Local zoning · Mammoth Lakes

Mammoth Lakes — Landscaping and Screening

Q: What are Mammoth Lakes’ fence height limits?

For most zones the code limits fences to 3 ft within the front or street‑side setback and 6 ft within side/rear setbacks or the remainder of the lot; industrial areas have a special 8 ft allowance and other Commerce Drive exceptions. Fence height is measured from grade; special rules apply for differing grades. See § 17.36.040 .

Q: How much landscaping does a parking lot need in Mammoth Lakes?

Parking lots must allocate at least 10% of the gross parking area to landscaping and provide at least one tree for every five parking spaces , with tree plantings at minimum 3‑gallon size. These rules are in the parking chapter. See § 17.44.100 .

Q: Are there rules about water use for landscaping?

Yes — Chapter 17.40 requires water‑efficient landscape design, water budgets (MAWA/ETAF), irrigation system standards (e.g., distribution uniformity), and, above thresholds, separate landscape water meters. Residential irrigated landscapes of 5,000 sf or greater and nonresidential landscapes of 1,000 sf or greater typically require a landscape documentation package. See Chapter 17.40 (e.g., § 17.40.040 , § 17.40.060 ).

Q: If my lot borders an industrial parcel, what must I show on my plans?

Show a 15‑ft setback where industrial activities occur adjacent to residential uses and show either a 6‑ft masonry/solid fence or screening landscaping on the interior lot lines as part of your site plan; Director approval is required for the screening approach. See § 17.36.090(1) .

Q: Does design review consider landscaping and screening?

Yes — design review explicitly evaluates the location, type, size, and water‑efficiency of plant materials, and the height, materials, colors, and variety of fences, walls, and screen plantings. Most non‑exempt projects must include landscape plans in their design review submission. See Chapter 17.88 .

Q: Are there special mobilehome park landscaping requirements?

Yes — in the MHP zone all yards and setback areas must be landscaped per an approved site plan, be predominantly native or climate‑adaptive, and at least one native tree must be planted on each mobilehome space ; screening is required around the entire park (design review). See § 17.32.060(d–e) .

Landscaping and Screening under the Mammoth Lakes local zoning and planning code, with the controlling citations.

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Last reviewed: July 2, 2026

Overview

This page summarizes what Mammoth Lakes’ Title 17 (Zoning) requires for landscaping, screening, fences/walls, tree protection/removal, and related buffering. It is built from the Town zoning ordinance (Title 17) and explains the numeric limits and design obligations, where they live in the code, and how they interact with design review and parking/landscape water rules. For procedural items (permits, parcel‑specific interpretations) always Verify with the jurisdiction. Key controlling code locations include § 17.36.040, § 17.36.090, § 17.36.140, the residential district standards in § 17.20.030, the Mobile Home Park rules at § 17.32.060, parking landscaping at § 17.44.100, and the water‑efficient landscape rules in Chapter 17.40.

Key code chapters & rules (plain-English synthesis)

Fences and walls: Maximum typical limits are 3 ft within front/street setbacks and 6 ft elsewhere (industrial exceptions apply). Fence height is measured from grade; prohibited materials are specified (no barbed wire, razor wire, etc.). See § 17.36.040.
Screening & buffers between incompatible uses: When industrial uses abut other zones, a minimum 15 ft separation plus a 6‑ft masonry or solid fence or screening landscaping on interior lot lines is required (Director approval applies). Retail/service uses adjacent to residential require a 15‑ft landscaped buffer where no structures, paving, or snow storage are allowed. See § 17.36.090.
Tree protection and removal: Trees are protected across the Town; generally no removal of live trees > 12 in DBH without Director approval and a tree removal permit. Permits require a site plan, reasons for removal, and may require an arborist or RPF report and replacement plantings (minimum replacement size 3 gallons). See § 17.36.140.
Grading/clearing & preservation: Grading or clearing of yards is limited (only for construction access, limited front access, snow/materials storage, exempted landscaping, or design review approval). Existing trees/vegetation are to be preserved; replacement plantings may be required for removals. See § 17.36.050.
Parking area landscaping: Parking lots must provide at least 10% landscape area of the gross parking lot area and at least one tree per five parking spaces (trees minimum 3‑gallon size). Landscaping must be irrigated and shown on a landscape plan. See § 17.44.100.
Water‑efficient landscapes and defensible space: Mammoth requires water‑efficient landscape documentation, irrigation standards, separate landscape meters above thresholds, and a noncombustible 5‑ft zone adjacent to structures plus rules about plant choice near buildings. The MAWA and ETAF water‑budget metrics are used for compliance; residential ETAF = 0.55; nonresidential ETAF = 0.45. See Chapter 17.40 (e.g., § 17.40.040, § 17.40.060) for details.
Design review linkage: Landscaping, screening, fences/walls, and mechanical/refuse screening are explicit design review topics; small plantings (<2,500 sq ft) may be exempt but most projects show full landscape documentation during design review. See Chapter 17.88 (scope and criteria).

(If you consult the Town for a project, reference these exact sections when you meet with staff.)

District‑by‑district breakdown

Note: the zoning map determines where each district applies. Verify mapping for your parcel.

RR (Rural Residential)

Purpose: low density, preserve rural character.
Typical permitted uses: rural single‑family residences and accessory uses (see Table 17.20.030).
Key development standards: Lot area 15,000 sf; Front yard 25 ft; Side yard 10 ft; Rear yard 20 ft; Max lot coverage 30%; Height 35 ft (see Table 17.20.030 and § 17.36.100 for setback rules).
Landscaping/screening: subject to Townwide landscaping rules (Chapter 17.40) and tree protection (no live trees > 12 in DBH removal without permit).

RSF (Residential Single‑Family)

Purpose: standard single‑family neighborhoods.
Typical uses: single‑family homes and accessory units (subject to ADU rules). See Table 17.20.030.
Key standards: Lot area 7,500 sf; Front yard 20 ft; Rear yard 10 ft; Max lot coverage 40%. Landscaping, grading limits, and tree protections apply as with RR.
Note: ADUs are handled under Chapter 17.52. Use the ADU guidance when planning landscaping near an ADU. Mammoth Lakes ADUs

RMF‑1 and RMF‑2 (Multifamily)

Purpose: medium to higher density housing.
Typical uses: multifamily residential (see Table 17.20.030).
Key standards: RMF‑1: Lot area 10,000 sf; RMF‑2: Lot area 40,000 sf; Max lot coverage 50% (RMF‑1) / 60% (RMF‑2); front/side/rear setbacks per Table 17.20.030 and § 17.36.100.
Landscaping/screening: tree management plans are available for larger multifamily projects; tree removal permits or administrative tree management plans apply for 25+ unit sites. See § 17.36.140.

MHP (Mobile Home Park Zone)

Purpose: dedicated mobilehome parks. See § 17.32.060.
Typical uses: mobilehomes and park accessory uses (must be developed per this chapter).
Key development / landscaping standards (§ 17.32.060):
- Minimum park area 10 acres; min frontage 200 ft; min site area per unit 5,000 sf; max density 12 units/acre; setbacks 20 ft along street, 10 ft other lot lines; max height 35 ft.
- Landscaping/screening: All yards & setback areas must be landscaped per an approved site plan; landscaping must be predominantly native or climate adaptive; screening must surround the entire park (per design review). At least one native tree per mobilehome space. See § 17.32.060(d–e).

Industrial (I)

Purpose: concentrate industrial uses and protect other uses from industrial impacts. See § 17.28.010.
Key standards re: screening: Industrial structures/activities must maintain a minimum 15‑ft setback from any residential district/use and must provide a 6‑ft masonry or solid fence or screening landscaping on interior lot lines (Director approval). See § 17.36.090(1).

Public and Quasi‑Public

Purpose: community/institutional facilities.
Permitted uses and site standards are in the Public and Quasi‑Public chapter; screening and landscaping are set by use permit or design review for individual facilities. See Chapter text and § 17.20.020 / related development standards.

Decision‑relevant standards (quick table)

Issue / Item	Standard (decision‑relevant)	Code Reference
Fence height (typical)	3 ft in front/street setback; 6 ft in side/rear/remainder of lot (industrial can be 8 ft with special Commerce Dr. setback rules)	§ 17.36.040
Industrial → Residential buffer	15 ft setback + 6‑ft masonry or solid fence or screening landscaping on interior lot lines (Director approval)	§ 17.36.090(1)
Retail/Service → Residential buffer	15 ft landscaped buffer; no structures/paving/snow storage in buffer	§ 17.36.090(2)
Parking lot landscaping	10% of gross parking area; 1 tree per 5 spaces (trees min 3‑gallon)	§ 17.44.100
Tree removal threshold	No removal of live trees over 12 in DBH except with Director approval / permit	§ 17.36.050(b) / § 17.36.140
Mobilehome park tree requirement	At least one native tree per mobilehome space; full site landscaping per approved plan	§ 17.32.060(d–e)
Defensible / noncombustible zone	Landscape projects must show a noncombustible 5‑ft zone around structures; planting limits near structures per Chapter 17.40	§ 17.40.040(a)

Practical guidance and interpretation (original analysis)

Use the code sections as a checklist: when preparing plans, call out § 17.36.040 for your fence heights and details (measurement from the lower parcel grade matters), § 17.36.090 for any buffers where your project borders different use types, and Chapter 17.40 for the detailed landscape documentation and irrigation requirements.
Snow vs landscaping: Retail/residential buffers explicitly prohibit snow storage; parking landscaping must be coordinated with the Town's snow‑storage rules (see § 17.36.110 referenced in district tables). Plan snow storage areas away from required planting beds or select hardscape/rock mulch buffer treatments that comply with the Town’s noncombustible rules.
Trees and fuel management: The Town protects trees but also recognizes fuels reduction; tree removal for defensible space or approved fuel modification must be coordinated with the Mammoth Lakes Fire Protection District and will be processed under the tree removal permit rules in § 17.36.140. Expect mitigation planting or a tree management plan for significant removals.
Design review overlaps: Most non‑exempt projects (including those requiring screening of mechanical equipment, transformers, dumpsters, or large parking lots) will undergo design review and will be evaluated on landscape selection, materials, fence/wall appearance, and compatibility (Chapter 17.88). Include landscape palettes and irrigation specs in your application to smooth review.
Water efficiency: Mammoth uses an evapotranspiration and MAWA approach (ETAF and MAWA) and requires a landscape documentation package for larger or nonresidential projects; irrigation design and meters are required above thresholds. Use the Town’s "Making the Most of Every Drop" guidance referenced in Chapter 17.40 when calculating the water budget.

Checklist (what an applicant must supply for landscaping/screening items)

Show fence/wall locations, heights, materials and measurement grade lines; note prohibited materials (barbed wire, razor wire). Cite § 17.36.040.
If bordering industrial/retail, show 15‑ft buffer and proposed screening (6‑ft masonry/solid fence or planting). Cite § 17.36.090.
Landscape plan that meets Chapter 17.40 water‑efficiency requirements (plant lists, hydrozones, irrigation design, maintenance schedule). Cite Chapter 17.40 and § 17.40.060/§ 17.40.070.
Parking lot landscape calculations showing 10% landscaped area and 1 tree per 5 spaces, irrigation and snow storage plan. Cite § 17.44.100.
Tree removal permit (if removing trees > 12 in DBH) or tree management plan for large multifamily sites; include arborist report if requested. Cite § 17.36.140.
For projects requiring Design Review, include all landscape and screening details in the design packet per Chapter 17.88.

Risks & Ambiguities

Issue	Why it matters	What to verify
Grade differential when measuring fence height	The code measures fence height from the lower adjacent grade or Director’s determination; mismeasurement can lead to noncompliance	Confirm the grade baseline with Planning or have the Director determine grade for slopes or >2 ft differences; cite § 17.36.040.
“Screening landscaping” performance	The code allows either masonry fences or “screening landscaping” but does not list exact plant sizes or density	Confirm expectations in design review (Director discretion); request clear planting density/height expectations in approval. See § 17.36.090.
Tree removal exemptions vs. fuels reduction	Tree protections and defensible space/fuel reduction can conflict (protected trees vs. fire safety)	If removal is for fuels reduction, coordinate with Mammoth Lakes Fire Protection District and cite the specific fuel‑reduction approval; see § 17.36.140 and Chapter 17.40 defensible rules.
Snow storage conflicting with planted buffers	Parking and site snow storage requirements can eliminate space for required planting or tree root zones	Design snow storage into site plan early and confirm acceptable locations with Public Works and Planning; cross‑check § 17.36.110 and parking landscaping rules.
Which projects trigger a full landscape documentation package	Thresholds (area, nonresidential vs residential) determine if the water budget and irrigation documentation are required	Verify landscape meter and documentation triggers (residential 5,000 sf, nonresidential 1,000 sf) in Chapter 17.40 and MCWD rules.

Information Gaps

The Town’s full recommended plant list (“Making the Most of Every Drop” user’s guide) is referenced in Chapter 17.40, but the plant list PDF/detail is Not found in retrieved materials; obtain directly from Planning or the Town website.
Parcel‑specific zoning and overlay (e.g., specific Wildland‑Urban Interface mapping, any local overlay that modifies screening or defensible‑space rules) are map‑based and Not found in the retrieved text; Verify zoning map/overlays with the Town.
Any neighborhood‑specific or master plan‑level special standards (master plans may change landscape/screening requirements) must be checked on a case‑by‑case basis; Not found in the materials for specific parcels. See master plan authority in Chapter 17.116.

Plain‑English Summary

Mammoth Lakes requires modest, context‑sensitive landscaping and screening: fences are limited (generally 3 ft front, 6 ft elsewhere), heavy uses next to homes need a 15‑ft buffer and a 6‑ft solid screen or planting, parking lots must have 10% landscaping and 1 tree/5 spaces, and trees over 12 in DBH are protected (removal needs a permit). All plans must follow the water‑efficient landscape rules and usually go through design review. Refer to the cited Title 17 sections when preparing plans.

Source References

Title 17 — ZONING (Town Zoning Code). Representative sections used above: § 17.36.040 (Fences and walls) ; § 17.36.090 (Screening and buffer) ; § 17.36.050 (Grading & clearing) ; § 17.36.140 (Tree removal/protection) .
Residential development standards (Table 17.20.030) — § 17.20.030 (lot sizes, setbacks, coverage) .
Mobile Home Park zone — § 17.32.060 (MHP standards, landscaping requirement) .
Parking standards including parking landscaping — § 17.44.100 (parking landscaping: 10% and 1 tree per 5 spaces) .
Water‑efficient landscapes, irrigation, defensible space and related definitions — Chapter 17.40 and related subsections (e.g., § 17.40.040, § 17.40.060) .
Design review scope and landscaping/ screening as review items — Chapter 17.88 (design review scope) .
(Ordinance print export source: library.municode.com — Title 17, Town of Mammoth Lakes.)

Sources

Retrieved passages

Mammoth Lakes Zoning Code (§ 17.36.090) High relevance
Mammoth Lakes Zoning Code (§ 17.36.090) High relevance
Mammoth Lakes Zoning Code High relevance
Mammoth Lakes Zoning Code (§ 4) High relevance
CWUIC § 65850.6 (Title 24) High relevance
Mammoth Lakes Zoning Code (§ 17.36.040) High relevance
Mammoth Lakes Zoning Code (Chapter 17.60.) High relevance
Mammoth Lakes Zoning Code (§ 17.36.030) High relevance
Mammoth Lakes Zoning Code (chapter is) Medium relevance
Mammoth Lakes Zoning Code (Section 17.36.030.) Medium relevance
Mammoth Lakes Zoning Code (section are) Medium relevance
Mammoth Lakes Zoning Code (§ 17.36.070) Medium relevance
Mammoth Lakes Zoning Code (chapter shall) Medium relevance
Mammoth Lakes Zoning Code (Title 17) Medium relevance
CWUIC § 1299.03 (Title 14) Medium relevance
Mammoth Lakes Zoning Code (§ 17.36.120) Medium relevance
Mammoth Lakes Zoning Code (§ 17.84.050) Medium relevance
Mammoth Lakes Zoning Code (Chapter 17.52.) Medium relevance
Mammoth Lakes Zoning Code (Chapter 17.44) Medium relevance
Mammoth Lakes Zoning Code (Chapter 17.88) Medium relevance
Mammoth Lakes Zoning Code (Section 17.36.110.) Medium relevance
Mammoth Lakes Zoning Code (Chapter 17.56) Medium relevance
California Residential Code Medium relevance
California Residential Code Medium relevance

Cited sections

Official Mammoth Lakes code library

Frequently asked questions

Do I need a permit to remove trees on my Mammoth Lakes lot?

Usually yes if the tree is subject to the tree protection rules — live trees greater than 12 inches DBH require a tree removal permit unless an exemption applies (safety hazard, dead trees, routine maintenance, etc.). The application must include a site plan and reasons for removal; the Director may require professional reports and replacement plantings. See § 17.36.140.

What are Mammoth Lakes’ fence height limits?

For most zones the code limits fences to 3 ft within the front or street‑side setback and 6 ft within side/rear setbacks or the remainder of the lot; industrial areas have a special 8 ft allowance and other Commerce Drive exceptions. Fence height is measured from grade; special rules apply for differing grades. See § 17.36.040.

When is screening required between uses?

Screening is required when industrial uses abut non‑industrial zones (minimum 15 ft setback + 6‑ft masonry or solid fence or screening landscaping). Retail/service uses abutting residential must provide a 15‑ft landscaped buffer (no structures/paving/snow storage in the buffer). See § 17.36.090.

How much landscaping does a parking lot need in Mammoth Lakes?

Parking lots must allocate at least 10% of the gross parking area to landscaping and provide at least one tree for every five parking spaces, with tree plantings at minimum 3‑gallon size. These rules are in the parking chapter. See § 17.44.100.

Are there rules about water use for landscaping?

Yes — Chapter 17.40 requires water‑efficient landscape design, water budgets (MAWA/ETAF), irrigation system standards (e.g., distribution uniformity), and, above thresholds, separate landscape water meters. Residential irrigated landscapes of 5,000 sf or greater and nonresidential landscapes of 1,000 sf or greater typically require a landscape documentation package. See Chapter 17.40 (e.g., § 17.40.040, § 17.40.060).

If my lot borders an industrial parcel, what must I show on my plans?

Show a 15‑ft setback where industrial activities occur adjacent to residential uses and show either a 6‑ft masonry/solid fence or screening landscaping on the interior lot lines as part of your site plan; Director approval is required for the screening approach. See § 17.36.090(1).

Does design review consider landscaping and screening?

Yes — design review explicitly evaluates the location, type, size, and water‑efficiency of plant materials, and the height, materials, colors, and variety of fences, walls, and screen plantings. Most non‑exempt projects must include landscape plans in their design review submission. See Chapter 17.88.

Are there special mobilehome park landscaping requirements?

Yes — in the MHP zone all yards and setback areas must be landscaped per an approved site plan, be predominantly native or climate‑adaptive, and at least one native tree must be planted on each mobilehome space; screening is required around the entire park (design review). See § 17.32.060(d–e).

Can I use chain link fence for screening?

Chain link is generally prohibited unless for specific uses (tennis courts, small pet enclosures ≤200 sf, industrial uses, utility companies, or safety hazards). If chain link is allowed it must be painted dark green, brown, or black. See § 17.36.040(4).

How does snow storage affect landscaping requirements?

Snow storage is given explicit treatment: some buffers prohibit snow storage (e.g., retail/residential buffers), and Town parking rules require on‑site snow storage planning. You must show snow storage on landscape/parking plans and coordinate with Public Works/Planning; see the parking and setback rules and § 17.36.110 references in district tables.

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