Monrovia staff report: city at 74% of RHNA goal but short on lower-income units; SB79 raises zoning challenges

City planning staff told the Monrovia Planning Commission on April 15 that the city has permitted 1,228 of the 1,670 dwelling units targeted in the sixth-cycle regional housing needs allocation (RHNA), about 74% of the goal with the cycle ending in October 2029. The Community Development Director stressed the city remains well short of targets for lower-income categories: the very low-income target is 519 units, with 36 permitted to date; the low-income target is 262 units, with nine permitted.

The director told the commission the figures reflect entitlement and permit timing: many of the units credited to the current cycle were entitled in prior cycles and the city is tracking permit issuance, plan check and certificates of occupancy through the HUD/state reporting process. Staff highlighted strong above-moderate production and robust ADU activity (city ADU production has contributed materially to permitted unit counts) but said capturing very low- and low-income housing remains a statewide challenge.

Staff previewed upcoming implementation items from the housing element, including a no-net-loss parcel inventory, ordinance updates to align definitions for supportive and interim housing with state standards, and monitoring and outreach for ADU programs and pre-approved plans.

A substantial portion of the discussion centered on SB79, a state law due to take effect July 1 that establishes higher density standards within a half-mile of transit stations and limits the use of discretionary design negotiations. Staff explained options the city is considering: adopt objective development and design standards for transit areas, pursue an alternative plan (an intensive state-approved process), or attempt a deferral. Staff reported they have run a deferral analysis with a consultant and concluded Monrovia's transit-area would not qualify for deferral because base zoning does not meet the thresholds; that leaves adoption of objective standards as the most practical near-term step.

Commissioners asked staff where the half-mile radius reaches on the city map; staff said the transit-area map as shown extends north toward Huntington Drive and south toward West Dwerty Road, noting the measurement and maps are ultimately determined by regional and state processes. Commissioners raised concerns that the SB79 radius could extend into single-family neighborhoods and enable large multi-family projects near existing homes; staff said objective standards would provide clearer development expectations and "the biggest bang for our buck" ahead of the law's effective date.

Staff also provided updates on local projects and programs: the 701 South Myrtle Avenue project (anticipated submittal of permits), the Aoyo project with remaining map and CUP time, and 222 East Cypress where the City Council majority voted in March to keep an older Victorian house on site while staff drafts plan development standards. The director announced distribution of updated Brown Act/conflict-of-interest guides, the Monrovia Area Partnership conference on April 25 and a May 2 neighborhood kiosk unveiling at 934 Royal Oaks Drive.

The commission received the annual progress report; staff indicated they will return with more detailed analyses and proposed objective standards and ordinance updates as next steps.