The Monrovia City Council adopted a series of planning strategies to facilitate and streamline housing production in a holistic, balanced Monrovia-centric approach. This program, Planning Housing Opportunities for Monrovia (“Planning HOMe”) provides staff direction in developing policies and procedures with that objective. The “Planning HOMe” program is intended to accelerate housing production through a series of activities aimed at zoning code ordinance updates, allowing housing by right, updating parking requirements, identifying opportunities to streamline housing reviews, reviewing restrictions on land subdivisions, and lowing minimum dwelling unit sizes.   The City has completed or is underway with many of the Planning HOMe projects:

Planning HOMe Items Completed:

• Reduce minimum dwelling unit sizes (attached and detached) 
• Amended Reasonable Accommodation Ordinance to remove discretionary review 
• Expand Station Square Transit Village through the rezoning/adoption of a new Planned Development Area - Station Square West PD-27
• Circulation Element update from Level Of Service analysis to Vehicle Miles Traveled
• Updated ADU Ordinance, remove CUP requirement for High Fire Zone areas and allow use in Multi-Family Residential zones

Planning HOMe Items In Progress:

• Develop/provide affordable housing zoning incentives
• Develop and disseminate educational information on second units
• Create standard template for ADU processing 
• Develop pre-approved ADU site/floor plans
• Density Bonus Ordinance
• Inclusionary housing ordinance or inclusionary housing incentives 

Planning HOMe Items Upcoming:

• Remove Conditional Use Permit requirement for multifamily projects
• Update/amend small lot subdivision regulations, including removal of the Conditional Use Permit requirement
• Update to reflect recent legislative changes 
  • Supportive housing ordinance 
  • Transitional housing
• Develop objective design standards/compatibility guidelines for multifamily projects consisting with the Housing Accountability Act 
• Facilitate development in Station Square (east) with a Land Use Element/Planned Development – Area 12 (PD-12) update
• Prepare Land Use, Noise, Safety, and Conservation Elements Program Environmental Impact Report (EIR)
• Review parking requirements 
• Review and update California Environmental Quality Act (CEQA) Guidelines for streamlining opportunities by clarifying exemptions 
• Identify potential sites for adaptive reuse, adopt development standards, and amend nonconforming ordinance to allow conversions, especially for buildings with historic value 
• Explore alternative housing types and adopt standards (Mini Houses/Single Room Occupancies/Micro Apartments/Live-Work units)

As part of its adopted 6th Cycle Housing Element, the City of Monrovia maintains a Sites Inventory identifying properties with sufficient zoning capacity to accommodate the City’s Regional Housing Needs Allocation (RHNA) for the 2021–2029 planning period.

The Sites Inventory does not indicate that properties are for sale or actively marketed for development. Rather, it identifies locations where residential development is permitted under current zoning and where the City anticipates housing growth may occur based on adopted land use policies and development standards.

The inventory consists of non-vacant residential and mixed-use opportunity sites, along with projected Accessory Dwelling Unit (ADU) production, and is reviewed annually as part of the City’s reporting to the California Department of Housing and Community Development (HCD).

Download:

• Housing Element Sites Inventory Memo (PDF)
• 6th Cycle Housing Element (PDF)

The City is committed to expanding housing opportunities and making it easier to create homes for current and future residents. Through the adoption of targeted ordinances and code updates, the City has reduced barriers, streamlined processes, and implemented the policies outlined in its Housing Element. The following list highlights key actions completed to support meeting the community’s and region’s housing needs across all income levels.

• Planned Development - Area 27 Alexan Foothills Specific Plan 
  • Ordinance 2019-13 (adopted 2/18/2020)
  • Resolution 2020-09 (adopted 2/4/2020)
• Reasonable Accommodation Request - Ordinance 2020-12 (adopted 1/5/2021)
• Reduced Minimum Dwelling Unit Size - Ordinance 2022-06 (adopted 8/2/2022)
• CUP removal for Multifamily + Objective Design Standards - Ordinance 2024-01 (adopted 2/20/2024)
• ADU Regulation Updates - Ordinance 2025-01 (adopted 2/4/2025)
• Inclusionary Housing Update - Ordinance 2025-03 (adopted 6/17/2025)
• Density Bonus Update - Ordinance2025-09 (adopted 10/7/2025)

What are ADUs? 

Accessory Dwelling Units (ADUs) have been known by many names: granny flats, in-law units, backyard cottages, and secondary units. An ADU is essentially a smaller, independent residential dwelling unit located on the same lot as the main residential dwelling. Junior ADUs (JADUs) are even smaller living units that are created through the conversion of living space within a single-family home.

Want to know more about developing an ADU or JADU?

Find out more by visiting the City's new ADU webpage. 

California’s “Duplex Law” and “Urban Lot Splits” (Senate Bill 9)

State law (SB 9) now requires cities to allow duplexes and lot splits on land that is zoned only for single family homes.  The purpose of SB 9 is to expand housing opportunities and create a simple approval process for certain housing developments in the City’s single family zoning districts.   

Monrovia’s SB 9 implementation policy allows one of two options: 

1. Keep entire lot undivided:  An existing single family lot may have up four units as follows: a Primary Unit (Main House), a Secondary Unit (Smaller House), an Accessory Dwelling Unit (ADU), and a Junior ADU (JADU) all on one lot, or
2. Divide lot in to two lots: An existing single family lot may be split into two lots.  Each lot may have a Primary Unit and a Secondary Unit.  No additional units are permitted on either lot.   

Monrovia’s SB 9 policy applies to the following single family residential zoning districts: RF (Residential Foothill), RE (Residential Estate), RL (Residential Low Density), and any Planned Development Areas that allow only single family dwellings.  The policy does not apply to properties in multi-family zoning districts, historic properties, land designated in the “high fire” zones, properties within the earthquake fault zone (unless development complies with certain building code standards), and properties that would require demolition of affordable housing.   

Please see the full SB 9 policy.

More Affordable Please!

Monrovia continues to be a desirable place to build housing. However, the City’s recent housing production has been concentrated primarily in the above-moderate-income category, while the number of homes produced for moderate-, low-, and very-low-income households continues to fall short of the City’s identified housing needs.

The City’s 2021–2029 Housing Element establishes policies and programs to expand housing opportunities for people at all income levels. One of those programs directed the City to explore an inclusionary housing ordinance as a way to increase the supply of affordable housing as new residential development occurs. On Tuesday, June 17, 2025, Ordinance No. 2025-03 was adopted, establishing standards and procedures requiring the development of affordable housing in relation to the overall increase in new housing units in three targeted areas, as well as establishing an affordable housing in-lieu fee.                                                                                                                                             

Proposed Citywide Expansion

Planning Commission Public Hearing – The Planning Commission will consider the proposed amendment and make a recommendation to the City Council at the following public hearing:   

Wednesday, August 12, 2026, at 7:30 p.m.

Monrovia City Hall Council Chambers
415 South Ivy Avenue
Monrovia, CA 91016

Documents

• Planning Commission Public Hearing Notice
• Planning Commission Staff Report
• Draft Ordinance No. 2026-03
• Draft Planning Commission Resolution No. 2026-0001

The Planning Commission will not take final action on the ordinance. Following the Planning Commission’s recommendation, the City Council will consider the proposed amendment at a separately noticed public hearing.

Meeting materials will be posted on the City’s Planning Commission and City Council Agendas and Minutes webpage before the hearing. Questions or comments may be submitted to the Planning Division at planning@monroviaca.gov or (626) 932-5565.

What is Inclusionary Housing?

Inclusionary housing is a local land use policy that requires qualifying market-rate residential developments to contribute to the community’s supply of affordable housing. A development may satisfy the requirement by providing affordable units as part of the project or, when eligible, through an alternative means of compliance such as payment of an affordable housing in-lieu fee.

Although federal and State law do not require cities to adopt inclusionary housing ordinances, many communities use them to help produce housing affordable to households at a wider range of income levels.

How Monrovia Developed Its Ordinance

Before adopting its Inclusionary Housing Ordinance, the City evaluated regional housing trends, the cost of developing market-rate and affordable housing, local housing needs, and the potential effect of different affordability requirements on project feasibility.

The ordinance was informed by:

• A financial evaluation prepared by Keyser Marston Associates;
• Community survey responses;
• Feedback from housing developers;
• A review of inclusionary housing programs in other San Gabriel Valley communities; and
• City Council study sessions conducted on September 3, 2024, December 17, 2024, and March 4, 2025.

Based on this analysis and public process, the City Council adopted Ordinance No. 2025-03 on June 17, 2025, establishing Chapter 17.42 of the Monrovia Municipal Code.

What the Existing Ordinance Requires:  Under the current ordinance, qualifying residential developments with five or more units must comply with the inclusionary housing requirements if they are located within a targeted area or fall within certain project categories. The required affordable housing contribution depends on whether the development consists of ownership or rental housing, and the number of units proposed. 

TABLE 1 – Affordable Housing Requirement for Each Project Type 

The ordinance also provides flexibility in how developments may satisfy these requirements. Ownership projects may elect to pay an affordable housing in-lieu fee instead of constructing the affordable units. Rental projects containing 20 or fewer units may also elect to pay the fee. Larger rental projects generally must provide the affordable units on site unless the City approves another means of compliance. The fee amounts are outlined in Table 2 below. 

TABLE 2 – Proposed Affordable Housing In-Lieu Fee for Eligible Projects

[1] Refers to the total gross floor area of all dwelling units that can be sold or rented, excluding common areas like hallways, community spaces, private balconies, decks and patios.

Why the Ordinance Initially Applied to Targeted Areas

When Ordinance No. 2025-03 was adopted, the City Council directed that the requirements initially apply to targeted areas rather than citywide. This was intended as a measured first step that focused the requirements in areas where higher-density housing was already anticipated and where the General Plan had directed future housing growth.

These areas are located near transit, employment, commercial services, and existing or planned infrastructure. The targeted approach also allowed the City to begin implementing the ordinance and monitor how its requirements functioned before expanding it throughout Monrovia. The ordinance currently applies to qualifying developments in the following areas: 

• Station Square Transit Village Area: Properties bordered by South Mayflower Avenue to the west, East and West Duarte Road to the south, Shamrock Avenue to the east, and East and West Evergreen Avenue to the north.

• West Huntington Drive Corridor (Retail Corridor Mixed Use): Properties with the zoning designation of Retail Corridor Mixed (RCM). Generally enclosed by South 5th Avenue to the west, Encino Avenue to the east, and West Huntington Drive to the north.

• South Myrtle Avenue Corridor District Overlay (Old Town Extension District): Properties bounded by South Primrose Avenue to the west, East and West Maple Avenue to the south, South Ivy Avenue to the east, and East and West Olive Avenue to the north.

The ordinance also currently applies to qualifying developments anywhere in the City when the development:

• Is located on a Housing Element Opportunity Area or Sites Inventory property;

• Requesting a General Plan and/or Zoning amendment to facilitate housing or increase the permitted residential density; or

• Is proposed pursuant to California Government Code Section 65852.24(b), which authorizes housing on certain properties where office, retail, or parking uses are permitted.

Why the City is Considering Citywide Expansion

When the Inclusionary Housing Ordinance was adopted, the City Council directed staff to monitor its initial implementation and return with an ordinance expanding the requirements citywide.

Citywide application would also create a more consistent and equitable approach. Under the current ordinance, two otherwise similar residential developments may have different affordable housing requirements based solely on where they are located. Applying the ordinance citywide would treat qualifying developments consistently and allow affordable housing contributions to occur throughout Monrovia rather than concentrating the requirements in selected areas. Ordinance No. 2026-03 represents the next step in implementing the City Council’s original direction.

Current Inclusionary Housing Requirements - Public Hearing and Adoption Process

Affordable Housing In-Lieu Fee (City Council Resolution No. 2025-43) – Ordinance No. 2025-03 provides several alternative compliance options to assist developers in meeting affordability requirements. Alternative options include, but are not limited to, allowing affordable units to be provided off-site, converting market-rate units to affordable units, and allowing certain types of projects to pay an in-lieu fee instead of providing the units on-site.

City Council Public Hearing (Ordinance No. 2025-01) – On Tuesday, June 3, 2025, the Monrovia City Council conducted a public hearing. At the conclusion of the public hearing, the City Council introduced and waived further reading of Ordinance No. 2025-03 (City Council Staff Report).  

On Tuesday, June 17, 2025, the City Council adopted Ordinance No. 2025-03, which establishes standards and procedures requiring the development of affordable housing in relation to the overall increase in new housing units, as well as the establishment and use of an affordable housing in-lieu fee. 

Planning Commission Public Hearing – On Wednesday, April 9, 2025, the Monrovia Planning Commission conducted a public hearing and recommended that the City Council adopt Ordinance No. 2025 03 (Planning Commission Staff Report). 

Past Meeting Information

June 3, 2025 – Monrovia City Council Public Hearing

• KGEM Video Recording (Start at 45:41 / 1:32:25): Monrovia City Council
• Public Hearing Notice
• PowerPoint Slides: 06-03-2025 City Council Presentation
• City Council Staff Report

April 9, 2025 – Monrovia Planning Commission Public Hearing

• KGEM Video Recording (Start at 19:50 / 1:48:48): Planning Commission
• Public Hearing Notice
• Inclusionary Housing Recommendations
• Planning Commission Staff Report

March 4, 2025 – Monrovia City Council Study Session

• KGEM Video Recording: Monrovia City Council – Special Meeting
• PowerPoint Slides: 03-04-2025 Study Session Presentation
• Supporting Documents:  Revised Draft Inclusionary Housing Ordinance (For Discussion Only), Summary Memo IHO Research (San Gabriel Valley Cities and Developer Feedback), and IHO Recommendations

December 17, 2024 – Monrovia City Council Study Session

• KGEM Video Recording: Monrovia City Council – Special Meeting
• PowerPoint Slides: 12-17-2024 Study Session Presentation
• Supporting Documents:  Inclusionary Housing Community Survey and Draft Inclusionary Housing Ordinance (For Discussion Only)

September 3, 2024 – Monrovia City Council Study Session

• KGEM Video Recording (Start at 44:35 / 1:34:06): Monrovia City Council –Special Meeting
• PowerPoint Slides: 09-03-2024 Study Session Inclusionary Housing Presentation
• Supporting Documents: Inclusionary Financial Evaluation 06-11-2023

For more information, contact Monrovia Planning Division at (626) 932-5565 or planning@monroviaca.gov.

Monrovia is a desirable place for developers to build housing; however, the sales and rents charged for those units have been mostly priced at market rate.  The City has been successful in its efforts to negotiate the inclusion of affordable housing in some of the development projects listed above, but the need to produce more affordable units remains a critical issue.  As such, the Monrovia City Council has directed staff to pursue several strategies aimed at increasing housing production and requiring percentage set aside for new affordable housing units. One important affordable housing strategy that is currently being prepared as an ordinance to present to the City Council is the Density Bonus.

State Density Bonus Law (California Government Code Section 65915) provides developers with incentives to build affordable housing.  If a developer sets aside a certain percentage of affordable units, the developer may request development waivers, concessions, reduced parking standards, and density increases to encourage the development of affordable and senior housing within their projects.

Monrovia has held firm to its vision to achieve a balanced mix of land uses, thereby providing residents with ready access to housing, employment, and commercial services in close proximity to public transit.  This involves supporting growth in targeted areas: around the Metro L Line (Gold) station and along major transportation corridors.  The City has focused its residential planning in these areas because of developer interest and opportunities for high density projects.   

• Station Square Transit Village: In preparation for the Gold Line coming to Monrovia, the City invested nearly $25 million in on-site construction, including the creation of a transit plaza, promenade, and Station Square Park, along with off-site road and traffic improvements to the area.   

Development interest spurred the City to adopt the Station Square Transit Village Planned Development Area to allow for greater housing densities and a mix of uses around the light rail station.  Today, this area is transitioning from a desolate light industrial area to a thriving residential village where the following housing projects that are underway:

• Arroyo at Monrovia Station: a mixed-use project located at 230 West Evergreen Avenue that will feature 324 apartment units, including 17 affordable units.
• Alexan Marmont: a multi-family project located at 1625 South Magnolia Avenue to include 436 apartment units.
• 127 Pomona: a mixed-use project at the northeast corner of Pomona and Primrose Avenues featuring 232 apartment units; 25 of them will be affordable for very low and moderate income households.
• Station Square South: a multi-family project located adjacent to the light rail station to the south featuring 296 apartment units.

• South Myrtle Corridor:  South Myrtle Avenue is the City’s “main street” which proudly displays Monrovia’s “old town” character. The community sought to extend this environment southward by connecting the City’s historic downtown to the Station Square Transit Village with a unique pedestrian-oriented street of mixed use, office, and commercial uses. Due to this location and expressed interest, there are opportunities for additional residential development at high densities.  Recent development projects include:

• Avalon Monrovia: a mixed use project located at 825 South Myrtle features 154 apartment units; 13 of them are reserved for lower-income residents.   
• Paragon at Old Town: a mixed use project located at 700 South Myrtle featuring 163 apartment units.
• 701 S. Myrtle Development Project: a mixed use project located at 701 South Myrtle featuring 204 apartment units; 20 of them are reserved for low-income residents.