Monrovia staff report strong housing production but say most units are above-moderate; inclusionary policy moving forward

Monrovia’s Community Development Department reported to the Planning Commission on June 11 on the city’s annual report on the status of the general plan and the housing element, including progress against the Regional Housing Needs Allocation (RHNA) and 2024 development activity.

Community Development Director Sherry Bermejo said the city submitted its annual progress report (APR) to the California Department of Housing and Community Development (HCD) after City Council acceptance at its May 6 meeting. The report covers 2024 housing activity and implementation actions; staff reported that Monrovia is roughly halfway through its current eight-year RHNA cycle and has so far documented 1,168 units toward the cycle’s target (staff stated the eight-year RHNA goal as 1,670 units). The department recorded 497 certificates of final occupancy issued in 2024, the majority tied to the Alexan project, and said much of recent production is in above-moderate income categories.

Bermejo told the commission that larger projects in construction are likely to add substantial units in 2025: Station Square South (about 296 units) and the project at 127 Pomona (about 232 units). For 127 Pomona staff said they captured affordable housing through the state density bonus: the project’s approvals include 13 very-low and 12 low-income units. The city is also working on other pipeline projects and studies, including a feasibility review for a site at 222 East Cypress with the San Gabriel Valley Council of Governments.

Staff described ongoing and recent policy actions. The City Council on June 3 approved introduction/hearing of an inclusionary housing ordinance that would require or produce deed-restricted affordable units or in-lieu fees; the ordinance was slated for further readings. Staff said the city continues to use the state density bonus law and other tools, and highlighted recent administrative steps to streamline accessory dwelling unit (ADU) approvals and collect ADU rent data to better assess affordability. Bermejo said the city has also partnered with Los Angeles County agencies on a conversion of a hotel to interim housing (the Pathway Home project at 701 South Myrtle Avenue, described by staff as 35 interim beds) and that the Oak Park property owner recently shifted a project toward a 100% affordable outcome supported by a council resolution to issue bonds.

Commissioners asked about the composition of units (affordability levels), whether state and federal funding streams such as CDBG remain available, and how Monrovia compares to neighboring cities. Bermejo said HCD is reviewing APRs statewide and that comparative reports will be available when the state posts APR data; she described Monrovia’s recent production as “phenomenal” and said staff are collecting more granular ADU data (including rent information) and tracking project-based affordability mechanisms.

Staff also noted other planning and regulatory work that could affect housing delivery: updates to the safety and building code cycles, adoption of new objective design standards for multifamily housing, and a local hazard mitigation plan being prepared with the fire department. Bermejo said the city’s inclusionary ordinance will create a fee mechanism to support affordable housing preservation and production.

The commission did not take formal action on the report; commissioners requested follow-up information including a breakdown of 2024 units by housing type (ADU, single-family, multifamily), details on the timing of Oak Park conversion, and a future comparison of Monrovia’s production with neighboring jurisdictions once the state APR data are posted. Staff also announced neighborhood events and programming, including a Monrovia Area Partnership block party at Julian Fisher Park on June 21 from 5–8 p.m.

The presentation concluded with commissioners thanking staff for the detailed report and the Planning Commission moved on to other business.