Snowcreek VIII
Snowcreek VIII is located at 1 Fairway Drive, Mammoth Lakes, CA 93546 on an approximately 222-acre site within the Resort (R) Zoning District. The site is governed by the Snowcreek Master Plan Update 2007 which allows for development of up to 790 residential dwelling units, a 250 room resort hotel, 150 private residential club units, and up to 75,000 square feet of non-residential uses. The site includes the 94-acre open space parcel that is to be used for a 9-hole addition to the current golf course. An Environmental Impact Report was certified for the project and is intended to satisfy the CEQA environmental review for all subsequent discretionary approvals for the project, provided that the criteria in Public Resources Code Section 21166 for when additional environmental review is required is not triggered. The site is subject to the terms and conditions specified in the Amended & Restated Snowcreek Development Agreement (SDA), entered into between the Town and the Snowcreek developer effective as of May 17, 2025.
Amended and Restated Snowcreek Development Agreement (DA 23-001)
Town Council Approval
The Amended and Restated Snowcreek Development Agreement (DA 23-001) was approved by the Town Council on April 16, 2025 by a 5-0 vote.
- Amended and Restated Snowcreek Development Agreement
- Ordinance 25-04
- CEQA Notice of Determination (OPR-SC VII and OPR-SC VIII)
Project Summary
The 2010 Snowcreek Development Agreement (SDA) became effective in July 2010 and vests the entitlements granted in the Snowcreek Master Plan Update - 2007 (SMPU) for the Snowcreek VIII development and the entitlements granted under the previous 1981 Snowcreek Master Plan for the Snowcreek VII (Creekhouse) development. The SDA applies to the Snowcreek VII and Snowcreek VIII project areas. The term of the SDA is for 20 years covering the period of July 23, 2010 – July 23, 2030; however, starting in July 2020, the term of the SDA is reduced one day for each day that construction of the hotel and expanded golf course has not commenced. Construction of these elements has not commenced and therefore, the term is currently being reduced and will expire in July 2025, unless construction of the golf course and hotel has commenced or unless an amendment to the 2010 SDA is approved that extends the term.
For a variety of reasons, the development of the Snowcreek VIII project has not progressed at the rate envisioned at the time of adoption of the SDA, and the majority of the ‘greater community benefits’ identified in the SDA have not been achieved. This is largely attributed to the fact that development of the Snowcreek VIII project has not yet begun, and all of the ‘greater community benefits’ are tied to the Snowcreek VIII development. As a result of this and the impending expiration of the SDA in July 2025, the Developer is requesting an amendment to the SDA. The requested amendment proposes to: (1) extend the SDA for an additional 20 years through 2045; and (2) to remove the language that shortens the term of the DA if the golf course and hotel are not constructed during a specified term. In exchange for the extension, the Town is asking for: (1) a commitment to operate the existing 9-hole golf course for the life of the extended SDA; (2) the permanent protection of the existing 9-hole golf course area for open space and recreation purposes; (3) the potential for interim recreation uses on the golf course expansion area; (4) a commitment to work with the Fire District on the construction of fire breaks through the Snowcreek VIII site; and (5) all of the ‘greater community benefits’ identified in the SDA to remain in place. The other proposed amendments are intended to: (1) improve the clarity of what is required under the SDA with regards to affordable housing and fees; and (2) to improve the clarity of the agreement.
Development agreements are governed by State Government Code §65864 et seq. and Municipal Code Chapter 17.104 (Development Agreements). The procedure for amending a development agreement is the same as the procedure for entering into a new development agreement and requires a public hearing before both the Planning and Economic Development Commission and the Town Council. The adoption of the ordinance approving a development agreement by the Town Council is subject to a referendum in compliance with Government Code §65867.5 for a period of 30 days.
Town Council
April 16, 2025 Town Council Meeting - Second Reading of the Ordinance
The Town Council adopted the Ordinance by a vote of 5-0 to approve the Amended and Restated Snowcreek Development Agreement.
April 2, 2025 Town Council Public Hearing (Public Hearing Notice)
The Town Council voted 5-0 to approve the Amended and Restated Snowcreek Development Agreement with the following modifications (shown in underlined italics):
- Golf Course Operations Plan (Section 2.2.1.2): Within 180 days of the recordation of this Development Agreement, Developer and Town shall enter into and record an Operations and Maintenance Agreement for the Existing 9-hole Golf Course (hereinafter the “9-hole Golf Course Operations and Maintenance Plan”), which provides the following minimum provisions and standards: (1) maintenance standards to ensure the safety of the public and the community with regards to wildfire risk, nuisance prevention, and infrastructure improvements; and (2) a commitment to maintaining and operating the Existing 9-hole Golf Course in a comparable manner to the Sierra Star Golf Course located at 2001 Sierra Star Parkway, Mammoth Lakes, CA 93546, including but not limited to the golf course conditions and golf course equipment. The 9-hole Golf Course Operations and Maintenance Plan shall be reviewed and approved by the Town Council prior to recordation.
- Wildfire Mitigation (Section 2.2.1.7): Within 180 days of the Effective Date of this Agreement, Developer and Mammoth Lakes Fire Protection District (“MLFPD”) shall enter into an agreement allowing for development of a fire break through the Snowcreek VIII Property that incorporates existing roads and trails into the design, or in an alternative alignment recommended by the MLFPD, and agreed to by the Developer, and in accordance with best practices for wildfire mitigation. Fuels shall be maintained in a condition that minimizes wildfire risk to the community in accordance with wildfire mitigation best practices. The MLFPD agreement shall give the MLFPD the ability to implement additional wildfire mitigation measures on the Snowcreek VIII Property if it is determined that the fuel conditions within the Snowcreek VIII Property pose a significant wildfire risk to the community. Developer shall have the final approval of the alignment, and said fire break shall not prohibit or prevent future development of the site in accordance with the Master Plan.
Developer is encouraged to work with the MLFPD and the Town on the future site design of the Snowcreek VIII project to address wildfire risk to the Snowcreek Projects and the community as a whole and incorporate wildfire mitigation features into the site design. - Unavoidable Delays or Events (Section 11.15): In addition to specific provisions of this Agreement, performance by any Party hereunder shall not be deemed to be in default where delays or defaults are due to war, insurrection, strikes, walkouts, riots, floods, earthquakes, fires, casualties, acts of God, governmental restrictions imposed or mandated by governmental entities (but only as to delays or performance by Developer), enactment of conflicting state or federal laws or regulations (but only if the Party claiming delay complies at all times with the provisions of this Agreement pertaining to such conflicting laws), market forces beyond the Parties’ control that result in the decrease of the median home sales value within the Resort Zone of the Town
in the Mammoth areaby 10 percent or more over one calendar year, as reported through the Mammoth Lakes MLS data, delays caused by the delay or failure by any entity other than the Party claiming such delay to provide financing for or construction of needed public facilities or infrastructure as contemplated or required by this Agreement, delays due to the enforcement of environmental regulations, litigation against this Agreement or any of the Project Approvals, referendum of this Agreement or any of the Project Approvals or similar bases for excused performance (“Unavoidable Delay” or “Unavoidable Event”). Upon the occurrence of an Unavoidable Event, the time for performance shall be extended, for the duration of the Unavoidable Delay.
- Staff Report
- Attachment A: Ordinance 25-__
- Attachment B: Track Changes - Amended and Restated Snowcreek Development Agreement
- Attachment C: Keyser Marston Financial Analysis, July 2024
- Attachment D: Public Comment Letters
Planning and Economic Development Commission (PEDC)
March 18, 2025 PEDC Public Hearing
The PEDC recommended approval to the Town Council of the Amended and Restated Snowcreek Development Agreement at the public hearing by a vote of 5-0.
- Staff Report
- Attachment A: Resolution PEDC 2025-03
- Attachment B: Track Changes – Amended and Restated Snowcreek Development Agreement
- Attachment C: Keyser Marston Financial Analysis, July 2024
- Attachment D: Public Comment Letters
March 12, 2025 PEDC Public Hearing
This item was continued to a Special PEDC meeting on March 18, 2025 (Meeting Minutes)
February 12, 2025 PEDC Public Hearing (Public Hearing Notice)
This item was continued to the PEDC meeting on March 12, 2025 (Meeting Minutes)
Snowcreek VIII Phase I Tentative Tract Map Application (TTM 23-002 and UPA 23-003)
Planning and Economic Development Commission (PEDC) Approval
The Snowcreek VIII Phase I Project (TTM 23-002; UPA 23-003) was approved at a public hearing before the PEDC on September 11, 2024 by a 4-0 vote (1 member was absent).
- Resolution No. PEDC 2024-11
- Approved TTM (TTM 23-002) (11x17 Plans)
- CEQA Notice of Determination (OPR-CEQAnet)
Project Summary
Snowcreek VIII Phase I consists of a subdivision of the Snowcreek VIII area to allow for a condominium subdivision (i.e., "airspace subdivision") consisting of 172 for sale condominium units in 41 building (two-, three-, four-, and six-plex buildings). The first phase is located in the northerly portion of the overall Snowcreek VIII project site. The proposed development will be broken into three sub-phases (Snowcreek VIII - Phase(s) 1A, 1B, & 1C). The Phase I tentative map area has a total size of 107.06 acres consisting of 15.42-acres of Residential area (TM 09-02 Lots 1, 2, & 3) and 91.63- acres of Recreation area intended for the future expansion of the Snowcreek golf course (TM 09-02 Lots 17 & 18). The project is consistent with all applicable development standards of the Snowcreek Master Plan Update (2007) and no deviations from the standards are requested.
The proposed development and subdivision improvements for the subject area includes the following:
- Residential Area: Development of the Residential area will include: (1) the subdivision of Lots 1, 2, and 3 authorizing 172 condominium “airspace” units; (2) construction of the road and multi-use path network for Phase I; and (3) completion of all required subdivision improvements (i.e., mass grading, installation of utilities, drainage infrastructure, stormwater management) for Phase I. The residential area will be developed over three sub-phases (Phase(s) 1A, 1B, and 1C). Development of Phase 1C does require the relocation of the golf course infrastructure (parking area and clubhouse) and a re-orientation of Hole 1. This work is required to be completed prior to the start of construction of Phase 1C and is required to not interfere with the seasonal operation of the golf course. The proposed subdivision does not authorize the physical construction of the residential units, and a subsequent use permit and design review is required prior to the commencement of construction.
- Recreation Area: Development of the Recreation area is limited to the installation of stormwater retention basins and recycled water pond(s) for landscape irrigation purposes. No additional development of the Recreation area is proposed as a part of this application and the proposed stormwater retention and recycled water infrastructure does not preclude the future expansion of the golf course on the site.
Planning and Economic Development Commission (PEDC)
September 11, 2024 PEDC Public Hearing (Public Hearing Notice)
The PEDC approved the Snowcreek VIII Phase I Project at the public hearing by a 4-0 vote (1 member was absent).
- Staff Report
- Attachment A: Resolution
- Attachment B: TTM 23-002
- Attachment C: Snowcreek Development Agreement Area of Geographic Nexus Map
- Attachment D: Snowcreek VIII Overlay Map
- Attachment E: Public Comments
July 24, 2024 PEDC Public Hearing (Public Hearing Notice)
This item was continued to a future PEDC meeting due to a mapping issue that resulted in the incorrect unit count being on the tentative tract map (159 units vs 172 units). No action was taken at the 7/24/2024 PEDC public hearing.
Related Materials
Staff Contact
Nolan Bobroff, Community & Economic Development Director
(760) 965-3631
nbobroff@townofmammothlakes.ca.gov