Planning Commission backs 701 South Myrtle specific plan and certifies EIR, adds DRC landscape review

The Monrovia Planning Commission voted on Nov. 12 to recommend that the City Council certify an environmental impact report (EIR) and approve a site‑specific planned development (PD‑29) that would allow a five‑story, mixed‑use building at 701 South Myrtle Avenue.

Planning Division Manager John Mayer presented staff’s analysis, saying the 1.61‑acre site is identified in the city’s general plan as an opportunity for an Old Town extension and that prior feasibility work showed the site required additional density and height for a financially feasible mixed‑use project. The proposal calls for a 65‑foot, five‑story building with stepbacks, 204 housing units (20 studios, 147 one‑bedrooms and 37 two‑bedrooms), and 20 on‑site affordable units (17 reserved for low‑income households and 3 for moderate‑income households) consistent with the PD‑29 requirements.

Staff summarized the EIR process: a draft EIR was available for public review from July 3 to Aug. 18, 2025; a final EIR includes responses to public comments and mitigation measures. The EIR analysis concluded that, after mitigation, all identified environmental impacts would be reduced to less‑than‑significant levels. Required mitigation and conditions include tribal/archaeological monitoring if materials are found during excavation, geotechnical measures for the underground parking, hazardous‑materials investigation and remediation if an underground storage tank is discovered, a construction noise management plan with monitoring and sound attenuation if necessary, and compliance with municipal and state waste/diversion and electric‑vehicle charging requirements.

A local group, the Supporters Alliance for Environmental Responsibility (SAFER), submitted a comment letter questioning the EIR’s air‑quality and noise analyses and asked for a construction health‑risk assessment. Tracy Zinn, the EIR lead from TMB Planning, responded at the hearing that the South Coast Air Quality Management District guidance does not require a construction health‑risk assessment for a project of this duration and scope and that the EIR used CalEEMod (CalEEMod/CalEEMod‑type modeling referenced in public remarks) with conservative defaults where project‑specific data were not available. Zinn said a screening analysis attached to SAFER’s letter used a different tool (AirScreen) that lacks meteorological and temporal inputs and will overstate impacts; Zinn said the EIR’s technical reports were peer reviewed and that staff and the applicant will respond in writing to SAFER before the council hearing.

Commissioners pressed staff and the applicant on tree preservation and landscape standards. Staff said oak trees are the only formally protected species under local rules and that the existing tall pines conflict with proposed subterranean parking; the applicant and staff committed to planting substantial replacement street trees and to preparing a landscape management plan. Commissioner discussion prompted a modification to Condition 15: the commission required the project’s landscape plan (including arborist input) be reviewed by the Development Review Committee before permits proceed.

On parking, staff noted that the project relies on state density‑bonus parking ratios. Staff described two related calculations in the record: a required/pro forma calculation using state ratios that yielded 271 spaces under the reduced ratios, and a project design description that shows a parking garage with 329 total spaces (255 secured resident spaces, 50 guest spaces and 10 visitor/front spaces). Commissioners asked about the distinction between on‑site private parking and public parking needs in Old Town.

After public testimony that included developer and property owner support and no speakers registered in opposition, the commission moved, seconded and adopted a package of resolutions recommending the City Council: certify the EIR (PCR 2025‑004), approve the general plan amendment establishing PD‑29 (PCR 2025‑005), adopt the 701 South Myrtle specific plan (PCR 2025‑006), approve the zoning ordinance/map amendment (PCR 2025‑007 / ZAA 2025‑001), and recommend approval of the tentative parcel map and conditional use permit (Tentative Parcel Map No. 085041 and CUP 2025‑0010), all subject to the staff conditions and with Condition 15 amended to require DRC review of the landscape plan. Staff said the matter is scheduled to go to the City Council in early December and that written responses to SAFER’s letter will be included in the final EIR record.

The commission’s action is a recommendation; final approvals, zoning map amendments and the parcel map will be decided by the Monrovia City Council.