Floor Area Ratio (FAR) Analysis
The objective of the floor area ratio (FAR) analysis is to analyze the impact of implementing a FAR standard with no unit or room density limitations within the commercial areas of town.
The areas that would be affected by the application of the FAR standard are the lands that are designated Commercial 1 (C-1) and Commercial (C-2) in the General Plan. In the Zoning Code, these areas include the Old Mammoth Road (OMR), Downtown (D), and Mixed Lodging Residential (MLR) zoning districts (Zoning Map).
The Town’s Zoning Code is the tool used to implement the General Plan. Upon adoption of the General Plan in 2007 and pursuant to State law that requires consistency between the General Plan and the Zoning Code, the Town needed to update the Zoning Code to be consistent with the General Plan.
Town Council initiated the Zoning Code update with the goal of incorporating the 2007 General Plan by promoting sustainability, quality and design, as well as cleaning up and modernizing zoning regulations in an effort to provide a streamlined and user-friendly set of standards that would clearly establish the type of permitted development (and permit process) while supporting the Community Vision expressed in theGeneral Plan.
During the course of the Zoning Code update, a proposal was made to use FAR to regulate the intensity of development in the commercial zoning districts. While staff recommended the use of FAR in combination with existing density limitations in order to support consistency with the General Plan, Council directed staff to evaluate the implications of removing the density limitations and proceeding with a FAR standard alone as the means for regulating intensity in the Town’s commercial districts. Accordingly, the Zoning Code adopted by the Town Council in April 2014 did not include the removal of the rooms / units per acre density limitation, in order to allow more time to evaluate potential buildout using a FAR standard.
What is FAR?
As defined by the Zoning Code (Chapter 17.148), floor area ratio (FAR) is the ratio of floor area of a building on a lot divided by the total lot area. FAR helps determine density and intensity of development when combined with building height and setback requirements.
Planning and Economic Development Commission - October 8, 2014
Planning and Economic Development Commission - December 10, 2014
Town Council - December 17, 2014
Planning and Economic Development Commission - February 11, 2015
Planning and Economic Development Commission - March 11, 2015
The Commission will consider including a minimum Floor Area Ratio Requirement for the commercial zones (continued from February 11, 2015). The staff report and meeting minutes are available on the Town website.
Planning and Economic Development Commission - June 10, 2015
The Commission will conduct a public scoping meeting to review and provide and take comments on the Initial Study and the scope and content of the Environmental Impact Report. Information regarding the EIR process, the project, and opportunities for public participation will be presented. The Notice of Preparation and Initial Study may be reviewed below.
Planning and Economic Development Commission - July 13, 2016
The Commission will conduct a meeting to take comments on the Draft EIR for the project. The Draft EIR may be reviewed below.
Planning and Economic Development Commission - November 9, 2016
The Commission will consider approval of General Plan Amendment 15-002 and Zoning Code Amendment 15-002 adopting the Land Use Element/Zoning Code Amendment and Mobility Element Update. The agenda and staff report can be reviewed on the Town website.
An Initial Study consistent with the California Environmental Quality Act (CEQA) was prepared and circulated for a 30-day review period, from May 29, 2015 to June 29, 2015, with a scoping meeting held by the Planning and Economic Development Commission on June 10, 2015. Based on the analysis in the Initial Study and comment letters received, the Town determined that the project could result in new or more significant impacts related to aesthetics, air quality, forestry resources, biological resources, cultural resources, greenhouse gas emissions, land use/planning, noise, population/housing, public services (fire, police, school, parks, and libraries), recreation, transportation/traffic, utilities and service systems (wastewater, water, stormwater, and solid waste).
Notice of Preparation (public review period was May 29 - June 29, 2015)
Draft Environmental Impact Report
The issues identified through the Initial Study as requiring additional evaluation have been analyzed in the DEIR. Based on the analyses contained in the Draft EIR, the Project would result in significant and unavoidable impacts in the following issue areas: Air Quality, Recreation, and Traffic. Other issues addressed in the Draft EIR, in which impacts were determined to be less than significant, include aesthetics; forestry resources; air quality (toxic air contaminants); biological resources; cultural resources; greenhouse gas emissions; land use and planning; noise and vibration; population and housing; public services (fire protection, law enforcement, schools, and libraries); transportation and circulation (consistency with plans); and utilities (water supply, wastewater, stormwater, and solid waste). With implementation of mitigation measures, no other significant and unavoidable impacts are expected to occur as a result of the Project.
The Draft Environmental Impact Report (DEIR) for the General Plan Land Use Element/Zoning Code Amendments and Mobility Element Update project was released for public review on Friday, June 24, 2016, and the 45-day public review period ends on Monday, August 8, 2016 at 5:00 p.m.
Comments on the DEIR may be provided in a number of ways:
- In person at the Planning & Economic Development Commission meeting of July 13, 2016 at 2:00 p.m. in Suite Z. The agenda packet for the meeting will be available on July 8, 2016 here.
- Via e-mail to Sandra Moberly, Community & Economic Development Manager.
- Via US Mail to Sandra Moberly, Community & Economic Development Manager, PO Box 1609, Mammoth Lakes, CA 93546.
- Via Fax at (760) 934-7493.
Final Environmental Impact Report
During the public comment period on the EIR, comments were received from the following agencies:
- Governor’s Office of Planning and Research
- California Department of Transportation
- Lahontan Regional Water Quality Control Board
- Mammoth Community Water District.
- Mammoth Lakes Fire Protection District.
Responses to the comments received are included in the Response to Comments, which is included as the Final Environmental Impact Report. In its entirety, the Final EIR is composed of the following items:
- Draft EIR,
- Comments received on the Draft EIR,
- Written responses to comments,
- Mitigation Monitoring and Reporting Program, and
- Revisions to the Draft EIR.