Planning commission recommends viewshed preservation overlay to City Council

The Montebello Planning Commission voted to recommend that the City Council adopt a zoning-code amendment adding Chapter 17.41, a viewshed preservation overlay intended to protect public and private views of natural features and culturally important landmarks.

The recommendation, approved by roll call, asks the City Council to adopt Resolution No. 08-25 and to add the viewshed-overlay map and implementing standards to Chapter 17 of the Montebello Municipal Code. Staff presented the item as a city-initiated amendment intended to preserve hillside and ridge-line vistas, skyline views, city lights and other locally valued views.

Planning staff member Emily Fernandez told commissioners the proposal is a continuation of the June 17 meeting and that the overlay “is a city-initiated zoning code amendment to amend chapter 17 of the Montebello Municipal Code to add chapter 17.41, viewshed preservation, to protect and preserve significant public and private views.” Fernandez said the overlay would identify protected view corridors and establish standards that could require a visual impact analysis for proposals that may obstruct those views.

The ordinance, as described by staff, would apply to privately owned vegetation and structures; city-owned trees and infrastructure would be exempt. Enforcement would be primarily complaint-driven and handled on a case-by-case basis by code enforcement, with escalation options for uncorrected violations. Staff said the director’s determination process would allow exemptions for “unique situations.”

The draft ordinance includes specific thresholds for review: staff proposed a 3-foot maximum for solid front-yard walls, fences or hedges before a visual-impact analysis is required; non-view-obscuring materials would be allowed up to 6 feet. Staff said full replacements of nonconforming features may be required to comply with the viewshed provisions, and that professional viewshed analyses may be required when staff determines a proposed project could obstruct valued views.

Members of the public spoke in support during the hearing, citing property values, fire risk and pest concerns. Felipe Acuna told the commission, “Overgrowth vegetation can lead to a variety of problems including, but not limited to, pest infestation, fire hazards, structural damage, [and] health issues.” Other commenters said views were a major selling point for homes in Montebello Hills and urged the commission to protect them.

Staff reported outreach at the city’s downtown street fest on July 26, where the planning department collected 184 community surveys. According to staff, about 70% of respondents said they were unaware of the proposed ordinance before the outreach; 80% said preserving views is “very important,” and 89% said they would support development restrictions intended to protect views. Staff also noted commonly cited locations: hillsides near State Route 60, Bluff Road and public parks.

Staff recommended the commission adopt Resolution No. 08-25 and find the item exempt from CEQA under the common-sense exemption (CEQA Guidelines section 15061(b)(3)) and under CEQA Guidelines section 15303 (conversion or construction of small structures), and the commission voted to approve the recommendation. The vote was recorded with Commissioners Lopez and Morales and Vice Chairperson Lomeli and Chairperson Medina voting “aye.” The motion passed.

The ordinance will next go to the City Council for consideration; staff said a pop-up outreach event is planned before council consideration.