Town of Mammoth Lakes Planning and Economic Development Commission

Minutes of Regular Meeting

Wednesday, February 11, 2026 at 9:00 A.m. - 10:00 A.m.

437 Old Mammoth Road, Suite Z, Mammoth Lakes

Members Present:

• Commissioner Cynthia Fleming, 
• Commissioner Lana Grand, 
• and Vice Chair Dawn Vereuck 

Members Absent:

• Commissioner Billy Deaver 
• and Chair Michael Vanderhurst 

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1.

CALL TO ORDER

The Vice Chair called the meeting to order at 9:07 a.m. in the Council Chamber, 437 Old Mammoth Road, Mammoth Lakes.

2.

PLEDGE OF ALLEGIANCE

Commissioner Fleming led the flag salute.

3.

PUBLIC COMMENTS

The Public Comment portion of the agenda provides the public with an opportunity to address the Planning and Economic Development Commission on matters not otherwise listed on the agenda. Under California law the Planning and Economic Development Commission is prohibited from generally discussing or taking action on items not included in the agenda; however, the Commission may briefly respond to comments or questions from members of the public. Therefore, the Commission will listen to all public comment, but will not generally discuss the matter or take action on it. Requests for service from the Town may also be made at the Town offices during regular business hours. Members of the public desiring to speak on a matter appearing on the agenda should ask the Chair for the opportunity to be heard when the item comes up for Commission consideration.

Community and Economic Development Director Nolan Bobroff outlined the need to add an urgency item to the agenda regarding the appointment of a second vice chair. 

Moved by Commissioner Lana Grand

Seconded by Vice Chair Dawn Vereuck

Pursuant to Government Code Section 54954.2b2, the Commission hereby determines that there is a need to take immediate action and that the need for action came to the attention of the Town subsequent to the agenda being posted as specified in subdivision a, said item being: appointment of Commissioner Fleming as the Second Vice Chair. 

For (3): Commissioner Cynthia Fleming, Commission Lana Grand, and Vice Chair Dawn Vereuck

Carried (3 to 0)

4.

PUBLIC HEARINGS

Public Hearing Procedure: The Chair will open the public hearing and then: Statement and presentation by staff. Statement and presentation by property owner or appellant. Questions from the Planning and Economic Development Commission. Call for testimony from those persons wishing to speak. Rebuttal to previous testimony by property owner or appellant. Close the public hearing, terminating public testimony. The Commission will deliberate the matter and arrive at a decision.

4.1

Consideration of Variance 25-002 for an 80% reduction of the 20-foot front yard setback requirement and for an 80% reduction of the 10-foot northern side yard setback requirement to allow the construction of a new three-car detached garage on a steep, 

down-sloping lot located at 436 Mammoth Knolls Drive. The project has been found to be categorically exempt from CEQA pursuant to CEQA Guidelines Section 15303, New Construction or Conversion of Small Structures.

The Vice Chair opened the public hearing at 9:10 a.m.

Assistant Planner Tess Houseman gave a presentation outlining the information in the staff report. There was discussion among members of the Commission and staff. 

PUBLIC COMMENT:

Chris Lizza, property owner across the street from 436 Mammoth Knolls Drive, spoke in support of the variance. He suggested that the snow be allowed to slide off onto Forest Service land. 

The Vice Chair closed the public hearing at 9:25 a.m. 

• Moved by Commissioner Lana Grand
  Seconded by Commissioner Cynthia Fleming

  Adopt the Planning and Economic Development Commission Resolution making the required Municipal Code and CEQA findings and approving Variance 25-002 with the conditions of approval as recommended by staff.

  For (3)	Commissioner Cynthia Fleming, Vice Chair Dawn Vereuck, and Commissioner Lana Grand
  Absent (2)	Chair Michael Vanderhurst, and Commissioner Billy Deaver

  Carried (3 to 0)

4.2

Consideration of Variance 25-003 for a 60% reduction of the required 10-foot east side yard setback to allow for the construction of a new detached accessory dwelling unit and two-car garage located at 506 Lakeview Boulevard. The project has been found to

be categorically exempt from CEQA pursuant to CEQA Guidelines §15303, New Construction or conversion of Small Structures.

The Vice Chair opened the public hearing at 9:27 a.m. 

Assistant Planner Gina Montecallo gave a presentation outlining the information in the staff report. There was discussion among members of the Commission and staff. 

PUBLIC COMMENT:

Michael Britton, architect representing the applicant, said that the owner intended to use the ADU to provide housing to a local and was interested in the Lease to Locals Program. 

Roman Stemprick, HOA President of Seasons 4, spoke about their snow concerns if the setback was allowed to be reduced.  

The Vice Chair closed the public hearing at 9:40 a.m. 

• Moved by Commissioner Lana Grand
  Seconded by Commissioner Cynthia Fleming

  Adopt the Planning and Economic Development Commission Resolution making the required CEQA and Municipal Code findings and approving Variance 25-003 with conditions of approval as recommended by staff.

  For (3)	Commissioner Cynthia Fleming, Vice Chair Dawn Vereuck, and Commissioner Lana Grand
  Absent (2)	Chair Michael Vanderhurst, and Commissioner Billy Deaver

  Carried (3 to 0)

4.3

Consideration of Variance 25‑004 to allow the primary pedestrian entrance for Commercial Building D within the Five-Forty mixed‑use project to be oriented toward the interior of the development rather than the public street, as otherwise required by the 

commercial district supplemental development standards. The variance applies specifically to Building D on Lot 13 of the approved Five-Forty mixed‑use development located at 540 Old Mammoth Road in the Old Mammoth Road (OMR) zoning district. The project was found to be categorically exempt from CEQA pursuant to CEQA Guidelines Section 15332, In-Fill Development Projects.

This item was continued to the March 11, 2026 Planning and Economic Development Commission meeting. 

5.

CONSENT AGENDA

• Moved by Commissioner Lana Grand
  Seconded by Commissioner Cynthia Fleming

  Approve the Consent Agenda.

  For (3)	Commissioner Cynthia Fleming, Vice Chair Dawn Vereuck, and Commissioner Lana Grand
  Absent (2)	Chair Michael Vanderhurst, and Commissioner Billy Deaver

  Carried (3 to 0)

5.1

Approve the minutes of the regular meeting of December 10, 2025.

5.2

Consider approval of Final Tract Map 24-003 for the Outbound Hotel project.

6.

COMMISSIONER REPORTS

Informational reports from Commissioner representatives on committees, commissions, and organizations; general reports on Commission activities.  Opportunity to add urgency items pursuant to Government Code Section 54954.2(b)2, if necessary; and to remove items from consent for separate discussion.

Design Committee - Vice Chair Vereuck and Commissioner Fleming, with Commissioner Grand as the alternate 

Parks and Recreation Master Plan Advisory Committee - Chair Vanderhurst with Commissioner Deaver as the alternate

There were no reports given at this time. 

7.

DIRECTORS REPORT

The Director's Report portion of the agenda provides the Director with an opportunity to address the Planning and Economic Development Commission on Community and Economic Development work items.

Community and Economic Development Director Nolan Bobroff reported that next week the Town Council would receive an update regarding the three corners/ Mammoth Crossings project application. Commissioner Grand asked about the status of the Sierra Center Mall project and Mr. Bobroff responded. Vice Chair Vereuck asked about snow removal issues at the Grocery Outlet and Mr. Bobroff responded. 

8.

ADJOURNMENT

The Planning and Economic Development Commission will adjourn to a regular meeting to be held on Wednesday, March 11, 2026 at 9:00 a.m.

The Commission adjourned the meeting at 9:48 a.m.