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The frustration in the air was almost tangible on Tuesday as the Mono County Board of Supervisors kicked off its afternoon session with a discussion regarding the Old Sheriff Substation.

“We have a tendency to throw burdens in the way of this business,” stated Supervisor Larry Johnston as he led a discussion to allow the development of basic living quarters and a museum for the building’s current occupant, Jim Ouimet, owner and operator of Mammoth Dog Teams.

Ouimet has been operating out of the Substation for nine years and did have living quarters and a museum until about three years ago. Septic and water issues were identified at the site and since then, Ouimet has been unable to open his museum to the public and has also been told he cannot have any living quarters at the site. The fate of the building, and therefore his business, has been in limbo ever since.

While the water issues still remain, Johnston championed allowing Ouimet to reopen the museum and reinstall basic living quarters on Tuesday.

“He just needs a place to lay his head, flush a toilet, and wash some dishes,” Johnston said. “We can give him what he needs for cheap.”

But supervisors Vikki Bauer and Hap Hazard strongly disagreed.

“The building use was abused,” Hazard said, referring to alleged attempts to break into the building by Ouimet after he was told he could not be there. The break-ins led the County to board up the windows on the building. The boards remain in place today.

“The building is a disaster,” Hazard continued. “It has arsenic and E. coli, and the septic system is too close to the well. History has been grossly misrepresented and amended here today.”

Bauer agreed. At first she tried to politely wave the situation away by blaming the mess at the Substation on “poor direction” from the County.

“Let’s wait until the three new Board members are seated in January,” Bauer suggested. “I’m not interested in putting a dwelling unit in. We can’t open up a can of worms of ignoring rules. Rehabbing is not the answer.

“Three weeks ago we turned down giving $100,000 to June Lake because we didn’t want to fund private business,” she continued. “What’s different here? We need to be consistent with Board decisions, so we should wait for a new Board [before dealing with this].”

“If we’re going to wait for a new Board then let’s take the rest of the year off and not make any decisions,” Supervisor Tim Hansen shot back. “Don’t make these things insurmountable. And, Vikki, we did end up supporting June Lake.”

“But it didn’t go to private business,” Bauer retorted (the funding will be funneled through the County’s Tourism Commission). “And I don’t agree with Larry.”

Johnston pointed out that by January the Eastern Sierra would be in the middle of winter, which would make it difficult for the improvements to be made. He pushed again to get the ball rolling now.

Hazard, Bauer and Mono County Director of Risk Management Rita Sherman were concerned with the legalities of reopening the museum and allowing a dwelling unit, but in Johnston’s opinion, “the County doesn’t have to follow its regulations.”

County Counsel Marshall Rudolph, however, pointed out the County does have to follow state building regulations.

Hansen and Johnston continued to push.

“We need to decide right off the bat if we want you to fail or succeed,” Hansen said to Ouimet.

“How can we, at minimal cost, accommodate Ouimet at the facility,” Johnston asked staff. “Let’s dwell on making it work.”

In his defense, Ouimet stated, “I would like to live without fear [of being shut down] and run my business. I haven’t had a lease since 2008 and I’ve lost a lot of sponsors because of this uncertainty.”

Hazard continued to be skeptical of Ouimet’s financial situation. “Why are we rushing to help him when we don’t know how much he has in his own pockets,” Hazard told The Sheet.

Through it all, Johnston was able to build consensus amongst Hansen and Supervisor Byng Hunt, who was highly in favor of getting the museum reopened and wanted to keep the building as “rustic and simple as possible.”

“At least three of us want to see minimalist accommodations for Ouimet and we want to support him to work toward full utilization of the substation,” Johnston told The Sheet in a follow up phone call on Wednesday. “We want to give him a chance to sustain his business.”

Consensus also included exploring the reimbursement of Ouimet for caretaker services (there hasn’t been any vandalism at the Substation since Ouimet has been down there, Johnston said). This could cancel out the rent that Ouimet is supposed to pay for using the property and just end up being a wash.

Johnston said he believed there was enough in the County housing fund to make the improvements he was suggesting.

“Nothing needs to come out of the General Fund,” he said. “I think we could get the safety and fire issues fixed for about $50,000.”

Full remodel estimates for the building from Sherman came in just under $470,000.

Johnston and staff will meet next week to further vet the details.

“I don’t know how he is as a businessman,” Johnston concluded over the phone, referring to Ouimet. “I just don’t want the County to be the reason he goes out of business.”

Mammoth Dog Teams has a new lease on life … at least for one more year. The Board of Supervisors extended Jim Ouimet’s lease. 

As many businesses know, the winter of 2011/12 has not been kind. One such business that has suffered deeply due to the lack of snow is Mammoth Dog Teams. Due to his inability to conduct business for most of the winter (where do you run a dog sled team without any snow?), Mammoth Dog Teams owner Jim Ouimet came to the Board of Supervisors on Tuesday to ask for an extension on his use permit and lease at the old Sheriff’s Substation. As it stood, Ouimet was expected to vacate the building by July 31, 2012.

“I’m in extremely uncharted waters right now,” Ouimet said.

Supervisor Hap Hazard asked if he had a failure plan for maintaining his dogs if things didn’t turn around. Ouimet said he would have to sell the dogs off.

“The County has no definitive use for that building right now,” said Supervisor Tim Hansen. “I don’t want to put you out in the cold.”

At first Supervisor Vikki Bauer balked at the idea of helping one business when others were also suffering.

“I don’t want the Board to pick and choose winners,” she said. “I don’t have anywhere to go and get help for my business.”

Supervisor Larry Johnston however, put helping Ouimet in the same light as helping support fish, citing them both as economic drivers. Supervisor Bauer was able to get on board with helping Ouimet after hearing this comparison.

The supervisors voted 5-0 to extend the lease for one year. An additional three months was tacked on to the motion to allow Ouimet to move out of the building after the lease was up, giving Mammoth Dog Teams until Oct. 31, 2013 to come up with alternative plans. Ouimet will continue to pay $500 per month in rent to the County.

Are County public works employees just board? (Photo: Kirkner)

During its Dec. 7 meeting, Mono County’s Board of Supervisors voted 5-0 to extend the termination date on the existing Sheriff’s Substation lease until May 31, 2011. Public Works has more work to do in its evaluation of the site, and the extension was also thought to give Jim Ouimet and his Mammoth Dog Teams crew sufficient time to close out his winter season. The building won’t be demolished for now, but was recently boarded up, much to Ouimet’s chagrin.

A hot water heater being used by Ouimet has to be relocated, in addition to water, power and other work that has yet to be planned out. The water heater, located in the building in what used to be the morgue, is an authorized use of the building as previously defined by the County. Such a use could be rescinded without leading to eviction, though it’s not an option the County is pursuing.

“I was under the impression there was a specific plan in place, and after nine months, I’m not seeing [any kind of temporary structure] put up in order to get him out of the building once and for all,” Supervisor Hap Hazard remarked. “It brings me back to [my earlier position of] let’s plough it under and be done with it.” Hazard added he wasn’t looking for a way to extend the termination date, but a way to “chop it off.”

County Administrative Officer Dave Wilbrecht said it’s a matter of setting priorities. Ouimet still needs to come back to Public Works and submit a final plan for the site. He said the current solution (including boarding up the building) isn’t the best one, but the best one at the moment, given the season and other problems hindering work on the site.

Mammoth Brewing Company, which is the other bidder for a lease on the site (in addition to Ouimet), said its footprint could be a large one. Ouimet has reportedly said he can work within a smaller area, and in the meantime, Joyce Turner said she’s still trying to get the Los Angeles Department of Water and Power to the table to hash out water issues, and MBC indicated it still hasn’t ruled out another location for its new brewery.

Public Works Assistant Director Kelly Garcia said that until there is a new lease on the property, at present, even if they wanted to, neither MBC nor Ouimet could begin any sort of development.

Chair Byng Hunt corralled the Board into extending the date until May, on the grounds that it would give everyone involved the most breathing room to figure out and execute their next moves.

Last week at its Sept. 14 meeting, Mono County Supervisors threw Mammoth Dog Teams (MDT) another bone. Jim Ouimet’s business, which has its high season in winter, was one of two companies that turned in bids for a new lease on the Sheriff’s Substation property off of U.S. 395 and Hwy 203. Mammoth Brewing Company (MBC) was the other company that is interested in relocating its brewing facility to the site in anticipation of a flurry of future growth.

MBC has already maxed out its current Whiskey Creek location. Mammoth Dog Teams, meanwhile, has after much searching been unable to find another suitable site for its operation, calling the Substation property the best location the company has used in the past 10 years.

The County extended the lease to allow more time to resolve technical issues on the property and a potential co-tenant arrangement. Chair Byng Hunt asked about the ramifications of extending the new lease for at least six months, concerned that a short extension imposes a deadline too close to MDT’s winter season. Deputy County Counsel Stacey Simon replied that in 90 days they may enter into a new lease with MDT, or new leases with both parties, but in any case leaving the County’s options open doesn’t mean that MDT will be on the streets in December. Quite the contrary … much due diligence on the site has yet to be finalized and in all probability another extension in 90 days is a real possibility.

Public Works’ Kelly Garcia reported that MBC has indicated they are willing to work within the property’s size constraints; the main issue is water, the rights to which are currently held by Los Angeles Department of Water and Power (LADWP). A separate deal with LADWP would have to be worked out. Another larger issue is whether zoning allows operation of a brewery on the site, which has yet to be determined. So far, no conflicts between MBC and MDT have been observed, and Simon added that no conclusiveness has been reached as to the viability of MBC’s business plan, which is still being ironed out. The Board approved the extension 5-0.

The already financially challenged Eastern Sierra Transit Authority (ESTA) felt the ripple from the recent layoffs by Town Council of several key positions in Mammoth government. An accounting clerk for ESTA was also eliminated in the recent round of layoffs. ESTA had been paying $55,000 against $110,000 in accounting services through former Finance Director Brad Koehn’s office. On Sept. 2, along with the other Town staffers that were cut, so was the clerk’s position. ESTA Director John Helm and the advisory board and staff are working on a solution to the problem that will hopefully be ready for discussion by ESTA’s next regular meeting later in October.

The County also inked a contract for Energy Efficiency professional services with Eastern Sierra Energy Initiative. Kelly Garcia in Public Works said that since ESEI’s inception about one year ago, staff had several meetings with ESEI partnership members, including the Town of Mammoth Lakes, Southern California Edison and the High Sierra Energy Foundation. Mono County Finance Director Brian Muir recommended that the previous contribution of $10,000 be converted to a $25,000 contract for fiscal year 2010-2011 that would yield a potential savings of more than $117,000 over the next five years. ESEI Director Rick Phelps said the future contract amounts would in all likelihood be considerably less, as the general work is completed, and the emphasis shifts more toward maintenance and specific needs. “It will be much easier to justify expenses going forward,” he estimated. The contract, he said, takes the burden of providing services off of the County, which Phelps said is woefully understaffed for such an undertaking and allows them to focus on ongoing work.

Building may go but Ouimet’s dogs may not

So far, Jim Ouimet has been told to sit, stay, fetch, been scolded with “bad dog” once or twice and has all but been asked to play dead. After Tuesday’s Mono County Board of Supervisor’s meeting, however, he may not have to roll over. He and his sled dogs may not have to go, but the days appear to be numbered for the old Sheriff’s substation building that adjoins his sled dog facility.

He and the Mammoth Dog Teams (MDT) staff, along with a contingent of supporters from the general public turned out to review County staff’s recommendations of options regarding future use of the old Sheriff’s substation building off of U.S. 395 and near Hwy 203, just below Mammoth Lakes. MDT has been working alongside the building (and inside it on occasion) for the past several years, but the sled team operation’s five-year lease at the site ran out in November 2008.

By law, the property has to go out for bid every 10 years, though the Board has some leeway in regard to lease scenarios. Some, such as creating a situation that involves a lease for “cultural, residential or commercial use,” can get complicated and require numerous administrative steps, including public hearings.

Acquired by the County in 1961, originally as a jail, the building on the site served several functions, including use as office space, employee housing and storage, until being abandoned in 1993, mainly for health concerns.

According to County Public Works Director Evan Nikirk, whether the building is demolished or improved, it has numerous issues to address. Among other things, the water is non-potable, there are rat infestation problems (and Hantavirus transmission concerns), and materials containing lead and asbestos are both present that would have to be removed. Additionally, the sewage field, located on Los Angeles Department of Water and Power (DWP) land, also requires a new lease arrangement.

The County has storage needs for records and election equipment. The Sheriff’s Department has considered using some of the property for confiscated vehicle impound. The property has also been looked at for a variety of applications, such as housing. In any case, one certainty became apparent: the current building must go.

As a health and liability risk, Supervisor Vikki Bauer said getting rid of the building would solve most of her problems. Demolishing the building and putting in modular units on the site would cost the County roughly $400,000.

County Administrative Officer Dave Wilbrecht recommended tearing the building down and installing newer modular buildings on site. He said that if the County or any private business, be it Ouimet’s or anyone else, decides to use the existing building, numerous federal Americans with Disabilities Act (ADA) code requirements would have to be met. He also laid out more than $100,000 in upgrades and fencing, not including what Ouimet’s already spent trying to spruce up the property.

The next question on the minds of many in the room: if the building has to go, does that mean Ouimet also has to go?

“If this doesn’t work out, we’re done,” he said.

Ouimet told the Board all he wants is to keep his sled team and museum operation going. If he can secure a lease on the property, Ouimet seemed confident he can muster the money and resources, and said he’s willing to do “whatever it takes.” He has looked for other sites near and far, and not found anything feasible. Ordinances are too restrictive, leases are too short (one year, for example) or EIR time-frames too long, he explained. Offers of temporary emergency housing sites have been made, but Ouimet said his needs are long-term.

Attorney Therese Hankel, representing Ouimet, submitted numerous pages of petitions signed by members of the public, as well as another 27 pages of petitions from outside Mono County. The petitions state support for Mammoth Dog Teams, calling the business a part of the area’s cultural heritage deserving of support. Hankel said her client is nothing but grateful to the County for its help in years past, which Ouimet has publicly acknowledged on the MDT website, http://www.mammothdogteams.com/. He has also, she pointed out, done major cleanup and made a significant amount of repairs at his own expense. He also pays $500 a month in rent and covers the property taxes.

Hankel also read parts of several letters sent to MDT over the years from many parts of the country and the world, applauding the Dog Teams, and the practical use of the facility to preserve a unique part of Mono County’s history. Of those, two were sent from current supervisors Byng Hunt and Vikki Bauer.

MDT’s staff have, according to Ouimet, discussed the possible demolition of the building and bringing in a some other kind of buildings, which he indicated could be a workable solution. Temporary housing for the dogs during demolition, he said, is a plan for which he’s already preparing.

Supervisor Hap Hazard said he thought MDT could be relocated to a triangular section on the backside of the property, freeing up the main part of the parcel where the dog teams and the outgoing building currently sit for other County uses, preferably something other than as a junkyard/storage lot.

“It may be doable. I’d have to walk it out and see if I can get everything back there,” Ouimet told The Sheet. One MDT associate said he didn’t think the idea of affordable housing was a good one, citing the lack of proper water, sewer and electric on the property, but in any case agreed, sure, demolish the building and put in some modular building … just leave Ouimet there.

Steve Searles said he agreed with supervisors. “We need to look at what needs to be done,” he said, and asked the Board to redirect staff to work out a plan that keeps Ouimet on the property.

For now, a 90- to 120-day notice of lease termination will be issued that will allow Ouimet to finish out his current season. A new short-term lease will be drawn up for bidding and in the meantime, the Board stressed that the termination declaration is a necessary formality, but doesn’t necessarily constitute an eviction. Supervisor Tom Farnetti said he would look “favorably” on a bid from Ouimet, given his history, a position that Bauer echoed.

Another issue brought up as a discussion item was how the dogs are tethered on the property. Mono County Animal Control Director Nancy Boardman is reportedly working with Mammoth Dog Teams, evaluating MDT’s practices and how or if they conflict with State and Mono County regulations.

Hankel pointed out a state regulation, which allows Animal Control to exercise its discretion when it comes to permitting tethering, which she indicated is a standard practice  when it comes to sled dogs. She went on to add that dogs with vigorous work or exercise schedules, such as working sled dogs, were not part of the intent of the original tethering law. Backing that up, she cited a comment by one lawmaker who said the only reason sled dogs weren’t exempted is because the State wasn’t aware there were any at the time the law’s language was drafted.

Photo taken at the Mammoth Dog Teams kennel on Thursday.

Naymik-Campbell appeals Planning Commission use permit decision

Mono County is going to the dogs … literally, it seems … with at least two cases involving canines as recent agendas. Late last year the Board of Supervisors found itself working out a lease situation with Jim Ouimet’s Mammoth Dog Teams operation at the old Sheriff’s Department substation property just below Mammoth Lakes. This past week Board members found themselves dealing with another delicate dog dilemma.

Lynn Naymik-Campbell, owner/operator of Endless Trails Racing Siberians, came before the Board on Tuesday to appeal the Dec. 10, 2009, Planning Commission decision to revoke her land use permit, which allowed her to keep her 12 dogs as part of a private kennel that has heretofore been operating on 3.5 acres in a residential section of Walker.

In a Feb. 22 staff report prepared by Mono County Compliance Officer Nick Criss, he said Mono County Animal Control has been “inundated with complaints alleging various violations,” at least nine double-sided pages of them covering parts of the past eight years, most consisting of free-roaming dogs that are “creating a nuisance in the area.” Naymik-Campbell was subsequently given 60 days to pare down the number to a maximum of four dogs, as specified by County animal regulations.

Criss told the Board in his opening remarks that complaints continued up until Tuesday’s public hearing, adding that one had been received that very day. Tim Sanford, attorney for Naymik-Campbell, said her client “feels lost about what’s been going on.” “This is a really sad day … there is some truth to the notion that she’s not up to handling these 12 dogs. She’s had health issues, including recent surgery. These dogs have been her life, but we all get older and she’s dealing with the consequences.”

He said Naymik-Campbell has even gone so far as to look at relocating outside the area, but the current soft housing market has left her unable to sell her Antelope Valley property.

Sanford suggested a compromise, one worked out with County Counsel Mark Magit: an amendment to the use permit allowing for six dogs, as opposed to four. The six dogs Naymik-Campbell would have to get rid of are the “escape artists” that have been causing all the trouble. Several could be euthanized if homes can’t be found for them. Sanford said her veterinarian suggested she may be doing something unethical in getting rid of six of her dogs, but the attorney insisted his client is willing to agree to Animal Control terms of compliance.

Sanford indicated that six dogs (essentially making up a team) would allow her to keep a core group together, at least in concept. The six are bonded as well, Naymik-Campbell said, and she hopes to have them back on a racecourse in future days. She also apologized for the behavior of the “escape artists.”

“I can’t un-ring the bell, as much as I’d love to, but I’m feeling a lot stronger physically and psychologically,” she told the Board. “My son and daughter are both in the Army and left for Afghanistan last Sunday, so I love my country, but I’m a doer and will do what I have to do to keep the remaining dogs together as a team and make sure they’re productive.”

Naymik-Campbell said she and her husband were very involved in the dogs, and one of his last wishes to her before he died was “take care of the dogs.”

Sanford said, and supervisors largely agreed, that any further “legal morass” would be completely avoided should the Board opt to amend the use permit. “It would be the equivalent of a ‘stipulated’ judgment,” Sanford explained, meaning terms and conditions will be set and agreed to by all parties, including consequence for any future violations. Naymik-Campbell’s next recourse would be to challenge the Planning Commission decision in Superior Court, an option neither she nor the County want.

Magit said the idea of removing the dogs wasn’t part of the original Planning Commission procedure, but he floated the thought, based on his assessment that not all 12 dogs were reported at any one time. With what appeared to be only a few errant dogs, he told supervisors that the concept of reducing the number of dogs to six was a reasonable solution to explore.

Naymik-Campbell said she is willing to accede to a lengthy list of Animal Control conditions (15 in all), including bullet points such as: no more than six dogs at any time, access (randomly/frequently) to inspect the property and house, dogs prohibited from running loose, chain link kennel gates to remain closed, holes under fences to be filled in, no breeding, all dogs must be sterilized, no boarding, no rescue dogs, no training, a neat/clean facility, poop removed twice daily, no excessive barking, valid permits from Animal Control and “covered runs are to be provided,” providing what Animal Control staff said goes to providing proper shelter.

Animal Control Director Nancy Boardman said the department’s goal is to be fair and work to a resolution. Whether violations were happening or not is hard to prove, but Boardman did say that despite the numerous complaints documented, there have been weeks and months that Animal Control received no calls or complaints, and conceded that may well be due to at least some degree of compliance.

“Dogs will do what they’ll do, but the complaints returned, it’s gotten out of hand,” Boardman concluded. No formal leash law exists in that part of the county.

How long would it take Naymik-Campbell to find new homes for the six dogs? According to Sanford, her vet estimated two years. Sanford, however, asked for 90 days, which he reasoned might be enough time to relocate (hopefully) all six dogs.

The new plan, Sanford said, won’t please everyone, and may not please anyone, including Naymik-Campbell.

It certainly didn’t please nearby neighbors, who came to testify at the hearing. Jane Gunn said the dogs previously threatened her goats. Relocating her already stable goat-raising situation seems wrong to her, but that she doesn’t feel good about the huskies getting out and having to protect them. Diane Anthony also said she’s had problems with the dogs. “Anyone who’s had an animal has sympathy for Ms. Campbell,” she said. “We’ve heard how sad her situation is, but what would be sadder is to come home and find livestock or other animals hurt or killed. It’s not a matter of if, but when. I have animals that are valuable monetarily and emotionally. Her poor animals … what about our poor animals? I live by the rules. I have three dogs, all of them up to date on shots and licenses. Seems unfair that she would be allowed to have more animals than the rest of us.”

Another neighbor related that in June 2001, three of Naymik-Campbell’s dogs pinned her dog down. “When is that going to stop? We have no leash law, but it should be within [the County’s] control. Respect my rights and protect my dog,” she urged.

Neighbors generally agreed they weren’t in favor of granting her another set of “laws [Naymik-Campbell] can violate.”

“I respect the neighbors’ feelings,” Sanford said. “As a dog lover, if I were in their shoes, I’d be unhappy, too. That’s why I said it’s a sad day.”

During deliberations, supervisors were clearly conflicted, at once agitated but also sympathetic. Supervisor Tom Farnetti said it was a sad day indeed, but was inclined to uphold the Planning Commission decision, citing the duty the County has to uphold the rights of its citizens. Supervisor Hap Hazard said he’s put more than 2,000 bodies in body bags during his years in law enforcement, but said this report disturbed him greatly. He read reports of neglect involving the dogs, among other instances. Hazard added he “doesn’t buy the excuse of ‘she doesn’t get it.’ She’s lost her position in the pack as a leader. This pack is running her.”

Hunt went easier on Naymik-Campbell, saying that by allowing her to help the situation vis a vis her dogs, she’ll be helping herself. “I’m leaning toward not upholding the Planning Commission at this time and going with some kind of amended use permit.”

He and Hazard, however, agreed that in any event the process of bringing it before the Planning Commission took far too long (8 years) and advocated finding a swifter way to address these types of infractions.

Hunt, Farnetti and Hazard put their collective heads together and hammered out what seemed to work as a stopgap compromise. The deal calls for removing six dogs immediately and having the attorneys work out a stipulated agreement within 10 business days, putting the pressure on them to reach a deal sooner rather than later. The Board would then consider an amended use permit in mid-April. Any additional violations would be brought back and looked at as part of any decision at that point.

“It’s taken eight years to get to this point; I don’t think four more weeks is going to make that much difference,” Hazard said. Hunt, however, admonished Naymik-Campbell to start abiding by the Animal Control’s conditions to avoid any further impinging of her neighbors’ rights.

Welcome to Crowley Lake

During Tuesday’s regular meeting of the Mono County Board of Supervisors, Assistant Public Works Director Jeff Walters presented the Board with a final group of designs recently submitted for a proposed community entrance sign in Crowley Lake.

Crowley Lake community members picked the sign they liked best, and supervisors seemed to have no problem going with their selection. The problem at this point is finding a funding source for the $1,500 needed for the sign’s purchase and installation.

One of Crowley Lakes few community amenities, the sign looks like wood, but is actually to be composed of Medium Density Overlay (an engineered plywood material) that is, according to Walters, more resilient to weather than regular wood.

The Board is keen on getting the sign, but not enough to tap General Fund dollars to do so. Walters was given more homework, that of finding the funds. District 2 Supervisor Hap Hazard, who represents Crowley Lake, said he was good for $500 of the amount out of his own pocket. It is unknown at this time where the remaining funds will come from.

When Jim Ouimet’s lease ran out on the County’s Old Sheriff’s Substation not far from the power plant off of U.S. 395 last year, he faced the prospect of having to enter into bidding as just one of several entities that might want to occupy the site. Mono County Supervisors, who took into consideration his establishment of Mammoth Dog Teams’ home base there, as well as significant improvements he made to the somewhat dilapidated building, opted to extend his lease into the spring, giving him time to explore his options and staff time to pull together different leasing scenarios.
During its special meeting in Mammoth on Tuesday, the Board was presented with seven lease options, and discussed the current state of the building, the County’s needs and Ouimet’s situation.
Assistant Public Works Director Kelly Garcia told the Board that staff “worked question from several angles, reviewed several options, worked with Counsel, Public Health and CDD and examined numerous constraints.” Garcia recommeded the property go out to bid for a new lease, but seemed to give the Board enough leeway to find the right fit for both the property and Ouimet. At least three of the options could, under the right conditions, work more in Ouimet’s favor.
For example, the first lease option basically calls for a minimal external-only lease, similar to the most recent lease with Mammoth Dog Teams.
Given the unknown future of the property, and the need for County storage space, Public Works also recommended retaining a small exterior lease for itself and putting the rest out for proposal. There is no surefire guarantee Mammoth Dog Teams would win a new lease, and depending on who did and under which option, a California Environmental Quality Act (CEQA) analysis could be triggered.
“When we entered into this lease, why didn’t we go into this kind of detail then?” asked Supervisor Tom Farnetti. “This building had a lot of exterior and interior problems and the tenant did a lot of improvements.”
Counsel Stacey Simon reminded the Board that the crux of the issue goes to that original lease, which didn’t include interior use of the building, and was specified at the time for exterior use only with no public visitation.
Jim Ouimet was in attendance, but said he hadn’t yet seen the report. Simon added she agreed that Ouimet should have a chance to review the report and was under the impression he had already.
“I like having the dog program down there. It hasn’t had a real home since it left Mammoth. The kennels are a good use of the property,” opined Supervisor Hap Hazard. He went on to say that since Ouimet hasn’t had a chance to see the report, Hazard thought it important to let him read it and hear from him before the Board acts.
He also said he’d like to see formal power, septic and water to service any on-site RV presence, and that the Dog Teams facility should have a plotted footprint to better define what area is committed to the dog team and what area is committed to the County.
“That building had its own problems long before Ouimet got there,” observed Hazard, who first worked out of the building when he was in law enforcement back in the 1970s. Ouimet, he added, should have to ask the County for permission to use storage; however, he did not agree that the County should open up the property for storage by other outside agencies.
Hazard further suggested Ouimet partner with an agency that can help set up model or plan for a proposed museum on the site. “You could use some help out there instead of trying to muddle through it yourself. I’m backing you largely on the uniqueness of the business, the last of its kind in the area.” He pushed Ouimet to make sure the business is more self-sustaining and less of a “shoestring” operation.
“Unless someone has a better use for it, the team serves as a good on-site presence,” commented Board Chair Byng Hunt. “The operation also brings additional visitation to the area, and provides a unique benefit to the County. We have an obligation to see that continue, if not on the Sheriffs Substation site, then someplace else in the County.” Negatives, he said, include County oversight and liability, which he qualified could be addressed as separate issues. Upgrade costs, however, could be substantial, if interior use is expanded. That, Hunt posited, could be difficult to reckon during the next two or three years with some potentially lean times looming ahead. “We’ll be looking to share those costs, that’s for sure.”
Electrical repairs were put on the fast track to bring them up to current County requirements. There may also be some Occupational Safety and Health Administration (OSHA) issues to work out as well. “We should at least have a building down there that meets our standards,” Hazard said. In terms of water and sewer, etc., the County ultimately said it might want a fair amount of flexibility, even if for the near term staff may not have much actual use for the site.
Ouimet said he and his crew are focused primarily on getting through the winter business season, but was appreciative of the opportunity to bring back his thoughts and an outline of a proposal he would like to see. He is expected back in front of the Board within the next 30-45 days.

Who would’ve thought a building like this could attract so much attention? (Photo by Lunch)

Last week, Mammoth Dog Teams (MDT) owner and operator Jim Ouimet may have thought he was barking at the moon, facing possible eviction from the team’s headquarters at the Old Sheriff’s Substation just south of the Hwy 203 interchange along U.S. 395. But winds of change blew in Ouimet’s favor and he was allowed to sit and stay when Mono County Board of Supervisors took up the disposition of a lease Ouimet previously held on the property.
He didn’t even have to roll over or beg.
The 5-year lease had previously expired in 2008, but Ouimet and MDT continued to occupy the building. He and the County came to loggerheads during the last few weeks over whether his lease could be renewed and a further threatened eviction following inspections by County agencies revealing that Ouimet had living quarters on the property.
Ouimet has said it’s important to have either himself or one of his crew on site to monitor the dogs, and was hoping to simply extend MDT’s lease on the property. “The dogs love the place, people love to come by and see the dogs. We’re on hold until this whole thing is resolved,” Ouimet commented to the Board.
In support of Ouimet, Disabled Sports Eastern Sierra submitted a letter praising the dog team’s work and asking for cooperation to provide “a facility” for the team.
The hitch as the County sees it is that, according to County Counsel Marshall Rudolph, leases on the property have to be won and the laws encumbering the property say it’s required to go out for new bids at the conclusion of each lease term. Supervisor Byng Hunt questioned staff as to what other uses there might be for the building. County Administrative Officer (CAO) Dave Wilbrecht said the County’s received requests from other interested parties, including a Water District and nonprofit agencies such as Jazz Jubilee, all of which are jockeying for a place to stash their stuff.
Supervisor Tom Farnetti brought up the building’s poor condition prior to Ouimet’s arrival (it had sat abandoned for 2-3 years) and the significant amount of facility improvements MDT has done to spruce things up. Farnetti said with few options out there, he thought it important to use the Board’s discretionary authority to let things ride at least until spring, giving all parties time to work on the problem, as long as Ouimet resolves the “residence” issue. (A trailer or campers in “night watchman” type of occupancy was talked about.)
Hunt asked if the Board has discretion to do that, which Rudolph said it does, given that use of the property is governable by the County and a conditional use permit had to be issued before Ouimet occupied it to begin with. Rudolph said Ouimet’s situation basically qualifies as being a “holdover tenant or tenant in sufferance,” … not an ideal situation, he said, but at least the terms of the lease continue to apply and would allow Ouimet to “limp along” until a proper analysis can be conducted.
Supervisor Vikki Bauer said she was fine with the extension to spring, but also wanted to clear up OSHA and liability requirements for the site’s incoming power lines, which she said are required to be moved underground. Supervisor Bill Reid said the DSES endorsement carried a lot of weight with him, and then referenced an MOU for a thrift store in Walker that’s still operating, even though its lease has expired, which he said is not unlike Ouimet’s situation.
Reid was less than enthused about the idea of allowing other nonprofits or community entities to use the space for storage, essentially causing the County to compete with other private sector storage businesses. “On an operation like this, I wouldn’t be looking for the County to make money,” Reid said. “There’s a different set of goals here other than making money.”
Supervisor Hap Hazard recalled that the building was originally put up in 1969 as a place for stranded travelers needing shelter. In 1978, Hazard recalled, 60 cases of backcountry rescue were conducted out of that building. Modifications could easily be done to the building that would go to the lease language, which he said should reflect the building’s original intent and stewardship of how well it’s been taken care of and maintained. Hazard said he also was at issue with other possible applicants seeking to use it for storage.
He also said he doesn’t want any people living in the building, saying it doesn’t comply with any codes (septic, water), and has a history of mice and related Hanta Virus health problems. He also, however, recognizes the need for Ouimet to have some sort of presence on property.
Supervisors debated the pluses and minuses of going ahead with the bidding process in the interim. Hunt opined and Ouimet agreed that perhaps it would be better to know the results sooner rather than later. Reid, however, said the property currently exhibits several code, maintenance, health and other issues that have more questions than answers, and suggested postponing going out for bids until Public Works and other County agencies have a chance to properly evaluate and deliver an analysis of the site and building.
The Board directed staff to review the use and limitations of the property and report back in 120 days. During that time, Ouimet was basically granted a stay, and further was allowed to continue using his property as per the provisions of the lease.

At the Mammoth Dog Teams kennel last week (Photo: Lunch)

Or worse, he fears, NOT in the dog house

Jim Ouimet of Mammoth Dog Teams is in crisis.
After six years of running his dogsled operation out of the former Mono County Sheriff’s Substation located about a mile south of the Hwy. 203 interchange off U.S. 395, he may soon have to move.
Back in 2003, Ouimet’s operation (which includes 38 dogs) was displaced from the industrial park (located across the street from the airport). Mono County came to the rescue and ultimately negotiated a five-year lease with Ouimet for use of the substation and adjacent property.
He describes it as the perfect location for his business.
That lease expired in 2008. When Ouimet pressured to get a lease extension done, he says he was told by a member of the County Planning Dept. that he should just keep paying his rent and that everything would ultimately be worked out.
This County employee, however, may not have been entirely familiar with the terms of the initial agreement. Nor, apparently, is Ouimet.
According to Mono County Counsel Marshall Rudolph, the statute the County must operate under for this particular lease carries restrictions in regards to length as well as rent. By law, the lease is non-renewable; it has to go out for bid every five years.
During the original process, Ouimet was the only applicant, but Rudolph said, in fairness, that other potential parties should have the opportunity to apply.
As County Administrative Officer (CAO) David Wilbrecht described the business as “an asset to the Town, community and ski area,” but noted that the County, while sympathetic to the uncertainty of Ouimet’s position, is encumbered by its own legal constraints.
The Mono County Board of Supervisors is scheduled to address the substation lease this upcoming week during the afternoon session of its Tuesday Board meeting.
For his part, Ouimet feels he has been a good tenant, cleaned up the property, and has discouraged vandalism of County property (often stored or parked on-site) by his mere presence.
The County did take issue with Ouimet’s taking up permanent residence at the substation, which violated terms of his lease. Ouimet acknowledges that he and an employee were living on-site, and also says the residency issue is something he’d like to see addressed in any future lease.
“You’ve got to have someone on-site. If you don’t, and a dog gets loose, you’re either gonna have a dead dog (the loose dog will use the opportunity to attack a rival) or a pregnant dog.”
The uncertainty of the situation definitely has Ouimet feeling, well, unsettled, and an emergency County inspection on July 28 (followed by a subsequent lockup of the building on August 7) has done little to assuage his fears.
“I don’t want a fight,” he said this week. “I‘m just concerned about my dogs and my health (Ouimet had major shoulder surgery in July).”
Ouimet hopes that the County will ultimately see fit to extend him a new lease, in part because of the value they see in maintaining a unique amenity for locals and visitors alike.