54 Mono Street Apartment Project - UPA 24-003, DR 24-006, ADJ 25-005
2 Documents in Project
Summary
SCH Number
2025100403
Public Agency
City of Mammoth Lakes
Document Title
54 Mono Street Apartment Project - UPA 24-003, DR 24-006, ADJ 25-005
Document Type
NOE - Notice of Exemption
Received
Posted
12/19/2025
Document Description
The Planning and Economic Development Commission approved this project on October 8, 2025 and then was appealed within the 15-day appeal period. Town Council denied the appeal on December 17, 2025, and affirmed the original Planning and Economic Development Commission approval. The proposed apartment project consists of six (6) multi-family dwelling units within a single structure located in the Residential Multi-Family 1 (RMF-1) zoning district at 54 Mono Street. The project features one level of understructure parking for seven vehicles and an exterior parking area for three vehicles. The application includes a density bonus request to permit double density on the site for three additional dwelling units through the Town’s Density Bonus Ordinance. The density bonus request requires a minimum of three of the six units to be deed restricted for workforce housing; however, the applicant has agreed to deed restrict all six of the units for workforce housing in exchange for four concessions (1 automatic concession and 3 additional concessions) to the applicable development standards as allowed pursuant to the Density Bonus Ordinance. The requested concessions include: (1) an increase in the allowable lot coverage from 50% to 60%; (2) a 20% reduction in the rear and side yard setbacks; (3) the reduction of one guest parking space to allow for a total of two guest parking spaces; and (4) waive the requirement to provide 60 square feet of private outdoor open space for each dwelling unit. The beneficiaries of the project are the property owner, Bipin Morari.
Contact Information
Name
gina montecallo
Agency Name
Town Of Mammoth Lakes
Job Title
Assistant Planner
Contact Types
Lead/Public Agency
Phone
Location
Cities
Mammoth Lakes
Counties
Mono
Regions
Citywide
Cross Streets
Mono Street
Zip
93546
Parcel #
033-123-012-000
State Highways
CA
Notice of Exemption
Exempt Status
Categorical Exemption
Type, Section or Code
CEQA Guidelines §15332, In-Fill Development Projects
Reasons for Exemption
: Staff has determined that the Project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines §15332, In-Fill Development Projects. The Project qualifies for this exemption because the project is consistent with the General Plan Land Use designation, the proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses, the project site has no value as habitat for endangered, rare or threatened species, approval of the project would not result in any significant effects related to traffic, noise, air quality or water quality, and the site can be adequately served by all required utilities and public services.
None of the exceptions set forth in CEQA Guidelines Section 15300.2 are present, which would disqualify the project from using a categorical exemption. Therefore, since the project meets all of the criteria to qualify for the In-Fill Development Projects categorical exemption pursuant to CEQA Guidelines Section 15332, and none of the exceptions set forth in CEQA Guidelines Section 15300.2 are applicable, no additional environmental review is warranted or necessary and the CEQA exemption is appropriate.
County Clerk
Mono
Attachments
Notice of Exemption
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