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Monrovia updates ADU rules to align with state law; council introduces ordinance and starts preapproved plans pilot
Summary
City staff presented a rewritten accessory dwelling unit (ADU) ordinance to comply with recent state laws, added objective local standards for larger or alternative ADUs, and introduced a pilot of five preapproved ADU plans; council introduced the ordinance and set a Feb. 4 public hearing.
Monrovia’s planning staff presented a comprehensive update to local rules for accessory dwelling units (ADUs) and junior accessory dwelling units (JADUs) to conform with statewide changes effective Jan. 1, 2025, while retaining Monrovia-focused objective design standards for projects choosing alternative local standards.
Senior Planner Jennifer Driver summarized the principal changes: the state now guarantees ministerial review for many ADU types, relaxes certain local restrictions, and allows municipalities to adopt objective local standards that apply only to ADUs opting out of the state streamlined standards. Driver said the ordinance creates two paths: the state “streamlined permit” path (smaller by-right ADUs that meet statewide minimums) and an "alternative local standards" path (larger ADUs subject to Monrovia's objective design rules and compatibility tests).
Nut graf: Council introduced ordinance 2025‑1 to update Monrovia Municipal Code Section 17.44.005 for ADUs and JADUs to comply with state law, approved a motion to read it by title only and set a public hearing for Feb. 4, 2025, and staff previewed a pilot program offering five preapproved ADU plan sets to streamline permitting.
Key points staff emphasized: - Under the statewide streamlined path, single‑family lots may add up to three ADU typologies in combination with a JADU (examples: converted interior space, a converted detached structure and one new detached ADU). - Multifamily properties may qualify for a larger number of detached ADUs in limited circumstances; however, staff noted many multifamily parcels lack open space needed for detached ADUs. - State law largely restricts local parking requirements for streamlined ADUs; parking requirements may apply under the local alternative standards if an exemption does not apply (for example, if the site is not within a half‑mile of a transit stop). Driver noted that in many cases no additional parking can be mandated under state rules. - ADUs cannot be used as short‑term rentals (rentals less than 30 days), per the new state law; JADUs remain subject to owner‑occupancy covenants where applicable.
Driver also described a pilot program coordinated with the San Gabriel Valley Council of Governments that offers preapproved, state‑streamlined ADU plans. Monrovia selected five plans that meet the state's streamlined standards to reduce design cost and review time; staff said those preapproved plans are a pilot and additional submissions will be accepted.
Council debate centered on parking impacts, potential neighborhood impacts, and the limits of local authority under state law. A motion to introduce Ordinance 2025‑1, waive further reading and set a public hearing on Feb. 4, 2025 passed by roll-call vote with all council members recorded as yes.
Ending: staff will publish materials and outreach to explain the new rules, provide guidance on the two permit paths and make available the initial preapproved plan sets as a pilot resource.
