Planning commission recommends zoning-code updates to encourage mixed-use projects along Montebello corridors

The Montebello Planning Commission voted to recommend a set of zoning-code changes intended to encourage mixed-use development and streamline review for qualifying housing projects.

Assistant Planner Emily Fernandez told the commission the city-initiated package would amend Title 17 of the Montebello Municipal Code to establish mixed-use standards for the C-1 and C-2 commercial districts, create a new Chapter 17.21 with objective measurable design standards for residential and mixed-use projects, update site-plan review thresholds, and amend the zoning map to align roughly 270 parcels with the Montebello 2040 general plan and the city’s sixth-cycle housing element. "The proposed text amendments ... are intended to implement the goals and policies of the city's general plan and housing element in accordance with state housing law," Fernandez said.

Under the recommended changes, mixed-use projects in the targeted commercial zones would be required to dedicate at least 50% of total building square footage to residential uses. Projects that reserve at least 20% of residential units for lower-income households could qualify for administrative (ministerial) review, the staff presentation said. "Projects eligible for this exemption would still be required to comply with all applicable zoning, design and development standards," staff emphasized.

Planner Grace Hayashi described adjustments to site-plan review thresholds that would reduce discretionary review of smaller projects: the residential threshold for site-plan review would be raised so that review is required for projects of 10 or more dwelling units (previously it applied at 3 or more), and the commercial/industrial threshold would be raised to 25,000 square feet (from 5,000). Staff also proposed removing language that allowed multiple discretionary entitlements to be combined in a single application and adding an exemption allowing qualifying mixed-use or residential projects with at least 20% affordable units to be reviewed ministerially.

Staff told the commission the amendments fall within the scope of the Montebello 2040 final Environmental Impact Report (certified April 10, 2024) and cited CEQA guidance indicating no further environmental review is required under the stated circumstances. Staff recommended adoption of Resolution O-02-26 to forward the recommendations to the City Council and to introduce Ordinance Nos. 2487, 2488, 2489 and 2490 (project and file numbers listed in the staff report).

Commissioners praised the staff work and emphasized the changes focus on key commercial corridors — including Montebello Boulevard, Beverly Boulevard, Whittier Boulevard, Washington Boulevard and Garfield Avenue — rather than single-family neighborhoods. One commissioner said the update "will promote the right type of development that our city could benefit from, but also not hurt it in ways that would change our way of life." Staff clarified the proposal does not target the city’s manufacturing (M/M) zones.

No public comments were received during the hearing. An unidentified commissioner moved to approve the package of Title 17 amendments, and another commissioner seconded. The commission voted by roll call (Commissioners Lopez, Cuevas and Morales and Chair Medina voting aye) to adopt the resolution recommending the City Council introduce and adopt the proposed ordinances.

Votes at a glance: the commission recommended the City Council introduce and adopt Ordinance No. 2487 (PC-2026-0013 TCA), Ordinance No. 2488 (PC-2026-0014 TCA), Ordinance No. 2489 (PC-2026-0015 TCA), and Ordinance No. 2490 (PC-2026-0016 ZC). The motion passed by roll call vote.

Next steps: the commission’s action forwards the staff recommendations to the City Council for formal introduction and consideration; staff noted some parcels may still require future general-plan designation amendments or rezoning work if inconsistencies remain after the current map update.