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Planning commission recommends city council adopt updated density‑bonus ordinance to align with state law
Summary
The commission voted to recommend adoption of a draft density‑bonus ordinance (Ordinance No. 2025‑09) to City Council, consolidating state density‑bonus rules into local code, clarifying calculations, concessions, waivers, parking reductions and affordable housing agreement process; the recommendation will be forwarded to council for a Sept. 16, ̶
The Monrovia Planning Commission on Aug. 13 voted to recommend that the City Council adopt a draft density‑bonus ordinance (draft ordinance No. 2025‑09) and forwarded Resolution No. 2025‑0002 to council for consideration on Sept. 16, 2025.
Planning staff said the ordinance updates local code to implement state density‑bonus law (Government Code §65915) and to consolidate definitions, eligibility thresholds, application procedures, and the affordable housing agreement process into a single chapter of the municipal code. The ordinance aligns local procedures with state requirements, clarifies calculations (including the state requirement to round up fractional units), and incorporates related provisions such as inclusionary housing and parking reductions when projects qualify for density bonus concessions or waivers.
Staff reviewed how density bonus calculations are performed (base density, density bonus percentage, gross total units), described the “stacked” bonus option that can increase the total bonus when a project meets thresholds in more than one income tier, and explained the state’s concessions/incentives, waiver, and parking reduction provisions. Staff said the ordinance also consolidates the affordable housing agreement provisions so projects do not need duplicate recorded agreements for inclusionary and density‑bonus units; the ordinance retains affordability term lengths (45 years for for‑sale and 55 years for rental) mentioned in state guidance.
Commissioners asked staff and the city’s density‑bonus consultant, David Blumenthal of Sage Crest Planning, technical questions about prevailing‑wage triggers, how concessions are evaluated, how affordable unit design and parity with market units are enforced, permitted transfers for resale units, and whether the city’s provisions might conflict with state law. The city attorney responded to a written public comment from California Housing Defense Fund and explained that the draft ordinance is intended to implement state law and that state law, including Government Code §65915(e)(1), already provides a process for developers to request waivers where a local standard would physically preclude development.
Staff recommended, and the commission agreed, that the city adopt the draft and forward it to council. A motion to adopt Planning Commission Resolution No. 2025‑0002 recommending approval of the ordinance passed on a roll‑call vote with all commissioners present voting yes.
Next steps: The Planning Commission’s recommendation will be transmitted to City Council; staff said the ordinance will be scheduled for City Council consideration on Sept. 16, 2025. If adopted by council, the ordinance will be incorporated into Title 17 of the Monrovia Municipal Code and will govern how density bonuses, concessions, waivers and affiliated affordable housing agreements are processed and recorded.
Note: The commission received one written public comment from California Housing Defense Fund raising potential conflict concerns; counsel and staff addressed that letter on the record.
