Summary
Montebello's zoning code currently doesn't allow mixed-use (housing over shops) in commercial zones. This package would change that along Beverly, Montebello, Whittier, Washington, and Garfield corridors, require at least 50% residential space in mixed-use buildings, and fast-track projects with 20% affordable units. The City Council makes the final decision.
At a glance
- Total mentions
- 7
- Last 30 days
- 0
Last discussed May 13, 2026.
Impact analysis
Streamlined approvals could lower costs for housing developers, especially affordable projects, though no direct city cost was cited.
Residents seeking more housing options, affordable-housing developers, and property owners along commercial corridors.
None identified in the record; staff noted the changes do not affect existing single-family residential areas.
Mentions & discussions (7)
City Council - May 13, 2026
Montebello just rewrote big chunks of its zoning code — mixed-use standards, objective design standards, site plan review rules, and rezonings — to comply with state housing law. Residents raised concerns about green space like Bicknell Park being rezoned and want it restored in the next housing cycle.
City Council - Apr 22, 2026
The council had to rezone land near the Montebello Country Club/golf course to stay compliant with state housing law or risk the builder's remedy, which would let developers build anything anywhere. Residents overwhelmingly opposed housing on the green space; the council added covenants, killed the old RFP, and promised a community visioning process and work to shift units to other sites in the 7th cycle.
City Council - Mar 25, 2026
The state requires Montebello to zone for 5,186 housing units, and the golf course parcels were part of that plan. Residents packed the chamber opposing development of the city's last big green space, and the council removed those parcels from the rezoning — risking state penalties but answering the community.
City Council - Mar 11, 2026
The zoning package implements the state-mandated housing element, allowing higher density along major corridors — including near the golf course. Residents worried about losing green space, SB 79's effects, and poor notice to businesses; the council tabled it to March 25 despite a state deadline.
City Council - Feb 25, 2026
The city just rewrote big chunks of its zoning code and rezoned about 270 parcels to match the 2040 General Plan and state housing law. New mixed-use standards along commercial corridors, objective design standards, and a fast track for projects with 20% affordable housing. Existing businesses that become nonconforming can keep operating, but if they shut down for more than six months they can't come back.
Planning Commission - Feb 10, 2026
Montebello's zoning code currently doesn't allow mixed-use (housing over shops) in commercial zones. This package would change that along Beverly, Montebello, Whittier, Washington, and Garfield corridors, require at least 50% residential space in mixed-use buildings, and fast-track projects with 20% affordable units. The City Council makes the final decision.
Planning Commission - Jan 20, 2026
Staff announced a special Planning Commission meeting on February 10 to present the city's comprehensive rezoning ordinance — the first real zoning overhaul since the zoning map was drawn in 2014 and the code tied to a 1973-era General Plan. It's meant to bring zoning in line with the current General Plan and streamline development review.
Related development
Title 17 zoning amendments and citywide rezonings (Ordinances 2487-2490)
Could bring new housing — including affordable units — mixed with retail along Montebello's main corridors, with faster approvals for qualifying projects and no changes to single-family neighborhoods.
Zoning Ordinance Package Nos. 2487-2490 (Montebello 2040 General Plan / Housing Element implementation)
Opens corridors like Garfield, Washington, Beverly, and Whittier to potentially denser housing, with particular sensitivity around the golf course/Quiet Cannon site.
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