NO SETBACK FOR SETBACK
Published in the Feb. 14, 2026 issue.
The Mammoth Lakes Planning and Economic Development Commission approved two residential projects Wednesday morning, granting setback reductions of 80% and 60%, respectively.
The first project, at 436 Mammoth Knolls Drive, requested the setback reduction to construct a stand-alone garage. The second, at 506 Lakeview Boulevard, requested it to build an accessory dwelling unit (ADU). Both projects passed unanimously among the three commissioners present: Dawn Vereuck, Lana Grand, and Cynthia Fleming.
In the garage case, setbacks on the property were reduced from 20 feet to approximately four feet on one side, and from 10 feet to approximately two feet on another. The lot borders a vacant lot to the west and U.S. Forest Service land to the north.
The western neighbor, Chris Lizzo, supported the variance.
“The property is highly strained, and variances are required to provide a parking solution for these folks,” Lizzo said.
On the other hand, The ADU project at 506 Lakeview Boulevard was not met with the same cheery attitude.
The applicant’s variance request asked for a 60% reduction in setbacks to allow for an attached ADU intended for rental to a local resident. With the reduction, there would still be about eight feet of separation between buildings, compared to the standard 10 feet. The reduced setback would encroach on property owned by Seasons 4 Condominium Rentals.
Architect Britton spoke on behalf of the project.
“I have worked on several ADUs in town, and this is the first that is truly intended for the purpose of providing housing for a local resident rather than using it for their own studio,” he said.
ADUs were legalized in California in 2016, and have since become a popular option among homeowners to add extra units to their properties. Especially after 2020, when state laws made it easier to construct ADUs in an attempt to maximize housing possibilities within the state. Since then, the Town of Mammoth Lakes has authorized at least two dozen ADU permits.
But Seasons 4 HOA president Roman Stemprock took issue with his neighbor getting closer.
“We are afraid we could get snow chunks rolling down and we feel this 60% reduction is too much and would create problems for us,” he said, speaking on behalf of the HOA.
Assistant Planner Houseman clarified that the applicant plans to construct the roof to accommodate snow loads, retaining most of the snow on the roof. The roof’s pitch would also be designed to mostly shed snow in the middle of the two buildings.
