Reasons for Exemption
The Project is consistent with the General Plan and Zoning Code because the Project meets the goals and purpose of the Downtown (D) zoning district and the Commercial 2 (C-2) Land Use Designated since the proposed use of the site provides a ground-level pedestrian friendly retail commercial use. The Project design proposes to place the building adjacent to the street for 60% of the street frontage and place the parking along the sides and rear of the building in order to frame the street and provide an animated, pedestrian friendly environment.
The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. The Project sites are within the Town's Urban Growth Boundary (UGB); the sites total approximately 1.37 acres; and the sites are surrounded by retail, lodging, multi-family residential, and other urban uses.
The Project sites have no value as habitat for endangered, rate, or threatened species since the site is heavily disturbed due to previous development that occurred on the site and the historic use of the sites for snow storage and temporary parking. Additionally, Condition of Approval 24 recommends completion of a nesting bird survey within three days of site disturbance to avoid disturbance of suitable nesting habitat.
Approval of the Project would not result in any significant effects related to traffic, noise, air quality, or water quality since the Project is consistent with the size of development permitted for the site; the Project conforms or is required to conform to the Municipal Code requirements for noise, air quality, and parking; the Project conforms or is required to conform to Public Works standards for site grading, storm water retention, and drainage; and the Project will be required to obtain all necessary permits for construction. Therefore, no significant effects on traffic, noise, air quality, or water quality will result from the proposed development of the site.
The site can be adequately served by all required utilities and public services because all necessary utilities and services are currently provided or can be extended to the site. The Project plans were routed to the Mammoth Community Water District (MCWD) and the Mammoth Lakes Fire Protection District (MLFPD), and all comments received have been incorporated into the Project and/or conditions of approval. Additionally, at the time of building permit issuance, development impact fees (DIF) for police, vehicle circulation, storm drainage, and fire will be paid.