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1 Agenda Item #4

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3 Town of Mammoth Lakes Planning & Economic Development Commission Recommendation Report Date: June 8, 2016 Place: Council Chambers, 2 nd Floor File No.: Design Review (DR) Minaret Village Shopping Center Mammoth Lakes, CA Time: After 2:00 p.m. Project: Town Hillside Parking Lot Agenda Item: 4 Location: 99 Canyon Blvd Appeal Status: Appealable to the Town Council General Plan: North Village Specific Plan (NVSP) Applicant/ Property Owner: Environmental Review: Town of Mammoth Lakes Specific Plan: North Village Specific Plan (NVSP) Mitigated Negative Declaration Addendum Zoning: North Village Specific Plan (NVSP) TITLE: Consider approval of Design Review for the Town Hillside Parking Lot. A. EXECUTIVE SUMMARY 1. Subject / Requested Actions The Commission is requested to evaluate the proposed Town Hillside Parking Lot, Design Review , determine if the required findings can be made, and take the following actions: Adopt the attached Planning and Economic Development Commission Resolution, making the required CEQA findings and Municipal Code findings, and approving Design Review with conditions as recommended by staff or with modifications. 2. Required Findings to Support Requested Actions 1. Is the proposed project consistent with the vision, goals and policies of the General Plan? 2. Does the proposed project conform to the Mammoth Lakes Municipal Code (MLMC)? 3. Is the proposed project consistent with the Town Design Guidelines? 4. Is the proposed project consistent with the North Village Specific Plan? 5. Is the proposed project consistent with the California Environmental Quality Act (CEQA)? 3. Report Summary The purpose of the project is to construct a new parking lot at 99 Canyon Boulevard. The lot is currently vacant. The project will provide 38 parking spaces, lighting, transit stop and shelter, and drainage improvements. The project will be constructed to Town Standards. The Planning and Economic Development Commission (PEDC) is required to make a determination as to whether or not the Report Prepared By: Haislip Hayes, PE Engineering Manager 1 Report Approved By: Grady Dutton, Public Works Director

4 proposed project is in conformance with the NVSP development standards. Temporary surface parking lots are a permitted use if approved by the Planning and Economic Development Commission (PEDC). 1 Based on the proposed project conditions and staff analysis provided in this report, it is staff s opinion that the required findings to support the requested approvals can be made, and staff recommends approval of the Design Review, with the Conditions of Approval noted in the attached resolution (please see Attachment 1). 4. Location Map B. ANALYSIS 1. Background and Project History The North Village Specific Plan (NVSP) was adopted in 2000 and established land use guidelines and development standards for the North Village area. The intent was to develop a cohesive, pedestrianoriented resort activity node, with supporting facilities. Pursuant to the NVSP, temporary surface parking lots are a permitted use in the NVSP area, if approved by the PEDC. 1 The lot is temporary until a permanent parking solution for the uses provided in the Specific Plan is developed or until another public use is developed on the site. 2

5 In 2002, the Town Council adopted an ordinance approving the Intrawest Development Agreement (DA) (see Attachment 4 for the DA). The Developer agreed to provide numerous community benefits to the Town in return for the vesting of development standards and other assurances and commitments from the Town. Exhibit E, Section 1 of the DA (see Attachment 3 and 4) irrevocably offered the subject parcel to the Town. The use of the site is restricted to public purposes. The DA specifically identifies parking lots as a public purpose. In 2005, Town Council directed staff to develop a parking strategy for the North Village area that included construction of a parking garage located on the Town-owned parcel. The estimated cost of the 300 space parking garage was approximately $17 million. The funding strategy included Development Impact Fees, a property owner assessment district, and parking fees. In 2006, it was determined there was not sufficient property owner support for the assessment district formation and construction was not pursued. A use permit and associated negative declaration were approved at that time and remain valid. In 2007 The Town prepared conceptual designs for surface parking facilities. However, due to financial constraints the parking lot was not built. Recognizing the Town s desire to address the parking deficiencies, the Town Council directed Staff to further evaluate parking options in the Village area at the November 18, 2015 Council meeting and specifically, to assess the potential for a parking lot at the southeast corner of Hillside Drive and Canyon Boulevard. Staff determined through its research that the North Village Specific Plan area was conceived as a place where parking would be limited and utilize Transportation Demand Management (TDM) and multimodal transportation systems to reduce parking demands and create a synergy and critical mass for activities and business. On January 20, 2016 Town Council directed Staff to complete preliminary design and environmental documentation for a new Town parking lot on the Town-owned parcel at the southeast corner of Hillside Drive and Canyon Boulevard. Staff contracted with RO Anderson to develop plans and specifications for the project. In 2002, the Town Council adopted an ordinance approving the Intrawest Development Agreement (DA) (see Attachment 4 for the DA). The Developer agreed to provide numerous community benefits to the Town in return for the vesting of development standards and other assurances and commitments from the Town. Exhibit E, Section 1 of the DA (see Attachment 3) offered the subject parcel to the Town. The use of the site is restricted to public purposes, and includes parking lots. 2. Development Proposal The project proposes to construct a new parking lot at 99 Canyon Boulevard. The site is currently vacant and utilized for periodic construction staging and storage for the North Village Specific Plan area. Onsite vegetation primarily consists of mature Jeffrey Pine and Douglas Fir trees, manzanita brush, and sagebrush scrub. Gondola Tower #3 exists in the southeast portion of the property. The project will provide 38 parking spaces that will be available year round (See Attachment 2). Pursuant to the NVSP Design Guidelines, the area will be paved. The impervious surface will account for approximately 0.3 acres of the 1.1 acre site. Travel lane widths, turning radiuses, and parking stall dimensions will comply with Town Standards and Mammoth Lakes Fire Protection District (MLFPD) standards. No restrictions to parking duration have been determined at this time. It is likely that all or a portion of the lot will be limited to only portions of the day during the winter to facilitate snow removal operations. Unpaved areas of the lot will be used for snow storage and stormwater retention, and to create an open space buffer from the adjacent uses. The project will provide street and parking lot safety 3

6 lighting. Light fixtures will be to Town Standards and will be consistent with those found in the North Village area. Additionally, the project will improve the pedestrian connectivity in the area with sidewalk connections. The project also proposes the construction of a bus turnout that will provide year round access to transit services. The bus turnout will be connected to the parking lot and Canyon Boulevard by a sidewalk. A transit shelter is also being designed with the project and will be constructed if funding is available. Stormwater infiltration facilities have been designed to appropriately 3. Subject Property and Surrounding Land Uses The project site is approximately 1.1 acres and is zoned North Village Specific Plan (NVSP). The surrounding land uses are described in Table 1. Table 1: Surrounding Land Uses and Zoning. Location Zoning* Adjacent Streets Land Use North NVSP Canyon Boulevard Village at Mammoth South NVSP N/A Westin Monache East NVSP Canyon Boulevard Village at Mammoth West NVSP Hillside Drive Helios North *NVSP = North Village Specific Plan 4. General Plan Consistency The project is consistent with the 2007 General Plan as described in Table 2. Table 2: General Plan Conformance General Plan Vision Statement Being a premier, year-round resort community based on diverse outdoor recreation, multi-day events and an ambiance that attracts visitors. North Village Neighborhood and District Character: the North Village is an intensely focused entertainment district. It should incorporate active open pedestrian plazas showcasing mountain views with retail, entertainment, and public art including local talent. M.6.B. Support development of strategically located public parking facilities. Explanation of Project Conformance The Village at Mammoth is mixed-use entertainment and retail hub that hosts a number of large and small community events. The proposed parking lot will allow visitors and locals a convenient place to park when attending events in the Village. The proposed parking lot will provide short-term parking opportunities for visitors and locals. The location was identified to serve the North Village due to its close proximity to commercial and retail businesses. 4

7 5. Specific Plan Consistency The proposed project is consistent with all applicable requirements of the NVSP and the NVSP Design Guidelines, as discussed in Table 3. Table 3: NVSP Consistency General Information General Plan: North Village Specific Plan (NVSP) Existing Land Use(s): Vacant Specific Plan: North Village Specific Plan (NVSP) Permit Required for Use: Design Review (DR); NVSP Conformance Determination 1 Development Standards Standard Paved Retention of trees in future nondeveloped areas. Landscaped Complies? Yes The parking lot will be paved with 3 of asphalt concrete. Appropriate on-site storm water retention and drainage will be installed. Trees outside of the development area will be protected and will remain as a landscape buffer. The border of the site will be undisturbed and existing trees will remain. Connection to pedestrian systems A sidewalk is proposed from the parking area to existing sidewalks at the Westin and Canyon Blvd 1 The Intrawest Development Agreement authorizes the use of these sites as a temporary surface parking lot until a long term parking solution is found or the property owner decides to develop the property with another public use. Rationale for Additional Parking Consultants working for the Town have estimated that parking spaces are needed in the Village area. The existing east village lot is under consideration for an expansion project will provide a total of 227 parking spaces. With the improvements the Town is proposing and the proposed expansion to existing east village parking lot, there will be an adequate number of parking spaces available in the Village area. 6. Agency / Public Comments Staff has routed the preliminary designs to MLFPD for comment. The comments received have been incorporated into the design of the project. 7. Environmental Analysis An Initial Study/Mitigated Negative Declaration (MND) was prepared in 2007 for the North Village Parking Garage. Consistent with CEQA Guidelines Section 15164, an Addendum to this MND has been prepared to address the current revisions proposed to the project. An addendum is appropriate when minor technical changes or modifications to a project do not result in any new significant impacts or a substantial increase in the severity of previously identified significant impacts. Staff s review and analysis concluded that there would be no new or increased environmental impacts resulting from the changes to this project. The mitigation measures of the MND are incorporated into the conditions of approval. The addendum is included as Attachment 5 and the Initial Study/MND included as Attachment 6. 5

8 8. Financial and Staffing Considerations The project is part of the Public Works work program. Project funding was approved by Town Council C. OPTIONS Option 1. Adopt the attached Planning and Economic Development Commission Resolution, making the required CEQA findings and Municipal Code findings, and approving Design Review with conditions as recommended by staff or with modifications. Option 2. Deny Design Review Option 1 would approve the project subject to the conditions included as Exhibit A to the attached resolution, or as modified by the Planning and Economic Development Commission. Option 2 does not allow the project to proceed, unless an appeal is filed within 15 days of the Planning and Economic Development Commission decision. The Commission would need to make findings for denial. If an appeal were to be filed, the project would be scheduled for Town Council consideration. D. RECOMMENDATION Staff recommends that the Planning and Economic Development Commission choose Option 1: Adopt the attached Planning and Economic Development Commission Resolution, making the required CEQA findings and Municipal Code findings, and approving Design Review with conditions as recommended by staff or with modifications. Attachments Attachment 1: Planning and Economic Development Commission Resolution Attachment 2: Project Site Plans Attachment 3: Intrawest Development Agreement including all Exhibits (available online at: ) Attachment 4: Intrawest Development Agreement, Exhibits E Attachment 5: Addendum to the North Village Parking Structure Initial Study/Mitigated Negative Declaration Attachment 6: 2007 North Village Parking Structure Initial Study/Mitigated Negative Declaration (available online at: ) 6

9 Attachment 1 Planning and Economic Development Commission Resolution 7

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11 Recording Requested by and ) When Recorded Mail To: ) ) Town of Mammoth Lakes ) Community & Economic Development Department ) P.O. Box 1609 ) Mammoth Lakes, CA ) Recordation fee exempt per Government Code Space Above for Recorder s Use RESOLUTION NO. PEDC A RESOLUTION OF THE MAMMOTH LAKES PLANNING AND ECONOMIC DEVELOPMENT COMMISSION APPROVING MAJOR DESIGN REVIEW TO ALLOW THE CONSTRUCTION OF THE TOWN HILLSIDE PARKING LOT FOR PROPERTY LOCATED AT 99 CANYON BOULEVARD (APN: ) WHEREAS, a request for consideration of a major design review permit was submitted by the Town of Mammoth Lakes Department of Public Works to allow for the construction of the Town Hillside Parking Lot, in accordance with Chapter (Design Review) of the Town of Mammoth Lakes Municipal Code and the North Village Specific Plan, for property located within the North Village Specific Plan area at 99 Canyon Boulevard WHEREAS, the Planning and Economic Development Commission conducted an administrative hearing on the application request on June 8, 2016, at which time all those desiring to be heard were heard; and WHEREAS, the Planning and Economic Development Commission considered, without limitation: 1. The staff report to the Planning and Economic Development Commission with exhibits; 9

12 2. The General Plan, Municipal Code, North Village Specific Plan, and the Town and North Village Specific Plan Design Review Guidelines; 3. Oral evidence submitted at the hearing; 4. Written evidence submitted at the hearing; and 5. Project site plans. NOW THEREFORE, THE PLANNING AND ECONOMIC DEVELOPMENT COMMISSION OF THE TOWN OF MAMMOTH LAKES DOES RESOLVE, DETERMINE, FIND AND ORDER AS FOLLOWS: SECTION 1. FINDINGS. 1. CEQA. (MND Addendum California Environmental Quality Act Guidelines Section 15164) a. The Planning and Economic Development Commission considered the Addendum to the 2007 North Village Parking Garage Mitigated Negative Declaration (MND) together with the MND, any comments received, including the Mitigation Monitoring and Reporting Program, pursuant to the CEQA Guidelines, and finds that on the basis of the whole record, there is no substantial evidence that the proposed parking lot project will result in any new or increased significant effects on the environment. b. The Planning and Economic Development Commission finds that the Addendum to the 2007 North Village Parking Garage MND has been completed in compliance with CEQA and reflects the lead agency s independent judgment and analysis. c. An addendum is adequate because the Addendum demonstrates that the environmental analysis and impacts identified in the 2007 North Village Parking Garage MND remain substantively unchanged by the proposed project, and supports the finding that the proposed project does not result in any new environmental effects and does not exceed the level of impacts identified in the MND. d. The custodian and location of the documents and other material which constitute the record of proceedings upon which this decision is based is the Town Clerk at the Town of Mammoth Lakes Offices, 437 Old Mammoth Road, Suite R, Mammoth Lakes, California e. The Planning and Economic Development Commission finds that the proposed project will not result in a safety hazard or noise problem for persons using the Mammoth Yosemite Airport or for persons residing or working in the Project area because the Project site is located more than seven miles from the Mammoth Yosemite Airport. Page 2 of 11 10

13 f. A program for reporting on or monitoring the required mitigation measures has been adopted and is included as an attachment to the Addendum to the 2007 North Village Parking Garage MND. g. All mitigation measures shall be conditions of Project approval. 2. MUNICIPAL CODE FINDINGS. FINDINGS FOR THE DESIGN REVIEW PERMIT (Municipal Code Chapter ) a. The proposed project is consistent with the applicable standards and requirements of the Zoning Code (Title 17 of the Municipal Code) because the project is within the North Village Specific Plan zoning district and complies with the development standards for surface parking lots in the Village. These include standards for paving, tree retention, and pedestrian connectivity. b. The proposed project is consistent with the General Plan because the project is within the North Village Specific Plan land use designation, which allows temporary surface lots, pursuant to the approval by the Planning and Economic Development Commission. The project is consistent with the General Plan s goals, policies, and actions because the use will improve the lack of adequate parking for visitors and locals in an entertainment district that currently does not have adequate parking. c. The proposed project is consistent with the Town of Mammoth Lakes Design Guidelines because the site design preserves existing trees and natural topography where possible. d. The proposed project is consistent with the North Village Specific Plan Design Guidelines because the surface parking lot will be paved, retains trees, and provides pedestrian connectivity. Additionally, the surface parking lots are temporary until a permanent parking solution is developed. e. The proposed project is consistent with the applicable criteria in Zoning Code Section , Design Review Criteria: i. The project s lighting fixtures are designed to complement the proposed building, be of appropriate scale, provide adequate light over walkways and parking areas to create a sense of pedestrian safety, minimize light pollution and trespass, and avoid creating glare. The project is conditioned to comply with the Town s and the North Village Specific Plan lighting requirements. Page 3 of 11 11

14 SECTION 2. PLANNING AND ECONOMIC DEVELOPMENT COMMISSION ACTIONS. The Planning and Economic Development Commission hereby takes the following actions: 1. Adopts the Addendum to the 2007 North Village Parking Garage Mitigated Negative Declaration pursuant to the California Environmental Quality Act (CEQA) Guidelines; 2. Approves Major Design Review subject to the following conditions: (SEE EXHIBIT A ); and 3. Directs staff to file a Notice of Determination. wit: PASSED AND ADOPTED this 8 th day of June 2016, by the following vote, to AYES: NAYS: ABSENT: ABSTAIN: ATTEST: Sandra Moberly Community and Economic Development Manager Madeleine Mickey Brown, Chair of the Mammoth Lakes Planning and Economic Development Commission NOTE: This action is subject to Chapter of the Municipal Code, which specifies time limits for legal challenges. I, Grady Dutton, Director of Public Works for the Town of Mammoth Lakes am the applicant for this project request and I do hereby attest that I have read, and agree to, the conditions of approval stipulated within this Resolution. Grady Dutton Date Town of Mammoth Lakes (Notary Required) Page 4 of 11 12

15 ALL-PURPOSE ACKNOWLEDGMENT FOR CALIFORNIA A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document. STATE OF CALIFORNIA COUNTY OF On Date personally appeared, before me, Name And Title Of Officer (e.g. Jane Doe, Notary Public ) Name(s) of Signer(s) who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under penalty of perjury under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. Place Seal Above Signature of Officer Page 5 of 11 13

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17 EXHIBIT A Resolution No. PEDC Case No. DR PLANNING DIVISION CONDITIONS 1. This approval authorizes the construction of a new surface parking lot at 99 Canyon boulevard. 2. This permit and all rights hereunder shall automatically terminate unless the business operation, site preparation or construction has been commenced within two years after the issuance of this permit and such work is diligently carried on until completion, or an extension of time has been granted in accordance with Municipal Code Section B. 3. All new improvements constructed on the site shall be in compliance with all Town of Mammoth Lakes, County of Mono, Mammoth Community Water District, the Mammoth Lakes Fire Protection District, the CRWQCB Lahontan District, Great Basin Air Pollution Control District, OSHA, State of California and United States of America laws, statutes, ordinances, regulations, directives, orders, and the like applicable thereto and in force at the time thereof. Any violation of the above may constitute grounds for revocation of the permit under Chapter of the Mammoth Lakes Municipal Code. 4. This resolution of approval, as conditioned herein, shall be recorded for the subject property by the Mono County Recorder s Office to commence the approved use on the property or the issuance of any building permits for new or remodeled structures. 5. The site shall be maintained in a neat, clean and orderly manner. All improvements shall be maintained in a condition of good repair and appearance. 6. Storage of construction materials and equipment off-site shall not be permitted without a permit issued by the Community and Economic Development Department of the Town. Any public or private property altered, damaged or destroyed by site preparation, grading, construction or use shall be restored to its pre-existing condition by the permittee. 7. Town staff shall have the right to enter the subject property to verify compliance with these conditions. The holder of any permit associated with this project shall make the premises available to Town staff during regular business and shall, upon request, make records and documents available to Town staff as necessary to evidence compliance with the terms and conditions of the permit. 8. Where compliance with the conditions of approval or applicant initiated changes to the plans require additional staff review, that review time shall be billed at the Town s established billing rates. Prior to the issuance of a building or grading permit, the applicant shall pay all outstanding costs for the processing of this application. 9. The approved site and building plans shall be adhered to and maintained for the duration of the permit. Page 6 of 11 15

18 10. This action may be appealed to the Town Council within fifteen (15) calendar days from the date of Planning and Economic Development Commission approval in accordance with Municipal Code Chapter Prior to receipt of a grading or building permit, the applicant shall obtain a secondary source permit or letter of exemption from the Great Basin Unified Air Pollution Control District. 12. The applicant shall defend, indemnify, and hold harmless the Town and its agents, officers, and employees from any claim, action, or proceeding against the Town and its agents, officers, or employees to attack, set aside, void, or annul, an approval of the Town, advisory agency, appeal board, or legislative body concerning this approval. The Town shall promptly notify the applicant of any claim, action, or proceeding and shall cooperate fully in the defense. 13. All exterior lighting shall comply with Chapter of the Town of Mammoth Lakes Municipal Code, Exterior Lighting. Exterior light fixtures having a total of over 400 lumens of output shall be equipped with shields that extend below the horizontal plane of the light source to direct the light downward onto the structure or surrounding grounds. 14. The project shall comply with the Guidelines for Erosion Control in the Mammoth area. This shall include submittal of a Report of Waste Discharge, if applicable. 15. A Tree Removal Permit issued by the Town is required prior to removal of any trees larger than 12 inches diameter-at-breast height (DBH). A permit is not required to remove trees that are visibly dead or less than 12 inches DBH. 16. The parking lot layout and configuration shall conform with all Mammoth Lakes Fire Protection District (MLFPD) and Town requirements including, but not limited to drive aisle width, parking stall dimensions, turning radiuses, and signage. 17. Directional signage for the parking lot shall conform to Town or State Standards, where applicable, and with the North Village Specific Plan Design Guidelines for Regulatory and Directional/ Identification signs. 18. The project shall comply with all applicable mitigation measures identified in the North Village Parking Mitigated Negative Declaration Mitigation Monitoring and Reporting Program: AESTHETICS AES-1: All appurtenances (i.e., meters and electrical equipment, etc.) shall be integrated into the project design to avoid visual impact from pedestrians and other properties. These appurtenances shall be screened or placed in areas that are not highly visible, where possible. AES-2: The sidewalk shall be constructed 8 feet clear of obstructions with hydronic heated ice melt along the Hillside Drive and Canyon Boulevard frontage to the existing hydronically heated sidewalk at the bus stop on Canyon Boulevard. Page 7 of 11 16

19 AES-3: The applicant shall prepare and submit an outdoor lighting plan pursuant to the Town s Lighting Ordinance (Chapter , General Requirements, and Chapter , Outdoor Lighting Plans, of the Municipal Code) to the Community Development Director that includes a foot-candle map illustrating the amount of light from the project site at adjacent light sensitive receptors. AES-4: (Mitigation Measure 5.3-3b in 1999 NVSP EIR): Lighting used for various components of the development plan be reviewed under North Village Specific Plan design guidelines which shall include review of light intensity levels, fixture height, fixture location, and design. AES-5: (Mitigation Measure 5.3-3c in 1999 NVSP EIR): The project shall use minimally reflective glass and all other materials used on exterior buildings and structures (including the gondola cabins and towers) shall be selected with attention to minimizing reflective glare. AIR QUALITY AQ-1: (Mitigation Measure 5.5-1a in 1999 NVSP EIR): In order to reduce fugitive dust emissions, each development project shall obtain permits, as needed, from the Town and the State APCD and shall implement measures during grading and/or construction of the individual development sites to ensure compliance with permit conditions and applicable Town and APCD requirements. The individual development projects shall comply with State, APCD, Town, and Uniform Building Code dust control regulations, so as to prevent the soil from being eroded by wind, creating dust, or blowing onto a public road or roads or other public or private property. Adequate watering techniques shall be employed on a daily basis to partially mitigate the impact of construction-generated dust particulates. Clean-up on construction-related dirt on approach routes to individual development sites/improvements shall be ensured by the application of water and/or chemical dust retardants that solidify loose soils. These measures shall be implemented for construction vehicle access, as directed by the Town Engineer. Measures shall also include covering, watering or otherwise stabilizing all inactive soil piles (left more than 10 days) and inactive graded areas (left more than 10 days). Any vegetative ground cover to be utilized on the individual development sites/improvements shall be planted as soon as possible to reduce the amount of open space subject to wind erosion. Irrigation shall be installed as soon as possible to maintain the ground cover. All trucks hauling dirt, soil or other loose dirt material shall be covered. BIOLOGICAL RESOURCES BIO-1: (Mitigation Measure 5.9-2a in 1999 NVSP EIR): The project shall preserve existing native vegetation to the maximum extent feasible. Landscaping shall emphasize the use of native plants indigenous to the Jeffrey Pine-Fir Forest plant community. Whenever possible, native plants used on-site shall be selected for their replacement habitat value. Site designs shall be subject to the Design Review procedure of the Town. Page 8 of 11 17

20 BIO-2: (Mitigation Measure 5.9-2b in 1999 NVSP EIR): Landscape materials shall be used that allow for the protection and preservation of existing trees. Native plant species, preferably from seed or cuttings from local plants, shall be used where possible. The Landscape Plan shall be approved by the Planning Director prior to issuance of any construction permits. BIO-3: (Mitigation Measure 5.9-2c in 1999 NVSP EIR): Irrigation, fertilization and other landscape management practices shall be designed to minimize effects on existing trees and other vegetation. BIO-4: (Mitigation Measure 5.9-2d in 1999 NVSP EIR): To the extent possible, native vegetation shall be retained and protected during construction. A Revegetation Plan, prepared by a qualified Landscape Architect and approved by the Town of Mammoth Lakes, shall be completed prior to the commencement of the project, which will describe in detail the species of trees and shrubs that will be used, where they will be planted and in what numbers, and the methods of planting and maintenance, which will ensure successful growth. It shall include a monitoring program to follow the progress of new plantings and ensure replacement of unsuccessful plants. Landscaping with native species of trees and shrubs shall be undertaken to enhance wildlife use of cleared areas. BIO-5: (Mitigation Measure 5.9-2e in 1999 NVSP EIR): Under AB3180, once mitigation plans designed to off-set habitat losses are approved and the specific areas where they will be located are identified, the proponent must provide a program to monitor their progress for a period of time (usually three to five years) deemed sufficient by the Planning Director to assure their successful development. Adequate security shall be deposited with the Town to ensure successful implementation of this measure. BIO-6: (Mitigation Measure 5.9-2f in the 1999 NVSP EIR): All construction activities, including movement and storage of vehicles and the storage of building and other materials, shall be confined to areas slated for development. Care shall be taken during construction to avoid damage to vegetation and habitats not directly involved in project construction. Any vegetation inadvertently damaged outside of the area slated for development shall be replaced on a one-to-one basis on- or offsite. Off-site replacement shall require the approval of the Town Planning Director. BIO-7: (Mitigation Measure 5.9-2g in 1999 NVSP EIR): To prevent erosion and siltation into intermittent creeks, areas cleared of vegetation, fill or other materials shall be stabilized after clearing and grading. Hay bales, silt screens or similar devices shall be used to prevent siltation. To further protect the drainage system and prevent erosion, all grading and construction shall be completed during the summer months, or after October 15 of each year be in a condition to be stabilized within 48 hours should inclement weather threaten. BIO-8: (Mitigation Measure 5.9-2i in 1999 NVSP EIR): Slash generated from construction or thinning operations shall be piled and burned, chipped, or hauled from the site concurrent with the operation to prevent a breeding site for IPS. Logs shall be removed from the site as soon as possible. Page 9 of 11 18

21 BIO-9: (Mitigation Measure 5.9-2j in 1999 NVSP EIR): Construction and site development, such as grading and trenching, shall be prohibited within the dripline of retained trees. Equipment shall not be stored or driven under trees. Grading shall not cover the ground surface within the dripline of existing trees. Grading limits shall be clearly defined and protected. CULTURAL RESOURCES CUL-1: (Mitigation Measure e in 1999 NVSP EIR): In the event that a material of potential cultural significance is uncovered during grading activities on the project site, all grading in the area of the uncovered material shall cease and the project applicant shall retain a professional archaeologist to evaluate the quality and significance of the material. Grading shall not continue in the area where a material of potential cultural significance is uncovered until resources have been completely removed by the archaeologist and recorded as appropriate. GEOLOGY AND SOILS GEO-1: The proposed project design and construction shall adhere to the recommendations identified in the Preliminary Soils Report for Phase I of Gondola Village (Sierra Geotechnical Services, Inc., June 1999) and any further subsequent geotechnical analyses conducted. HYDROLOGY AND WATER QUALITY HYD-1: The applicant shall following the current procedures for construction project of this type which include obtaining coverage under the State Water Resources Control Board (SWRCB) General Permit for Discharges of Storm Water Associated with Construction Activity (Construction General Permit, DWQ) and the Lahontan Regional Water Quality Control Board. Construction activity subject to this permit includes clearing, grading and disturbances to the ground such as stockpiling, or excavation, but does not include regular maintenance activities performed to restore the original line, grade, or capacity of the facility. The applicant shall prepare a Storm Water Pollution Prevention Plan (SWPPP) and submit a Notice of Intent (NOI) for construction activities on the site. The NOI shall be received and on file with the Regional Water Quality Control Board (RWQCB) prior to any construction being performed. The SWPPP shall be submitted and approved by the Town Public Works Department prior to any site disturbance. The SWPPP shall be designed so that no offsite Best Management Practices BMP's are required in the Town right of way after October 15 or before April 30 each year. HYD-2: If groundwater is encountered during construction, it shall be removed from within the excavation perimeter. The expected method of removal shall be by directing the groundwater to a well point (collection basin) by a temporary subdrain system or by the installation of permanent subdrain. The ground water shall be discharged to the 72-inch storm drain within Canyon Boulevard by either pumping from the well point or by gravity flow to the most accessible storm drain system inlet. The project shall incorporate storm water retention facilities equivalent to the 1 inch 1 hour storm and incorporate sediment and oily water separator best management practices into the drainage design. The retention facilities shall be serviceable without replacement. The overflow pipe shall provide for sampling water flows before they enter the 72 stormdrain pipe. Page 10 of 11 19

22 HYD-3: (Mitigation Measure 5.8-1a in 1999 NVSP EIR): All drainage collection, retention, and infiltration facilities of the individual development sites shall be constructed and maintained in accordance with the Mammoth Lakes SDMP and shall be designed in accordance with the Master Plan Design Manual, to the satisfaction of the Town of Mammoth Lakes Town Engineer, prior to the issuance of grading permits. HYD-4: (Mitigation Measure 5.8-1b in 1999 NVSP EIR): A hydrology analysis for design purposes shall be conducted to estimate the amounts of runoff, which shall be retained on site. The analysis shall be approved prior to issuance of a grading permit. The project shall incorporate storm water retention facilities equivalent to the 1 inch 1 hour storm and incorporate sediment and oily water separator best management practices into the drainage design. The retention facilities shall be serviceable without replacement. The overflow pipe shall provide for sampling water flows before they enter the 72 stormdrain pipe. NOISE N-1: (Mitigation Measure 5.6-1a in 1999 NVSP EIR): Pursuant to Chapter of the Town's Noise Ordinance, construction activities shall be limited to the hours of 7:00 a.m. to 8:00 p.m. Monday through Saturday and prohibited on Sunday or holidays, or as otherwise permitted by Chapter N-2: (Mitigation Measure 5.6-1b in 1999 NVSP EIR): Construction equipment shall be muffled or controlled, if required, to meet Chapter 8.16 requirements for maximum noise generated by construction equipment. Contracts shall specify that engine-driven equipment be fitted with appropriate noise mufflers. N-3: (Mitigation Measure 5.6-1c in 1999 NVSP EIR): The construction contractor shall provide temporary sound barriers around pile driving sites to the satisfaction of the Town Engineer should such activities take place in areas within 400 feet of existing residential units, if required to meet Chapter 8.16 requirements. TRANSPORTATION/TRAFFIC TR-1: The curb along the frontage of Hillside Drive shall be constructed with a 22- foot half width from the center of the right of way to allow for future striping of Hillside Drive with a left turn pocket into the parking garage. Page 11 of 11 20

23 Attachment 2 Project Site Plans 21

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27 Attachment 3 Intrawest Development Agreement including all Exhibits Available online at: 25

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29 Attachment 4 Intrawest Development Agreement, Exhibits E 27

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35 Attachment 5 Addendum to the North Village Parking Structure Initial Study/Mitigated Negative Declaration 33

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37 Town of Mammoth Lakes ADDENDUM North Village Parking Mitigated Negative Declaration June 8, 2016 Lead Agency: Town of Mammoth Lakes PO Box Old Mammoth Road, Suite R Mammoth Lakes, California Contact: Mr. Haislip Hayes, Engineering Manager (760) ext

38 INTRODUCTION The Town of Mammoth Lakes ( Town ) is proposing to construct a surface parking lot on vacant Town owned property in the North Village Specific Plan (NVSP) area at 99 Canyon Boulevard. The proposed parking lot will provide 38 parking spaces. Additionally, lighting, a transit stop and bus shelter, sidewalk improvements, and drainage improvements will be completed as part of this project. The parking lot will be approximately 0.3 acres in size. The remainder of the approximate 1.1 acre site will remain undeveloped at this time. A Mitigated Negative Declaration was previously prepared by the Town for a parking structure at this site. The parking structure project has not been constructed and the Town is now proposing a surface parking lot rather than a parking structure at this site. This Addendum to the North Village Parking Structure ( Parking Structure ) Mitigated Negative Declaration has been prepared by the Town to assess the potential environmental impacts for the revised North Village Parking Project ( Project ) and to assure that all potential impacts have been addressed through the existing environmental documentation and project approvals. BACKGROUND In 2007, the Town approved a parking structure for this site and published a Notice of Determination for the Mitigated Negative Declaration (MND) for the project. The approved project consisted of a four and one-half-level parking structure that would accommodate 302 parking spaces. Primary access would occur along Hillside Drive, approximately 120 feet south of Canyon Boulevard, with the ingress/egress occurring on the third level of the structure. This project required approval of a tentative parcel map, use permit, variance, adjustment, and design review. The present application, DR is proposing to construct a surface parking lot only. The proposed lot will be approximately 0.3 acres ( 13,000 sq. ft.) in size and will have an estimated 38 parking spaces. Additionally, lighting, a transit stop and bus shelter, sidewalk connections to the parking lot and Canyon Boulevard, and drainage improvements will be completed as part of this project. Access to the lot will remain in the same location as previously analyzed on Hillside Drive, approximately 120 feet south of Canyon Boulevard. The remainder of the approximate 1.1 acre site will remain undeveloped at this time. This Addendum to the Parking Structure MND has been prepared by the Town to assess the potential environmental impacts for the revised North Village Parking Project ( Project ) and to assure that all potential impacts have been addressed through the existing environmental documentation and project approvals. Following preliminary review of the Project, the Town determined that it is subject to the guidelines and regulations of CEQA. This Addendum addresses the proposed Project, pursuant to CEQA Guidelines. STATUTORY AUTHORITY AND REQUIREMENTS Under CEQA, an Addendum to an adopted MND may be prepared if only minor technical changes or additions are necessary or if none of the conditions requiring a subsequent Environmental Impact Report (EIR) or Negative Declaration exist. Page 1 36

39 The specific CEQA Guidelines requirements for an Addendum are: ADDENDUM TO AN EIR OR NEGATIVE DECLARATION (a) The lead agency or responsible agency shall prepare an addendum to a previously certified EIR if some changes or additions are necessary but none of the conditions described in Section calling for preparation of a subsequent EIR have occurred. (b) An addendum to an adopted negative declaration may be prepared if only minor technical changes or additions are necessary or none of the conditions described in Section calling for the preparation of a subsequent EIR or negative declaration have occurred. (c) An addendum need not be circulated for public review but can be included in or attached to the final EIR or adopted negative declaration. (d) The decision making body shall consider the addendum with the final EIR or adopted negative declaration prior to making a decision on the project. (e) A brief explanation of the decision not to prepare a subsequent EIR pursuant to Section should be included in an addendum to an EIR, the lead agency s findings on the project, or elsewhere in the record. The explanation must be supported by substantial evidence SUBSEQUENT EIRS AND NEGATIVE DECLARATIONS (a) When an EIR has been certified or a negative declaration adopted for a project, no subsequent EIR shall be prepared for that project unless the lead agency determines, on the basis of substantial evidence in the light of the whole record, one or more of the following: (1) Substantial changes are proposed in the project which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; (2) Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR or Negative Declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or (3) New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete or the Negative Declaration was adopted, shows any of the following: (A) The project will have one or more significant effects not discussed in the previous EIR or negative declaration; (B) Significant effects previously examined will be substantially more severe than shown in the previous EIR; (C) Mitigation measures or alternatives previously found not to be feasible would in fact be feasible, and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or (D) Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative. Page 2 37

40 When none of the above events has occurred, yet minor technical changes or additions to the previously adopted EIR or negative declaration are necessary, an addendum may be prepared (State CEQA Guidelines Section 15164[b]). As discussed below, none of the conditions described in State CEQA Guidelines Section calling for preparation of subsequent environmental review have occurred. This Addendum supports the conclusion that the proposed project modifications are minor technical changes that do not result in any new significant environmental effects or a substantial increase in the severity of previously identified significant effects. In addition, as discussed below, the proposed project modifications would not result in any new or substantially increase significant environmental impacts, no new mitigation measures, or no new alternatives that would substantially reduce significant impacts. As a result, an addendum is an appropriate CEQA document for analysis and consideration of the proposed project modifications. EVALUATION OF PROJECT The adopted MND analyzed a four and one-half level parking structure that would accommodate 302 parking spaces. Primary access would occur along Hillside Drive, approximately 120 feet south of Canyon Boulevard, with the ingress/egress occurring on the third level of the structure. The structure would provide parking for both day skiers and retail uses within the North Village. A pedestrian walkway would be constructed to connect the parking structure to the Village at Mammoth Lakes, across Canyon Boulevard. Following construction, subsequent improvements would include architectural treatments and landscaping to maintain a similar characteristic to the surrounding land uses. The MND and IS determined that with the mitigation measures proposed, there would not be a significant effect on the environment. The revised Project proposes to construct a surface parking lot only. The proposed lot will be approximately 0.3 acres ( 13,000 sq. ft.) in size and will have an estimated 38 parking spaces. Additionally, lighting, a transit stop and bus shelter, sidewalk connections to the parking lot and Canyon Boulevard, and drainage improvements will be completed as part of this project. Access to the lot will remain in the same location as previously analyzed on Hillside Drive, approximately 120 feet south of Canyon Boulevard. The remainder of the approximate 1.1 acre site will remain undeveloped at this time. The proposed surface parking lot is a permitted use within the NVSP Zoning District. The mitigation measures established by the MND are still valid and applicable to this Project. In assessing the potential for new or more severe impacts, the Town conducted a staff level review and consulted with affected entities including the Mammoth Lakes Fire Protection District, the Town s Public Works Department, and Southern California Edison. The conclusions of that process are incorporated into the conclusions of this Addendum. All impact areas evaluated in the MND, including aesthetics, air quality, biological resources, cultural resources, geology and soils, hydrology and water quality, land use, noise, and transportation / traffic impacts, have been analyzed and it has been determined that no changes or new impacts would result from the proposed Project. No new impacts, not previously analyzed in the MND would occur as result of the changes because the Project is within the scope of what was previously analyzed. In and of itself, the Project creates no new or more intensive uses. Page 3 38