Local zoning · Mammoth Lakes

Mammoth Lakes — Zoning

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

Ask a question free See coverage

Last reviewed: July 2, 2026

Overview

This page summarizes what the Town of Mammoth Lakes Zoning Code (Title 17) says about zoning districts, the Official Zoning Map, the rules that control what you can build where, and the most decision-relevant dimensional and use standards. It is grounded in the Town ordinance (Title 17) and points you to the specific controlling sections. See the Official Zoning Map adoption and district list in § 17.16.030.

NOTE: This page stays strictly within zoning/land-use rules in Title 17. For building code, permits, or housing statute questions see the linked pages (examples: ADUs and California Building Standards Code).

How the code is organized (quick orientation)

  • The Town adopted the Official Zoning Map and the zoning district symbols in § 17.16.030 and Table 17.16.030; that table lists each district code used on the map (for example D, OMR, RSF, RMF-1, R, etc.).
  • Which uses are allowed in a district is shown in use tables (e.g., Residential uses in § 17.20.020, Commercial uses in § 17.24.020).
  • Dimensional and development standards are in district development-standard tables (for residential, see Table 17.20.030 / § 17.20.030; for commercial, see Tables 17.24.030‑1 through 17.24.030‑5 / § 17.24.030).
  • General standards that apply across districts — setbacks, height measurement, snow storage, parking, site planning — are in Chapter 17.36 and related chapters (e.g., § 17.36.060 for height measurement; § 17.36.100 for setbacks).

You will also frequently need to consult the Town rules on parking, design review, overlay districts, and the Town development standards.

District-by-district breakdown

Below are the districts listed in Table 17.16.030. For each I give the purpose from the code, the typical permitted uses (where the code groups them), the most decision‑relevant dimensional standards (FAR, height, setbacks, lot size) and where the district appears on the Zoning Map. Always verify with the Official Zoning Map on file at the Department (adopted § 17.16.030).

Note: many use permissions are shown in the use tables (Residential: § 17.20.020; Commercial: § 17.24.020; Airport: § 17.32.050; Public & Quasi‑Public: § 17.32.100).

A — Airport

  • Purpose: Accommodate airport facilities and related uses consistent with the Airport Layout Plan and FAA; subject to design review. § 17.32.060.
  • Typical permitted uses: Terminal, hangars, FBO services, accessory uses; some visitor facilities require a use permit. Table 17.32.050 / § 17.32.060.
  • Key standards: Height limits are tied to aviation safety (typically 35 ft for structures; some aviation safety structures up to 45 ft); yards and parking as required by the Airport Layout Plan. § 17.32.060.

CSP — Clearwater Specific Plan

  • Purpose: Implements the Clearwater Specific Plan land-use policies (see Table 17.16.030). § 17.16.030.
  • Uses & standards: Governed by the Clearwater Specific Plan document and its implementing tables; check the specific plan text and maps. Verify with the Department and the specific plan (map on file). § 17.16.030.

D — Downtown

  • Purpose: Pedestrian‑oriented mixed uses with ground‑floor commercial frontages and a strong urban character. § 17.24.010(1).
  • Typical permitted uses: Ground‑floor retail, restaurants, lodging, multifamily residential (use table in § 17.24.020).
  • Key standards: Maximum FAR 2.0; maximum overall building height up to 55 ft with building‑face rules and stepbacks (see Table 17.24.030‑3). Build‑to and active‑frontage rules require building faces near the street for a percentage of the frontage. §§ 17.24.010, 17.24.030.

I — Industrial

  • Purpose: Industrial uses and supporting services with screening and buffering where they abut other zones. § 17.36.090 (screening) and Table 17.16.030 mapping.
  • Typical permitted uses: Manufacturing, processing, storage subject to indoor-use limitations and screening. See industrial use entries in the land‑use tables (Chapter 17.24/17.36 references). § 17.16.040.

MHP — Mobile Home Park

  • Purpose: Zones for mobile home park development (MHP). Table 17.16.030.
  • Uses & standards: Mobile‑home park regulations and development standards are in Chapter 17.32 (Mobile Home Park Zone) and associated tables. Verify Table 17.32.060 for details.

MLR — Mixed Lodging/Residential

  • Purpose: Allow a mix of lodging, residential, and supporting nonresidential uses, emphasizing transient occupancy. § 17.24.010(3).
  • Typical uses: Lodging, multifamily, limited retail and service uses (see § 17.24.020 table).
  • Key standards: FAR 2.0; height standards vary (see Table 17.24.030‑3). § 17.24.030.

NVSP — North Village Specific Plan

  • Purpose: Implements the North Village Specific Plan land uses; refer to NVSP text and map. Table 17.16.030 / § 17.16.030.

OMR — Old Mammoth Road

  • Purpose: Arts/culture and medium‑scale commercial development oriented to community‑serving uses; pedestrian scale. § 17.24.010(2).
  • Typical uses: Galleries, retail, offices, some multifamily residential per Table 17.24.020.
  • Key standards: FAR 2.0, maximum height typically 45 ft, build‑to and active frontage rules apply (see § 17.24.030).

OS — Open Space

  • Purpose: Preserve open space; development is limited consistent with the Open Space general plan designation. § 17.16.030.

OSSC — Open Space / Stream Corridor Protection (Overlay)

  • Purpose: Overlay that protects stream corridors and sensitive open space features; restrictions layered over base zones. See the overlay chapter and map. § 17.16.030; overlays treated separately (see Chapter on overlays).

PRD — Planned Residential Development

  • Purpose: Allows master‑planned residential developments with site‑specific standards adopted with a PRD map and development plan. Requires Zoning Map amendment and use permit. § 17.28 (PRD provisions summarized in § 17.24.030).
  • Key process: PRD requires adoption of development plans/maps and findings per § 17.24.030 and § 17.108.010–.060.

P‑QP — Public and Quasi‑Public

  • Purpose: Areas for government, institutional, cultural, educational, and public facilities. § 17.32.090.
  • Typical uses: Schools, government buildings, public parks — allowed uses summarized in Table 17.32.100.

R — Resort

  • Purpose: Large, master‑planned resort developments; development only via master plan and map amendments. § 17.32.110.
  • Key rules: Master plan required for zone changes; minimum resort zone area 20 acres; residential density normally capped at 8 units/acre and hotel density at 16 rooms/acre; master plan determines site coverage (max 50% in master plan) and performance standards. § 17.32.110.

RMF‑1 — Residential Multifamily 1

  • Purpose: Mix of single‑family and multi‑family residential at a moderate density; transient occupancy generally not allowed. § 17.20.010(b)(3).
  • Typical uses & standards: Use table § 17.20.020; development standards in Table 17.20.030 (lot area, setbacks, max lot coverage 50%, max height 35 ft). § 17.20.030.

RMF‑2 — Residential Multifamily 2

  • Purpose: Primarily multiple‑family developments; transient occupancy allowed with a use permit. § 17.20.010(b)(4).
  • Standards: Development standards and density (see Table 17.20.030; e.g., maximum lot coverage 60% for RMF‑2; hotel density rules apply for certain uses). § 17.20.030.

RR — Rural Residential

  • Purpose: Single‑family rural lots with lower density; transient occupancy, hotels, motels and group living not permitted without specific approvals; bed & breakfasts require a use permit. § 17.20.010(b)(1).
  • Standards: Lot area 15,000 sf, front setback 25 ft, side 10 ft, max lot coverage 30%, max height 35 ft per Table 17.20.030. § 17.20.030.

RR‑E — Rural Residential — Equestrian Overlay

  • Purpose: RR base with an equestrian overlay that enables equestrian‑related accessory uses; overlay rules apply in addition to base zone. Overlay chapters and map govern specifics. Table 17.16.030 / overlay chapters.

RSF — Residential Single‑Family

  • Purpose: Areas intended for single‑family residences; transient rentals, hotels/motels and B&B generally not permitted. § 17.20.010(b)(2).
  • Standards: Lot area 7,500 sf, front setback 20 ft, rear 10 ft, max lot coverage 40%, max height 35 ft (see Table 17.20.030). § 17.20.030.

SDD — Snow Deposition Design Overlay

  • Purpose: Overlay that imposes snow deposition and snow‑storage design requirements; applies across base zones where mapped. See overlay section and Chapter 17.36 snow‑storage standards. Table 17.16.030; § 17.36.110.

Quick standards table (decision‑relevant)

District (symbol) Typical allowed highest intensity/use Key numeric controls (FAR / height / setbacks / lot area) Code reference
D (Downtown) Mixed commercial + multifamily FAR 2.0; max height 55 ft; build‑to/active‑frontage rules; setbacks vary (main street 0 ft) § 17.24.010; § 17.24.030
OMR (Old Mammoth Road) Medium scale commercial / arts FAR 2.0; max height 45 ft; active‑frontage rules § 17.24.010; § 17.24.030
MLR Lodging + residential mix FAR 2.0; height per lot slope (45–55 ft) § 17.24.010; § 17.24.030
RSF Single‑family homes Lot area 7,500 sf; front setback 20 ft; max coverage 40%; max height 35 ft Table 17.20.030 / § 17.20.030
RR Rural single family Lot area 15,000 sf; front 25 ft; coverage 30%; max height 35 ft Table 17.20.030 / § 17.20.030
R (Resort) Master‑planned resort development Master plan required; min area 20 acres; residential density 8 units/acre; hotel 16 rooms/acre; master plan governs site coverage (≤ 50%) § 17.32.110
A (Airport) Airport terminal & support Height limited by aviation safety (35 ft typical; some up to 45 ft); FAA/ALP controls § 17.32.060; Table 17.32.050

(For the complete numerical tables see Table 17.20.030 for residential and Tables 17.24.030‑1 through 17.24.030‑5 for commercial — development standards in § 17.20.030 and § 17.24.030).

How uses, permits and design review work (practical guide)

  • The code is “permissive”: if a use is not listed as a permitted use in the district use table, it is prohibited unless a specific allowance applies. See the permissive rule in § 17.04.010 and use determination rules in § 17.16.040.
  • Uses in the use tables are flagged as P (permitted), A (administrative permit), or U (use permit). See § 17.20.020 and § 17.24.020 for how tables are organized.
  • Projects may also require design review per the criteria in the code; commercial active‑frontage projects trigger special building‑placement and design obligations. § 17.24.020 and Chapter 17.88.
  • Where a base district and overlay both apply (for example OSSC or SDD), the overlay’s additional rules apply on top of the base zone; consult the overlay chapter and the Official Zoning Map. § 17.16.030.

Practical cross‑checks an applicant must run early: allowed use (Table § 17.20.020 / § 17.24.020), required permit (administrative/use), development standards (Table 17.20.030 / 17.24.030), parking requirements (parking in § 17.44.030), and whether design review is required (Chapter 17.88).

Checklist

  • Confirm the parcel’s zoning on the Official Zoning Map (adopted § 17.16.030) and applicable overlays.
  • Verify the specific allowed uses in the district use table (§ 17.20.020 for residential; § 17.24.020 for commercial).
  • Check required planning permit type (P / A / U) in the applicable table and whether administrative or Commission approval is needed. § 17.08.020; § 17.24.020.
  • Confirm dimensional standards: setback, lot size, lot coverage, max height (residential: Table 17.20.030 § 17.20.030; commercial: Tables 17.24.030).
  • Run parking calculations against parking rules (§ 17.44.030).
  • Determine if design review or other reviews (fire, public works) are required. § 17.24.020; Chapter 17.88.
  • If in R (Resort) or PRD, prepare a master plan or development plan as required by § 17.32.110 and PRD provisions.
  • If you need an adjustment or variance, review the rules for minor adjustments (§ 17.76.020) and variances (Chapter 17.72).

Risks & Ambiguities

Issue Why it matters What to verify
Transient‑use limits in RR, RSF, RMF‑1 These voter‑adopted limits restrict short‑term rentals and require voter approval to remove for affected parcels — can block lodging/short‑term rental projects in these zones. § 17.20.010(d). Verify whether the parcel is within the RR/RSF/RMF‑1 classification as of Dec 31, 2014 and whether any initiative limits apply.
Zoning boundary uncertainty Mapped boundaries can be ambiguous on the ground; the code gives rules for resolving boundaries (lot lines, map scale). § 17.12.020(c). Get an official zoning determination and, if needed, a boundary survey or Director interpretation.
Bluff / slope setbacks and avalanche/snow concerns Special setback and design exceptions apply for steep slope/bluff areas above 8,250 ft — can change allowable building footprint. § 17.20.030(C). If site is steep or above elevation thresholds, obtain site‑specific analysis and Commission review possibilities.
FAR is theoretical; may not be achievable Maximum FAR (e.g., 2.0 in D/OMR/MLR) is affected by stepbacks, height limits, snow storage, parking and design rules. § 17.24.010(b). Model your project with constraints (parking, setbacks, snow storage) to determine achievable floor area.
Unlisted uses The code is permissive — anything not listed is prohibited unless specifically allowed. § 17.04.010; § 17.16.040(b)(3). If your proposed use is novel, request a Director determination or consider a zone text amendment.
Overlay controls (OSSC, SDD, RR‑E) Overlay layers add restrictions (stream protection, snow deposition, equestrian uses); these can supersede or add to base‑zone rules. Table 17.16.030 & overlay chapters. Check which overlays apply on the Official Zoning Map and read the overlay chapter text.
Parcel‑specific hazard or design constraints Flood, fault, protected habitat, or fire hazard restrictions can prohibit or require mitigation for development (see urban lot split/two-unit project constraints). § 17.108.030 and other specific standards. Obtain site hazard maps, check FEMA/flood maps, and confirm with Town/MLFPD. Verify requirements with the Director.

Plain‑English summary

Mammoth Lakes’ zoning (Title 17) divides the Town into named districts on an Official Zoning Map (e.g., D, OMR, RSF, R) and then uses district use tables and district development‑standard tables to say exactly what you can build where, how tall, how dense, and what permits you need. Check the map, then the use table for your zone, then the appropriate development‑standards table — and remember overlays (stream protection, snow deposition) and design review can add extra limits. See the Official Zoning Map adoption § 17.16.030 and the residential/commercial tables § 17.20.020 / § 17.24.020.

Source References

  • Town Zoning Map adoption and district list: § 17.16.030.
  • Residential districts: purposes and use table: § 17.20.010 and § 17.20.020; development standards table Table 17.20.030 / § 17.20.030.
  • Commercial districts: purpose and use table: § 17.24.010 and § 17.24.020; development standards § 17.24.030 (Tables 17.24.030‑1 through ‑5).
  • Resort zone master‑plan rules: § 17.32.110.
  • Airport zone uses and standards: § 17.32.060 and Table 17.32.050.
  • Zoning map amendment and amendment process: Chapter 17.108 (notably § 17.108.010–.030).
  • Height measurement, setbacks, and general site standards: § 17.36.060, § 17.36.100 and Chapter 17.36.
  • Parking standards: § 17.44.030 (parking zones, ratios, minimum/maximum).
  • Adjustments and minor deviations: § 17.76.020 (adjustment table).
  • Permissive‑use principle (uses not listed are prohibited): § 17.04.010.

(These citations reference the Town of Mammoth Lakes Zoning Code, Title 17, as retrieved from the provided ordinance export.)

Sources

Retrieved passages

  • Mammoth Lakes Zoning Code (Chapter 17.116.) High relevance
  • Mammoth Lakes Zoning Code (ARTICLE II.) High relevance
  • Mammoth Lakes Zoning Code (Title 17) High relevance
  • Mammoth Lakes Zoning Code (chapter shall) Medium relevance
  • Mammoth Lakes Zoning Code (§ 17.16.030) Medium relevance
  • Mammoth Lakes Zoning Code (§ 65800) Medium relevance
  • Mammoth Lakes Zoning Code (Section 17.148.020.) Medium relevance
  • Mammoth Lakes Zoning Code (§ 17.96.020) Medium relevance
  • Mammoth Lakes Zoning Code (chapter or) High relevance
  • Mammoth Lakes Zoning Code (§ 17.20.030) High relevance
  • Mammoth Lakes Zoning Code (§ 4) High relevance
  • Mammoth Lakes Zoning Code (§ 17.24.020) High relevance
  • Mammoth Lakes Zoning Code (Section 17.148.020.) High relevance
  • Mammoth Lakes Zoning Code (Section 17.36.110.) Medium relevance
  • Mammoth Lakes Zoning Code (Chapter 17.60) Medium relevance

Cited sections

Frequently asked questions

What can I build on an R‑1/RSF lot in Mammoth Lakes?

On a RSF lot the code expects single‑family housing and accessory uses allowed in Table 17.20.020; development standards include 7,500 sf lot area, 20 ft front setback, 10 ft rear setback, max lot coverage 40%, max height 35 ft (see Table 17.20.030 / § 17.20.030). Verify permitted accessory uses and ADU rules (see § 17.20.020 and Chapter 17.52).

What are Mammoth Lakes setback requirements for residential lots?

Residential setbacks and dimensional controls are summarized in Table 17.20.030 (development standards) and applied by zone; typical RSF setbacks include 20 ft front, 10 ft rear and 10 ft side, but review the specific table row for your zone and exceptions in § 17.36.100.

Do I need design review for a Downtown redevelopment project?

Many downtown projects trigger design review. The commercial use chapter and the design‑review chapter require design review for projects meeting specific criteria (see § 17.24.020 and Chapter 17.88). Check the Director’s thresholds early.

What is the Official Zoning Map and how do I know my parcel’s zone?

The Official Zoning Map is the legally adopted map showing all district boundaries; it was adopted by the Council and incorporated by reference in § 17.16.030. For an exact parcel determination, consult the Department’s on‑file map and request a zoning confirmation if boundaries are unclear (rules for ambiguity appear in § 17.12.020(c)).

Can I do short‑term rentals on my RSF or RR lot?

Short‑term/transient occupancy in RR, RSF, and RMF‑1 is limited by voter‑adopted rules; changes to those limits require voter approval. The code explains these transient‑use limits in § 17.20.010(d); verify current status with the Town.

What parking ratio will my retail tenant need?

Parking ratios depend on the parking zone (Zone 1 Downtown/OMR, Zone 2 mixed areas, Zone 3 other areas) and the land‑use category; Table 17.44.030(b) sets minimums and maximums (for example, retail in Zone 1 typically 3.0–7.0 spaces per 1,000 sf). See § 17.44.030 and consult parking.

Is a master plan required to build in the Resort (R) zone?

Yes. A zone change to establish or develop property in the Resort (R) zone requires a master plan for the entire property and Commission/Council approval; the Resort chapter sets minimum area (20 acres) and density caps (8 units/acre residential; 16 rooms/acre hotel). § 17.32.110.

Where do overlays like OSSC or SDD affect my project?

Overlays mapped on the Official Zoning Map (for example OSSC stream corridor protection, SDD snow deposition) apply in addition to the base zone and can change allowable development and required mitigation; overlays are identified in Table 17.16.030 and their regulations appear in the overlay chapters. § 17.16.030.

What if my proposed use isn’t listed in a district table?

The code is permissive: unlisted uses are generally prohibited. The Director can interpret whether an unlisted use is similar to a listed one (see § 17.16.040(b)(1–3)) or you may need a text/map amendment or a use permit where applicable. § 17.04.010 and § 17.16.040.

How is height measured?

Building height is measured from finished grade to the highest point of the structure (warped plane method); exceptions and podium rules are in § 17.36.060. Confirm finished grade determination with the Director. ---

More in Mammoth Lakes code

Ask about any Mammoth Lakes property

Get a cited, plain-English answer on Mammoth Lakes zoning, setbacks, FAR, ADUs and permits — for any address.

Start Free Trial

More Mammoth Lakes zoning topics

Mammoth Lakes Land Use

Mammoth Lakes Development Standards

Mammoth Lakes Parking

Mammoth Lakes Design Review

Mammoth Lakes Overlay Districts

Mammoth Lakes Historic Preservation

Mammoth Lakes Signage

Mammoth Lakes Nonconforming Uses

Mammoth Lakes Variances and Exceptions

Mammoth Lakes Landscaping and Screening

Mammoth Lakes overview