Mammoth downtown revitalization action summit presentation by Darin Dinsmore

ALTA PLAN N IN G + D ESIGN I
JUNE 1,2017 FIRST DRAFT
Online Engagement at www.connectmammothlakes.com
Prepared by Dinsmore Sierra LLC, for the Town of Mammoth Lakes
Downtown Revitalization
Action Plan DRAFT 1.0

Top priorities for the downtown identified
through the public process include:
• Promote Downtown Revitalization
• Support Jobs/Economic Development
• Create A Walkable “feet first” Community
• Focus Investment on Catalyst Sites
• Provide Improved Affordable Housing
Choices
• Create a Connected Community
Four Key Strategies
1. Invest in Vibrant Districts
2. Create an Incremental Development
Program (IDP)
3. Invest in Housing NOW solutions
4. Partner with the Private Sector to
Implement Catalyst Projects
How do we get there?
• Impact Infrastructure
• Solution Seeking
• Proactive Leadership
• New Partners
• New Tools
• New Financial Tools
DOWNTOWN
REVITALIZATION
DRAFT
-4 STRATEGIES
-20 ACTIONS
KICKSTART
REVITALIZATION

A. Vibrant Districts
A. Build Impact Infrastructure
B. Strategically Implement Shared Parking
Solutions
C. Create New & Count On-street Parking
B. Incremental Development
A. Create An Incremental Development
Program (IDP)
B. Provide Flexible Codes
C. Implement A Collaborative Planning
Approach
C. Housing Now
A. Low Cost Affordable Housing
B. Flexible Workforce Housing Solutions.
C. (“Shopkeeper”) Units
D. Catalyst Projects
A. Partner With Private Sector & Develop 2-
4 Downtown Mixed Use Buildings (MUB)
B. “Pre-approved” Building Type
C. Build A Housing NOW Solution For An
Initial 5-6 Units
D. Movable Street Furniture
DOWNTOWN
REVITALIZATION
DRAFT
-4 STRATEGIES
-20 ACTIONS
KICKSTART
REVITALIZATION

DOWNTOWN
REVITALIZATION
DRAFT
-4 STRATEGIES
-20 ACTIONS
KICKSTART
REVITALIZATION

ACTIONSUMMITSPEAKERS
Kurt
Stitser
Beer & Placemaking
Kathleen
Bunnage
Boutique/Adventure Hotel Movement
Brianna
Bullentini
The Power of DESIGN

A. Vibrant Districts
A. Build Impact Infrastructure
B. Strategically Implement Shared Parking
Solutions
C. Create New & Count On-street Parking
B. Incremental Development
A. Create An Incremental Development
Program (IDP)
B. Provide Flexible Codes
C. Implement A Collaborative Planning
Approach
C. Housing Now
A. Low Cost Affordable Housing
B. Flexible Workforce Housing Solutions.
C. (“Shopkeeper”) Units
D. Catalyst Projects
A. Partner With Private Sector & Develop 2-
4 Downtown Mixed Use Buildings (MUB)
B. “Pre-approved” Building Type
C. Build A Housing NOW Solution For An
Initial 5-6 Units
D. Movable Street Furniture
VIBRANT
DISTRICTS -
Infrastructure,
Community
Building &
Collaboration
INCREMENTAL
DEVELOPMENT -
Make it easier to
get started

14 MAMMOTH LAKES D OW N TOW N R EVITALIZATION : D R AFT 1.0
Figure 1: Zoning Code Frontage Types with Dist rict Shared Parking
SHARED PARKING
OPPORTUNITIES
Phased Cost Effective
Managed Parking Solutions
(Organized from least to
most expensive):
• OFF-STREET by
AGREEMENT
• ON-STREET
• NEW TOWN
PARKING LOTS
• WRAPPED
STRUCTURE/MOBILITY
HUB
Primary/Secondary Active Frontage
O n- s tr eet parking ( per manent , flex or
s eas onal) must be provided, to implement this
r equir ement, Including necessary ADA spaces
in t he R. O.W
Al l ey/Lane/Easement
Rear ac c es s to par king/loading needs to be
c oor dinated with new alley s to reduc e c ur b
c ut s & facilitate ac tiv e f rontages
P
PP
P
P
P
P
P
P
SHARED PARKING
Off-street by
agreement
On-street Parking
At grade town lot
Wrapped structure
Alley/Lane/Easem ent
Multiuse path with
angled parking
Solid Waste
Off-street By Agreement
W or k s between the GreenLaw
pr oper t y & Mogul Res taur ant
alr eady
New Partnerships
E x plor e t he potential
f or f ut ur e str uctured
par k ing on Hospital lot
wit h s pac es for loc al
bus ines s
Town Parking Lot
A c t iv ely pursue purc hasing
under ut ilized proper ties for a
dis t r ic t parking facility ( bet ween
60 and 90 s pac es) .
New Alley/Lane
W or k with property owners to
ident if y & build alley locations
t o pr ov ide ser vices, loading &
unloading & ac cess to new
par k ing.
New On-Street Parking
I m plem ent cost effective on-s treet
par k ing along Main S tr eet by
r es t r iping exis ting pavement. A
s now m anagement program will
need t o be dev eloped. * existing
s er v ic e r oad angled par king
m aint ained in t he interim.
OFF-STREET by
AGREEMEN T
Exam pl e of M ul ti pl e
Ow ner Shar ed Par ki ng
Faci l i ty i n R eno.
Managed Parking
M anaged & paid
par k ing pr ograms will
need t o be
im plem ented to c ov er
m aint enance, s now
r em ov al etc .
O t her options inc lude
im plem enting valet
par k ing dur ing peak
week ends t o an off- site
loc at ion indus trial area.
Zoning Requirements for
Parking
Reduc e c om mercial &
of f ic e park ing
r equir em ents in
t hes e par cels based
on s t r eet/ dis trict
s olut ions .
Incremental Parking
Improvements
A im f or low c ost
s olut ions firs t and
des ign par k ing
s y s t em f or “ planned
dens if ic ation” .
Wrapped Structured Parking
I m plem ent a mixed-use
wr apped s t ructur e on t he
ex is t ing parking ride lot .
T his will r equire a finance
m ec hanis m and/or EI FD.

13Dinsmore Sierra, LLC
INCREMENTAL DEVELOPMENT
IDP- Keys to Success
◆Solution Seeking – 80% solutions, Flexible Codes,
Workarounds & Thresholds
◆Proactive Leadership – Work together with
property owners and new investors upfront to
collaboratively shape district projects
◆New Partners – Work across multiple agencies, the
chamber/property & business owners to refine &
implement shared visions
◆New Tools – Strategic Impact Infrastructure,
preapproved Shopkeeper MUB’s, Housing NOW
solutions, New Building Types
“It is a movement of builders, planners,
architects, developers, engineers, activists,
nonprofits, municipalities, and entrepreneurs,
working to lower the barriers to community-
building, to make it easier to start businesses,
and to provide more attainable housing and
development.”
John Anderson,
Incremental Development Alliance

INCREMENTAL
DEVELOPMENT
PROGRAM (IDP)
R ecom m ended elements include:
80% SOLUTION
When all requirements can’t be met
in phase 1, but the intent can be
met now with demonstrated
compliance at buildout.
FLEXIBLE CODES
EXCEPTIONS, VARIANCES &
WORKAROUNDS
Ways to get around rules without
violating them.
THRESHOLDS
Identifies what can be done to
extend buildings, change uses,
bring empty buildings back to life
EXPEDITOR - LIASION
A designated person within government
to guide applicants and speed up
processes.
CONSIERGE
A facilitator outside of government —
ideally within a BID or CDC
BUILDING TYPES
Step-by-Step, Truckee Example
The 10 year evolution of a commercial
corridor in Truckee from auto-oriented
corridor to neighborhood
center/community gateway:
Source: Darin Dinsmore & the Project for Lean Urbanism
1. Adaptive Reuse & Expansion of Best
Western with new frontage buildings
and restaurant/seating area added on
2. New Roundabout gateway and start of
multi-use trail
3. Street fronting offices
4. ”The Rock” mixed use project
5. New Infill Townhomes
6. New street Front retail

Adaptive Reuse & Incremental Infill -
Filling in the Gaps
Main St.Truckee Infill
3 Story Mixed Use
Module planned to
wrap larger building
Why Projects do not
pencil ?
• Existing vacancies –
oversupplied
• Low rents
• Lack of infrastructure
• Frontage
improvements
• On-site parking and
snow storage
• Frontage Buildout req.

NEW TOOLS FOR IMPLEMENTATION
Mammoth Lakes Missing Middle Housing Building Types: Dinsmore & Wolff Lyon Architects
Examples:
◆Duplexes
◆Fourplexes
◆Bungalow courts
◆Mansion apartments
◆Live/work units
◆Carriage house/ADU
◆Work/Live Unit
◆Townhouse
MISSING MIDDLE HOUSING by TYPE
.
◆Microunits
◆Emergency workforce housing
◆Tiny House
◆Mixed-use building
◆Shopkeeper Unit
◆Co-housing
◆Growhouse
◆Courtyard apartments

ACTION CREATE A MUBMANUAL
◆Respond to context
◆Neighborhood Compatibility
◆Different Types may include stand alone,
Duplex, Rowhouse, MUB Wrap, Corner Lots
Other Actions:
◆CREATE A PUBLIC SECTOR- DEVELOPER
LIAISON
◆CREATE A LOCAL DEVELOPER CAPACITY-
BUILDING PROGRAM
◆EXPEDITED DEVELOPMENT REVIEW.
INCREMENTAL DEVELOPMENT PROGRAM(MUB)
NEXT STEPS
WHY A MUB PROTOTYPE?
Send a strong message to local and national
development community that you are open for
business.
Example:
Santa Cruz ADU program that resulted in 35 units
in year 1 alone.
.
Sources – Santa Cruz ADU Manual - & Clovis Alley Cottage Program

Mixed Use Flex Building Module Configurations
Standard building configurations, may be easily modified
.
Rowhouse
Commercial - 2864 SF
Residential
4 – one bedrooms
4 – studio apt.
.
Duplex
Commercial - 1432 SF
Residential
2 – one bedrooms
2 – studio apt.
.
Single
Commercial - 716 SF
Residential
1 – one bedrooms
1 – studio apt.
.
Source: Sandbox Design, Holliday Development

MIXED USE PROTOTYPE BUILDING
Stand Alone or Combined – Flexible
Building
Note: Roof may be flat or pitched
72’ to 120’ Rowhouse
.
48’ Duplex
.
24‘ Single
.
STREET FRONT ELEVATION
.
SIDE ELEVATION
.

Conceptual Floor Plans Mixed-Use,
One Bedroom + Studio,
GROUND FLOOR
.c
33’
.
33’
.
33’
.
24’
.
24’
.
24’
.
Wide Sidewalk
.
Deck
.
Balcony
.
Covered Walk
.
UPPER FLOOR
.c
PENTHOUSE/APT.
.c

Parking Options
Rear Parking
.
Embedded Parking
.
Tuck Under Tandem
.
33’
.
48’
.
48’
.
Podium + On-Street Parking
.
Note: Roof may be flat or pitched
33’
.
33’
.
33’
.
33’
.
33’
.

MIXED USE INFILL SINGLE/DU PLEX
5 Du p l e x
Co m m e rc i a l – 7 , 1 6 0 S F
Re s i d e n t ia l
1 0 – o n e b e d ro o m s
1 0 – s t u d i o a p t .
W a l k a b l e f ro n t a ge i m p rov em e nt s – 4 0 0 f t .
Possible locations – 5-10
MIXED USE INFILL ROWHOUSE
8 Rowhouse
Commercial – 22,912 SF
Residential
32 – one bedrooms
32 – studio apt.
Walkable frontage improveme nts – 800 ft
WRAPPED STRUCTURE
12 Unit Parking Structu re Wrap
Commerci al – 8,592 SF
Residentia l
12 – one bedrooms
12 – studio apt.
Possible locations -1
MIXED USE INCREMENTAL INFILL
TOTALS 54 Modules
Commercial – 38,664 SF
Resident ial
54 – one bedrooms
54 – studio apt.
Flex space will allow for other
configur ati ons such as a 2 bedroom unit or
expande d commerci al use.
Figure 2: Zoning Code Frontage Types with Potential MU Cat alyst Opport unities
MIXED USE
PROTOTYPE
CATALYST
PROJECT
M
M
M
MIXED USE
CATALYST
Single/Duplex
Rowhouse
Wrapped structure
Alley/Lane/Easem ent
New Alley/Lane
W or k with property owners to
ident if y & build alley locations
t o pr ov ide ser vices, loading &
unloading & ac cess to new
par k ing.
I m plem ent cost effective on-s treet
par k ing along Main S tr eet by
r es t r iping exis ting pavement. A
s now m anagement program will
need t o be dev eloped. * existing
s er v ic e r oad angled par king
m aint ained in t he interim. Wrapped Structured Parking
I m plem ent a mixed-use
wr apped s t ructur e on t he
ex is t ing parking ride lot .
W r ap wit h 12 M U buildings
M M
M
M M
M
M
M
M
M
M
M
M
M
M
M
M
See Conceptual
Implementation

MICRO UNIT PROTOTYPE BUILDINGS
Prefab Modular on Wheels - Floor Plans
Source: Aspen Ski Corp, Sprout Tiny Homes
ROOMATE MODEL SINGLE/COUPLE
Standard building configurations, may be easily modified
Delivery Timeframe 4-5 Months (not including site servicing)

Adaptive Reuse of existing underutilized office
space may be a first order Housing Now
Solution.
TEMPORARY MICRO UNIT
S i n g l e u n i t o n wh e e l s, m a y b e p l a ce d o n
f o u n d a t i o n o r g a ra g e l a t e r
• 2 -4 p i l l o ws – 3 0 0-4 7 5 S F
• S i n g l e / Co up le
• Ro o m m a t e V e rs i o n
Possible locations – 4+
+/-30 Units
May be used to replace mobile homes in existing
mobile home parks. No Garage in Phase 1.
PERMANENT MICRO UNIT 1.5 STORY
May be arranged in Single, Duplex or Rowhouse
or combined into larger units
Residential – 475 - 950 SF
• one bedrooms
• studio apt.
• Area under stairs may be enclosed for
laundry/sto rag e
• Garage included
+/-30 Units
PERMANENT MICRO UNIT 2+ STORY
May be arranged in Single, Duplex or Rowhouse
or combined into larger units
Residential – 475 - 950 SF
• one bedrooms
• studio apt.
• Area under stairs may be enclosed for
laundry/sto rag e
• Garage Included
+/-30 Units
Cost - Prefab units that meet snow load $115-165 k
Plus foundatio ns , land, fees and services/uti lit ies
This strategy could result in anywhere from
40 to 180 pillows for employee housing for
couples/singles.
HOUSING NOW
PROTOTYPES
T
T
T
MIXED USE
CATALYST
Micro Unit on Wheels
THOW
Micro Unit on Foundation
THOF
Multi Story MIcro
Temporary Employee Housing Solution
M ic r o units (tiny houses on wheels) that are
being us ed f or employee hous ing by A spen
s k i Cor p. Could be quick ly planned &
deliv er ed t o help solve local employee
hous ing needs . These could be temporar y
f ac ilit ies designed to evolve with per manent
f oundat ion/gar ages in the s am e and/or
dif f er ent permanent loc at ions.
Multi-Story Micro Units
M ult i- s tory m icro units c ould be
plac ed indiv idually, in duplexes or
r owhous es and or iented to capture
t he s unlight while pr es er ving trees.
O f f - site prefab constr uction will
s av e bet ween 2% and 30% in costs
and s peed up pr ojec t deliv er y t im e
Pocket Neighborhood
M ult i- s tory m icro units
c ould be or iented around a
c ent r al gr een that would
f unc t ion as snow stor age in
t he wint er
T
T
T
T
T
T
T
T
T
T
TT
T
See Conceptual
Implementation

MIXED USE & HOUSING PROTOTYPE BUILDINGS
Conceptual Implementation
Three s t ories enables flexible us es t hat
may c hange ov er time as the market &
loc al needs change
SIDE ELEVATION
.
Building is built t o the property line &
c reat es act ive frontage
Not e: * Corner building designed t o enhance
bot h s treet frontages
Arc hit ectural Variety Required
117’
.
107’
.
156’
.
.
Tandem Parking
As part of the incremental development
program (IDP) existing properties may use
this flexible building type in increments.
27 Beds Downtown, 14 Permanent
Example of Filling in the GAPS
◆ 6 new “s hopkeeper” unit s
◆ 144 f t of street animation
◆ 12 t o 17 res idential units (27 Beds)
◆ 2 Liv e/ work units
◆ 4-6 s mall businesses opportunities retail
or of f ice (3200sf )
◆ No net loss of parking
Getting the project to Pencil Out
◆ Kit of parts development (steel frame?)
◆ No land c ost basis
◆ Fee Waiv er, and 2/3 spec ial district f ee
waiv er
◆ Front age improvements by Town (Impact
I nf rastruct ure)
◆ Build 4 unit s at one t ime
◆ No net loss of parking
◆ On- s t reet/district parking count toward
c ommerc ial requirements
◆ Underwrite cost of engineering & design
Relocated
Bus Stop
.
TEMPORARY WORKFORCE HOUSING
.
Larger Corner Unit
.
Future Parking Structure?
.
Three s t ories enables flexible us es t hat
may c hange ov er time as the market &
loc al needs change. Digital 395
prov ides unique opportunity.
Building is built t o the property line &
c reat es act ive frontage

SIDE ELEVATION
.
Housing
Above
Garages
.
.
Building May Be Built in 2 Phas es
.
MIXED USE PROTOTYPE BUILDINGS
Conceptual Implementation
Ground floor
evolves to
live/work and
eventually
commercial
.
Small One
Bedroom and
Studio – 2 units
per building
.
As part of the incremental development
Incremental development program (IDP)
existing properties may use this flexible
building type in increments.
4-6 residential units
Flexible & Adaptabl e – Evolve over time
◆ Af f ordable by design – s mall unit s but
plent y of light
◆ Dis t rict Parking
◆ Ground f loor evolves to live/work and
ev ent ually c ommerc ial as shady res t
Neighborhood builds out
◆ Cent er s treet becomes a walkable mix ed
us e s t reet and gat eway to shady rest
Getting the project to Pencil Out
◆ Engineered plans available?
◆ Fee waiv ers ?
◆ Sprink ler design?
◆ Tit le 24 analysis complete?
◆ OTC approv al?
◆ Predic tability & speed of approvals
◆ I mpac t Inf rastructure – frontage
improv ements by Town?
IN THE FUTURE
MIXED USE BUILDING
.

POCKET NEIGHBORHOOD – MMSA 1 Acre Site
Housing Now Conceptual Implementation
SPECIFI CATI ONS
◆2 story plus sleeping
loft, 300 to 500 sf – 17-
24 units
Arrowhead Drive MMSA - 1 acre site
Delivery Timeframe 6-9 Months (not including site
servicing)
.
Concept 5
Micro Unit Modular Buildings
.
Concept 4
Stacked Units
.
SPECIFI CATI ONS
◆24 units two story over
garages, stacked units,
5 single story units
Test Phase 5-6
Temporary Units
Test Phase 5-6
Temporary Units

POCKET NEIGHBORHOOD – MMSA 1 Acre Site
Housing Now Conceptual Implementation
SPECIFI CATI ONS
◆350 sf unit, lock off suite
(700 sf 2 bedroom),
configurable in duplex,
fourplex or 8 plex
Arrowhead Drive MMSA - 1 acre site
Delivery Timeframe 6-9 Months (not including site
servicing)
.
Concept 5
Micro Unit Modular Buildings
.
Stacked Duplex Units
.
Metal Moment frame
for parking/storage,
decks and shed roof
Shed roof

STREET ANIMATION
FRISCO, CO. CASE STUDY
The “Step Up Main Street”
project, was developed with
significant public and property
owner input by the Town of
Frisco Public Works Department.
The project improves
infrastructure and creates a
more welcoming and usable
Main Street. Components of the
project include adding additional
street benches, seasonally
movable street furniture,
updating street lighting, and
expanding the sidewalks.
Movable elements may be concentrated to help animate key intersections, spread out over the length of
the corridor, and even used on private property frontages to create temporary outdoor plaza spaces.
32
Large planters with benches
Bike racks, small benches, planters
Public art, planters, PW built streetlights Corner bulb outs maximizing pedestrian space
Parallel and angled parking along main street

Potential Actions for
Mammoth Lakes:
• Use public art funds to
build movable furniture
elements,
• Partner with local
organizations to match
the existing funds.
• Accept applications from
existing property owners
along the frontage roads
to use the elements to
help animate the
streetscapes while the
main street sidewalk is
implemented.
• Build bulb outs and
hardscape spaces along
the main street corridor
for gathering spaces,
including art, benches,
planters, pedestrian scale
lighting, signage and
bike racks.
Movable elements may be concentrated to help animate key intersections, spread out over the length of
the corridor, and even used on private property frontages to create temporary outdoor plaza spaces.
33
Large planters with benches
Bike racks, small benches, planters
Public art, planters, PW built streetlights Corner bulb outs maximizing pedestrian space
Parallel and angled parking along main street

Mammoth downtown revitalization action summit presentation by Darin Dinsmore

Mammoth downtown revitalization action summit presentation by Darin Dinsmore

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