54 Mono Street Apartment Project - UPA 24-003, DR 24-006, ADJ 25-005

The proposed apartment project at 54 Mono Street in Mammoth Lakes, California, involves the development of six multi-family dwelling units within a single structure located in the Residential Multi-Family 1 (RMF-1) zoning district. The project applicant, Bipin Morari, sought and received approval from the Planning and Economic Development Commission on October 8, 2025, which was later appealed within the 15-day appeal period; the Town Council denied the appeal on December 17, 2025, thereby affirming the original approval. To increase density, the applicant requested a density bonus under the Town’s ordinance, which permits doubling the allowable units on the site in exchange for deed restrictions on workforce housing. In lieu of the minimum requirement of three units, the applicant agreed to deed restrict all six units as workforce housing in return for four concessions to development standards: increasing allowable lot coverage from 50% to 60%, reducing rear and side yard setbacks by 20%, reducing guest parking from three to two spaces, and waiving the requirement for 60 square feet of private outdoor open space per unit. The building design includes one level of understructure parking for seven vehicles and an additional three surface parking spaces. The project has been determined eligible for a categorical exemption under CEQA Guidelines §15332 as an in-fill development, and a Notice of Exemption was filed on December 18, 2025. The Town of Mammoth Lakes issued the approvals under local land-use authority, with no federal contract clauses, procurement mechanisms, or federal funding identifiers applicable. The primary point of contact is Gina Montecallo, Assistant Planner, and the place of performance is clearly defined as 54 Mono Street, Mammoth Lakes, CA 93546. No contract value, payment terms, inspection protocols, or federal delivery schedules are specified, as the process is a regulatory approval under municipal planning law rather than a federal procurement.