Project proposes use conversion of an existing four-bedroom single-family home (APN 021-060-05, zoned Scenic Area Agriculture) to a Bed & Breakfast establishment (aka "The Mono Lake House"). No exterior modifications to the home are proposed. Total home occupancy would be limited persons at one time. All proposed parking will be on-site, and proposed signage is consistent with local signage guidelines. The project is located within the Mono Basin National Forest Scenic Area, and therefore subject to the Mono Basin Scenic Area Management Plan Private Land Development Guidelines and the County's Scenic Area Agriculture Land Use Designation. The proposed use is an allowable use within the Scenic Area Agriculture Land Use Designation pursuant to a Use Permit. Beneficiaries of the project include the project proponent who will be establishing a new business, as well as the general public who will benefit from an additional overnight accommodation option in the Mono Basin.