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Montebello council advances zoning overhaul to implement Montebello 2040 and streamline mixed‑use housing
Summary
On Feb. 25 the Montebello City Council voted unanimously to introduce and waive first reading of four ordinances amending Title 17 to add mixed‑use development standards, objective design rules, raised site‑plan thresholds, and a zoning map rezoning of about 270 parcels to align with the Montebello 2040 General Plan and the city’s sixth‑cycle housing element.
Montebello’s City Council on Feb. 25 moved to amend the city’s zoning code to implement goals in the Montebello 2040 General Plan and the sixth‑cycle housing element, voting unanimously to introduce and waive first reading of four ordinances and adopt a companion zoning map resolution.
Planning staff told the council the package creates new mixed‑use development standards for C1 and C2 commercial zones, establishes objective design standards for multifamily and mixed‑use developments (new chapter 17.21), raises thresholds for site‑plan review and rezones about 270 parcels to match the General Plan. “All new mixed use projects are required to dedicate at least 50% of the total building square footage to residential use,” planning staff said, describing measures intended to increase housing supply near transit corridors.
The package includes an inclusionary incentive that would streamline review for projects that reserve at least 20% of units for lower‑income households; such qualifying projects may be eligible for administrative review if no zone change or general plan amendment is required. Staff also proposed raising site‑plan review thresholds so residential projects require planning commission review at 10 or more units instead of three, and commercial or industrial projects would move from a 5,000‑square‑foot threshold to 25,000 square feet. Staff said the draft includes an open‑space requirement of at least 15% of lot area with a minimum dimension of 20 by 20 feet.
Planning staff noted the package aligns with state housing law and the city’s housing element, which the council adopted in June 2022 and which HCD certified in July 2022. The planning commission held a duly noticed hearing on Feb. 10, 2026 and voted unanimously to recommend adoption of the ordinances and the map changes. Staff also said the proposed changes fall within the scope of a final environmental impact report certified with the General Plan on April 10, 2024.
Council members raised questions about how existing businesses would be treated if rezoning renders uses nonconforming; staff explained existing uses could continue but if a use ceased for more than six months, it would not be allowed to return if not permitted in the new zoning. After discussion about affordability incentives and open‑space provisions, Councilmember Peralta moved and Councilmember Romero seconded the motion to introduce and waive first reading of the ordinances (numbers listed in staff materials) and adopt the zoning map resolution; the council voted unanimously to approve the motion.
The action advances the ordinances to their next procedural step after introduction and waiver of first reading; staff said rezoning would affect roughly 270 parcels and that affected property owners would be notified through the standard public process.
The ordinances and the zoning map resolution were introduced and will return to the council per the standard code process for formal adoption and subsequent implementation.
