Mammoth Yosemite Airport Land Use Plan
GOAL. Promote the orderly development of the area surrounding the Mammoth Yosemite Airport (formerly Mammoth June Lake Airport) in order to protect the general welfare of the public, enhance the safety of air navigation and traffic, and maintain the utility and economic viability of the facility.
All development in the Airport Land Use Planning Area must comply with the following general land use provisions:
Policy 1. All non-federal land uses designated for the airport planning area are subject to the requirements of the Mono County Land Use Designations and Land Development Requirements except as specifically modified by the Airport Land Use Plan.
Policy 2. The ALUC must review and approve all proposed private land uses prior to formal action by jurisdictional agencies. ALUC review will focus on compatibility with the adopted airport Land Use Plan and compliance with the safety provisions, height restrictions, and visual and noise standards.
Policy 3. ALUC criteria regarding land use policy are intended to augment and amend the county General Plan Land Development Regulations and, where applicable, may be incorporated into the BLM and USFS plans for the planning area.
Policy 4. The ALUC land use plan and policies will establish the general parameters for regulation of development within the planning area on non-federal lands. Each local agency or jurisdiction shall be required to amend its General Plan to incorporate the provisions of the ALUC Land Use Plan and Policies. Federal agencies may amend applicable land management plans to conform to the ALUP.
The Safety Zone shall be kept free of all unrelated airport land uses.
Policy 1. No permanent structures or other objects projecting above the level of the primary surface of any runway will be permitted, unless directly related to a necessary airport operation.
Policy 2. No residential land uses shall be permitted.
Policy 3. No industrial land uses shall be permitted.
Policy 4. No use that may result in short- or long-term concentration of people shall be permitted.
Policy 5. No use that would result in large concentrations of people shall be permitted.
Prevent incompatible land uses in the overflight zone.
Policy 1. The following are considered incompatible land uses within the airport traffic pattern zone:
- Any use that would direct a steady light or flashing light of red, white, green or amber colors associated with airport operations toward an aircraft engaged in an initial climb following takeoff or toward a landing at an airport, unless the use is an FAA-approved navigational signal light or visual approach slope indicator (VASI);
- Any use that would cause sunlight to be reflected toward an aircraft engaged in an initial climb following takeoff or toward an aircraft engaged in a final approach toward a landing at an airport;
- Any use that would generate large amounts of smoke or steam that may be detrimental to the operation of aircraft;
- Any use that would generate electrical interference that may be detrimental to the operation of aircraft and/or instrumentation;
- Other uses that may affect safe air navigation within this area;
- Uses that would attract large concentrations of birds;
- Uses within the primary traffic pattern zone that on a regular basis would result in concentrations of people exceeding 25 persons per acre. Particularly unacceptable uses are shopping centers, restaurants, schools, hospitals, stadiums/arenas, and office complexes, industries and factories that would exceed the 25 persons per acre requirements; and
- Uses or land divisions that on a regular basis would result in a concentration of people exceeding 25 persons per acre over a 24-hour period, or 50 persons per acre over a period of two hours or more within the primary traffic pattern zone.
Policy 2. Single-family residential or multifamily uses, or land divisions, that would result in a density greater than one dwelling unit per acre may be permitted. Multiple-family projects will be evaluated on an individual basis, with specific attention given to location and concentration.
Policy 3. The ALUC shall restrict the development of all new non-compatible land uses.
Policy 4. All land uses or use characteristics that may affect safe air navigation or that, because of their nature and proximity to an airport, may pose high risks to the land users shall be avoided/prohibited in the vicinity of an airport.
Policy 5. All residential uses shall be soundproofed as necessary to achieve interior annual noise levels attributable to exterior sources not to exceed 45 db CNEL in any habitable room with windows closed.
Policy 6. Development of Airport Master Plans or Layout Plans, or changes to existing plans of any public use airport that involves significant changes in land use, noise sources, or policy changes in size or type of aircraft to use the airport will, prior to finalizing or modifying the plans, be referred to the ALUC for consideration, as required by Section 21676 (c) of the PUC.
Policy 7. No hazardous installations such as above-ground oil, gas or chemical storage facilities, excluding facilities for noncommercial, private domestic or private agricultural use shall be permitted.
Policy 8. Except when overriding circumstances exist, a condition for approval of any project, subdivision, land use redesignation, or land exchange shall be the subject of the dedication of an aviation easement to the airport. The aviation easement shall contain and/or address the following:
- Right-of-flight at any altitude above acquired easements surface;
- Right to cause noise, vibrations, fumes, dust, and fuel particle emissions;
- Right of entry to remove, mark or light any structures or growths above easement surfaces; and
- Right to prohibit creation of electrical interference, unusual light sources, and other hazards to aircraft flight.
Policy 9. As a further condition for approval of a residential subdivision or land trade, except where overriding circumstances exist, require the property owners to agree to the following:
- That it is understood by the owners and the owners' successors in interest that the real property in question lies close to an operating airport and that the operation of the airport and the landing and takeoff of aircraft may generate high noise levels;
- That the owners shall not initiate or support any action in any court or before any governmental agency if the purpose of the action is to interfere with, restrict, or reduce the operation of the airport or the use of any airport by any aircraft;That the owners shall not protest or object to the operation of the airport or the landing or takeoff of aircraft before any court or agency of government; and
- The above easement and agreement shall run with the land and shall be binding upon the owners and subsequent owners of the property.
Policy 10. A buyer notification statement shall be a requirement for the transfer of title of any property located within the airport's planning boundary. This statement should indicate that the buyer is aware of the proximity of an airport, the characteristics of the airport's current and projected activity, and the likelihood of aircraft overflights of the affected property.
Policy 11. In addition to the above basic policies, all development subject to a use permit or involved in a land exchange within the planning boundary shall contain the following provisions:
- It is understood by the owner that the subject property is within the area of influence of an airport and the operation of the airport, including aircraft landings and takeoffs may generate high noise levels;
- The owner shall not initiate or support any action to interfere with, restrict, or reduce the operation of the airport by any aircraft. The owner shall not protest or object to the operation of the airport before any court or agency of the government; and
- The above stipulations shall be binding upon any subsequent owners or successors in interest to the property.
Regulate height of structures and objects in the Airport Planning Area.
Policy 1. No structures or obstructions are permitted within the designated primary runway surface, approach surfaces or clear zones.
Policy 2. Structures within the ALUC Planning Boundary over 35 feet in height are permitted only when in conformance to requirements of the Mono County Land Use Designations and Land Development Regulations and when not in conflict with any runway surface, approach surface or clear zone.
Policy 3. The ALUC shall review any applicable development proposals and restrict the erection or growth of objects that penetrate the established airport height restriction areas.
Policy 4. Rotating beacons, spotlights, or similar aircraft navigation hazards markers that are not part of airport operations are prohibited within the entire overflight zone.
Policy 5. Any structure, either within or outside the ALUC Planning Boundary, is not in conformance if it:
- Penetrates the height restriction surfaces adopted by the ALUC (unless it is determined not to be a "hazard" by the FAA);
- Would result in a loss in airport utility, such as causing the usable length of the runway to be reduced;
- Would conflict with the VFR airspace used for the airport traffic pattern of en route navigation to and from the airport; and
- Is determined to be a "hazard" by the FAA.
Regulate noise in the Airport Planning Area.
Policy 1. Noise and aviation easements, as necessary, shall be required before approval of any land trade or approval of any project within the Planning Boundary.
Policy 2. No residential development is permitted within the 65 dB CNEL contour. Non-residential development may be permitted within the 65 dB CNEL contour if structures are soundproofed to limit interior noise levels to 45 dB CNEL.
Policy 3. The maximum noise exposure considered acceptable for non-residential land uses without special sound reduction construction is 60 dB CNEL.
Policy 4. The maximum noise exposure considered acceptable for residential land uses is 55 dB CNEL. All residential structures shall include soundproofing construction to limit interior noise levels to 45 dBA in any habitable room.
Policy 5. If a noise analysis, including noise monitoring, is conducted for a particular location and the results indicate that the maximum CNEL will be less than shown herein, then the lower exposure level may be used for the land use evaluation at the discretion of the ALUC.