Mammoth Lakes Municipal Code Ch. 17.20 Residential Zoning Districts

(a) In addition to the objectives outlined in Section 17.04.010, the specific purposes of the residential zoning districts are to:

(1) To reserve appropriately located areas for residential use at various ranges of dwelling unit densities and types consistent with the general plan and with sound standards of public health, safety and welfare;

(2) To ensure adequate light, air, privacy and open space for each dwelling;

(3) To minimize traffic congestion and to avoid the overloading of utilities by preventing the construction of buildings of excessive bulk or number in relation to the land area around them and the ability of the local infrastructure to support them;

(4) To protect residential properties from incompatible noise, illumination, unsightliness, odors, smoke and other objectionable influences; and

(5) To facilitate the provision of utility services and other public facilities commensurate with anticipated population, dwelling unit densities and service requirements.

(b) Additional purposes of the individual residential zoning districts are as follows:

(1) RR (Rural Residential) District. This zoning district is intended as an area for single-family rural residential development with larger lots and lower density than the residential single-family zone. Transient occupancy or rental, hotels and motels, and group living quarters uses are not permitted in this zone. Bed and breakfast uses are permitted only with a use permit. Uses permitted are those that are complementary to, and can exist in harmony with, a rural residential neighborhood.

(2) RSF (Residential Single-Family) District. This zone is intended as an area for single-family residential development. Transient occupancy or rental, hotels and motels, bed and breakfast, and group living quarters uses are not permitted in this zone. Only those uses are permitted that are complementary to, and can exist in harmony with, a residential neighborhood.

(3) RMF-1 (Residential Multiple-Family) District. This zone is intended as an area for the development of mixed residential uses (single-family dwellings, apartments, and other multiple-family developments). Transient occupancy or rental and hotel and motel uses are not permitted in this zone. Group living quarters uses are permitted only with a use permit. Bed and breakfast uses are permitted. Only those uses are permitted that are complementary to, and can exist in harmony with, such residential developments.

(4) RMF-2 (Residential Multiple-Family) District. This zone is intended as an area for the development of primarily multiple-family developments. Transient occupancy shall be permissible in this zone subject to the issuance of a use permit. Only those uses are permitted that are complementary to, and can exist in harmony with, such residential developments.

(c) As used in the descriptions of the RR, RSF, and RMF-1 zoning districts above, the terms "transient occupancy or rental," "hotels and motels," "bed and breakfast," and "group living quarters" shall have the definitions set forth in Sections 17.144.020 through 17.144.050 and Section 17.148.020.

(d) The limitations on transient occupancy or rental, hotels and motels, bed and breakfast, and group living quarters in the RR, RSF, and RMF-1 zoning districts set forth above (transient use limits), together with this Subsection (d) and Subsection (c) of this section were adopted by the initiative to require voter approval to alter transient rental zoning in residential neighborhoods (initiative). Voter approval (as defined in subsection (e) of this section) is required for any amendment or repeal of:

(1) The transient use limits;

(2) This or the immediately preceding subsection; or

(3) The changing of the zoning of land zoned as RR, RSF or RMF-1 as of December 31, 2014, unless the new zoning maintains the Transient Use Limits applicable to the land being rezoned.

(e) Voter approval is not required for amendments to this Code that would not affect the transient use limits. Voter approval is not required for amendments to this Code definitions referenced above; provided, however, that the definitions in place as of December 31, 2014, shall apply to the transient use limits. No use permit, modification to use a permit, or other entitlement shall be granted, extended, or enforced, though action or inaction, that is inconsistent with the provisions of the Initiative. For purposes of this section, the term "voter approval" means a majority of the voters voting on a proposed amendment or repeal, voting in favor of the proposed amendment or repeal.

(Code 1990, § 17.20.010; Ord. No. 14-02, § 4, 3-19-2014; Ord. No. 15-02, § 4(exh. A), 3-4-2015; Ord. No. 15-08, § 2, 10-6-2015)

(a) General permit requirements. Table 17.20.020 identifies the uses of land allowed by this chapter in the Residential Zoning Districts, and the permit required to establish each use, in compliance with Section 17.08.020.

(b) Requirements for certain specific land uses. Where the last column in Table 17.20.020 includes a section number, the referenced section may establish other requirements and standards applicable to the use. The following is a key for the abbreviations used in Table 17.20.020:

Table 17.20.020 Allowed Uses and Permit Requirements for Residential Zoning Districts

(Code 1990, § 17.20.020; Ord. No. 14-02, § 4, 3-19-2014; Ord. No. 15-02, § 4(exh. A), 3-4-2015; Ord. No. 17-10, § 4(exh. A), 11-1-2017; Ord. No. 19-04, § 4(exh. A, a.), 11-6-2019; Ord. No. 19-06, § 4(exh. A, a.), 12-18-2019; Ord. No. 2021-03, § 4(exh. B, § a.), 3-3-2021; Ord. No. 2022-01, § 3(exh. B, § a.), 1-19-2022)

Subdivisions, new land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and established in compliance with the requirements in Table 17.20.030, in addition to the applicable standards (e.g., landscaping, parking and loading, etc.) in Chapters 17.36 through 17.56. However, where accessory dwelling units (see Section 17.52.055) or urban lot splits/two-unit projects (see Section 17.52.270) are a permitted use, the development standards specified in Chapter 17.52 for the specific land use shall take precedence over the development standards specified below. Additional regulations are denoted in the right-hand column. Section numbers refer to other sections of this chapter while individual letters refer to sections that directly follow the table.

Table 17.20.030 Residential Zoning Districts Development Standards

(A) Density requirements.

(1) RMF-1 and RMF-2 Zones. When the density calculation results in a fraction or decimal (acreage multiplied by allowed density does not equal a whole number) in the RMF-1 and RMF-2 zones and the fraction or decimal exceeds 66 percent of a unit, it shall be rounded up to the next higher whole number. When the fraction or decimal is 66 percent or less it shall be rounded down to the next lower whole number.

(2) RR Zone. Any new subdivision within the RR zone is required to meet all of the development standards (i.e., lot size, area, and density). When the density calculation results in a fraction or decimal (acreage multiplied by density does not equal a whole number) in the RR zone, it shall be rounded down to the next lower whole number (e.g., 1.75 acre parcel multiplied by two units per acre equals 3.5, which is rounded down to three units).

(3) RSF Zone. When the density calculation results in a fraction or decimal (acreage multiplied by density does not equal a whole number) within the RSF zoning district, it may be rounded to the next higher whole number only when all of the following criteria are met:

a. The proposed subdivision does not exceed a density of five lots per acre;

b. The proposed subdivision qualifies for a 40-foot private street right-of-way;

c. The proposed subdivision is ten lots or fewer;

d. The proposed subdivision meets all development standards for the RSF zone, including lot area, lot width and depth, frontage, access and minimum buildable area; and

e. The proposed subdivision is within a previously subdivided neighborhood where existing lot sizes are comparable to those proposed.

(4) Managers unit. One manager's unit for hotels, motels, fractional use projects and multiple-family developments of 20 or more units or defined portions, whichever is greater, or where required by State law, may be excluded from the density calculations. These units may not be sold separately and, in a condominium development, must remain a part of the common area.

(B) Residential front yard setbacks on steep upsloping lots. A minimum five-foot front or street-side setback shall be allowed for the construction of an attached or unattached private garage and associated entries (not, including rooms), provided that the following conditions are met:

(1) The elevation of the lot, at all points measured 20 feet from the property line adjacent to the street from which access will be taken, shall be at least seven feet above the elevation at the centerline of the street;

(2) No portion of the garage shall exceed 15 feet in overall height as measured from all points along the centerline of the street perpendicular to the garage;

(3) Main entry shall not exceed 15 feet above natural grade;

(4) All required snow storage shall be provided. Snow storage areas shall meet the requirements of Section 17.36.110.

(5) No portion of the garage shall be located closer than 30 feet to the centerline of the street; and

(6) All required parking must be provided. The required exterior space may be parallel to the street within a driveway leading to a garage provided that parking space meets the minimum dimensions and is located entirely outside of the public right-of-way. Alternatively, the required exterior parking space may be located within the front setback area adjacent to the garage, provided that the space is covered. The location of unenclosed parking areas and the garage and entry encroachments must conform to requirements of the adopted residential driveway standards and California Building Standards Code provisions for snow shed from roofs.

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(C) Bluffs slope setback.

(1) The distance between any construction above 8,250 feet and a 30 percent or greater slope which occupies more than one-quarter of the parcel shall be 30 feet except as provided below.

(2) Reduction of the 30-foot setback may be permitted when a design is provided that better meets the intent of this regulation to mitigate visual impact from off-site pursuant to the Bluffs EIR. All other mitigation measures must be satisfied, including avalanche hazard impacts, when such a reduction is approved by the Commission through approval of a use permit. Factors to be considered by the Commission in granting a setback reduction include, but are not limited to, location of existing vegetation, lowered building profile, and fit of structure into natural terrain.

(Code 1990, § 17.20.030; Ord. No. 14-02, § 4, 3-19-2014; Ord. No. 15-01, § 4(exh. A, § 26), 1-21-2015; Ord. No. 20-13, exh. A(d), 11-18-2020; Ord. No. 2021-03, § 4(exh. B, § d.), 3-3-2021; Ord. No. 2022-01, § 3(exh. B, § b.), 1-19-2022)