Planning commission recommends tract map for 14 condos at 1232 South Mayflower, grants minor recreation‑space exception

The Monrovia Planning Commission on May 13 voted to recommend city council approval of a tentative tract map and a minor exception for a proposed 14‑unit condominium project at 1232 South Mayflower Avenue.

Staff presented the proposal as a tentative tract map (TTM2026‑001, track map 85113) to subdivide a single parcel into airspace condominium units for a three‑story, 14‑unit residential project. Staff said the site is zoned RH (residential high density), is just over 23,000 square feet and currently contains five residential units proposed for demolition. The applicant also sought a minor exception to substitute additional common recreation space for part of the required private yard area, which staff said would reduce the private yard requirement by roughly 200 square feet in total while providing about 2,700 square feet of common recreation space and amenities such as a barbecue and gazebo.

Staff and the Development Review Committee recommended approval. The staff report noted that the city removed the conditional‑use requirement for multifamily development by ordinance in 2024 (Ordinance 2024‑01) and cited state law (AB 2097; Gov. Code § 65863.2) that prevents local agencies from imposing minimum automobile parking requirements for projects within a half‑mile of a major transit stop. Staff also said the applicant is voluntarily providing two‑car garages for each unit though guest parking is not required.

During public comment, a resident identified as Patrick, who lives at 1304 South Mayflower, asked whether hazardous‑materials testing had been done and requested reports on asbestos and lead paint, saying demolition could send contaminants into nearby homes. He also raised concerns about whether existing retaining walls would be repaired and whether parking would be sufficient. Patrick asked, "Has there been any evaluation if there's any asbestos in there, lead paint?" The applicant, Todd Bowden, responded that asbestos testing had been completed on all five buildings, that asbestos was found, and that "we will be going in with a certified abatement company, removing all the asbestos... and the buildings will be certified clear before we demolish them." He also said no lead‑based paint was detected based on recent interior updates.

On questions from commissioners about parking, staff reiterated that because the property sits within a half‑mile of a metro station the city cannot require minimum parking per Gov. Code § 65863.2; staff noted the applicant nonetheless proposes two‑car garages for each unit. Staff flagged conditions of approval including a decorative block wall around the property, landscape and CC&Rs review prior to issuance, and private yard enclosures with a 5‑ to 6‑foot wall or fence. The DRC had unanimously recommended approval at its April 15 meeting and staff reported one adjacent resident had requested coordination on construction timing and driveway access; staff said follow up occurred after the DRC meeting.

A commissioner moved to recommend approval to the city council of TTM2026‑001 (track map 85113) and Minor Exception ME2026‑005 as presented in the staff report. The commission approved the motion by unanimous roll call. Staff said the recommendation is scheduled for city council consideration on June 16 and read the appeal instructions; planning commission decisions may be appealed to city council in writing within 10 days with a fee.

The recommendation now goes to the city council; staff will provide written responses to the resident comments and the council will consider the tract map and the minor exception on the date announced.