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I. INTRODUCTION................................................................................................... 1
Scope and Role of the Land Use Element ............................................................ 1
Legal Framework ................................................................................................ 1
Area Plans .......................................................................................................... 2
Specific Plans ..................................................................................................... 2
Airport Land Use Plans....................................................................................... 2
II. ISSUES/ OPPORTUNITIES/ CONSTRAINTS ........................................................ 4
Countywide Issues/ Opportunities/ Constraints .................................................. 4
Issues/ Opportunities/ Constraints for Community Areas ................................... 8
Antelope Valley................................................................................................... 8
Swauger Creek ................................................................................................... 8
Bridgeport Valley................................................................................................ 9
Mono Basin ........................................................................................................ 9
June Lake .......................................................................................................... 10
Mammoth Vicinity .............................................................................................. 10
Upper Owens...................................................................................................... 11
Long Valley......................................................................................................... 12
Wheeler Crest ..................................................................................................... 12
Tri- Valley ( Benton/ Hammil/ Chalfant) ................................................................ 12
Benton Hot Springs Valley.................................................................................. 13
Oasis .................................................................................................................. 13
Bridgeport & Lee Vining Airport Land Use Planning Areas .................................. 14
III. POLICIES........................................................................................................... 26
Introduction ....................................................................................................... 26
Countywide Land Use Policies ............................................................................ 26
Planning Area Land Use Policies......................................................................... 38
Antelope Valley................................................................................................... 38
Swauger Creek ................................................................................................... 43
Bridgeport Valley................................................................................................ 48
Bridgeport Area Wetlands Policies ...................................................................... 50
Bodie Hills.......................................................................................................... 54
Mono Basin ........................................................................................................ 61
June Lake .......................................................................................................... 63
Mammoth Vicinity .............................................................................................. 65
Upper Owens River............................................................................................. 69
Long Valley......................................................................................................... 72
Wheeler Crest ..................................................................................................... 77
Tri- Valley............................................................................................................ 86
Benton Hot Springs Valley.................................................................................. 92
Oasis .................................................................................................................. 94
Conway Ranch Specific Plan............................................................................... 95
Mammoth Lakes Airport Land Use Plan.............................................................. 98
Bridgeport/ Lee Vining Airport Land Use Plan ..................................................... 104
IV. LAND USE DESIGNATIONS ............................................................................... 110
Land Use Designation Criteria ............................................................................ 110
Land Use Designations....................................................................................... 110
Rural Residential............................................................................................ 112
Estate Residential .......................................................................................... 114
Rural Mobile Home......................................................................................... 116
Single- Family Residential ............................................................................... 118
Multi- Family Residential – Low, Moderate, High ............................................. 120
Mixed Use ...................................................................................................... 123
Commercial Lodging – Moderate, High............................................................ 126
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Rural Resort .................................................................................................. 129
Commercial ................................................................................................... 131
Service Commercial ....................................................................................... 134
Industrial Park .............................................................................................. 136
Industrial ...................................................................................................... 138
Public and Quasi- Public Facilities ................................................................. 140
Resource Management .................................................................................. 142
Agriculture .................................................................................................... 144
Scenic Area Agriculture ................................................................................. 146
Open Space ................................................................................................... 149
Natural Habitat Protection............................................................................. 150
Resource Extraction ...................................................................................... 152
Area Plan....................................................................................................... 154
Specific Plan.................................................................................................. 155
V. PROJECTED BUILDOUT .................................................................................... 156
Buildout by Planning Area – Mono County......................................................... 157
Antelope Valley.............................................................................................. 158
Swauger Creek .............................................................................................. 159
Bridgeport Valley ........................................................................................... 160
Bodie Hills ..................................................................................................... 161
Mono Basin – North....................................................................................... 162
Mono Basin – South ...................................................................................... 163
June Lake ..................................................................................................... 164
Mammoth Vicinity ......................................................................................... 165
Long Valley.................................................................................................... 166
Wheeler Crest ................................................................................................ 167
Chalfant Valley .............................................................................................. 168
Hammil Valley ............................................................................................... 169
Benton Valley ................................................................................................ 170
Outside Planning Areas ................................................................................. 171
Buildout By Land Use Designations Countywide................................................ 172
VI. LAND DEVELOPMENT REGULATIONS............................................................. 174
General Provisions ........................................................................................... 175
Introductory .................................................................................................. 175
Definitions..................................................................................................... 177
Development Standards................................................................................... 195
Land Use Designations .................................................................................. 195
General ......................................................................................................... 197
Parking.......................................................................................................... 219
Signs ............................................................................................................. 228
Scenic Combining District ............................................................................. 240
Design Review District ................................................................................... 242
Equestrian Overlay District ........................................................................... 245
Utilities.......................................................................................................... 247
Resource Extraction ...................................................................................... 251
Secondary Housing........................................................................................ 259
Mobile- home Parks and Recreational- Vehicle Parks....................................... 262
Manufactured Housing Subdivision............................................................... 264
Adult- Oriented Businesses ............................................................................ 268
Flood Plain .................................................................................................... 275
Fire Safe ........................................................................................................ 288
Processing ........................................................................................................ 299
General ......................................................................................................... 299
Director Review ............................................................................................. 301
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Use Permit ..................................................................................................... 303
Variance......................................................................................................... 306
Nonconforming Uses ...................................................................................... 309
Reclamation Plans.......................................................................................... 315
Specific Plans................................................................................................. 332
Development Agreements ............................................................................... 334
Time- Share Projects ....................................................................................... 339
Conversion of Existing Residential Facilities to Other Uses............................. 342
Procedures ........................................................................................................ 343
Noticing.......................................................................................................... 343
Appeals .......................................................................................................... 345
Amendments .................................................................................................. 347
Enforcement................................................................................................... 351
VII. LAND USE MAPS .............................................................................................. 353
Planning Area Maps............................................................................................ 354
Countywide Land Use Maps ............................................................................... 354
Community Land Use Designation Maps ............................................................ 355
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I. INTRODUCTION
Scope and Role of the Land Use Element
The purpose of the Land Use Element is to correlate all land use issues into a set of
coherent development policies for the private lands in the unincorporated area of the
county. The goals, policies, and actions of the element relate directly to other elements
and issues addressed in the General Plan. Although all general plan elements carry
equal weight, the land use element is generally considered the most representative of
the general plan, and in practice, is the most visible and often used element. Mono
County's first Land Use Element was adopted in 1968 and last updated in 1993. This
element supercedes and replaces the 1993 document.
The County's Master Environmental Assessment ( MEA) summarizes existing land
uses in the county, and outlines the plans, policies, and regulations currently affecting
land use in the county. The Issues section of this element identifies and analyzes
opportunities and constraints which influence the future development potential of the
county's unincorporated areas. The Issues section first addresses countywide issues
and then focuses on issues that are applicable to individual community areas in the
County. The Policy section establishes directives to guide growth, development and use
of land in the unincorporated area through the year 2020; it also addresses countywide
policies as well as policies for specific community areas.
Legal Framework
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).
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.”)
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• 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. ( See the Community Services
and Facilities Section of the MEA, and the Mono County Integrated Solid 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.)
Area Plans
In addition to the countywide Land Use Element, land use in community areas is
governed by Area Plans. Area Plans further refine county general plan policies to
address the needs of a particular community or area. An Area Plan must be internally
consistent with the County General Plan, but need not address all of the general plan
issues required by Government Code Section 65302, as long as the County General
Plan satisfies those requirements.
Area Plans have been adopted for Benton, Hammil, Chalfant, Wheeler Crest, Long
Valley, the Mammoth Lakes vicinity, and June Lake. Area Plans have been adopted for
the following communities as part of the 1993 General Plan: Oasis, the Benton Hot
Springs Valley, the Upper Owens Area, Mono Basin, Bodie Hills, Bridgeport, Swauger
Creek/ Devil's Gate, and Antelope Valley. Those policies are included in this land use
element, along with updated policies for the areas with adopted Area Plans. General
environmental information for the Area Plans is contained in the County's MEA.
Specific Plans
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: the Conway Ranch development in Mono
Basin, Lakeridge Ranch in Crowley Lake/ Hilton Creek, Arcularius Ranch in the Upper
Owens Area, and the Tioga Lodge in Lee Vining. The land use policies for some of these
documents are summarized in this element.
Airport Land Use Plans
Land use in the area adjacent to public airports is governed by Airport Land Use Plans
( ALUPs). An Airport Land Use Plan was adopted in 1986 by the Airport Land Use
Commission for the Mammoth Lakes Airport ( renamed Mammoth/ Yosemite Airport).
As part of the current General Plan update, Airport Land Use Plans have been
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developed for the Lee Vining and Bridgeport ( Bryant Field) airports. Land use policies
for each of the airports are included in this element.
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II. ISSUES/ OPPORTUNITIES/ CONSTRAINTS
This section identifies and analyzes issues, opportunities and constraints which affect
the future development potential of the county's unincorporated areas. This section
also summarizes the issues, opportunities, and constraints pertaining to land use in
each of the Area Plan areas, and for the Bridgeport and Lee Vining Airport Land Use
Plans ( ALUPs). Many of the environmental constraints governing development are
addressed in the Conservation/ Open Space Element; this section of the Land Use
Element summarizes those concerns in light of their relevance to the development of
land use policies. Issues pertaining to the Conway Ranch Specific Plan and the
Mammoth Lakes Airport Land Use Plan are discussed in detail in those documents.
COUNTYWIDE ISSUES/ OPPORTUNITIES/ CONSTRAINTS
1) Certain areas of the County are experiencing increasing development pressures;
Antelope Valley from the Gardnerville/ Carson City area, Chalfant from the Bishop area,
and the Long Valley communities from the Mammoth area. Although the countywide
growth rate over the next 20 years will probably be close to that projected by the State
Department of Finance ( 1.3 percent annual average during the 1980s and 1990s), and
the unincorporated area will probably continue to house approximately 50 percent of
the total county population, the population distribution in the unincorporated areas
may shift over that timeframe from the population distribution recorded in 1980.
2) Many county residents do not work in the community in which they live.
Residents in the Antelope Valley commute to work in Bridgeport and in Gardnerville,
Minden, and Carson City in Nevada; residents of the Tri- Valley area commute to work
in Bishop; and residents of Long Valley, June Lake, and Benton commute to work in
Mammoth Lakes. Bridgeport is the only unincorporated community with a large
portion of its residents working in the community. The separation between jobs and
housing may continue in the future due to the nature of the County's economy and the
limited potential for future economic expansion in many areas of the County.
3) The present trend towards separation of jobs and housing could be affected in
the future by the development of additional ski areas or other large scale development,
such as mining. For example, the development of additional alpine ski areas beyond
the planned buildout of Mammoth Mountain, June Mountain, and the development of
Sherwin Bowl would require associated urban development to support the ski area
development. The maximum population at one time resulting from buildout of all
existing and proposed ski areas or similar large- scale development projects could be
accommodated, theoretically, by developing Long Valley, Swall Meadows, the Tri- Valley
area, and the Mono Basin area to their current projected buildout capacities. However,
accommodating a large ski area population in those areas is probably not feasible; it
would increase traffic and associated impacts substantially, and the economic viability
of new ski areas would depend on developing support facilities closer to the ski areas.
Similar impacts to local infrastructure and to the environment would result from other
large scale development. Such impacts would be analyzed in detail during the
environmental review process for a proposed project.
The expansion of existing communities or the development of new communities is
currently limited by land ownership; acquiring the land necessary for development
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would require working with the Forest Service or BLM to designate lands for a land
trade or purchase and could be a costly and time- consuming process. Acquiring land
from DWP is limited by the City of Los Angeles' charter which prohibits the selling of
water rights on their land. In effect, this means that any land released by DWP for
community development must be served by an existing community water system.
4) Land use within the unincorporated area of Mono County is highly constrained
by land ownership. Approximately 94 percent of the land in the county is publicly
owned; 88 percent is federally owned; and the remainder is owned by the State, the Los
Angeles Department of Water and Power, or Native American tribal groups. The
majority of private land within the County is concentrated in community areas, with the
remainder dispersed throughout the County in small parcels. Within existing
community boundaries, some communities have limited land available for additional
development; expansion of some communities beyond existing boundaries is limited by
the public ownership of surrounding lands. Development of new communities
throughout the County is limited by the lack of large concentrations of private lands
outside of existing communities; those parcels of private land that are large enough for
development are in many cases agricultural lands and are not available for
development.
5) Mono LAFCO policies discourage the designation of land for urban expansion
before there is a demonstrated need for such expansion; these policies also promote the
expansion of existing communities instead of the development of new communities.
6) Land use planning in the county is fragmented due to the pattern of land
ownership. The federal land management agencies have planning authority on federal
lands; the Town has planning authority for the incorporated area; and state agencies
have planning authority on state lands. The County has only limited environmental
authority on the federally owned lands managed by the Forest Service and the BLM;
i. e., for minerals development, the County is the lead agency for compliance with the
requirements of SMARA ( Surface Mining and Reclamation Act). The County has
planning authority on DWP lands and any development on those lands must comply
with CEQA and the County's environmental review process. Development on DWP
lands is a key issue since much of the land that DWP owns is environmentally
sensitive; e. g., wetlands and critical wildlife habitat.
7) Land use patterns in the County are influenced by land ownership and
topography. Residential and commercial uses are generally concentrated in small
communities located in the valleys; the valley floors are generally used for grazing and
croplands; mining, grazing, and timber harvesting generally occur in the mountains;
and recreational uses are dispersed throughout the county. Existing land use patterns
countywide could be affected by Forest Service and BLM policies on land exchanges, by
future proposals for land banking or land conservation, by potential new town
developments, and by LAFCO and General Plan policies concerning agricultural
preservation and community expansion.
Existing land use patterns could be changed by " new town" developments located
outside of existing communities. A few parcels of private land throughout the County
are large enough to be developed in this manner, although infrastructure and service
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costs could be prohibitively high in some areas. In addition, many of the large parcels
of privately owned land in the County are used for agriculture.
Additional issues that could affect land use patterns within and adjacent to community
areas include the potential for redevelopment, the potential for mixed use development,
existing land division patterns, and the existing land use designation.
8) The availability and cost of infrastructure ( water, sewer, fire protection, and
roads) influences development patterns throughout the County. Most of the land
available for residential development requires septic systems and individual wells.
Some areas of the County have small community water systems but still require
individual septic systems; other areas have community sewer systems but require
individual wells. Only three unincorporated communities, Bridgeport, Lee Vining, and
June Lake, have both community water and sewer systems serving individual parcels.
These parcels are typically ready for immediate development without additional
infrastructure costs. Infrastructure costs for sewer and water systems in some areas of
the County, such as the Long Valley communities, are currently rising as wells are
running dry and deeper replacement wells are being drilled at considerable expense.
Birchim Community Services District in Sunny Slopes has recently determined that its
water supply is insufficient to provide adequate water to its service area and has passed
a resolution opposing any new secondary units in the area or lot splits which would
increase the potential number of dwelling units in the District.
Water quality requirements are affecting both community water and sewer systems and
individual homeowners. Recent changes in the Lahontan Regional Water Quality
Control Board's water quality regulations have set a maximum of 2 dwelling units per
acre in areas which have community water systems but which require individual septic
systems. As a result, the minimum lot size in such situations is slightly over 20,000
square feet. The minimum lot size when both individual septic and water systems are
required is 40,000 square feet. In some areas in the County where individual lots are
7,500 square feet, these requirements make it necessary to have more than one lot to
build a house.
The lack of improved roads throughout the County also affects the potential for
development. The main thoroughfares in the County are U. S. 395 and State Routes 6,
120, 158, 167, 108, and 89. Each of the community areas has a road system; some of
these roads are improved, some are not. Some roads in community areas are included
in the county road system; some are not. Those that are not are often unimproved.
Outside of community areas, numerous single- lane and two- lane dirt and gravel roads
exist as a result of mining and logging activity. Many of these roads are used by off-road
vehicles.
9) There is a countywide need for additional land designated for industrial uses,
particularly for those industrial uses which are land intensive, visually
obtrusive/ offensive, and potentially noisy or dirty; e. g., wood lots, lumber yards and
other materials storage areas, batch plants, areas for heavy equipment storage, etc.
Most of these uses will be localized and concentrated in a specific area; the County
lacks feasible sites for extensive heavy industrial development due to environmental
constraints and distance from population centers and supplies.
There is also a need to designate a site for a household hazardous waste transfer facility
in the Mammoth vicinity. Such a facility would require about 1/ 4 - acre of land, and
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should be close enough to Town for easy use by residents, have convenient access for
transfer trucks, and be a safe area for storage of hazardous materials.
10) The County's Regional Planning Advisory Committees and community planning
groups have generally expressed a desire to maintain the rural recreational attributes of
the County, to preserve the small town character of existing communities, and to
protect the County's natural resources. The overall attitude is that growth should be
contained in and adjacent to existing communities, that agricultural lands should be
protected for their open space value, that the protection of scenic resources is a critical
concern, and that the use and development of resources should be regulated in a
manner that allows for development but that protects the resource.
11) The presence of significant environmental concerns will have a critical effect on
future development and land use in the County. Environmental concerns focus on
natural resources, cultural resources and natural hazards. A key issue affecting
development in the County is the conservation of a variety of natural resources,
including wetlands, special status species ( both plants and animals) and special
habitats, wildlife habitat ( in some places critical), fisheries and aquatic habitats, visual
quality, surface and groundwater resources, cultural resources, and mineral resources.
The presence of significant natural hazards also affects development. Natural hazards
in the County include fault zones, flood zones, volcanic hazard areas, steep slopes, fire
hazard areas, debris flow areas, and avalanche prone areas. Information on the
County's environmental resources and natural hazards is contained in the MEA, along
with maps showing the location of those resources and hazards.
12) Economic concerns focus on the need for development projects to " pay their own
way" and on the need to provide for local economic growth. Most of the services and
infrastructure in the County are provided either by the County or local special districts.
All of these agencies have been hard hit by lower property tax revenues and increasing
service demands. The County must ensure that development does not adversely impact
service agencies.
There is also a need to provide for local economic growth by creating jobs for local
residents. Many of the County's residents are unable to work in the community in
which they reside and many of the area's younger residents must leave the area in
order to find work. Lack of year- round employment in the tourist and recreation
industry– the dominant industry in the County– is the primary cause of employment
instability. How to plan for and encourage a diversified economic base in order to
provide stability in the job market is a concern, as is the need to maintain a balance
between economic growth and environmental concerns.
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ISSUES/ OPPORTUNITIES/ CONSTRAINTS FOR COMMUNITY AREAS
This section lists issues and constraints which apply to specific planning areas
throughout the County. These issues are in addition to the general countywide issues,
opportunities, and constraints discussed above.
ANTELOPE VALLEY
1. There is a significant amount of privately owned high quality agricultural land in
the Antelope Valley. There is a desire to maintain this land in agricultural uses in order
to preserve the area's scenic qualities. Increasing development pressures could affect
the use of the agricultural land in the Valley.
2. Residents in the Antelope Valley are interested in preserving the existing rural
character of the communities and the Valley as a whole.
3. The BLM, in its Resource Management Plan, has identified privately owned land
in the Valley for potential acquisition and has identified a smaller amount of federal
land for disposal into private ownership. Residents of the area are concerned about a
potential loss of private land and would like to implement a policy of no net loss of
private land in the Valley.
4. There is the potential to enhance the natural resource- based recreational
opportunities in the area, particularly by developing additional recreational facilities
and opportunities at Topaz Lake. In planning for additional recreation at Topaz Lake,
there is a need to designate a boat launching area to provide boat access within
California and to designate restricted boating areas to protect critical water bird nesting
and rearing habitat. The Walker River Irrigation District is currently working
cooperatively with other agencies to develop a recreation management plan for Topaz
Lake.
5. Much of the Valley is in the floodplain of the Walker River and may also contain
wetlands.
6. Sewage disposal may become a constraint to additional development in existing
community areas. Currently, individual septic systems are in use throughout the
Valley.
7. There is substantial local interest in protecting the surface and groundwater
resource in the Valley.
8. Seismic hazards are situated in several areas of the Valley, including along the
western portion of the Highway 395 corridor.
9. There is a need to preserve critical deer migration corridors and winter habitat,
particularly along the western portion of the Highway 395 corridor.
SWAUGER CREEK
1. The central concern in the Swauger Creek area is regulating development,
including residential land uses, in order to preserve the natural resources in the area.
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Residents in the area are also interested in preserving and enhancing wildland
recreational and research values in the surrounding area.
The open space environment of the area should be recognized as a valid natural
resource, and its enjoyment a form of recreation in the true sense of the word. The
landowners of the area recognize that this natural environment, its peace, quiet, low
density, and natural surroundings are some of the values that brought them to this
area, and that the preservation of viewsheds in general, and of certain specific visual
groups in particular, is an important component of a land use plan for the area. The
landowners feel themselves to be the trustees of the resource values of the area, and as
such, to be responsible to future generations for the quality of their stewardship.
BRIDGEPORT VALLEY
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. When considering recreational opportunities at the Reservoir,
there is a need to designate restricted boating areas to protect critical water bird
nesting and rearing areas.
4. There is an interest in protecting the groundwater resource in the Valley.
5. There is a need to expand PUD services to accommodate the local and
recreational demands of the surrounding area ( particularly sewage disposal).
6. There is an interest in maintaining desirable water conditions in Bridgeport
Reservoir, the East Walker River and its tributaries ( e. g., reservoir level, instream flow
and water quality).
MONO BASIN
1. The extremely limited private land base throughout Mono Basin and especially
in Lee Vining limits potential community expansion in the area. In Lee Vining, there is
some potential for land exchanges or purchases either with the Forest Service or the
LADWP.
2. Residents of Lee Vining would like to see some affordable housing developed in
the area, either rental units or single- family units.
3. Residents of Mono City are concerned about the expansion of their community
beyond the current limits of the subdivision. They are concerned about possible
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impacts to visual quality and to the deer herd in the area. The impacts from increased
traffic levels are also a concern.
4. Both in Lee Vining and Mono City there are some concerns about the water
supply systems. The Mono City system has enough to supply the lots in the existing
subdivision but not to supply additional development beyond that level. The Lee Vining
Public Utility District ( PUD) is currently in the process of improving its supply in order
to serve additional development and to meet new water quality standards established
by the state.
JUNE LAKE
1. Issues for the June Lake Area are discussed in the June Lake 2010: June
Lake Area Plan.
MAMMOTH VICINITY
1. Preservation of visual resources, especially in the Highway 395 viewshed, is a
key concern. Highway 395 from the Benton Crossing Road to the intersection with
Highway 203 is a state- designated scenic highway. The visual corridor along Highway
395 has been identified in both the County General Plan and the Inyo National Forest
Land and Resource Management Plan as an important viewshed for the traveling
public.
2. The Town has a current need for additional land designated for land intensive
industrial uses and for affordable housing. Industrial uses such as wood lots, lumber
yards and other materials storage areas, areas for heavy equipment storage, etc.
typically do not require large structures, may be visually obtrusive/ offensive, and may
be potentially noisy or dirty. There is an opportunity for the Town and the County to
work together on regional affordable housing needs. The Town and County are also
considering an appropriate site for a household hazardous waste transfer facility in the
area.
3. The Town of Mammoth Lakes currently has an insufficient water supply to
support the level of growth established in the Town's General Plan. Future activities to
obtain additional water supplies from areas outside of the Town's boundaries may
impact resources and values on those lands.
4. There is very little privately owned land in the Mammoth Vicinity Plan area.
Significant parcels of private land occur along Hot Creek and in the valley west of
Crowley Lake. The LADWP owns large parcels of land in the Casa Diablo/ Hot Creek
area, at the Whitmore recreational area, and adjacent to Crowley Lake. The LADWP
has no formal planning documents for those lands.
5. The Mammoth Lakes Airport Land Use Plan ( ALUP) establishes a comprehensive
land use plan which defines the type and pattern of future development on private and
public lands in the Airport Land Use Planning Area. The plan was prepared jointly by
the Airport Land Use Commission and the Inyo National Forest, and is more specific
than either the County General Plan or the Inyo National Forest Land and Resource
Management Plan.
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6. The Mono Local Agency Formation Commission ( LAFCO) has adopted a sphere
of influence for the Town which is coterminous with the existing Town boundaries. Two
conditional sphere areas were also designated which may be activated if and when
certain conditions are met. These conditional sphere areas consist of an area adjacent
to the northeast portion of the Town where future recreational development is planned,
and an area of less than 300 acres situated at the Mammoth/ Yosemite Airport. The
County has transferred ownership of the Airport to the Town. The conditional sphere
areas contain sensitive wildlife resources ( i. e., mule deer and sage grouse habitat).
UPPER OWENS
1. All landowners agree that agricultural uses, including aquaculture, should be
continued. There appears to be support for continuing current grazing management
practices; some landowners are fencing riparian areas, those that are not have observed
no problems caused by grazing. Some landowners question the long- term viability of
grazing the area due to the high market value of privately owned land, coupled with the
low cash flow generated by agriculture; the value of the area for domestic water
purposes may also constrain future grazing. Other landowners believe agriculture can
be viable well into the future. There appears to be a consensus among the private
landowners that agricultural uses are compatible with the recreational use of the area.
2. Some landowners believe that the unique recreational value of the Upper Owens
is more valuable than the potential recreational value that could be created by ski area
expansion between Mammoth and June. These unique environmental and recreational
attributes of the area need to be recognized and considered when reviewing
development projects that could impact the area. Some landowners believe that there
is a growing need for winter access to the area. The majority of the landowners believe
the area should focus on resort rather than community development. Resort
development 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 aquaculture should take precedence over
any new land use. There appears to be less use of the river by some landowners for
fishing purposes.
3. There is a growing need for winter security. Vandalism occurs in the winter and
at times during hunting season. If urbanization occurs, the demand for urban services
will increase, and urban/ rural conflicts will result. There is currently no plowed winter
access to the area, and no phone or electrical service to some 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. Upper Owens landowners
believe that it is imperative that consistent flows be maintained from East Portal to
Crowley. There is some concern that resort visitors may impact the water resource.
5. There is a considerable concern that water transfer projects from the Upper
Owens and/ or its watershed will negatively impact the area. There is concern about
development of a fish hatchery at Big Springs; the Board of Supervisors has formally
opposed such a proposal. There is also concern about the direct and indirect impacts
that future ski area development may have on the area.
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6. The Upper Owens area provides sensitive habitat for mule deer, bald and golden
eagles, and numerous other wildlife species.
LONG VALLEY
1. There is a desire to develop a self- sufficient community in the Long Valley area
and to avoid being perceived solely as a " bedroom" community for Mammoth.
2. There is a need to provide services and commercial uses for residents. Existing
services, such as water supply and fire protection, need to be upgraded in order to
provide for additional development. Crowley Lake/ Hilton Creek may need a community
water system sometime in the future. There is an opportunity to consolidate existing
service entities, such as several mutual water systems, the Birchim Community
Services District, and the Hilton Creek Community Services District, in order to provide
more cost- effective and efficient services. Long Valley residents are also interested in
revitalizing community- oriented commercial uses in Crowley Lake/ Hilton Creek, such
as a small cafe, and in providing some professional offices, such as a medical/ dental
office and a lawyer's office.
3. In order to support the additional services and commercial uses desired by
residents, there is local interest in providing some additional employment in the area,
potentially including some light manufacturing.
4. There is a desire to provide additional recreational development at Crowley Lake
and throughout the area. There is a need, when considering additional recreational
development at Crowley Lake, to designate restricted boating areas to protect critical
water bird nesting and rearing habitat. Within the communities, particularly Crowley
Lake/ Hilton Creek, there is a desire to develop additional neighborhood parks and a
trail system connecting the parks and the communities.
5. The Long Valley area includes important wildlife habitat; i. e., mule deer
migration corridors.
WHEELER CREST
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 in the area. The focus of development is to be single- family residential
development.
2. The Wheeler Crest area contains vital deer wintering and migration habitat.
TRI- VALLEY ( BENTON/ HAMMIL/ CHALFANT)
1. There is a significant amount of high quality agricultural land in the Hammil
Valley, as well as large amounts of contiguous privately- owned land.
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2. A desire to maintain and enhance agricultural uses in the Hammil Valley is the
main constraint to residential development.
3. The Chalfant area is experiencing increasing pressure from the Bishop area for
residential development. Many of the residents in Chalfant would like to retain the
current rural residential character of the area which allows them to keep animals
( primarily horses).
4. Much of the Tri- Valley area is subject to flooding.
5. Due to its relative isolation and lack of local employment opportunities, Benton
may not experience much demand for additional growth. However, when the Benton
Crossing Road is completely paved, it will be easier to commute to work in Mammoth
from Benton.
6. The recent introduction of carrots as a cash crop has revitalized some of the
agricultural areas in the Benton and Hammil valleys.
BENTON HOT SPRINGS VALLEY
1. Benton Hot Springs Valley, located on Hwy. 120 west of Benton, includes the
town of Benton Hot Springs. The majority of land in the valley, including the entire
townsite, is owned by one landowner. Benton Hot Springs is the oldest town in Mono
County and contains several historic structures which the landowner wishes to
preserve and protect.
2. The valley itself is used for agricultural purposes, primarily livestock grazing.
The landowner wishes to retain this use in order to preserve the open space and scenic
values of the land. In addition, several ponds and springs in the area provide habitat
for a variety of wildlife, particularly migratory waterfowl. The landowner wishes to
improve habitat for wildlife.
3. The majority of land in the valley, including the townsite, is within the 100 year
floodplain and is subject to periodic flooding.
OASIS
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 on State
Route 168 which runs north through Westgard Pass from Big Pine in Inyo County to
connect with State Route 266 which connects to routes in Nevada.
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BRIDGEPORT & LEE VINING AIRPORT LAND USE PLANNING AREAS
The following briefly summarizes the major issues, opportunities and constraints
concerning land use and airport operations in the Lee Vining and Bridgeport airport
planning areas.
1) Airport operations inherently present certain risks to the general welfare of the
public and residents within the airport vicinity, particularly within the area called the
airport Safety Zone. The Safety Zone consists of:
a) The primary surface, runway and clear zones ( See Figure 1– Airport Clear
Zone);
b) The area underlying the runway approach and transitional surfaces ( See
Figure 2– Civil Airport Imaginary Surfaces ); and
c) The area within the primary traffic pattern ( See Figures 3 & 4– Primary
Traffic Patterns).
2) Since aircraft align with the approach/ departure surface, transitional surface
and clear zone when landing or taking off on runways, these areas carry the highest
volume of air traffic. Aircraft change power settings to take off or land in this area, so
they have a tendency to have more problems within these zones. The convergence of
aircraft landing and taking off within these narrow areas also intensifies the noise levels
in these zones.
3) The clear zone, which is located immediately at the end of the runway, is
particularly subject to these safety and noise factors. The limits of the Clear Zone are
shown schematically on Figure 1. The Clear Zone is the most critical zone in which
aircraft operations might affect the safety of people and property in the airport environs.
4) The impact of aircraft noise associated with airport operations is an obvious
factor in determining land use compatibility within the planning area. A noise impact
analysis has been prepared for the Bryant Field Airport Master Plan, and noise readings
have been taken for the Lee Vining Airport. Noise activity directly related to Bryant
Field and Lee Vining Airports does not extend much beyond the area of the airport
property ( see Figures 5 & 6). Consistent with the Mammoth/ June Lake Airport Land
Use Plan, this plan assumes that 55 dB CNEL is the maximum acceptable noise
exposure level for residential uses, without soundproofing.
At Bryant Field Airport, the 55 dB CNEL contour projects partially into the residential
area to the east of the airport. The airport noise impact to this area is infrequent and
intermittent, and therefore not significant; this same area experiences greater and
more frequent noise impacts from the adjacent highway traffic on S. R. 182. A drastic
increase in airport activity could cause the impact to become significant in the future.
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No residential development or other sensitive noise receptors presently exist or are
planned adjacent to the Lee Vining Airport.
5) Due to the inherent risks presented by airport activities, some land uses need to
be restricted in certain airport zones. Neither Bryant Field nor the Lee Vining airport is
situated in a manner that significantly conflicts with existing land use. Several
structures are located within the clear zone of Bryant Field, and a number of residential
structures are located in the Bryant Field approach surface. The County has actively
pursued acquisition of buildings/ property in the clear zone.
6) The prevalence of Forest Service and City of Los Angeles land ownership in the
vicinity of the Lee Vining Airport limits potential future land use conflicts in the Lee
Vining Airport planning area.
7) The location of Bryant Field within an area surrounded by agricultural lands,
the Bridgeport Reservoir and wetlands limits the development potential and associated
conflicts with airport operations. With the exception of several existing structures, the
developed portions of Bridgeport are not within the airport's clear zone, although a
number of structures are located at the end of the approach/ departure surface.
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FIGURE 1
AIRPORT CLEAR ZONE AND IMAGINARY SURFACES
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FIGURE 2
CIVIL AIRPORT IMAGINARY SURFACES
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FIGURE 3
BRYANT FIELD AIRPORT PRIMARY TRAFFIC PATTERN
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FIGURE 4
LEE VINING AIRPORT PRIMARY TRAFFIC PATTERN
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FIGURE 5
BRYANT FIELD AIRPORT EXISTING NOISE CONTOURS
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FIGURE 6
LEE VINING AIRPORT EXISTING NOISE CONTOURS
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FIGURE 7
BRYANT FIELD AIRPORT IMAGINARY SURFACES
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FIGURE 8
LEE VINING AIRPORT IMAGINARY SURFACES
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FIGURE 9
BRYANT FIELD AIRPORT PLANNING BOUNDARY
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FIGURE 10
LEE VINING AIRPORT PLANNING BOUNDARY
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III. POLICIES
Introduction
This section presents policies which 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. Policies for Antelope Valley, Swauger Creek/ Devil's Gate, Bridgeport
Valley, Mono Basin, the Upper Owens area, the Benton Hot Springs area and Oasis
were developed by the local Regional Planning Advisory Committees or community
planning groups. Policies for the remaining community areas are summaries of policies
from the appropriate Area Plan. 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 Conway Ranch Specific Plan
and 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, US
Forest Service 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).
COUNTYWIDE LAND USE POLICIES
GOAL
Maintain and enhance the environmental and economic integrity of Mono County while
providing for the land use needs of residents and visitors.
OBJECTIVE 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.
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Policy 1: Contain growth in and adjacent to existing community areas.
Action 1.1: 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 a secondary unit.
Action 1.2: New residential development for permanent year- round residents
should be concentrated in existing community areas.
Action 1.3: Provide sufficient land to accommodate the expansion of community
areas, including sites for affordable housing.
Action 1.4: Support the exchange of public lands into private ownership for
community expansion purposes if consistent with General Plan policies.
Action 1.5: 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:
a) be funded by the applicant;
b) be prepared by a qualified person under the direction of Mono County;
c) describe the existing conditions in the general project vicinity;
d) describe the growth- inducing impacts of the proposed development,
including impacts on services, infrastructure, and traffic; and
e) 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 1.6 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 2: Assure that adequate public services and infrastructure are available
to serve planned development.
Action 2.1: Require that necessary services and facilities, including utility lines,
are available or will be provided as a condition of approval for proposed projects.
Action 2.2 Require that new development projects adjacent to existing
communities be annexed into existing service districts, where feasible.
Action 2.3: Through permit conditions and mitigation measures, require
development projects to fund the public services and infrastructure costs of the
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development. In accordance with state law ( Government Code § 53077), such
exactions shall not exceed the benefits derived from the project.
Policy 3: Designate most lands outside of 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 of 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 3.1: Proposals for higher intensity uses outside of community areas,
including mining operations, shall be addressed through the Specific Plan or
PUD process. Such development may be allowed through a Specific Plan or
PUD 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 3.2: Development applications for higher intensity uses outside of
community areas shall include an assessment of the potential significant
environmental impacts as required by General Plan policies.
Action 3.3: 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 4: Avoid the juxtaposition of incompatible land uses.
Action 4.1: 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 4.2: 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.
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Action 4.3: Utilize the Specific Plan or Area Plan process, where appropriate, for
large projects that may include potentially incompatible land uses, or that may
be incompatible with surrounding land uses.
Policy 5: 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 5.1: Implement the Visual Resource policies in the Conservation/ Open
Space Element.
Policy 6: Develop standards and siting criteria for the placement of group
homes, juvenile facilities, schools and similar facilities.
Action 6.1: A use permit is required for group homes, juvenile facilities, schools
and similar facilities. The fiscal and socio- economic impacts of the project and
proposed mitigation measures or project alternatives to address the impacts
shall be addressed in the use permit.
Policy 7: Maintain or enhance the integrity of critical wildlife habitat in the
County by limiting development in those areas and requiring mitigation in
conformance with 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, and winter and summer range for sage grouse; fisheries and
associated habitat; and riparian and wetland habitat.
Action 7.1: Implement policies contained in the Conservation/ Open Space
Element and appropriate Area Plans.
Policy 8: Regulate resource extraction in a manner that maintains
environmental quality.
Action 8.1: Consider applications for mining exploration and geothermal
exploration activities only in areas designated for Resource Management, Open
Space, or Agriculture.
Action 8.2: Mining operations, geothermal operations, small- scale hydroelectric
generation facilities, wind and solar energy generation facilities and similar
resource extraction activities may be permitted only in areas designated
Resource Extraction. Saleable minerals operations ( e. g., aggregate mining) may
also be permitted in areas designated Agriculture.
Action 8.3: In areas where the existing General Plan land use designation is
inconsistent with Action 8.2 above, applications for mining operations,
geothermal operations, small- scale hydroelectric generation facilities, wind and
solar energy generation facilities, or similar resource extraction activities may
require a General Plan Amendment.
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Action 8.4: Regulate mineral extraction activities in a manner consistent with
the Mineral Resource Policies of the Conservation/ Open Space Element.
Action 8.5: Regulate geothermal development and other energy development
projects in a manner consistent with the Energy Resources Policies in the
Conservation/ Open Space Element.
Action 8.6: Existing mining operations, geothermal operations, and other
existing resource extraction operations shall be designated Resource Extraction.
Existing saleable materials operations ( e. g., aggregate mining) in agricultural
areas shall be 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 8.7: Regulate timber production activities on private lands in a manner
consistent with policies in the Conservation/ Open Space Element.
Policy 9: Development activity in the Bodie area shall be compatible with the
cultural, historic, and natural values of the area.
Action 9.1: Development projects, including mining operations ( but not
exploration activities), in the Bodie area shall require a Specific Plan or Area
Plan. The Specific Plan or Area Plan should focus on ensuring that the
development project complies with Policy 9 above. The Specific Plan or Area
Plan for a mining operation shall also specify post- mining land uses and
requirements for those land uses.
Action 9.2: Designate the Bodie area with the Specific Plan/ Area Plan
designation in this Land Use Element. Until the Specific Plan or Area Plan is
adopted, the area shall be administered in accordance with the directives of the
Resource Management land use designation.
Policy 10: 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 10.1: 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 11: Coordinate planning efforts with applicable federal, state, and local
agencies.
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Action 11.1: 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,.
Policy 12: For parcels with different designations on different portions of the
parcel, the lower intensity designation shall prevail until a tentative map is
approved for the parcel.
OBJECTIVE B
Provide a balanced and functional mix of land uses.
Policy 1: Designate adequate sites for a variety of land uses in order to provide
for the land use needs of community areas.
Action 1.1: Establish Area Plan boundaries and associated policies in this
element. Transfer the land use designations of existing Area Plans into the
designations used in this element.
Action 1.2 Update the Area Plans for the Antelope Valley, Swauger Creek/ Devil's
Gate, Bridgeport Valley, Bodie Hills, Mono Basin, June Lake, the Upper Owens
area, the Mammoth Vicinity, Long Valley, the Wheeler Crest, the Tri- Valley
communities, the Benton Hot Springs Valley, and Oasis on an as- needed basis,
with the assistance of applicable Community and Regional Planning Advisory
Committees.
Action 1.3: Regulate the subdivision of land within community areas in a
manner consistent with applicable area land use goals and policies.
OBJECTIVE C
Provide for the housing needs of all resident income groups, and of part time residents
and visitors.
Policy 1: Designate adequate sites for a variety of residential development in
each community area.
Action 1.1: 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 1.2: Residential development outside of 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 2: Provide for affordable housing.
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Action 2.1: Encourage the provision of a variety of rental housing in community
areas.
Action 2.2: Implement policies in the county Housing Element pertaining to the
provision of affordable housing.
Policy 3: Designate a sufficient amount of land for a variety of lodging facilities.
Action 3.1: Designate suitable areas in communities as " Commercial Lodging.”
Action 3.2: Designate suitable areas outside of communities as " Rural Resort.”
OBJECTIVE D
Provide for commercial development to serve both residents and visitors.
Policy 1: Concentrate commercial development within existing communities.
Action 1.1: Designate a sufficient amount of commercial land within
communities to serve the needs of residents and visitors.
Policy 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 2.1: Orient new commercial development in a manner that promotes
pedestrian use. Avoid strip commercial development.
Policy 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 3.1: Implement policies in the Circulation Element pertaining to the
provision of facilities for parking, non- motorized transportation, and transit.
Policy 4: Allow for the integration of small- scale commercial uses with
associated residential uses, such as employee housing.
Action 4.1: Where appropriate, designate land " Mixed Use" ( MU) to allow for a
mix of residential and compatible commercial uses.
OBJECTIVE E
Provide for industrial land uses which are economically beneficial to the area and which
are compatible with the environment.
Policy 1: Provide for local industrial land use needs.
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Action 1.1: 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 of residential
areas.
Policy 2: Provide for light industrial uses ( e. g., light manufacturing, assembly
work, etc.) which do not create significant environmental impacts.
Action 2.1: 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:
a. Adequate access exists for industrial land uses;
b. Industrial development on the site would be compatible with
surrounding land uses ( e. g., noise levels, fumes, traffic levels);
c. Industrial development on the site would not significantly impact
existing or potential farming, ranching, or recreational operations;
d. Adequate public services and infrastructure for industrial development
are available or could be provided;
e. 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
f. 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 F
Protect open space and agricultural lands from conversion to and encroachment of
developed community uses.
Policy 1: Protect lands currently in agricultural production.
Action 1.1: Designate large parcels in agricultural use as " Agriculture.”
Action 1.2: Assign the Agriculture designation to lands designated as
Agriculture in this element.
Action 1.3: Implement policies in the Conservation/ Open Space Element.
Policy 2: Preserve and protect open space in order to protect natural and
cultural resources and to provide for a variety of recreational opportunities.
Action 2.1: Implement policies contained in the Conservation/ Open Space
Element.
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Action 2.2: Designate undeveloped lands owned by out- of- county agencies such
as the Los Angeles Department of Water and Power ( DWP), 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" (" A") 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 2.3: Designate California State Department of Fish and Game lands as
" Open Space.”
Action 2.4: Amend the Land Development Regulations ( LDR) to include a
definition of " site disturbance" and to include standards for site disturbance in
various land use designations.
OBJECTIVE G
Prevent the exposure of people and property to unreasonable risks by limiting
development on hazardous lands.
Policy 1: Restrict development in areas which are constrained by natural
hazards, including but not limited to, flood, fire, geologic hazards, and
avalanche hazards.
Action 1.1: Limit the intensity of development in hazard areas through the
assignment of appropriate land use designation.
Action 1.2: Avoid intensive development outside existing fire protection districts,
unless an appropriate fire protection entity is established as a condition of
project approval.
Action 1.3: Implement the provisions of the Safety Element.
OBJECTIVE H
Maintain and enhance the local economy.
Policy 1: Land use designations shall provide sufficient land for the economic
development of community areas.
Policy 2: Assess the economic costs and benefits of proposed development
projects.
Action 2.1: Future development projects with the potential to have significant
local socio- economic impacts shall provide a fiscal impacts analysis. The
analysis shall:
a) be funded by the applicant;
b) be prepared by a qualified person under the direction of Mono County;
c) include a market analysis documenting:
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– the demand for such a project over a reasonable timeframe;
– the projected direct and indirect revenues generated by the project
within the general project vicinity, over a reasonable timeframe;
– the projected direct and indirect costs associated with the service
demands generated by the project, its employees, and operations
during the anticipated project lifetime;
– the 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;
d) analyze applicable significant socio- economic 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
e) 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 socio- economic impacts may be approved only if a statement of
overriding considerations is made through the EIR process.
Action 2.2: 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 3: Ensure that future development does not significantly impact
governmental service providers.
Action 3.1: 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 which occurs in the
incorporated area. Affected county services include, but are not limited to, the
following:
Social Services
Health Services, including Mental Health Services
Libraries
Justice System, including Courts, District Attorney and Public Defender,
Sheriff, and Probation Depts.
Regional Parks and Recreation
General Administration and Finance
In accordance with state law ( Government Code § 53077), these exactions will
not exceed the benefits derived from the project.
Policy 4: Develop strategies to improve the County's economic climate.
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Action 4.1: Appoint a countywide advisory task force, or several such
community groups, to advise the Board of Supervisors on economic
development plans and projects.
Action 4.2: The Task Force shall develop a countywide Economic Development
Plan, or several such plans for community areas.
Action 4.3: Work with applicable entities to encourage economic development
projects in appropriate areas.
Action 4.4 Pursue state and federal funds and private funding for economic
development projects.
Action 4.5: Promote economic development that is consistent with General Plan
goals and objectives relating to land use, open space, and conservation of
natural resources.
Action 4.6: Develop a multi- year Capital Improvement Program to respond to
long- range infrastructure needs for existing and future community development.
Policy 5: Promote diversification and continued growth of the County's
economic base.
Action 5.1: Encourage and promote the preservation and expansion of the
County's tourist and recreation based economy.
Action 5.2: Support the retention and expansion of all viable retail trade,
consumer, and business establishments.
Action 5.3: Promote the continued growth of compatible industry on sites
designated for industry and commerce.
Action 5.4: Concentrate development in existing communities in order to
facilitate community economic growth.
OBJECTIVE I
Maintain an up- to- date and legally adequate land use system and General Plan.
Policy 1: Periodically review and update General Plan documents.
Action 1.1: Conduct a thorough review and update of General Plan documents
every 5 years, or as required by State Law.
Action 1.2: 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).
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Policy 2: Ensure consistency among General Plan documents and the County
Code.
Action 2.1: Initiate necessary land development regulation amendments to
ensure consistency with the provisions of the General Plan.
Action 2.2: Utilize Community and Regional Planning Advisory Committees to
conduct necessary land use redesignation studies.
Action 2.3: Initiate an update to the County Subdivision Regulations and
update as necessary.
Action 2.4: Prepare and update as necessary Airport Land Use Plans for the
Bridgeport, Lee Vining, and Mammoth/ Yosemite airports.
Action 2.5: Projects approved prior to implementing Action 2.1 above shall
include a finding that the proposed use is consistent with the land use
designation assigned in this element.
Policy 3: Ensure consistency among General Plan documents and planning
documents of other agencies.
Action 3.1: Review and comment on planning and environmental documents of
other agencies to ensure consistency and coordination with the policies of the
General Plan.
Action 3.2: 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 4.1: Prepare and update as necessary other ordinances and regulations
necessary to implement this General Plan.
Action 4.2: Promote the use of interagency agreements and cooperation in
implementing the General Plan.
Action 4.3: Seek funding to implement the General Plan.
Action 4.4: Maintain an active code enforcement and environmental monitoring
program, supported with active citation and penal authority.
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PLANNING AREA LAND USE POLICIES
ANTELOPE VALLEY– GOAL
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 A
Guide future development to occur in and adjacent to Walker, Coleville, and Topaz.
Policy 1: Discourage subdivisions into six parcels or more outside of community
areas.
Action 1.1: Designate land outside of community areas and the Hwy. 395
corridor1 for Agriculture or Resource Management.
Action 1.2: Maintain large minimum parcel sizes outside of community areas
and the Highway 395 corridor.
Action 1.3: Limit the type and intensity of development in flood plain areas.
Action 1.4: Prior to accepting a development application in potential wetland
areas, require that the applicant obtain necessary permits from the U. S. Army
Corps of Engineers.
Policy 2: Provide for a mix of residential, commercial, recreational, institutional,
and light industrial land uses within defined community areas, in a manner
consistent with the overall goal for the Antelope Valley.
Action 2.1: Designate a sufficient amount of land to accommodate tourist and
community commercial needs within existing community areas.
Action 2.2: Designate a sufficient amount of land to meet the housing and
lodging needs of Antelope Valley's residents and visitors.
Action 2.3: Designate suitable lands for light industrial uses within community
areas. Designated light industrial use 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.
Action 2.4: Designate suitable lands for community recreational and
institutional uses within community areas.
Policy 3: Along the Hwy. 395 corridor between existing communities, provide for
limited development that is compatible with natural constraints and the Valley's
scenic qualities.
1The Highway 395 corridor is defined as the area in the Antelope Valley, outside of
communities, along both sides of Hwy. 395, between the West Walker River to the east
of Hwy. 395 and the sloping terrain to the west of Hwy. 395.
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Action 3.1: Establish a design review process and standards for development in
the Highway 395 corridor.
Action 3.2: Require projects within fault hazard zones to submit a geologic
report prepared by a registered geologist. Such reports should focus on locating
existing faults, evaluating their historic activity, and determining the level of risk
they present to the proposed development. Report recommendations should
address measures to reduce risk to acceptable levels. All such reports shall be
prepared in sufficient detail to meet the criteria and policies of the State Mining
and Geology Board.
Action 3.3: Maintain the large lot residential nature of the Hwy. 395 corridor.
Action 3.4: Uses of a greater intensity than rural residential may be permitted in
the Hwy. 395 corridor if it is demonstrated that they comply with the following
standards:
a) The project shall not exceed the noise standards for rural residential uses as
defined in the Mono County Noise Ordinance, nor increase substantially the
ambient noise levels for adjoining areas. Projects having potential noise
impacts shall provide a noise impact study which identifies potential noise
impacts, and proposes project alternatives or mitigation measures to
mitigate the potential impacts.
b) The project shall not violate applicable ambient air quality standards of the
Great Basin Unified Air Pollution Control District, contribute substantially to
an existing or projected air quality violation, or expose residents or wildlife to
substantial pollution concentrations. Projects having potential air quality
impacts shall provide an air quality impact study which identifies potential
impacts, and proposes project alternatives or measures to mitigate the
potential impacts.
c) The project shall comply with the requirements of the Mono County Land
Clearing, Earthwork and Drainage Facilities Ordinance and the Pollution of
Waters Ordinance, as well as with the requirements of the Lahontan
Regional Water Quality Control Board. The project shall not substantially
degrade water quality; substantially degrade or deplete groundwater
resources; contaminate a public water supply; interfere substantially with
groundwater recharge; involve the use, production or disposal of materials
which pose a hazard to people or animal or plant populations in the area
affected; or cause substantial flooding, erosion, or siltation. Projects having
potential for such water- related impacts shall provide a water resource
impact study which identifies potential impacts, and proposes project
alternatives or measures to mitigate the potential impacts.
d) The project shall not have a substantial, demonstrable negative aesthetic
effect, and must comply with the design review standards established in
accordance with Action 3.1, Policy 3. Projects having potential visual
impacts shall provide a visual impact study which identifies potential visual
effects, and proposes project alternatives or measures to mitigate the
potential impacts.
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e) The project shall not interfere substantially with the movement of any
resident or migratory fish or wildlife species, nor substantially diminish
habitat for fish, wildlife or plants. Projects having potential fish and wildlife
impacts shall provide an impact study which identifies potential fish and
wildlife impacts, and proposes project alternatives or measures to mitigate
the potential impacts.
f) The project shall not conflict with established or planned recreational uses
of the area.
Policy 4: Retain the existing privately owned land base in the Antelope Valley.
Action 4.1: Support a policy of no net loss of private land in the Antelope Valley.
Action 4.2: Oppose private land acquisitions by federal agencies within the
Antelope Valley unless comparable land in the region is made available for
disposal to private ownership. Exceptions to this policy may be considered if
the land acquisitions are consistent with the overall goal for the Antelope Valley.
Action 4.3: Facilitate acquisition of BLM administered public lands south of the
County landfill, east of Eastside Lane, and north of Walker, for community
expansion, in a manner consistent with the overall goal for the Antelope Valley.
OBJECTIVE B
Maintain the scenic, agricultural, and natural resource values in the Valley.
Policy 1: Maintain and enhance scenic resources in the Antelope Valley.
Action 1.1: 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 1.2: Encourage private landowners with visually significant property to
grant or sell a conservation easement to a land conservation organization to
protect the land as open space.
Action 1.3: Continue to use land use designations and subdivision regulations
to preserve open space for scenic purposes.
Action 1.4: Conserve scenic highway corridors by maintaining and expanding
large lot land use designations in areas within view of scenic highways.
Policy 2: Preserve the agricultural lands and natural resource lands in the
Antelope Valley.
Action 2.1: Designate existing agricultural lands for agricultural use in the Land
Use Element, and initiate associated district Land Use Designations and Land
Development Regulations amendments.
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Action 2.2: 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 2.3: Encourage agricultural land owners to utilize the property tax
incentives for agricultural land provided for in the County's Williamson Act
program.
Action 2.4: 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.
Policy 3: Work with appropriate agencies to manage water resources in a
manner that protects natural, agricultural and recreational resources in the
Antelope Valley.
Action 3.1: Consider establishing a Groundwater Management District to
manage the groundwater resources of the Antelope Valley.
Action 3.2: Work with the Lahontan RWQCB and other appropriate agencies to
require appropriate actions to ensure that future development does not degrade
water quality in the area.
Action 3.3: 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: Ensure that an adequate water supply exists for new development
projects.
Action 4.1: As a condition of approval, require development projects to
demonstrate that sufficient water exists to serve both domestic and fireflow
needs of the development and that use of the water will not deplete or degrade
water supplies in the surrounding area.
Policy 5: Work with appropriate agencies to manage fish and wildlife resources
within the Antelope Valley.
OBJECTIVE C
Maintain and enhance natural resource based recreational opportunities in the Valley
and the surrounding area.
Policy 1: Work with appropriate agencies to maintain or improve natural
resource base needed for recreational opportunities in the Antelope Valley and
vicinity.
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Policy 2: Work with appropriate agencies to initiate recreational facility
development in environmentally suitable areas.
Action 2.1: 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:
a. Provision of a designated boat launch area to provide boat access within
California; and
b. Creation of restricted boating areas to provide protected water bird nesting
and rearing habitats at the south end of the reservoir.
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SWAUGER CREEK– GOAL
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 A
Provide for a sensitive pattern of future land development.
Policy 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 1.1: 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 1.2: Unless otherwise determined based on Action 1.1, encourage a
minimum parcel size of 40 acres within the planning area.
Action 1.3: Review Land Use Designations and Land Development Regulations
of all private lands within the area and adjust as necessary to ensure
consistency with these policies.
Action 1.4: In assigning land use designations and indicate the minimum parcel
size.
Action 1.5: 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 1.6: Maintain liaison with USFS with regard to land trades that may
affect planning.
Policy 2: Minimize the impacts of development.
Action 2.1: Encourage sustainable agricultural uses, both commercial and
private through lobbying efforts and possible tax incentives.
Action 2.2: 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 3: Agricultural uses should be assigned an agricultural land use
designation.
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Policy 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 potentials for similar vegetation.
Policy 5: Encourage fence design to facilitate the migration and movement of
wildlife, with particular attention given to deer migration routes and protection
from highway traffic.
Policy 6: Preserve the rural and wilderness character while allowing cottage
industries and agricultural uses.
Action 6.1: Restrict location and size of all signs, in conformance with the
County Sign Regulations.
Action 6.2: 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 B
Protect visual resources in the planning area.
Policy 1: Future development shall be sited and designed to be in scale and
compatible with the surrounding natural environment.
Action 1.1: Develop design guidelines which ensure a minimum architectural
standard that is compatible with the visual and scenic environment.
Action 1.2: Consider establishing a Design Review District for Swauger Canyon,
in accordance with the provisions of the Land Development Regulations ( LDR).
Action 1.3: Adopt the design guidelines for the Design Review District as part of
CC& R's and attach to deeds on all properties within the Design Review District.
Action 1.4 Encourage SCE/ Contel to develop an overall plan for the
underground installation of all utilities within the planning area.
Policy 2: Protect areas identified as open viewsheds or significant viewsheds.
Action 2.1: Work with the Area Planning Group to identify open viewsheds and
significant viewsheds and to develop specific design guidelines for those parcels.
Action 2.2: Assign Scenic Combining Land Use Designations and Land
Development Regulations to such areas to protect scenic values.
Action 2.3: Parcels identified as having greater than 50 percent of their area
within an open viewshed should be restricted to a minimum lot size of 80 acres.
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OBJECTIVE C
Maintain existing air quality throughout the planning area and discourage any action
that could degrade that standard.
Policy 1: Maintain clear and pristine air quality in the planning area.
Action 1.1: Require all woodstoves installed in the area to be certified EPA Phase
II, in conformance with policies in the Public Health/ Air Quality section of the
Conservation/ Open Space Element.
Action 1.2: 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 2: Minimize impacts of construction on air quality.
Action 2.1: Construction pads should be designed to minimize areas disturbed,
and construction- related traffic shall be restricted to limited and predefined
access routes.
Action 2.2: 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 proven effective
with proper site preparation, and seed sources are available.
Policy 3: Minimize impacts of roads on air quality.
Action 3.1: 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 3.2: Discourage new general public travel roads throughout the planning
area.
Action 3.3: Restrict the speed limits on all secondary roads to 25 mph.
OBJECTIVE D
Improve water quality and maintain the existing streamflow regime, in order for
residents and visitors to enjoy a high quality of life.
Policy 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
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of services, such as adequate sewage disposal, is sufficient reason for
development to be prohibited altogether.
Policy 2: Consider mapping of all permanent and ephemeral surface water
sources within the planning area
Policy 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 leachfield 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 percent.
Policy 4: No net increase in runoff should be permitted. Future development
projects shall provide a drainage and erosion control plan which complies with
standards established by the Public Works Department.
Policy 5: Alternate methods of sewage treatment which are more compatible to
the area than septic tanks, such as composting toilets, should be considered.
OBJECTIVE E
Maintain and enhance wilderness habitat through conservation of energy.
Policy 1: Reduce overall consumption of all nonrenewable forms of energy,
through conservation and use of renewable sources.
Action 1.1: All residential parcels shall be mapped for solar access sites.
Action 1.2: 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 1.3: Non- solar building sites should be required to use superinsulation
techniques to reduce heating loads and costs.
Action 1.4: Woodstoves should be of maximum efficiency currently available
( within 5 percent of greatest available efficiency).
Action 1.5: 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.
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Action 1.6: A schedule of Energy Incentives should be formulated, in
conjunction with Mono County, to implement this policy.
Policy 2: Encourage responsible production of renewable forms of energy.
Action 2.1: Promote use of renewable energy through tax and fee incentives, as
in Policy 1.
Action 2.2: Discourage out- of- area sale of energy produced by any means.
Action 2.3: The Area Planning Group may develop a regional reforestation plan
using only native tree species.
OBJECTIVE F
Protect the recreational values in the area.
Policy 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 1.1: Fishing access to all sections of Swauger Creek should be
encouraged on public and private lands.
Policy 2: Promote the safety of area residents and visitors.
Action 2.1: 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.
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BRIDGEPORT VALLEY– GOAL
Provide for orderly growth in the Bridgeport Valley in a manner that retains the small
town character, and protects the area's scenic, recreational, agricultural, and natural
resources.
OBJECTIVE A
Guide future development to occur on existing private lands in Bridgeport Townsite,
east of Bridgeport Reservoir, in the Evans Tract, and at Twin Lakes.
Policy 1: Carefully evaluate subdivisions outside of the existing community
area. Consideration should be given to assigning large minimum parcel sizes in
the Valley2.
Action 1.1: Assign agricultural land use designation to the valley and the
upland areas surrounding the valley. Minimum parcel sizes shall be determined
through the land use designation process.
Policy 2: Limit future subdivisions outside the community area to large lots ( 1 -
acre minimum). Lot sizes for subdivisions which infill the community should
reflect existing lot sizes, patterns, development, neighborhood character, and
the availability of community sewer and water.
Policy 3: Designate land presently in agricultural use as " Agriculture,” and
establish a Development Credits Program, including voluntary Transfer of
Development Rights provisions, which will encourage clustering development
away from irrigated land.
Action 3.1: Assign development credits to agricultural lands in the Bridgeport
Valley on a per parcel bases in a manner consistent with Table 1 of the Tri-
Valley Goals.
Action 3.2: Parcels created consistent with the Development Credit Program
shall consist of a minimum of one acre. Parcels should be sited as follows:
a. Adjacent to existing residential development ( if feasible).
b. A buffer may be required in consultation with adjacent agricultural
landowners.
c. Avoiding steep slopes and fault hazard areas.
d. Avoiding wetlands and areas subject to flooding.
e. Away from visually sensitive areas, such as ridgelines or along scenic
highways.
f. Minimizing impacts to migrating deer.
g. Minimizing impacts to cultural resource sites.
h. Proximate to existing access and utilities ( if feasible).
i. On soils of sufficient structural and sanitary waste disposal capabilities.
2The " community area" in the Bridgeport Planning Area includes the Bridgeport
Townsite, the private lands east of Bridgeport Reservoir, the Evans Tract, Rancheria,
and Twin Lakes. The " Valley" area includes the flat meadow area bounded to the east
by Hwy. 395 and to the west and south by the upland areas. The " Valley" area also
includes the flat meadow area north of Hwy. 395 and west of the reservoir.
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Policy 4: Carefully evaluate the exchange of federal lands for community
expansion in order to ensure consistency with the Bridgeport Valley land use
goal.
Policy 5: Discourage tract housing developments. The term " tract housing"
shall be defined in the Land Development Regulations.
Policy 6: Designate a limited amount of land to provide for local industrial land
use needs.
OBJECTIVE B
Maintain the scenic, agricultural, and natural resource values in the Bridgeport Valley.
Policy 1: Preserve agricultural lands and wetlands.
Action 1.1: Work with appropriate agencies to manage water resources in the
Valley in a manner that will protect the natural and recreational values of the
water resource and associated resources ( wildlife, riparian, etc.)
Policy 2: Consider establishing a Groundwater Management District to manage
the groundwater resource.
Policy 3: Support designation of Highway 395 as a National Forest Scenic
Byway.
OBJECTIVE C
Maintain and enhance natural resource- based recreational opportunities in the
Bridgeport Valley.
Policy 1: Work with appropriate agencies to manage Bridgeport Reservoir in a
manner that protects the natural resources in the area and provides additional
recreational opportunities.
Policy 2: Work with appropriate agencies and groups to develop and implement
a management plan for the Travertine Hot Springs.
Policy 3: Work with appropriate agencies to improve dispersed recreational
opportunities ( picnicking, camping, snowmobiling, cross country skiing, biking,
etc.) with information signs and maps, restrooms, bike lanes, etc.
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BRIDGEPORT AREA WETLANDS POLICIES– GOAL
To preserve and enhance wetland functions and values, including wildlife and plant
habitat, beneficial livestock forage value, water quality benefits, and aesthetic and
recreational values, while providing for orderly growth and an efficient, coordinated
permitting process.
OBJECTIVE A
Guide development in the Bridgeport Valley so that no net loss of wetlands functions
and values or acreage results from development activities.
Policy 1: Work with the U. S. Army Corps of Engineers to establish procedures
for the processing of building and development proposals in or adjacent to
wetlands3 areas in the Bridgeport Valley.
Action 1.1: Seek a regional permit from the U. S. Army Corps of Engineers that
incorporates the mitigation strategy and process specified in these policies.
Policy 2: Work with willing landowners, agencies and applicants to establish a
Bridgeport land bank to be used as mitigation for those areas where on- site
mitigation is not feasible.
Action 2.1: Investigate potential sites for mitigation bank enhancement
including:
1. The East Walker River and its floodplain, which offers an excellent
opportunity for enhancement of high quality riparian habitat and
fisheries habitat.
2. The Robinson Creek outwash plain, which offers an opportunity for
vegetation enhancement and possible connection to extended habitat
corridors.
3. Aurora Canyon, which offers an opportunity for enhancement of limited
riparian areas within a few yards of the creek.
4. The pond area at the intersection of Highways. 395 and 182 ( in the
Airport Clear Zone), which offers an opportunity for marsh development.
Action 2.2: Investigate potential sites for a mitigation bank for the creation of
wetlands, including:
3These policies pertain to " jurisdictional wetlands", i. e. those areas subject to Section 404 of the
Clean Water Act which requires a permit for the discharge of dredged or filled materials into
waters of the U. S., including wetlands. Under a Memorandum of Agreement with the
Environmental Protection Agency, the U. S. Army Corps of Engineers is responsible for
determining wetland jurisdiction and issuing permits; the Soil Conservation Service may, in the
future, become responsible for determining wetland jurisdiction on intensively managed
agricultural lands.
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1. Irrigation- induced wetlands that could be permanently converted to
wetlands.
2. Upland areas where a reliable water source could be applied to convert
the area to wetlands.
Action 2.3: Contact public and private landowners in the Valley, including the
Walker River Irrigation District ( WRID), for potential sites and interest in
participating in a mitigation bank.
Action 2.4: Establish a Wetlands Mitigation Bank Technical Advisory Committee
( TAC) for the Bridgeport Valley. This group should include a representative from
applicable agencies ( e. g., Corps of Engineers, EPA, FWS, SCS, DFG, RWQCB,
Mono County) and a representative of the following:
a. Landowners in an area where wetland impacts will occur and mitigation
will be required on a case- by- case basis.
b. Landowners or the managing entity of the area where the mitigation bank
will be located.
c. Bridgeport Agricultural Property Owners.
d. U. S. Board of Water Commissioners.
Policy 3: The Land Bank for the Bridgeport Valley shall be established as
follows:
A. The goals of the mitigation bank shall be to enhance or create self-sustaining
functional ecosystems, providing equal functions and values
to those impacted by development.
B. The life of the bank shall be twenty ( 20) years from its inception. After
the original 20 years, the life of the bank shall be renewed on 20 year
cycles as needed, baring any significant changes in regulations, natural
conditions or catastrophes.
C. Parcels eligible to contribute to the bank shall be illustrated on a map.
D. Mitigation sites incorporated into the land bank shall be developed and
managed in accordance with a management plan prepared with the
assistance of the Wetlands Mitigation Bank Technical Advisory
Committee ( TAC) established for the Bridgeport Valley. The TAC shall
assist in the design and implementation of a management plan for the
bank. This plan shall include specific debiting and crediting procedures
for the bank and shall detail remedial action responsibilities.
E. The Corps shall require periodic inspections conducted with assistance
from the TAC to identify whether the mitigation site is in compliance with
the management plan.
F. The management plan shall identify an appropriate methodology to
assess pre- and post- mitigation functional values, in order to establish
bank credits and debits. To the extent possible, this methodology will be
quantitative.
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G. The management plan shall specify the methodology which will be used
to protect the enhanced or created wetlands in twenty year cycles. This
may include conservation/ open space easements, deed restrictions,
transfer of the property to a tax- paying conservation organization or
agency, or other appropriate methods.
Action 3.1: Seek funding to support landbank projects in the Bridgeport Valley,
including but not limited to, grants, loans or other potential funding from:
Soil Conservation Service Grants for sewage effluent treatment
EPA U. S. Fish and Wildlife Service
Resources Agency Ducks Unlimited
OBJECTIVE B
Maintain and enhance wetland habitat values and functions with willing landowners in
the Bridgeport Valley.
Policy 1: Work with participating ranchers in the area to manage their land
bank using one or more of the following methods/ techniques:
fire;
rest;
technology;
money;
labor;
beneficial grazing practices;
living organisms;
human creativity; and / or
animal impacts.
Action 1.1: If grazing practices beneficial to wetlands are to be utilized, the
grazing practices shall be specified in a grazing management plan approved by
the SCS in consultation with the TAC.
Action 1.2: Investigate the use of sewage effluent for wetland restoration,
creation, or enhancement purposes.
Policy 2: Work with developers to provide buffer zones around wetland areas
adjacent to the developed areas
Policy 3: Work with public agencies and interested local groups to develop and
post informational and educational signs around wetlands areas on public
lands.
Policy 4: Work with interested local groups willing to participate ( either
financially or with donations of labor) with willing landowners in the protection
or enhancement of wetlands.
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Policy 5: Restrict public and animal ( e. g., cattle) access as necessary to land
bank riparian areas during times of nesting or other critical periods in the life
cycles of wildlife or fish.
OBJECTIVE C
At the request of the landowner, reevaluate the jurisdictional status of sites proposed
for development which are located in irrigated areas in the Bridgeport Valley when and
where irrigation water is no longer applied.
Policy 1: In order to ensure that accurate and adequate data are collected to
permit a reevaluation of wetland status for irrigation- induced wetlands that will
meet federal delineation standards, the following additional conditions shall
apply to altering the irrigation regime, acquiring data, and seeking a re-evaluation
of jurisdictional status:
1. Areas shall be reevaluated only where a definite project proposal exists.
2. The entire area of the proposed project will be reevaluated.
3. The existing topography in the vicinity of the subject area should not be
altered without contacting the U. S. Army Corps of Engineers.
4. During the time of reevaluation, livestock may be excluded as necessary
( in consultation with the SCS) to allow plant species to be identified and
catalogued. Cattle exclosures in representative areas may be necessary
for monitoring or evaluation.
5. Reevaluation should begin no later than May 1. Water table levels
should be monitored throughout the early growing season by means of
pits or piezometer wells, and vegetation should be studied at a time that
may vary from mid- May to July, depending upon weather.
6. Data should be acquired at locations on both sides of apparent wetland
boundaries. The locations of piezometer wells or other tests of soil
conditions ( for example, a, a- dipyridil test for reducing conditions) should
be representative of the entire subject area. Methodologies in the
current jurisdictional wetland manual will be used to define wetlands.
7. As per the new National Technical Committee on Hydric Soils ( NTCHS)
criteria for hydric soils, poorly drained areas with soil permeability less
than 6.0 inches/ hour ( such as most of Bridgeport Valley) would be
determined to meet the mandatory soils and hydrology criteria for
jurisdictional wetlands if the water table remains within 1.5 feet of the
surface for at least two weeks during the growing season.
Action 1.1: Reevaluations of jurisdictional status of proposed project sites
located in irrigated areas, shall be performed by a qualified professional under
the direction of the County and in consultation with the Soil Conservation
Service and the U. S. Army Corps of Engineers. The work shall be funded by the
project applicant.
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BODIE HILLS- - GOAL4
Protect and enhance Bodie Hills Planning Area resources that complement the Bodie
Experience.
OBJECTIVE 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 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 1.1: Develop design guidelines for residential, commercial, and industrial
development projects. At a minimum, the following development standards
( from the Visual Resource Policies) shall apply:
a. 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;
b. Building mass should be varied and should be appropriate for the
surrounding community or area. Facades in commercial districts should
be varied;
c. Project siting and structural design should be sensitive to the climate,
topography, and lighting of the surrounding environment;
d. The design, color, and building materials for structures, fences, and
signs shall be compatible with the natural environment and/ or
surrounding community;
e. Visually offensive land uses shall be adequately screened through the
use of landscaping, fencing, contour grading, or other appropriate
measures;
f. The visual impacts of parking areas shall be minimized through the use
of landscaping, covered parking, siting which screens the parking from
view, or other appropriate measures;
g. Signs shall comply with the County's Sign Regulations;
h. 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);
i. Industrial areas shall be as compact as possible;
j. Exterior lighting shall be shielded and indirect and shall be minimized to
that necessary for security and safety;
4BLM Resource Management Plan ( RMP) decisions for the Bodie Bowl Area of Critical
Environmental Concern ( ACEC) are included in this policy section for reference.
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k. All new utilities shall be installed underground, in conformance with
applicable provisions of the Land Development Regulations ( LDR);
l. Existing roads shall be utilized whenever possible. Construction of new
roads should be avoided except where essential for health and safety;
m. Earthwork, grading, and vegetative removals shall be minimized;
n. 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 B
Maximize fire protection within the Bodie Hills Planning Area, including both prevention
and suppression.
Policy 1: Actively support fire prevention efforts on public and private lands.
Action 1.1: BLM shall install and maintain Fire Danger Rating signs on Hwy.
270 and on Cottonwood Canyon Road. State Parks shall change the fire rating
as needed.
Action 1.2: All campfires within the Bodie Hills Planning Area ( including the
ACEC) shall require a valid campfire permit issued by BLM, Forest Service, CDF
or State Parks. All campfires shall be in accordance with existing fire
restrictions during the summer fire season.
Action 1.3: 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 C
Reduce vandalism within the Bodie Hills Planning Area.
Policy 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 1.1: 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
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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 1.2: 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 D
Maintain a high level of air quality in the Bodie Hills Planning Area.
Policy 1: Activities permitted in the Bodie Hills Planning Area shall meet
ambient air quality standards.
Action 1.1: 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 1.2: Any project that may generate excessive levels of dust shall be
required to use dust control measures approved by Great Basin APCD.
Action 1.3: 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 with the
requirements of public health and safety policies ( Conservation/ Open Space
Element, Public Health & Safety Policies, Goal I, Objective A, Action 3.1).
Policy 2: Mono County and State Parks shall continue to seek and implement
methods to reduce the dust problems on the coun