Planning commission continues viewshed preservation overlay ordinance to Aug. 5 after public comment

On June 17, 2025, the Montebello Planning Commission opened public testimony and discussed a city-initiated zoning code amendment to add Chapter 17.41 (Viewshed Preservation Overlay) to the Montebello Municipal Code. After commissioner questions and three public speakers, the commission unanimously voted to continue the item to the first meeting in August (August 5, 2025) so staff can revise the draft ordinance and prepare outreach materials.

Planning staff described the proposed overlay as a tool to protect scenic public and private views of natural features, ridgelines, skylines, and culturally or visually important landmarks. The overlay would establish development standards that require review of new construction, additions or fence/landscape changes that could block protected view corridors. Where applicable, staff said applicants may be required to submit a visual impact analysis and incorporate mitigating measures such as setbacks or architectural treatments to reduce visual impacts.

Staff said the proposal is a city-initiated amendment (Case PC2025-006-ZCA) and recommended the planning commission forward a recommendation to city council. Staff cited CEQA exemptions: the common-sense exemption (CEQA Guideline §15061) and §15303 for small new construction when applicable. The public hearing notice was published in the Whittier Daily News on June 5, 2025. Staff also told commissioners the Planning Department will host outreach at Summer Street Fest on July 26 and schedule additional pop-up events; staff committed to prepare a fact sheet to accompany the revised draft.

Three members of the public spoke in favor of the overlay while raising concerns about implementation details. Reiko Shibasaki (comment read by Alexandra Briceno) and resident Edmund Bellos said preserving long-standing scenic views—cited examples include views toward Palos Verdes and Catalina Island—was important. Alexandra Briceno (a former planning commissioner and former chair) described a personal experience in which a vinyl fence installed by a neighbor blocked an important scenic view and urged the commission to include clear, reasonably objective tests (for example, a percent-of-view threshold or a visual “frame” approach) and a guidance document for residents and applicants.

Commissioners and staff discussed several implementation points that staff agreed to address in revisions: how the viewshed map may change over time; the process for appeals and variances (staff said director-level exceptions would be appealable to the planning commission; development plan reviews and variance findings would come to the planning commission and be appealable to city council); enforcement (staff said enforcement will be complaint-driven, not proactive, because of staffing limitations); treatment of existing nonconforming structures (nonconforming status likely preserved if no rebuilding occurs); and exclusions (staff confirmed city-owned trees would be treated separately). Commissioners asked staff to strengthen definitions (for example, “reflective,” “harm,” and material/finish definitions), consider a guidance document or checklist for applicants, and clarify the timeframe and limits for public outreach and appeals.

After discussion, Chair Medina moved to continue the draft ordinance (PC2025-006-ZCA) to the August 5, 2025 planning commission meeting so staff can incorporate the requested clarifications and prepare outreach materials; the motion passed 5-0. Staff said it will return with a revised draft, a fact sheet, and outreach notes.