: Rob Patterson, Nolan Bobroff, and Marcus Sproll Negotiating Parties: Town of Mammoth Lakes and Mammoth Lakes Foundation Under Negotiation: Price and terms of payment.
12.2 Pursuant to Government Code Section 54956.8, the Town Council will hold a conference with its representatives in regard to property negotiations pertaining to:
Property: APN: 035-290-001-000/1730 Tavern Road
Agency Negotiators: Rob Patterson, Nolan Bobroff, and Haislip Hayes Negotiating Parties: Town of Mammoth Lakes and Mammoth Unified School District Under Negotiation: Price and terms of payment.
12.3 Pursuant to Government Code Section 54957.6.(a), Conference with Labor Negotiators, the Town Council will meet with its representatives, Town Manager Rob Patterson, Community and Economic Development Director Nolan Bobroff, Human Resources Manager
Amanda Pelham, and Jack Hughes, Partner with Liebert Cassidy Whitmore, with respect to the following Employee Organizations: Mammoth Lakes General Employees Association, Mammoth Lakes Management Employees Association, and the Mammoth Lakes Public Works Employees Association.
13. ANNOUNCEMENT OF ACTION TAKEN AFTER CLOSED SESSION
14. ADJOURNMENT
The Town Council will adjourn to a regular meeting to be held on Wednesday, March 18, 2026 at 4:00 p.m.
PROCLAMATION OF THE TOWN COUNCIL OF THE TOWN OF MAMMOTH LAKES, STATE OF CALIFORNIA, DECLARING MARCH 2026 AS MULTIPLE SCLEROSIS AWARENESS MONTH WHEREAS, multiple sclerosis (MS) is an unpredictable, often disabling disease of the central nervous system, affecting nearly 1 million people in the United States alone; and WHEREAS, most people are diagnosed with MS between ages 20 through 50 and an estimated 10,000 children live with MS worldwide, the exact cause of MS is unknown, and no cure currently exists; and
WHEREAS, the National Multiple Sclerosis Society is committed to a world free of MS, raising public knowledge about the disease and elevating the voices of those affected by it; and WHEREAS, the National Multiple Sclerosis Society has transformed what it means to live with MS and provided global leadership to speed discoveries to help achieve our vision of a world free of MS; and
WHEREAS, since 1946, the National Multiple Sclerosis Society has been a driving force of MS research, relentlessly pursuing prevention, treatments and cures, and has invested more than $1 billion in groundbreaking research; and
WHEREAS, funds raised through the National Multiple Sclerosis Society align worldwide resources and fuel research on pathways to MS cures; and
WHEREAS, the National Multiple Sclerosis Society invests in the next generation of MS researchers through fellowships and training, leading to many breakthroughs in MS; and WHEREAS, the mission of the National Multiple Sclerosis Society is to cure MS while empowering people affected by MS to live their best lives and is one that all Americans and the Town of Mammoth Lakes Town Council should support; and
WHEREAS, the Town of Mammoth Lakes recognizes the importance of finding the cause of and cure for MS and expresses its appreciation for the dedication that the National Multiple Sclerosis Society has shown toward creating a world free of MS.
NOW THEREFORE, BE IT PROCLAIMED by the Town Council of the Town of Mammoth Lakes that March 2026 is recognized as Multiple Sclerosis Awareness Month in the Town of Mammoth Lakes and commend observance by all citizens. It is further encouraged that all Mammoth residents learn about MS, as well as educate themselves as to what they can do to support individuals with MS and their families.
APPROVED AND ADOPTED this 4th Day of March 2026.
_______________________________
AMANDA RICE, Mayor
ATTEST:
__________________________
JAMIE GRAY, Town Clerk
MAMMOTH LAKES TOWN COUNCIL
STAFF REPORT
1 Title: Mammoth Lakes Performing Arts Foundation Annual Report Council Meeting Date: March 4, 2026
Prepared by: Stuart Brown, Parks and Recreation Director RECOMMENDATION:
Receive a presentation from the Mammoth Lakes Performing Arts Foundation.
BACKGROUND INFORMATION:
On May 7, 2025, Town Council approved an agreement with the Mammoth Lakes Performing Arts Foundation (MLPAF) to perform fundraising efforts and administer an endowment fund to support operations and maintenance of the McCoy Arts and Cultural Center (MACC).
Development of the McCoy Arts and Cultural Center (MACC) took a major step forward on July 2, when the Mammoth Lakes Town Council awarded the project’s construction contract to Spiess Construction Co., Inc. in the amount of $15,862,000. To celebrate this significant milestone, a groundbreaking ceremony took place on August 6, 2025.
The approximately 7,482 square-foot, 239-seat performing arts theatre will support live theater, musical performances, films, lectures, conferences, and an array of community activities. The Town’s Parks and Recreation Department will manage the facility and coordinate the theatre’s annual programming with several organizations including Chamber Music Unbound, Sierra Classic Theatre, Mammoth Lakes Repertory Theatre, Eastern Sierra Community Chorus, and Mammoth High School. The goal is to unify and strengthen the arts and culture community by bringing everyone together in one custom-designed auditorium.
Once open to the public, the facility will be called the Dave and Roma McCoy Arts and Cultural Center.
ANALYSIS AND DISCUSSION:
To ensure the financial sustainability of the MACC, the Town contracted with the Mammoth Lakes Performing Arts Foundation (MLPAF), a 501(c)(3), tax-exempt California Benefit Corporation, to perform fundraising activities and to administer an endowment fund to support operations and maintenance of the facility.
To kick start the organization’s fundraising efforts and to support on-going overhead expenses, the Town is providing an annual contribution of $25,000. With the formation of the Mammoth Lakes Performing Arts Foundation, a generous private donor committed $250,000 as a matching grant to develop a permanent endowment for this purpose. This is in addition to a Measure U contribution of $300,000 recommended by Mammoth Lakes Recreation (MLR).
The agreement outlines the expectations of MLPAF in several key areas:
2 The organization will be responsible for marketing campaigns and other fundraising efforts to secure additional contributions to the permanent endowment. The organization will also provide fundraising opportunities to secure funding for specialized equipment that is necessary for a facility of this type. An example of this equipment includes specialized lighting and sound equipment and projection capabilities. The organization will provide financial investment decisions to maximize the earning potential of the endowment.
The organization will provide an annual report to the Town Council on interest earned and funds available to support operational and maintenance expenses.
The initial term of this agreement is three years ending June 30, 2028.
This is the first annual report presented by the Mammoth Lakes Performing Arts Foundation.
Attachments:
A. MLPAF Annual Report Letter
B. MLPAF Annual Report Presentation
Financial Status
• Permanent Endowment Funds Invested Long Term
• Base amount a/o 12/31/25 - $565,000.00
• Interest earned a/o 12/31/25 - $11,928.07
• First transfer of funds is expected after construction is completed.
Communication Efforts
• mammothmacc.org website transferred, and
updated with:
• Construction Updates
• Theatre Design and Renderings
• Donation Opportunities
• Sign Ups for email updates
• Constant Contact emails sent as new information
is added
Donation Opportunities
• Primary purpose is to grow the Permanent
Endowment for Operations & Maintenance of the
facility
• Donations will also be accepted for one-time
purchases of specialized equipment, such as
cinema and video equipment
• We will work with individual donors to find the
donation method that works best for them
Coordination with Town Staff
• Two Board Members are meeting regularly with
Town Staff to share information and for updates on
the construction phases.
• A social mixer is planned for May 7 to provide
information to the community. Town Staff, MLPAF
Board Members, potential tenants, community
members, and donors will be invited.
Mammoth Lakes Town Council
Agenda Action Sheet
Title: 2026 Eastern Sierra Transit Authority Operations and Administration Update Council Meeting Date: 3/4/2026
Prepared by: Phil Moores, Executive Director
Recommended Motion: Receive an operations and administration update from Eastern Sierra Transit Authority.
Summary: See attached Executive Directors Report.
March 4, 2026
1 ESTA STAFF REPORT
Subject: Executive Director’s Report
Presented by: Phil Moores, Executive Director
Staffing
David Corkett, a trainer in Mammoth Lakes was voted by his peers as Employee of the Quarter. David has trained many drivers for ESTA and earned their respect with hard work during storms. He can be counted on when times are tough, and that’s exactly the kind of employee ESTA needs. THANK YOU DAVID!
Hiring has slowed a little this season. We have a recruitment for Assistant Transportation Supervisor in Mammoth Lakes. The recruitment for a new Executive Director is also underway.
Reds Meadow
It looks like another limited summer for the Reds Meadow Shuttle. The most recent schedule duplicates last year with partial Thursday and full Friday-Saturday-Sunday service. This schedule reduces our revenue potential by several hundred thousand dollars. July 4th weekend is the current start date despite the potential for early snow melt. I recommend revisiting the schedule if the forest service gets in early.
Service
Town and airport management are working with ESTA to develop a dependable airport service to meet the demand. Current ground transportation solutions are inadequate and from a visitor and airline perspective, not dependable. Airlines have expressed a desire to introduce a larger plane, but not until we can ensure that passengers will be served. The only obstacle is the lack of buses designed to handle 30+ passengers with all their gear. The existing fleet in Mammoth is to old and can’t even handle current demand. Rather than spend millions on buses that won’t be built for 20-24 months, we are looking at refurbished buses designed to serve the passengers with style and comfort at an affordable price.
Technology
We have technological goals set for future projects. Our current database is Microsoft Access and is in dire need of replacement. Carmichael Business is migrating the ESTA data to a MySQL database. MySQL (My Structured Query Language) is a relational database which organizes data into one or more data tables in which data may be related to each other; these relations help structure the data. SQL is a language that programmers use to create, modify and extract data from the relational database, as well as control user access. This change will stabilize our data and improve data usage for many years.
The Mammoth digital information signage is installing and promises to improve ridership and ease of system use. Watch these signs on Main Street in Mammoth Lakes. One goal is to raise awareness about the system as visitors enter the town.
March 4, 2026
2 A contactless payment system is planned for installation on buses later this year. This style of payment will allow riders to use phones and prepaid cards on the buses. It involves special hardware and software solutions.
Equipment
Several vehicle purchases are in action at this time. Fourteen new heavy-duty Mammoth buses equipped with all the bells and whistles including automated passenger counters allowing for stop level ridership numbers are ordered. They will replace the twelve bus fleet and are expected in late 2027.
Two new electric vans are funded for the Mammoth yard. These zero emission vehicles will replace the current fossil burners and conduct the dial-a-ride microtransit service around town. Town staffer, Riley Griesenbeck, is managing the installation of two chargers at the yard for these new vans. Southern California Edison’s Charge Ready program will pay for a large portion of the project.
Marketing
The Bishop Airport bus stop is completed and looks fantastic. Revenue generating ads are already planned for the shelter.
Look Ahead
ESTA continues to receive service requests from communities throughout the region. New airport service, June Lake service, charters, Darwin, etc. are just a few examples of where ESTA is needed. Service expansion in transit is dependent on stable funding, drivers, and buses. All these factors must be considered before any commitment should be made. In FY24-25, ESTA experienced its first budget overrun, since nobody knows when. Drivers are always a challenge with attrition exceeding 30% and new driver training at $10,000 each.
Buses, well, you know that story, ours are well beyond useful life and breaking almost daily.
This doesn’t mean new service will never happen, but careful planning must be made.
Mammoth Public Works and ESTA have shared a facility for many years. Both groups have grown and plan for more growth and change in the future. ESTA has new buses coming and new fueling opportunities that demand special facilities to be installed. Also, Public Works is split into several locations, and there is a benefit for having public works in a central location working together. We are discussing options for ESTA to purchase the 210 Commerce building which in turn helps fund a new location for the entire Public Works group. ESTA pays $200,000 a year in rent. $150,000 to the Town and $50,000 for the temporary facility in Bishop. Since capital funds are available through federal programs, the benefit to our budget is obvious.
Ridership
There were no significant service cancellations affecting ridership. The tables below show the ridership by month and year. The chart at the bottom shows the 2019 dark blue line which has served as our ridership goal for the last few years. With Reds Meadow Road still under construction, ridership is strongly affected. Once the Reds Meadow Rd is fully open, a steep spike in ridership is expected.
March 4, 2026
3 Route 2019 2020 2021 2022 2023 2024 2025
Change
Current
vs. Last
year
Benton 54 6 5 14 11 9 5.00 -4
Bishop DART 3,792 2,439 2,762 3,590 3,646 3,904 3,942.00 38 Bridgeport-Carson 19 10 6 20 12 25 28.00 3
Lancaster 476 215 350 395 674 690 649.00 -41
Lone Pine-Bishop 289 158 228 291 328 391 382.00 -9
Lone Pine DART 473 312 396 501 465 581 674.00 93
Mammoth Fixed 15,620 6,795 11,569 12,191 12,125 12,340 11,095.00 -1,245 Mammoth DART 266 124 150 196 217 286 603.00 317
Mammoth Express 369 190 180 226 410 460 468.00 8
Night Rider 322 134 275 332 322 287 288.00 1
Reds Meadow 1,836 0 0 0 0 0 2,224.00 2,224
Reno 591 289 513 637 775 967 908.00 -59
Walker DART 27 12 5 16 17 66 70.00 4
Total 24,134 10,684 16,439 18,409 19,002 20,006 21,336 1,330 October Ridership Report
Route 2019 2020 2021 2022 2023 2024 2025
Change
Current
vs. Last
year
Benton 44.00 6.00 2.00 4.00 4 8.00 10.00 2
Bishop DART 3,051.00 2,279.00 2,736.00 3,006.00 3,552 3,451.00 3,612.00 161 Bridgeport-Carson 10.00 12.00 4.00 30.00 4 23.00 27.00 4 Lancaster 367.00 183.00 324.00 306.00 565 468.00 567.00 99 Lone Pine-Bishop 231.00 162.00 172.00 227.00 274 266.00 374.00 108 Lone Pine DART 311.00 336.00 332.00 416.00 366 364.00 496.00 132 Mammoth Fixed 14,112.00 8,974.00 12,028.00 14,202.00 8,945 11,724.00 12,307.00 583 Mammoth DART 107.00 110.00 100.00 166.00 190 304.00 544.00 240 Mountain Resort 25,370.00 8,541.00 19,292.00 24,347.00 29,208 32,219.00 27,198.00 -5,021 Mammoth Express 377.00 175.00 197.00 288.00 493 429.00 514.00 85 Night Rider 357.00 59.00 275.00 253.00 323 253.00 279.00 26 Reno 436.00 275.00 406.00 580.00 670 946.00 819.00 -127 Walker DART 25.00 10.00 0.00 10.00 14 83.00 73.00 -10
Total 44,798 21,122 35,868 43,835 44,608 50,538 46,820 -3,718 November Ridership Report
March 4, 2026
4 Route 2019 2020 2021 2022 2023 2024 2025
Change
Current
vs. Last
year
Benton 33 4 2 14 11 7.00 5.00 -2
Bishop DART 3,816 2,284 2,936 3,354 3,832 3,399.00 3,859.00 460 Bridgeport-Carson 24 5 12 28 5 16.00 35.00 19
Lancaster 419 139 323 320 363 509.00 761.00 252
Lone Pine-Bishop 222 151 139 241 279 330.00 349.00 19
Lone Pine DART 417 415 390 381 413 489.00 736.00 247
Mammoth Fixed 24,999 4,565 15,366 20,326 18,977 24,313.00 23,735.00 -578 Mammoth DART 183 88 148 233 281 338.00 541.00 203
Mountain Resort 105,606 26,001 88,698 92,360 67,993 91,944.00 72,416.00 -19,528 Mammoth Express 630 178 369 502 469 666.00 804.00 138
Night Rider 404 78 192 308 324 293.00 203.00 -90
Other 1,806 0 1,597 1,890 1,983 1,606.00 832.00 -774
Reno 625 308 434 570 784 956.00 1,013.00 57
Walker DART 26 13 0 9 13 72.00 72.00 0
Total 139,210 34,229 110,606 120,536 95,727 124,938 105,361 -19,577 December Ridership Report
Year 2019 2020 2021 2022 2023 2024 2025
Jan 158,754 144,341 41,512 107,382 142,382 137,144 138,412 Feb 141,240 118,822 58,171 92,870 111,066 135,978 136,960 Mar 139,505 52,582 62,457 82,051 100,995 128,995 139,458 Apr 88,883 5,086 37,046 49,395 87,321 74,479 71,091
May 32,963 5,970 17,744 21,511 34,378 35,293 28,876
Jun 40,859 10,175 27,664 58,080 26,893 51,591 51,495
Jul 148,430 27,061 98,102 106,363 97,231 86,605 85,026
Aug 131,970 27,404 78,722 79,686 78,931 73,509 73,360
Sep 45,200 13,952 20,362 35,385 39,788 35,921 34,797
Oct 22,493 10,684 16,439 18,409 18,715 20,006 21,336
Nov 44,798 21,122 35,868 43,835 44,608 50,538 46,820
Dec 137,404 34,229 109,009 120,536 93,774 124,938 105,361 Total 1,132,499 471,428 603,096 815,503 876,082 954,997 932,992 Historical Annual Ridership Data
March 4, 2026
5
1 TOWN COUNCIL STAFF REPORT
Title: Mammoth Crossing Concept Review Application Status Update and Presentation
Meeting Date: March 4, 2026
Prepared by: Kim Cooke, Senior Planner
RECOMMENDATION:
Receive an application status update on the Mammoth Crossing Project from Planning staff, followed by a project concept presentation from the developer’s representatives and architect. Provide initial comments and ask questions of the development team and staff.
BACKGROUND:
A Concept Review Application for the North Village Mammoth Crossing sites was submitted to the Town Planning Division on September 22, 2025. The Concept Review process is available to prospective applicants and is encouraged prior to completing project design and submitting a formal entitlement application.
Since the concept review application was submitted, the developer’s representatives and project architects have met regularly with Town staff, often on a weekly basis via Zoom, to review preliminary comments and discuss potential design refinements. These meetings have focused on evaluating the project’s consistency with applicable development standards and exploring solutions to address identified issues. The ongoing coordination has helped shape the current development concept and ensure that key design considerations are addressed early in the review process.
In addition, the developer has been working toward a refined version of the project concept that could be presented as a project update to the Town Council. The intent of the presentation is to introduce a well‑ developed conceptual design and facilitate early conversations that will allow the design team to respond to specific concerns and community priorities as the project evolves.
It is important to note that, because the project concept is still evolving, Town staff have not yet completed a full analysis of the project’s consistency with all applicable development standards and policies of the North Village Specific Plan or the Mammoth Crossing EIR.
ANALYSIS:
The Mammoth Crossing sites are located within the North Village Specific Plan area. The project proposes development of three of the four corners at the Main Street and Lake Mary Road/Minaret Road intersection with a mix of traditional hotel lodging, resort residential
2 accommodations, as well as a hotel conference center, retail uses, and a public plaza.
Development of these sites is regulated by the North Village Specific Plan. North Village Specific Plan Document
NEXT STEPS:
The developer’s team will finalize the concept project plans. Planning and Engineering Division staff will then complete their review and inform the applicant of applicable Town requirements, provide a preliminary list of issues that are likely to arise during formal application review, suggest potential alternatives or modifications based on development standards and adopted policies, and identify any technical studies that may be required for environmental review once a formal application is submitted.
FINANCIAL CONSIDERATIONS:
Staff time dedicated to this application is funded through the Concept Review application deposit, which must be replenished on an ongoing basis as costs related to staff time and attorney review expenses are incurred.
ENVIRONMENTAL CONSIDERATIONS:
An Environmental Impact Report was prepared for the Mammoth Crossing Project and was adopted and certified in 2009. As part of the project approval, the Town Council adopted a Statement of Overriding Considerations because the project would result in significant and unavoidable impacts related to aesthetics, air quality, and noise.
Any future project at the Mammoth Crossing sites will be reviewed against the 2009 certified EIR. If a new proposal omits or substantially changes features that were part of the certified project description, particularly those the Town relied on as community benefits to justify approving the project despite significant unavoidable impacts, the legal approvals associated with the EIR may no longer be valid, and preparation of a new CEQA document would be required.
2009 Mammoth Crossing EIR Reference Documents:
2009 Mammoth Crossing DEIR
2009 Mammoth Crossing FEIR
Adopted Findings of Fact and Statement of Overriding Considerations LEGAL CONSIDERATIONS:
Town staff have relied on input from the Town Attorney and CEQA counsel to help define the Mammoth Crossing project parameters and clarify applicable CEQA requirements. It is anticipated that legal counsel will continue to be involved throughout the review of the project.
PROJECT UPDATE
March 4th, 2026
MAMMOTH CROSSING
WESTIN
HOTEL
THE VILLAGE
GONDOLA
SITE 1
SITE 2
SITE 3
MAIN STREET
LAKE MARY ROAD
MINARET ROAD
CANYON BLVD
LIMELIGHT
HOTEL
MAMMOTH
CROSSING
ROCKSPRING
RESORT
CONDOS
RESIDENCE
INN
8050
CONDOMINIUMS
SIERRA STAR
GOLFCOURSE
FUTURE EAST
VILLAGE
TOWARDS
MAMMOTH
MOUNTAIN
FIRESIDE CONDOS
ALPENHOF
LODGE
EXISTING DEVELOPMENT
PER NVSP
EXISTING DEVELOPMENT
PRE NVSP
OPPORTUNITY SITES
LEGEND
OVERALL CONTEXT
MAMMOTH CROSSING: SITE 1 JW MARRIOTT RESORT & SPA
01/21/2026
P0.04
MAMMOTH CROSSING | 2
03/04/2026
PROJECT CONTEXT
MAMMOTH CROSSING | 3
03/04/2026
LEGEND
BUILDING ENTRY
SERVICE ENTRY
BIKE / PEDESTRIAN NETWORK
OVERALL SITE PLAN
SITE 1
JW MARRIOTT RESORT & SPA
SITE 2
RITZ-CARLTON
RESIDENCES
MAMMOTH BREWING
CO.
SITE 3
JW MARRIOTT RESIDENCES
SITE 1: 09/18/25 ILLUSTRATIVE PLAN
SITE 1
1 Legend
Auto court / Drop-off
Garden Terrace
Flex Lawn - conference
Zen Garden (conference level)
Stage
Loading lane planting
Stone steppers
Garden terrace (Level 5)
Garden terrace (Level 7)
Hot tubs
Fire pit
Lap Pool
Garage Entry
Water feature
Conference Entry below
1 5
5 2
2 6
6 3
3 7
7 4
4 8
8 9 9
10 10
13 13
11 11
14 14
12 12
15 15
LAKE MARY RD
MINARET RD
CANYON BLVD.
13'-0"
NORTH 0
ORIGINAL SCALE:
20 40 80
1"=40'-00"
SITE 4 - SITE PLANS
end
Landscape Boulders
Proposed Pines
Native Planting
Proposed Aspens
Proposed Ornamental
nce Plan
Native
Revegetation
Native
Revegation
NORTH 0
ORIGINAL SCALE:
30 60 120
1"=60'-00"
Garden fire pits
Lower Spa
Fire pit
Upper Spa
Playground
Elevated walkway
Dog Park
Site Boundary
Autocourt
Garage entry
Proposed stage
Flex Space
Steps / seating walls
Visitor Parking (3)
Autocourt
Entry Wall
Ramp
Ramp
Bike Parking
A SITE 2 - SITE PLAN
Legend
Concrete
Hardscape Pavers 1
Hardscape Pavers 2
Hardscape Pavers 3
Hardscape Pavers 4
Timber
Concrete Wall
Softscape Planting
Landscape Boulders
Proposed Pines
Native Planting
Proposed Aspens
Proposed Ornamental
Concrete Steps
Reference Plan
Fire Pit
Fire access
Bathrooms
MBC deck
LAKE MARY ROAD
MAIN STREET
M
NI A
R
E
T
R
OA
D
CANYON BLVD
LINEAR PARK / PEDESTRIAN BRIDGE
SITE 1 - POCKET PARK
LIMELIGHT MAMMOTH HOTEL
ROCKSPRING MAMMOTH
THE PERCH AT MAMMOTH CROSSING
RETAIL SHOPS
HILLSIDE TERRAIN & MULTIUSE PATH
1 2
3 4
5 6
1 7
2 3
4 5
6 7
TOWARDS NORTH
VILLAGE
SITE 1: 12/22/25 OVERALL ILLUSTRATIVE PLAN
SITE 1
1 5
2 6
3 7
4 8
9 10
13 11
14 12
15 LAKE MARY RD
MINARET RD
CANYON BLVD.
NORTH 0
ORIGINAL SCALE:
20 40 80
1"=40'-00"
Native
getation
Native
Revegation
CANYON BLVD.
LAKE MARY ROAD
MINARET ROAD
MINARET ROAD
U
V
NORTH 0
ORIGINAL SCALE:
20 40 80
1"=40'-00"
GARDEN ROOMS
Site Boundary
Planting Bed
Autocourt
Landscape Bed
Vehicle Drop Off
Garage Entry
Conference Entry
Steps to Conference Entry
Stone Steppers
Flex Lawn Space
Landscape Wall
Stone Steppers
Loading Zone
Zen Garden (Level 2)
Site Easement
Legend
Auto court / Drop-off
Garden Terrace
Flex Lawn - conference
Zen Garden (conference level)
Stage
Rooftop Planting
Stone steppers
Garden terrace (Level 5)
Garden terrace (Level 7)
Hot tubs
Fire pit
Lap Pool
Garage Entry
Water feature
Conference Entry below
1 5
2 6
3 7
4 8
9 10
13 11
14 12
15 B SITE 4 - SITE PLANS
Legend
Landscape Boulders
Proposed Pines
Native Planting
Proposed Aspens
Proposed Ornamental
Reference Plan
Nat
Revegetat
B SITE 1 - POOL / GARDEN TERRACE / GAR
Legend
Concrete
Hardscape Pavers 1
Hardscape Pavers 2
Hardscape Pavers 3
Hardscape Pavers 4
Timber
Concrete Wall
Softscape Planting
Landscape Boulders
Proposed Pines
Native Planting
Proposed Aspens
Proposed Ornamental
Concrete Steps
Reference Plan
DROP-OFF / MAIN ENTRY
POCKET PARK - CONFERENCE
CENTER
STAGE
STONE STEPPERS
GARDEN TERRACE
ZEN GARDEN (CONFERENCE LEVEL)
ROOFTOP PLANTING
GARDEN TERRACE (LEVEL 5)
GARDEN TERRACE (LEVEL 7)
HOT TUBS
POOL
WATER FEATURE
FIRE PIT
GARAGE EXIT
GUEST ENTRY
LOADING DOCK - SERVICE ACCESS
1 2
3 4
5 6
7 8
10 11
12 13
14 15
LEGEND
1 2
4 3
5 7
9 8
6 15
11 12
14 10
13 9
16 16
JW MARRIOTT
RESORT & SPA
SITE 1: 09/18/25 ILLUSTRATIVE PLAN
SITE 1
1 Legend
Auto court / Drop-off
Garden Terrace
Flex Lawn - conference
Zen Garden (conference level)
Stage
Loading lane planting
Stone steppers
Garden terrace (Level 5)
Garden terrace (Level 7)
Hot tubs
Fire pit
Lap Pool
Garage Entry
Water feature
Conference Entry below
1 5
5 2
2 6
6 3
3 7
7 4
4 8
8 9 9
10 10
13 13
11 11
14 14
12 12
15 15
LAKE MARY RD
MINARET RD
CANYON BLVD.
13'-0"
NORTH 0
ORIGINAL SCALE:
20 40 80
1"=40'-00"
SITE 4 - SITE PLANS
end
Landscape Boulders
Proposed Pines
Native Planting
Proposed Aspens
Proposed Ornamental
nce Plan
Native
Revegetation
Native
Revegation
NORTH 0
ORIGINAL SCALE:
30 60 120
1"=60'-00"
Garden fire pits
Lower Spa
Fire pit
Upper Spa
Playground
Elevated walkway
Dog Park
Site Boundary
Autocourt
Garage entry
Proposed stage
Flex Space
Steps / seating walls
Visitor Parking (3)
Autocourt
Entry Wall
Ramp
Ramp
Bike Parking
A SITE 2 - SITE PLAN
Legend
Concrete
Hardscape Pavers 1
Hardscape Pavers 2
Hardscape Pavers 3
Hardscape Pavers 4
Timber
Concrete Wall
Softscape Planting
Landscape Boulders
Proposed Pines
Native Planting
Proposed Aspens
Proposed Ornamental
Concrete Steps
Reference Plan
Fire Pit
Fire access
Bathrooms
MBC deck
SITE 1: JW MARRIOTT RESORT & SPA | 4
03/04/2026
OVERALL SITE PLAN
LAKE MARY RD.
CANYON BLVD.
MINARET RD.
FIRE ACCESS & SERVICE CORRIDOR
SITE 1: JW MARRIOTT RESORT & SPA | 5
03/04/2026
VIEW FROM CORNER OF LAKE MARY RD. AND CANYON BLVD
SITE 1: JW MARRIOTT RESORT & SPA | 6
03/04/2026
CONFERENCE CENTER ENTRY AREA
EL: 8049.5'
3,290 SF
DINING
HOTEL
DROP OFF
ESCALATORS
1,690 SF
GARDEN
LOUNGE
SHOW KITCHEN
GARDEN
TERRACE
DINING
2,990 SF
KITCHEN
390 SF
M
470 SF
W
POOL BAR & GRILL
1,440 SF
LOBBY
LOUNGE
570 SF
CURATED
RETAIL
410 SF
JW
MARKET
1,890 SF
FITNESS
&
MOVEMENT
STUDIO
3,570 SF
WELLNESS
CENTER
420 SF
W
340 SF
M
740 SF
PDR
430 SF
RECEPTION
&
CONCIERGE
50 SF
VALET
OFF.
150 SF
BELL
SPA
SPA
POOL
LOBBY TERRACE
SERVICE ALLEY 11% 1:12
GARDEN DECK BELOW
70 SF
FR. OFFICE
MANAGER
100 SF
LUGGAGE
STORAGE
CONF. CENTER DROP OFF @
LEVEL 1
8045
8040
8040
8045
8035
8050
8025
8050
LAKE MARY ROAD
MINARET ROAD
CANYON
BLVD.
40 SF
DIST. ELEC
RM
STAIR 01
STAIR 02
STAIR 03
STAIR 04
POOL DECK
EL: 8050'
EL: 8050'
280 SF
BAR
200 SF
RESTROOMS
AND
CHANGING
RM (M)
200 SF
RESTROOMS
AND
CHANGING
RM (W)
190 SF
CHECK-IN
AND
STORAGE
600 SF
LOBBY
BAR
130 SF
BAR
STORAGE
190 SF
BAR
FIREPLACE
FIREPLACE
STAIR 05
8035
8030
8025
CABANAS
MILLWORK & BOOKCASES
NANA WALL DOORS NANA WALL DOORS
NANA WALL DOORS
PARKING RAMP DOWN
STAIR 06
SITE 2
8028
GATE/
ACCESS
CONTROL
760 SF
RESTROOMS
AND
CHANGING
RM (W)
530 SF
RESTROOMS
AND
CHANGING
RM (M)
RELAXATION
LOUNGE
80 SF
BOH
TREATMENT
ROOMS
MILLWORK & BOOKCASES
PLAN LEGEND
PROPERTY LINE
SETBACK REQUIREMENTS
GUEST SERVICES
AMENITIES
DINING
KITCHEN OR B.O.H.
RESTROOMS
CIRCULATION
MECHANICAL
PARKING
RETAIL
ADMIN
300 MONTGOMERY STREET, SUITE 600
SAN FRANCISCO CA 94104
(C) 2026 BSA ARCHITECTS INC
"Drawings and written material appearing
herein constitute the original and unpublished
work of the architect and the same may not
be duplicated, used, or disclosed without the
written consent of the architect"
PROJECT NO.
ISSUE
RELEASE DATE
REVISIONS
633 TREMONT STREET, UNIT 2
BOSTON MA 02118
22413
MAMMOTH CROSSING: SITE 1JW MARRIOTT RESORT & SPA
P2.04NEW COURSE ENTERPRISES
REVISED 100% SCHEMATIC DESIGN
01/21/2026
FLOOR PLAN
LEVEL 3 - 8050'
1" = 20'-0" 1 LEVEL 3 - 8050'
3,290 SF
DINING
ESCALATORS
1,690 SF
GARDEN
LOUNGE
SHOW KITCHEN
GARDEN
TERRACE
DINING
2,990 SF
KITCHEN
390 SF
M
470 SF
W
POOL BAR & GRILL
E
570 SF
CURATED
RETAIL
410 SF
JW
MARKET
1,890 SF
FITNESS
&
MOVEMENT
STUDIO
3,570 SF
WELLNESS
CENTER
420 SF
W
340 SF
M
740 SF
PDR
430 SF
RECEPTION
&
CONCIERGE
Y TERRACE
11% 1:12
GARDEN DECK BELOW
0 SF
OFFICE
NAGER
100 SF
LUGGAGE
STORAGE
8040
8045
8035
8025
MINARET ROAD
40 SF
DIST. ELEC
RM
STAIR 01
STAIR 03
STAIR 04
EL: 8050'
280 SF
BAR
200 SF
RESTROOMS
AND
CHANGING
RM (M)
200 SF
RESTROOMS
AND
CHANGING
RM (W)
190 SF
CHECK-IN
AND
STORAGE
600 SF
LOBBY
BAR
130 SF
BAR
STORAGE
190 SF
BAR
FIREPLACE
STAIR 05
8025
NANA WALL DOORS
NANA WALL DOORS
N
STAIR 06
8028
760 SF
RESTROOMS
AND
CHANGING
RM (W)
530 SF
RESTROOMS
AND
CHANGING
RM (M)
RELAXATION
LOUNGE
80 SF
BOH
TREATMENT
ROOMS
PLAN LEGEND
PROPERTY LINE
SETBACK REQUIREMENTS
GUEST SERVICES
AMENITIES
DINING
KITCHEN OR B.O.H.
RESTROOMS
CIRCULATION
MECHANICAL
PARKING
RETAIL
ADMIN
ISS
MAMMOTH CROSSING: SITE 1
03/04/2026
SITE 1: JW MARRIOTT RESORT & SPA | 7
N
LEVEL 1
PUBLIC ENTRY LEVEL Page 28 of 99
CONF. CENTER DROP OFF
EL: 8026'
EL: 8026'
1,930 SF
KITCHEN
6,000 SF
BALLROOM
600 SF
BOARD
RM
2,320 SF
LOADING
DOCK
420 SF
RESTROOMS
930 SF
MECH
650 SF
MEETING
RM.
270 SF
BUSINESS
CENTER
LOUNGE
PARKING
EL: 8026'
PRE FUNCTION
PRE FUNCTION
MEETING ROOMS
650 SF
MEETING
RM.
330 SF
RESTROOMS
210 SF
BOH
RAMP DOWN
TO PARKING
SERVICE SERVICE
119118117 122
140
141
143
150149 151 153
172
171
170
179
180
181
173
174
175
178
177
176
121120
144
145
146
147
148
157 158 159 161
152
160
154 155 156
162
167
166
165
164
168
TRASH
COMPACTOR
SERVICE ALLEY
EL: 8024'
11% 1:12
OUTDOOR
POCKET PARK
1,300 SF
GENERATOR
480 SF
BRIDAL/
VIP
EMPLOYEE
ENTRANCE
163
8035
8045
8040
8025
8040
8045
8035
8050
8025
8050
8030
LAKE MARY ROAD
MINARET ROAD
CANYON
BLVD.
MAIN
550 SF
ELECTRICAL
ROOM
ELECTRICAL SERVICE
EQUIPMENT YARD
80 SF
DIST. ELEC
RM
142
160 SF
MECH
SIDEWALK
STAIR 04
STAIR 06
STAIR 05
125 124 123
128127 129
137 136 135 134 133
132131130
138
190
189
188
187
186
185
184 183 182
169
126
139
EGRESS SIDEWALK
110 SF
DIST. ELEC
RM
EL: 8026'
160 SF
COAT
ROOM
70 SF
DIST. ELEC
RM
STAIR 03
ESCALATORS
JAN.
EL: 8026'
180 SF
TRASH/
RECY.
110 SF
PURCHASING
&
RECEIVING
OFFICE
RAMP DN
80 SF
TEMP
COOLER
STORAGE
170 SF
BREAKDOWN
AND
ROUGH
PREP
410 SF
RECEIVING
AREA
60 SF
REF.
GARBAGE
110 SF
CAN & DRY
WASH
EL: 8026'
251 252
SITE 2
8028
GATE / ACCESS
CONTROL
DOCK LEVELERS
PLAN LEGEND
PROPERTY LINE
SETBACK REQUIREMENTS
GUEST SERVICES
AMENITIES
DINING
KITCHEN OR B.O.H.
RESTROOMS
CIRCULATION
MECHANICAL
PARKING
RETAIL
ADMIN
300 MONTGOMERY STREET, SUITE 600
SAN FRANCISCO CA 94104
(C) 2026 BSA ARCHITECTS INC
"Drawings and written material appearing
herein constitute the original and unpublished
work of the architect and the same may not
be duplicated, used, or disclosed without the
written consent of the architect"
PROJECT NO.
ISSUE
RELEASE DATE
REVISIONS
633 TREMONT STREET, UNIT 2
BOSTON MA 02118
22413
MAMMOTH CROSSING: SITE 1JW MARRIOTT RESORT & SPA
P2.02NEW COURSE ENTERPRISES
REVISED 100% SCHEMATIC DESIGN
01/21/2026
FLOOR PLAN
LEVEL 1 - 8026'
1" = 20'-0" 1 LEVEL 1 - 8026' - GROUND LEVEL
3,290 SF
DINING
ESCALATORS
1,690 SF
GARDEN
LOUNGE
SHOW KITCHEN
GARDEN
TERRACE
DINING
2,990 SF
KITCHEN
390 SF
M
470 SF
W
POOL BAR & GRILL
E
570 SF
CURATED
RETAIL
410 SF
JW
MARKET
1,890 SF
FITNESS
&
MOVEMENT
STUDIO
3,570 SF
WELLNESS
CENTER
420 SF
W
340 SF
M
740 SF
PDR
430 SF
RECEPTION
&
CONCIERGE
Y TERRACE
11% 1:12
GARDEN DECK BELOW
0 SF
OFFICE
NAGER
100 SF
LUGGAGE
STORAGE
8040
8045
8035
8025
MINARET ROAD
40 SF
DIST. ELEC
RM
STAIR 01
STAIR 03
STAIR 04
EL: 8050'
280 SF
BAR
200 SF
RESTROOMS
AND
CHANGING
RM (M)
200 SF
RESTROOMS
AND
CHANGING
RM (W)
190 SF
CHECK-IN
AND
STORAGE
600 SF
LOBBY
BAR
130 SF
BAR
STORAGE
190 SF
BAR
FIREPLACE
STAIR 05
8025
NANA WALL DOORS
NANA WALL DOORS
N
STAIR 06
8028
760 SF
RESTROOMS
AND
CHANGING
RM (W)
530 SF
RESTROOMS
AND
CHANGING
RM (M)
RELAXATION
LOUNGE
80 SF
BOH
TREATMENT
ROOMS
PLAN LEGEND
PROPERTY LINE
SETBACK REQUIREMENTS
GUEST SERVICES
AMENITIES
DINING
KITCHEN OR B.O.H.
RESTROOMS
CIRCULATION
MECHANICAL
PARKING
RETAIL
ADMIN
ISS
MAMMOTH CROSSING: SITE 1
03/04/2026
SITE 1: JW MARRIOTT RESORT & SPA | 8 LEVEL B1
CONFERENCE CENTER, PARKING & LOADING
N
48 ROOMS
340 SF
DQ1-B
320 SF
K1-B
340 SF
DQ1-B
330 SF
K1-B
ADA
330 SF
DQ1-B
330 SF
K1-B
310 SF
DQ1-B
340 SF
DQ1-A
290 SF
K1-D
340 SF
DQ1-A
340 SF
K1-A
340 SF
DQ1-A
710 SF
ES2
ADA
340 SF
K1-B
ADA &
HEARING
290 SF
K1-D
340 SF
DQ1-A
340 SF
DQ1-A
340 SF
K1-A
300 SF
K1-A
340 SF
K1-A
340 SF
DQ2
300 SF
DQ1-A
340 SF
DQ1-B
950 SF
ES1
340 SF
K1-A
560 SF
K6
340 SF
K1-A
340 SF
DQ1-A
340 SF
K1-A
340 SF
DQ1-A
490 SF
K2-A
380 SF
K3-A
340 SF
K1-A
340 SF
DQ1-A
340 SF
K1-A
HEARING
340 SF
DQ1-A
HEARING
300 SF
K1-A
440 SF
K5
620 SF
K6
360 SF
K4
360 SF
SERVICE
FOYER
300 SF
DQ1-A
340 SF
K1-A
300 SF
DQ1-A
280 SF
HOUSEKEEPING
380 SF
K1-A
340 SF
K1-B
340 SF
DQ1-A
70 SF
BATH
70 SF
BATH
70 SF
BATH
70 SF
70 SF BATH
BATH
70 SF
BATH
70 SF
BATH
70 SF
BATH
70 SF
BATH
70 SF
BATH
70 SF
BATH
70 SF
80 SF BATH
BATH
70 SF
BATH
70 SF
BATH
70 SF
BATH
100 SF
BATH
70 SF
BATH
70 SF
BATH
70 SF
BATH
70 SF
BATH
70 SF
BATH
70 SF
BATH
70 SF
BATH
70 SF
BATH
70 SF
BATH
70 SF
BATH
70 SF
BATH
70 SF
BATH
70 SF
BATH
70 SF
BATH
70 SF
BATH
70 SF
BATH
70 SF
BATH
70 SF
BATH
70 SF
BATH
70 SF
BATH
70 SF
BATH
70 SF
BATH
70 SF
BATH
140 SF
BATH
90 SF
BATH
140 SF
BATH
70 SF
BATH
GARDEN VIEW ROOMS
340 SF
DQ1-B
340 SF
K1-B
70 SF
BATH
70 SF
BATH
160 SF
DIST. ELEC
RM
STAIR 01
STAIR 02
STAIR 03
170 SF
DIST. ELEC
RM
120 SF
BATH
70 SF
BATH
60 SF
TEL. /
DATA
PLAN LEGEND
PROPERTY LINE
SETBACK REQUIREMENTS
KING ROOM
DOUBLE QUEEN ROOM
EXECUTIVE SUITE
DELUXE SUITE
BATH
B.O.H.
CIRCULATION
MECHANICAL
VP SUITE
ROOM TYPE LEGEND
K KING ROOM
DQ DOUBLE QUEEN ROOM
ES EXECUTIVE SUITE
DS DELUXE SUITE
VPS VICE PRESIDENTIAL SUITE
300 MONTGOMERY STREET, SUITE 600
SAN FRANCISCO CA 94104
(C) 2026 BSA ARCHITECTS INC
"Drawings and written material appearing
herein constitute the original and unpublished
work of the architect and the same may not
be duplicated, used, or disclosed without the
written consent of the architect"
PROJECT NO.
ISSUE
RELEASE DATE
REVISIONS
633 TREMONT STREET, UNIT 2
BOSTON MA 02118
22413
MAMMOTH CROSSING: SITE 1JW MARRIOTT RESORT & SPA
P2.06NEW COURSE ENTERPRISES
REVISED 100% SCHEMATIC DESIGN
01/21/2026
FLOOR PLAN
LEVEL 5 - 8071'
8"
1" = 20'-0" 1 LEVEL 5 - 8071' 8"
3,290 SF
DINING
ESCALATORS
1,690 SF
GARDEN
LOUNGE
SHOW KITCHEN
GARDEN
TERRACE
DINING
2,990 SF
KITCHEN
390 SF
M
470 SF
W
POOL BAR & GRILL
E
570 SF
CURATED
RETAIL
410 SF
JW
MARKET
1,890 SF
FITNESS
&
MOVEMENT
STUDIO
3,570 SF
WELLNESS
CENTER
420 SF
W
340 SF
M
740 SF
PDR
430 SF
RECEPTION
&
CONCIERGE
Y TERRACE
11% 1:12
GARDEN DECK BELOW
0 SF
OFFICE
NAGER
100 SF
LUGGAGE
STORAGE
8040
8045
8035
8025
MINARET ROAD
40 SF
DIST. ELEC
RM
STAIR 01
STAIR 03
STAIR 04
EL: 8050'
280 SF
BAR
200 SF
RESTROOMS
AND
CHANGING
RM (M)
200 SF
RESTROOMS
AND
CHANGING
RM (W)
190 SF
CHECK-IN
AND
STORAGE
600 SF
LOBBY
BAR
130 SF
BAR
STORAGE
190 SF
BAR
FIREPLACE
STAIR 05
8025
NANA WALL DOORS
NANA WALL DOORS
N
STAIR 06
8028
760 SF
RESTROOMS
AND
CHANGING
RM (W)
530 SF
RESTROOMS
AND
CHANGING
RM (M)
RELAXATION
LOUNGE
80 SF
BOH
TREATMENT
ROOMS
PLAN LEGEND
PROPERTY LINE
SETBACK REQUIREMENTS
GUEST SERVICES
AMENITIES
DINING
KITCHEN OR B.O.H.
RESTROOMS
CIRCULATION
MECHANICAL
PARKING
RETAIL
ADMIN
ISS
MAMMOTH CROSSING: SITE 1
03/04/2026
SITE 1: JW MARRIOTT RESORT & SPA | 9 LEVEL 4
TYPICAL HOTEL LAYOUT - 196 HOTEL KEYS
N
SITE 1: JW MARRIOTT RESORT & SPA | 10 EXTERIOR MATERIAL PALETTE 03/04/2026
ALUMINUM CLAD WOOD
WINDOWS
VISION
GLASS
WOOD
CLADDING
DOUG FIR
COLUMN
CLADDING
METAL PANEL
PORCELAIN TILE
FINISH CONCRETE
NATURAL STONE VENEER
B SITE 1 - POOL / GARDEN TERRACE / GARDEN
Legend
Concrete
Hardscape Pavers 1
Hardscape Pavers 2
Hardscape Pavers 3
Hardscape Pavers 4
Timber
Concrete Wall
Softscape Planting
Landscape Boulders
Proposed Pines
Native Planting
Proposed Aspens
Proposed Ornamental
Concrete Steps
Reference Plan
B SITE 1 - POOL / GARDEN TERRACE / GARDEN
Legend
Concrete
Hardscape Pavers 1
Hardscape Pavers 2
Hardscape Pavers 3
Hardscape Pavers 4
Timber
Concrete Wall
Softscape Planting
Landscape Boulders
Proposed Pines
Native Planting
Proposed Aspens
Proposed Ornamental
Concrete Steps
Reference Plan
Legend
Pedestrian bridge
Outdoor dining
Visitor Parking
Sunken Gardens
Garden Patios
Bike Path
Fire Pits
Pool
Hot tub
Planters
Auto court / Drop off
Chaise Lounge
Loading
1 5
2 6
3 7
4 8
9 10
13 11
12 B SITE 4 - SITE PLANS
Legend
Landscape Boulders
Proposed Pines
Native Planting
Proposed Aspens
Proposed Ornamental
Reference Plan
Native
Revegetation
PEDESTRIAN BRIDGE
VISITOR PARKING
GARDEN PATIOS
FIRE PITS
OUTDOOR DINING
SUNKEN GARDENS
MULTI-USE PATH, BY OTHERS
POOL
HOT TUB
PLANTERS
CHAISE LOUNGES
MAIN ENTRY / DROP OFF
LOADING
FIRE ACCESS PATH
PET RELIEF AREA
1 2
3 4
5 6
7 8
10 11
12 13
14 15
LEGEND
1 2
4 3
5 7
8 9
6 15
11 12
14 10
13 9
3 4
4 03/04/2025
SITE 3: JW MARRIOTT RESIDENCES | 11
JW MARRIOTT
RESIDENCES
MAIN ROAD (US-203)
OVERALL SITE PLAN
EAST BEAR LAKE DR.
MINARET RD
SITE 3: JW MARRIOTT RESIDENCES | 12
03/04/2025
VIEW FROM MINARET RD AND MAIN ST
SITE 3: JW MARRIOTT RESIDENCES | 13
03/04/2025
VIEW ALONG MINARET RD
UP
ENTRY
COURTYARD
118 PARKING SPACES
300 SF
HOUSEKEEPING/
GENERAL
STOR.
760 SF
MAIN
ELEC
RM
EL: 7977 EL: 7977
1,550 SF
LOADING
340 SF
TRASH
360 SF
FIRE
COMMAND
CENTER
200 SF
DOG
WASH
1,930 SF
LOBBY
210 SF
MGMT.
LIAISON
AREA
150 SF
RESIDENT
DIRECTOR
OFFICE
260 SF
BUSINESS
CENTER
310 SF
RR
320 SF
MAIL
RM
200 SF
PACKAGE
STORAGE
250 SF
RECEPTION
SUPPORT
200 SF
BELLMAN/CART
STORAGE
320 SF
EMERGENCY
ELECTRICAL
ROOM
TRASH
COMPACTOR
1,560 SF
RESIDENT
STORAGE
120 SF
VEST.
80 SF
ELEC
80 SF
TELE./
COMM
MINARET ROAD
EL: 7975
EL: 7990
EAST BEAR LAKE DRIVE
VAN
EL. 7983' - 0"
EGRESS FROM
L2 @ 7983'
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
T
P P PPP PPP
P
PPP PPP
P
PPP PPP
P PPP P P C
P
P
P P P P PPP PPP P P PPP PPP P P
P
P
P
P
PP PP
P
P
C
P
P
P
EL. 7973' - 6"
EL. 7977' - 6"
P
P
740 SF
PLUMBING
EQUIPMENT
ROOM
420 SF
FIRE PUMP
ROOM
60 SF
ELEC
60 SF
ELEC
GARAGE EXHAUST LOUVER
CHECK-IN
PARKING
COVERED
ENTRY
COVERED
ENTRY
FIRE ACCESS
PATH
GENERATOR
TRANSFORMER
P
2.34%1:42.65
CCC PPP
P
T
P PT
T
T
T
T
T
T
T
860 SF
RESIDENT
STORAGE
1" = 20'-0" 1 FLOOR PLAN LEVEL 1 - 7977 PRESENTATION
UP
47 SPACES
ENTRY
COURTYARD
BELOW
BICYCLE PARKING (19)
1,270 SF
2-BEDROOM
300 SF
HOUSEKEEPING
PANTRY
GARAGE EXHAUST LOUVER
4,390 SF
MECH
DOAS OUTSIDE AIR
INTAKE LOUVER
MINIMUM 48 SF NFA
96 SF TOTAL
(ASSUMES 50% FREE
AREA)
POOL MECH
PROPOSED
MECH RM
PUMPS,
BOILERS,
SNOWMELT
SYSTEM, ETC
POOL FOOTPRINT
ABOVE
110 SF
ELEC
110 SF
TELE./
COMM
90 SF
ELEC
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P PP
P P P P PP
SPA FOOTPRINT
ABOVE
P
P
P
P
P
P
P
P
200 SF
DECK
STOR.
P
PP
P
UP
UP
1,310 SF
1-BEDROOM
850 SF
1-BEDROOM
1,300 SF
2-BEDROOM
60 SF
ELEC
1,060 SF
1-BEDROOM
1,930 SF
3-BEDROOM
790 SF
1-BEDROOM
840 SF
1-BEDROOM
1,310 SF
2-BEDROOM
1,950 SF
3-BEDROOM
740 SF
1-BEDROOM
1,230 SF
2-BEDROOM
1,240 SF
2-BEDROOM
1,200 SF
2-BEDROOM
PRIVATE
GARDENS
GARDEN
DECK
ELEV: 7992'
PRIVATE
GARDENS
EL. 7991' - 0"
EL. 7991' - 0"
EL. 7992' - 0"
EL. 7994' - 0"
OPEN TO
BELOW
OPEN TO
BELOW
1,730 SF
RESIDENT
STORAGE
160 SF
DECK
STOR.
EL. 7994' - 0" UP
90 SF
ELEV
CTRL.
RM
60 SF
ELEV.
CTRL
RM
EL. 7991' - 0"
PARKING
MINARET ROAD
EL: 7975
EL: 7990
EL: 7995
EAST BEAR LAKE DRIVE
PLAN LEGEND
GUEST SERVICES
AMENITIES
ADMINISTRATION
1 BEDROOM
2 BEDROOM
3 BEDROOM
4 BEDROOM
KITCHEN OR B.O.H.
RESTROOMS
CIRCULATION
MECHANICAL
PARKING
SUMMARY
UNIT COUNT
BEDROOM COUNT
PARKING (GARAGE)
PARKING (CHECK-IN)
SITE COVERAGE
: 101
: 180
: 154
: 5
: 52%
300 MONTGOMERY STREET, SUITE 600
SAN FRANCISCO CA 94104
(C) 2025 BSA ARCHITECTS INC
"Drawings and written material appearing
herein constitute the original and unpublished
work of the architect and the same may not
be duplicated, used, or disclosed without the
written consent of the architect"
PROJECT NO.
ISSUE
RELEASE DATE
REVISIONS
633 TREMONT STREET, UNIT 2
BOSTON MA 02118
22413
MAMMOTH CROSSING SITE 3JW MARRIOTT
RESIDENCES
P2.02NEW COURSE ENTERPRISES
REVISED 100% SCHEMATIC DESIGN
01/21/2016
FLOOR PLAN
LEVEL 2 - 7991
1" = 20'-0" 1 FLOOR PLAN LEVEL 2 - 7991 PRESENTATION
03/04/2025
SITE 3: JW MARRIOTT RESIDENCES | 14
N
LEVELS 1 & 2
LEVEL 2 - GARDEN DECK & PUBLIC PARKING (47 STALLS, 3 DEDICATED TO SITE GUEST PARKING) LEVEL 1 - PORTE-COCHÉRE, LOBBY & RESIDENTIAL PARKING
PLAN LEGEND
GUEST SERVICES
AMENITIES
ADMINISTRATION
1 BEDROOM
2 BEDROOM
3 BEDROOM
4 BEDROOM
KITCHEN OR B.O.H.
RESTROOMS
CIRCULATION
MECHANICAL
PARKING
E
EL: 80
EL:
EL:
SUMMARY
UNIT COUNT
BEDROOM COUNT
PARKING COUNT
SITE COVERAGE
: 101
: 180
: 168
: 59%
SITE 3 - LEVEL 1 - EL 7977
MAMMOTH CROSSING SITE
--
GARDEN
DECK
BELOW
POOL
1,150 SF
GYM
EL: 8007
2,630 SF
CLUBHOUSE
MINARET ROAD
EL: 7975
EL: 7990
EL: 7995
EAST BEAR LAKE DRIVE
EL: 8007
1,260 SF
2-BEDROOM
1,700 SF
2-BEDROOM
920 SF
1-BEDROOM
1,290 SF
2-BEDROOM
90 SF
TRASH
1,220 SF
2-BEDROOM
1,980 SF
3-BEDROOM
1,220 SF
2-BEDROOM
800 SF
1-BEDROOM
680 SF
HOUSEKEEPING
PANTRY
2,010 SF
3-BEDROOM
1,200 SF
1-BEDROOM
840 SF
1-BEDROOM
2,010 SF
3-BEDROOM
1,200 SF
2-BEDROOM
790 SF
1-BEDROOM
510 SF
RESTROOMS
SPA
80 SF
ELEC
80 SF
TELE./
COMM
300 SF
HOUSEKEEPING
PANTRY
90 SF
ELEC
1,300 SF
2-BEDROOM
850 SF
1-BEDROOM
1,240 SF
2-BEDROOM
250 SF
POOL
STOR.
790 SF
1-BEDROOM
1,160 SF
1-BEDROOM
510 SF
MEDIA
ROOM
350 SF
BOARDROOM
SEE LANDSCAPE
PLANS
ENTRY
COURTYARD
BELOW
60 SF
BOH
GUEST SERVICES
AMENITIES
ADMINISTRATION
1 BEDROOM
2 BEDROOM
3 BEDROOM
4 BEDROOM
KITCHEN OR B.O.H.
RESTROOMS
CIRCULATION
MECHANICAL
PARKING
SUMMARY
UNIT COUNT
BEDROOM COUNT
PARKING (GARAGE)
PARKING (CHECK-IN)
SITE COVERAGE
: 101
: 180
: 154
: 5
: 52%
1" = 20'-0" 1 FLOOR PLAN LEVEL 3 - 8007 PRESENTATION
03/04/2025
SITE 3: JW MARRIOTT RESIDENCES | 15
N
LEVEL 3
RESIDENTIAL AMENITY DECK - 101 UNITS Page 36 of 99
ALUMINUM CLAD WOOD WINDOWS METAL & WOOD ACCENTS,
BOARD & BATTEN
METAL PANEL
DOUGLAS FIR FINS
W/ BLACKENED STEEL BASE
NATURAL STONE VENEER
WOOD-LOOK PORCELAIN TILE
SMOOTH FINISHED CONCRETE
4 SITE 3: JW MARRIOTT RESIDENCES | 16
03/04/2025
EXTERIOR MATERIAL PALETTE
SITE 2: RITZ CARLTON RESIDENCES | 17
SITE 1: 02/25/2609/18/25 ILLUSTRATIVE PLAN
SITE 1
1 Legend
Auto court / Drop-off
Garden Terrace
Flex Lawn - conference
Zen Garden (conference level)
Stage
Loading lane planting
Stone steppers
Garden terrace (Level 5)
Garden terrace (Level 7)
Hot tubs
Fire pit
Lap Pool
Garage Entry
Water feature
Conference Entry below
15 5
2 2
6 6
3 3
7 7
4 4
8 8
9 9
10 10
13 13
11 11
14 14
12 12
15 15 LAKE MARY RD
MINARET RD
CANYON BLVD.
3'-0"
NORTH
0 ORIGINAL SCALE:
20 40 80
1"=40'-00"
E 4 - SITE PLANS
d
Landscape Boulders
Proposed Pines
Native Planting
Proposed Aspens
Proposed Ornamental
Plan
Native
Revegetation
Native
Revegation
NORTH
0 ORIGINAL SCALE:
30 60 120
1"=60'-00"
Garden fire pits
Lower Spa
Fire pit
Upper Spa
Playground
Elevated walkway
Dog Park
Site Boundary
Autocourt
Garage entry
Proposed stage
Flex Space
Steps / seating walls
Visitor Parking (3)
Autocourt
Entry Wall
Ramp
Ramp
Bike Parking
A SITE 2 - SITE PLAN
Legend
Concrete
Hardscape Pavers 1
Hardscape Pavers 2
Hardscape Pavers 3
Hardscape Pavers 4
Timber
Concrete Wall
Softscape Planting
Landscape Boulders
Proposed Pines
Native Planting
Proposed Aspens
Proposed Ornamental
Concrete Steps
Reference Plan
Fire Pit
Fire access
Bathrooms
MBC deck
DROP-OFF / MAIN ENTRY
SHOPS
STAGE
PET RELIEF AREA
PLAY AREA
LOADING DECK
POOL AMENITY
HOT TUB
AMPHITHEATRE
SURFACE PARKING
FIRE ACCESS PATH
PUBLIC BIKE PARKING
MULTI-USE PATH
RESIDENTIAL PARKING ENTRY
PUBLIC PARKING ENTRY
LEGEND
CANYON BLVD.
LAKE MARY ROAD
MINARET ROAD
MINARET ROAD
A SITE 2 - SITE PLAN
Reference Plan
CANYON BLVD.
LAKE MARY ROAD
MINARET ROAD
MINARET ROAD
A SITE 2 - SITE PLAN
Legend
Concrete
Hardscape Pavers 1
Hardscape Pavers 2
Hardscape Pavers 3
Hardscape Pavers 4
Timber
Concrete Wall
Softscape Planting
Landscape Boulders
Proposed Pines
Native Planting
Proposed Aspens
Proposed Ornamental
Concrete Steps
Reference Plan
B SITE 4 - SITE PLANS
Legend
Landscape Boulders
Proposed Pines
Native Planting
Proposed Aspens
Proposed Ornamental
Reference Plan
Nativ
Revegetatio
MAMMOTH BREWING
CO.
OVERALL SITE PLAN
12345678
10 11
12 1
9 13
14 15
2 3
4 5
6 7
8 9
10 11
11 12
13 14
15 RITZ-CARLTON RESIDENCES
13 LAKE MARY RD.
MINARET RD.
CANYON BLVD.
14 13
02/25/26
SITE 2: PEDESTRIAN RETAIL VILLAGE | 18
02/25/26
VIEW FROM LAKE MARY AND MINARET RD. CORNER
SITE 2: RITZ CARLTON RESIDENCES | 19
02/25/26 02/25/26
VIEW FROM LAKE MARY ROAD
LAKE MARY ROAD
MINARET ROAD
PARKING RAMP
ENTRY
COURTYARD
HEART OF
HOUSE
ELEV
LOBBY
MEP
MAIL
ROOM
RECEPTION
LOBBY
CONCIERGE
PACKAGE
VALET
OFFICE
BOH
3-BEDROOM
3-BEDROOM
4-BEDROOM
3-BEDROOM 3-BEDROOM
4-BEDROOM
GUEST
SUITE
DIST. ELEC
BOH
BOH
ELEC. DIST. RM. &
I.T.
2-BEDROOM
RETAIL
RETAIL
8035' - 0" 8032' - 0"
BOARD
ROOM &
LIBRARY
TERRACE TERRACE
EXHIBITION
KITCHEN
M W
W M
BELL
FIRE
CONTROL
LOBBY
LOUNGE
RESTROOMS BOH
PANTRY
GAMES &
BILLIARD
ROOM
GUEST
SUITE
MEP
PEDESTRIAN RETAIL VILLAGE
LOADING COURT
@ EL 8006'
ELECTRICAL
EQUIPMENT
YARD
MEDIA
ROOM
GOLF SIM.
0' 30' 60' 120'
38 SSING SITE 2 RITZ CARLTON RESIDENCES
P1.05
PLAN LEGEND
PROPERTY LINE
SETBACK & STEPBACK
REQUIREMENTS
AMENITIES
2-BEDROOM
3-BEDROOM
4-BEDROOM
BACK OF HOUSE &
HEART OF HOUSE
RESTROOMS
CIRCULATION
MECHANICAL
PARKING
PENTHOUSE
PUBLIC AREAS
BUILDING SEPARATION
LINES
SITE 2 - LEVEL 0 - 8038
MAMMOTH CROSSIN
01/21/26
02/25/26
SITE 2: RITZ CARLTON RESIDENCES | 20
N
LEVEL 0
PORTE-COCHÉRE DROPOFF, BREWPUB, SHOPS AND PLAZA Page 41 of 99
LAKE MARY ROAD
MINARET ROAD
MECH
ENTRY @
EL 8006'
97 RESIDENTIAL
PARKING SPACES
[4 ACCESSIBLE]
BOH
ELEC. DIST.
PARKING
RAMP
CAR WASH
& DETAIL
PARKING
RAMP
LOADING
DOCK
8010' - 0"
PEDESTRIAN RETAIL VILLAGE
8006' - 0"
COMMERCIAL
LOADING
DOCK
MECH
HEART OF
VAN HOUSE ELEV LOBBY
SECURITY
ELEV
LOBBY
LOADING COURT
@ EL 8006'
TRASH
PARKING
0' 30' 60' 120'
RESIDENCES
P1.03C
ENTRY @
EL 7994'
LAKE MARY ROAD
MINARET ROAD
74 PUBLIC
PARKING SPACES
[3 ACCESSIBLE]
EMERGENCY
GENERATOR
VAN
7994' - 0"
EMERGENCY
ELEC.
ROOM
MAIN
ELECTRICAL
ROOM
ELEV
LOBBY
BOH ELEV
LOBBY
PLUMBING
SERVICE
EQUIPMENT
ROOM FIRE PUMP
ROOM
FIRE
WATER
TANK
PLUMBING
FUEL PARKING STORAGE
0' 30' 60' 120' SITE 2 - LEVEL -3 - 7994
MAMMOTH CROSSING SITE 2 RITZ CARLTON RESIDENCES
01/21/26
P1.02C
02/25/26
SITE 2: RITZ CARLTON RESIDENCES | 21 LEVELS -2 & -3
N
LEVEL -3 PUBLIC PARKING (74 STALLS, 56 FOR SITE OCCUPANCY) LEVEL -2 RESIDENTIAL PARKING AND LOADING DECK
SITE 1 - MATERIAL PALETTE PEAK MAMMOTH
6 Aluminum Clad Wood
Windows
5 Douglas Fir
Wood Accents
4 Blackened Steel Metal Base
3 Stone Veneer
1 Fibre Cement Panel
2 Board-Formed
Concrete
1 2
5 4
6 3
SITE 2: PEDESTRIAN RETAIL VILLAGE | 22
02/25/26
EXTERIOR MATERIAL PALETTE: PEDESTRIAN RETAIL VILLAGE
6. PORCELAIN OR BLACKENED
STEEL PANELS
5. BOARD-FORMED CONCRETE
4. DOUGLAS FIR
WOOD ACCENTS
3. ALUMINUM CLAD
WOOD WINDOWS
2. CORTEN COLORED STEEL
1. NATURAL STONE VENEER
4 4
2 3
1 5
6
CORTEN STEEL PANEL
NATURAL STONE VENEER
DOUGLAS FIR WOOD CLADDING
ALUMINUM CURTAIN
WALL FRAME
BLACKENED STEEL METAL ACCENTS
T&G ROOF SOFFIT DECKING
SITE 2: RITZ CARLTON RESIDENCES | 23
02/25/26
EXTERIOR MATERIAL PALETTE: RITZ-CARLTON RESIDENCES
26 THANK YOU
1 TOWN COUNCIL STAFF REPORT
Title: Receive a presentation on the Town’s For-Sale Workforce Housing Guidelines Meeting Date: March 4, 2026
Prepared by: Marcus Sproll, Housing Manager
RECOMMENDATION:
This is an informational only item. Town Council can discuss and ask questions of staff.
BACKGROUND:
The Town of Mammoth Lakes for-sale workforce housing programs have been active for over twenty years. These programs place recorded deed restrictions on homes ensuring they are affordable to local workers. Some programs are required by the Town zoning code to mitigate the housing impact of developments, and to allow developments to obtain a density bonus, waiver, or concession. Other programs are focused on subsidizing the purchase price of existing, or newly constructed, units to make them affordable to the local workforce.
The administration of these programs has been a joint effort between Town staff and Eastern Sierra Community Housing (formerly Mammoth Lakes Housing), who the Town contracts with for housing related services. Previous guidelines for these types of programs were last updated around 2008.
In 2025, the Town completed the development of the 60 Joaquin Road project. This project saw the Town directly finance the entire cost for new construction of middle-income workforce units under the Housing Now! - Small Sites program. These units are currently being sold and/or marketed to local workforce households earning up to 150% of the area median income. During the lead-up to the marketing and sale of the 60 Joaquin Road units, Town staff undertook a review of the existing for-sale workforce housing guidelines, procedures, and deed restriction documents and made changes to the documents to simplify the guidelines, add flexibility to the qualification criteria, and to implement best practices.
The following table summarizes the significant changes made to the documents.
Requirement Current Previous
Local Employment
Work at least 30+ hours/week for a
business based, or has physical
location, in Mono County
Work 30+ hours/week for business
based in Town of Mammoth Lakes
Primary Residence Can not own any other residential
real property (anywhere)
Can not own any property in Mono
or Inyo Counties
2 Minimum Down
Payment 3% 1%
Maximum Down
Payment 50% N/A
Liquid Assets No more than 2/3 of the purchase
price
Every $20k over the asset limitation
was converted to $1,500 in gross
income
Cash Reserves
Buyer must have a minimum of
$5,000 in liquid cash reserves (for
units restricted to 120%+ AMI)
N/A
Credit Score Minimum 640 N/A
Debt Ratio
Requirements
Total monthly debt shall not exceed
50% of gross monthly income N/A
Retirement Must live in the unit at least 5 years
before retiring N/A
Renting Home
May be allowed under a limited term
‘leave of absence’ as approved by
the Town.
May be allowed under ‘financial
hardship’ situation as approved by
ESCH/Town.
Renting Room
One roommate ‘lodger’ renting one
room while owner occupies the unit is
allowed if Town approves.
Not allowed under current ESCH
Deed Restriction.
Deed Restriction
Agreement between the Town and
the buyer.
Town has a purchase option.
If purchase option exercised, 3%
commission to Town real estate
broker (town broker is ESCH).
Best practice for the Town, whose
zoning code/funding programs
require the deed-restriction, to be a
party to the agreement.
Sometimes between ESCH and the
buyer and sometimes between Town
and the buyer.
Whoever is a party to the agreement
has a purchase option.
If purchase option exercised, 3%
commission to real estate broker.
ESCH is broker for itself and Town.
3/4/2026
1 For-Sale
Workforce
Housing
Guidelines
Update
BACKGROUND
• For-Sale Workforce Housing programs have been
active for over twenty years
• Programs require recorded deed restrictions
• Some deed restrictions are required by Town Zoning
Code (e.g. Mitigation, Density Bonus)
• to mitigate the housing impact of developments
• to allow developments to obtain a density bonus, waiver, or concession
• Other deed restrictions are required by Town funding
programs (e.g. Bridge, Small Sites)
• subsidize the purchase price of existing, or new, units • Previous guidelines for these types of programs were
last updated around 2008
3/4/2026 2
2026 UPDATE
3/4/2026 3
• In 2025, the Town completed the development of the
60 Joaquin Road project.
• Town staff undertook a review of the existing:
• for-sale workforce housing guidelines
• related procedures
• deed restriction documents.
• Updates made to:
• simplify the guidelines
• add flexibility to the qualification criteria
• implement best practices
OCCUPANCY
REQUIREMENTS
1) Local Employment
• At lease one household member must work for
a business based in, or with a physical location
in, Mono County
2) Sole Residence
• Buyer/owner cannot own any other residential
property
3) Roommates
• One roommate, renting one room, and sharing
all common areas, is allowed while the owner is
occupying the home
4 4) Retirement
• Retiring worker must own the home for at least
5 year prior to retiring
5) Leave of Absence
• Owner may request a leave of absence (e.g.
medical/family) and the Town may approve
6) Renting the Home
• Only allowed while owner is on an approved
leave of absence
• Renter must be a local worker and at the
income level the home is restricted to
3/4/2026
INCOME/DEBT REQUIREMENTS
1) Downpayment
• Minimum 3%
• Maximum 50%
• This range is intended to allow a significant down
payment while still prioritizing workforce
households that are priced out of the market
• Downpayment assistance programs are not
included in these limits
2) Debt
• Maximum 50% total debt to income ratio
• Manages risk
5 3) Credit Score
• Minimum 640
• Manages risk
• Downpayment assistance programs may allow a lower
score
4) Liquid Assets
• Maximum 2/3 of purchase price
• Allows for significant downpayment while prioritizing workforce households that are priced out of the market
5) Cash Reserves
• Minimum $5,000 for buyers ≥120% of AMI
• Manages risk
3/4/2026
DEED RESTRICTION
1) Between Town and Buyer
• Historically was often between ESCH and buyer, but
not always
• More recently primarily between the Town and buyer
• Best practice for the governmental agency that
establishes the zoning requirement or a funding
program to be a party to any related deed-restriction
2) Purchase Option
• If Town purchase option exercised, the owner/seller
shall pay the Town 3% to cover the cost of real
estate broker services
• ESCH has historically been the Town’s broker on
these types of transactions
3/4/2026 6
Q & A
7 3/4/2026
Town of Mammoth Lakes
For-Sale Workforce Housing
Guidelines
February 1, 2026
For-Sale Workforce Housing Program Guidelines
1 OVERVIEW: The Town of Mammoth Lakes ("Town" or “TOML”) has established various programs to assist the Town’s locally employed workforce with the purchase of a home that is affordable, such as constructing new for-sale deed-restricted units and reducing the cost of existing for-sale market-rate units in exchange for a deed-restriction on the unit. These guidelines govern the eligibility criteria for prospective buyers of those homes. Homeownership costs are intended to be affordable to a range of households living and working in Mono County who earn up to 200 percent of area median income (AMI). These households often have sufficient income to support a first mortgage payment, but a lack of housing inventory priced for this segment of the market has resulted in very limited housing ownership opportunities for the local workforce.
To help address this need, the Town and partners have worked to maintain, and add to, an inventory of ownership units that can be sold at an affordable price that is below the fair market value (“Home”). The affordable price is ensured via a recorded deed-restriction that is secured by a deed of trust. During the affordability period, the Home can only be sold to an eligible purchaser at a price that is affordable as described in the deed-restriction and these guidelines.
Downpayment assistance programs may have their own guidelines and, in the event of a conflict with these for-sale workforce housing guidelines, the most restrictive requirement shall apply.
These guidelines supersede any previous middle income and/or workforce housing guidelines published by either the Town, Mammoth Lakes Housing, or Eastern Sierra Community Housing.
APPLICATION: A limited number of homes may become available for sale/resale each year.
The applicant process is dependent on the program and is conducted either via lottery or on a firstcome first-served basis.
Properties available for sale are generally listed on the Town’s website, the Multiple Listing Service (MLS), Redfin, and Zillow. To learn more about listed For-Sale Workforce Housing Program properties, visit the Town’s website: https://www.townofmammothlakes.ca.gov/1382 THE ROLE OF ESCH: The Town has contracted with Eastern Sierra Community Housing (ESCH) to administer the sale of Homes, and provide oversight for owner compliance with the affordable resale restrictions. ESCH’s responsibilities include but are not limited to:
• Reviewing applications and verifying eligibility of purchasers • Acting as the Town’s real estate broker in the sale/resale of Homes • Ensuring that upon sale/resale, the Home is in a “move-in” ready condition • Annual owner occupancy monitoring
For-Sale Workforce Housing Program Guidelines
2 ELIGIBLE PURCHASER(S):
Income Limit: The household’s gross annual income must be below the income restriction for the Home, which varies by property and is specified in the applicable resale restriction instrument. In no case shall the household income for a purchaser of a Home exceed 200 percent of Area Median Income. For example, properties may be, but are not necessarily, restricted to the following AMI levels: 80%, 100%, 120%, 150%, or 200% of AMI. The income limit is based on the Mono County Area Median Income (AMI), as published annually by the US Department of Housing and Urban Development (HUD) and adjusted for household size.
Household Size: The bedroom count (number of bedrooms) in a home for which applicants qualify is dependent on the number of members in the household. Applicants must meet the following occupancy standards:
Household
Size
Minimum
Bedrooms
Maximum
Bedrooms
1 Studio 2
2 1 3
3 2 4
4 2 5
5 or more 3 5 or more
These standards are based on a minimum of one bedroom for every two persons, and a maximum of one additional bedroom greater than the household size to provide flexibility for various life circumstances and changes.
For the purpose of determining household size, any household member must have lived with the head of household/purchaser for a minimum of six months prior to the purchase. Any person listed as having no income on the application must be listed as a dependent on the head of household’s tax return for the previous year to be considered a household member. Student dependents who live in another city/county at or near their college will not be counted as a household member.
The applicant/purchaser is required to provide all pertinent documentation requested by the Town.
Residency & Employment: At least one household member must have their primary residence in Mono County or Inyo County for a minimum of one year and must be currently working at least an average of 30 hours per week for a minimum of one year, and either be 1) employed, or selfemployed, by an employer and/or business based in Mono County, or 2) employed by an employer based elsewhere that has a physical location in Mono County where the household member works.
Supporting documentation will be required.
INCOME QUALIFICATION: The combined gross annual income of all members of the purchaser household age 18 and older who will be living in the Home must be included in the determination of income.
For-Sale Workforce Housing Program Guidelines
3 The household’s income must be projected as an annual income. Income from assets will be calculated using the HUD methodology as outlined in HUD Handbook 4350.3.
All households must be income-qualified no more than 90 days prior to the closing date.
DEBT-TO-INCOME RATIO:
The purchaser’s proposed monthly housing debt including principal, interest, property taxes, property insurance, and if applicable, mortgage insurance and homeowner’s association dues, plus all other household monthly debt (including credit cards, automobile payments, etc.) reflected on the credit report, cannot exceed 50 percent of the borrower’s gross monthly income.
DOWN PAYMENT REQUIREMENTS:
Minimum Down Payment:
• 3 percent of the purchase price (must go towards principal). • Down payment must be from purchaser’s personal funds or a gift from an immediate family member.
• Immediate family members include the following people: father, mother, brother, sister, grandparent, uncle, aunt or child.
• The 3 percent purchaser requirement cannot be substituted by any seller/lender contributions, subsidies, using 100% VA financing, subordinate financing, grants, etc.
Maximum Down Payment:
• 50 percent of the purchase price.
• Large (>50%) down payments from family members with significant assets will not be considered.
ASSETS: The combined assets of all members of the household age 18 and older who are currently living together for six months or more, and will be living in the Home, must be included in the determination of income. The household’s income must be projected as an annual income. All households must be income-qualified no more than 90 days prior to the closing date.
Liquid Assets Limitation:
At the time eligibility is determined, the liquid assets of all household members, including children, must not exceed an amount equal to two thirds of the affordable purchase price for the Home.
The term “liquid assets” refers to cash and assets, which are readily convertible to cash within a reasonable period, including but not limited to savings and checking accounts, certificates of
For-Sale Workforce Housing Program Guidelines
4 deposit of any term, marketable securities, money market and similar accounts, mutual fund shares, annuities, gifts and insurance policy cash values.
The term “liquid assets” shall not include retirement account funds if those accounts are not accessible to the buyer.
For any workforce housing unit that is restricted at 120 of AMI or above, the minimum required household reserve is $5,000. The reserves must be from liquid assets.
CREDIT GUIDELINES:
• Minimum credit score: 640 (except if a downpayment assistance program, or other subsidy loan program, allows lower)
• All borrowers, including non-borrowing spouse, must have an acceptable credit history with no more than two 30-day lates or one 60-day late and zero 90-day or greater lates including collections in the previous three years.
• No foreclosure or bankruptcy (Chapter 7 or 13) within the last 7 years. • No outstanding state or federal tax liability.
• A letter of explanation is required for all derogatory reporting dated within two years of the close of escrow.
• All collections, charge offs and judgments must be paid or settled with the creditor through escrow or prior to the close of escrow. Back-up documentation showing the account has been paid is required if paid outside of escrow.
• Removal of derogatory/late reporting from credit report will not be accepted. • TOML or it’s designee, at its sole discretion, reserves the right to decline for unacceptable credit history.
FIRST TRUST DEED MORTGAGE LOAN: The mortgage loan must be a 30-year, fixed interest rate loan. Conventional, FHA and VA financing are acceptable. First trust deed lenders are required to collect and manage an impound account for payment of taxes, assessments and property insurance for the term of the first mortgage.
SUBORDINATE FINANCING: Subordinate financing is allowed provided the loan is deferred with no payments required for 30 years. Subordinate financing documents must record in junior position after any TOML loans/grants.
For-Sale Workforce Housing Program Guidelines
5 FIRST-TIME HOMEBUYER EDUCATION: For first-time buyer households, all applicants, co-applicants and non-borrowing spouses, whether on title or not, must provide proof of a completed Homebuyer Education course approved by their lender.
OCCUPANCY REQUIREMENTS:
For so long as the purchaser(s) owns the Home, that owner must continuously occupy the unit as their sole place of residence, and can own no other residential real property. If a prospective buyer owns any existing residential real property, their purchase of the Home must be contingent upon the sale of that property.
At least one adult member of the purchaser household must maintain employment in Mono County at all times. Employment in Mono County means that at least one member of the owner household must be working an average of at least 30 hours for either 1) an employer based in Mono County, or 2) an employer based elsewhere who has a physical location in Mono County where the household member works.
After purchase of the Home, if the owner decides to own another residential unit (regardless of the purpose or use), and/or there are no adult household members employed by a Mono County employer for a period of more than 12 months and the household members do not qualify to remain in the Home based on retirement status, the borrower must contact TOML immediately to initiate sale of the dHome. Purchaser(s) must comply with annual occupancy and employment certifications.
A leave of absence from occupancy may be approved by TOML; provided that each absence does not exceed 12 consecutive months and cumulative absences do not exceed 24 months in a 5-year period. Leasing the entire Home for rent is prohibited unless on an approved leave of absence. If leasing is approved, any tenant household must qualify at the income level the Home is restricted to, and the rent must be affordable at that income level.
While the owner is occupying the Home, and upon TOML approval, one room may be rented to one person who is a lodger pursuant to California Civil Code §1946.5. Short-term rental of the Home for a period of 30 consecutive days or less is prohibited under any circumstance.
A retiring worker must occupy the Home for at least 5 years prior to retirement in order to continue to occupy it.
The Owner shall provide an annual written certification that the owner is occupying the Home as their sole residence, and meeting the requirements of these Program Guidelines.
RESALE RESTRICTIONS: For each Home sale, the Town will record a resale restriction with each transaction. The resale restrictions include income restrictions, sales price restrictions, occupancy restrictions, and length of restriction (60 years). The resale restrictions include the following documents:
• Resale Restriction, Refinance Restriction, and Option to Purchase Agreement
For-Sale Workforce Housing Program Guidelines
6 • Deed of Trust and Security Agreement
PROPERTY CONDITION UPON RESALE: Upon opening escrow, the eligible buyer will be required to have a full home inspection completed. Any work that needs to be completed is the seller’s responsibility and is non-negotiable. The property is to be left in a “move-in” ready condition. All required repairs are to be made prior to the close of escrow.
Once the home inspection is completed, a copy of the report will be sent from the buyer, or their agent, to the Town who will review the report, and notify the seller, buyer and their agents of any repairs that need to be completed by the seller prior to escrow.
REAL ESTATE AGENT REPRESENTATION: The seller and buyer must be represented by a real estate agent. The sales contract, disclosures and division of real estate costs, i.e., agent’s commission, title and escrow, etc., is negotiated between the seller and buyer.
Sale by owner is not allowed in any TOML workforce housing program transaction, except in the case of the initial sale from developer to the first purchaser.
REFINANCE: The Deed Restriction/Resale Agreement and Deed of Trust may be subordinated to the refinancing of the existing first trust deed loan to lower the interest rate or reduce the loan term. Refinancing for cash out may only be approved if the funds will be used to complete capital improvement upgrades on the Home. All refinances are subject to prior written approval by TOML.
For-Sale Workforce Housing Program Guidelines
7 ELIGIBILITY STANDARDS:
Applicant Eligibility Standards
Documentation • If married: spouse must sign forms, disclosures, and promissory note, if applicable, regardless of vesting.
• If divorced: copy of final divorce decree and judgment from the court.
• Death certificate for deceased spouse.
• Non-U.S. Citizen: copy of permanent alien registration card (green card). All borrowers must be a U.S. Citizen or Permanent Resident.
• Copy of driver’s license or other photo ID
• Employment verification
• Business tax certificate of employer based in Mono County • Employer based outside of Mono County must provide
written verification of physical location in Mono County where employee is working
Income Standards
Alimony and Child Support Copy of divorce decree and/or child support agreement, with twelve months proof of payment. To be used for eligibility and underwriting. Support must continue for 36 months or more.
Disability Income Copy of most recent award letter
Social Security Income Copy of most recent award letter Pension Income Copy of most recent award letter or 1099-R Tax Returns Two years Federalsigned tax returns including all filed schedules.
Salaried / Wage Earners Most recent pay stubs covering a minimum of two month’s income. Pay stubs to reflect year-to-date earnings and
deductions. If there are multiple employers, all pay stubs showing year-to-date
earnings.
Part-Time Employment Most recent pay stubs covering a minimum of two months income. Pay stubs to reflect year-to-date
earnings and deductions.
Bonus, Commissions, Overtime,
and Double-Time Income
Must be documented on pay stub. Will be used if there is a twoyear history and likelihood of continuation.
Self-Employed Two years Federalsigned tax returns including all filed schedules and a year-to-date signed profit and loss statement. Three years signed business tax returns if applicable. 12 months of bank statements. Must have a documented minimum two-year
history ofself-employed income.
Commission-Only Income Two years of tax returns with Schedule C and a year-to-date signed and dated profit and loss statement or most current pay stubs covering a minimum of one month. Must have a
minimum two-year history of commission income.
For-Sale Workforce Housing Program Guidelines
8 Assets Standards
Checking and Savings Accounts 3 months most recent bank statements for ALL accounts.
Stocks and Bonds Must be verified by brokerage firm or similar company and statement of account.
401K or Retirement Accounts Copy of account statement and letter from employer verifying that borrower does not have access to the funds, if applicable.
Liabilities Standards
Alimony/Child Support Included as debt if more than six months remaining. Copy of divorce decree.
Installment Loans Included as debt if more than six months remaining.
Revolving Accounts Payment stated on credit report or application is used, whichever is higher. If payment is not stated, the higher of $10 or 5 percent of the outstanding balance owed is used.
Student Loan Payment stated on credit report is used. For student loans in deferment, 1% of loans will be used unless borrower
provides documentation to prove they are on an income
based repayment plan with a lower payment in which case the income based repayment plan payment will be used.
Credit History Standards
Credit Reports Must be a “three repository merged” credit report. Credit report must within 90 days of application approval.
Collections All unpaid collections must be paid. Need letter of explanation from borrower.
Derogatory Credit Letter of explanation is required for all derogatory credit.
Bankruptcy No bankruptcy (Chapter 7 or 13) within the last 7 years.
Short Sales / Foreclosures No short sale or foreclosure within the last 7 years.
Judgments, Garnishments and
Involuntary Liens
No outstanding judgments, garnishments or involuntary
liens are allowed.
Inquiries Any inquiries within the last 90 days must be explained.
No or Limited Credit History Alternative credit history is required. Utility payment records (at least 12 months most recent statements), rental payments (past 12 months) or other personal loans (past 12 months).
Need three forms of credit history, at least one must be a rental history.
Mammoth Lakes Town Council
Agenda Action Sheet
Title: Presentation on the Meridian-Minaret Roundabout
Council Meeting Date: 3/4/2026
Prepared by: Haislip Hayes, PE Public Works Director
Recommended Motion: Staff recommends the Town Council receive a staff and consultant presentation on the proposed Meridian-Minaret Roundabout.
Summary: The Town has considered a roundabout at the Meridian-Minaret intersection for nearly three decades. Project study reports for this concept date back to 1998. The project is included in the current mobility element, and many transportation planning documents dating back to the original proposal. Construction plans for the roundabout were schematically completed as part of a larger Meridian “road diet”. This project was shelved due to funding around 2009. Pedestrian components of that early project were later completed using safe routes to school funds. Staff identified and allocated State Transportation Improvement Program (STIP) funds in 24/25 to complete the design and prepare plans for construction. A contract with Kimley-Horn was authorized by Council in April 2025 to complete this effort. Construction funding is currently programmed in the STIP 2029/30.
Kimley-Horn will provide a presentation on the project. The presentation is intended to be an introduction to the project and roundabouts in general. The consultant will provide general education and information on roundabouts, including examples in similar environments. Video simulations of the proposed Meridian-Minaret roundabout design will be shown as well as the drone footage taken during the in person full-size test and demonstration conducted at the airport.
Town Council of Mammoth Lakes
Minutes of Regular Meeting
February 18, 2026, 4:00 p.m.
437 Old Mammoth Road, Suite Z, Mammoth Lakes
Members Present: Councilmember Chris Bubser, Councilmember Bill Sauser, Councilmember John Wentworth, Mayor Pro Tem Brent Truax, Mayor Amanda Rice
_____________________________________________________________________
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
Pat Foster, Mammoth Lakes Tourism Board Chair, led the flag salute.
3. PUBLIC COMMENTS
Brianna Goico, Mammoth Lakes Chamber of Commerce President & CEO, gave an update regarding current Chamber activities.
Betsy Truax, Mammoth Lakes Tourism (MLT) Vice President of Community Engagement, gave an update regarding current MLT activities.
Elana Entin complimented Town staff and/or Caltrans for the great job plowing the roads.
Town Council Minutes
February 18, 2026
Lamonica Lacey, Small Business Administration (SBA) Public Affairs Specialist, spoke about assistance that the SBA could provide related to winter storm disaster relief.
4. WORKSHOP
4.1 Joint workshop with the Board of Mammoth Lakes Tourism.
Mammoth Lakes Tourism (MLT) Chair Pat Foster, Vice Chair Eric Clark, Secretary John Mendel, and Board Member Kerry Peterson were in attendance. There was discussion among members of Council, MLT Board Members, MLT staff, and Town staff.
PUBLIC COMMENT:
Elana Entin said that she thought we were missing out on opportunities when things were closed and spoke about free events in the Village.
The Mayor called a recess at 5:11 p.m. and the Council reconvened at 5:18 p.m.
5. ADDITIONS TO THE AGENDA
Town Manager Rob Patterson reported that Item 7.1 would be moved to the next regularly scheduled meeting of the Town Council on March 4, 2026.
URGENCY ITEM:
Mr. Patterson reported the need for the addition of an urgency item.
Moved by Mayor Pro Tem Brent Truax
Seconded by Councilmember Chris Bubser
Pursuant to Government Code Section 54954.2b2, the Council hereby determines 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: Approve addition of a closed session item Pursuant to Government Code Section 54956.8, the Town Council will hold a conference with its representatives in regard to property negotiations pertaining to: Property: APN 035-100-008 Agency Negotiators: Rob Patterson, Haislip Hayes, and Nolan Bobroff Negotiating Parties: Town of Mammoth Lakes and Matthew Lehman Broker Under Negotiation: Price and terms of payment.
This item is to be added as Closed Session Item 11.2
Town Council Minutes
February 18, 2026
For (5): Councilmember Chris Bubser, Councilmember Bill Sauser, Councilmember John Wentworth, Mayor Pro Tem Brent Truax, and Mayor Amanda Rice
Carried (5 to 0)
6. REPORTS FROM COMMISSIONS AND/OR DEPARTMENTS (AS NEEDED) Parks and Recreation Director Stuart Brown gave an update regarding current parks and recreation activities.
Public Works Director Haislip Hayes gave an update regarding current public works activities. There was discussion among members of Council and staff.
6.1 Town of Mammoth Lakes Social Media Report for January 2026.
6.2 February 2026 Public Works Engineering CIP Update.
7. TOWN COUNCIL PRESENTATIONS
7.1 Recognize promotion of Soibian Spring to Airport Manager.
This item was continued to the March 4, 2026 meeting.
8. CONSENT AGENDA
Moved by Councilmember Chris Bubser
Seconded by Councilmember Bill Sauser
Approve the Consent Agenda.
For (5): Councilmember Chris Bubser, Councilmember Bill Sauser, Councilmember John Wentworth, Mayor Pro Tem Brent Truax, and Mayor Amanda Rice
Carried (5 to 0)
8.1 Approve the minutes of the regular meeting of February 4, 2026.
8.2 Waive the reading and adopt by title only the ordinance amending Town of Mammoth Lakes Municipal Code Chapter 9.32, Tobacco and Related Products.
8.3 Approve the resolution terminating the emergency action to install an aboveground waste oil tank at the Town Yard.
Town Council Minutes
February 18, 2026
9. POLICY MATTERS
9.1 2026 Resolution to Increase Parking Citation Penalties.
Public Works Director Haislip Hayes outlined the information in the staff report. There was discussion among members of Council and staff.
PUBLIC COMMENT:
Elana Entin spoke about the lack of signage on Sierra Nevada Road and cars that park in the bike lane there.
Patrick Bernard spoke about community policing around parking violations and illegal parking. Mr. Bernard said that he would like a small loading zone created in front of his property due to his elderly residents and asked if there was a way to incentivize carpooling up to the Mountain.
A reporter from The Sheet asked clarification questions.
Robert Yoder asked about the fire hydrant fine.
Moved by Councilmember John Wentworth
Seconded by Councilmember Bill Sauser
Approve the resolution establishing a resort parking zone designation and revised citation penalties, as amended to go into effect as soon as staff is able to post the no parking signs in the resort areas and to make adjustments to MC 10.16.050 No Parking Zones Designated (Resort Parking Zones) reduced to $350 and MC 10.16.050 Impeding the Flow of Traffic to be reduced to $525.
For (3): Councilmember Bill Sauser, Councilmember John Wentworth, and Mayor Pro Tem Brent Truax
Against (2): Councilmember Chris Bubser, and Mayor Amanda Rice Carried (3 to 2)
9.2 Resolution to Change and Manage Parking Signage.
Public Works Director Haislip Hayes outlined the information in the staff report. There was discussion among members of Council and staff and Mr.
Clark.
Town Council Minutes
February 18, 2026
PUBLIC COMMENT:
Eric Clark, Mammoth Resorts, asked if this item was specific to removing sixty-two spaces on Lakeview and Rainbow. Mr. Clark outlined his concerns about the removal of parking spaces.
Patrick Bernard provided additional information about the parking spots Mr. Clark referred to, the use of Canyon Lodge, the need for access to the front of the property that he manages, and the percentage of guests who were causing the issues in the area and throughout Town.
Moved by Councilmember John Wentworth
Seconded by Councilmember Bill Sauser
Adopt a resolution designating parking zones, signage and management authority.
For (5): Councilmember Chris Bubser, Councilmember Bill Sauser, Councilmember John Wentworth, Mayor Pro Tem Brent Truax, and Mayor Amanda Rice
Carried (5 to 0)
9.3 Town of Mammoth Lakes Overnight Parking Program.
Community and Economic Development Director Nolan Bobroff outlined the information in the staff report. There was discussion among members of Council and staff.
PUBLIC COMMENT:
Dawn Vereuck said that she appreciated this item being addressed and spoke about people parking on her properties overnight. Ms. Vereuck asked if there would be a fee for people using this Overnight Parking Program, and if there would be restrooms, showers, and other facilities.
Moved by Mayor Pro Tem Brent Truax
Seconded by Councilmember Chris Bubser
Adopt a resolution finding a need for immediate action to address the needs of unhoused local residents living in their vehicles. Authorize the Town Manager to negotiate and execute an agreement with a private property owner to use their site as a temporary overnight parking site and direct staff to issue an Administrative Permit for the use. Authorize the
Town Council Minutes
February 18, 2026
Town Manager to consider use of Town-owned property, or property leased by the Town from Mono County, for a temporary overnight parking site should an agreement with a private property owner not be accomplished.
For (5): Councilmember Chris Bubser, Councilmember Bill Sauser, Councilmember John Wentworth, Mayor Pro Tem Brent Truax, and Mayor Amanda Rice
Carried (5 to 0)
10. COUNCILMEMBER REPORTS
Councilmember Bubser reported that the Eastern Sierra Council of Governments (ESCOG) and Eastern Sierra Transit Authority (ESTA) meetings scheduled for today were both canceled.
Mayor Pro Tem Truax attended the Local Transportation Commission (LTC) meeting.
Councilmember Sauser attended the Town County Liaison meeting, the LTC meeting, and the Mammoth Trails Committee (MTC) meeting.
Councilmember Wentworth attended the Eastern Sierra Wildfire Alliance meeting and the Mammoth Lakes Tourism (MLT) Board meeting.
Mayor Rice attended the Parks and Recreation Master Plan Advisory Committee meeting and reported that last night's Eastern Sierra Community Housing (ESCH) Board meeting was cancelled.
11. CLOSED SESSION
At 7:21 p.m. the Mayor and Town Manager announced that the Council would be entering into closed session for the purpose as stated in the agenda and the urgency item that was added earlier in the meeting.
11.1 Pursuant to Government Code Section 54956.8, the Town Council will hold a conference with its representatives in regard to property negotiations pertaining to:
Property: APN: 035-010-052
Agency Negotiators: Rob Patterson, Nolan Bobroff, and Marcus Sproll
Town Council Minutes
February 18, 2026
Negotiating Parties: Town of Mammoth Lakes and Mammoth Lakes Foundation
Under Negotiation: Price and terms of payment.
URGENCY ITEM:
11.2 Pursuant to Government Code Section 54956.8, the Town Council will hold a conference with its representatives in regard to property negotiations pertaining to:
Property: APN 035-100-008
Agency Negotiators: Rob Patterson, Haislip Hayes, and Nolan Bobroff
Negotiating Parties: Town of Mammoth Lakes and Matthew Lehman Broker
Under Negotiation: Price and terms of payment
12. ANNOUNCEMENT OF ACTION TAKEN AFTER CLOSED SESSION
The Council reconvened from closed session at 8:20 p.m. and announced that there was no reportable action taken.
13. ADJOURNMENT
The Council adjourned the meeting at 8:20 p.m.
Jamie Gray, Town Clerk
MAMMOTH LAKES TOWN COUNCIL
STAFF REPORT
1 Council Meeting Date: March 4, 2026
Prepared by: Stuart Brown, Parks and Recreation Director Katrina Kelly, Recreation Manager
Title: 2026 Youth Sports Funding Award
RECOMMENDATION: Award $49,000 of Town and Mono County funds to nine non-profit, and self-sustaining youth sports organizations to provide enhanced programing or to foster greater participation from low-income residents.
BACKGROUND INFORMATION:
The Town of Mammoth Lakes annually awards funds to supplement organized, non-profit, and self-sustaining youth sports programs that may be in need of additional funding to provide enhanced programing or to foster greater participation from low-income residents. The sum of $49,000 is identified in the FY2025/26 Parks and Recreation Department budget for allocation to the 2026 Youth Sports Funding Program. This sum includes $10,000 of funds from Mono County in support of county-wide youth sports programs.
At the regular meeting of the Parks and Recreation Commission on February 3, 2026, the Commission unanimously approved the funding recommendations as presented by Town staff in Table 1.
ANALYSIS AND DISCUSSION:
The application period for the 2026 award opened on Monday, January 5 and closed on Friday, January 23, 2026. A total of nine (9) Youth Sports Funding applications were filed and received by the Parks and Recreation Department. Staff have reviewed each application and confirmed their eligibility for funding.
Staff would also like to make the Town Council aware that Mammoth Post 476 Mountaineers is a newly formed travel baseball team that is submitting a funding application for the first time. Mono County Little League has also regained their non-profit status and now meets all eligibility criteria. 2026 funding requests exceeded available funds by $16,000.
A summary of 2026 funding applications can be viewed in Table 1 and in detail in Attachment A.
Complete funding applications are posted for public review on the dedicated Youth Sports Funding page: https://www.townofmammothlakes.ca.gov/1402/2026-Youth-Sports-Funding-Applications
2 Tony Colasardo Scholarship Fund
The Tony Colasardo Scholarship Fund provides full and partial scholarships for recreation programs provided, and supported, by the Mammoth Lakes Parks and Recreation Department. In 2025, 106 children were awarded scholarships encompassing 172 programs valued at over $14,000. Scholarships are awarded on an annual, calendar-year basis, and provide either a 25%, 50%, 75%, or 90% discount. The Tony Colasardo Scholarship Fund is available to youth sports participants to assist with registration fees, with a limit of $300 per program. Staff plan to continue working with each Youth Sports Organization during their registration periods to raise awareness of the scholarship program.
2026 Funding Applications
The Parks and Recreation Commission recommended 2026 Youth Sports Funding awards are highlighted below in Table 1. Historical funding requests and allocations can also be viewed in Attachment A.
Funding Methodology
Based on the fluctuating available funds year over year, the different operating environments that each youth sporting organization experiences, the disparate number of participants that each organization serves and the different types of non-profits and their respective missions, staff are proposing the funding methodology applied the past three years be utilized for the 2026 awards.
To ensure organizational equity, each organization is categorized and placed in a Tier. Based on the average cost per participant of the varying sports and the associated expenses (i.e. swimming/hockey has a higher facility cost versus soccer or baseball based on Town facility use agreements), staff assigned an approximate revenue amount per participant.
The Tiers and revenue amount per participant are as follows:
Tier Definition Revenue/Participant
One Youth Sports Organizations that use Town facilities and pays <$1/year
Approx. $35
Two Youth Sports Organizations that have facility fees OR staff costs
Approx. $45
Three Youth Sports Organizations that have facility fees AND staff costs
Approx. $70
Four A non-profit organization that provides valuable
community youth programming
$2,500 award
3 Table 1: Funding Recommendations
STAFFING CONSIDERATIONS:
The youth sports funding program is part of the department’s annual work program.
FINANCIAL CONSIDERATIONS:
Funds are approved by the Town Council every year as part of the annual Town Budget process.
A total of $49,000 is available for award.
ATTACHMENTS:
A. 2026 Youth Sports Funding Recommendations
Organization
2026
Recommendations 2026 Request 2025 Award 2025
Participants
Tier One - Youth Sports Organizations that use Town facilities and pay <$1/year AYSO - Mammoth Lakes Region 316 $ 16,750.00 $ 18,000.00 $ 16,940.00 466 Mono County Little League $ 8,500.00 $ 10,000.00 $ - 240 Mammoth Post 476 Mountaineers $ 1,500.00 $ 3,000.00 $ - 18 Mammoth Lakes Futbol Club $ 1,300.00 $ 5,000.00 $ 1,300.00 36 Tier Two - Youth Sports Organizations that have facility fees OR staff costs Eastern Sierra Nordic Ski Association $ 1,000.00 $ 7,500.00 $ 6,100.00 19 Mammoth Lakes Youth Hockey $ 7,500.00 $ 5,000.00 $ 7,610.00 162 Mammoth Club Volleyball $ 3,200.00 $ 3,500.00 $ 3,350.00 70 Tier Three - Youth Sports Organizations that have facility fees AND staff costs Mammoth Lakes Swim Team $ 6,750.00 $ 10,000.00 $ 7,200.00 96 Tier Four - A non-profit organization that provides valuable community youth programming Access Mammoth $ 2,500.00 $ 3,000.00 $ 2,500.00 30
TOTAL $ 49,000.00 $ 65,000.00 $ 45,000.00 1,137
2026 Youth Sports Funding Recommendations
$49,000 Funding Level
4 Attachment A
Organization
2026
Recommendations 2026 Request 2025 Award 2025 Request 2024 Award 2025 Participants
2024
Participants
2026
Request
per
Participant
2026
Recomm.
per
Participant
% Total
Participants
% Total
Growth
Participants
AYSO - Mammoth Lakes Region 316 16,750.00 $ 18,000.00 $ 16,940.00 $ 15,000.00 $ 13,680.00 $ 466 418 38.63 $ 40.99% 11.48%Access Mammoth 2,500.00 $ 3,000.00 $ 2,500.00 $ 2,500.00 $ 1,800.00 $ 30 31 100.00 $ 2.64% -3.23% Eastern Sierra Nordic Ski Association 1,000.00 $ 7,500.00 $ 6,100.00 $ 6,000.00 $ 4,810.00 $ 19 130 394.74 $ 1.67% -85.38%Mammoth Club Volleyball 3,200.00 $ 3,500.00 $ 3,350.00 $ 3,500.00 $ 3,000.00 $ 70 72 50.00 $ 6.16% -2.78%Mammoth Lakes Football Club 1,300.00 $ 5,000.00 $ 1,300.00 $ 10,000.00 $ 1,500.00 $ 36 32 138.89 $ 3.17% 12.50% Mammoth Lakes Swim Team 6,750.00 $ 10,000.00 $ 7,200.00 $ 10,000.00 $ 6,655.00 $ 96 109 104.17 $ 8.44% -11.93%Mammoth Lakes Youth Hockey 7,500.00 $ 5,000.00 $ 7,610.00 $ 6,000.00 $ 4,555.00 $ 162 162 30.86 $ 14.25% 0.00% Mono County Little League 8,500.00 $ 10,000.00 $ - $ - $ 7,680.00 $ 240 - 41.67 $ 21.11% 0.00% Mammoth Post 476 Mountaineers 1,500.00 $ 3,000.00 $ - $ - $ - $ 18 - 166.67 $ 1.58% 0.00%Mammoth Track Club - $ - $ - $ 1,320.00 $ 0 - Mammoth High School Boosters - $ - $ 15,000.00 $ - $ 0 195 TOTAL 49,000.00 $ 65,000.00 $ 45,000.00 $ 68,000.00 $ 45,000.00 $ 1137 1,149 100.00% 2026 Youth Sports Funding Recommendations
2025 Youth Sports Funding Recommendations
Mammoth Lakes Town Council
Agenda Action Sheet
Title: Consider amendments to Town of Mammoth Lakes Municipal Code Chapters
3.12, Transient Occupancy Tax, and 5.32, Transient Rentals of Residential Units Council Meeting Date: 3/4/2026
Prepared by: Marcus Sproll, Housing Manager
Ben Manning, Revenue Accountant
Recommended Motion: Waive the reading and introduce by title only the ordinance amending Town of Mammoth Lakes Municipal Code Chapters 3.12, Transient Occupancy Tax, and 5.32, Transient Rentals of Residential Units.
Summary: Chapter 3.12 of the Municipal Code regulates Transient Occupancy Tax and Chapter
5.32 of the Municipal Code regulates Transient Rentals of Residential Units. Since the adoption of those chapters, Town staff have identified a number of ways in which Chapters 3.12 and 5.32 can be improved, including (1) revising Sections 3.12.060 and 3.12.070 to clarify that Accessory Dwelling Units (ADUs) and deed-restricted units cannot be registered as transient rental properties or used as transient rentals, and (2) revising Section 5.32.060 to clarify when certified property inspections shall occur. A summary of the proposed changes and the rationale for the changes is as follows:
Chapter 3.12: Clarify that accessory dwelling units (ADU) or housing units that have a recorded deed-restriction that limits the sale or rental price to income eligible households cannot be used as transient rentals. This will help ensure that these units remain available for use by the local workforce and adhere to the terms of the applicable deed restriction document and/or State code.
Chapter 5.32: Remove language requiring certified property inspections prior to issuance of a new business tax certificate. With the Town’s certified property program, a Certified Property Authorization is only issued to the legal owner of the transient occupancy unit, whereas a Business Tax Certificate may be issued to whomever the operator of the transient occupancy unit is, and could be a property management company or the owner. Therefore, the requirement for a new inspection to occur solely because a new business tax certificate is to be issued is redundant since the owner, and the person or entity ultimately responsible for the property, is not changing. Additionally, this would discourage an owner from changing management companies or switching to self-management of the nightly rental business. An inspection will still be required for any new certified property authorization and every four years for units with existing certified property authorizations. Additionally, the Town retains the right to require a reinspection during the four-year period for any transient occupancy unit that violates the Code.
No other changes to the Municipal Code are being proposed by this item.
ORDINANCE NO. 26-__
AN ORDINANCE OF THE TOWN COUNCIL
OF THE TOWN OF MAMMOTH LAKES, STATE OF CALIFORNIA,
AMENDING MUNICIPAL CODE SECTIONS 3.12.060, 3.12.070 AND 5.32.060
REGARDING TRANSIENT OCCUPANCY TAX AND
TRANSIENT RENTAL OF RESIDENTIAL UNITS
WHEREAS, the Town Council has previously adopted Chapter 3.12 of the Mammoth Lakes Municipal Code, establishing a transient occupancy tax and providing for its collection; and
WHEREAS, the Town Council has previously adopted Chapter 5.32 of the Mammoth Lakes Municipal Code, establishing operating requirements for properties used as transient rentals; and
WHEREAS, since adoption of those Chapters, Town staff have identified some necessary text clarifications to improve usage of the subject chapters, including revising Sections
3.12.060 and 3.12.070 to clarify that ADUs and deed-restricted units cannot be registered as transient rental properties or used as transient rentals, and revising Section 5.32.060 to clarify when certified property inspections shall occur; and
WHEREAS, the amendments to Chapter 3.12 and Chapter 5.32 addressed in this ordinance do not increase or extend the Town’s transient occupancy tax, or expand the incidence of taxation, and thus do not require approval by Mammoth Lakes voters.
THE TOWN COUNCIL OF THE TOWN OF MAMMOTH LAKES, STATE OF CALIFORNIA, DOES ORDAIN AS FOLLOWS:
Section 1: The Town Council hereby amends the Mammoth Lakes Municipal Code by amending Sections 3.12.060 (Registration) and 3.12.070 (Unauthorized operation of a transient occupancy unit) to read as set forth in Exhibit “A” attached hereto and incorporated herein by reference, and amending Section 5.32.060 (Transient Rentals of Residential Units) to read as set forth in Exhibit “B” attached hereto and incorporated herein by reference.
Section 2: EFFECTIVE DATE OF ORDINANCE: This Ordinance shall become effective and enforceable thirty (30) days from and after the date of its adoption, provided that the amendments to Chapters 3.12 and 5.32 set forth herein shall be effective as of 12:00 am on Monday, April 20, 2026.
Section 3: POSTING: The Town Clerk shall, within fifteen (15) days after the passage of this ordinance, cause it to be posted at the duly designated posting places established by resolution of the Town Council, published once in a newspaper of general circulation, and entered in the Book of Ordinances of the Town.
Ordinance No. 26-__
Section 4: SEVERABILITY: If any provision of this ordinance of the application thereof to any person or circumstance is held invalid, such invalidity shall not affect other provisions or applications, and to this end the provisions of this ordinance are declared to be severable.
The foregoing Ordinance was introduced on the 4
th
day of March, 2026, and PASSED,
APPROVED, AND ADOPTED on the 18th day of March, 2026.
_________________________________
AMANDA RICE, Mayor
ATTEST:
__________________________
JAMIE GRAY, Town Clerk
Ordinance No. 26-__
EXHIBIT “A”
Amendments to Chapter 3.12
(Additions are shown in Blue Underline text)
3.12.060. - Registration.
(a) Each transient occupancy unit shall be registered with the Tax Collector prior to commencing business. It shall be unlawful to conduct transient rentals without:
(1) Having first procured a certified property authorization; (2) Paying the tax prescribed in this title; and
(3) Complying with any and all applicable provisions of this chapter and/or Chapter
5.32. (b) Upon proper application and payment, the Tax Collector shall issue a certified property authorization to the operator, in accordance with the provisions of this Chapter.
Notwithstanding the foregoing or any provision of this chapter, no accessory dwelling unit (ADU) or housing unit which is encumbered by a recorded deed restriction that limits the sale price or rent shall be registered with the Tax Collector, and no certified property authorization shall be issued to the owner or operator of any such unit. The fees for a certified property authorization shall be established by resolution of the Town Council.
3.12.070. - Unauthorized operation of a transient occupancy unit. (a) Any operator who: (i) fails to obtain a certified property authorization for a transient occupancy unit; and/or (ii) operates a transient occupancy unit which is an accessory dwelling unit (ADU) or a housing unit which is encumbered by a recorded deed restriction that limits the sale price or rent, shall be in violation of this chapter and shall be subject to all of the provisions of this chapter, in addition to being subject to all other remedies provided by law. It shall be a separate violation of this chapter for failure to obtain a certified property authorization for each day the operator is required to hold such authorization. It shall be a separate violation of this chapter for an operator to operate a transient occupancy unit which is an accessory dwelling unit (ADU) or a housing unit which is encumbered by a recorded deed restriction that limits the sale price or rent, for each day of such operation.
(b) In addition to the foregoing, each person, business entity or other entity operating a transient occupancy unit shall be subject to taxation and be liable to the Town for taxes, penalties, interest, and enforcement charges, imposed by this chapter. Such taxes, penalties, interest, and enforcement charges may be collected by the Town as otherwise provided in this chapter.
(c) When any operator or other person shall by use of any promotional media, including, but not limited to, print, audio, visual or electronic media, including web sites, web marketing, advertising or promotional websites, social media, or traditional promotional methods, including, but not limited to, signs, circulars, bills, cards, telephone books, or newspapers-promote, market, advertise, hold out or represent that
Ordinance No. 26-__
they or an entity they own, operate, manage, or control a transient occupancy unit these facts shall be considered prima facie evidence that such person is acting as an operator. .
Ordinance No. 26-__
EXHIBIT “B”
Amendments to Chapter 5.32
(Deletions are shown in Red strikeout text)
5.32.060. Inspection requirements.
(a) Any transient occupancy unit for which a new certified property authorization is requested shall be inspected, prior to commencement of the use, by a qualified inspector authorized and approved by the Town to conduct such inspections. The inspection shall verify compliance with all standards and conditions of operation including signage requirements as well as applicable safety requirements. The qualified inspector shall submit a completed inspection form to the Town showing that the unit has passed inspection and is approved for rental. The actual cost of such inspection shall be paid by the operator directly to the inspector. A unit shall be required to be inspected every four years and prior to the issuance of any new business tax certificate or certified property authorization. (b) The Town may require transient occupancy units identified as being operated in violation of this chapter to be reinspected by a qualified inspector at any time. The cost of the reinspection or expenses incurred to reach compliance shall be paid by the operator. (c) Operators shall complete the transient rental inspection within two months of the submission of applications to the Town indicating the intention to rent the transient occupancy unit on a transient basis. Failure to complete the transient rental inspection within the two-month period will result in the revocation of the applications and forfeiting of all application fees paid by the operator.
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.