4.7 land use and planning - mammoth lakes, ca

TownofMammothLakes LandUseElement/ZoningCodeAmendmentsandMobilityElementUpdateSCHNo.2015052072 4.7‐1

4.7 LAND USE AND PLANNING

ThepurposeofthissectionistoprovideananalysisoftheProject’sconsistencywithpoliciesandregulationsset forth inadoptedandacceptedplans thatareapplicable todevelopmentwithin theTownofMammothLakes. Inadditiontoplanningpurposes,theprovisionsset forthintheseplansandregulationshavebeenadoptedforthepurposeofeliminatingorreducingpotential landuseimpactsresultingfromdevelopmentwithintheTown’sjurisdictionalboundaries.PoliciessetforthintheTownofMammothLakesGeneralPlan(adopted 2007), including Neighborhood and District Character, Land Use, and Mobility Elements, arepertinenttotheProject.Inaddition,otherplansthatwereadoptedoracceptedintheimplementationoftheGeneralPlanarealsoevaluated.TheseincludethePedestrianMasterPlan(adoptedApril16,2014),GeneralBikewayMaster Plan (adopted April 16, 2014), and the Trails SystemMaster Plan (adopted October 19,2011). TheTownofMammothLakesMunicipalCode,Title17(ZoningCode)isalsoapplicabletothelanduseanalysis.

The discussion below addresses the relationship between the Project and land use regulations. Othersectionsof thisDraftEIRevaluate thephysicalenvironmentaleffects thatwouldresult fromtheproposedamendmentsoftheGeneralPlan,adoptionoftheMobilityElementUpdate,andchangesintheZoningCode.Forexample,Sections4.2,AirQuality,4.4,BiologicalResources,4.11,TransportationandTraffic,and4.12UtilitiesandServiceSystems,addresstheimpactstoairqualityfromtheproposedchanges,potentialeffectson the natural environment, such as vegetation and species, the capacities of the Town’s streets toaccommodatethechange,andpotentialimpactstoutilitiesandservicesystems,respectively.

1. ENVIRONMENTAL SETTING

a. Regulatory Framework

(1) State of California

StatelawrequiresthateachcityandcountyinCaliforniaprepareacomprehensive,longtermgeneralplantoguide its future. TheStateLegislaturedeclared in1976that “decisions involvingthe futuregrowthof thestate,mostofwhicharemadeandwillcontinuetobemadeatthelocallevel,wouldbeguidedbyaneffectiveplanning process, including the local general plan, andwould proceedwithin the framework of officiallyapproved statewide goals and policies.” To assist local governments in meeting this responsibility, theGovernor’sOfficeofPlanningandResearch is required toadoptandperiodically reviseguidelines for thepreparation and content of local general plans (Government Code §65040.2). Under the state’s currentGeneral Plan Guidelines (2003), every general plan must provide policies for seven elements: Land Use,Circulation,Conservation,Housing,Noise,OpenSpaceandSafety.1Chapter3oftheGeneralPlanGuidelinesprovidesdirectionintheamendmentoftheGeneralPlananddescribestheneedtodeterminetheamountand locationof futureusesbasedon the capacityof thephysical infrastructure (i.e., schools, roads, sewertrunk lines, drainage systems, utilities, etc.). Respectively, the General Plan Guidelines recommends thatcurrentandProjectedcapacitiesofsuchsystemsidentifyavailableopportunitiesfordevelopmentaswellas

1 StateofCaliforniaGovernor’sOfficeofPlanningandResearch,GeneralPlanGuidelines,2003,page48.

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potential constraints.2 Another component of the General Plan Guidelines is the requirement of publicparticipation in long‐range planning. This may involve workshops, panel discussions, neighborhoodmeetings, public hearings, and Town Hall meetings.3 Under the General Plan Guidelines, zoning, whichclassifiesthespecific,immediateusesofland,isconsideredaprimarymeansofimplementingageneralplan.According the state’sGeneralPlanGuidelines, the successof thegeneralplan is considered to relyon theeffectivenessofaconsistentzoningordinancethattranslatesthelong‐termobjectivesandpoliciescontainedin theplan. In2010, theGovernor’sOfficeofPlanningandResearchupdated thecirculationandmobilitycomponentoftheGeneralPlanGuidelines.Thisdocument,UpdatetotheGeneralPlanGuidelines:CompleteStreets and the CirculationElement (December 15, 2010) emphasized “complete streets” andmultimodaltransportationnetworksinthedevelopmentofGeneralPlanmobilityandcirculationelements.

(2) Town of Mammoth Lakes

(a) General Plan

The Town ofMammoth General Plan sets forth policies that protect residents’ quality of life, protect theenvironment, and recognize the uniqueness of the Town’s natural surroundings. The General Planestablishesstandards,guidelines,andprioritiesthatpromoteathriving,sustainablecommunity.TheGeneralPlanelementsmostapplicabletotheProjectaretheNeighborhoodandDistrictCharacterElement,theLandUseElement,andtheMobilityElement.TheNeighborhoodandDistrictCharacterElementprovidesabasisfortheestablishmentofuniquedistrictsthroughouttheTownandidentifiestwelvedistricts, includingtheMainStreetandOldMammothRoaddistricts,whichwarrantspecialstudy.ThisElementalsodescribesandprovides specific design anddevelopment recommendations for the various districts. In this respect, theensuing district plans thatwere developed by theTown subsequent to the adoption of the 2007GeneralPlan, and that are applicable to the Main Street and Old Mammoth Road areas, are components of theNeighborhoodandDistrictCharacterElement.TheLandUseElementsetsforthspecificpoliciescontaininga(i)goal,(ii)policy,and(iii)actionthatwouldsupporttherecommendationssetforthintheNeighborhoodand District Character Element. As stated in the Land Use Element, the “overarching principal of thecommunityistomaintaintheTown’scompacturbanform,protectnaturalandoutdoorrecreationresources,and to prevent urban sprawl.”4 The purpose of theMobility Element is to provide a series of goals andpoliciesthatwould“achieveamulti‐modaltransportationsystem.”5

(i) Neighborhood and District Character Element

TheNeighborhoodandDistrictCharacterElementoftheGeneralPlanidentifiesdistrictsandspecialstudyareas.TheintentoftheElementistoenhancetheuniquecharacterofMammothLakesandprovidecarefulplanningofdistrictsandindividualsites.TheNeighborhoodandDistrictCharacterElementidentifiestwelvedistricts and four mountain portals. District boundaries are based on the 1987 General Plan PlanningDistrictsandaredefinedbyexistingdevelopment,patternsofvegetation, topographic features,circulationpatterns,andthepatternandrelationshipsoflanduses.District1isidentifiedasMainStreet,OldMammothRoad,andShadyRest.AccordingtotheNeighborhoodandDistrictCharacterElement,thisareashouldinvitepedestrianactivityandprovidegatheringplacesforinteractionwithavibrantmixofretail,commercial,and2 StateofCaliforniaGovernor’sOfficeofPlanningandResearch,Op.Cit.,page40.3 StateofCaliforniaGovernor’sOfficeofPlanningandResearch,Op.Cit,Chapter8.4 TownofMammothLakesGeneralPlan,page30.5 TownofMammothLakes,Op.Cit.,page38.

June 2016 4.7 Land Use and Planning


workforcehousing. Useswouldbemixedtoallowoffices,residentialhousingandvisitoraccommodationsabove ground floor retail. New development would improve connectivity and circulation with bike andpedestrian paths, sidewalks and roads. General characteristics, which are objectives for future planning,intendedforthecommunity,as listedundertheNeighborhoodandDistrictCharacterElement, includethefollowing:

1. MaintainviewsoftheSherwinRange,theKnollsandMammothMountainfrompublicspaces

2. LandscapingreinforcesEasternSierranativepine,fir,aspen,groundcoverandwildflowers

3. Landscapingestablishesscaleandstreetedge

4. Pedestrian‐oriented sidewalk/boardwalk with public art, centrally located parks, plazas,courtyardsandpedestrianlinksthatcreateasenseofexploration

5. Walk‐toneighborhoodorcommunityparksinalldistricts

6. Mid‐blockpedestrianaccess

7. Occasionalsmallplazasandcourtsvisiblefromthepublicwaythatcanbeusedaspubliceventvenues

8. Activedayandeveningandthroughallfourseasons

9. Retailandservicesinstorefrontsetting,locatednexttothesidewalk

10. Districtanimationwithretailorientedtothestreet

11. Higherlotcoveragemaybeacceptablewithpocketsofeffectivelandscapingandopenspace

12. Encouragetransit‐orienteddevelopment

13. Stripmalldevelopmentpatternshiftedtoapatternofcommercialinfrontandparkinginback

14. Convenientstructuredparkingandsmall‐scalesurfaceparking

15. Sharedandpooledparking

16. Alley and side street access for deliveries, service and emergency access and pedestrianconnectionsappropriatetodistrictcharacter.

Characteristics specific toMain Street include a grand boulevard,multiple safe pedestrian crossings fromnorth to south side of Main Street, and reduction or elimination of frontage roads. Main Streetcharacteristicsarealsoexpectedtocreatedistinctanduniqueareaswithavibrantmixofretail,commercialand workforce housing, smooth transition and connectivity from commercial to commercial and otherfeatures. OldMammoth Road characteristics are expected to be traditional small‐scalemixed use “mainstreet”developmentpattern.



District Plans

Under the guidance of the General Plan’s Neighborhood and District Character Element, the Town ofMammoth Lakes Council accepted several district plans for areas comprising the Town’s commercially‐zonedneighborhoods.TheseincludetheNeighborhoodDistrictPlanning:ConceptsandStrategies(acceptedAugust 3, 2011), Downtown Neighborhood District Plan (DNDP), the North Old Mammoth Road District(NOMRDSS)SpecialStudy(acceptedJune3,2008),andtheSouthDistrictsNeighborhoodDistrictPlanningStudy(SDNDP)(acceptedAugust3,2011).

DowntownNeighborhoodDistrictPlan:TheDNDPaddresseslanduseforMainStreetandpartsofNorthOldMammothRoad.Thepreferredconceptisathrivingmixedusedistrictfocusedaroundthesestreets.UndertheDNDP,MainStreetwouldbereconfiguredtoeliminatetheexistingfrontageroadsandfuturebuildingswouldbeorientedtowardandlocatedclosetothestreet.Asubstantialmedian,potentiallyusedasaright‐of‐way foragondola,wouldbreakupMainStreet’s four lanesof traffic,andprovideasite forstreetscapefeatures. Sidewalksandstorefrontswouldprovideopportunities forbrowsingarangeofretailshopsandrestaurants.Parkingwouldbewellorganizedandlocatedinpublicandprivateparkinglotsandsurfaceandundergroundstructures,andon‐street.Snowremovalwouldbeefficientlymanagedtomaintainvisibilityofstorefronts and allow for year‐round pedestrian use of sidewalks and paths. An active and pedestrian‐friendlyenvironmentisencouragedthroughcreationofpublicspaceslikesmallplazas,aswellasinclusionof development standards that allow for outdoor dining and street vendors. Designated primary andsecondaryretailstreetsincludeMainStreetfromSierraParkRoadtoManzanitaRoad,NorthOldMammothRoad,TavernRoad andparts of LaurelMountainRoad. Secondary retail streetswouldbe locatedon theperipheryof thedowntown, andwouldprovidea transition to residential and lodgingareas. Certain siteconditions,suchastopography,mayprecludesomeofthesepropertiesfrombeingdesignedtofunctionaspartofatraditionalpedestrianorientedretailstreet. Theobjectiveistocreateascaleandcharactermoretypicalofatraditionaldowntown.

NorthOldMammothRoadDistrict Plan Special Study: The goal of theNOMRDSS is to create awalkablecommunity, to reducedependencyon theautomobile, and to reinforce theexistingNorthMammothRoadDistrictcommercialareaasadesirableplaceforresidentsaswellasvisitors.TheNorthOldMammothRoadDistrict is considered the likely location for much of the future development activity within the Townbecause of its central location, existing infrastructure, available transit; and commercial zoning (whichallowsmixed use). The areawould remain as amixed‐use district, similar to a small town center, withresidential and lodging to support retail, commercial, and supporting businesses. Within the NOMRDSS,someofexistingusessuchascondominiumsareexpectedtoremainpermanently. Otherusesmayremainovertimebutalsohavethepotentialtochange.Newresidentialandlodgingunitsareassumedtobeonthefloorsabovetheground‐floorretail,andat‐gradealongLaurelMountainRoad.Recommendeddevelopmentwouldresultinabuildingorclustersofbuildingsthatsupportthepedestrianenvironment.

SouthDistrictsNeighborhoodDistrictPlanningStudy:TheSDNDPStudyincludestheSouthOldMammothRoadcommercialdistrict.Keyissuesinthisareaincludethepreponderanceofstripcommercialandthelackofafunctionalandwell‐connectedpedestrianenvironment.LanduseanddevelopmentstandardsforSouthOldMammothRoad andMammoth Creek Park under the SDNDP include zoning standards that allow formixedusedevelopment(groundfloorretailwithofficeorresidentialabove),mixeduselodging/residential,and mixed use retail/office. New development would be oriented to pedestrians and well‐connectedsidewalksandconvenientstreetcrossingswouldbeprovided.Street‐frontretailwouldbelocatedalongOldMammothRoad.Improvementswouldbeprovidedthroughinfillpropertiesandupgradedandretro‐fitted



existingshoppingcenters.Parkingwouldacombinationofon‐street,off‐street,andsharedparkingfacilities.Buildingmassingwouldbeorganizedtobringpropertiestothestreetedge,whileincludingmoregenerousupper‐storysetbacksthatprotectviewstotheSherwinRange.“Feet‐first”infrastructuresuchasmulti‐usepaths and sidewalks would be continuous throughout the district. Transit would be encouraged andaccommodated throughout South Mammoth with necessary pull‐outs, shelters, and signage. Under theSDNDP, transit hubs and stopswould be coordinatedwith areas of higher density and adequate parkingfacilities.

Neighborhood District Planning: Concepts and Strategies: This document sets forth concepts for theintegrated districts of Downtown, including Main Street and North Old Mammoth Road and South OldMammothRoad.ThisplanisrootedintheguidingprinciplesandpolicydirectionsestablishedintheGeneralPlanandCommunityVision,6whichanticipates the (i)designofplaceswherepeoplewant tobe inwhichdistinctive,vibrantandwalkablemixedusedistrictsandcentersareafocusofactivity,andcontainamixtureand diversity of uses, and provide a well‐designed, attractive and comfortable built environment; (ii)implementationofprogramanddevelopmentstandardstosupportandreinforcethedesiredcharacterandfunction of the district; (iii) development of publicly‐owned catalyst sites to jump‐start desirabledevelopment; and (iv) building of momentum through partnership between the Town and privateinvestment.

Accepted and consensus planning concepts and strategies are to create a thriving destination resortcommunity with residential neighborhoods oriented around a series of distinct, connected and vibrantmixed use districts, including the Downtown, which provide a range of shopping, dining, services, andemployment opportunities. It is expected that “feet‐first” mobility, including a balance between auto,pedestrian, bicycle, and transit modes, would be supported. Walkable nodes, with approximate radii of1,000feetwouldbelocatedalongsectionsofMainStreet. TheconceptforSouthOldMammothRoadalsoanticipatesawalkable retail/commercial streetwithanemphasisonarts, entertainment andevents. Themixed use centers alongMain Street (Downtown) andOldMammothRoad corridorswould includewell‐proportioned public street with a strong pedestrian‐oriented retail frontage at the street edge, generoussidewalksandstreetscapefeaturesmostoftenseenastraditional“downtown”and“mainstreet””contexts.

(ii) Land Use Element

ThepoliciesoftheLandUseElementdescribeanddeterminehowthecommunitywillretainitscommunitycharacterandsmalltownatmospherewhileenhancingitssuccessasadestinationresort.Policiesembraceprinciples such as creatingwalkable communities,mixed land uses, providing a variety of transportationchoices,andtakingadvantageofcompactbuildingdesign.Subtopicsinclude(i)Livability,(ii)Housing,(iii)SmallTownCharacter, (iv)AccommodationsandCommunityAmenities, and (v)UrbanGrowthBoundary.Community goals for the Land Use Element include being stewards of the Town’s character and naturalsurroundings; increasing thehousing supply for theworkforce;designingneighborhoodsanddistricts forwalking through the landusepatternand form;andmaintaining theUrbanGrowthBoundary toensureacompacturbanformandprotectionofnaturalandoutdoorrecreationalresources.

6 TownofMammothLakesNeighborhoodDistrictPlanningConceptsandStrategiesPlan,August3,2011,page3.



Land use designations in the General Plan correspond to a range of uses, including varying densities ofresidentialuses,commercial(C‐1andC‐2)andotherresort, industrial,variousspecificplans,andnationalforest.

(iii) Mobility Element

The intentof theadoptedMobilityElement is toachievean integratedmulti‐modal transportationsystemthatservesthevariousneedsofresidents,employeesandvisitorsandtoensurethatMammothLakeswillbeconnected,accessible,uncongestedandsafewithemphasison feet first,public transportationsecond,andcar last. TheMobilityElementanticipatesthatmovementthroughouttheTownwillbe improvedthroughmeasurestoincreaseandimprovetransportationoptions;reinforcefeetfirst;connectsidewalksandtrailstotransitandparking facilities;encouragealternate transportation. Componentplanshavebeenadopted toimplement the community goals of the adoptedMobility Element aswell as contain and address specificpoliciesfromtheMobilityElementUpdate.TheseincludethePedestrianMasterPlan,TrailsSystemMasterPlan,andtheGeneralBikewayMasterPlan.

Trails System Master Plan

TheTrailsSystemMasterPlan(October19,2011)(TSMP)envisionsanintegratedsystemofinfrastructureandprogramsthatsupportrecreationandmobilitysimultaneously,byseamlesslyconnectinghomes,hotels,businesses,recreationnodes,andbackcountryexperiences.TheTSMPincludesastrongfocusonprovidingfacilitiesthatwillimproveaccesstotrailsfromallmodesoftransportation.Inadditiontonewtrails,pavedpathways,signageandwayfindingandassociatedamenities. TheTSMPalsoincludessuggestionsforotherimprovementssuchassidewalks, crosswalks,busstops,bike lanes,bicycleparking, summermaintenance,andsnowremoval.

Objectives of the TSMP include (i) identifying necessary improvements relative to pedestrian safety,convenience and comfort; (ii) updating the General Bikeway Plan and developing an on‐street bikewaynetwork that enhances bicyclist safety, convenience and comfort; (iii) ensuring that pedestrians andbicyclistscanaccessthepublictransitsystemsafely,convenientlyandcomfortably;andthatpublictransitservesallkeyrecreationnodes;and(iiii)providingtheinformationnecessaryforresidentsandvisitorstonavigate. The TSMP also supports pedestrian‐oriented development and 10‐foot sidewalks along MainStreet, and recommendsbike lanes inMain Street as an interim solution for closing a gap in theprimarypavedpathsystem.Generalrecommendationsincludeaminimumsidewalk‐to‐majorroadwayratioof1.6to1tobeachievedbyincludingsidewalksonbothsidesofallarterialsandononesideofallcollectorstreets.Mid‐block pedestrian connectors would be considered in high pedestrian activity areas. The TSMP alsoincludesabikerouteplanandabicycleparkingcomponentandaddressessignageandwayfindingformulti‐usepaths,bikelanes,bikeroutes,pedestrianfacilities,soft‐surfacetrails,andeasements.AgoaloftheTSMPistodevelopayear‐roundmaintenanceplan,toprioritizesnowremovalonpavedpathsandsidewalks,topreservepavementmarkings,andtocoordinatebetweenroadwayandsidewalksnowremoval.

Pedestrian Master Plan

ThePedestrianMasterPlan (adoptedApril 16,2014)guides the futuredevelopment andenhancementofpedestrianfacilitieswithintheTownandisintendedtofollowthegoals,policies,andactionsoftheMobilityElement related to pedestrian infrastructure. The Pedestrian Master Plan outlines specific locations forfuture sidewalks and promenades, whichwould result in an estimated 6.7miles of new sidewalks. The



PedestrianMaster Plan also recommends sidewalk buffers in key locations, traffic calming devices alongMainStreetandOldMammothRoad,furnishingsaroundtrafficstops,connectivityandexpandednetworkofmulti‐use paths. Other recommendations include improved mid‐block connection with active warningbeaconsandpedestrianaccessatintersections;ADA‐compliantstaircasesandramps,asneeded;maintainedcrosswalkmarkings;trafficsignalsatkeypedestriancrossings;improvedintersectiongeometry;pedestrianunderpassesandbridges;pedestrianaccessatconstructionzones;useofmaterialssuitabletotheclimate;splitpedestriancrossings;curbextensions;improvedvisibilityandlightinginkeyareas;pedestrianwarningsignsatkeylocations;andimprovedwayfindingfortouristswithintheTownboundaries.

General Bikeway Master Plan

TheGeneralBikewayMasterPlan(GBMP)(adoptedApril16,2014) isablueprint formakingbicyclinganintegral part of daily life in Mammoth Lakes. A primary goal of the GBMP is to facilitate bicycling fortransportation and recreation and to support “feet first” objectives. GBMP recommendations includeimprovingexistingconditionstomeettownstandards,tocreateasafeandcomfortablecyclingenvironmentthatisaccessibletocyclistsofallages,possiblynarrowingvehicletravellanes(from12‐footlanesto10‐or11‐foot lanes) to provide on‐street paths. Objectives also include requiring or improving signage andpavementmarkingsanddesignatinglow‐volumeroutesassharedfacilities.GBMPrecommendationsincludestudying the use of bicycle boulevards on key residential streets, improving bicycle safety at signalizedintersections; studying a bicycle sharing program; constructing additional multi‐use paths, implementingbicycleparking inkey locations,andprovidingcyclist‐oriented lockers, showers,andstagingareas,whereappropriateandfeasible.

(b) Town of Mammoth Lakes Municipal Code, Title 17

TheTownofMammothLakesZoningCodeiscontainedinTitle17oftheMammothLakesMunicipalCode(MLMC).ThepurposeoftheZoningCodeistocarryoutthegoals,objectivesandpoliciesoftheMammothLakes General Plan by classifying and regulating the uses of land and structures within the Town ofMammothLakes. AdditionalpurposessetforthinSection17.04.020aretoimplementtheGeneralPlanbyencouraging theusesof landasdesignatedby theGeneralPlan;providestandards for theorderlygrowthanddevelopmentoftheTown;requirehighqualityplanninganddesignfordevelopmentthatenhancesthevisual character of the Town, avoids conflicts between land uses, enhances functionality and safety, andpreserves thescenicqualitiesof theTownbymaintainingadequateopenspace; conserveandprotect thenatural resources of the Town, its natural beauty and significant environmental amenities; encourage arangeoftransportationoptionswithastrongpedestrianemphasisandemphasizeconnectivity,convenience,and alternatives touseof personal vehicle; assist in reducingdependenceon the automobileby fosteringdevelopment that is compact in form, and pedestrian‐oriented; and create a comprehensive and stablepatternof landusesuponwhich toplan transportation,watersupply, sewerageandotherpublic facilitiesandutilities.

Chapter 17.24 of the MLMC sets forth regulations, including permit requirements, maximum buildingheights,setbackrequirements,floorareas,andotherguidesandrestrictionspertinenttocommercialzoningdistricts.ThepurposeofChapter17.24istoachievethepurposesoutlinedintheNeighborhoodandDistrictCharacterElementof the2007GeneralPlan, specific to theMainStreetandOldMammothRoadDistricts.MLMC Section 17.24.010 defines the Town’s commercially‐zoned designations as Downtown (D), OldMammothRoad(OMR),andMixedLodging/Residential(MLR).Section17.24.010describesthepurposesoftheindividualcommercialzoningdistrictsandthemannerinwhichtheyareappliedasfollows:



Downtown (D) District is intended to provide a thriving mix of residential, non‐residential, andlodgingusesandadistinctivegatewayentryintotown,withafocusonground‐levelcommercialusesand active frontages. Thedevelopment standards are intended to concentratedevelopment alongMain Street with a focus on shop front buildings that frame the street and provide an animated,pedestrian‐friendlyenvironmentwithhighvisualquality.ThecurrentmaximumFARis2.5.Lodgingdevelopmenthasamaximumdensityof80roomsperacre.Residentialdevelopmenthasamaximumdensityof12units/acre. TheDzoningdistrict isconsistentwith theCommercial2 (C‐2) landusedesignation of the General Plan. (This section is subject to the Project’s proposed Zoning CodeAmendmentregardingunits/acre.)

Old Mammoth Road (OMR) District is intended as an arts and culture district oriented towardmediumscalecommercialdevelopmentalongOldMammothRoad,emphasizingcommunityservingretail,artistgalleries,officeandserviceuses.Itisintendedtoencourageamixandintensityofusesinapedestrian‐scaledenvironmentatascaleandformthatisappropriatetoitsneighborhoodcontextand adjacent residential uses and forms. The maximum FAR is 2.5. Lodging development has amaximum density of 80 rooms/acre. Residential development has a maximum density of 12units/acre.TheOMRzoningdistrictisconsistentwiththeCommercial2(C‐2)landusedesignationof the General Plan. (This section is subject to the Project’s proposed Zoning Code Amendmentregardingunitsandrooms/acre.)

MixedLodging/Residential (MLR)District is intendedtoallowoneormoreofavarietyof lodging,residential,andnon‐residentialusestoencourageamixofusesandemphasizetransientoccupancy.The maximum FAR is 2.5. Lodging development has a maximum density of 80 rooms per acre.Residential developmenthas amaximumdensity of 12unitsper acre. TheMLR zoningdistrict isconsistentwith theCommercial 1 (C‐1) landusedesignationof theGeneralPlan. (This section issubjecttotheProject’sproposedZoningCodeAmendmentregardingunits/acre.)

Allowedusesandpermitrequirementsforthecommercialzonesareset forthinMLMCSection17.24.020.Under this code section, commercial uses, multi‐family residences, live‐work units, and mixed use arepermitted.However,multi‐familyresidencesandlive‐workunitsarenotallowedonthegroundflooralongPrimaryandSecondaryActiveFrontages in theDandOMRzones. (PrimaryActiveFrontagesoccuralongsectionsofMainStreetandOldMammothRoadandSecondaryActiveFrontageoccuralongsectionsofMainStreet, OldMammothRoad, TavernRoad,MeridianBoulevard and ChateauRoad.) Althoughmulti‐familyuses are permitted by right in the MLR zone, these are subject to MLMC, Chapter 17.52 (Standards forSpecificLandUsesandActivities)applicabletomulti‐familyresidentialProjects.

Section 17.24.030, Commercial District Development Standards, regulates building density, frontageimprovements, building placement requirements, building face height, location of parking, and access forcommercial properties. Section 17.24.030.B requires new development to provide street frontageimprovements inaccordancewithadoptedTownPlans (i.e.PedestrianMasterPlan,BikewayMasterPlan,etc.), including but not limited to sidewalks, bike lanes, paths, bus stops, and other typical frontageimprovements.Underthiscodesection,exceptwhereoccupiedbyabuildingorusedforbuildingaccess,thepropertyfrontage,foradepthof10feetfromthepropertyline,shallbeimprovedsothatit functionsasawider public sidewalk; utilized for active outdoor uses such as outdoor dining, or improved withlandscaping,publicart,and/orpedestrianamenitiessuchasoutdoorseating.

Section17.24.030.Drequiresaminimumstep‐backof10 feetat thebuilding face to thenexthigherstory,exceptthatamaximumof20percentofthelengthofthebuildingfacemayexceedthemaximumbuilding



faceheightbyupto10feetwithoutastep‐back;andanadditional20percentofthelengthofthebuildingfacemayexceedthemaximumbuildingfaceheightbyupto20feetwithoutastep‐back.Section17.24.030.Eestablisheslimitationsonthelocationofparking.Underthiscodesection,buildingsshallbeplacedasclosetothestreetaspossible,withparkingunderground,behindabuilding,orontheinteriorsideorrearofthesite. Parking may be located within the required setback, provided that the parking is underground orsubmerged, screened along the public right‐of‐way with a wall, hedge, trellis, and/or landscaping, thebuildings are built close to the public sidewalk to themaximum extent feasible; or the site is small andconstrainedsuchthatunderground,partiallysubmerged,orsurfaceparkinglocatedmorethan20feetfromthestreetfrontageisnotfeasible.UnderSection17.24.030.F,propertiesfrontingMainStreetthatredeveloptoclaimanexistingfrontageroadshallincorporateare‐routedaccessroadtotherearoftheproperty.There‐routedaccessroadshallbedesignedtobecontinuouswiththoseofadjacentproperties,andtoprovideadequatecirculationandemergencyaccess.

Building orientation and entrance treatment is set forth in Section 17.24.040. Section 17.24.040.Aestablishes maximum block length and requirements for mid‐block pedestrian crossings. Section17.24.040.B,requiresthefollowing:(i)Allbuildingslocatedonapublicstreetshallbeorientedtoward,andhave their primary entrances facing the public street, (ii) Building entrances shall be emphasized withspecialarchitectural,modulationofrooflinesorlandscapetreatments;and(iii)Buildingentrancesshallbedesignedsothatsnowdoesnotshedfreelyintoentrancesandthebuildupoficeandsnowwithinpedestrianareasisminimized.

Section 17.24.040.C sets forth requirements for transparency and openings along the sidewalk forcommercialbuildings.Underthissubsection,exteriorwallsfacingandwithin20feetofastreet,park,plaza,pedestrianwalkway,orotherpublicoutdoorspaceshall includewindows,doors,orotheropenings foratleast60percentofthebuildingwallarealocatedbetween2.5and8feetabovethelevelofthesidewalk.Nowallmayruninacontinuoushorizontalplaneformorethan15feetwithoutanopening.

Buildingdesign isaddressed inSection17.24.040.D,whichrequires thatbuildingsbedesignedtocreateapedestrian‐friendly environment and support a vital and active public realm. Buildings must appearintegratedwith thenatural featuresandexistingbuildings in thedistricts; complement theEasternSierraNevadaMountain setting; and contribute to the Town ofMammoth Lakes' "village in the trees" identity.Section 17.24.040.F requires on‐site pedestrian circulation according to the following standards: (i) Asystemofpedestrianwalkwaysshallconnectallbuildingsonasitetoeachother,toon‐siteautomobileandbicycleparkingareas,andtoanyon‐siteopenspaceareasorpedestrianamenities;(ii)Regularconnectionsbetweenon‐sitewalkwaysandthepublicsidewalkshallbeprovided.Anon‐sitewalkwayshallconnecttheprimarybuildingentryorentriestoapublicsidewalkoneachstreetfrontage.Onslopingsites,thewalkwaybetweenthebuildingandthesidewalkorotherpublicoutdoorareashallbedesignedasusableopenspacewithgenerouslysizedstepsandlandings,withfeaturessuchaslowrisersandwidetreads,andanyplanterboxesthatincludeseatingledges,(iii)Directandconvenientaccessshallbeprovidedfromcommercialandmixed‐useProjectstoadjoiningresidentialandcommercialareastothemaximumextentfeasiblewhilestillproviding forsafetyandsecurity;(iv) Safeandconvenientpedestrianconnectionsshallbeprovidedfromtransit stops to building entrances. This subsection also establishes design standards for pedestrianwalkway.

Section17.24.040.Gestablishesstandardsforpublicopenspace,whichmustbeprovidedfornon‐residentialdevelopment with greater than 1,000 square feet of floor area. Open space amenities include seating,



usability, including but not limited to trees and other landscaping, shade structures, lighting, drinkingfountains, water features, public art, signage or performance areas. Additional building and open spacedesignfeaturesrequiredundertheZoningCodearediscussedinSection4.A,Aesthetics,ofthisEIR.

Table 4.7.1, Town of Mammoth Lakes Municipal Code the Zoning Code Commercial District Standards,summarizesspecificstandardsapplicabletotheTown’scommerciallyzonedareas.

b. Existing Conditions

(1) Land Use Element/Zoning Code Amendments

The Land Use Element/Zoning Code Amendments Study Area related to the FAR encompasses the areasdesignated as Commercial 1 (C‐1) and Commercial 2 (C‐2) in the General Plan. Current zoning in thecommercialdistrict isD,OMRandMLR,asillustratedinFigure2‐3,ZoningDistricts,ofthisEIR. Theareacomprisesapproximately122acresandiscenteredalongMainStreet(StateRoute203),extendingfromtheTown’sboundaryontheeasttoanareajusteastofMinaretRoadonthewest,andalongOldMammothRoadfromSR203tojustsouthofChateauRoad.

(a) Main Street Corridor

TheMainStreetcorridorisdefinedbyMainStreet/Highway203,theprimaryhighwayusedbyresidentsandvisitorstoenterandexittheTown.Althoughthepavedroadwaywidthandnumberoflanesvaries,theMainStreetright‐of‐wayisapproximately200 feetwidealongthemajorityof thecorridor. Discontinuoustwo‐way frontage roads,whichprovide access to commercial uses along the street, parallelMain Street alongmuchofitssouthsideandpartsofthenorthside.TheoverallcharacteristicofdevelopedpropertiesalongMainStreetisofone‐tothree‐storybuildingssetbackbehindaccessroadsandsurfaceparkinglots. Usesare varied, and includemedium scale strip‐commercial developments, stand‐alone, single‐use commercialand office uses, motels and some residential uses. A mix of architectural styles include alpine‐inspiredpitchedroofsandbuildingsrepresentingtheaestheticsofthe1970’sand1980’swhenmanyofMainStreet’scommercialandlodgingProjectsweredeveloped.Stand‐alonebuildings,dominantstreetfrontparking,andtheaccessroads,removedevelopmentfromthestreetandevokeanautomobile‐orientedstripcommercialaspecttothestreet.AlthoughforestedareasremainalongMainStreetonsomeofundevelopedparcels,treecoverinotherareasisintermittent.Ondevelopedparcels,treesareoftenlimitedtosinglespecimentreesorsmalltreeclusters.

Transit stops are placed at various locations on both sides of Main Street. Pedestrian infrastructure,primarily consisting of sections of a pedestrian path, has been developed over time. While the path isgenerallycompletealongtheeasternendofMainStreet,itisnotcontinuous,requiresstreetcrossingsfromnorthtosouth,anddoesnotexistalongthewestendofMainStreet.ThetransitshelteronMainStreetlackssidewalkaccess.7 Pedestrian‐activatedcrossingsignalsareinplaceatthePostOfficeandLaurelMountainRoad.MainStreetascendsinelevationfromeasttowestandsignificantgradechangesarefoundfromnorthtosouthatthewestendofMainStreet.Theeastportion,eastofOldMammothRoad,isrelativelyflat.Broadviews of Mammoth Mountain to the west and/or the Sherwin Range to the south are visible at certainvantagepointsalongMainStreet.

7 TownofMammothLakes,DowntownConceptforMainStreet,Chapter3,September1,2010,page25.



Table 4.7‐1

Town of Mammoth Lakes Municipal Code the Zoning Code Commercial District Standards (Based on MLMC Tables 17.24.030‐1 through 17.24.030‐4)

Development Feature Downtown (“D”) Old Mammoth Road

(“OMR”)

Mixed Lodging/Residential

(“MLR”)

LotArea 10,000squarefeetLotArea,cornerlot 11,000squarefeetFloorAreaRatio(“FAR”) Maximum2.5,applicabletoentiredevelopmentResidential Maximum12unitsperacreSingleRoomOccupancy(“SRO”) Maximum48roomsperacreLodging,fractional,andtimesharedevelopment

Maximum80roomsperacre

MinimumsetbacksonMainStreetandFrontageRoad

0feet

Otherdesignatedactivefrontageareas

Propertylineor15feetbackfromcurb,whicheverisgreater

N/A

Allotherstreets 10feetInteriorsideandrear 0feet,15feetadjacenttoaresidentialdistrictBuildingHeight 55feet 45feet 45feetforlotswith

slopesoflessthan10%;55feetforlotswithslopesgreaterthan10%

MaximumBuildingFaceHeight 20feetapplicableto“PrimaryActive”frontagesMaximumBuildingFaceHeightalongallstreetsandadjacenttoresidentialdistricts

20feetfor60%ofthebuildingface;35feetfor20%ofthebuildingface;45feetfor20%ofthebuildingface.

Stepback Minimum10feetforbuildingfacebelowGroundfloor,Non‐residentialuses Minimum14feetfromfloortoceilingGroundfloor,Non‐residentialuses 8feetclearfromfloortoceilingUpperfloor 8feetclearfromfloortoceilingParkingpodium Themaximumheightoftheparkingpodiumvisiblefromthestreetisfourfeet

fromthefinishedgrade.aSetbackfromstreetpropertyline 20feetSetbackfrombuildingsandpublicplazas

8feet,5feetwalkwayplus3feetoflandscapingapplicabletoabovegroundparking

Curbcuts MinimizedandinareasleastlikelytoimpedepedestriancirculationRequiredsnowstorage Anareaequalto60%ofallparkinganddrivewaysonthesite

a Where a building sits atop a parking podium (underground parking) the building height shall be measured from the top of the parking podium provided that the building height does not increase by more than seven feet six inches (MLMC Section 17.36.060.B.1.c).

Source: Town of Mammoth Lakes Municipal Code, PCR Services Corporation, 2015



(b) Old Mammoth Road Corridor

OldMammothRoadisathree‐lanearterialthatextendstothesouthofMainStreet.Thecorridorislargelydevelopedwithcommercialusessuchasretail,restaurants,gasstations,realestateoffices,banks,andotherservices,multi‐family residential, lodging, andmixed‐use. Secondary commercial and residentialuses arefoundalongneighboringstreets.Existingbuildingsaregenerallybetweenoneandtwostoriesinheight.Themajorityofparkingisprovidedinsurfacelots,althoughmoreoftheselotsareorientedtothesideorrearofcommercialbuildings,comparedtoMainStreet.AstreetnarrowingandstreetscapeimprovementProjectinthe1990’saddedsidewalks,lightingandlandscapingalongOldMammothRoadfromMainStreettoChateauRoad; however, several neighboring streets lack sidewalks. Although trees are common along propertyboundariesandstreetfrontages,OldMammothRoadretainsa“stripcommercial”andautomobile‐orientedaspect,asdoesMainStreet.

(2) Mobility Element Update Study Area

TheMobilityElementUpdatestudyareacorrespondstotheareaencompassedbytheGeneralPlan. Threeboundaries define the Town, including (i) the Urban Growth Boundary (UGB), an area encompassingapproximately 4 squaremiles and forming the nucleus of the town, (ii) theMunicipal Boundary, an areaencompassing approximately24 squaremiles and including theLakesBasin, ShadyRest, andmost of theMammothMountain Ski Area; and (iii) the PlanningArea or “sphere of influence,” an area encompassingapproximately125squaremiles.TheMunicipalBoundarycomprises(i)theportionoftheTowncontainingthemajorityofdevelopedcommunity,and(ii)aseparateislandareanotphysicallyconnectedtotheothermunicipal area and containing theMammothYosemiteAirport, approximately 10miles to the east of themunicipalarea. Ofthetotalapproximately24squaremileswithintheMunicipalBoundary,approximately4.6squaremilesorapproximately2,500acres, including theurbanizedareaandairport, is locatedwithintheUGB.WithintheUGB,includingtheairport,approximately3.5squaremilesoflandhasbeendeveloped,leavingapproximately1.1squaremilesofvacantdevelopablelandwithintheUGB.

In general, theMobilityElementUpdateStudyArea is focusedon theUGB, since it is theTown’s focusofvehicle,cycling,andpedestrianactivity.However,theTown’sPlanningAreaincludesareasinwhichexistingorproposed facilitieshavedirect relationship to thecurrentmunicipalboundaryandservices. Thisareaextends from theWhitmoreRecreationArea on the east to theMammothScenic Loopon thenorth. ThePlanningAreaincorporatesWhitmorePark,SmokyBearFlateastofU.S.Highway395,theMammothScenicLoopRoad, andother recreational areasmaintainedby theTownofMammothLakes. ThePlanningAreaalsoincludesInyoNationalForestlandslocatedwithinMaderaCounty.TheonlyvehicularaccesstothelandwithinMaderaCountyisthroughtheTown,whichprovidespublicsafetyandbuildinginspectionservices.

Existing landuseswithintheUGBarereflected intheTown’sGeneralPlanandZoningMap. Therangeofusesincludesmixedlodging/residential,singleandmulti‐familyresidential,ruralresidential,mobilehome,resort,openspace,public/quasipublic,andindustrialzones.ThedevelopedUGBhastheaspectofaresortcommunitybecauseof thepresenceof forest treesalongpropertyboundariesandstreets; thepresenceofgolfcoursesandotherrecreationalfacilities;manyrestaurants;thegeneralcharacterofbusinesses(e.g.,realestate offices), and the North Village, which consists of a collection of hotels, high‐density housing,restaurants,andaccesstotheMammothMountaingondola.



2. METHODOLOGY AND THRESHOLDS

a. Methodologyy

Theanalysisof landuseimpactsconsiderstheconsistencyof theProjectwithadoptedandacceptedplansand policies that regulate land use in the Town of Mammoth Lakes and that relate specifically to thecharacteristics of the Project change of intensity of permitted development in commercially‐zoned areas,replacement of General Plan PAOT policieswith Project Impact Evaluation Criteria (PIEC), and removingCBIZandmodifyingTDRpoliciessupportedbytheLandUseElement,anddensityconstraintsintheZoningCode. Italsoevaluates theconsistencyof theMobilityElementUpdatewith theobjectivesof theadoptedGeneralPlan. Theanalysisalso takes intoconsideration theeffectsof theProjecton theexistingphysicalenvironment,asevaluatedinrespectiveenvironmentalevaluationsectionsofthisDraftEIR,andtheextenttowhichincompatibilitiesorotherlandusechangescouldresultinphysicalimpactstotheenvironment. Asdiscussed in the Project Description, Table 2‐2, the Project’s additional residential units and commercialfloorareaovertheGeneralPlanbuildoutassumeslandwouldbeavailableformixedusedevelopmentasaresultofthevacationof thefrontageroad. Estimationof total floorareaandresidentialandlodgingunitsassumethatstreet‐facingfloorareawouldbecommercialwith25percentofthegroundfloorareausedforcommercialpurposesand75percentofthegroundfloorareacouldbeusedfornon‐commercialuses(i.e.,residentialand/orlodging).

TheProject also includes adjustments to theGeneralPlan commercial zoneboundary to complywith thecommercialzoningoftheproperties. ThisaffectsatotalofsevenparcelsasshowninFigure2‐4,ProposedRevisionstotheLandUseDiagram,inChapter2ofthisEIR.TheamendmentsaretocorrecttheGeneralPlanLand Use Diagram to be consistent with the Zoning Map which was updated in 2014. In 2014, theDowntownzonewasmovedfurtherwesttoalignwithSierraBoulevardonthenorthandManzanitaRoadonthesouth.FiveparcelsonthenorthsideofMainStreeteastofSierraBoulevardwouldbeamendedfromC‐1to C‐2. In addition, there are two parcels on the south side ofMain Streetwest ofManzanita Road, thewesternparcelwouldbechangedfromC‐2toC‐1andtheeasternparcelwouldbechangedfromC‐2toHDR‐1. These corrections are administrative components of the Project and would not result in additionalinconsistenciesornon‐compliance.Assuch,theseadministrativechangesarenotdirectlyaddressedinthefollowingevaluation.

b. Thresholds

ForpurposesofthisEIR,theTownhasutilizedthechecklistquestionsinAppendixGoftheCEQAGuidelinesas thresholds of significance to determine whether the Project would have a significant environmentalimpactregardinglanduse.BasedonthepotentialforlanduseimpactsidentifiedintheInitialStudy,whichiscontainedinAppendixAofthisEIR,thefollowingthresholdsofsignificanceareusedinthissection.TheProjectwouldresultinasignificantimpactiftheProjectwould:

LU‐1 Conflictwithanyapplicablelanduseplan,policy,orregulationofanagencywithjurisdictionover the Project (including, but not limited to the general plan, specific plan, local coastalprogram, or zoning ordinance) adopted for the purpose of avoiding or mitigating anenvironmentaleffect;

LU‐2 Conflict with any applicable habitat conservation plan or natural community conservationplan.



AsindicatedintheInitialStudyandsummarizedinChapter6,OtherMandatoryCEQAConsiderations,oftheEIR,theProjectwouldnotphysicallydivideanestablishedcommunitysincetheLandUseElement/ZoningCodeAmendmentsaddress the commercialdistricts,whichareprimarilydeveloped. Futuredevelopmentwithin theareawouldbe infilldevelopment. TheMobilityElementUpdatewouldnotresult inroads thatwoulddividethecommunitybutratherwouldresultinacompletestreetnetworkincludingalternatemodesoftransportationsuchaspedestrian,bicycle,trails,andmulti‐usepaths.

c. Applicable General Plan Goals/Policies and Adopted Mitigation Measures

TherearenomitigationmeasuresintheadoptedMitigationMonitoringandReportingProgramsassociatedwith the 2007 General Plan Update or the Trails Master Plan EIRs regarding land use. However, thefollowingcommunitygoalsfortheLandUseElementarerelevanttotheProject:

Livability

Goal L.1. Be stewards of the community’s small town character and charm, compact form,spectacularnaturalsurroundingsandaccesstopubliclandsbyplanningforandmanaginggrowth.

Policy L.1.A: Limit total peak population of permanent and seasonal residents andvisitors to 52,000 people. (This policy is subject to the Project’s proposed Land UseElementAmendment).

PolicyL.1.B: Require all development tomeet community goals for highest quality ofdesign, energy efficiency, open space preservation, and promotion of a livable,sustainable community. Development that does not fulfill these goals shall not beallowed.

PolicyL.1.C:Givepreferencetoinfilldevelopment.

Housing

GoalL.2.Substantiallyincreasehousingsupplyavailabletotheworkforce.

PolicyL.2.A:Emphasizeworkforcehousingforessentialpublicserviceemployees,suchasfirefighters,police,snowremovaloperators,andteachers.

PolicyL.2.B: Encourage amix of housing types and forms consistentwith design andlandusepolicies.

PolicyL.2.C:Rehabilitateexistinghousingandbuildnewhousingforworkforcehousing.

PolicyL.2.D: ForhousingdevelopmentProjectswhereallunitsaredeedrestrictedforworkforce housing, a density bonusmay be granted in addition to any bonus grantedpursuant to the StateDensityBonus Lawup to a combinedbonusof twice thedensityidentifiedforthedesignationinwhichtheProjectislocated.

Small Town Character

Goal L.3. Enhance livability by designing neighborhoods and districts for walking through thearrangementoflandusesanddevelopmentintensities.



Policy L.3.A: Achieve a diversity of uses and activities and efficient use of land bymaintainingarangeofdevelopmenttypes.

PolicyL.3.B:Developvitalretailcentersandstreets.

PolicyL.3.C:Encouragedevelopmentofsmallneighborhood‐servingretailandservicesdispersedthroughtown.

PolicyL.3.D: Encourageoutdoordining in resort and commercial districts to increasestreetlevelAnimation.

Policy L.3.E: Require a minimum amount of development in the Main Street, OldMammothRoad, and ShadyRest Districts to ensure supplies of housing for employeesandtoreduceautomobiletrips.

Policy L.3.F: Ensure appropriate community benefits are provided through districtplanninganddevelopmentProjects.

PolicyL.3.G:Donotallowthetransferofunuseddensityfrombuiltparcels.

PolicyL.3.H:Densitymaybeclusteredortransferredwithinclearlyarticulateddistrict,master, and specific plans to enhance General Plan goals and policies. Developmentrightsmayalsobetransferredbetweendistrictswhenthattransferfurthersprotectionofidentified environmentally sensitive areas. (This policy would be modified by theProject’sproposedLandUseElementAmendment.)

Accommodations and Community Amenities

Goal L.4: Be the symbolic and physical heart of the Eastern Sierra: the regional economic,administrative,commercial,recreational,educationalandculturalcenter.

GoalL.5: Provideanoverallbalanceofuses, facilitiesandservices to further the town’s roleasadestinationresortcommunity.

PolicyL.5.A: Encourageandsupportarangeofvisitoraccommodations that includeavarietyofservicesandamenities.

PolicyL.5.B:Locatevisitorlodginginappropriateareas.

PolicyL.5.C:Ensurethereareanadequatenumberofunitsavailablefornightlyrental.

Policy L.5.D: Encourage rehabilitation and renovation of existing visitoraccommodations.

Policy L.5.E: Development shall complement and diversify the range of resortcommunityactivitiesandamenities.

PolicyL.5.F: Requireallmulti‐family, resort, andspecificplandevelopment to includeactivities,amenitiesandservicestosupportlong‐termvisitation.



PolicyL.5.G:IntheC‐1andC‐2designations,densitymaybeincreasedtonomorethantwicethedensityforhotel,motel,andsimilartransientlodgingProjectsthatspecificallyenhance the tourism, community, and environmental objectives of the Town. Thisenhancement must be through the provision of amenities, services, and/orenvironmental benefits above and beyond those required to meet the incrementaldemands of the Project. These amenities, services, and environmental benefits include,but are not limited to those listed under “Community Character” on page 24 of theGeneralPlan. AnysuchincreaseshallfurthertheCommunityVision,shallbeconsistentwiththediscussionof“Build‐out”onpage37oftheGeneralPlan,shallbeconsistentwithapprovedDistrictPlans,andshallbesubjecttosuchrules,processes,andfindingsasmaybe adopted by the Town Council in its sole discretion. (This policy is subject to theProject’sproposedLandUseElementAmendment.)

Urban Growth Boundary

GoalL.6:MaintaintheUrbanGrowthBoundarytoensureacompacturbanform;protectnaturalandoutdoorrecreationalresources;preventsprawl.

PolicyL.6.A:Noresidential,commercial,orindustrialdevelopmentispermittedoutsidetheUrbanGrowthBoundary(UGB)(identifiedinFigure4oftheGeneralPlan).

PolicyL.6.B: Recreation facilities,otherpublic facilities, andpublicutility installationsmaybepermittedoutsideof theUGBwhendeterminedtobe in thepublic interestandcompatiblewithotherTowngoals.

Policy L.6.C: The Town shall work collaboratively with Mono County, Inyo NationalForest,andtheBureauofLandManagementtoensurethatlandusesoccurringadjacenttotheUrbanGrowthBoundaryarecompatiblewithTowngoals.

PolicyL.6.D:Supportlandexchangesforexistingspecialusesthatmaintaintheintegrityof the General Plan and promote Town policies when determined to be in the publicinterestandcompatiblewithotherTowngoals.

PolicyL.6.E: National Forest lands that are exchanged into private ownershipwill beincludedwithintheUGBwhetherornottheyarecontiguouswiththeUGB.

PolicyL.6.F: TheTownmayconsideradjustments to theUGBthatdonot increasetheacres of developable land of Mammoth Lakes, are contiguous to the UGB, and areotherwiseinthepublicinterest.

PolicyL.6.G: CoordinatewithagenciesundertakingplanningordevelopmentactivitiesoutsideoftheUGBandwithintheTown’sPlanningArea.



3. ENVIRONMENTAL IMPACTS

ThresholdLU‐1 TheProjectwouldresultinasignificantimpactiftheProjectwouldconflictwithanyapplicablelanduseplan,policy,orregulationofanagencywithjurisdictionovertheProject(including,butnot limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for thepurposeofavoidingormitigatinganenvironmentaleffect.

ImpactStatementLU‐1: The Land Use Element/Zoning Code Amendments andMobility Element Updatewould not conflict with the objectives of the State of California General Plan Guidelines and theNeighborhoodandDistrictCharacter,LandUse,andMobilityElementsoftheadoptedMammothLakes2007 General Plan to vitalize the Town’s commercial areawith active street fronts and to reduceautomobiledependency. BecausetheProjectwouldnotconflictwithadoptedandacceptedplansandpolicies,impactswithrespecttolandusewouldbelessthansignificant.

a. General Plan

(1) Neighborhood and District Character Element

AccordingtotheNeighborhoodandDistrictCharacterElementoftheGeneralPlan,thevisionfortheMainStreet and Old Mammoth Road areas is to invite pedestrian activity and provide gathering places forinteractionwithavibrantmixofretail,commercial,andresidentialuses.Groundleveluseswouldcontainaaminimum25percentcommercialfloorareathatwouldbeorientedtothestreet.Developmentwouldhaveahighlevelofdetailandactivestorefrontusesresultinginapedestrian‐orientedstreetscape. Commercialcorridorswouldbewalkableyear‐round, vibrant, colorful, andaccessible. Uses shouldbemixed to allowoffices, residential housing and visitor accommodations above ground floor retail. Retail or service usesorientedtothestreetwouldanimatetheMainStreetDistrict.

TheproposedremovalofthedensitycapwouldaccommodategreaterresidentialandhoteldensitieswithintheMain Street andOldMammoth Road neighborhoods and, thus, could introducemore people to theseareas.TheproposedFARapproach(minimumof0.75FARandmaximumof2.0FAR)wouldnotconflictwiththe objective of the Neighborhood and District Character Element to create a traditional “Main Street.”Zoning regulations that require closer proximity of buildings to the street front, transparency (glazing),sidewalksandaccesstotransit,improvedlandscaping,andotheramenities,wouldnotchange.ThepotentialintroductionofmorepeopleandimplementationofsuchCode‐requiredstreetfrontimprovementswouldbeconsistentwith theobjectivesof theNeighborhoodandDistrictCharacterElement toprovidepedestrian‐oriented sidewalks, higher day and evening activity along the street front, more transit use, and greateranimationofcommercialdistricts.

(a) Neighborhood District Planning: Concepts and Strategies

TheproposedamendmentofGeneralPlanPolicyL.5.G,whichallowsanincreaseindensityintheC‐1andC‐2designationstonomorethantwicethemaximumhotelroomdensity,forhotel,motel,andsimilartransientlodging Projects of the Town and Zoning Code Sections 17.24.010 (Purpose of Commercial Zones) and17.24.030 (Commercial Zone Standards) would result in the removal of the cap on numbers of units orroomsintheC‐1andC‐2designatedareas.TheseZoningCodesections,whichestablishamaximumdensity



of2.5FARand12unitsperacreintheTown’scommercialzones(D,OMR,andMLR),wouldberevisedtoprovideaminimum0.75FARandmaximum2.0FAR,withnocaponnumberofresidentialandhotelunits.8

Under the proposed changes, therewould be no change in existing in regulations pertinent tomaximumbuildingheights,stepbacks,setbacks,etc.showninTable4.7‐1,above.Theremovalofthedensitycapwouldallow more residential units per acre (within a limited building or floor area). This would increasedevelopment choices (flexibility) by allowing the combination of more, smaller residential units withcommercialuses(mixed‐use)orarangeofresidentialunitsizesinasinglebuilding.Suchflexibilitywouldbeapotentialincentivefornewdevelopment.AllnewdevelopmentwouldbesubjecttotherequirementsoftheGeneral Plan and the ZoningCode regarding building orientation, proximity to sidewalks, street‐frontretail, streetscape and other requirements. Because the intent of the Neighborhood District PlanningConceptsandStrategiesistocreateintensivedevelopmentintheDowntownarea,withamixtureofvisitorandlocal‐servingretail,housing,andlodging,greateractivityalongMainStreetandOldMammothRoad,thepotentialincreaseinresidentialandhoteldensitywouldsupportthepurposeoftheNeighborhoodDistrictPlanningConceptsandStrategies.Impactswithrespecttothisplanwouldbelessthansignificant..

(b) Town of Mammoth Lakes Downtown Concept for Main Street District Plan

The proposed change in General Plan Policy L.5.G and Zoning Code Sections 17.24.010 and 17.24.030 toeliminate density caps on residential and hotel unitswithin the Town’s commercially‐zoned areaswouldpotentially increase the number of residential units and hotel rooms that would be located within theDowntown and, therefore, could increase pedestrian presence. In addition, the potential increase inresidentsandvisitorswouldgenerategreaterdemandforservices,restaurants,andretailusesthat,inturn,would potentially generate new development. Any new development in the commercial zone wouldcontinue to be subject to the requirements of the General Plan and the Zoning Code regarding buildingorientation, proximity to sidewalks, ground floor commercial uses and transparency (windows), whichwouldprovide“opportunitiesforbrowsingarangeofstreetfrontretailshopsandrestaurants”(anobjectiveof theDNDP), streetscape, andotherbenefits thatwould implement thegoalsof theDNDP to changeandimprove the physical and design conditions along the Main Street corridor and to create a walkable,connecteddowntown.

TheMobilityElementUpdatecontainsgoals,policies,andactionsthatwouldalso furthertheobjectivesoftheDNDP.MobilityElementUpdate’sGoalM.1tocreatesafeandefficient“completestreets”basedon“feet‐first”principles,andrespectivepolicies thatprovide forwayfinding thatguidesresidentsandvisitorsandprovisionofanetworkof interconnectedstreets,paths, sidewalks, trails,andmid‐blockconnectorswouldsupportanactivepedestrianenvironment.MobilityElementUpdateGoalM.4wouldimprovesnowandicemanagementbygroomingand/orremovingsnowandiceonstreets,sidewalks,trails,andbicyclefacilitieswouldenhanceyear‐roundaccessibilityandvisibilityofstorefronts,andallowforyear‐roundpedestrianuseofsidewalksandpaths.

The“feetfirst”goaloftheMobilityElementUpdate(GoalM.8)istoprovidealinkedyear‐roundrecreationaland commuter pedestrian system that is safe and comprehensive by ensuring that all planningprocesses

8 AssumptionsintheFARanalysisincluded25percentofthegroundfloorwouldbeoccupiedbycommercialuseinordertocreatean

activestreetscape.Usesatthebackportionofabuilding,upto75percentofthegroundfloor,couldbeoccupiedbynon‐commercialuses.



identifyandimplementimprovementstopedestriansafety. Thisgoalalsorequiresstreets,sidewalks,andtrailstobedesignedandpromotedtoencouragewalking. ThiswouldbeconsistentwiththeobjectivesoftheDNDPtoencouragegreaterpedestrianactivity.Inaddition,the“MainStreetReconfiguration”undertheMobilityElementUpdateenvisionsaredesignedMainStreet,includingtheremovaloftheexistingfrontageroadsandconversiontoafour‐lanecross‐sectionwithacentermedianandturnpockets.9ThiswouldmeetthegoaloftheDNDPtoprovideasubstantialmedianthatwouldprovideasiteforpublicartandstreetscapefeaturesthatwouldaddtoMainStreet’saestheticappealandcreatingasafeandwalkabledowntown.

GoalM.14oftheMobilityElementUpdateistosupportalternativetransportation,housingaffordability,andpublichealthgoals through implementationof improvedparkingstrategiesandrequirements. Under thisgoal,parkingefficiencywouldbeincreasedthroughsuchmeasuresassharedparkingbetweenusesonsite‐orwithinwalking distance, internal capture between uses on‐site orwithinwalking distance, tandem orstackedparking, transit‐orienteddesign, incorporationof technologybasedonparking infrastructure,andothermeasures.ItisalsoagoaloftheMobilityElementUpdatetodesignparkingtomeetapplicabledesigngoalsandminimizenegativeimpactsonpedestrians,bicyclistsandtransitusers.

Aswith theremovalof thedensitycaponresidentialunitsandhotel rooms, theMobilityElementUpdatewouldimplementtheobjectivesoftheDNDPtovitalizetheMammothLakesDowntownareaand,assuch,wouldsupportthegoalsandpoliciesofthisacceptedplan.

(c) North Old Mammoth Road District Special Study

The proposed change in General Plan Policy L.5.G and Zoning Code Sections 17.24.010 and 17.24.030 toeliminate density caps on residential and hotel unitswithin the Town’s commercially‐zoned areaswouldpotentially increase the number of residential units and hotel rooms that would be located with theproximity of North Old Mammoth Road and, therefore, could increase pedestrian presence. Greaterresidential and visitor populationwould increase demand for services, restaurants, and retail uses. Thiswould support the goals of the NOMRDSS to reinforce the existing North Mammoth Road District as awalkablecommunityandadesirableplaceforresidentsaswellasvisitorstolive,shop,andrecreate.

TheMobilityElementUpdatecontainsgoals,policies,andactionstoreducedependencyontheautomobilewouldfurthertheobjectivesof theNOMRDSS. TheMobilityElementUpdate’sGoalM.1tocreatesafeandefficient “complete streets” based on “feet‐first” principles, and respective policies that provide for aninterconnectednetworkof streets,mid‐blockconnectors,paths, sidewalks, trails, andbike facilitieswouldimprove multimodal access, disperse traffic, improve emergency access, and reduce congestion. TheMobilityElementUpdateGoalM.4wouldimprovesnowandicemanagementbygroomingand/orremovingsnowandiceonstreets,sidewalks,trails,andbicyclefacilitieswouldenhanceyear‐roundaccessibilityandvisibilityof storefronts, andallow foryear‐roundpedestrianuseof sidewalks,paths,bicycle facilities, andtransit stops. Goal M.10.2 is to create a safe and comfortable cycling environment that is accessible tocyclistsofallages.GoalM.12istoprovideyear‐roundpublictransitthatisconvenientandefficientandthatincreasestransitridership. PolicyM.14‐2istosupportdevelopmentofstrategicallylocatedpublicparkingfacilities that would promote the use of all transportation modes and the “park once” concept.

9 TownofMammothLakesDraftMobilityElement,2011,page3‐14.



ImplementationoftheproposedzonechangeandMobilityElementUpdatewouldsupportthelanduseandmobilityobjectivesoftheNOMRDSS.Assuch,theProjectwouldsupportthegoalsofthisacceptedplan.

(d) South Districts Neighborhood District Planning Study

TheproposedLandUseElement/ZoningCodeAmendmentswouldeliminatedensitycapsonresidentialandhotelunitswithinthecommercially‐zonedSouthOldMammothRoadareaand,assuch,potentiallyincreasemedium‐andhigh‐densityresidentialdevelopmentandhotelrooms;inturn,generatingahigherresidentialandvisitorpopulationandpotentialpedestrianpresence, thusactivating thedistrict. Assuch, theProjectwouldbeconsistentwiththelanduseobjectivesoftheSDNDP.

TheMobilityElementUpdatewouldsupporttheSDNDP’sobjectivestoprovidevehicleandpedestrianmid‐block connectors, wayfinding signage to reduce sign clutter, improve traffic flow, reduce trips on majorstreetsandsafelydirectpedestrians,bicyclists,andotheruserstokeydestinationsandvisitorattractions.Under theMobility Element Update, all new streets would be designed as complete streets, strategicallylocatedpublicparkingfacilitiesthatwouldpromotetheuseofalltransportationmodesandthe“parkonce”concept, and “feet first” infrastructure such as multi‐use paths and sidewalks would be continuousthroughoutthedistrict.BecausetheMobilityElementUpdatewouldsupporttheobjectivesoftheSDNDP,itwouldbeconsistentwiththisacceptedplan.

(2) Land Use Element

The Project would eliminate Land Use Element Policy L.1.A, Policy L.5.G, and Action L.3.H.1 and modifyPolicyL.3.Hof theGeneralPlanLandUseElement. ThesepoliciesandactionwouldbesupersededbytheTown’s adoptedPIECprocess and the removal of the density cap (density determinations based on FAR)under theProject. TheProject,whichwouldallowan increase in residentialandhoteldensitywithin theTown’sexistingcommercialzones,wouldpotentiallyresultinagreaterbuildoutofthecommercialdistrictandahigherpedestrianpresence. BecausenewdevelopmentwouldoccurundertheZoningCode’sdesignparameters forstreet fronts, theProject (thecatalyst)wouldsupportGoalL.1of theLandUseElement inthat it would contribute to the community’s small‐town “Main Street” character represented by a moreinteractive street front. Under the Project, the concentration of new development and higher densitieswithinadefinedareaoftheUGB,whichconsistsoftheexistingcommercialzonesalongtheMainStreetandOld Mammoth Road corridors, would be consistent with General Plan Goal L.1 to preserve the Town’scompact form. TheProjectwouldnot result inurbansprawloutsideof thedefinedProjectareaor causeencroachment into any existing residential neighborhoods, Specific Plan areas, recreational areas, orindustrialzones.

The Project could result in the development of a higher concentration of smaller residential units thancurrentlyoccur in theTownand, as such,wouldbe consistentwithGeneralPlanGoalL.2 to substantiallyincrease housing for the Town’sworkforce. Also, because of zoning regulations that require street frontcommercial uses along Primary and Secondary Active Frontages in the D and OMR zones, much newdevelopment would be mixed use with ground‐floor commercial uses. Coupled with pedestrianimprovements that would occur with new development, and an increase in people living on or withinwalking distance of these commercial streets under the Project, the Project would support Goal L.3 toenhancelivabilityofdistrictsforwalkingthroughthearrangementoflandusesanddevelopmentintensities.It would also support Policy L.3.B to develop vital retail centers and streets, and Goal L.5 to provide anoverallbalanceofuses,facilities,andservicestofurtherthetown’sroleasadestinationresortcommunity.



Inaddition, theProject’sconcentrationofnewgrowthwithin theTown’sexistinganddefinedcommercialneighborhoodsalongMainStreetandOldMammothRoadwithintheUGB,wouldbeconsistentwithGoalL.6tomaintain theUGBtoensureacompacturban form,protectnaturalandoutdoorrecreational resources,andpreventsprawl.

The Project would amend the Land Use Element to eliminate Policy L.1.A, which establishes a finitemaximum population at one time, and would replace it with the adopted PIEC concept, which allowspopulation based on environmental effects. The use of PIECwould ensure that new developmentwouldmeet the General Plan’s stated community vision to protect residents’ quality of life and naturalsurroundings. ThePAOTdoesnotaccount for thegeographicdistributionofdevelopment. However, theProject’sremovalofthedensitycapintheTown’swell‐definedcommercialzonesisexpectedtoconcentratenewgrowthwithintheTowncenter. Assuch,theProjectwouldsupportothergoalsoftheGeneralPlantoincreaseworkforcehousingandenhancelivabilityofdistrictsforwalkingthroughthearrangementoflanduses anddevelopment intensities (Goals L.2 andL.3),whilemeeting the objectives of thePIEC to protectresidents’qualityoflife.

The Project would eliminate General Plan Policy L.5.G, which allows modifications to developmentstandards, includingan increase indensity, forProjects that specifically enhance the tourism, community,andenvironmentalobjectivesoftheTown.AlthoughPolicyL.5.G,whichisimplementedthroughCommunityBenefits IncentiveZoning (CBIZ),wouldallowadoublingofdensity forhotel,motel, andsimilar transientlodging Projects, the Project’s removal of the density cap for hotel unitswould also allow an increase indensity. Thus, Policy L.5.G (and CBIZ) would no longer be necessary to increase intensity of hoteldevelopment.InOctober2014,theTownCouncileliminatedtheCBIZpolicy,whichhadbeenpolicyadoptedunder Resolution 09‐55. The Project would also eliminate General Plan Action L.3.H.1, requires thepreparation of a transfer of development rights (TDR) ordinance that would describe the methods andfindings for approving such density transfers. Because the Project’s elimination of residential and hotelroomdensitylimitationscouldresultinanincreaseindensityatadevelopmentsitewithinthecommercialdistrictscomparedwiththeexistingregulations, theTDRordinancewouldnotbenecessary. Assuch, theProjectwouldmodifyLandUsePolicyL.3.H toeliminateTDRsbetweendistricts. PortionsofPolicyL.3.HwouldnotbechangedsincedensitytransferswouldstillbeallowedwithinSpecificPlanzones.

The proposed General Plan amendments would not conflict with the applicable goals of the Land UseElementandtheprimaryobjectivetheLandUseElement,whichistoretaincommunitycharacterandsmalltown atmosphere while enhancing the Town’s success as a destination through walkable communities,mixedlanduses,andothermeasures. TheProjectwouldbeconsistentwiththe“overarchingprinciple”ofthe community to maintain the town’s compact urban form, protect natural and outdoor recreationresources,andpreventsprawl.Therefore,theProjectwouldbeconsistentwiththeobjectivesoftheGeneralPlanLandUseElement.

(3) Mobility Element Update

The intentof theadoptedMobilityElement is toachievean integratedmulti‐modal transportationsystemthatservesthevariousneedsofresidents,employeesandvisitorsandtoensurethatMammothLakeswillbeconnected,accessible,uncongestedandsafewithemphasison feet first,public transportationsecond,andcarlast.AswiththeadoptedMobilityElement,theMobilityElementUpdateemphasizesa“feetfirst”policy



andTripleBottomLine,10whichisconsistentwiththeobjectivesoftheGeneralPlan. GoalsoftheMobilityElementUpdateareasfollows:

Goal M.1: Create a safe and efficient “complete streets” network that is based on “feet‐first”principles,accommodatesallmodesoftransportation,andservesallusers.

GoalM.2:Manageandinvestinthetransportationsysteminwaysthatprioritizeflexibilityandcosteffectivenessandimprovetheuserexperience.

GoalM.3: Enhance small town community character through the design of the transportationsystem.

GoalM.4: Improve snow and icemanagement to enhance public safety and the operation of thecirculationsystem.

GoalM.5: Maintain and improve safe and efficient movement of people, traffic, and goods in amannerconsistentwiththe“feet‐first”initiativewhilemaintainingLevelofServiceStandards.

GoalM.6:Managelocaltraffic.

GoalM.7:Effectivelymanagetraffictoprovideasafeenvironmentforallroadusers.

Goal M.8: Support “feet‐first” objectives by providing a linked year‐round recreational andcommuterpedestriansystemthatissafeandcomprehensive.

GoalM.9:ProvideanattractiveandaccessiblepedestrianenvironmentthroughouttheTown.

Goal M.10: Support “feet‐first” objectives by providing a linked year‐round recreational andcommuterandrecreationalbicyclesystemthatissafeandcomprehensive:

GoalM.11:Increasebicycleusethroughimprovedpubliceducationandmarketingofthesystem.

GoalM.12: Provide a year‐round public transit system that is convenient and efficient and thatincreasestransitridershipforalltriptypes:

GoalM.13:Ensurethefinancialsustainabilityoftransit

Goal M.14: Support alternative transportation, housing affordability, and public health goalsthroughimplementationofimprovedparkingstrategiesandrequirements.

GoalM.15: Design parking to meet applicable design goals and minimize negative impacts onpedestrians,bicyclistsandtransitusers.

10 The2007GeneralPlan,page8states:“Thevaluesofthecommunityalsoencompassmakingdecisionsthatbenefitthecommunity’s

social,naturalandeconomiccapital–thetriplebottomline.”



GoalM.16: CreateasustainabletransportationsystemthatreducesVehicleMilesTraveled(VMT)and peak period vehicle trips, thereby supporting local and regional air quality, greenhouse gasemissionreduction,andpublichealthobjectives.

GoalM.17: Use all available tools tomake the most effective possible use of the transportationsystem.

GoalM.18:Improvetheregionaltransportationsystem

Management strategies of the Mobility Element Update include increasing density in proximity toemployment, commercial, and recreational areas to promote walking, transit use, and the “park once”concept;” encouraging infill development; implementing Transportation Demand Management (TDM)measures to reduce traffic; measuring success of transportation management measures; and similarstrategies.

The goals (M.1 through M.18) and management strategies of the Mobility Element Update would beconsistent with the existing nine goals of the adopted Mobility Element. Goals of the existing MobilityElement include: (M.1) Develop and implement a town‐wideway‐finding system; (M.2) Improve regionaltransportationsystem;(M.3)Emphasizefeetfirst,publictransportationsecond,andcarlastinplanningthecommunitytransportationsystemwhilestillmeetingLevelofServicestandards;(M.4)Encouragefeetfirstbyprovidinga linkedyear‐roundrecreationalandcommuter trail systemthat is safeandcomprehensive;(M.5) Provide a year‐round local public transit system that is convenient and efficient; (M.6) Encouragealternative transportation and improve pedestrian mobility by developing a comprehensive parkingmanagementstrategy;(M.7)Maintainandimprovesafeandefficientmovementofpeople,traffic,andgoodsin amanner consistentwith the feet first initiative; and (M.8) Enhance small town community characterthrough thedesignof the transportationsystem;and(M.9) Improvesnowand icemanagement,wouldbeimplementedandexpanded.Althoughaltered(renumberedandexpanded),noneoftheoriginalninegoalswouldbelostthroughtheadoptionoftheMobilityElementUpdate.

In addition, the Mobility Element Update would expand the adopted Mobility Element in that it wouldmanageandinvestinthetransportationsysteminwaysthatprioritizeflexibilityandcosteffectivenessandimprove the user experience; enhance small town community character through the design of thetransportationsystem;provideanattractiveandaccessiblepedestrianenvironmentthroughouttheTown;and support alternative transportation, housing affordability and public health goals throughimplementationofimprovedparkingstrategiesandrequirements.TheMobilityElementUpdateprovidesanexpanded discussion of mobility issues and presents newer strategies that go beyond, but would not beinconsistentwith,thebasiclistofobjectivesintheadoptedMobilityElement.TheMobilityElementUpdatedescribesandillustratesthe“complete”streetnetwork;identifiesnewstreetconnections,includingtheMainStreetReconfiguration;andprovidesdetaileddiscussionsandgraphicsoftheTown’svehicle,bicycle,transit,and parking networks. In addition, the Mobility Element Update describes Transportation DemandManagement (TDM), which would meet the objectives of the adopted Mobility Element to increase andimprovetransportationoptionsandtoimprovesafeandefficientmovementofpeople,traffic,andgoodsinamanner consistentwith the feet first initiative. Because theProject (MobilityElementUpdate)wouldnotimpedetheimplementationofthemobilitygoalsoftheGeneralPlan,itwouldnotconflictwiththecurrentGeneralPlanMobilityElementorthegoalsoftheGeneralPlan.



(a) Trails System Master Plan

TheMobilityElementUpdateincorporatestherecommendedtrailsystemnetworkfromtheadoptedTSMP,as well as a many of the recommendations concerning other multimodal facilities such as sidewalk andbicycleconnectionsandtransitservice.11KeygoalsoftheTSMPinclude(i)developaplanforanintegratedyear‐roundtrailnetworkthatprovidesforaseamlesstransitionbetweentheTownofMammothLakes,theMammothMountainSkiAreaMountainBikePark,andthesurroundingfederallandsoverseenbytheUSFS;(ii)developaplanthatprovidesguidanceforenhancingyear‐roundmobilityinawaythatisconsistentwiththe Town’s “Feet First” strategy, and (iii) create a plan that clearly identifies the Projects and programsnecessaryforimplementation.Goals,policiesandactionsoftheMobilityElementthatreflecttheobjectivesoftheTSMPincludeGoalM.1tocreateasafeandefficient“completestreets”networkthatisbasedon“feet‐first”principles,accommodatesallmodesoftransportation,andservesallusers.PolicyM.1ittoprovideaninterconnected network of streets, mid‐block connectors, paths, sidewalks, trails, and bike facilities thatimprovemultimodal access, disperse traffic, improve emergency access, and reduce congestion. MobilityElementUpdateActionM.2.2.1 is tomaintain all roadways, paths, sidewalks, and trails in a good state ofrepairandmeetdefinedLevelofServiceguidelinesforeachfacilitytypeandActionM.4.1.1istoupdatetheTown’ssnowmanagementpolicytosupport“feet‐first”objectives,whilecontinuingtomaintainpublicsafetyastheprimarypriority,byestablishingatown‐widemaintenance,groomingand/orsnowremovalprogramforstreets,sidewalks,trails,andbicyclefacilitiestoincreaseyear‐roundaccessibility.BecausetheMobilityElementUpdate incorporates the goals of and does not conflictwith the TSMP itwould have a less thansignificantimpactwithrespecttothisadoptedplan.

(b) Pedestrian Master Plan

TheadoptedPedestrianMasterPlanis incorporatedintoandimplementsthepedestrian‐relatedgoalsandpoliciesoftheMobilityElementUpdate.GoalsandpoliciessharedbytheGeneralBikewayMasterPlanandtheMobilityElementUpdateincludethefollowing:

GoalM.8:Supportfeet‐firstobjectivesbyprovidingalinkedyearroundrecreationalandcommuterpedestriansystemthatissafeandcomprehensive.

Policy M.8.1: Ensure all planning processes identify and implement pedestrianimprovements and new development improves existing conditions to meet Townstandards.

Policy M.8.2: Pursue all available sources of funding for pedestrian improvements,including grant opportunities, assessment districts, and funding through majordevelopers.

PolicyM.8.3:Improvepedestriansafety(specificmeasuresarelistedinbothplans)

PolicyM.9.1: Designstreets, sidewalks,and trails topromote/encouragewalkingandimproveaccessibility.

11 TownofMammothLakesDraftMobilityElement,2011,page2‐13.



Because the Pedestrian Master Plan is an implementation component of theMobility Element Update, itwouldnot conflict or be inconsistentwith applicablepolicies of thePedestrianMasterPlan. As such, theMobilityElementUpdatewouldhavealessthansignificantimpactwithrespecttothisadoptedplan.

(c) General Bikeway Master Plan

TheadoptedGeneralBikewayMasterPlanisincorporatedintoandimplementsthebicycle‐relatedgoalsandpoliciesoftheMobilityElementUpdate.GoalsandpoliciessharedbytheGeneralBikewayMasterPlanandtheMobilityElementUpdateincludethefollowing:

Goal M.10: Support “feet first” objectives by providing a linked year‐round recreational andcommuterbicycle‐systemthatissafeandcomprehensive.

Policy M.10.1: Ensure that all planning processes identify and implement bicycleimprovements and that new development improves existing conditions to meet townstandards.

Policy M.10.1: Ensure that all planning processes identify and implement bicycleimprovements and that new development improves existing conditions to meet townstandards.

PolicyM.10.2: Create a safe and comfortable cycling environment in the town that isaccessibletocyclistsofallages.

PolicyM.10.3: Continue to support physical and policy‐related changes to encourageaccesstoregionalandlocaltransitserviceviabicycle.

GoalM.11:Increasebicycleusethroughimprovedpubliceducationandmarketingofthesystem.

Policy M.11.1: Support and participate in educational programs and marketing toencouragebicycling.

BecausetheGeneralBikewayMasterPlanisanimplementationcomponentoftheMobilityElementUpdate,itwouldnotconflictorbeinconsistentwithapplicablepoliciesofthePedestrianMasterPlan.Assuch,theMobilityElementUpdatewouldhavealessthansignificantimpactwithrespecttothisadoptedplan.

b. Town of Mammoth Lakes Municipal Code, Title 17

The Project would change Title 17 Sections 17.24.010 (Purpose of Commercial Zones) and 17.24.030(CommercialZoneStandards)toremoveexistinglimitationsonresidentialandhotelunitsandtoreducethecurrentmaximumFAR.Section17.24.010establishesamaximumdensityof2.5FARand12unitsperacrein the Town’s commercial zones (D, OMR, and MLR). This is further reflected in Table 17.24.030.1,CommercialDistricts–LotDensityandIntensityStandards,oftheZoningCode.TheFAR(floorareaperlandarea)anddensitystandards(unitsperacre)wouldreplacedbyarequiredminimum0.75FARandmaximum2.0FAR.

The elimination of the hotel room and residential unit cap would allow for more density in the Town’scommercialzones,whilethereductioninFARwouldreducethetotalfloorareastoamaximumoftwicethe



areaofabuildablelot(forinstance,a5,000square‐footlotcouldnetupto10,000squarefeetinfloorarea).Undercurrentregulations,a5,000square‐footlotcouldnetupto12,500squarefeetinfloorarea.Thefloorarea was reduced to a maximum of 2.0 FAR because prior studies indicated that the 2.5 FAR wouldpotentiallygenerateanunacceptablyhighnumberofdwellingandhotelunits.

NootherrequirementsofMLMCTitle17setforthinSections17.24.010,17.24.020,17.24.030and17.24.040wouldbechanged.Standardssuchasmaximumbuildingheights(55feetinDowntownand45feetonOldMammothRoad),maximum10‐footbuildingsetbacks,upperstorystepbacks,typesofuses,transparencyofstreet facing walls, orientation of and proximity of buildings to the street, landscaping, streetscape, highquality building materials, open space, pedestrian access and sidewalks, and parking would remain ascurrentlypresentedintheZoningCode.

Theproposedzonechangewould implement theobjectivesof theGeneralPlan to createavibrantmixofretail,commercialandworkforcehousing.Assuch,itwouldsupportthepurposeoftheZoningCodetocarryoutthegoals,objectivesandpoliciesoftheMammothLakesGeneralPlanandtoimplementtheGeneralPlan.By focusing development within the Town’s existing commercial districts, the Project would meet thepurpose of the Zoning Code to reduce dependence on the automobile by fostering development that iscompact in form and pedestrian‐oriented. Also, by containing high‐density growth within the Town’scommercial sector, theProjectwould reducedevelopmentdemandonother areasof theTown and, thus,protectthescenicqualitiesandnaturalresourcesinoverallcommunity.

TheMobilityElementUpdatewouldbeconsistentwithstatedpurposeof theZoningCodeinthat itwouldencouragearangeoftransportationoptionswithastrongpedestrianemphasisandemphasizeconnectivity,convenience, and alternatives to use of personal vehicle and reduce dependence on the automobile byfostering development that is compact in form, and pedestrian‐oriented. Because the Project would beconsistentwiththeintentoftheGeneralPlan,itwouldbeconsistentwiththeobjectivesoftheZoningCode,thepurposeofwhichistoimplementtheobjectivesoftheGeneralPlan.Assuch,impactswithrespecttotheMLMCwouldbelessthansignificant.

Mitigation Measures

TheProjectwouldnotconflictwithapplicableobjectivesoftheStateofCaliforniaGeneralPlanGuidelines;theNeighborhoodandDistrictCharacter,LandUse,andMobilityElementsoftheadoptedMammothLakes2007GeneralPlan;andTitle17oftheZoningCode. TheMobilityElementUpdatewouldnotconflictwithadoptedplans. Therefore, landuseandplanning impactswouldbe lessthansignificantandnomitigationmeasureswouldbenecessary.

ThresholdLU‐2 TheProjectwouldresultinasignificantimpactiftheProjectwouldconflictwithanyapplicablehabitatconservationplanornaturalcommunityconservationplan.

ImpactStatementLU‐2: TheProjectwouldnotconflictwiththepurposesoftheTown’sOpenSpace/StreamCorridorProtectionOverlayZoneorwith the InyoNationalForestLandResourcesandManagementPlan. Therefore, impacts related toconsistencywith theTown’sconservation‐related regulationandInyoNationalForestLandResourcesandManagementPlanwouldbelessthansignificant.



NoconservationplansarespecifictoareaswithintheTownofMammothLakesapproximately4.5‐square‐mileUGB.However,theMLMCSection17.32identifiesspecialpurposezoningdistrictswithintheUGB,oneofwhich,theOpenSpace/StreamCorridorProtectionOverlayZone(OSSC)wasdevelopedforthepurposeofprotecting sensitive stream and drainage courses from development. Its purpose is to recognize andpreserve the environmentally sensitive area as a community resource and to protect water quality andpreserve wetland habitat. This overlay area, which allows single‐family uses, is primarily centered onMammothCreekandMammothCreekParkandislocatedtothesouthoftheTown’scommercialdistrict.Assuch,itwouldnotbeaffectedbyanydevelopmentwithintheD,OMR,andMLRzones.OtheractivitiesintheOSSC,includingpedestrianbridgedevelopmentatMammothCreekParkundertheTSMP(incorporatedintotheMobilityElementUpdate)wouldbeconsistentwiththerequirementsofthisoverlayzone.

Much of the land within the broader 24‐square‐mile Town of Mammoth Lakes Municipal Boundary andapproximately 125‐square‐mile Planning Area (Sphere of Influence) is under the jurisdiction of the InyoNationalForestServiceandissubjecttotherequirementsoftheInyoNationalForestLandResourcesandManagementPlan(LRMP).TheTowncurrentlymaintainsseveralmilesofpavedmultiusepathsonnationalforestlandunderaSpecialUsePermit. Additionalmulti‐usepathsareplannedintheNationalForestareaundertheadoptedTownofMammothLakesTSMPandareanticipatedundertheMobilityElementUpdate.Asdescribed in theEIRprepared for theTownofMammothLakesTSMP,multi‐usepathsandother trailswould be consistent with applicable LRMP policies, interpretive and informational sites and trails, off‐highway vehicle (OHV)/over‐snowvehicle (OSV)management, trail opportunities in the LakesBasin, andtrailsconnectingnationalForestlandstotheTown.12BecausetrailimprovementsonNationalForestlandswouldbeconsistentwiththeLRMP, landuse impactsassociatedwithplanconsistencywouldbe lessthansignificant.

Mitigation Measures

TheProjectwouldbeconsistentwithapplicablelanduseplans,regulations,andconservation‐relatedplansandpolicies.Therefore,nomitigationmeasuresarenecessary.

4. CUMULATIVE IMPACTS

Cumulative impacts would be associated with the development of the Town’s commercial area incombination with non‐commercial related Projects under the build‐out of the Town of Mammoth LakesGeneralPlan. It is anticipated that all relatedProjectswouldbe reviewedby theTown’sCommunity andEconomicDevelopmentDepartment,PlanningDivision.Suchreviewwoulddetermineconsistencywithlanduseandzoningregulationsasexpressedinthe2007GeneralPlanandMLMCtheZoningCode.Inaddition,potentialimpactsofallnewdevelopmentProjectswouldbeassessedonaProject‐by‐ProjectbasisthroughPIECand/orenvironmentalreview, includingbutnot limitedtoevaluationsof landuseandotherareasofenvironmental concern. The impacts‐based approachwould ensure that growth in the Townwould notviolatezoningandlanduseregulationsorexceedthecarryingcapacityofinfrastructureorotherconstraints.WithcompliancewiththePIECandexistingregulations,landuseimpactswithrespecttocumulative,relatedProjectscombinedwiththeproposedProjectwouldbelessthansignificant.

12 TownofMammothLakes,DraftTrailsSystemMasterPlanEnvironmental ImpactReport, July11,2011,Section4.I,LandUseand

Planning.



5. LEVEL OF SIGNIFICANCE AFTER MITIGATION

The Project would result in less than significant impacts with regard to applicable land use plans,regulations,andconservation‐relatedplansandpoliciesaswellasPlanconsistency.

TheLandUseElement/ZoningCodeAmendmentsandMobilityElementUpdatewouldnotconflictwiththeobjectives of the Town’s General Plan. Therefore, nomitigationmeasureswould be necessary. Impactsregardinglanduseandplanningwouldbelessthansignificant.

4.7 land use and planning - mammoth lakes, ca

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