General Plan

Government Code § 65302(a) requires that the Land Use Element designate the proposed general distribution, general location, and extent of land use in the county for housing, business, industry, and open space, including agriculture, natural resources, recreation and enjoyment of scenic beauty, education, public buildings and grounds, solid and liquid waste disposal facilities, and other categories of public and private uses of the land. In addition, the Land Use Element is required to include standards of population density and building intensity recommended for the territory covered by the plan, and to identify areas subject to flooding and areas zoned for timberland production (TPZ lands) and consider the impact of new growth on military readiness activities carried out on military bases, installations when designating land uses for land adjacent to military facilities, or underlying designated military aviation routes and airspace.

Each required issue is addressed in this element, to the extent that it is relevant in this context. Otherwise it is discussed in other elements as follows:

• Distribution of housing, business, and industry (see the Housing and Land Use Sections of the MEA).
• Distribution of open space, including agricultural lands (see the Land Use Section of the MEA).
• Distribution of mineral resources and provisions for their continued availability (see the Mineral Resources Section of the MEA, and the Conservation/Open Space Element, "Mineral Resource Policies”).
• Distribution of recreational facilities and opportunities (see the Outdoor Recreation Section of the MEA, and the Conservation/Open Space Element, "Outdoor Recreation Policies”).
• Location of education facilities (see the Community Services and Facilities Section of the MEA).
• Location of public buildings and grounds (see the Community Services and Facilities Section of the MEA).
• Location of future solid and liquid waste facilities (also see the Community Services and Facilities Section of the MEA, and the Mono County Integrated Waste Management Plan)
• Identification of areas subject to flooding (see the Flood Hazards Section of the MEA, and the Safety Element, "Flood Hazard Policies”).
• Identification of existing Timberland Production Zone (TPZ) lands (currently, there is no TPZ land designated in Mono County).
• Military Readiness (also see the Agency Relationships Section of the MEA).

Specific Plans are intended to function as implementation mechanisms for the General Plan and as a standard-setting mechanism for detailed land use designation, subdivisions, and use permits. A specific plan must be consistent with the General Plan and, once adopted, becomes a part of the General Plan. Mono County currently has a number of adopted Specific Plans:, Bodie RV Park, Crowley Lake Estates, Lakeridge Ranch in Crowley Lake/Hilton Creek, Highlands in June Lake, Mountain Vistas in Chalfant, Rimrock Ranch in Swall Meadows, Rock Creek Canyon and Rock Creek Ranch in Paradise, Sierra Business Park in Long Valley,  Tioga Inn in Lee Vining, and White Mountain Estates in Chalfant.

This section lists issues and constraints that apply to specific planning areas throughout the county. These issues are in addition to the general countywide issues, opportunities, and constraints discussed above.

The primary issue within the Sonora Junction Planning Area is the continued successful integration of private property use with activities such as recreation and military operations associated with the USMC Mountain Warfare Training Center. There is an opportunity to develop policies that ensure there will be minimal or no impact from military training or operations that occur near private land, and if impacts were to occur, to provide for their disclosure.

1. There is a significant amount of high-quality agricultural land in the Bridgeport Valley, all of which is privately owned. There is a desire to maintain this land in agricultural uses in order to preserve the scenic qualities of the land. Much of the agricultural land may include wetlands; a wetlands delineation study has been completed for portions of the Valley. There is a need to address potential impacts to surface waters from grazing and irrigation and associated impacts to fisheries and wildlife.
2. There is local interest in preserving the small town character of Bridgeport.
3. There is an opportunity to enhance the recreational opportunities available at Bridgeport Reservoir and to protect the wetlands and associated natural resources in the surrounding area, including critical bird habitats. These recreational opportunities may include fishing, hunting, kayaking, boating, sailing, and bird watching,
4. There is an opportunity to develop and market recreation opportunities in the public lands surrounding Bridgeport.
5. There is an interest in protecting the groundwater resource in the Valley.
6. There is a need to expand PUD services to accommodate the local and recreational demands of the surrounding area (particularly sewage disposal) ), but the PUD lacks the economy of scale necessary to fund many necessary infrastructure improvements and maintenance.
7. There is an interest in maintaining desirable water conditions in Bridgeport Reservoir, the East Walker River and its tributaries (e.g., reservoir level, in-stream flow and water quality).
8. Bridgeport has faced a steady decline of population and economic activity in recent years. Many local businesses and local services, including health care and schools, have already closed or are on the brink of closure. There is a critical need to create economic development opportunities in the town to reverse this trend.
9. There is an opportunity to create a wayfinding system in Bridgeport that draws attention to the amenities located outside the center of town.
10. Bridgeport’s economy was built in part on its status as the Mono County seat, which provided ample employment opportunities and related economic activity. In recent years, many County services, departments, and related employment opportunities and economic activities have shifted to population centers in the southern part of the county. There is a strong interest to preserve Bridgeport’s historic stature, as well as its historic infrastructure, for generations to come.
11. Historically, Bridgeport’s primary recreation activity has been fishing. The activity is currently threatened by decreasing stocking activities and invasive species issues. Efforts toward preserving the angling experience are important, but of equal importance is the diversification of recreation opportunities.
12. US 395 through Bridgeport does not reflect the small town character as well as it could. There are issues with speeding through town, which many motorists see as a passing opportunity. There is a need to slow motorists as they pass through town to increase safety as well as contribute to economic development in town.
13. There is an opportunity to increase development through implementing measures to reduce costs and time associated with permitting, as well as related development impact fees.
14. Some of Bridgeport’s residential neighborhoods abut BLM and USFS lands where there is potential for wildfire. There is an opportunity to conduct fuels reduction projects in these areas that would benefit the natural resources while reducing the threat of catastrophic wildfire.

Community Development

General

1. The Community Development Element primarily focuses on the Loop's physical development, but social issues are inherently influenced by the physical development patterns. The community's future growth will have social impacts on current and future residents.
2. The community wants to minimize urban sprawl by allowing development to take place in designated sub-areas ringed by buffers of open space and recreational-use lands. The community envisions concentrating development in tightly knit satellite villages that support the higher density and more commercialized June Lake Village. In the past, residents and visitors indicated a desire for a moderately sized year-round, self-contained community.
3. The Loop's growth is inhibited by the surrounding natural environment, the lack of privately owned land, and the desire to maintain its unique, mountain village character. These conditions necessitate controlled expansion, infill and recycling of the existing built environment.
4. The June Lake Loop's economy has entered a transitional period. Summer use, primarily associated with fishing, currently generates the majority of the community's income, although current and future improvements to the June Mountain Ski Area are expected to bolster the winter economy.
5. The large influx of seasonal residents, workers and visitors hinders accurate data representations of June Lake's population. The lack of data increases the difficulty of addressing the Loop's needs.
6. The relatively small resident population, an estimated 630 persons (2010 Census), does not constitute a viable economic foundation. Studies have indicated that a population of 1,500 to 2,000 persons is needed to create a self-supporting consumer economy. Presently, most residents conduct their shopping in Mammoth Lakes or, when major purchases are involved, in Bishop or Reno.
7. Improvements to the June Mountain Ski Area are intended to increase the mountain's capacity to the limits provided by the USFS special use permit, enhance the visitor experience, and promote increased visitation. Local accommodations, however, are not sufficient to handle the expected influx of ski-related visitors.
8. Past ski area expansion proposals have considered developing areas south of June Mountain. Due to wilderness designations, these proposals are no longer under consideration. Currently, community interest in expanding the use of June Mountain to the summer season is high.

Land Use

9. Land use plays a critical role in defining a community's appearance as well as protecting and maintaining the health and well-being of its citizens. Early land use practices allowed June Lake to develop with a minimum of capital improvements and a lack of regard for environmental constraints.
10. The June Lake Village exhibits examples of diverse land uses. These include: commercial uses mixed with motel and residential development; the Village’s dense commercial district supported by inadequate roads and limited parking; and substandard development in the meadow area. Much of the development is also influenced by environmental constraints.
11. Developable land within the June Lake Loop is limited by natural constraints and the limited supply of private lands. Up to this point, development has occurred on private lands surrounded by Inyo National Forest Lands. Steep canyon walls, sensitive wildlife habitat, and limited access routes also prevent development in many places.
12. Land trades involving the USFS and private parties, the primary method of obtaining developable lands, are slow and cumbersome. Trades take a minimum of five years and often longer. This process limits the rate of future development, inflates local land cost, and restricts the supply of affordable housing.
13. The USFS and the June Mountain Ski Area negotiated a 90-acre land exchange in the Rodeo Grounds area. Subsequent development triggered by this exchange will influence the character of the entire community.
14. In the past, residents and visitors have desired the permanent protection of meadow and wetland areas along parts of SR 158 near Silver Lake and on the backshore of Gull Lake. The protection of riparian habitat along Rush Creek between Silver and Grant lakes and below Grant Lake, as well as along lakeshores, is also preferred.
15. Planned development is concentrated in four areas throughout the June Lake Loop. The subareas include: the June Lake Village; Down Canyon; and the largely undeveloped West Village/Rodeo Grounds and Pine Cliff areas.

Housing

See the General Plan Housing Element for data and statistics regarding housing stock and demographics.

16. The majority of the June Lake Loop's rental and affordable units exists in the Village.
17. The construction of single-family residences on vacant lots comprises the majority of development activity. Obtaining financial backing for higher-density residential units such as apartments and condominiums has been problematic and has slowed their construction.
18. In the past, June Lake residents, most of who reside in single-family homes and have lived in the community for several years, would like new housing units to consist of single-family homes, bed-and-breakfast establishments, and motels/hotels; condominiums were not highly regarded. Seasonal residents felt no additional housing was needed. Both groups identified the need for affordable housing.
19. Housing or lodging facilities are oriented primarily to second-home owners and tourists, not to local housing needs.
20. The Village and the Down Canyon areas contain most of the community's housing stock. Single-family homes, the dominant housing type, make up the majority of housing in the Down Canyon area. The Village has a more diverse mixture of housing, as it contains single- and multifamily residences, condominiums, apartments, motels, mobile homes, and lodges.
21. The West Village and adjoining Rodeo Grounds are largely undeveloped at this time. This area contains the majority of undeveloped private land available for community expansion.

Community Facilities

22. In the past, residents and visitors have desired more private and public amenities. Desired private amenities include more restaurants, entertainment facilities, food and retail stores, and a pharmacy; public amenities include healthcare facilities, local schools and recreational facilities (discussed in detail in the Recreation section).
23. There are no public or private healthcare clinics within the June Lake Loop, and residents must travel for basic medical services. Mono County maintains a paramedic unit in June Lake to provide emergency medical response.
24. The Mono County Health Department offers a full range of health services through its Mammoth Lakes and Bridgeport offices. The closest full-service general and emergency medical care facilities are located in Mammoth Lakes and Bishop, 22 and 60 miles south, respectively. Bridgeport, 42 miles north, also offers healthcare facilities.
25. The June Lake Public Utility District, the operator of the loop-wide sewage system, indicates that the existing system, following key facility improvements, will have adequate capacity to meet the area's wastewater needs at full buildout (water-supply policies are contained in the Open Space and Conservation section).
26. New technologies and capacity are available that could enhance and improve June Lake’s basic utilities, such as Digital 395.

Community Design

27. According to a past community survey, visitors are attracted to the Loop for its natural, not built, environment. June Lake’s built environment relies strongly on the area’s natural features for visual distinction, and recent design work has focused on the aesthetic elements such as distinct landmarks and strong relationships among the town’s visual character.
28. The June Lake Loop's built environment has a close physical association with SR 158, which strongly influences initial visitor perceptions of the community.
29. Each of the Loop's developed areas has a unique character and relationship to the natural environment. In linking the Loop's built environment, it is equally important to strengthen the particular qualities of an individual district.

Wildlife and Habitat Resources

30. Natural vegetation defines and supports several important resource values. Wildlife, water supply and quality, and scenic vistas, among others, depend upon the natural vegetation.
31. Higher recreational use makes lakeshore and stream-bank vegetation more susceptible to human disturbance and damage.
32. The protection and enhancement of natural habitats is a critical element in preserving and restoring the long-term existence of local wildlife. Riparian woodlands, wet meadows, marshlands, migration corridors and summering grounds are recognized as critical, highly localized wildlife habitat.
33. The June Lake Loop is home to a number of special status plants and animals (see the MEA), and their habitats and populations should be conserved and protected.
34. Trout fishing, one of the June Lake Loop's most popular and economically important recreational activities, must be protected and enhanced.

Water Supply

35. Water rights held by and applied for by the JLPUD should be adequate to meet near future demands, but may be inadequate to meet demands at full buildout. The high cost of expanding water distribution and storage facilities rather than shortfalls in water rights limits the ability of the JLPUD to supply additional water.
36. Concern exists over increasing domestic water diversions from developed surface water sources due to potential impacts to the surrounding riparian vegetation, biological resources and the quality of the area’s natural beauty.
37. Insufficient data on the potential to expand existing surface water sources and to utilize groundwater resources hinders projections on meeting future demand.
38. Projected domestic and fire protection water demands require the expansion of reservoir and distribution facilities by the JLPUD.

Storm Water Runoff

39. Disturbances to existing vegetation and land coverage by impervious surfaces will increase as future development occurs. Runoff from these surfaces will aggravate existing storm drainage problems and result in increased ponding and flooding in the community's low-lying areas. It may also negatively impact water resources by increasing levels of silt, sediment and nutrients in surface waters.
40. A significant increase in direct runoff to Reversed and Rush creeks may result in unnaturally high stream flows. Under certain conditions, these higher-than-normal flows will cause stream-bank erosions, re-suspension of settled solids and loss of habitat for resident populations of trout and insects.
41. An increase in runoff over the surface and shoulders of unimproved dirt roads in the Down Canyon residential areas may result in the deposition of significant amounts of silt and other earthen materials in Reversed Creek, Rush Creek and Silver Lake.
42. Where runoff from developed areas is by sheet flow over unprotected and unimproved road sections, excessive damage may occur to both road shoulders and road surfaces. Uncontrolled runoff over paved sections will cause premature degradation or failure of improved sections.
43. Discharge of oil, grease and other petroleum products from developed lands, paved roads, parking areas and driveways contribute to the degradation of surface and groundwater quality. Negative impacts on water resources may harm the Loop's water-based recreational activities and the summer economy.
44. Storm drain facilities have been upgraded with various projects, however, further improvements and system integration in the Village and Down Canyon areas would be beneficial.

Air Resources

45. The high level of air quality is important to maintain. Winter temperature inversions can trap automobile emissions and emissions from wood fires and heating devices, potentially creating an unhealthful level of air quality.

Solid Waste:

This issue is addressed in the Integrated Waste Management Plan.

Cultural Resources

46. The June Lake Loop contains a number of archeology sites and artifacts, and these cultural resources are important to preserve. Future development may increase the potential for disturbance of sites and artifacts.

Forest Resources

47. Maintaining healthy forests are critical to the character and beauty of the June Lake Loop. Activities to reduce the risk of catastrophic fire, manage natural cycles of beetle kill, and generally protect forest health are a priority.

Recreational Resources

48. The Inyo National Forest Land and Resource Management Plan designates the June Lake Loop as a concentrated recreational area. This designation outlines measures for recreational open spaces as well as calling for the expansion of recreational facilities. These are addressed in the Tourism Element.

Recreation

49. The existing Gull Lake Park (0.62 acres) contains a community center/multipurpose room, a tennis court with basketball hoops, picnic tables, barbecue pits, children's play area and restrooms. Indoor facilities, such as a museum, swimming pool, ice skating rink and courts for racquet sports, are also desired.
50. Recreational amenities and opportunities in June Lake are critical to the health of the community and economy. Improving and publicizing the year-round trail system for hiking, biking, and cross-country skiing is a high priority.
51. Future growth of the June Lake Loop will increase the need for parks, trails, and associated facilities, as well as indoor recreational improvements.
52. Upgrade and properly maintain the ball field (five acres) and other recreational facilities.

Tourism

53. The June Lake Loop's economy is based upon its tourist industry orientation, and the area must be able to accommodate a significant spike in population during the busiest days. Summer activities such as fishing, camping, hiking and sightseeing presently draws the majority of the Loop's visitors.
54. June Lake's quaint, small-town atmosphere, scenic beauty and numerous recreational opportunities are its primary tourist attractions. Community expansion and the development of additional recreational opportunities should be conditioned so that these characteristics are not negatively affected, and are potentially enhanced.
55. June Lake, as a small mountain resort community, exhibits a highly cyclical economy characterized by: periods of intensive use and periods of inactivity; an economy heavily dependent on tourist dollars; and lower-paying service sector jobs. The availability of living wage jobs and stabilizing the economy is important to residents.
56. Enhancing the Loop's economic foundation will depend on expanding and improving tourist-oriented recreational facilities and accommodations. Public and private campgrounds during the summer months operate at near-full capacity, while in the winter, overnight accommodations fall short of demand.
57. Proposed development in the West Village/Rodeo Grounds and June Lake Village is expected to support additional visitors.
58. The summer season currently is the dominant component of the June Lake Loop economy. Recent and future improvements to the June Mountain Ski Area and proposed development in the West Village/Rodeo Grounds area are expected to improve the winter economy.
59. Enhanced visitor use services and information is critical to improving the experience of tourists and guests, and expanding the recreational and tourism economic base. Currently, a Scenic Byway Kiosk exists at the south June Lake Junction intersection adjacent to the gas station and general store, and a trial visitor center in 2009 was successful. No staffed visitor center is currently available for visitors.
60. Past surveys and anecdotal information indicate a strong split between tourists who favor additional development and those who like the Loop's current state. Additional potential visitor-oriented facilities included: public showers and restrooms, hiking trails, bicycle/cross country skiing trails, expanded alpine skiing facilities, snowplay areas, indoor recreational facilities for tennis/racquetball, shops, and restaurants. Summer visitors also wanted campfire activities, interpretive nature tours and nighttime entertainment.
61. Restricted or limited access along shorelines and stream banks prevents fishermen from fully utilizing the Loop's four roadside lakes and two streams. Efforts are being made to upgrade ramps at lakes to create better access.
62. The Loop lacks safe, convenient roadside turnouts at selected scenic lookout points.
63. Water diverted for domestic uses from Grant Lake, tributaries to Reversed Creek, Walker Creek, Parker Creek and Lower Rush Creek diminishes their recreational, scenic and wildlife habitat values. Hydroelectric power generation in the Upper Rush Creek watershed causes similar impacts.
64. The Inyo National Forest Land and Resource Management Plan indicates a management prescription of Concentrated Recreational Area for the June Lake Loop corridor and Pine Cliff area. This designation calls for developing recreational opportunities that can accommodate large numbers of visitors without severely impacting the environment.
65. The opportunity exists for the June Lake community to work with the USFS in developing a comprehensive recreation plan. This plan will inventory, coordinate and program the full summer and winter recreational development potential in the June Lake Loop.
66. Year-round air service presents opportunities for economic and visitor growth.

1. All landowners agree that agricultural uses should be continued. There appears to be support for continuing current grazing management practices. A consensus among the private landowners is that agricultural uses are compatible with the recreational use of the area.
2. The majority of landowners believe the area should focus on family resort/seasonal use and ranching rather than community development. Uses shall be of the type that attracts people for a limited time, not the type that promotes year-round occupancy. Some landowners believe that the historical land uses of agriculture, recreational fishing and seasonal recreational use should take precedence over any new land use.
3. There is a growing need for winter security to prevent vandalism, trespassing and poaching. Vandalism occurs in the winter and at times during hunting season. There is currently limited plowed winter road access to the area, limited cell phone reception and no electrical service to all of the properties. The area also lacks structural fire protection and other similar services.
4. There is considerable concern that fluctuating flows from the Mono Basin will impact the Upper Owens fishery and riparian areas, and that decreased flows have inhibited fish from traveling upstream from Crowley Lake and cause aquatic habitat degredation. Upper Owens landowners believe that consistent flows from East Portal to Crowley are highly desirable to maximize the potential of the Upper Owens River as a productive fishery.
5. There is considerable concern that water transfer projects from the Upper Owens and/or its watershed will negatively impact the area. There is also concern about the direct and indirect impacts that future ski area base development may have on the area.
6. The Upper Owens area provides sensitive habitat for mule deer, bald and golden eagles, sage grouse and numerous other wildlife species.

1. The main concern in the Wheeler Crest area is preserving the aesthetic beauty and tranquility of the area while still allowing for development of the many privately owned parcels. The focus of development is to be single-family residential development.
2. The Wheeler Crest area contains vital deer wintering and migration habitat.
3. There is a need to minimize the effects of additional single-family and Accessory Dwelling Unit development on deer and wildlife corridors while facilitating the maintenance of a structure’s defensible space for wildland fire protection purposes.
4. There is concern about a secondary access route to the Wheeler Crest area for emergency purposes.

1. The proliferation of residential development in the Tri-Valley is inherently incompatible near agricultural areas and may compromise ongoing agricultural operations.
2. There is a desire to maintain and enhance agricultural uses in the Tri-Valley.
3. The Tri-Valley area is experiencing increasing pressure for residential development. Residents in the Tri-Valley are concerned about that pressure and would like to retain the current rural-residential character of the area.
4. Parts of the Tri-Valley area are subject to flooding.
5. Winter closure of SR 120 hinders access and safety to and from the Tri-Valley area.
6. Limited turnout lanes in community areas along US 6 and the need for passing lanes create safety issues in the Tri-Valley area.
7. There is a need to make US 6 in Mono County a daytime headlights-on area.
8. Limited public transportation in the Tri-Valley makes it difficult for residents to access County services.
9. Future growth could compromise water quality along with water quantity; local residents are currently reporting a continued lowering of the water table.
10. Mono County emergency services are limited and far away from the remote location of the Tri-Valley.
11. Children are transported out of the county to attend middle and high school; local schools are needed.
12. Access to public lands that surround the Tri-Valley is a critical component of the rural sense of community.
13. There is a desire to continue to promote the intersection of US 6 and SR 120 as the community’s commercial core and service center

1. Oasis, located in the extreme southeastern corner of the county, includes privately owned lands that are used for agriculture, primarily alfalfa production. This area is isolated from the rest of the county by the White Mountains. Access is via SR 168, which runs north through Westgard Pass from Big Pine in Inyo County to connect with SR 266, which connects to routes in Nevada.

This section presents policies that apply to private lands in the unincorporated area of the county. It first presents policies that apply to all private land in the unincorporated area. It then presents policies for each of the community areas in the county; i.e., Antelope Valley, Swauger Creek/Devil's Gate, Bridgeport Valley, Bodie Hills area, Mono Basin (Mono City and Lee Vining), June Lake, the Upper Owens area, the Mammoth Vicinity, Long Valley, Wheeler Crest, Tri-Valley, the Benton Hot Springs area and Oasis. Some of the Land Use Policies in this section summarize policies contained in other elements of the county General Plan. Implementation measures for those policies are found in the referenced General Plan Element.

This section also contains the land use policies from the Airport Land Use Plans for the Mammoth Yosemite Airport, the Lee Vining Airport, and the Bridgeport Airport (Bryant Field).

NOTE:   

Land use policies in this Element should be reviewed in conjunction with the following policies and regulations: policies in other General Plan Elements (i.e., Housing, Conservation/Open Space, Noise, Safety, Circulation, and Hazardous Waste Management); applicable sections of the Mono County Code (e.g., Land Use Regulations, Noise Ordinance, Grading Ordinance, Subdivision Ordinance); applicable state policies and regulations (e.g., Lahontan Regional Water Quality Control Board Basin Plan, Great Basin Unified Air Pollution Control District Air Quality Plan, Caltrans planning documents, etc.); and applicable federal policies and regulations (e.g., Clean Water Act, TEA 21, USFS planning documents, Bureau of Land Management planning documents, etc.).

It should also be noted that County “… development policies and standards shall be viewed as minimum requirements; development should strive to exceed those minimums whenever reasonably feasible. County staff may require project modifications as necessary to implement this policy” (Mono County Land Use Element, Policy 10).

GOAL 1. Maintain and enhance the environmental and economic integrity of Mono County while providing for the land use needs of residents and visitors.

Objective 1.A.

Accommodate future growth in a manner that preserves and protects the area's scenic, agricultural, natural, cultural and recreational resources and that is consistent with the capacities of public facilities and services.

Policy 1.A.1. Contain growth in and adjacent to existing community areas.

Action 1.A.1.a. Encourage infill development in existing communities and subdivisions. New residential subdivision should occur within or immediately adjacent to existing community areas. New residential development outside existing community areas and subdivisions should be limited to an overall density of one unit per 40 acres, plus an Accessory Dwelling Unit.

Action 1.A.1.b. New residential development for permanent year-round residents should be concentrated in existing community areas.

Action 1.A.1.c. Provide sufficient land to accommodate the expansion of community areas, including sites for affordable housing.

Action 1.A.1.d. Support the exchange of public lands into private ownership for community expansion purposes if consistent with General Plan policies.

Action 1.A.1.e. Future development projects with the potential to induce substantial growth or concentration of population, or to substantially alter the use and density on a parcel or parcels, shall assess potential impacts prior to project approval. The analysis shall:

1. be funded by the applicant;
2. be prepared by a qualified person under the direction of Mono County;
3. describe the existing conditions in the general project vicinity;
4. describe the growth-inducing impacts of the proposed development, including impacts on services, infrastructure, and traffic; and
5. recommend project alternatives or measures to avoid or mitigate the identified impacts to a level of non-significance.

Mitigation measures shall be included in the project plans and specifications and shall be made a condition of approval for the project. Projects having significant growth inducing impacts, or which substantially alter the use and density on a parcel, may only be approved if a statement of overriding considerations is made through the EIR process.

Action 1.A.1.f. Evaluate proposed amendments to the Land Use Maps based on the land use designation criteria listed in the Land Use Designation section of this element.

Policy 1.A.2. Assure that adequate public services and infrastructure are available to serve planned development.

Action 1.A.2.a. Require that necessary services and facilities, including utility lines, are available or will be provided as a condition of approval for proposed projects.

Action 1.A.2.b. Require that new development projects adjacent to existing communities be annexed into existing service districts, where feasible.

Action 1.A.2.c. Through permit conditions and mitigation measures, require development projects to fund the public services and infrastructure costs of the development. In accordance with State law (Government Code § 53077), such exactions shall not exceed the benefits derived from the project.

Policy 1.A.3. Work with the Public Works Department to ensure long-term solid waste disposal capacity.

Action 1.A.3.a. Future solid waste disposal sites are identified in the Mono County Integrated Waste Management Plan (IWMP), which contains sites and strategies to provide 15 years of waste disposal capacity. Sites and strategies currently under consideration include, but are not limited to, providing capacity at the Pumice Valley and Walker landfills within the existing waste footprint, increasing diversion rates, and/or converting to a long-haul transfer program.

Action 1.A.3.b. Existing locations and new concepts for Non-Disposal Facilities (e.g., transfer stations) are identified in the IWMP along with siting criteria, and shall be vetted through a public process prior to permitting.

Action 1.A.3.c. Future solid waste facility sites, if any, shall be compatible with the land use designation of the property.

Action 1.A.3.d. Consider requirements for bear-resistant trash receptacles in applicable community areas.

Policy 1.A.4. Designate most lands outside existing community areas for low intensity uses (e.g., open space, agricultural, resource management). Higher-intensity uses (e.g., industrial, resource extraction, large-scale resort development) may be permitted outside existing community areas if it can be demonstrated that the use cannot be accommodated in existing community areas, that the use is incompatible with existing community uses, or that the use directly relies on the availability of unique on-site resources. Higher- intensity uses shall not adversely impact the area's scenic, recreational, cultural and natural resources.

Action 1.A.4.a. Proposals for higher-intensity uses outside community areas, including mining operations, shall be addressed through the Specific Plan process. Such development may be allowed through a Specific Plan provided that at a minimum, the following findings can be made:

1. Permanent open space preservation is provided;
2. The development would not adversely affect existing or potential farming, ranching, or recreational operations;
3. Development is clustered, concentrated or located to avoid adverse impacts to cultural resources;
4. Development is clustered, concentrated or located to maintain the visual quality of the area;
5. Adequate public services and infrastructure for the proposed development are available or will be made available;
6. The development protects and is compatible with the surrounding natural environment and rural character of the area;
7. Housing is limited to that necessary to maintain the development; and
8. The development avoids or mitigates potential significant environmental impacts as required by Mono County General Plan policies and the California Environmental Quality Act (CEQA).

Action 1.A.4.b. Development applications for higher-intensity uses outside community areas shall include an assessment of the potential significant environmental impacts as required by General Plan policies.

Action 1.A.4.c. Proposals for development on federal lands shall address 1) impacts to nearby communities, including impacts to services and infrastructure, and 2) potential environmental impacts of the project and measures to avoid or mitigate the impact.

Policy 1.A.5. Avoid the juxtaposition of incompatible land uses.

Action 1.A.5.a. The compatibility of adjacent uses (e.g., noise, traffic, type of development) shall be a major factor in determining land use designations for private property.

Action 1.A.5.b. Proposed projects that may include potentially incompatible land uses, or that may be incompatible with surrounding land uses, shall provide project alternatives or mitigation measures to reduce the potential impacts to a level of non-significance.

Action 1.A.5.c. Utilize the Specific Plan process, where appropriate, for large projects that may include potentially incompatible land uses, or that may be incompatible with surrounding land uses.

Policy 1.A.6. Regulate future development in a manner that minimizes visual impacts to the natural environment, to community areas, and to cultural resources and recreational areas.

Action 1.A.6.a. Implement the Visual Resource policies in the Conservation/Open Space Element.

Policy 1.A.7. Regulate the placement of group homes, juvenile facilities, schools and similar facilities that exceed state intensity thresholds.

Action 1.A.7.a. Incorporate standards and siting criteria into design guidelines.

Policy 1.A.8. Maintain or enhance the integrity of critical wildlife habitat in the county by limiting development in those areas and requiring mitigation in conformance to CEQA and this General Plan. Examples of critical wildlife habitat include, but are not limited to: key winter ranges, holding areas, migration routes, and fawning areas for mule deer; habitat for other big game species; leks, nesting areas and winter and summer range for sage grouse; fisheries and associated habitat; and riparian and wetland habitat.

Action 1.A.8.a. Implement policies contained in the Conservation/Open Space Element and appropriate Area Plans.

Policy 1.A.9. Regulate resource development projects in a manner that maintains environmental quality.

Action 1.A.9.a. Refer to Chapter 15, Resource Development Standards, for applicable activities and land use designations.

Action 1.A.9.b. In areas where the existing General Plan land use designation is inconsistent with Chapter 15, applications for mining operations, geothermal operations, small-scale hydroelectric generation facilities, wind and solar energy generation facilities, or similar resource extraction activities shall require a General Plan Amendment.

Action 1.A.9.c. Regulate mineral extraction activities in a manner consistent with the Mineral Resource Policies of the Conservation/Open Space Element.

Action 1.A.9.d. Regulate geothermal development and other energy development projects in a manner consistent with the Energy Resources Policies in the Conservation/Open Space Element.

Action 1.A.9.e. Existing mining operations, geothermal operations, and other existing resource-extraction operations, including salable materials operations (e.g., aggregate mining) have been designated Resource Extraction. Once these sites have been exhausted and reclaimed, the land use designation shall be revised to reflect the planned future land use.

Action 1.A.9.f. Regulate timber production activities on private lands in a manner consistent with policies in the Conservation/Open Space Element.

Policy 1.A.10. Development activity in the Bodie area shall be compatible with the cultural, historic, and natural values of the area.

Action 1.A.10.a. Development projects, including mining operations (but not exploration activities), in the Bodie area shall require a Specific Plan. The Specific Plan should focus on ensuring that the development project complies with Policy 9 above. The Specific Plan for a mining operation shall also specify post-mining land uses and requirements for those land uses.

Policy 1.A.11. Preserve the conservation values of Conway Ranch as outlined in the conservation agreement with the Eastern Sierra Land Trust.

Action 1.A.11.a. Comply with the Conway Ranch Management Plan, which provides that aquaculture and livestock grazing operations, natural resource management, and public uses be conducted in a manner and to an extent that will not impair the Conservation Values and that all uses are consistent with the terms and purpose of the Conservation Easement. Specific management direction for activities related to a sustainable working landscape, public access and recreation (etc.), protection of historic resources, commercial use, construction and maintenance/repair, natural resource management, and other activities are included in the plan (also see Mono County Ordinance 13.40).

Action 1.A.11.b. Ensure private development in the Conway Ranch subdivision meets all applicable County regulations, and work with the property owners to maintain compatibility with the Management Plan.

Policy 1.A.12. In order to protect the area's exceptional natural resources, cultural resources, recreational values and quality of life, and to ensure that future development is of the highest quality, development policies and standards shall be viewed as minimum requirements; development should strive to exceed those minimums whenever reasonably feasible. County staff may require project modifications as necessary to implement this policy.

Action 1.A.12.a. During preapplication and application processing, County staff and, when applicable, staff from applicable federal, state, and local agencies, shall work with applicants for specific plans, general plan and land use redesignations, tract and parcel maps, use permits, variances, director review permits, mergers, lot line adjustments, reclamation plans, building permits, grading permits and other applicable permits to ensure that the proposed development is of the highest quality and is consistent with or, when reasonably feasible, exceeds General Plan policies and implementing standards.

Policy 1.A.13. Coordinate planning efforts with applicable federal, state, and local agencies.

Action 1.A.13.a. The County shall coordinate its planning activities with the planning activities of other public agencies in Mono County; i.e., applicable Special Districts, resource agencies, and the Town of Mammoth Lakes.

Objective 1.B.

Plan for the management of greenhouse gas (GHG) emissions, and for mitigating and adapting to climate change.

Policy 1.B.1. Reduce vehicle miles traveled through efficient land use patterns.

Action 1.B.1.a. Concentrate new growth and development within existing community planning areas (see Objective A, Policy 1, and the Regional Transportation Plan in the Circulation Element).

Action 1.B.1.b. Utilize the County’s community area boundaries and Local Agency Formation Commission’s (LAFCO’s) sphere of influence boundaries, and coordination through the multi-agency Landownership Adjustment Program (see Appendix), to focus growth and infrastructure investment in established community areas.

Action 1.B.1.c. Through the regional transportation planning process and the multi-agency Landownership Adjustment Program, (see Appendix) develop and adopt a preferred land use and transportation scenario for future development to reduce vehicle miles traveled.

Action 1.B.1.d. Concentrate future tourist-serving and nonresidential development around existing and planned transportation routes by providing incentives and removing potential barriers to the development of future projects near transit stops and along transit routes.

Policy 1.B.2. Increase greenhouse gas emission mitigation and adaptation planning efforts through local land use and development decisions, and collaborate with local, state, and regional organizations to promote sustainable development.

Action 1.B.2.a. Work with the Town of Mammoth Lakes to identify and address existing and potential regional sources of greenhouse gas emissions.

Action 1.B.2.b. Analyze impacts of development projects on safety and involve emergency responders and public safety staff early and consistently in development of growth plans.

Action 1.B.2.c. Collaborate with the Town of Mammoth Lakes and regional and state agencies to share land use and community design-related information.

Action 1.B.2.d. Continue to involve a diverse group of stakeholders through the Regional Planning Advisory Committees and the Collaborative Planning Team in planning processes to ensure that County planning decisions represent community interests.

Policy 1.B.3. Monitor GHG emissions and provide for streamlining under CEQA 15183.5.

Action 1.B.3.a. Annually monitor progress toward achieving resource efficiency (e.g. GHG emission reduction) targets as part of the annual General Plan review, and provide a report to RPACs, the Planning Commission, and Board of Supervisors for review and consideration.

Action 1.B.3.b. Update the baseline emissions inventory and GHG reduction policies (e.g., the Resource Efficiency Plan) every five years, and provide a report to RPACs, the Planning Commission, and Board of Supervisors for review and consideration

Action 1.B.3.c. Update and amend GHG reduction policies (e.g., the Resource Efficiency Plan) as necessary based on the update of the baseline emissions inventory if the County find that specific measures are not achieving intended emissions reduction.

Action 1.B.3.d. To monitor GHG emissions and provide for streamlining under CEQA 15183.5, the County shall implement the following:

1. Annually monitor and report progress toward achieving resource efficiency (e.g. GHG emission reduction) targets.
   
   1. Prepare an annual progress report for review and consideration by the Regional Planning Advisory Committees, Planning Commission, and Board of Supervisors, in conjunction with the annual General Plan report.
2. Update the baseline emissions inventory and REP every five years.
   
   1. Prepare an inventory report and evaluation of progress toward the target for review and consideration by the RPACs, Planning Commission and Board of Supervisors.
   2. Update and amend the REP, as necessary, should the County find that specific measures are not achieving intended emissions reductions.

Objective 1.C.

Provide a balanced and functional mix of land uses.

Policy 1.C.1. Designate adequate sites for a variety of land uses in order to provide for the land use needs of community areas.

Action 1.C.1.a. Establish Area Plan boundaries and associated policies in this Element.

Action 1.C.1.b. Update all Area Plans as needed, with the assistance of applicable Regional Planning Advisory Committees.

Action 1.C.1.c. Regulate the subdivision of land within community areas in a manner consistent with applicable area land use goals and policies.

Objective 1.D.

Provide for the housing needs of all resident income groups, and of part-time residents and visitors.

Policy 1.D.1. Designate adequate sites for a variety of residential development in each community area.

Action 1.D.1.a. Designate areas for high-density residential development only in existing community areas. High density residential development should be located in areas with convenient access to employment, shopping, recreation, and transportation, including public transit.

Action 1.D.1.b. Residential development outside existing community areas should be of a low overall density. Higher- density residential development in certain locations may be permitted through clustering and transferring densities.

Policy 1.D.2. Provide for affordable housing.

Action 1.D.2.a. Encourage the provision of a variety of rental housing in community areas.

Action 1.D.2.b. Implement policies in the county Housing Element pertaining to the provision of affordable housing.

Policy 1.D.3. Designate a sufficient amount of land for a variety of lodging facilities.

Action 1.D.3.a. Designate suitable areas in communities as "Commercial Lodging.”

Action 1.D.3.b. Designate suitable areas outside communities as "Rural Resort.”

Objective 1.E.

Provide for commercial development to serve both residents and visitors.

Policy 1.E.1. Concentrate commercial development within existing communities.

Action 1.E.1.a. Designate a sufficient amount of commercial land within communities to serve the needs of residents and visitors.

Policy 1.E.2. Commercial uses should be developed in a compact manner; commercial core areas should be established/retained in each community area, and revitalized where applicable.

Action 1.E.2.a. Orient new commercial development in a manner that promotes pedestrian use. Avoid strip commercial development.

Policy 1.E.3. Provide for adequate access and parking in commercial areas, including facilities for pedestrians, non-motorized vehicles, automobiles, public transit vehicles, and service vehicles.

Action 1.E.3.a. Implement policies in the Circulation Element pertaining to the provision of facilities for parking, non-motorized transportation, and transit.

Policy 1.E.4. Allow for the integration of small-scale commercial uses with associated residential uses, such as employee housing.

Action 1.E.4.a. Where appropriate, designate land "Mixed Use" (MU) to allow for a mix of residential and compatible commercial uses.

Policy 1.E.5. Commercial development should be compatible with community character.

Action 1.E.5.a. Commercial drive-through facilities (e.g., fast food) should be prohibited to protect community character and air quality, encourage visitors to park their vehicles and explore the community, and be consistent with healthy community policies.

Action 1.E.5.b. Implement the Visual Resources policies in the Conservation/Open Space Element, and encourage the use of the Design Guidelines (see Appendix).

Objective 1.F.

Provide for industrial land uses that are economically beneficial to the area and that are compatible with the environment.

Policy 1.F.1. Provide for local industrial land use needs.

Action 1.F.1.a. Designate a sufficient amount of land in appropriate community areas to meet local industrial land use needs (e.g., wood lots, equipment storage, etc.). Local industrial land use areas should be outside residential areas.

Policy 1.F.2. Provide for light industrial uses (e.g., light manufacturing, assembly work, etc.) that do not create significant environmental impacts.

Action 1.F.2.a. Designate suitable areas for light industrial uses. Criteria used to judge the suitability of a site for industrial uses shall include, but not be limited to, the following:

1. Adequate access exists for industrial land uses;
2. Industrial development on the site would be compatible with surrounding land uses (e.g., noise levels, fumes, traffic levels);
3. Industrial development on the site would not significantly impact existing or potential farming, ranching, or recreational operations;
4. Adequate public services and infrastructure for industrial development are available or could be provided;
5. Development on the site could be clustered, concentrated, located, or screened to maintain the visual quality of the area. Screening may be achieved through the use of fences, vegetation, topographical features, berms, etc.; and
6. Development on the site would avoid potential significant environmental impacts or those impacts could be mitigated as required by Mono County General Plan policies and the California Environmental Quality Act (CEQA).

Objective 1.G.

Protect open space and agricultural lands from conversion to and encroachment of developed community uses.

Policy 1.G.1. Protect lands currently in agricultural production.

Action 1.G.1.a. Designate large parcels in agricultural use as "Agriculture.”

Action 1.G.1.b. Implement and expand where feasible the agriculture development credits program detailed in Chapter 12 of this Element.

Action 1.G.1.c. Implement policies in the Conservation/Open Space Element.

Policy 1.G.2. Preserve and protect open space in order to protect natural and cultural resources and to provide for a variety of recreational opportunities.

Action 1.G.2.a. Implement policies contained in the Conservation/Open Space Element.

Action 1.G.2.b. Designate undeveloped lands owned by out-of-county agencies such as the Los Angeles Department of Water and Power (LADWP), and the Walker River Irrigation District (WRID), or by utility entities such as Sierra Pacific Power Company, and Southern California Edison (SCE) as "Open Space" ("OS") or "Agriculture" ("AG") in this Element. Exceptions to this policy may include lands adjacent to community areas needed for community uses, or lands outside community areas needed for public purposes.

Action 1.G.2.c. Designate California Department of Fish and Wildlife and Wildlife Conservation Board lands as "Open Space.”

Objective 1.H.

Prevent the exposure of people and property to unreasonable risks by limiting development on hazardous lands.

Policy 1.H.1. Restrict development in areas constrained by natural hazards, including but not limited to, flood, fire, geologic hazards, and avalanche hazards.

Action 1.H.1.a. Limit the intensity of development in hazard areas through the assignment of appropriate land use designation.

Action 1.H.1.b. Avoid intensive development outside existing Fire Protection Districts, unless an appropriate fire-protection entity is established as a condition of project approval.

Action 1.H.1.c. Implement the provisions of the Safety Element.

Objective 1.I.

Maintain and enhance the local economy.

Policy 1.I.1. Land use designations shall provide sufficient land for the economic development of community areas.

Policy 1.I.2. Assess the economic costs and benefits of proposed development projects.

Action 1.I.2.a. Future development projects with the potential to have significant local socioeconomic impacts shall provide a fiscal impacts analysis. The analysis shall:

1. be funded by the applicant;
2. be prepared by a qualified person under the direction of Mono County;
3. include a market analysis documenting:

• demand for such a project over a reasonable time frame;
• projected direct and indirect revenues generated by the project within the general project vicinity, over a reasonable time frame;
• projected direct and indirect costs associated with the service demands generated by the project, its employees, and operations during the anticipated project lifetime;
• projected short-term and long-term economic costs and benefits resulting from the project over its life span; and
• phasing from initial construction to a point following termination of use or closure, if applicable;

4. analyze applicable significant socioeconomic implications of the project, such as employee housing, jobs generation, impacts on crime rates, impacts on schools, hospitals and other community facilities and services, effects of termination or closure of the project (where applicable) and changes in the quality of life resulting from the proposed project; and
5. recommend project alternatives or measures to avoid or mitigate economic impacts.

Mitigation measures shall be included in the project plans and specifications and shall be made a condition of approval for the project. Projects having significant socioeconomic impacts may be approved only if a statement of overriding considerations is made through the EIR process.

Action 1.I.2.b. In determining the significance of the environmental impacts of a development proposal, consider the relationship of the potential economic and social changes to the potential environmental changes resulting from the project.

Policy 1.I.3. Ensure that future development does not significantly impact governmental service providers.

Action 1.I.3.a. Impose permit conditions and mitigation measures that offset the impacts of development on governmental services and infrastructure (i.e., County services and other local service providers). Such conditions and mitigation measures shall also address impacts to County services and other local service providers from future development that occurs in the incorporated area. Affected County services include, but are not limited to, the following:

1. Social Services,
2. Health Services, including Behavioral Health Services,
3. Libraries,
4. Justice System, including Courts, District Attorney and Public Defender, Sheriff, and Probation departments,
5. Regional Parks and Recreation,
6. General Administration and Finance

In accordance with State law (Government Code § 53077), these exactions will not exceed the benefits derived from the project.

Objective 1.J.

Maintain an up-to-date and legally adequate land use system and General Plan.

Policy 1.J.1. Periodically review and update General Plan documents.

Action 1.J.1.a. Conduct a thorough review and update of General Plan documents every five years, or as required by state Law.

Action 1.J.1.b. Annually review the county General Plan, Area and Specific Plans, and the Master Environmental Assessment (MEA), and update as needed with the assistance of the Community and Regional Planning Advisory Committees. Provide a report to the Board of Supervisors in accordance with Government Code § 65400 (b).

Policy 1.J.2. Ensure consistency among General Plan documents and the County Code.

Action 1.J.2.a. Initiate necessary land development regulation amendments to ensure consistency with the provisions of the General Plan.

Action 1.J.2.b. Utilize Community and Regional Planning Advisory Committees to conduct necessary land use redesignation studies.

Action 1.J.2.c. Initiate an update to the county Subdivision Regulations and update as necessary.

Action 1.J.2.d. Prepare and update as necessary Airport Land Use Plans for the Bridgeport, Lee Vining, and Mammoth Yosemite airports.

Policy 1.J.3. Ensure consistency among General Plan documents and planning documents of other agencies.

Action 1.J.3.a. Review and comment on planning and environmental documents of other agencies to ensure consistency and coordination with the policies of the General Plan.

Action 1.J.3.b. Conduct an annual review of all capital improvement projects proposed by the County and Special Districts in the unincorporated area of the county to ensure compatibility with General Plan directives.

Policy 4. Implement programs identified in this General Plan.

Action 1.J.4.a. Prepare and update as necessary other ordinances and regulations necessary to implement this General Plan.

Action 1.J.4.b. Promote the use of interagency agreements and cooperation in implementing the General Plan.

Action 1.J.4.c. Seek funding to implement the General Plan.

Action 1.J.4.d. Maintain an active code enforcement and environmental monitoring program, supported with active citation and penal authority.

Objective 1.K.

Maintain compatibility and minimize conflict between Mono County’s existing military installations and adjacent land uses.

Policy 1.K.1. Notify the United States Armed Forces when development projects or substantial General Plan Amendments may affect operations of the Mountain Warfare Training Center.

Action 1.K.1.a. Create a local notification process by which the branches of the United States Armed Forces will be notified whenever a development project or substantial General Plan Amendment occurs within 1,000 feet of a military installation, special-use airspace, or low-level flight path.

Action 1.K.1.b. Provide a public forum for representatives of the military to keep the public informed about their current and future operations.

Action 1.K.1.c. Monitor military encroachment issues and consider additional measures as necessary, including the approval of a Military Influence Area and related property disclosures.

Policy 1.K.2. Consider impacts of development projects on the Lincoln Military Housing complex in Coleville.

Action 1.K.2.a. Create a local notification process by which the branches of the United States Armed Forces will be notified whenever a development project or substantial General Plan Amendment occurs within 1,000 feet of the Lincoln Military Housing complex.

Action 1.K.2.b. Consider the existing development, infrastructure, and environmental impacts of the Lincoln Military Housing complex when conducting long-term planning efforts in the Antelope Valley.

Action 1.K.2.c. Work with appropriate agencies to maintain current understanding of future development plans for Lincoln Military Housing complex so those plans might be considered a part of long-term planning efforts in the Antelope Valley.

Policy 1.K.3. Increase recognition of military operations within the county.

Action 1.K.3.a. Consider requiring real estate disclosures of military presence and joint operations associated with the Marine Corps Mountain Warfare Training Center for affected private properties within the county.

Action 1.K.3.b. Develop informational materials that educate residents and prospective buyers about military operations and their presence in the area.

GOAL 2. Develop a more diverse and sustainable year-round economy by strengthening select economic sectors and by pursuing business retention, expansion, and attraction in Mono County.

Objective 2.A.

Refine the Mono County Economic Development Strategic Plan in order for the Board of Supervisors to prioritize the strategies and formally adopt the plan.

Policy 2.A.1. Integrate the adopted Economic Development Strategic Plan into General Plan policies.

Economic Development Strategies:

1. Make economic development a priority throughout the county;
2. Expand tourism and marketing efforts;
3. Integrate Digital 395 into the local communities;
4. Secure the Highway 395 National Scenic Byway designation;
5. Provide education, training and resources to help retain and expand current businesses, including the establishment of government financing programs and grants to allow small businesses access to low-cost loans;
6. Be a catalyst for business idea sharing and networking;
7. Continue to streamline the County’s permitting process and review ways to simplify the approval process;
8. Develop regional food systems over the long term;
9. Develop targeted business attraction;
10. Identify funding sources to support the economic development strategy; and
11. Develop a regional economic development corporation.

GOAL 3. Foster residents’ health and well-being.

Objective 3.A.

Improve the health of all people by incorporating health considerations into decision-making across sectors and policy areas consistent with the Health in All Policies initiative.

Policy 3.A.1. Build relationships, work collaboratively with the community, and implement procedures that make health a priority for the community.

Action 3.A.1.a. At all levels of decision making and policy development, raise awareness of the connections between General Plan policies and community health, including, but not limited to, the following:

• Land Use Element: Provides for housing needs, protects open space and agricultural lands, contains development within and adjacent to existing communities, identifies communities in need of health services, and promotes healthy food availability.
• Regional Transportation Plan/Circulation Element: provides for all modes of transportation, walkable communities, bicycle routes, transit services, public spaces, and complete streets; emphasizes street design for all users, including an aging population, the disabled, and typical daily activities such as families walking with strollers.
• Conservation/Open Space Element: Protects air quality, establishes resource efficiency policies to reduce energy use and vehicle miles traveled, and protects open space and agricultural lands.
• Housing Element: Meets the County’s regional housing needs allocation.
• Safety: Identifies natural hazards to prevent and mitigate unnecessary exposure and risk.
• Resource Efficiency Plan: Incorporated into the Land Use, Circulation, and Conservation/Open Space Elements, this plan sets forth a strategy to reduce greenhouse gas emissions, support sustainability, and reduce energy costs for residents and businesses. Potential health co-benefits of this plan include increased physical activity, reduced chronic disease, improved mental health, reduced air pollution, reduced household energy costs, promote healthy homes, among others.

Action 3.A.1.b. Develop regular channels of communication to increase collaboration between local health officials and planners.

Action 3.A.1.c. Engage the Regional Planning Advisory Committees (RPACs) and other interested community stakeholders in community health policy development and programs.

Action 3.A.1.d. Collaborate with local health and human service providers such as Public Health, Social Services, and Behavioral Health to collect health-related data and apply it to decisions about the built environment.

Policy 3.A.2. Promote health for all communities in the county, with particular attention to those that have been identified as lacking in amenities such as transit, clean air, grocery stores, bike lanes, parks, child care, education, health care and other components of a healthy community.

Action 3.A.2.a. Identify missing components of a healthy community and work with the community to integrate health concerns into local land use planning.

Policy 3.A.3. Create convenient and safe opportunities for physical activity for residents of all ages and income levels.

Action 3.A.3.a. Create a balanced transportation system that provides for the safety and mobility of pedestrians, bicyclists, and other non-motorized uses through complete street, walkable community, and main street revitalization policies in the Regional Transportation Plan.

Action 3.A.3.b. Support General Plan policies to contain growth in and adjacent to existing communities.

Action 3.A.3.c. Support safe and attractive programs and places for recreational exercise, such as community facilities, public lands, bicycling routes, and walkable communities.

Action 3.A.3.d. Pursue partnerships to provide programming of physical activities.

Policy 3.A.4. Provide safe, convenient access to healthy foods for all residents.

Action 3.A.4.a. Support efforts to increase and improve safe, convenient opportunities in all communities to purchase fresh fruits and vegetables and other healthful foods.

Action 3.A.4.b. Collaborate with interested agencies, communities and stakeholders to establish a healthy food system that links local agricultural producers with local markets through a viable distribution network, including programs such as Farm to School.

Action 3.A.4.c. Support opportunities for community gardens and encourage participation by residents.

Action 3.A.4.d. Preserve regional agriculture and farmland as a source of healthy, local fruits and vegetables and other foods.

Policy 3.A.5. Encourage healthy eating habits and healthy eating messages.

Action 3.A.5.a. Support educational efforts, events, and outreach.

Action 3.A.5.b. Encourage community classes and activities related to healthy lifestyles, such as gardening, composting, cooking, etc.

Policy 3.A.6. Pursue affordable housing consistent with the Housing Element to provide safe, affordable, and healthful living opportunities.

Policy 3.A.7. Support Mono County Public Health programs and collaborations, such as Maternal Child and Adolescent Health (MCAH), Tobacco Education and Nutrition, and Physical Activity Task Force.

GOAL 4. Provide for orderly growth in the Antelope Valley in a manner that retains the rural environment, and protects the area's scenic, recreational, agricultural, and natural resources.

Objective 4.A.

Guide future development to occur within the US 395 corridor and existing communities.

Policy 4.A.1. Discourage subdivisions into five parcels or more outside community areas. Remainder parcels do not count toward the five-parcel total.

Action 4.A.1.a. Designate land outside community areas and the US 395 corridor [1] for Agriculture or Resource Management.

Action 4.A.1.b. Maintain large minimum parcel sizes outside community areas and the US 395 corridor.

Action 4.A.1.c. Limit the type and intensity of development in flood plain areas.

Action 4.A.1.d. Prior to accepting a development application in potential wetland areas, require that the applicant obtain necessary permits from the US Army Corps of Engineers.

Policy 4.A.2. Provide for a mix of residential, commercial, recreational, institutional, and industrial park land uses in a manner consistent with the overall goal for the Antelope Valley.

Action 4.A.2.a. Designate a sufficient amount of land to accommodate tourist and community commercial needs within existing community areas.

Action 4.A.2.b. Designate a sufficient amount of land to meet the housing and lodging needs of Antelope Valley's residents and visitors.

Action 4.A.2.c. Designate suitable lands for industrial park uses. Designated industrial park areas should be limited to community-serving industrial uses that will have no adverse environmental impacts. All industrial development must be compatible with surrounding land uses. Give consideration to landownership adjustments to consolidate such uses.

Policy 4.A.3. Along the US 395 corridor between existing communities, provide for limited development that is compatible with natural constraints and the Valley's scenic qualities.

Action 4.A.3.a. Maintain the large-lot residential nature of the US 395 corridor.

Policy 4.A.4. As a general goal, retain the existing privately owned land base in the Antelope Valley.

Policy 4.A.5. Encourage the use of alternative energy and communications innovations.

Policy 4.A.5.a. Mobile or satellite-based communication sources may be substituted for conventional land-based sources in satisfying land development conditions.

Parcels that will not have conventional land-based sources extended to the property shall have that information prominently noticed on the map.

All conventional communication lines subsequently installed shall be underground.

Policy 4.A.5.b. Alternative energy (e.g., solar, wind, water, etc.) systems may be substituted for conventional power in satisfying land development conditions.

Parcels that will not have conventional power lines extended to the property shall have that information prominently noticed on the map.

Policy 4.A.5.c. Proposed parcels that have existing street frontage with existing power lines along either side of that street frontage shall not be conditioned with bringing conventional power across the street or onto the property.

Objective 4.B.

Maintain the scenic, historic, [2] agricultural, and natural resource[3] values in the Valley.

Policy 4.B.1. Maintain and enhance scenic resources in the Antelope Valley.

Action 4.B.1.a. In order to protect and enhance important scenic resources and scenic highway corridors, designate such areas in the Antelope Valley for Open Space, Agriculture, or Resource Management.

Action 4.B.1.b. Inform private landowners with visually significant property that they have the option to grant or sell a conservation easement to a land conservation organization to protect the land as open space.

Action 4.B.1.c. Continue to use land use designations and subdivision regulations to preserve open space for scenic purposes.

Action 4.B.1.d. Conserve scenic corridors by maintaining and expanding large-lot land uses.

Policy 4.B.2. Preserve the agricultural lands and natural resource lands in the Antelope Valley.

Action 4.B.2.a. In accordance with the California Environmental Quality Act (CEQA), require the preparation of an Environmental Impact Report (EIR) for projects that may convert agricultural lands to other uses.

Action 4.B.2.b. Encourage agricultural land owners to utilize the property tax incentives for agricultural land provided for in the county Williamson Act program.

Action 4.B.2.c. Inform owners of critical wildlife habitat areas of the potential for open-space easements to protect such areas and of the potential for property tax adjustments.

Action 4.B.2.d. The Antelope Valley RPAC endorses the use of FEMA/County properties on North River Road and Meadow Lane as open space, without development of public improvemens and facilities until year 2041. 

Policy 4.B.3. Work with appropriate agencies to manage water resources in a manner that protects natural, agricultural, and recreational resources in the Antelope Valley.

Action 4.B.3.a. Work with the Lahontan RWQCB and other appropriate agencies to require appropriate actions to ensure that future development does not degrade water quality or impair adequate water quantity in the area. Resources should be sought to provide suitable statistical benchmarks for refresh rates and other technical data for proper agency review.

Action 4.B.3.b. Work with the Walker River Irrigation District, adjacent Nevada counties, and other appropriate agencies in developing a water management plan for Topaz Reservoir.

Policy 4.B.4. Ensure that an adequate water supply exists for new development projects.

Action 4.B.4.a. As a condition of approval, require development projects to demonstrate that sufficient water exists to serve both domestic and fire flow needs and that use of the water will not deplete or degrade water supplies for wells within a 500’ radius (residential projects creating fewer than five parcels shall be exempt).

Policy 4.B.5. Work with appropriate agencies to manage fish and wildlife resources within the Antelope Valley.

Policy 4.B.6. Preserve rural character of lands within the Antelope Valley.

Action 4.B.6.a. Allow the storage of heavy equipment on parcels greater than five acres in the Antelope Valley for personal on-site use or community benefit.

Objective 4.C.

Maintain and enhance natural resource-based recreational opportunities in the Valley and the surrounding area.

Policy 4.C.1. Work with appropriate agencies to maintain or improve natural resource base needed for recreational opportunities in the Antelope Valley and vicinity.

Policy 4.C.2. Work with appropriate agencies to initiate recreational facility development in environmentally suitable areas.

Action 4.C.2.a. Work with the Walker River Irrigation District and other appropriate agencies to develop a recreation management plan for Topaz Lake. Potential issues to address in the plan include:

1. Provision of a designated boat launch area to provide boat access within California; and
2. Creation of restricted boating areas to provide protected water-bird nesting and rearing habitats at the south end of the reservoir.

Policy 4.C.3. Encourage Trail Easements in the Antelope Valley under the conditions that no coercive methods shall weigh upon project applicants to dedicate trail easements and that eminent domain will not be used to obtain trail easements. [4] “Combined” enjoyment among users such as hikers, bicyclists, off-road vehicles, equestrians and runners shall be encouraged where practical.

Objective 4.D.        

Maintain and enhance the local economy.

Policy 4.D.1. Incubate home businesses:

Definition: A home business is any enterprise conducted by the resident of a parcel on which the enterprise is conducted.

Policy Assumption: Home businesses are to be allowed in the Antelope Valley on parcels over one acre in size, absent the determination of an actual nuisance (noise, odor, etc.). An actual field survey to determine size will not be necessary provided applicant provides a legal description, a subdivision map, Assessor’s Parcel Map or other similar documentation.

1. Recognition that home businesses with business licenses are permitted in all residential and agricultural parcels.

Business licenses and nuisance code infraction, however, may be appealed for cause through the Code Enforcement process. [5]

2. Construction and/or use of ancillary buildings for home businesses is/are allowed, but lot coverage and building setback limitations apply.
3. Storage of materials for the use in the home business on site, and home business vehicle parking are both allowed, but not within building setback limitations.
4. Materials used for the business may be stored in the open, but not within the building setback limitations.
5. A non-illuminated sign (8 sq. ft. or less in area) describing the business is permitted. It must be on the home business parcel, not in the right of way.
6. County health and safety ordinances apply.

Objective 4.E.

Promote the economic revitalization of the Walker and Coleville Main Street districts.

Policy 4.E.1. Work with local businesses and the community to develop a Main Street District identity that integrates existing business character into a distinctive core that invites investment and revitalization.

Action 4.E.1.a. Inventory Main Street assets, strengths, and limitations.

Action 4.E.1.b. Develop a Main Street Program that builds upon the strengths and assets to serve as a foundation for revitalization.

Action 4.E.1.c. Utilize grant funding for Main Street Program development.

Policy 4.E.2. Encourage district infill that improves connections and integration among businesses and improves the physical appearance of Walker and Coleville Main Streets.

Action 4.E.2.a. In development of a Main Street Program, assess and specify opportunities for business growth, infill and access improvements/connections.

Action 4.E.2.b. Based on the Main Street Program goals, consider adjustments to guidelines and regulations to better preserve district character and promote business sustainability.

Action 4.E.2.c. Specify actions for both public and private sectors to work together toward common goals and long-term success.

[1]The US 395 corridor is defined as the area in the Antelope Valley along both sides of US 395 between the West Walker River to the east of US 395 and the sloping terrain to the west of US 395.

[2] Under the conditions that no coercive methods shall weigh upon project applicants for historic dedications except as allowed under the state Subdivision Map Act and that eminent domain will not be used to obtain such historic preservation.

[3] Within Objective B, “natural resource” does not include exploitive practices such a mining or drilling extractions.

[4] Within land divisions of five or more parcels, however, dedications will be made according to the CA Subdivision Map Act.

[5] Appeal of a business license or subsequent complaints to the Code Enforcement Office of Mono County must be by a) not fewer than two residents of parcels adjoining the business licensee’s property or b) one resident of an adjoining parcel to the business licensee and another resident whose parcel lies along an affected (non-arterial) access route to the licensee’s parcel or c) residents of three different parcels along an affected (non-arterial) access route to the licensee’s parcel.

The director of Community Development shall establish reasonable noise and traffic volume standards under which non-compliant business licenses may be revoked. Optionally, noise, dust, odors, vibration, smoke or other substantial nuisance standards may be developed as well. Standards applicable to agricultural uses are separate from these standards.

GOAL 6. Distribute and regulate residential land uses in a manner that minimizes impacts to natural resources, supports low-impact recreational uses on wildlands, and preserves and enhances agricultural resources and wildland recreational and research values in areas adjacent to rural residential uses.

Objective 6.A.

Provide for a sensitive pattern of future land development.

Policy 6.A.1. Future subdivisions in the planning area should recognize the inherent limitations of the land and the environment when determining appropriate parcel size and uses.

Action 6.A.1.a. Encourage minimum parcel sizes within the planning area based upon the sustainable carrying capacity of the land. The sustainable carrying capacity is to be formulated based upon Natural Resource Inventory maps and site visits by Area Planning Group members.

Action 6.A.1.b. Unless otherwise determined based on Action 1.1, encourage a minimum parcel size of 40 acres within the planning area.

Action 6.A.1.c. In assigning land use designations, indicate the minimum parcel size.

Action 6.A.1.d. Encourage consolidation of undersized parcels and/or land trades of same with public and private agencies interested in preservation of habitat (i.e., Nature Conservancy).

Action 6.A.1.e. Maintain liaison with USFS with regard to land trades that may affect planning.

Policy 6.A.2. Minimize the impacts of development.

Action 6.A.2.a. Encourage sustainable agricultural uses, both commercial and private through lobbying efforts and possible tax incentives.

Action 6.A.2.b. Restrict construction or improvement of roads within the planning area to the minimum necessary for access under the planned land use. Layout and construction of roads will be controlled by Natural Resource Inventory maps and site visits by Area Planning Group members.

Policy 6.A.3. Agricultural uses should be assigned an agricultural land use designation.

Policy 6.A.4. Forest clearing or cutting in old growth stands on west- or south-facing slopes on private lands shall not be permitted without careful demonstration of reforestation potential for similar vegetation or the benefits for wildlife habitat or other environmental stewardship purposes.

Policy 6.A.5. Encourage fence design to facilitate the migration and movement of wildlife, with particular attention given to sage grouse, deer migration routes, and protection of wildlife from highway traffic.

Policy 6.A.6. Preserve the rural and wilderness character while allowing cottage industries and agricultural uses.

Action 6.A.6.a. Restrict location and size of all signs, in conformance to the county Sign Regulations.

Action 6.A.6.b. Restrict commercial uses to those compatible with the goals and objectives for the area (examples of incompatible uses include trailer and mobile- home parks, service stations, mini marts, landfills. Compatible uses would include agriculture, small recreational touring facilities, etc.).

Objective 6.B.

Protect visual resources in the planning area.

Policy 6.B.1. Future development shall be sited and designed to be in scale and compatible with the surrounding natural environment.

Action 6.B.1.a. Develop design guidelines that ensure a minimum architectural standard that is compatible with the visual and scenic environment.

Action 6.B.1.b. Consider establishing a Design Review District for Swauger Canyon, in accordance with the provisions of the Land Development Regulations (LDR).

Action 6.B.1.c. Adopt the design guidelines for the Design Review District as part of CC&Rs and attach to deeds on all properties within the Design Review District.

Action 6.B.1.d. Encourage utility companies  to develop an overall plan for the underground installation of all utilities within the planning area.

Policy 6.B.2. Protect areas identified as open viewsheds or significant viewsheds.

Action 6.B.2.a. Work with the Area Planning Group to identify open viewsheds and significant viewsheds and to develop specific design guidelines for those parcels.

Action 6.B.2.b. Assign Scenic Combining Land Use Designations and Land Development Regulations to such areas to protect scenic values.

Action 6.B.2.c. Parcels identified as having greater than 50% of their area within an open viewshed should be restricted to a minimum lot size of 80 acres.

Objective 6.C.

Maintain existing air quality throughout the planning area and discourage any action that could degrade that standard.

Policy 6.C.1. Maintain clear and pristine air quality in the planning area.

Action 6.C.1.a. Require all woodstoves installed in the area to be certified EPA Phase II, in conformance to policies in the  Conservation/Open Space Element.

Action 6.C.1.b. Encourage use of renewable energy sources (wind, solar, hydro). Consult with appropriate agencies concerning tax incentive programs for the development of domestic renewable energy sources.

Policy 6.C.2. Minimize impacts of construction on air quality.

Action 6.C.2.a. Construction pads should be designed to minimize areas disturbed and construction-related traffic shall be restricted to limited and predefined access routes.

Action 6.C.2.b. Once construction is consolidated to the building site and adjacent regraded or otherwise disturbed lands are released from construction activities, revegetation and rehabilitation efforts shall be implemented, using appropriate seed mixtures or other suitable means such as jute mats or erosion-control netting. Within the area, perennial rye-grass mixtures have proved effective with proper site preparation, and seed sources are available.

Policy 6.C.3. Minimize impacts of roads on air quality.

Action 6.C.3.a. Development of new private roads should be limited to those necessary for access to private residences; shall comply with the Mono County Fire Safe Regulations; should consider how to minimize visual impact; the type of construction (drainage, culverts, road bases and finishes) should minimize dust and erosion problems. Construction on designated wet meadow areas should be prohibited.

Action 6.C.3.b. Discourage new general public travel roads throughout the planning area.

Action 6.C.3.c. Restrict the speed limits on all secondary roads to 25 mph.

Objective 6.D.

Improve water quality and maintain the existing stream-flow regime, in order for residents and visitors to enjoy a high quality of life.

Policy 6.D.1. Development shall demonstrate adequate service availability, including water supply, sewage disposal, and utilities, in a manner sensitive to the existing natural environment. The inability to demonstrate the availability of services, such as adequate sewage disposal, is sufficient reason for development to be prohibited altogether.

Policy 6.D.2. Consider mapping of all permanent and ephemeral surface water sources within the planning area

Policy 6.D.3. Approve parcels of adequate size and location so that septic tank discharges and the various chemicals that development brings into an area do not contaminate either surface or ground water. Large parcel size and limited number of dwellings per parcel will help to ensure a high quality of water.

All existing and proposed building sites should be meticulously examined for septic tank and leach field suitability. Septic installations should not be permitted in wet meadow areas, in areas with a high water table, or on slopes in excess of 45%.

Policy 6.D.4. No net increase in runoff should be permitted. Future development projects shall provide a drainage and erosion control plan that complies with standards established by the Public Works Department.

Policy 6.D.5. Alternate methods of sewage treatment that are more compatible to the area than septic tanks, such as composting toilets, should be considered.

Objective 6.E.

Maintain and enhance wilderness habitat through conservation of energy.

Policy 6.E.1. Reduce overall consumption of all nonrenewable forms of energy, through conservation and use of renewable sources.

Action 6.E.1.a. All residential parcels shall be mapped for solar access sites.

Action 6.E.1.b. Use of superinsulation and passive solar construction for space heating in all structures should be encouraged through the use of tax or fee incentives.

Action 6.E.1.c. Non-solar building sites should be required to use superinsulation techniques to reduce heating loads and costs.

Action 6.E.1.d. Domestic water heating should be augmented through the use of:

1. Batch solar heaters (or preheaters) on solar sites,
2. Use of instantaneous water heaters (gas or electric) that will eliminate standing losses.

Action 6.E.1.e. A schedule of Energy Incentives should be formulated, in conjunction with Mono County, to implement this policy.

Policy 6.E.2. Encourage responsible production of renewable forms of energy.

Action 6.E.2.a. Promote use of renewable energy through tax and fee incentives, as in Policy 1.

Action 6.E.2.b. Discourage out-of-area sale of energy produced by any means.

Action 6.E.2.c. The Area Planning Group may develop a regional reforestation plan using only native tree species.

Objective 6.F.

Protect the recreational values in the area.

Policy 6.F.1. Establish area-wide pedestrian access to the waters of Swauger Creek; this has been accomplished in the Swauger Canyon area through the use of public easements, and should be extended to other areas if not already done.

Action 6.F.1.a. Fishing access to all sections of Swauger Creek should be encouraged on public and private lands.

Policy 6.F.2. Promote the safety of area residents and visitors.

Action 6.F.2.a. Consider amending Chapter 10.64, Firearm Discharge, of the Mono County Code to include private lands in the residential portion of the Swauger Creek Planning Area as a prohibited area for firearms discharge.

GOAL 9. Protect and enhance Bodie Hills Planning Area resources that complement the Bodie Experience.

Objective 9.A.

Protect the visual characteristics of the Bodie Hills that contribute to the Bodie Experience, and ensure that any development allowed is compatible with the existing rural and historic landscape.

Policy 9.A.1. Structures proposed on private lands within the Bodie Hills Planning Area shall be constructed in accordance with the minimum development standards found in the Mono County General Plan Visual Resource Policies.

Action 9.A.1.a. Develop design guidelines for residential, commercial, and industrial development projects. At a minimum, the following development standards (from the Visual Resource Policies) shall apply:

1. Projects should not dominate the natural environment, and should complement existing community character; the scale, design, and siting of a project should be appropriate for the setting;
2. Building mass should be varied and should be appropriate for the surrounding community or area. Facades in commercial districts should be varied;
3. Project siting and structural design should be sensitive to the climate, topography, and lighting of the surrounding environment;
4. The design, color, and building materials for structures, fences, and signs shall be compatible with the natural environment and/or surrounding community;
5. Visually offensive land uses shall be adequately screened through the use of landscaping, fencing, contour grading, or other appropriate measures;
6. The visual impacts of parking areas shall be minimized through the use of landscaping, covered parking, siting that screens the parking from view, or other appropriate measures;
7. Signs shall comply with the county Sign Regulations;
8. Standardized commercial structures, designs, and materials shall not be allowed (e.g., a "McDonald’s" shall be designed with materials and finishes that harmonize with the surrounding area);
9. Industrial areas shall be as compact as possible;
10. Exterior lighting shall be shielded and indirect and shall be minimized to that necessary for security and safety;
11. All new utilities shall be installed underground, in conformance to applicable provisions of the Land Development Regulations (LDR);
12. Existing roads shall be utilized whenever possible. Construction of new roads should be avoided except where essential for health and safety;
13. Earthwork, grading, and vegetative removals shall be minimized; and
14. All site disturbances shall be revegetated with a mix of indigenous species native to the site (based upon a pre-project species survey). A landscaping plan shall be submitted and approved for all projects.

BLM Resource Management Plan Decision:

Manage the main travel corridors into the Bodie Bowl to conform to Visual Resource Management (VRM) II standards.

Objective 9.B.

Maximize fire protection within the Bodie Hills Planning Area, including both prevention and suppression.

Policy 9.B.1. Actively support fire prevention efforts on public and private lands.

Action 9.B.1.a. BLM shall install and maintain Fire Danger Rating signs on SR 270 and on Cottonwood Canyon Road. State Parks shall change the fire rating as needed.

Action 9.B.1.b. All campfires within the Bodie Hills Planning Area (including the ACEC) shall require a valid campfire permit issued by BLM, USFS, Cal Fire or State Parks. All campfires shall be in accordance with existing fire restrictions during the summer fire season.

Action 9.B.1.c. Require new development to comply with the Mono County Fire Safe Regulations (Chapter 22).

BLM RMP Decision:

Employ full fire-suppression techniques against all wildfires.

Objective 9.C.

Provide for the health and safety of visitors and the environment including reducing vandalism within the Bodie Hills Planning Area.

Policy 9.C.1. Recognize and support visitor education as the primary deterrent to vandalism. To help reduce vandalism, the BLM, State Parks and the County should continue to educate the public about the cultural, historic, and natural values of Bodie SHP and the Bodie Hills.

Action 9.C.1.a. The BLM shall work with State Parks to develop interpretive kiosks or panels along the roads into Bodie to foster a better appreciation of the cultural, historic, and natural values of the Bodie Hills. The verbiage shall be positive and include references to respecting private lands within the area.

Action 9.C.1.b. Appropriate agencies shall patrol the Bodie Hills during special permitted events and times of high visitor use, such as hunting season, making visitor contacts and establishing a presence in the area.

Objective 9.D.

Maintain a high level of air quality in the Bodie Hills Planning Area.

Policy 9.D.1. Activities permitted in the Bodie Hills Planning Area shall meet ambient air quality standards.

Action 9.D.1.a. The proponent of any project that may adversely impact air quality shall obtain an air quality permit or clearance from the Great Basin Air Pollution Control District.

Action 9.D.1.b. Any project that may generate excessive levels of dust shall be required to use dust control measures approved by Great Basin APCD.

Action 9.D.1.c. Future development projects shall comply with the public health and safety policies of the Mono County General Plan, including requirements for future development projects to avoid impacts to air quality or mitigate impacts to a level of non-significance, unless a statement of overriding considerations is made through the EIR process (Conservation/Open Space Element, Public Health & Safety Policies, Goal I, Objective A, Policy 3). In addition, future development projects with the potential to significantly impact air quality shall assess potential impacts prior to project approval in conformance to the requirements of public health and safety policies (Conservation/Open Space Element, Public Health & Safety Policies, Goal I, Objective A, Action 3.1).

Policy 9.D.2. Mono County and State Parks shall continue to seek and implement methods to reduce the dust from the County roads within the Bodie Hills Planning Area approaching the ACEC.

Action 9.D.2.a. Work with Caltrans, State Parks, GBUAPCD and the BLM in ongoing maintenance and improvements to SR 270 and Cottonwood Canyon Road.

Action 9.D.2.b. Consider paving or other road improvement/dust mitigation efforts for Cottonwood Canyon Road.

Objective 9.E.

Recreational uses that do not interfere with the Bodie Experience may be permitted.

Policy 9.E.1. Permit development of visitor services outside the ACEC to accommodate visitors to the Park. This development should be consistent with, and not threaten, the historic resources at Bodie.

Action 9.E.1.a. To provide for visitor service development that facilitates the Bodie Experience and provides dispersed recreational activities Mono County may assign Rural Resort land use designations to appropriate private property.

Action 9.E.1.b. The BLM shall designate lands suitable for a visitor center and associated services.

Policy 9.E.2. Special and recreational events (trail rides, cattle drives, bike rides, filming, etc.) on public lands in the Bodie Hills Planning Area shall be considered on a case-by-case basis. Events shall be monitored so that they do not detract from the Bodie Experience.

BLM RMP Decision:

Enhance dispersed recreation opportunities such as off-highway vehicle touring, primitive camping, mountain biking, snowmobiling, hunting, fishing, cross-country skiing, sightseeing and environmental interpretation.

Objective 9.F.

Provide services that will enhance the Bodie Experience.

Policy 9.F.1. Interpretive, directional, and other signing within the Bodie Hills Planning Area should be provided to educate and inform visitors. The number of signs should be kept to a minimum. Signs should be strategically placed to avoid detracting from the scenic values of the Bodie Hills Planning Area and the Bodie Experience. The messages should be stated in positive terms and address public and private lands.

Action 9.F.1.a. The BLM should work with State Parks to develop interpretive kiosks or panels along the roads into Bodie to foster a better appreciation of the area's values, and thereby lessen the threat of vandalism. The verbiage should be of a positive nature (e.g., "Bodie is a Special Area . . .").

Action 9.F.1.b. Caltrans and Mono County should develop scenic turnouts on SR 270 and Cottonwood Canyon Road. Some interpretive information should be provided, with multi-lingual information or use of international symbols.

Action 9.F.1.c. BLM shall place signs on all secondary routes within the Bodie Hills Planning Area. Signs should describe the routes, particularly those crossing both public and private lands, and highlight the need for the public to respect private property.

BLM RMP Decision:

Develop an activity plan for recreational use in the area. Incorporate an interpretive element to highlight wildlife, geologic and cultural values.

Objective 9.G.

Any economic and resource development projects on public lands shall be conducted in a manner that protects the historic and scenic values in the Bodie Hills Planning Area, and that does not detract from the Bodie Experience.

Policy 9.G.1. Any commercial or concessionaire development on public lands should complement or enhance the Bodie Experience.

Policy 9.G.2. Concessionaires may be considered for solving transportation problems associated with the State Park, such as providing shuttle services or alternative access such as horses.

Policy 9.G.3. Grazing on public lands within the Bodie Hills shall be guided by the BLM Bishop RMP and the Coordinated Resource Management Plans (CRMPs).

BLM RMP Decisions:

Use the existing Coordinated Resource Management Planning (CRMP) process to identify and implement vehicle route closures to protect sensitive plants or deer or sage grouse habitats; to manage grazing; and to attain DPC and stream improvement goals.                                                                                                                                

Stabilize and restore selected stream reaches throughout the Bodie Hills to improve riparian and aquatic habitat quality. Monitor water quality to determine the impacts of recreation, grazing and mining activities.

Enhance wildlife habitat and watershed conditions, and attain Desired Plant Community prescriptions.

Policy 9.G.4. Wildlife habitat management on public lands shall be guided by the BLM's Bishop RMP and the CRMPs.

Policy 9.G.5. Mining on valid, existing claims on public lands shall be allowed, subject to existing law.

Policy 9.G.6. On public lands (where existing BLM policy allows) project proponents shall pay for administrative, study, monitoring and reclamation costs of projects.

Policy 9.G.7. An economic or fiscal impact analysis should be completed and utilized in the decision-making process along with the NEPA document for any major project proposal on public lands.

Objective 9.H.

Allow for agriculture, resource management activities, and rural resort uses on private lands in the Bodie Hills Planning Area that do not detract from the Bodie Experience.

Policy 9.H.1. Grazing on private lands within the Bodie Hills Planning Area is an historic use. Mono County supports the continued agricultural use of private lands within the Bodie Hills.

Action 9.H.1.a. Assign Agricultural land use designations to private property in the Bodie Hills Planning Area.

Action 9.H.1.b. Continue to implement the Development Credits program as described in Chapter 12 of this Element.

Policy 9.H.2. Wildlife management on private land shall be guided by the provisions of the Mono County Land Use Designation, the Mono County Land Development Regulations, and the policies of the Mono County General Plan.

Policy 9.H.3. Mineral resource activities on private lands may be permitted subject to established laws.

Action 9.H.3.a. Mineral Resource extraction or exploration projects shall comply with requirements of the California Surface Mining and Reclamation Act (SMARA); the Mineral Resource Policies of the Mono County General Plan; the Resource Extraction District, Reclamation Ordinance, and Mining Operations Ordinance of the Mono County Code; and applicable environmental requirements, including the California Environmental Quality Act (CEQA).

Policy 9.H.4. Proponents shall bear the costs for project environmental studies, mitigation monitoring, permit processing and reclamation, in accordance with the Mono County General Plan, Mono County Environmental Handbook, and implementing ordinances and resolutions.

Policy 9.H.5. An economic or fiscal impact analysis may be required for projects having potential adverse fiscal impacts.

Action 9.H.5.a. Require applicable development projects to comply with Mono County General Plan Land Use policies that require assessments of the economic costs and benefits of a project (Land Use Element, Objective H, Policy 2 and Action 2.1).

GOAL 21. Maintain and enhance the scenic, recreational, and environmental integrity of the Mammoth vicinity.

Objective 21.A.

Maintain and enhance scenic resources in the Mammoth vicinity.

Policy 21.A.1. Future development activity in the Mammoth vicinity shall avoid potential significant visual impacts or mitigate impacts to a level of non-significance, unless a statement of overriding considerations is made through the EIR process.

Action 21.A.1.a. Future development projects with the potential to have a substantial, demonstrable negative aesthetic effect shall provide a visual impact analysis prior to project approval. Examples of a substantial, demonstrable negative aesthetic effect include:

1. Reflective materials;
2. Excessive height and/or bulk;
3. Standardized designs for specific commercial activities that are not in harmony with the community atmosphere; and
4. Architectural designs and features that are incongruous to the community or area and/or that significantly detract from the natural attractiveness of the community or its surroundings.

The analysis shall:

1. be funded by the applicant;
2. be prepared by a qualified person under the direction of Mono County;
3. assess the visual environment in the general project vicinity;
4. provide visual renderings and/or mock-ups, or comparable descriptions of the impacts of the proposed development upon views and scenic qualities within the project site and on surrounding areas; and
5. recommend project alternatives or measures to avoid or mitigate visual impacts.

Mitigation measures shall be included in the project plans and specifications and shall be made a condition of approval for the project.

Policy 21.A.2. Future development shall be sited and designed in a manner that preserves the scenic vistas presently viewed from US 395.

Action 21.A.2.a. Comply with Scenic Combining designations along US 395 in order to minimize the impacts of development in the US 395 viewshed.

Action 21.A.2.b. Continue to enforce the designation of “Open Space” for LADWP lands in order to protect the scenic resources on those lands.

Action 21.A.2.c. Continue to enforce the visual resource policies in the Mammoth Yosemite Airport Land Use Plan.

Action 21.A.2.d. Require any expansion of existing visually offensive land uses within the US 395 viewshed to be adequately landscaped or otherwise screened.

Policy 21.A.3. Restore visually degraded areas when possible.

Action 21.A.3.a. Work with agencies and organizations owning or managing existing uses in the US 395 viewshed to mitigate the adverse visual impacts of those uses; e.g., by painting, landscaping, or otherwise screening the use.

Action 21.A.3.b. Investigate the potential of relocating existing visually incompatible uses in the US 395 viewshed.

Action 21.A.3.c. In conformance to the Mammoth Yosemite Airport Land Use Plan, promote reclamation of existing quarry sites, including surface restoration and revegetation, following exhaustion of the mineral resource.

Policy 21.A.4. Coordinate scenic resource policies in the Mammoth vicinity with USFS and BLM visual policies and objectives.

Action 21.A.4.a. Work with the USFS and BLM on development projects on their lands to ensure that potential adverse visual impacts are fully mitigated.

Objective 21.B.

Provide for the land use needs of both the incorporated and unincorporated areas.

Policy 21.B.1. Contain growth in and adjacent to existing developed areas.

Action 21.B.1.a. Prohibit subdivisions into five lots or more in the unincorporated area of the Mammoth vicinity, except in areas designated for specific plans; minor parcel maps of four lots or fewer may be considered if consistent with Mammoth vicinity policies.

Action 21.B.1.b. Support exchange of federal lands into the private sector for community expansion only if it can be demonstrated that there is a need for such expansion, that the community infrastructure can support the expansion, and that potential significant environmental effects can be avoided or mitigated.

Action 21.B.1.c. Work with the Town of Mammoth Lakes to address regional housing needs.

Policy 21.B.2. Provide for industrial land use needs.

Action 21.B.2.a. Amend the Yosemite Lakes Airport Land Use Plan to allow only resource extraction uses at the existing quarry on private land within the planning area and recommend the same policy for other existing quarries in the planning area.

Action 21.B.2.b. Work with the Town of Mammoth Lakes to identify and designate an appropriate site for land-intensive industrial uses within the Town's sphere of influence boundary.

Policy 21.B.3. Future development projects shall avoid potential significant environmental impacts or mitigate impacts to a level of non-significance, unless a statement of overriding concerns is made through the EIR process.

Action 21.B.3.a. Future development projects with the potential to have significant environmental impacts shall assess the impact(s) and recommend project alternatives and/or mitigation measures prior to project approval, in the manner required by General Plan policies.

Policy 21.B.4. Provide additional regional recreational facilities.

Action 21.B.4.a. Continue expanding the existing recreational facilities at Whitmore as warranted and feasible.

Action 21.B.4.b. Develop additional interpretive sites in the area, such as the proposed geothermal interpretive center, as funding becomes available.

Policy 21.B.5. Encourage the continued use of Hot Creek and the Upper Owens River for fishing purposes.

Action 21.B.5.a. Development plans for these areas shall preserve the integrity of the fishery. Implement the policies in this Element that pertain to the Upper Owens River.

Action 21.B.5.b. Development within the Hot Creek Buffer Zone shall require a finding that all identified environmental impacts of the project are reduced to less-than-significant levels by the permit conditions.

Objective 21.C.

Preserve and enhance natural resources in the Mammoth vicinity.

Policy 21.C.1. Maintain or enhance the integrity of key wildlife habitat in the area. Examples of key habitat include, but are not limited to: key winter ranges, holding areas, migration routes, and fawning areas for mule deer; leks, and winter and summer range for sage grouse; and waterfowl habitat at Crowley Lake, Laurel Pond, and along the Owens River.

Action 21.C.1.a. Implement policies in the Conservation/Open Space Element.

Policy 21.C.2. Maintain or enhance the integrity of fisheries in the planning area.

Action 21.C.2.a. Support the trout enhancement by the CDFW for the Mammoth area.

Action 21.C.2.b. Manage riparian areas to maintain high-quality habitat for fish, especially in threatened and endangered species waters, wild trout waters, and the meadow reaches of streams.

Policy 21.C.3. Preserve, maintain and enhance surface and groundwater resources in the planning area.

Action 21.C.3.a. Require projects that could adversely impact water resources, including down-gradient water resources, to avoid or mitigate effects to a point where clearly no significant effects would occur.

Action 21.C.3.b. Work with the appropriate agencies to develop and implement a comprehensive management plan for Crowley Lake and the downstream areas of the aqueduct system. The management plan should ensure that the aqueduct system is managed in a manner that protects the ecological values of the Long Valley and the downstream areas of the aqueduct system.

Action 21.C.3.c. Develop a Special Area Management Plan [9] in cooperation with the US Army Corps of Engineers for wetlands in Long Valley.

Policy 21.C.4. Regulate geothermal and mining and reclamation activities in the Mammoth vicinity in a manner that retains the scenic, recreational, and environmental integrity of the Mammoth vicinity.

Action 21.C.4.a. All geothermal, mining and reclamation activities shall comply with the policies of the county Conservation/Open Space Element and the county Reclamation Ordinance.

Action 21.C.4.b. Geothermal and mineral extraction activities shall be allowed only in areas designated Resource Extraction; exploratory activities shall be allowed only in areas designated Resource Management, Open Space, or Agriculture.

Policy 21.C.5. Plan for the timely closure of Benton Crossing landfill and the mitigation of wildlife impacts during operation and after closure.

Action 21.C.5.a. Work with the appropriate agencies to develop and implement a raven mitigation plan for the landfill to protect sage-grouse populations.

[9]A Special Area Management Plan is a set of policies developed cooperatively with the US Army Corps of Engineers to address local wetland development issues.

GOAL 23. Maintain the rural residential character of the Long Valley communities (i.e., Long Valley, McGee Creek, Crowley Lake/Hilton Creek, Aspen Springs, and Sunny Slopes) in a manner that provides for commercial uses to serve community needs, and that protects the area's visual, recreational, and natural resources.

Objective 23.A.

Provide appropriate public infrastructure and service capability expansion to support development, public safety, and quality of life.

Policy 23.A.1. Prioritize maintenance and improvement of existing County facilities before building new facilities.

Policy 23.A.2. Future development should coincide with infrastructure and service capability and expansion.

Action 23.A.2.a. Require development projects to obtain "will-serve" letters from applicable service agencies.

Action 23.A.2.b. Evaluate the cumulative impact of all new development on public services, public facilities and the environment.

Action 23.A.2.c. For areas not served by a water system, future development projects shall be required to demonstrate, prior to permit issuance, that sufficient water exists to serve both domestic and fire flow needs of the development and that use of that water will not deplete or degrade water supplies on adjacent properties, or adversely impact water supplies for natural resources.

Policy 23.A.3. Support improvements to local service infrastructure such as water, sewer, telecommunications, and electricity.

Action 23.A.3.a. Study the feasibility and desirability of consolidating services, consistent with LAFCO recommendations in the Long Valley area.

Action 23.A.3.b. Study the feasibility and desirability of developing a community water system for the Crowley Lake/Hilton Creek area.

Action 23.A.3.c. Work with the community and the Long Valley Fire Protection District to assess the feasibility and local support for a satellite fire station in the Sunny Slopes area.

Policy 23.A.4. Coordinate closely with County Service Area 1 in programming capital improvements and facilitating community input.

Action 23.A.4.a. Participate in the development of the County Service Area 1 10-year plan via the Long Valley RPAC (Regional Planning Advisory Committee).

Action 23.A.4.b. Periodically review and assist in updating and implementing the County Service Area 1 10-year plan.

Policy 23.A.5. Support the expansion and promotion of recycling programs, and encourage the inclusion of recycling services in new development and local businesses.

Action 23.A.5.a. Inventory existing recycling opportunities and identify opportunities where recycling programs could be expanded.

Action 23.A.5.b. Ensure ongoing compliance with the California Building Code requirements for diverting construction wastes from landfills and using recycled construction material for all projects.

Action 23.A.5.c. Coordinate County programs with local businesses to expand recycling services.

Objective 23.B.

Maintain, protect and enhance the quality and livability of community areas.

Policy 23.B.1. Preserve and enhance existing single-family residential uses.

Action 23.B.1.a. Future residential development in community areas shall have a minimum lot size of 15,000 sq. ft. except for areas adjacent to existing development with lot sizes of 7,500-10,000 square feet, where the minimum lot size may be 10,000 square feet if individual septic disposal systems are not required.

Action 23.B.1.b. Provide adequate private open space in all residential areas and developments.

Action 23.B.1.c. Require higher-density residential development to be compatible with the surrounding area and to provide sufficient open space.

Policy 23.B.2. A mix of land uses (e.g., commercial and residential) may be allowed provided they do not adversely affect the rural residential character of the surrounding area.

Action 23.B.2.a. Require adequate buffering (e.g., landscaping, physical barriers) to protect residential areas from non-residential, incompatible land uses.

Action 23.B.2.b. Encourage the development of higher-density development within walking distance of the commercial area in Crowley Lake/Hilton Creek.

Objective 23.C.

Provide for commercial development that supplies the local community with convenient and necessary goods and services.

Policy 23.C.1. Provide adequate land for existing and future commercial needs.

Action 23.C.1.a Designate a sufficient amount of land to accommodate tourist and community commercial needs.

Action 23.C.1.b. Cluster commercial development near the Crowley Lake Community Center in order to create a commercial core area ("village center").

Policy 23.C.2. Promote improvements in community commercial areas to increase their attractiveness and to rejuvenate existing commercial uses.

Action 23.C.2.a. Commercial development should follow county Design Guidelines and comply with the applicable development standards.

Policy 23.C.3. Encourage the development of professional uses (e.g., clinic, doctor's office, law office, day care) and other small-scale commercial services to provide for the needs of residents.

Policy 23.C.4. Support the continuation of home occupations (as defined in the Mono County Land Development Regulations).

Policy 23.C.5. Promote communication infrastructure that supports commercial uses and expands home-based business opportunities.

Action 23.C.5.a. Support the efforts of Digital 395 to improve the availability of broadband.

Action 23.C.5.b. Encourage Internet service providers to bring high-speed Internet into the area by pursuing available funding opportunities.

Action 23.C.5.c. Consistent with the Mono County Communications Chapter, when feasible, incorporate conduit into the design phase of applicable projects for future communications infrastructure uses.

Objective 23.D.

Provide for light industrial uses that supply the community with convenient and necessary services (e.g., material and equipment storage, wood lots, automotive repair).

Policy 23.D.1. Permit development of clean small-scale light industrial uses that provide local year-round employment, serve local needs tending to make the area industrially self-sufficient, and are environmentally compatible to the area.

Action 23.D.1.a. Designate a sufficient amount of land to accommodate light industrial needs.

Action 23.D.1.b. Pursue the acquisition of suitable public land for the remote placement of incompatible industrial uses.

Objective 23.E.

Provide for recreational and open-space uses in and around the Long Valley planning area.

Policy 23.E.1. Ensure the preservation of open space in the planning area.

Action 23.E.1.a. Require in-filling of areas designated for residential, commercial, and industrial uses prior to allowing conversion of agricultural land or public open space.

Action 23.E.1.b. Designate lands owned by the LADWP for open space or public facilities use (e.g., fire station).

Policy 23.E.2. Discourage the extension of public and private facilities, especially roads, into open space or agricultural land.

Policy 23.E.3. Maintain and increase recreational uses and activities in all seasons.

Action 23.E.3.a. Support increased all-season recreational use of Long Valley.

Action 23.E.3.b. Consider feasibility and desirability of a regional trail network, including a multi-use trail from Long Valley to Mammoth Lakes and around Crowley Lake.

Action 23.E.3.c. Explore and identify potential missing links between existing trails within and outside each community to connect points of interest.

Action 23.E.3.d. In cooperation with the LADWP, encourage recreational development at Crowley Lake, including development of winter use ski trails, a winter campground/trailer park, water-skiing, sailing, and concessions.

Action 23.E.3.e. Assist in planning for public recreational uses and amenities identified as priorities in the 2013 Long Valley Community Survey, including hiking trails, picnic areas, and cross country ski/snowshoe trails.

Action 23.E.3.f. Each park is encouraged to provide a multiple recreational setting with input from the service area population as to facilities, activities and design.

Action 23.E.3.g. Continue to promote multiple use of Whitmore Park/Track in response to regional needs.

Action 23.E.3.h. Work with the community to assess potential alignments and funding sources for development of a multi-use path/trail system throughout the area and along County roads.

Action 23.E.3.i. When applicable, consider implementing user fees to contribute to covering the cost of providing and maintaining such facilities e.g., an ice rink.

Policy 23.E.4. Ensure that recreational facilities are compatible with adjacent land uses, the maintenance of environmental quality, and the protection of property rights.

Action 23.E.4.a. Require all new development proposals to provide public access and rights of way to public open space, in conformance to the provisions of the Subdivision Map Act.

Objective 23.F.

Promote complementary and compatible uses of adjoining BLM, USFS, and LADWP lands.

Policy 23.F.1. This systematic, prioritized land ownership adjustment policy discourages the development of isolated and remote private parcels, private parcels subject to public safety hazards, and private parcels indispensable to sound natural resource management; minimizes long-term County and Special District service costs; provides for the enhancement of public safety; encourages acquisition of public lands for public facility and private uses; and is founded on a “willing-seller” basis.

Action 23.F.1.a. Private parcels identified for acquisition by public agencies in the Collaborative Planning Team (CPT) Community Issues Final Report (2000) because of their remote, isolated or hazard-prone locations should be considered for trade to public agencies consistent with Mono County land ownership adjustment policies.

Action 23.F.1.b. Support the expansion of the County Park, currently located on Mammoth Unified School District land, onto adjacent BLM land for expanded community activities and recreation.

Action 23.F.1.c. Unless new information becomes available or circumstances change, the following landownership adjustments have been discussed and withdrawn from consideration and action: transfer of Lower Rock Creek Tract and Whiskey Creek Tract into private ownership, relocation of the County Road Shop to the Tom’s Place area, and expansion of a light industrial area. Consideration of the privatization of the Southern California Edison (SCE) substation near Tom’s Place is dependent upon action by SCE (see Landownership Adjustment Report in the Appendix).

Action 23.F.1.d. Where existing commercial facilities are on public land, such as Tom’s Place Resort, every effort should be made to encourage the owners of the facilities to acquire the land.

Action 23.F.1.e. Where existing clusters of residential buildings are on public lands, such as Pine Glade Tract, every effort should be made to encourage the owners of the buildings to acquire the land, where doing so would be consistent with USFS and BLM policies. Care should be taken to ensure that private parcels are contiguous to one another and do not create isolated enclaves of either public or private land.

Action 23.F.1.f. For resource management purposes, consider supporting the acquisition of the isolated parcel to the east of Pine Glade/Sunny Slopes by the USFS or Los Angeles Department of Water and Power.

Action 23.F.1.g. Support opportunities to enhance services for public safety, including cell tower location(s) in the Long Valley area and provisions for fire services near the Mammoth Yosemite Airport.

GOAL 25. Retain the natural, aesthetic, environmental and lifestyle qualities valued by residents as part of a rural community surrounded by healthy wildlands.

Objective 25.A.

Protect and preserve the essential natural character and continuity of the community’s surrounding wildlands for their inherent value and the enjoyment of current and future generations.

Policy 25.A.1. Maintain the single-family residential development pattern (see the Rock Creek Ranch and Rock Creek Canyon specific plans).

Policy 25.A.2. Consistent with the Conservation/Open Space Element and in collaboration with natural resource management agencies, protect and maintain healthy ecosystems, habitats, and wildlife populations in the Paradise area.

Policy 25.A.3. Consistent with the Conservation/Open Space Element, protect significant historical and archaeological sites from damage or destruction.

Policy 25.A.4. Collaborate with Caltrans to mitigate impacts of transportation projects on wildlife, consistent with the Regional Transportation Plan.

Objective 25.B.

Retain a quiet, peaceful and tranquil residential atmosphere within the community.

Policy 25.B.1. Abate noise issues consistent with the Noise Element and County Code.

Policy 25.B.2. Prevent incompatible and/or conflicting uses within the community from non-residential uses.

Objective 25.C.

Provide appropriate infrastructure and requirements to ensure public safety and service capacity.

Policy 25.C.1. Support the protection of water quality and supply by collaborating with the Lower Rock Creek Mutual Water Company.

Policy 25.C.2. Protect local air quality consistent with the Conservation/Open Space Element.

Policy 25.C.3. Explore the need to identify and protect public viewsheds.

Policy 25.C.4. Support wildland fire preparedness and community fire safety efforts by implementing State Law and Chapter 22, Fire Safe Regulations, of the Land Use Element; routing building permits to the local fire district for review; and consulting with Cal Fire.

Policy 25.C.5. Ensure housing units are constructed to a similar standard as existing housing through building permits subject to the California Building Code and County regulations.

Objective 25.D.

Provide for safe recreational facilities that support the local tourist economy and quality of life.

Policy 25.D.1. Support the policies in the Regional Transportation Plan to improve the transportation network and system.

Policy 25.D.2. Work with the community to identify other potential transportation projects and needs, such as traffic calming, signage and wayfinding, parking, and pedestrian infrastructure.                              

Policy 25.D.3. Support efforts to improve infrastructure for recreationalists that improves the experience, and reduces impacts to the environment and residents, such as public restrooms at trail heads.

Policy 25.D.4. Explore funding opportunities for projects.

GOAL 27. Preserve the historic, rural and agricultural character of the Benton Hot Springs Valley.

Objective 27.A.

Maintain the character of Benton Hot Springs Valley and provide for compatible land uses.

Policy 27.A.1. Preserve and restore historic features of Benton Hot Springs.

Action 27.A.1.a. Support public use and appreciation of Benton Hot Springs' historic properties, including the establishment of museums and exhibits.

Action 27.A.1.b. Encourage and support, as possible, restoration of historic structures and new construction within the historic town that reinforces and complements the town's historic design and character.

Action 27.A.1.c. Support the landowner's efforts to convert nonconforming structures (i.e., mobile homes and trailers) into structures that fit with the historic town character.

Action 27.A.1.d. Apply the Historic Building Code to Benton Hot Springs’ historic properties rather than the Uniform Building Code. Support and/or approve variances to local, state and federal regulations when such variances are determined to be environmentally sound and safe and are consistent with furthering preservation of historic resources.

Policy 27.A.2. Maintain the open space and rural character of Benton Hot Springs meadow.

Action 27.A.2.a. Encourage grazing and agricultural uses of Benton Hot Springs meadow and irrigated pasture lands, as opposed to intensive development, in order to preserve open-space values.

Action 27.A.2.b. Support conservation practices and activities to enhance and maintain wildlife, livestock, visual, and recreation benefits. If so desired by the landowner, support conservation and visual easements and tax-reduction incentives as affordable means for open-space protection. Determine that farming and ranching activities are appropriate uses and activities within these undeveloped areas.

Action 27.A.2.c. Encourage the clustering of intensive land use and development activities within and adjacent to the historic town to avoid significant encroachment on open-space areas.

Action 27.A.2.d. Support development of additional water sources and ponds to enhance habitat for wildlife and livestock.

Action 27.A.2.e. Support actions to mitigate flood damage potential within and adjacent to the historic town.

Policy 27.A.3. Encourage uses and businesses that support and complement, or do not seriously detract from, Benton Hot Springs' historic, hot springs, agricultural and rural attributes.

Action 27.A.3.a. Support using Benton Hot Springs' historic structures for residential housing and tourism services.

Action 27.A.3.b. Provide visitor services, including gas station, store/market, food, gift shops, museums and exhibits, lodging, and hot springs access, within and adjacent to the historic town.

Action 27.A.3.c. Encourage agricultural activities, such as aquaculture, greenhouse gardening, and field crops, in addition to livestock rearing.

Action 27.A.3.d. Allow for the development of short-term recreational-vehicle facilities and recreation special events in areas adjacent to the historic town and along SR 120.

Action 27.A.3.e. Allow temporary and permanent employee housing clustered with existing development near Benton Paiute Reservation and historic town. New structures built within the town should be designed to be compatible with the historic theme.

Action 27.A.3.f. Encourage Benton Hot Springs to annex into the White Mountain Fire Protection District.

Action 27.A.3.g. Allow small-scale water projects (~100 gallons/minute) that would assist with the financial support, sustainability, and care of the property. Potential projects would include a brewery, drinking water, and geothermal energy. These projects would be in addition to current and planned water uses and water used for agriculture.

Action 27.A.3.h. Support an additional conservation easement to cover the remainder of the property to prevent subdivision and protect historic properties while allowing for the current and planned uses and activities.

Action 27.A.3.i. Adjust land use designation within all areas of the existing conservation easement to reflect easement restrictions on subdivision and development.

Action 27.A.3.j. Encourage economic planning and development that is consistent with preserving Benton Hot Springs values and uses.

GOAL. Promote the orderly development of the area surrounding the Mammoth Yosemite Airport (formerly Mammoth June Lake Airport) in order to protect the general welfare of the public, enhance the safety of air navigation and traffic, and maintain the utility and economic viability of the facility.

Objective A.

All development in the Airport Land Use Planning Area must comply with the following general land use provisions:

Policy 1. All non-federal land uses designated for the airport planning area are subject to the requirements of the Mono County Land Use Designations and Land Development Requirements except as specifically modified by the Airport Land Use Plan.

Policy 2. The ALUC must review and approve all proposed private land uses prior to formal action by jurisdictional agencies. ALUC review will focus on compatibility with the adopted airport Land Use Plan and compliance with the safety provisions, height restrictions, and visual and noise standards.

Policy 3. ALUC criteria regarding land use policy are intended to augment and amend the county General Plan Land Development Regulations and, where applicable, may be incorporated into the BLM and USFS plans for the planning area.

Policy 4. The ALUC land use plan and policies will establish the general parameters for regulation of development within the planning area on non-federal lands. Each local agency or jurisdiction shall be required to amend its General Plan to incorporate the provisions of the ALUC Land Use Plan and Policies. Federal agencies may amend applicable land management plans to conform to the ALUP.

Objective B.

The Safety Zone shall be kept free of all unrelated airport land uses.

Policy 1. No permanent structures or other objects projecting above the level of the primary surface of any runway will be permitted, unless directly related to a necessary airport operation.

Policy 2. No residential land uses shall be permitted.

Policy 3. No industrial land uses shall be permitted.

Policy 4. No use that may result in short- or long-term concentration of people shall be permitted.

Policy 5. No use that would result in large concentrations of people shall be permitted.

Objective C.

Prevent incompatible land uses in the overflight zone.

Policy 1. The following are considered incompatible land uses within the airport traffic pattern zone:

1. Any use that would direct a steady light or flashing light of red, white, green or amber colors associated with airport operations toward an aircraft engaged in an initial climb following takeoff or toward a landing at an airport, unless the use is an FAA-approved navigational signal light or visual approach slope indicator (VASI);
2. Any use that would cause sunlight to be reflected toward an aircraft engaged in an initial climb following takeoff or toward an aircraft engaged in a final approach toward a landing at an airport;
3. Any use that would generate large amounts of smoke or steam that may be detrimental to the operation of aircraft;
4. Any use that would generate electrical interference that may be detrimental to the operation of aircraft and/or instrumentation;
5. Other uses that may affect safe air navigation within this area;
6. Uses that would attract large concentrations of birds;
7. Uses within the primary traffic pattern zone that on a regular basis would result in concentrations of people exceeding 25 persons per acre. Particularly unacceptable uses are shopping centers, restaurants, schools, hospitals, stadiums/arenas, and office complexes, industries and factories that would exceed the 25 persons per acre requirements; and
8. Uses or land divisions that on a regular basis would result in a concentration of people exceeding 25 persons per acre over a 24-hour period, or 50 persons per acre over a period of two hours or more within the primary traffic pattern zone.

Policy 2. Single-family residential or multifamily uses, or land divisions, that would result in a density greater than one dwelling unit per acre may be permitted. Multiple-family projects will be evaluated on an individual basis, with specific attention given to location and concentration.

Policy 3. The ALUC shall restrict the development of all new non-compatible land uses.

Policy 4. All land uses or use characteristics that may affect safe air navigation or that, because of their nature and proximity to an airport, may pose high risks to the land users shall be avoided/prohibited in the vicinity of an airport.

Policy 5. All residential uses shall be soundproofed as necessary to achieve interior annual noise levels attributable to exterior sources not to exceed 45 db CNEL in any habitable room with windows closed.

Policy 6. Development of Airport Master Plans or Layout Plans, or changes to existing plans of any public use airport that involves significant changes in land use, noise sources, or policy changes in size or type of aircraft to use the airport will, prior to finalizing or modifying the plans, be referred to the ALUC for consideration, as required by Section 21676 (c) of the PUC.

Policy 7. No hazardous installations such as above-ground oil, gas or chemical storage facilities, excluding facilities for noncommercial, private domestic or private agricultural use shall be permitted.

Policy 8. Except when overriding circumstances exist, a condition for approval of any project, subdivision, land use redesignation, or land exchange shall be the subject of the dedication of an aviation easement to the airport. The aviation easement shall contain and/or address the following:

1. Right-of-flight at any altitude above acquired easements surface;
2. Right to cause noise, vibrations, fumes, dust, and fuel particle emissions;
3. Right of entry to remove, mark or light any structures or growths above easement surfaces; and
4. Right to prohibit creation of electrical interference, unusual light sources, and other hazards to aircraft flight.

Policy 9. As a further condition for approval of a residential subdivision or land trade, except where overriding circumstances exist, require the property owners to agree to the following:

1. That it is understood by the owners and the owners' successors in interest that the real property in question lies close to an operating airport and that the operation of the airport and the landing and takeoff of aircraft may generate high noise levels;
2. That the owners shall not initiate or support any action in any court or before any governmental agency if the purpose of the action is to interfere with, restrict, or reduce the operation of the airport or the use of any airport by any aircraft;That the owners shall not protest or object to the operation of the airport or the landing or takeoff of aircraft before any court or agency of government; and
3. The above easement and agreement shall run with the land and shall be binding upon the owners and subsequent owners of the property.

Policy 10. A buyer notification statement shall be a requirement for the transfer of title of any property located within the airport's planning boundary. This statement should indicate that the buyer is aware of the proximity of an airport, the characteristics of the airport's current and projected activity, and the likelihood of aircraft overflights of the affected property.

Policy 11. In addition to the above basic policies, all development subject to a use permit or involved in a land exchange within the planning boundary shall contain the following provisions:

1. It is understood by the owner that the subject property is within the area of influence of an airport and the operation of the airport, including aircraft landings and takeoffs may generate high noise levels;
2. The owner shall not initiate or support any action to interfere with, restrict, or reduce the operation of the airport by any aircraft. The owner shall not protest or object to the operation of the airport before any court or agency of the government; and
3. The above stipulations shall be binding upon any subsequent owners or successors in interest to the property.

Objective D.

Regulate height of structures and objects in the Airport Planning Area.

Policy 1. No structures or obstructions are permitted within the designated primary runway surface, approach surfaces or clear zones.

Policy 2. Structures within the ALUC Planning Boundary over 35 feet in height are permitted only when in conformance to requirements of the Mono County Land Use Designations and Land Development Regulations and when not in conflict with any runway surface, approach surface or clear zone.

Policy 3. The ALUC shall review any applicable development proposals and restrict the erection or growth of objects that penetrate the established airport height restriction areas.

Policy 4. Rotating beacons, spotlights, or similar aircraft navigation hazards markers that are not part of airport operations are prohibited within the entire overflight zone.

Policy 5. Any structure, either within or outside the ALUC Planning Boundary, is not in conformance if it:

1. Penetrates the height restriction surfaces adopted by the ALUC (unless it is determined not to be a "hazard" by the FAA);
2. Would result in a loss in airport utility, such as causing the usable length of the runway to be reduced;
3. Would conflict with the VFR airspace used for the airport traffic pattern of en route navigation to and from the airport; and
4. Is determined to be a "hazard" by the FAA.

Objective E.

Regulate noise in the Airport Planning Area.

Policy 1. Noise and aviation easements, as necessary, shall be required before approval of any land trade or approval of any project within the Planning Boundary.

Policy 2. No residential development is permitted within the 65 dB CNEL contour. Non-residential development may be permitted within the 65 dB CNEL contour if structures are soundproofed to limit interior noise levels to 45 dB CNEL.

Policy 3. The maximum noise exposure considered acceptable for non-residential land uses without special sound reduction construction is 60 dB CNEL.

Policy 4. The maximum noise exposure considered acceptable for residential land uses is 55 dB CNEL. All residential structures shall include soundproofing construction to limit interior noise levels to 45 dBA in any habitable room.

Policy 5. If a noise analysis, including noise monitoring, is conducted for a particular location and the results indicate that the maximum CNEL will be less than shown herein, then the lower exposure level may be used for the land use evaluation at the discretion of the ALUC.

The maximum population densities listed below were calculated without allowances for density bonuses. Density bonuses of varying percentages may be applied in various land use designations based on a variety of criteria, such as the provision of affordable housing or covered parking. Some Area Plans also provide for density bonuses if certain criteria are met. See Section 04.100 Density for density bonus provisions.

Land use designations shown on the land use maps are based upon an evaluation of natural, cultural, and social characteristics of the land as well as the countywide land use policy framework and specific area policies. However, the analyses did not always include a detailed study of the circumstances and environmental constraints of each specific parcel. Future detailed evaluation of specific properties may show that an alternate use is warranted. For this reason, upon proper application, the County will consider amendments to this plan.

Since the County has direct planning authority over only a small percentage of the lands in the county, the County must work with other land managers to manage the natural resources in the area in a coordinated and standardized manner, in order to conserve natural and cultural resources while at the same time providing for community needs. Although the Land Use Element assigns land use designations to all of the land within its planning area, the focus of the planning effort is the privately owned unincorporated lands within the county. Land use designations have been developed to reflect federal land use designations and to complement the land use designations used by the Town of Mammoth Lakes.

NOTE: In the following Land Use Designation section, references to mobile home shall mean manufactured housing, as defined in Section 02.770.

Map of General Plan Land Use Designations on a parcel-by-parcel basis.

INTENT: The “C” designation is intended to provide for a wide range of uses and services for the resident and visitor including retail, business and professional uses and services in community areas, including commercial lodging and higher density housing, when found compatible with retail and service functions.

The creation of a pleasant and efficient environment for shopping and business is an important function of this district.

PERMITTED USES

• Any proposed change of use when conducted within an existing conforming, legally developed structure for the following retail and professional uses. Exterior structural alterations or additional parking shall require a Director Review. The following uses are examples of such permitted uses within existing structures:
• Retail Trade – e.g., food, drug, hardware, limited apparel, liquor stores, limited department stores, dry goods, gift shops, home furnishings, paint, tires, bookstores, bakery, florist, pet supplies, health food stores, sporting goods, etc.
• Services – e.g., finance, insurance and real estate, banks, , title & escrow, real estate developers and builders, investment services, bail bonds, etc.
• Personal Services – e.g., self-service laundries and dry cleaning, beauty salons, barbers, shoe repair, photographic services, cleaning and laundry, etc.
• Business Services – e.g., business centers, general advertising, business and management consulting, , employment services, etc.
• Repair Services – e.g., electronics repair, furniture and jewelry repair, repair of anything sold in this district, etc.
• Professional Services – e.g., physicians, dental and legal services, welfare and charitable services, medical and dental laboratories, etc.
• Cultural/Religious Activities – e.g., churches, art galleries, museums, etc.
• Food-service establishments – e.g., restaurants, delis, fast food, bars, etc.
• Any combination of permitted uses
• When found compatible with the intent, single-family residential, duplex and triplex, plus accessory structures 
• Small-scale agriculture
• Transitional and Supportive Housing5

USES PERMITTED SUBJECT TO DIRECTOR REVIEW (Director Review Processing, Ch. 31)

• All permitted uses if determined necessary by the Director
• Temporary uses: model homes, mobile-home display units, etc., only if one year or less
• All new construction for the purpose of conducting sales, business or services, including any uses listed above.
• All conversions from a prior use when exterior structural alterations or additional parking are required.
• Accessory buildings and uses.

USES PERMITTED SUBJECT TO USE PERMIT (Use Permit Processing, Ch. 32)

• Household units; if found compatible with the district, apartments, condominiums, etc.
• Lodging – e.g., hotels, motels, time-share, RV parks, bed-and-breakfast establishments, etc.
• Transportation, communications –  e.g., parking lot
• Retail trade – e.g., automotive service stations
• Educational – e.g., nursery and primary schools, private childcare facilities
• Miscellaneous services – e.g., religious activities
• Public – e.g., hospitals; post offices; water treatment plants; collection, sorting and transportation of recyclables; etc.
• Entertainment establishments – e.g., theaters, movies, cocktail lounges, bars, nightclubs, etc.
• Retail establishments – e.g., department stores, etc.
• Professional offices – e.g., medical complex, administrative centers, small animal hospitals and boarding kennels, etc.
• Buildings for conducting services – e.g., financial institutions,  health clubs, convention centers, roller skating, bowling, indoor ice-skating, auto rental, fitness centers , etc.
• All of the permitted uses and uses subject to Director Review if determined necessary by the Director.

DEVELOPMENT STANDARDS

Minimum Lot Area:             10,000 sf 4

Minimum District Area:      2 acres

Minimum Lot Dimensions: Width – 60’                      

                                                Depth – 100’

Maximum Lot Coverage:    60%, when principal use is a residential use

                                                70%, all other uses

Minimum Setbacks:

Front:             10’                      Rear:            5’                           Side:        0’

See Section 04.120 for other provisions.

Density:         Residential uses – 15 du/acre

Hotels, motels, bed-and-breakfast establishments, etc. – 40 units/acre

Maximum Building Height:        35’         See Table 04.010 for other provisions.

Landscaping: Fences and/or screening shall be required when abutting any residential district. Any use subject to use permit shall be required to either landscape (per approved landscape plan) or leave in natural open space (i.e., ungraded) all areas not covered by impervious surfaces.

NOTES

1. Accessory buildings and uses customarily incidental to any of the permitted uses are permitted only when located on the same lot and constructed simultaneously with or subsequent to the main building.

2. Densities stated are based upon availability of both community water and sewer.

3.   Uses may have been omitted from the list of those specified, hence the Commission may find other uses to be similar and not more obnoxious or detrimental to the public health, safety and welfare. See explanation of interpreting "similar uses" Chapter 04, Uses not listed as permitted.

4. Lots requiring individual septic systems are subject to minimum dimensions as determined by the Lahontan Regional Water Quality Control Board.

5. Transitional and Supportive Housing projects are permitted in the same manner as other residential housing.

SEE ALSO

Land Development Regulations – 

Ch. 04             Development Standards – General

Ch. 06             Development Standards – Parking

Ch. 07             Development Standards – Signs

Table 04.010  Building Heights

INTENT: The “ER” designation is intended to permit large-lot, single-family dwelling units with ancillary rural uses in areas adjacent to developed communities. Small-scale agriculture is permitted.

PERMITTED USES

• Single-family dwelling
• Small-scale agriculture
• Accessory buildings and uses1
• Manufactured home used as a single-family dwelling2
• Animals and pets (see Animal Standards Section 04.270)
• Home occupations (see Home Occupation regulations, Section 04.290)
• Accessory Dwelling Unit (as prescribed in Chapter 16, Development Standards – Accessory Dwelling Unit)
• Transitional and Supportive Housing5

USES PERMITTED SUBJECT TO DIRECTOR REVIEW (Director Review Processing, Ch. 31)

None stated

USES PERMITTED SUBJECT TO USE PERMIT (Use Permit Processing, Ch. 32)

• Recreational amenities, e.g., art galleries, country clubs and golf courses
• Kennel
• Construction of an accessory building prior to construction of the main building
• Mobile-home parks (see Dev. Standards – Mobile Homes & Mobile-home Parks, Ch. 17)
• Manufactured housing subdivision (see Ch. 18)

DEVELOPMENT STANDARDS

Minimum Parcel Size:         1 acre 4

Minimum District Area:      5 acres

Minimum Lot Dimensions:  Width – 60’

                                           Depth – 100’                    

Maximum Lot Coverage:    40%

Minimum Setbacks:

Front:             50’                      Rear:            30’                         Side:            30’

Building Density:           1 du/lot and an Accessory Dwelling Unit (see Ch. 16, Development Standards – Accessory Dwelling Units).

Population Density:      Maximum population density is 5.02 persons per five acres or approximately one person per acre.

Maximum Building Height:        35’         See Table 04.010 for other provisions.

NOTES

1. Accessory buildings and uses customarily incidental to any of the permitted uses are permitted only when located on the same lot and constructed simultaneously with or subsequent to the main building
2. Provided that the unit is fewer than 10 years old and meets the criteria set forth in Section 04.280. When there are two mobile homes on the same parcel, they must: 1) comply with the Accessory Dwelling Unit requirements (see Ch. 16); or 2) comply with State standards for a mobile-home park and obtain a use permit from the County (see Ch. 17, Mobile Homes and RV Parks).
3. Uses may have been omitted from the list of those specified, hence the Commission may find other uses to be similar and not more obnoxious or detrimental to the public health, safety and welfare. See explanation of interpreting "similar uses" (Ch. 04, Uses not listed as permitted).
4. Lots requiring individual septic systems are subject to minimum dimensions as determined by the Lahontan Regional Water Quality Control Board.
5. Transitional and Supportive Housing projects are permitted in the same manner as other residential housing.

SEE ALSO

Land Development Regulations –

Ch. 04             Development Standards – General

Ch. 06             Development Standards – Parking

Table 04.010  Building Heights

INTENT: The “IP” designation is intended to provide for a combination of light- and moderate-intensity industrial uses that do not create environmental nuisances or hazards to a degree that might be obnoxious or offensive to persons conducting business in this or adjacent areas.

PERMITTED USES

• Any proposed change of use when conducted within an existing, conforming, legally developed structure, for those uses subject to a Director Review or Use Permit
• Adult-oriented businesses conducted in compliance with the locational requirements of Chapter 19 of the Land Development Regulations (set forth in Section VI of this Land Use Element) and with the permit and other operational requirements of Chapter 5.45 of the Mono County Code

USES PERMITTED SUBJECT TO DIRECTOR REVIEW (Director Review Processing, Ch. 31)

• All permitted uses if deemed necessary by the Director
• Agricultural uses, nurseries, greenhouses
• Offices, business and professional
• Laboratories
• Commercial laundries and dry-cleaning establishments
• Wholesale sales and warehousing
• Vehicle repair garages and shops
• Manufacture of clothing, household effects, art, jewelry, silverware, ceramics, leather goods (assembly only) toys, and electronics
• Upholstery
• Shops for the assembly or completion of finished paper, wood, or metal products
• Editorial and designing, printing, lithography, bookbinding
• Painting, plumbing, electrical, cabinet and glass shops
• Public buildings and uses
• Light equipment rental and/or storage yards
• Storage yard for construction materials and equipment
• Lumber yards and building materials, wholesale and retail (but not lumber mills)
• Temporary buildings and appurtenant structures to allowed use
• Storage of recreational vehicles, boats and miscellaneous recreational related equipment
• Transfer facilities for waste management
• Collection, sorting and transportation of recyclables
• Accessory buildings and uses1

USES PERMITTED SUBJECT TO USE PERMIT (Use Permit Processing, Ch. 32)

• Industrial condominiums
• Waste transfer and management facilities for diversion, recycling and long haul
• Tank farms
• Freight terminals

DEVELOPMENT STANDARDS

Minimum Lot Area:             10,000 sf 4

Minimum District Area:      10 acres

If abutting parcels have a commercial or industrial land use designation and existing uses on those abutting properties are compatible, a minimum district area of five acres may be considered.

Minimum Lot Dimensions: Width – 75’

                                         Depth – 100’ 4

Maximum Lot Coverage:    80%

Minimum Setbacks:

Uses Subject to DR    Front:    20’                Rear:        5’                Side:       0’

Uses Subject to UP    Front:    20’                Rear:      10’                Side:         10’

See Section 04.120 for other provisions.

Density:   Residential uses are not permitted.

Maximum Building Height:      40’

Landscaping: Screening, fences, and/or landscaping may be required when the character of the proposed use, the size and location of the building site or nature of adjacent uses are such as to require screening and will be determined as part of the Use Permit or Director Review process.

Location Standards: Before siting a proposed industrial park district, proof shall be provided that it conforms to nuisances and hazards requirements of section 04.250.

Minimum Space Between Buildings:  10’

NOTES

1. Accessory buildings and uses customarily incidental to any of the permitted uses are permitted only when located on the same lot and constructed simultaneously with or subsequent to the main building.
2. Densities stated are based upon availability of both community water and sewer.
3. Uses may have been omitted from the list of those specified, hence the Commission may find other uses to be similar and not more obnoxious or detrimental to the public health, safety and welfare. See explanation of interpreting "similar uses" Chapter 04, Uses not listed as permitted.
4. Lots requiring individual septic systems are subject to minimum dimensions as determined by the Lahontan Regional Water Quality Control Board.

SEE ALSO

Land Development Regulations – 

Ch. 04             Development Standards – General

Ch. 06             Development Standards – Parking

Ch. 07             Development Standards – Signs

INTENT: The “MFR-L” designation is intended to provide for low-density multifamily residential development, such as duplexes and triplexes.

The “MFR-M” designation is intended to encourage long-term multifamily housing by allowing for higher population densities and by not allowing commercial lodging facilities; i.e., hotels, motels.

The “MFR-H” designation is intended to encourage multifamily units by allowing for higher population densities and to provide for commercial lodging facilities; i.e., hotels, motels.

PERMITTED USES

• Single-family dwelling
• Manufactured home used as a single-family dwelling1 – MFR-L only  c
• Duplexes and triplexes
• Accessory buildings and uses2
• Animals and pets (see Animal Standards Section 04.270)
• Home occupations (see Home Occupation regulations, Section 04.290)
• Small-scale agriculture
• Transitional and Supportive Housing6

USES PERMITTED SUBJECT TO DIRECTOR REVIEW (Director Review Processing, Ch. 31)

• MFR-L Model units
• None stated for MFR-M and MFR-H

USES PERMITTED SUBJECT TO USE PERMIT (Use Permit Processing, Ch. 32)

MFR-L, MFR-M and MFR-H

• Art galleries 
• Quasi-public buildings and uses
• Public utility buildings and structures, not including service yards 
• Country clubs and golf courses 
• Condominiums, cooperatives, townhomes, cluster developments, apartments containing four or more units
• Parking lots and parking structures

MFR-H only

• Mobile-home parks (see Dev. Standards – Mobile Homes and RV Parks, Ch. 17)
• Recreational-vehicle parks (see Ch. 17)
• Social care facilities and related integrated professional offices
• Parking lots and parking structures when abutting a commercial district
• Hotels, motels, bed-and-breakfast establishments and dorms
• Transient rentals (fewer than 30 consecutive days) of four or more dwelling units only
• Manufactured housing subdivision (see Ch. 18)

DEVELOPMENT STANDARDS

Minimum Lot Area:

MFR-L

Minimum lot size – 7,500 sf 5

Single-family residences & duplexes – 7,500 sf

Multiple family – 11,250 sf

Condominiums, cooperatives, townhomes, cluster developments – 2 acres

Schools – 5 acres

MFR-M

Minimum lot size – 10,000 sf 5

Condominiums, cooperatives, townhomes, cluster developments – 20,000 sf

MFR-H

Minimum lot size – 7,500 sf 5

Hotels, resort hotels, and motels – 20,000 sf

Condominiums, cooperatives, townhomes, cluster developments – 20,000 sf

MFR-M Lots measuring less than 10,000 sq. ft. shall be limited to single-family & duplex uses.

Minimum District Area:      MFR-M     3 acres

       MFR-H     5 acres

Minimum Lot Dimensions:                 Width – 60’

                                                           Depth – 100’

MFR-L width for:

• Condominiums, cooperatives, townhomes, cluster developments – 150’
• Schools – 200’

Maximum Lot Coverage:    MFR-L   40%              MFR-M and MFR-H  60%

Minimum Setbacks:

Front:             20’                      Rear:            10’                         Side:            10’

See Section 04.120 for other provisions.

Building Density:

MFR-L

1 du/3,750 sq. ft. or 11.6 du/acre 

MFR-M & -H

Condominiums, multifamily residences and similar uses – 15 du/acre 

In no case shall projects containing density bonuses exceed 26 units/acre. Units designated as manager/employee housing unit shall not be counted in density calculations.

MFR-H

Hotels, motels, bed-and-breakfast establishments, etc. – 40 units/acre

Population Density:     Maximum population density is 37.6 persons per acre for multifamily dwellings.

Maximum Building Height:       35’   See Table 04.010 for other provisions.

Landscaping: Projects subject to use permit shall submit a landscape site plan at the time of application. A minimum of 5% of the building site shall be landscaped in the MFR-L designation.

NOTES

1. Provided that the unit is fewer than 10 years old and meets the criteria set forth in Section 04.280. When there are two mobile homes on the same parcel, they must 1) comply with the Accessory Dwelling Unit requirements (see Ch. 16), or 2) comply with State standards for a mobile-home park and obtain a use permit from the County (see Ch. 17, Mobile Homes and RV Parks).
2. Accessory buildings and uses customarily incidental to any of the permitted uses are permitted only when located on the same lot and constructed simultaneously with or subsequent to the main building.
3. Densities stated are based upon availability of both community water and sewer.
4. Uses may have been omitted from the list of those specified, hence the Commission may find other uses to be similar and not more obnoxious or detrimental to the public health, safety and welfare. See explanation of interpreting "similar uses" (Ch. 04, Uses not listed as permitted).
5. Lots requiring individual septic systems are subject to minimum dimensions as determined by the Lahontan Regional Water Quality Control Board.
6. Transitional and Supportive Housing projects are permitted in the same manner as other residential housing.

SEE ALSO

Land Development Regulations –

Ch. 03             Uses Permitted

Ch. 04             Development Standards – General

Ch. 06             Development Standards – Parking

Ch. 07             Development Standards – Signs

Table 04.010  Building Heights

FOOTNOTES

c.         Clarification

INTENT: The “OS” designation is intended to protect and retain open space for future generations. These lands may be valuable for resource preservation (e.g., visual open space, botanical habitat, stream environment zones, etc.), low-intensity recreational uses, mineral resources, or other reasons.

PERMITTED USES

• Agriculture
• Bikeway, pedestrian ways, equestrian trails, cross country ski touring, ski-back trails
• Wildlife preserves, botanical preserves and similar uses  gp
• Single-family dwelling  gp
•  Commercial aquaculture activities

Uses Permitted Subject to Director Review (Director Review Processing, Ch. 31)

• None stated

Uses Permitted Subject to Use Permit (Use Permit Processing, Ch. 32)

• Recreation areas requiring significant modification of natural landscape – e.g., golf courses, tennis courts, commercial stables, downhill ski runs
• Accessory buildings and uses, including barns, stables and farm buildings
• Water storage tanks
• Mineral exploration activities (including geothermal exploration activities)  gp

Development Standards

Minimum Parcel Size:      None

Minimum District Area:   None

Maximum Site Disturbance:    10% (includes lot coverage)  gp

Density:   1 du/80 acres and an Accessory Dwelling Unit (see Ch. 16, Development Standards – Accessory Dwelling Units). gp No residential development is allowed if the parcel size is less than 80 acres   c

Population Density:      Approximately 0.06 persons per acre.

NOTES

1. Uses may have been omitted from the list of those specified, hence the Commission may find other uses to be similar and not more obnoxious or detrimental to the public health, safety and welfare. See explanation of interpreting "similar uses" Chapter 04, Uses not listed as permitted.
2. Provided that the unit is fewer than 10 years old and meets the criteria set forth in Section 04.280.

SEE ALSO

Land Development Regulations –

Ch. 04    Development Standards – General                      

Ch. 06    Development Standards – Parking                    

Table 04.010     Building Heights

FOOTNOTES

c.         Clarification

gp.       General Plan addition

INTENT: The “RE” designation is intended to provide for protection of the environment and resource extraction activities in a manner consistent with the Mono County General Plan and applicable state and federal laws. The designation is also intended to provide for processing plants utilizing on-site materials or materials found in close proximity to the site. The Resource Extraction Designation is intended to be applied only in areas with existing or proposed and permitted resource development activities.

PERMITTED USES

All permitted uses within each category are not listed; the Commission may determine additional uses for each category as long as they are consistent with the intent of this designation (see Section 04.030, Interpretation of Similar Uses).

• Geological, geochemical, or geophysical mapping, surface sampling by hand of outcrops and soil, and activities that do not involve extensive excavation, devegetation, or other potentially significant environmental effects.
• Such other uses as the Director may determine to be of an infrequent nature and that involve only minor surface disturbances.
• Residential uses are limited to caretaker units or on-call employee housing associated with on-site resource development projects; such residential units shall be removed during the final reclamation process. Residential subdivisions or other types of permanent residential development are not allowed.
• Agricultural uses that are compatible with the resource extraction activity.

USES PERMITTED SUBJECT TO DIRECTOR REVIEW (Director Review Processing, Ch. 31)

• Excavations or grading conducted for farming or on-site construction for the purpose of restoring land following a flood or natural disaster.
• Resource development activities involving the prospecting for, or extraction of, minerals for commercial purposes and the removal of overburden in total amounts of less than 1,000 cubic yards in any one parcel of one acre or less.
• Resource development activities that do not involve either the removal of more than 1,000 cubic yards of minerals, ore, or overburden; or involve more than one acre in any one parcel.
• Surface mining operations that are required by federal law in order to protect a mining claim, if such operations are conducted solely for this purpose and in compliance with applicable federal regulations that administer the affected mined lands.
• Such other surface mining operations as are categorically determined by the State Mining and Geology Board to be exempt from the provisions of SMARA (Surface Mining and Reclamation Act); and/or those particular resource development activities with similar impacts that the County may determine to be of infrequent nature and/or involve insignificant amounts of surface disturbance.

USES PERMITTED SUBJECT TO USE PERMIT (Use Permit Processing, Ch. 32)

• Surface mining operations as defined in SMARA.
• Subsurface mining operations.
• Exploring, drilling, processing, stockpiling and transporting of gas, oil and other hydrocarbons.
• Exploring, drilling, and development of geothermal resources.
• Construction and operation of geothermal power plants, hydropower plants, and wind and solar power plants.
• Resale and wholesale distributing of materials produced on site and accessory uses, including but not limited to constructing and using rock-crushing plants, aggregate washing, screening and drying facilities and equipment, ore-reduction plants, asphalt and concrete batching plants, and storage of materials and machinery in use and utilized by the permitted operation.

DEVELOPMENT STANDARDS

Minimum Lot Area: 40 acres or 1/4 of 1/4 section, with the exception of patent and/or historical mining claims and "vested operations" that shall be considered on a case-by-case basis. Minimum lot area may be reduced in conformance to the permit process.

Minimum District Area: 40 acres or 1/4 of 1/4 section

Density: Residential uses are not permitted with the exception of on-call employee housing or a caretaker's unit.

Setbacks:            

No processing equipment or facilities or resource development shall occur within:

1. 100 feet from any interior public street or highway unless the Public Works director determines that a lesser distance would be acceptable;
2. 100 feet from any exterior property line;
3. 500 feet from any adjacent private dwelling, institution, school, or other building or location used for public assemblage; and
4. No geothermal development located within the Hot Creek Buffer Zone shall occur within 500 feet on either side of a surface watercourse (as indicated by a solid or broken blue line on US Geological Survey 7.5 or 15-minute series topographic maps).

Residential uses shall be:

1. 50 feet from any interior public street or highway unless the Public Works director determines that a lesser distance would be acceptable; and
2. 50 feet from any exterior property line.

SEE ALSO

Land Development Regulations – 

Ch. 04             Development Standards – General

Ch. 06             Development Standards – Parking

Ch. 07             Development Standards – Signs

Ch. 15             Development Standards – Resource Extraction

Ch. 35             Development Standards – Reclamation Plan Processing

Table 04.010  Building Heights

INTENT: The “RMH,” rural mobile home, district is intended to provide for development in rural areas within the county consistent with developed lifestyles when mixed uses are determined to be acceptable to the citizens of the RMH area. The RMH district is further intended to provide for mixed uses such as single-family residences, mobile homes used as residences, small-scale agriculture and the keeping of fowl and animals for personal use.

PERMITTED USES

• Single-family dwelling
• Small-scale agriculture
• Accessory buildings and uses1
• Animals and pets (see Animal Standards Section 04.270)
• Home occupations (see Home Occupation regulations, Section 04.290)
• Mobile home used as a single-family dwelling2  sl
• Accessory Dwelling Unit (as prescribed in Chapter 16, Development Standards – Accessory Dwelling Unit)
• Transitional and Supportive Housing5

Uses Permitted Subject to Director Review (Director Review Processing, Ch. 31)

• None stated

USES PERMITTED SUBJECT TO USE PERMIT (Use Permit Processing, Ch. 32)

• Kennel
• Construction of an accessory building prior to construction of the main building
• Mobile-home parks (see Dev. Standards – Mobile Homes & RV Parks, Ch. 17 c
• Manufactured housing subdivision (see Ch. 18)

DEVELOPMENT STANDARDS

Minimum Parcel Size:         1 acre 4

Minimum District Area:      5 acres

Minimum Lot Dimensions: Width – 60’          

                                           Depth – 100’

Maximum Lot Coverage:    40%   

Minimum Setbacks:

Front:             20’                      Rear:    10 sl’                            Side:  10 sl’

Setbacks for Accessory Buildings Used as Barns or Stables

Front:             50’                      Rear:         30 sl’                        Side:         30 sl’

Building Density:           1 du/lot and an Accessory Dwelling Unit gp (see Ch. 16, Development Standards – Accessory Dwelling Units).

Population Density:      Maximum population density is 5.02 persons per five acres or approximately one person per acre.

Maximum Building Height:        35’         See Table 04.010 for other provisions.

NOTES

1. Accessory buildings and uses customarily incidental to any of the permitted uses are permitted only when located on the same lot and constructed simultaneously with or subsequent to the main building.
2. When there are two mobile homes on the same parcel, they must: 1) comply with the Accessory Dwelling Unit requirements (see Ch. 16); or 2) comply with State standards for a mobile-home park and obtain a use permit from the County (see Ch. 17, Mobile Homes and RV Parks).
3. Uses may have been omitted from the list of those specified, hence the Commission may find other uses to be similar and not more obnoxious or detrimental to the public health, safety and welfare. See explanation of interpreting "similar uses" (Ch. 04, Uses not listed as permitted).
4. Lots requiring individual septic systems are subject to minimum dimensions as determined by the Lahontan Regional Water Quality Control Board.
5. Transitional and Supportive Housing projects are permitted in the same manner as  other residential housing.

SEE ALSO

Land Development Regulations –

Ch. 04             Development Standards – General

Ch. 06             Development Standards – Parking

Table 04.010  Building Heights

FOOTNOTES

c.         Clarification

gp.       General Plan addition

sl.        State Law requirement

INTENT: The “RU” designation is intended to provide appropriate sites for outdoor recreation facilities and limited visitor-oriented facilities and services in rural areas of the county. The district is intended to protect the environment and rural character of an area while allowing for compatible development.

PERMITTED USES

• Single-family dwelling
• Accessory buildings and uses1
• Manufactured home used as a single-family dwelling2
• Animals and pets (see Animal Standards Section 04.270)
• Home occupations (see Home Occupation regulations, Section 04.290)
• Small-scale agriculture
• Adult-oriented businesses conducted in compliance with the locational requirements of Chapter 19 of the Land Development Regulations (set forth in Section VI of this Land Use Element) and with the permit and other operational requirements of Chapter 5.45 of the Mono County Code
• Accessory Dwelling Unit (as prescribed in Chapter 16, Development Standards – Accessory Dwelling Unit)
• Transitional and Supportive Housing4

USES PERMITTED SUBJECT TO DIRECTOR REVIEW (Director Review Processing, Ch. 31)

• None stated

USES PERMITTED SUBJECT TO USE PERMIT (Use Permit Processing, Ch. 32)

• Construction of an accessory building prior to construction of the main building
• Recreational-vehicle parks (see Dev. Standards – Mobile-home and RV Parks, Ch. 17)
• Hotels, motels, bed-and-breakfast establishments, cabins and other uses found to be similar by the Commission. Ancillary uses such as limited restaurants, lounges and convenience retail, provided the ancillary use does not occupy more than 25% of the project's habitable space
• Transient rentals (fewer than 30 consecutive days)
• Developed campgrounds
• Commercial recreational facilities such as cross country ski facilities, equestrian facilities, golf courses and facilities (if developed in conjunction with lodging facilities), marinas and boathouses
• Employee housing, if developed in conjunction with recreational/lodging facilities

DEVELOPMENT STANDARDS

Minimum Parcel Size:                5 acres

Minimum Lot Dimensions:        Width – 60’

                                                  Depth – 100’

Site Disturbance:            10%     (includes a maximum of 5% lot coverage).

Maximum site disturbance may be increased if the remainder of the parcel is preserved as open space in perpetuity.

Minimum Setbacks:

Front:              30’                      Rear:            30’                         Side:             30’

Building Density:     One du per 5 acres and an Accessory Dwelling Unit (see Ch. 16, Development Standards – Accessory Dwelling Units. Lodging facilities may not exceed a maximum intensity of 40 units/acre and a total of 150 units/site. Spaces for recreational vehicles may not exceed a maximum density of 17 spaces/acre. Density for mixed uses on one parcel; e.g., motel units and RV spaces will be calculated at a proportionate rate.

NOTES

1. Accessory buildings and uses customarily incidental to any of the permitted uses are permitted only when located on the same lot and constructed simultaneously with or subsequent to the main building.
2. Provided that the unit is fewer than 10 years old and meets the criteria set forth in Section 04.280. When there are two mobile homes on the same parcel, they must 1) comply with the Accessory Dwelling Unit requirements (see Ch. 16), or 2) comply with State standards for a mobile-home park and obtain a use permit from the County (see Ch. 17, Mobile Homes and RV Parks).
3. Uses may have been omitted from the list of those specified, hence the Commission may find other uses to be similar and not more obnoxious or detrimental to the public health, safety and welfare. See explanation of interpreting "similar uses" Chapter 04, Uses not listed as permitted.
4. Transitional and Supportive Housing projects are permitted in the same manner as other residential housing.

SEE ALSO

Land Development Regulations –

Ch. 04             Development Standards – General

Ch. 06             Development Standards – Parking

Ch. 07             Development Standards – Signs

Table 04.010   Building Heights

INTENT: The “SFR” district is intended to provide for the development of single-family dwelling units in community areas.

PERMITTED USES

• Single-family dwelling
• Accessory buildings and uses¹
• Animals and pets (see Animal Standards Section 04.270)
• Home occupations (see Home Occupation regulations, Section 04.290)
• Small-scale agriculture
• Accessory Dwelling Unit (as prescribed in Chapter 16, Development Standards – Accessory Dwelling Units)
• Manufactured home used as a single-family dwelling²  _sl
• Transitional and Supportive Housing⁶

Uses Permitted Subject to Director Review (Director Review Processing, Ch. 31)

• None stated

USES PERMITTED SUBJECT TO USE PERMIT (Use Permit Processing, Ch. 32)

• Cluster development of single-family dwellings on lots of 3+ acres
• Country clubs and golf courses
• Mobile-home parks (see Dev. Standards – Mobile Homes & RV Parks, Ch. 17)  _c
• Construction of an accessory building prior to construction of the main building
• Manufactured housing subdivision (see Ch. 18)

DEVELOPMENT STANDARDS

Minimum Lot Size:                7,500 sf 3,5

Minimum District Area:        5 acres

Minimum Lot Dimensions:   Width – 60’

                                             Depth – 100’

Maximum Lot Coverage:       40%

Minimum Setbacks:

Front:              20’                      Rear:            10’                         Side:          10’

See Section 04.120 for other provisions.

Building Density:       1 du/lot and an Accessory Dwelling Unit (see Ch. 16, Development Standards – Accessory Dwelling Units).                                       

Population Density: 

Maximum population density of 15 persons per acre

Maximum Building Height:          35’         See Table 04.010 for other provisions.

NOTES

1. Accessory buildings and uses customarily incidental to any of the permitted uses are permitted only when located on the same lot and constructed simultaneously with or subsequent to the main building.
2. Provided that the unit is fewer than 10 years old and meets the criteria set forth in Section 04.280. When there are two mobile homes on the same parcel, they must 1) comply with the Accessory Dwelling Unit requirements (see Ch. 16), or 2) comply with State standards for a mobile-home park and obtain a use permit from the County (see Ch. 17, Mobile Homes and RV Parks).
3. Densities stated are based upon availability of both community water and sewer.
4. Uses may have been omitted from the list of those specified, hence the Commission may find other uses to be similar and not more obnoxious or detrimental to the public health, safety and welfare. See explanation of interpreting "similar uses" (Ch. 04, Uses not listed as permitted).
5. Lots requiring individual septic systems are subject to minimum dimensions as determined by the Lahontan Regional Water Quality Control Board.
6. Transitional and Supportive Housing projects are permitted in the same manner as other residential housing.

SEE ALSO

Land Development Regulations –

Ch. 04             Development Standards – General

Ch. 06             Development Standards – Parking

Ch. 10             Development Standards – Equestrian Overlay District

Table 04.010   Building Heights

FOOTNOTES

c.         Clarification

sl.        State Law requirement

Sections:

02.010          Context and General terminology.

02.020          Abutting.

02.030          Accessory.

02.031          Accessory dwelling unit.

02.040          Acreage.

                    (a) gross acreage.

                    (b) net acreage.

02.050          Adjacent.

02.060          Agriculture.

02.070          Airport.

02.080          Alley.

02.090          Alquist-Priolo Geologic Hazard Zone Act.

02.110          Animal hospital, large.

02.120          Animal hospital, small.

02.130          Apartment.

02.140          Automobile wrecking yard.

02.150          Bed-and-Breakfast.

02.160          Block.

02.170          Buffer.

02.180          Building.

02.190          Building, accessory.

02.195          Building, envelope.

02.200          Building, main.

02.210          Building, site.

02.220          Business.

02.230          Campground.

02.240          Carport.

02.250          Cattle feed yard.

02.260          Cemetery.

02.270          Club.

02.280          Combining district.

02.290          Cluster development.

02.300          Conversion of existing residential facilities to other uses.

02.310         (a) Condominium, commercial.

                    (b) Condominium, industrial.

                    (c) Condominium, residential.

                    (d) Condominium, hotel.

02.320          Contiguous.

02.330          Consistency.

02.340          Country club.

02.350          Court.

02.360          Density.

02.370          Design.

02.375          Designation.

02.380          Design Review Committee.

02.390          Development agreements.

02.400          Deviation.

02.410          District area.

02.420          Dorm.

02.430          Duplex.

02.440          Dwelling.

02.450          Dwelling, multifamily.

02.460          Dwelling, one family.

02.470          Environmental impact.

02.480          Factory-built housing.

02.490          Family.

02.500          Farm labor quarters.

02.510          Findings.

02.520          Floor area ratio.

02.530          Garage, private.

02.540          Garage, public.

02.550          Golf course.

02.560          Guesthouse.

02.570          Grade, natural.

02.580          Height of building.

02.590          Home occupation.

02.620          Hotel.

02.630          Hotel, resort.

02.640          Industrial park.

02.650          Infrastructure.

02.660          Joint-use parking.

02.670          Junkyard.

02.680          Kennel.

                       (a) Kennel, private.

                       (b) Kennel, commercial.

02.690          Kitchen.

02.700          Land Development Technical Advisory Committee.

02.705          Land use designation.

02.710          Landscaping.

02.720          Lot.

02.730          Lot coverage.

02.740          Lot, double frontage.

02.750          Lot depth.

02.760          Lot width.

02.770          Manufactured housing.

02.780          Manufactured housing subdivision.

02.790          Mobile home.

02.800          Mobile-home display units.

02.810          Mobile-home park.

02.820          Modular.

02.830          Model home or unit, temporary.

02.840          Motel.

02.850          Nonconforming.

02.860          Nurseries.

02.870          Open space.

02.880          Outdoor sales.

02.890          Overlay district.

02.900          Parking space.

02.910          Parking, underground structure.

02.912          Permitted use.

02.915          Pool.

02.920          Poultry farms.

02.930          Professional office.

02.940          Public buildings and uses.

02.950          Public utility buildings, structures and uses.

02.960          Quasi-public buildings and uses.

02.970          Recreational vehicles.

02.980          Recreational-vehicle park.

02.990          Scenic Highway.

02.1000        Scenic Highway Corridor.

02.1010        Screening.

02.1020        Service station.

02.1030        Setback line, street.

02.1040        Sign.

02.1045        Site disturbance.

02.1050        Site plan.

02.1060        Site plan review.

02.1063        Small-scale agriculture.

02.1065        Snow-storage area.

02.1070        Social care facility.

02.1080        Special event.

02.1090        Stable, private.

02.1100        Stable, public.

02.1110        Street line.

02.1120        Street, public.

02.1121        Strip commercial.

02.1130        Structural alterations.

02.1140        Structure.

02.1150        Subdivision.

02.1160        Substandard lot.

02.1165        Supportive housing.

02.1170        Temporary use.

02.1180        Time-share project.

02.1190        Time-share estate.

02.1200        Time-share use.

02.1201        Tract housing.

02.1210        Transient rental.

02.1215        Transitional housing.

02.1220        Travel trailer.

02.1230        Use.

02.1240        Use, accessory.

02.1250        Yard.

02.1260        Yard, front.

02.1270        Yard, rear.

02.1280        Yard, side.

02.010     Context and General terminology.

The terms and definitions contained in this chapter shall be used to assist in interpreting the provisions of the Land Development Regulations only.

When not inconsistent with the context, words used in the present tense include the future; words in the singular number include the plural, those in the plural number include the singular; "or" includes "and,” and "and" includes "or.”

1. "Commission" means the Planning Commission of Mono County.
2. "County boundary" means the boundary of Mono County.
3. "Division" means the Planning Division.
4. “Director” means the Director of Community Development In the case of Minor Variances pursuant to section 01.041, the Director shall serve in a capacity similar to the zoning administrator as defined in Government Code section 65901.”
5. "Federal" means the government of the United States of America.
6. "Used" includes "arranged for, designed for, occupied or intended to be occupied for.”

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02.020     Abutting.

"Abutting" means having a common border.

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02.030     Accessory building or use.

"Accessory building or use" means a subordinate building or use incidental to that of the main building or main use on the same lot.

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02.031     Accessory dwelling unit

“Accessory dwelling unit” means a secondary residential unit located on the same parcel as the primary residential unit. It provides complete, independent living facilities for one or more persons. It includes permanent provisions for living, sleeping, eating, cooking, and sanitation. It can be either attached to or detached from the existing residential unit, dependent on the lot or parcel size (see Ch. 16, Development Standards – Accessory Dwelling Units).

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02.040     Acreage.

1. Acreage, gross. "Gross acreage" means the total lot or parcel area as determined through calculations based on the recorded legal description for the subject property.
2. Acreage, net. "Net acreage" means the total lot or parcel area remaining after existing and/or proposed rights of way have been excluded.

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02.050     Adjacent.

"Adjacent" means near, close or abutting; e.g., a retail business district across the street or highway from a residential district shall be considered as "adjacent.”

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02.060     Agriculture.

"Agriculture" means the art , science or practice of farming , including the cultivation and harvesting of crops and rearing and management of livestock; tillage; husbandry;; horticulture; aquaculture and forestry, the science and art of the production of plants and animals useful to man.

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02.070     Airport.

"Airport" means any area that is intended and used for the regular taking off and landing of conventional aircraft, including helicopters, and any appurtenant areas that are used or are intended to be used for airport buildings or facilities, including open spaces, taxiways and "tie-down" areas.

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02.080     Alley.

"Alley" means a passage or way open to public travel, affording a secondary means of vehicular access to abutting lots and not intended for general traffic circulation.

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02.090     Alquist-Priolo Earthquake Fault Land Use Designations and Land Development Regulations Act.

"Alquist-Priolo Earthquake Fault Land Use Designations and Land Development Regulations Act": Also known as the Alquist-Priolo Earthquake Fault Zones as of January 1994, its purpose is to provide for public safety in hazardous fault zones. The Act requires the delineation of potential damage areas, called "Special Studies Zones,” along known active faults throughout California. It requires local governments to withhold approval of construction permits in those zones until geologic investigation has determined that the site is not threatened by surface displacement from future faulting.

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02.110     Animal hospital, large.

"Animal hospital, large" means any premises used for the treatment, care, boarding, and grooming of large or small animals, and not conducted wholly within a building.

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02.120     Animal hospital, small.

"Animal hospital, small" means any premises used for the treatment, care, boarding, and grooming of dogs, cats and similar size animals, with all operations being conducted wholly within a building unless otherwise specified in the use permit.

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02.130     Apartment.

"Apartment" means a room or suite of two or more rooms forming a residence, typically in a building containing more than one of these.

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02.140     Automobile wrecking yard.

"Automobile wrecking yard" means the same as junkyard.

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02.150     Bed-and-Breakfast.

"Bed-and-Breakfast” establishment means a transient dwelling other than a hotel or dorm where lodging and meals are provided for compensation. Further, no meal service may be provided other than for guests staying on the premises.

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02.160     Block.

"Block" means that property abutting on one side of a street and lying between the two nearest intersecting or intercepting streets or nearest intersecting or intercepting streets, unsubdivided acreage, watercourse or body of water.

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02.170     Buffer.

"Buffer" means a strip of land established to separate incompatible or different land uses. Normally a buffer area is landscaped and retained as open space. The term may be used more broadly to describe any area that separates two unlike land uses, such as multifamily housing between single-family housing and commercial uses.

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02.180     Building.

"Building" means any structure built for the support, shelter or enclosure of any person, animal, or for storage.

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02.190     Building, accessory.

"Building, accessory" means a subordinate building, the use of which is incidental to that of a main building on the same building site.

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02.195    Building, envelope.

“Building Envelope” mean a three dimensional zone that limits the extents of a building in any direction.

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02.200     Building, main.

"Building, main" means a building in which is conducted the principal use of the building site upon which it is located. In any residential district, any dwelling shall be deemed to be a main building on the building site upon which it is located.

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02.210     Building site.

"Building site" means a parcel of land occupied or intended to be occupied by one building or group of buildings and uses customarily accessory and incidental thereto, including such open spaces as are provided or are intended to be used in connection therewith or are required by the regulations for the district wherein such parcel is located.

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02.220     Business.

"Business" means the retail or wholesale sale, provision of service, or handling of any article, substance or commodity for profit or livelihood

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02.230     Campground.

"Campground" means land that is used or intended for use, or to be let or rented for occupancy by campers on a temporary basis without provisions for electrical or sanitary hookups at individual campsites.

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02.240     Carport.

"Carport" means an accessible and usable covered space of not less than the required dimensions for a parking space for the storage of automobiles. Carports shall be located to meet the setback and building height requirements of the land use designations and, land development regulations.

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02.250     Cattle feed yard.

"Cattle feed yard" means any premises on which cattle are held or maintained for the purpose of feeding and fattening for market and where 60% or more of the feed for such cattle is imported or purchased.

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02.260     Cemetery.

"Cemetery" means land used or intended to be used for the burial of the dead and dedicated for cemetery purposes, including columbariums, crematoriums, mausoleums and mortuaries when operated in conjunction with and within the boundary of such cemetery.

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02.270     Club.

"Club" means an association of persons (whether incorporated or not) religious or otherwise, for a common purpose, but not including groups organized primarily to render a service carried on as a business for profit.

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02.280     Combining district.

“Combining districts” are intended to provide an additional mechanism that can more precisely portray unique constraints or opportunities and may be applied to the underlying base designation (e.g., SFR, ER, AG, etc.). To establish a combining district the procedures outlined Chapter 48, Amendments, shall be followed.

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02.290     Cluster development.

"Cluster development" means the concentration of detached single-family residences onto smaller lots than ordinarily permitted by the base designation (e.g., ER, SFR, etc.), or onto commonly owned lots, while not exceeding the permitted density for the total acreage being considered. This permits optimum use of the land; i.e., responding to site constraints by clustering away from the area of sensitivity, yet not decreasing the allowable density.

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02.300     Conversion of existing residential facilities to other uses.

"Conversion of existing residential facilities to other uses" means single-family or multifamily developments or apartments and mobile-home parks that are converted to another use, including the conversion to no use or cessation of use as residential facilities.

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02.310 (a)  Condominium, commercial.

"Condominium, commercial" is an estate in real property consisting of an undivided interest in common in a portion of a parcel of real property together with a separate interest in space in a building used for commercial purposes such as offices and stores.

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02.310 (b)  Condominium, industrial.

"Condominium, industrial" is an estate in real property consisting of an undivided interest in common in a portion of a parcel of real property together with a separate interest in space in a building used for industrial purposes such as manufacture, and assembly.

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02.310 (c)   Condominium, residential.

"Condominium, residential" is an estate in real property consisting of an undivided interest in common in a portion of a parcel of real property together with a separate interest in space in a building used as a residence.

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02.310 (d)   Condominium, hotel.

"Condominium, hotel" means an estate in real property consisting of an undivided interest in common in a portion of a parcel of real property together with a separate interest in space in a building used for vacation residence. A "condo-hotel" may or may not contain cooking facilities. Further, all development requirements part of a residential condominium shall be requirements of a condo-hotel. (Exception: If this is for financing purposes as specified in a Development Agreement or other agreed upon mechanism for a "hotel,” these requirements shall not apply).

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02.320     Contiguous.

"Contiguous" means in actual close contact; touching; bounded or traversed by. Property shall be considered as contiguous units, even if it is separated by roads, streets or easements.

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02.330     Consistency.

"Consistency" means a review to ensure that all plans and actions conform to guidelines of this General Plan and Area General Plans.

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02.340     Country club.

"Country club" means the land area and buildings containing recreational facilities, clubhouse, and usual accessory uses, open only to members and their guests for a membership fee.

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02.350     Court.

"Court" means open, unoccupied space, other than a yard, on the same lot with a building or group of buildings and that is bounded on two or more sides by such buildings or structures.

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02.360     Density.

"Density" means the ratio of dwelling units to net acreage.

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02.370     Design.

"Design" means:  1) street alignments, grades and widths; 2) drainage and sanitary facilities and utilities, including alignments and grades thereof; 3) location and size of all required easements and rights of way; 4) fire roads and firebreaks; 5) lot size and configuration; 6) traffic access; 7) grading; 8) land to be dedicated for park or recreational purposes; and 9) such other specific physical requirements in the plan and configuration of a project as may be necessary to ensure consistency with or implementation of the General Plan, or any applicable specific plan.

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02.375     Designation

“Designation” means “Land Use Designation” (defined below).

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02.380     Design Review Committee.

"Design Review Committee (DRC)" means a person or persons appointed by the Board of Supervisors to review all applications for commercial structures, multifamily development, signs, and/or other new construction as defined by the DRC within a defined design review district. See also Land Use Element, Chapter 9.

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02.390     Development agreement.

"Development agreement" means a contract or agreement whereby the County is authorized to enter into an agreement with developers that set forth the rules that will govern a development as it proceeds through the approval process. A development agreement must specify the time during which the County agrees not to change its regulations, and may also include any other terms and conditions including time schedules for development or additional public services and facilities to be provided by the developer.

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02.400     Deviation.

"Deviation" means authorized variances from required distances, setbacks, areas or physical improvements.

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02.410     District area.

"District area" means all land area within a specific land use designation. For instance, the SFR district area in a specific community may contain 50 acres. Acreage for any district area is calculated based on all contiguous property in a single land use designation.

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02.420     Dorm.

"Dorm" means a transient lodging other than a hotel/motel, bed-and-breakfast or single- family residence. A dorm usually contains common sleeping, bathroom and kitchen facilities.

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02.430     Duplex.

"Duplex" means a building designed or used exclusively for the occupancy of two families living independently of each other and having separate kitchen and toilet facilities for each family.

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02.440     Dwelling.

"Dwelling" means a structure or portion thereof designed and used exclusively for residential occupancy and permitted home occupations, but not including hotels, motels, dorms, travel trailers, or tents.

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02.450     Dwelling, multifamily.

"Dwelling, multifamily" means a building designed or used for occupancy by three or more families, all living independently of each other and having separate kitchen and toilet facilities for each family.

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02.460     Dwelling, one family.

"Dwelling, one-family" or “single family” means a detached building designed or used exclusively for the occupancy of one family and having kitchen and toilet facilities for only one family.

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02.470     Environmental impact.

"Environmental impact" means projected long- or short-term effects (adverse or beneficial) that a development project or plan may have on the natural and built environment if the project is carried out.

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02.480     Factory-built housing.

"Factory-built housing" means a residential building, dwelling unit, or an individual dwelling room, or combination of rooms thereof, or building component, assembly, or system manufactured in such a manner that all concealed parts or processes of manufacture cannot be inspected before installation at the building site without disassembly, damage, or destruction of the part, including units designed for use as part of an institution for resident or patient care, which is either wholly manufactured or is in substantial part manufactured at an off-site location to be wholly or partially assembled on site in accordance with building standards published in the State Building Standards Code and other regulations adopted by the Commission pursuant to Section 19990. Factory-built housing does not include a mobile home, as defined in Health and Safety Code Section 18008, mobile accessory building or structure, as defined in Health and Safety Code Section 18010, a recreational vehicle, as defined in Health and Safety Code Section 18010.5, or a commercial coach, as defined in Health and Safety Code Section 18012 (see Health and Safety Code Section 19971).

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02.490     Family.

"Family" means a person or persons living together as a single housekeeping unit in a dwelling unit.

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02.500     Farm-labor quarters.

"Farm-labor quarters" means rooming or boarding houses, bunkhouses, trailers, mobile homes or mess halls for any number of farm laborers customarily employed principally on land owned or leased by the person or persons engaged in the agricultural enterprise, and located on the premises. Farm labor quarters also means farm labor housing where two or fewer families are provided living quarters or housing accommodations.

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02.510     Findings.

"Findings" mean a set of conclusions that are required before specified permits, deviations, ordinance changes or other entitlements may be granted.

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02.515     Flag lot.

"Flag lot" means a lot with two distinct parts: 1) The “flag” that is the building site; and 2) The “pole” that provides access and street frontage. See Section 04.310.

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02.520     Floor area ratio.

"Floor area ratio" means the ratio of gross (e.g., including halls, restrooms, storage areas) floor area to total lot area expressed as a fraction.

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02.530     Garage, private.

"Garage, private" means a detached accessory building or a portion of the main building on the same lot as a dwelling for the storage of vehicles of occupants of the dwelling.

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02.540     Garage, public.

"Garage, public" means any premises, except those defined in this chapter as a private garage, used for the storage and/or repair of motor vehicles, or where any such vehicles are equipped for operation or repair (i.e., tow trucks), or kept for remuneration, hire or sale.

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02.550     Golf course.

"Golf course" means a golf course with a minimum of nine holes, none of which shall be less than a three par.

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02.560     Guesthouse.

"Guesthouse" means an accessory use to a residence that may contain living and sleeping spaces, including bathrooms, but not facilities for the cooking of food.

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02.570     Grade, natural.

"Grade, natural" means the incline of the surface of earth along a continuous slope before its alteration by the works of man (including any interim grading, whether authorized or not).

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02.580     Height of building.

"Height of building" means the vertical distance from grade to the topmost point of the building, but excluding certain features as specified in Section 04.110 as set forth in subsection A and B of that section. All height shall be calculated from the natural or finished grade, whichever is more restrictive.

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02.590     Home occupation.

"Home occupation" means any use that can be carried on within a dwelling by the inhabitants thereof and that is clearly incidental and secondary to the residential use of the dwelling, See section 04.290

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02.620     Hotel.

"Hotel" means a facility, other than a bed & breakfast, with guest rooms or suites, with or without kitchen facilities, rented to the general public for transient lodging. Hotels typically include a variety of services in addition to lodging, for example, restaurants, meeting facilities, personal services, etc.

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02.630     Hotel, resort.

"Hotel, resort" means a hotel with accessory recreational components, as well as service uses designed primarily for the convenience of guests.

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02.640     Industrial park.

"Industrial park" means a single parcel or group of parcels of land designated to provide for a combination of light and moderate industrial uses that do not in their maintenance, assembly, manufacture, or plant operation create smoke, gas, odor, dust, sound, vibration, soot or lighting to a degree that might be obnoxious or offensive to persons conducting a business in this or any adjacent district. Where applicable, the provisions outlined in Nuisances and Hazards, Section 04.250 shall apply.

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02.650     Infrastructure.

"Infrastructure" means the basic utilities and services necessary to support development; e.g., sewer, water and roads.

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02.660     Joint-use parking.

"Joint-use parking" means the common use of  parking space(s) among businesses on the same lot whose operating hours do not overlap.

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02.670     Junkyard.

"Junkyard" means the use of more than 200 sq. ft. of the area of any parcel, lot or contiguous lots for the storage of junk, including scrap metals or other scrap materials and for the dismantling, wrecking or storage of used automobile or vehicles or machinery or parts thereof.

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02.680     Kennel.

1. Kennel, private. "Private kennel" means any property where dogs and cats over the age of 4 months are kept in accordance with the requirements of Section 04.270 for the use and enjoyment of the occupant for noncommercial purposes.
2. Kennel, boarding or commercial. "Boarding or commercial kennel" means any facility other than a private kennel, including, but not limited to, a facility for the keeping, boarding, breeding, training and maintaining of more than four dogs of 4 months of age or older, whether for a fee or not, or for sale.

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02.690     Kitchen.

"Kitchen" means any room, all or part of which is designed or used for cooking and the preparation of food.

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02.700     Land Development Technical Advisory Committee.

"Land Development Technical Advisory Committee" (LDTAC) means a technical committee consisting of the director of Public Works, the Community Development director and the Environmental Health director, and any other affected County departments, or their designated representatives. This body shall act in a technical capacity to the Commission. This body reviews and makes recommendations on all subdivisions, land divisions, use permits, general plan amendments, land use redesignations and preapplications.

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02.705     Land use designation.

“Land use designation” is a general category or class of land use activity (e.g., “residential,” “commercial” or “industrial”) that is permitted to occur on specific parcels of land in the unincorporated area of the county that have been duly assigned that designation by the County pursuant to this Land Use Element of the General Plan. Land use designations are generally described in Section IV of this Land Use Element and their specific assignments to individual parcels of land in the unincorporated area of the county are depicted in the Land Use Maps available at https://monomammoth.maps.arcgis.com. Because assigned land use designations essentially create regulatory boundaries or areas within which certain permitted uses may occur, parcels of land are sometimes described under these Land Development Regulations as being located within their assigned land use designations. Except as otherwise expressly provided by these Land Development Regulations, no land may be developed or used except in the manner permitted by its assigned designation. (See Section 01.060 of these Land Development Regulations.) 

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02.710     Landscaping.

"Landscaping" means the use of plant and natural materials, paving materials or structural materials in order to amend and enhance the exterior environment on any parcel, public right of way and easement or to reestablish or reinforce the existing natural environment.

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02.720     Lot.

"Lot" means land occupied or to be occupied by a use, building or a unit group of buildings and uses and accessory buildings and uses, together with such yards, open spaces and lot width and area as are required, and having frontage upon a street; or an area or parcel shown on and created by a final or parcel map recorded with the County Recorder.

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02.730     Lot coverage.

"Lot coverage" means the percentage of a lot encumbered by structures including decks and areas devoted to vehicular traffic or parking. Specified requirements may be modified for substandard lots.

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02.740     Lot, double-frontage.

"Lot, double-frontage" or through lot means a lot other than a corner lot that has frontage on two parallel or approximately parallel streets. Required front yards shall be measured from both street frontages.

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02.750     Lot depth.

"Lot depth" means the average horizontal distance between the front and rear lot lines measured in the mean direction of the side lot lines.   

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02.760     Lot width.

"Lot width" means the distance measured at the building setback line along a line or arc that is parallel or concentric to the right of way.

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02.770     Manufactured housing.

The term manufactured home and mobile home may be used interchangeably in the General Plan, however permitting and use shall be pursuant to State law in regard to its definition of manufactured housing. "Manufactured housing" means a structure, transportable in one or more sections, which, in the traveling mode, is 8 body feet or more in width, or 40 body feet or more in length, or, when erected on site, is 320 or more square feet, and which is built on a permanent chassis and designed to be used as a dwelling with or without a permanent foundation when connected to the required utilities, and includes the plumbing, heating, air conditioning, and electrical systems contained therein; except that such term shall include any structure that meets all the requirements of this paragraph except the size requirements and with respect to which the manufacturer voluntarily files a certification and complies with the standards established under Part 2 of Division 13 (18000 et seq.) of the Health and Safety Code. “Manufactured home” includes a mobile home subject to the National Manufactured Housing Construction and Safety Act of 1974 (42 U.S.C., Sec. 5401, et seq.) (see Health and Safety Code Section 18007).

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02.780     Manufactured-housing subdivision.

"Manufactured-housing subdivision" means any area or tract of land where two or more lots are created in accordance with applicable provisions of Title 17 of the Mono County Code for the exclusive use of manufactured-housing units that are defined to include mobile homes and factory-built housing.

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02.790     Mobile home.

The term manufactured home and mobile home may be used interchangeably in the General Plan, however permitting and use shall be pursuant to State law in regard to its definition of mobile home. "Mobile home" means a structure that meets the Health and Safety Code requirements of Health and Safety Code Section 18007. “Mobile home” does not include a commercial coach, as defined in Health and Safety Code Section 18001.8, factory-built housing, as defined in Health and Safety Code Section 19971, or a recreational vehicle, as defined in Health and Safety Code Section 18010 (see Health and Safety Code Section 18008). “Commercial coach” means a structure transportable in one or more sections, designed and equipped for human occupancy for industrial, professional, or commercial purposes, which is required to be moved under permit, and shall include a trailer coach as defined in Section 635 of the Vehicle Code (see Health and Safety Code Section 18001.8).

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02.800     Mobile-home display units.

"Mobile-home display units" means any mobile home or mobile homes that are used solely for the purpose of displaying units offered for sale by the developer of an approved mobile-home park or subdivision in the area.

Mobile-home display units are deemed to be temporary and shall be removed from the site at the completion of the sales program or upon termination of any permit issued for that use. Mobile-home display units shall not be used at any time for living quarters unless installed on legal mobile-home lots that provide all necessary support requirements.

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02.810     Mobile-home park.

"Mobile-home park" means any area or tract of land designed as a single unit where two or more mobile-home lots or spaces are rented or leased, or held out for rent or lease to accommodate mobile homes used for dwelling purposes.

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02.820     Modular.

Refer to factory-built housing definition, Section 02.480.

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02.830     Model home or unit, temporary.

"Model home or unit, temporary" means any dwelling unit or units that are used solely for the purpose of displaying units offered for sale and that are temporary in nature, the unit or units to be removed from the site at the expiration of any permit issued for the use. Temporary model homes or units shall not be used at any time as living quarters.

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02.840     Motel.

"Motel" means a building or buildings containing guest rooms or units with associated automobile parking spaces designed and used primarily for the accommodation of transient automobile and other travelers.

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02.850     Nonconforming.

"Nonconforming" means the existence or use of land, a building, a structure or portion thereof, that does not conform to the regulations of the land development regulations and that lawfully existed at the time the regulations with which it does not conform became effective.

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02.860     Nurseries.

"Nurseries" means the retail or wholesale handling of any article, substance or commodity related to the occupation of gardening, including the sale of plants, shrubs, trees, packaged fertilizers, soils, chemicals and other nursery goods and related products. The bulk sale or bulk storage of fertilizers, soils, chemicals and other garden supplies shall be within a building.

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02.870     Open space.

"Open space" means land where basic natural values have been retained. Open space can include wilderness areas as well as a small park in the middle of town, pastures, forested areas, agricultural uses, golf courses, flood washes, ski runs, etc. The function of open space may differ, depending upon the location. It may have a protective function, as in the case of open space in flood plain areas, where it serves to protect health and safety. It can have a structural or buffer function to space and separate conflicting land uses. It may serve the function of recreation or a scenic function to provide aesthetic views of forests or mountains.

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02.880     Outdoor sales.

"Outdoor sales" means any retail sales operation conducted either partially or entirely outside, in a motorized vehicle, or temporary structure (i.e., tent, vegetable stand, etc.).

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02.890     Overlay district.

"Overlay district" means an area within which a set of standards and requirements are employed to deal with special physical characteristics such as hazardous areas. Overlay districts are sometimes described in the general or area plans and are mapped and/or imposed in conjunction with, and in addition to, those of the underlying land use designation.

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02.900     Parking space.

"Parking space" means a usable space on the building site at least 10’ x 20’ if over 7,000’ elevation and at least 9’ x 18’ if covered or under 7,000’ elevation. Such space shall be located off the street with adequate access to such space.

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02.910     Parking, underground structure.

"Parking, underground structure" is an improved, covered parking lot built beneath the structure that it primarily serves, and not extending more than 5 feet above the finished grade. Building height is then measured from the top of the underground parking structure.

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02.912    Permitted Use.

“Permitted use” means a typical land use that is allowed within a particular land use category; permitted uses listed for each land use designation are examples of permitted uses within that designation. Additional specific uses may be permitted if they are similar to the listed uses; see 04.020-04.050. A permitted use is considered to be consistent with the objectives of the General Plan. Permitted uses may also be subject to performance or other development standards, applicable area or specific plans, and either ministerial or discretionary approval.

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02.915    Pool.

“Pool” means a man-made structure containing water and open at the surface that is installed permanently within the ground. A pool may be used for human use, aesthetics or otherwise.

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02.920     Poultry farms.

"Poultry farms" means the raising and/or keeping of chickens, ducks, geese, pigeons, pheasants, or guinea fowl for commercial purposes.

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02.930     Professional office.

"Professional office" means an establishment for professional, executive or administrative offices, including those of accountants, lawyers, medical doctors, dentists, architects, engineers, drafting offices, insurance agents, real estate agents and other occupations that are of similar character to those enumerated, but not including barbers, beauty salons, cosmetologists or other service establishments or building trades contractor

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02.940     Public buildings and uses.

"Public buildings and uses" means any civic- or service-oriented facility available to the general public including such uses but not limited to schools, parks, playgrounds, educational, recreational and social facilities, libraries, museums, firehouses, courthouses, administrative offices, hospitals and other governmental facilities.

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02.950     Public utility buildings, structures and uses.

"Public utility buildings, structures and uses" means the use of land for public utility purposes by public, quasi-public and private energy and communication purposes and distributors except for conventional electrical distribution substations and facilities. Hydroelectric, geothermal power plant construction, and cell/communication towers are considered to fall within this definition.

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02.960     Quasi-public buildings and uses.

"Quasi-public buildings and uses" means a use operated by a private nonprofit educational, religious, recreational, charitable, fraternal or medical institution, association or organization, and including but not limited to such uses as churches, private schools, universities, community recreational, educational and social facilities, meeting halls, private hospitals and similar uses.

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02.970     Recreational vehicle.

"Recreational vehicle" means a motor home, travel trailer, truck camper, or camping trailer, with or without motor power, designed for human habitation for recreation or emergency occupancy, which is 8 feet or less in overall width and 40 feet or less in overall length, or a bus conversion for human habitation, and for which a special permit and/or chauffeur's license is not required by the California Vehicle Code to move such vehicle on a public highway.

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02.980     Recreational-vehicle park.

"Recreational-vehicle park" means any area or tract of land where two or more lots or spaces are rented or leased, or held out for rent or lease to owners or users of recreational vehicles that are occupied for temporary purposes or seasonal use. A recreational-vehicle park may allow the use of tents or other temporary camping facilities either in place of a recreational vehicle or in a separate designated area within its confines and considered as part of the number of approved lots or spaces in the park. In addition, an "RV" park normally contains provisions for electrical and sanitary hookups.

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02.990     Scenic Highway.

"Scenic Highway" means any freeway, highway, route, road, street, boulevard, or other public right of way that traverses an area of land generally adjacent to (within 1,000 feet) and visible from the highway, which requires protective measures to ensure preservation of its scenic qualities.

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02.1000   Scenic Highway Corridor.

"Scenic Highway Corridor" means the area of land generally adjacent to (within 1,000 feet) and visible from the highway, which requires protective measures to ensure preservation of its scenic qualities.

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02.1010   Screening.

"Screening" means the use of fences, hedges, and walls as well as earth mounds and the massing of trees and shrubs in order to mitigate visual nuisance generated by specific land uses and to protect the amenities of abutting land use districts in accordance with the intent of those districts.

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02.1020   Service station.

"Service station" means a retail business establishment limited to the sale of motor fuels and supplying goods and services generally required in the operation and maintenance of automotive vehicles. These may include sale of petroleum products; sale and servicing of tires, batteries, automotive accessories and replacement items; washing and lubrication services; the performance of minor automotive maintenance and repair. Major automotive repairs, painting, and body and fender work are excluded except where such uses are otherwise permitted in the district.

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02.1030   Setback line, street.

"Setback line, street" means a line that defines the depth of the required street setback, front yard, side yard or side street where said yard or yards abut a street. Said street setback line shall be parallel or concentric with the street right-of-way line.

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02.1040   Sign.

"Sign" means any words, letters, numerals, emblems, designs, or other marks shown on any card, cloth, paper, metal, painted surface, glass, wood, plaster, stone or other device of any kind or character by which anything is made known and used to attract attention.

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02.1045   Site disturbance.

“Site disturbance” means the portion of a parcel that has been changed from its natural condition during the process of development, including but not limited to areas altered by structures, parking areas, roads and driveways, and graded areas. It does not include areas used for agricultural operations. Land that has been disturbed but that has subsequently been reclaimed or revegetated is not counted in the calculation of site disturbance. “Site disturbance” includes the area considered as lot coverage (structures and impervious surfaces). Lot coverage and site disturbance are calculated using gross coverage/disturbance for parcels one acre or more in size; and net coverage/ disturbance for parcels under one acre in size.

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02.1050   Site plan.

"Site plan" means a plan, prepared to scale, showing accurately and with complete dimensions all of the uses proposed for a specific parcel of land taking into consideration the natural and man-made characteristics of the parcel.

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02.1060   Site plan review.

"Site plan review" means the review by the County of a site plan and other studies to assist the County in determining the manner in which the applicant intends to make use of his property.

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02.1063   Small-scale agriculture.         

“Small-scale agriculture” means gardens and orchards producing food for human consumption that do not exceed 10% of the total lot area. Such agriculture may be for personal or community use. Landscaping is not considered small-scale agriculture.

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02.1065   Snow storage area.

"Snow storage area” means an area set aside for the storage of snow. The area may be landscaped, paved or covered with natural vegetation. See Section 04.300, Snow storage requirements.

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02.1070   Social care facility.

"Social care facility" means any facility in the general classification of a boarding home for aged persons, boarding home for children, day care home for children, day nursery, nursing home or parent-child boarding home. These facilities consist of a building or group of buildings used or designed for the housing of sick, demented, injured, convalescent, infirm or well, normal healthy persons, requiring licensing or certification by regulating government agencies.

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02.1080   Special event.

"Special event" means any organized activity, event, procession, or assemblage of persons for which there is not an outstanding use permit, that is held over a temporary or limited number of days. See Mono County Code Chapter 5.50.

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02.1090   Stable, private.

"Stable, private" means a detached accessory building for keeping of horses, burros or mules that are owned by the occupants of the premises. Private stable buildings are not otherwise available for rent or boarding purposes.

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02.1100   Stable, public.

"Stable, public" means a stable other than a private stable for keeping of horses.

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02.1110   Street line.

"Street line" means the boundary between a street, public or private, and abutting property.

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02.1120   Street, public.

"Street, public" means a street, road or way, but not an alley; dedicated to, owned by or maintained by a state, county or incorporated city.

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02.1121    Strip commercial.

“Strip commercial” is a form of commercial development in which each establishment is afforded direct access to a major thoroughfare through a shared parking lot; generally associated with intensive use of signs to attract passersby.

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02.1130   Structural alterations.

"Structural alterations" means any change in the supporting members of a building, such as a bearing wall, column, beam or girder, floor or ceiling joists, roof diaphragms, foundations, pipes or retaining walls.

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02.1140   Structure.

"Structure" means anything that is built or constructed (definition from the California Building Code), but for the purposes of this General Plan shall not include fences under 7 feet in height and retaining walls less than 4 feet in height.

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02.1141    Square Footage.

“Square Footage,” for the purposes of General Plan policies, shall be calculated based on the exterior foundation footprint of the unit. All interior space, whether habitable, conditioned, or otherwise, shall count toward the total square footage of the unit.

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02.1150   Subdivision.

"Subdivision" means the division, by any subdivider of any unit or units of improved or unimproved land, or any portion thereof, shown on the latest equalized County assessment roll as a unit or as contiguous units for the purpose of sale, lease or financing whether immediate or future except for leases of land for agricultural purposes. Property shall be considered contiguous even if it is separated by roads, streets, utility easement or railroad rights of way. Subdivision includes a condominium project, as defined in Section 1350 of the Civil Code, a community apartment project, as defined in Section 11004 of the Business and Professions Code or the conversion of five or more existing dwelling units to a stock cooperative, as defined in Section 11003.2 of the Business and Professions Code. As used in this definition, agricultural purposes mean the cultivation of food or fiber or the grazing or pasturing of livestock.

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02.1160   Substandard lot.

"Substandard lot" means a unit of land, the area, width or other characteristics that fails to meet the requirements of the land use designation in which it is located.

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02.1165   Supportive housing.

“Supportive housing” means permanent rental housing linked to a range of support services designed to enable residents to maintain stable housing and lead fuller lives.

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02.1170   Temporary use.

"Temporary use" is any use or occupation of any building or land for a period of 180 days or less.

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02.1180   Time-share project.

"Time-share project" is any project in which a purchaser receives the right in perpetuity, for life, or for a term of years, to the recurrent, exclusive use or occupancy of a lot, parcel, unit, or segment of real property, annually or on some other periodic basis, for a period of time that has or will be allotted from the use or occupancy periods.

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02.1190   Time-share estate.

"Time-share estate" is a right of occupancy in a time-share project that is coupled with an estate in real property.

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02.1200   Time-share use.

"Time-share use" is a license, certificate or contractual or membership right of occupancy in a time-share project that is coupled with an estate in real property.

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02.1201   Tract housing.

“Tract housing” is a style of housing development in which multiple identical or nearly identical homes featuring similar color, texture and form are built together on a single tract of land.

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02.1210   Transient rental.

"Transient rental" means any structure, or portion of structure, which is occupied, or intended or designed for occupancy by transients for purposes of sleeping, lodging or similar reasons. A "transient" is any person who exercises occupancy, whether by agreement, concession, permit, right of access, license, contract, payment of rent or otherwise, for a period of 30 or fewer consecutive calendar days.

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02.1215   Transitional housing.

“Transitional housing” means a type of supportive housing used to facilitate the movement of homeless individuals and families to permanent housing.

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02.1220   Travel trailer.

"Travel trailer" means a recreational vehicle. See Section 02.970.

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02.1230   Use.

"Use" means the purpose for which land or a building thereon is designed, arranged or intended, or for which it is or may be occupied or maintained.

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02.1240   Use, accessory.

"Use, accessory" means a use accessory to any permitted use and customarily a part thereof, which use is clearly incidental and secondary to the permitted use and which does not change the character thereof.

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02.1250   Yard.

"Yard" means an open space other than a court on the same building site with a building, which open space is occupied and unobstructed from the ground upward, not including any portion of any street or alley or road right of way.

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02.1260   Yard, front.

"Yard, front" means that portion of the lot adjacent to a street right of way, extending between the side lot lines to a depth required by the district in which the lot is located.

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02.1270   Yard, rear.

"Yard, rear" means a yard extending across the back of the lot between the side lot lines and to a depth required by the district in which the lot is situated.

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02.1280   Yard, side.

"Yard, side" means a yard along the side line of the lot and to a width required by the district in which the lot is situated, and extending from the front yard to the rear yard.

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