Agenda packet — Montebello City Council, June 22, 2022 (part 1 of 8)

CITY OF MONTEBELLO

REGULAR CITY COUNCIL MEETING AGENDA
WEDNESDAY, JUNE 22, 2022 AT 5:00 P.M.

CITY HALL COUNCIL CHAMBERS
1600 WEST BEVERLY BOULEVARD

MONTEBELLO, CALIFORNIA

CITY COUNCIL
Kimberly A. Cobos-Cawthorne, Mayor
Angie M. Jimenez, Mayor Pro Tem
Scarlet Peralta, Councilmember
Salvador Melendez, Councilmember
David N. Torres, Councilmember

CITY MANAGER CITY TREASURER CITY ATTORNEY
René Bobadilla, City Manager Rafael Gutierrez Arnold M. Alvarez-Glasman

CITY CLERK
Christopher Jimenez

DEPARTMENT HEADS
Assistant City Manager Arlene Salazar
Fire Chief Fernando Pelaez
Police Chief Paul Espinosa
Director of Finance Michael Solorza
Director of Human Resources Nicholas Razo
Director of Planning/Community Development Joseph Palombi Director of Public Works James Enriquez
Director of Recreation and Community Services David Sosnowski Director of Transportation Lupita Ibarra

AMENDED AGENDA
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NOTICES
COVID-19 NOTICE: The City Council rescinded the Declaration of the Local Emergency and the continuation of teleconferencing open meetings pursuant to AB 361 by adopting Resolution No. 22-21 on Wednesday, April 13, 2022. This City Council Meeting will be held in person and will meet at City Hall – City Council Chambers, 1600 West Beverly Boulevard, Montebello, California. The meeting will be live streamed and can be watched on the City’s website at: https://www.cityofmontebello.com/government/live-streaming.html, and may also be viewed on Spectrum Public Access Channel 3 for all Spectrum cable subscribers.

AMERICANS WITH DISABILITIES ACT: In compliance with the Americans with Disabilities Act (ADA) any person with a disability who requires special accommodations in order to participate in a meeting should contact the Administration Office at (323) 887-1437 Monday-Thursday from 7:30 a.m.-5:30 p.m. Please call 48 hours prior to the meeting to ensure that reasonable arrangements can be made to provide accessibility to this meeting (28 CFR 35.102-35.104 ADA Title II 1203). If you require translation services, please contact the City Clerk’s office 72 hours before this meeting. Si necesita servicios de traducción, comuníquese con la Oficina del Secretario Municipal 72 horas antes de esta reunión. 如果您需要翻译服务，请在会议前 72 小时联系市书记员办公室 RULES OF DECORUM:

As Established by Ordinance 2443, adopted on October 27, 2021: Signs, placards, banners, horns, noise-making devices, or other similar items shall not be permitted in the audience during a Public Meeting if the presence of such item disturbs, disrupts or otherwise impedes the orderly conduct of the meeting. All persons attending a public meeting shall remain seated in the seats provided, unless addressing the body at the podium or entering or leaving the meeting. No member of the audience shall willfully interrupt the orderly conduct at the meeting, this includes clapping or otherwise speaking from their seats. The presiding officer shall direct the removal of any individual whose willful interruption renders infeasible the orderly conduct of the meeting. In the event the removal of the individual or individuals willfully interrupting the meeting does not restore order, the presiding officer may order the meeting room cleared and continue in session. Speakers shall not engage in willful conduct which interrupts the meeting or interferes with the orderly conduct of the meeting. Any person who becomes boisterous while addressing the Council or who otherwise disrupts the orderly conduct of the Council’s business shall be subject to removal from the Chambers after being admonished by the presiding officer.

PUBLIC COMMENTS:

In-Person: For those interested in participating during the Public Comment period(s) or public testimony period for Public Hearings of the City Council meetings, you may address the City Council in person the day of the meeting. Speakers will be required to fill out a speaker card provided at the door and turn it into the Deputy City Clerk prior to each Public Comment announcement period. Staff will number and call each speaker card in the order received. Closed Session begins at 5:00 p.m. and Regular Session begins no later than 6:00 p.m.

Via Email: The public may also submit emailed comments via the City’s email address:
[email protected], up until the day of the meeting, Wednesday, June 22, 2022 by 3:00 p.m. These comments will be submitted to all members of the City Council and may not be read aloud but will be entered into the record of the proceedings to the extent they relate to matters listed on the posted agenda or otherwise address matters/issues within the subject matter jurisdiction of the City Council. Any requests to provide public comment which is submitted after the deadlines indicated above will not be submitted to the City Council, with the exception of non-agenda written item comments which will be held over for the next regularly scheduled meeting.

AGENDA MATERIALS: The agenda and/or agenda packet are available for public inspection at City’s website at:
https://www.cityofmontebello.com/council-agendas.html. The agenda cover sheets may also be emailed upon request.

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IN CONSIDERATION OF OTHERS, PLEASE TURN OFF, OR MUTE, ALL CELL PHONES AND PAGERS

THANK YOU FOR YOUR COOPERATION

OPENING CEREMONIES

CALL TO ORDER

ROLL CALL

PUBLIC COMMENTS FOR CLOSED SESSION ITEMS
At this time, the general public may address the City Council on Closed Session Items. Please be aware that the maximum time allotted for members of the public to speak on Closed Session Items shall not exceed three (3) minutes per person. State Law prohibits the City Council from taking action or entertaining extended discussion on a topic not listed on the agenda. Please show courtesy to others and direct all of your comments to the Mayor.

CLOSED SESSION – 5:00 P.M.

The City Attorney shall provide a briefing on the item listed for Closed Session as follows:

1. THREAT TO PUBLIC SERVICES OR FACILITIES
Government Code Section 54957
Consultation with City Manager, Police Chief, City Attorney and other related City officials.

2. CONFERENCE WITH LEGAL COUNSEL – ANTICIPATED LITIGATION Government Code Section 54956.9(d)(2)
One matter related to SB 1383 Compliance

3. CONFERENCE WITH REAL PROPERTY NEGOTIATORS
Government Code Section 54956.8
Property: 701 Whittier Blvd, Montebello CA
Agency’s Negotiator: René Bobadilla, City Manager
Negotiating Party: Jimmy’s Property
Under Negotiation: Price and Terms

4. CONFERENCE WITH LEGAL COUNSEL – EXISTING LITIGATION
Government Code Section 54956.9(d)(1)
D. Mora v. City of Montebello
Los Angeles Superior Court Case No. 20STCV13282

5. PUBLIC EMPLOYEE PERFORMANCE EVALUATION
Government Code Section 54957
Title: City Manager René Bobadilla
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REGULAR SESSION – NO LATER THAN 6:00 P.M.

CLOSED SESSION REPORT

INVOCATION

PLEDGE OF ALLEGIANCE
CORRECTIONS TO THE AGENDA – CITY MANAGER

CEREMONIAL/PRESENTATIONS

6. RECOGNITION OF CITIZEN OF THE MONTH – OLIVER JIMENEZ

7. RECOGNITION OF GARY MENDIBLES – WORK ON TINY HOMES PROJECT

8. RECOGNITION OF PARKS AND RECREATION MONTH

9. RECOGNITION OF JUVENILE ARTHRITIS AWARENESS MONTH

10. EASTSIDE PHASE II – PRESENTED BY JENNY CRISTALES-CEVALLOS, LA METRO

11. CODE ENFORCEMENT UPDATE

12. NEW CITY WEBSITE REVEAL

13. CAPITAL IMPROVEMENT PROGRAM UPDATE – STREET PAVEMENT PUBLIC COMMENTS ON NON-AGENDA AND AGENDA ITEMS (30 MINUTES) At this time, the general public may address the City Council on both non-agenda and agenda items.

Please be aware that the maximum time allotted for members of the public to speak shall not exceed three (3) minutes per speaker. State Law prohibits the City Council from taking action or entertaining extended discussion on a topic not listed on the agenda. Please show courtesy to others and direct all of your comments to the Mayor.

STAFF COMMUNICATIONS ON ITEMS OF COMMUNITY INTEREST

PUBLIC HEARING

14. ADOPT RESOLUTION NO. 22-48, PUBLIC HEARING CONFIRMING THE FY 2022–2023 ENGINEER’S REPORT FOR THE ANNUAL NATASHA LANE LANDSCAPE ASSESSMENT DISTRICT NO. 2005-1 AND LEVYING SUCH ASSESSMENTS
RECOMMENDATION: It is recommended that the City Council:

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1) Conduct a Public Hearing and Consider Adopting Resolution No. 22-48 (Attachment A) Confirming the FY 2022-2023 Engineer’s Report (Attachment B) for the Annual Natasha Lane Landscape Assessment District No. 2005-1; and
2) Authorize the Levying of the FY 2022-2023 Assessments; and 3) Take such additional, related, action that may be desirable.

15. ADOPT RESOLUTION NO. 22-49, PUBLIC HEARING CONFIRMING THE FY 2022–2023 ENGINEER’S REPORT FOR THE ANNUAL NATASHA LANE SEWER AND STORM WATER PUMP ASSESSMENT DISTRICT NO. 2005-2 AND LEVYING SUCH ASSESSMENTS RECOMMENDATION: It is recommended that the City Council:
1) Conduct a Public Hearing and Consider Adopting Resolution No. 22-49 (Attachment A) Confirming the FY 2022-2023 Engineer’s Report (Attachment B) for the Annual Natasha Lane Sewer and Storm Water Pump Assessment District No. 2005-2; and 2) Authorize the Levying of the FY 2022-2023 Assessments; and 3) Take such additional, related, action that may be desirable.

16. ADOPT INTERIM URGENCY ORDINANCE NO. 2450 ESTABLISHING A 45-DAY MORATORIUM

ON THE ESTABLISHMENT, EXPANSION, OR MODIFICATION OF WAREHOUSES,

DISTRIBUTION PLANTS, TRUCK STORAGE FACILITIES AND RELATED USES WITHIN THE CITY

OF MONTEBELLO
RECOMMENDATION: It is recommended that the City Council:
1) Adopt interim Urgency Ordinance No. 2450 establishing a 45-day moratorium on the establishment, expansion, or modification of warehouses, distribution plants, truck storage facilities and related uses that are located within the City of Montebello; and 2) Take such additional and/or related, action that may be desirable.

17. ADOPT RESOLUTION NO. 22-52 APPROVING THE HOUSING ELEMENT UPDATE FOR THE 2021-2029 PLANNING PERIOD (6TH CYCLE REGIONAL HOUSING NEEDS ALLOCATION) RECOMMENDATION: It is recommended that the City Council:
1) Adopt the Negative Declaration prepared in connection with the Housing Element Update (2021-2029) in accordance with the California Environmental Quality Act (“CEQA”); and
2) Approve the Housing Element Update (dated June 13, 2022 for the 2021-2029 planning period) pursuant to Resolution No. 2022-52; and
3) Take such additional and/or related, action that may be desirable.

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18. ADOPT RESOLUTION NO. 22-51, PUBLIC HEARING ESTABLISHING THE RESIDENTIAL SOLID

WASTE COLLECTION AND RECYCLING CHARGES ANNUAL RATE ADJUSTMENT RECOMMENDATION: It is recommended that the City Council:
1) Conduct a Public Hearing and consider adopting the attached Resolution No. 22-51 establishing the updated residential solid waste collection and recycling rate for Fiscal Year 2022-23 (Attachment A) per the 2020 settlement agreement between Arakelian Enterprises (dba Athens Services) and the City of Montebello; and 2) Direct staff to forward the Resolution to the Los Angeles County Auditor-Controller to place the revised charges on the property tax rolls

REGULAR BUSINESS

19. APPROVE ASSEMBLY BILL (AB) 481 – MILITARY USE POLICY APPROVAL (“POLICY”) RECOMMENDATION: It is recommended that the City Council:
1) Approve the attached Military Use Policy and provide direction to the Montebello Police Department (“MPD”) to introduce, after the Policy has been posted on the MPD’s website for at least thirty (30) days, an Ordinance to adopt the Policy; and 2) Take such additional, related, action that may be desirable.

20. ADOPT RESOLUTIONS FOR THE CONDUCT OF THE GENERAL MUNICIPAL ELECTION FOR NOVEMBER 8, 2022
RECOMMENDATION: It is recommended that the City Council:
1) Approve Resolution No. 22-55 calling for the holding of a General Municipal Election to be held on Tuesday, November 8, 2022, for the election of certain officers as required by the provisions of the laws of the State of California relating to General Law Cities; and 2) Approve Resolution No. 22-56 requesting the Board of Supervisors of the County of Los Angeles to render full services to the City relating to the conduct of a General Municipal Election to be held on Tuesday, November 8, 2022; and
3) Approve Resolution No. 22-57 requesting the Board of Supervisors of the County of Los Angeles to consolidate a General Municipal Election to be held on Tuesday, November 8, 2022 with other Los Angeles County and State of California elections to be held on the date pursuant to § 10403 of the Elections Code; and
4) Approve Resolution No. 22-58 adopting regulations for candidates for elective office pertaining to candidate statements submitted to the voters at an election to be held on Tuesday, November 8, 2022; and
5) Approve Resolution No. 22-59 providing for a procedure for determining by lot a tie among candidates at the November 8, 2022 General Municipal Election in accordance with Elections Code Section 15651.

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CONSENT CALENDAR
All matters listed under the Consent Calendar are considered to be routine. Any items a Councilmember wishes to discuss should be designated at this time. All other items may be approved in a single motion. Such approval will also waive the reading of any ordinance.

21. SECOND READING AND ADOPT ORDINANCE NO. 2451 AMENDING THE MONTEBELLO

MUNICIPAL CODE TO DESIGNATE CITY COUNCIL SEATS THAT WILL BE PLACED ON THE BALLOT IN THE NOVEMBER 2022 ELECTION AND TO RETAIN THE TWO (2) AT-LARGE

COUNCIL SEATS CURRENTLY IN PLACE THUS EXPANDING THE CITY COUNCIL COMPOSITION TO SEVEN (7) MEMBERS ON A TEMPORARY BASIS
RECOMMENDATION: It is recommended that the City Council:
1) Waive the Second Reading adopt Ordinance No. 2451 (Attachment A) to designate City Council seats that will be placed on the ballot in the November 2022 election and to retain the two (2) at-large Council seats currently in place thus expanding the City Council composition to seven (7) members on a temporary basis; and 2) Take such additional, related, action that may be desirable.

22. NOTICE INVITING BIDS – ANNUAL SLURRY SEAL PROJECT, FISCAL YEAR 2022-23 – C.P. # 892 RECOMMENDATION: It is recommended that the City Council:
1) Approve the Plans, Specifications, and Estimate (PS&E) for the Slurry Seal Project, FY 2022-23 (C.P. #892); and
2) Authorize the City Clerk to publish the Notice Inviting Bids (Attachment A); and 3) Approve the Notice of Exemption (Attachment B) for the subject project and authorize the City Clerk to file the Notice of Exemption with Los Angeles Registrar-Recorder; and 4) Take such additional, related, action that may be desirable.

23. APPROVE MASTER RETAINER AGREEMENTS NO.’S 3998, 3999, 4000 FOR ON-CALL ARCHITECTURAL AND ENGINEERING DESIGN SERVICES IN RESPONSE TO RFP NO. 22-8 RECOMMENDATION: It is recommended that the City Council:
1) Authorize the City Manager to execute Master Retainer Agreements for On-Call Construction Management and Inspection Services with the following Consultants: A) Transtech Engineers, Inc. No. 3998; B) Mark Thomas & Company, Inc. No. 3999; and C) KOA Corporation No. 4000; and
2) Take such additional, related, actions that may be desirable.

24. ADOPT RESOLUTION NO. 22-50 APPROVING THE LIST OF PROJECTS FOR FISCAL YEAR 2022- 23 FUNDED BY SENATE BILL 1 – THE ROAD REPAIR AND ACCOUNTABILITY ACT OF 2017 RECOMMENDATION: It is recommended that the City Council:

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1) Adopt Resolution No. 22-50 Approving the List of Projects for Fiscal Year 2022-23 Funded by Senate Bill 1 – The Road Repair and Accountability Act of 2017; and 2) Take such additional, related, action that may be desirable.

25. APPROVE REFUND OF FEDERAL TRANSPORTATION GRANT FUNDS TO THE CALIFORNIA DEPARTMENT OF TRANSPORTATION IN THE AMOUNT OF $428,623
RECOMMENDATION: It is recommended that the City Council:
1) Approve a refund payment to the California Department of Transportation (Caltrans) in the amount of $428,623 for Federal transportation grant fund expenses deemed disallowed in the November 2020 Incurred Cost Audit; and 2) Amend the Fiscal Year 2021-22 adopted budget by increasing appropriations by $428,623 in Account No. 100-30-330-7050 (General Fund, Public Works, Engineering, Miscellaneous Expense); and
3) Take such additional, related, action that may be desirable.

26. ADOPT RESOLUTION NO. 22-54 AUTHORIZING THE WAIVING OF FACILITY RENTAL FEES FOR

SENIOR CLUBS AT THE MONTEBELLO SENIOR CENTER
RECOMMENDATION: It is recommended that the City Council:
1) Adopt a Resolution authorizing the Waiving of facility rental fees for senior clubs at the Montebello Senior Center; and
2) Take such additional, related, action that may be desirable.

27. APPROVE SUBMISSION OF APPLICATION FOR THE LOS ANGELES COUNTY MEASURE B GRANT 2022
RECOMMENDATION: It is recommended that the City Council:
1) Approve the submission of a grant application for the Los Angeles County Department of Health Services, Emergency Medical Services (EMS) Agency, Measure B Grants Program; and
2) Take such additional, related, action that may be desirable.

28. APPROVE ISSUING AN UNARMED TRANSIT SECURITY GUARD SERVICES REQUEST FOR PROPOSAL, NO. 22-7
RECOMMENDATION: It is recommended that the City Council:
1) Approve issuing an Unarmed Transit Security Guard Services Request for Proposal, No. 22-7 (RFP No. 22-7); and
2) Take such additional, related, action that may be desirable.

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29. APPROVE AMENDMENT NO. 1 TO PROFESSIONAL SERVICES AGREEMENT NO. 3941 WITH

VECTIS DC LLC, TO PROVIDE COMPREHENSIVE FEDERAL GOVERNMENT RELATIONS TO SEEK

AVAILABLE ANNUAL FEDERAL FUNDING
RECOMMENDATION: It is recommended that the City Council:
1) Approve Amendment No. 1 to Professional Services Agreement No. 3941 (Agreement No. 3941) with Vectis DC LLC (Vectis DC), to provide comprehensive federal government relations to seek available annual federal funding, for an annual total not-to-exceed amount of $84,000, for an additional one-year (1-year) term with the option for renewal of up to three (3) additional one-year (1-year) terms; and 2) Authorize the City Manager and/or his designee to execute Amendment No. 1 on behalf of the City of Montebello (City); and
3) Take such additional, related, action that may be desirable.

30. ADOPT RESOLUTION NO. 22-42 APPROVING MONTEBELLO BUS LINES’ FISCAL YEAR 2022- 2023 FREE FARE SCHEDULE
RECOMMENDATION: It is recommended that the City Council:
1) Adopt Resolution No. 22-42 approving Montebello Bus Lines’ (MBL) Fiscal Year (FY) 2022- 2023 Free Fare Schedule; and
2) Take such additional, related, action that may be desirable.

31. APPROVE A CHANGE ORDER TO INCREASE THE AMOUNT FOR THE BLANKET PURCHASE

ORDER ESTABLISHED WITH CUMMINS PACIFIC LLC TO PURCHASE MAINTENANCE-RELATED

BUS PARTS
RECOMMENDATION: It is recommended that the City Council:
1) Approve a change order to increase the total not-to-exceed amount, from $30,000 to $38,000, for the blanket purchase order (PO) established with Cummins Pacific LLC (Cummins), to purchase maintenance-related bus parts, for Fiscal Year (FY) 2021-2022; and
2) Take such additional, related, action that may be desirable.

32. AWARD PROFESSIONAL SERVICE AGREEMENT NO. 4001 WITH ALLTECH INDUSTRIES INC.

FOR CROSSING GUARD SERVICES
RECOMMENDATION: It is recommended that the City Council:
1) Award Professional Services Agreement to Alltech Industries Inc. for Crossing Guard Services; and
2) Authorize the City Manager to execute an Agreement on behalf of the City; and 3) Take such additional, related, action that may be desirable.

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33. APPROVE ANNUAL BLANKET PURCHASE ORDERS FOR FISCAL YEAR 2022-23 RECOMMENDATION: It is recommended that the City Council:
1) Authorize issuing a Blanket Purchase Orders/purchasing authorization amounts to various vendors for purchasing during FY 2022-23; and
2) Authorize City Manager to approve up to an additional $25,000 in expenditures to each vendor, if necessary, during the same fiscal year; and
3) Take such additional, related, action that may be desirable.

34. APPROVE EMERGENCY PURCHASE AUTHORIZATION – ULINE, INC.

RECOMMENDATION: It is recommended that the City Council:
1) Approve an emergency purchase request for items from ULine, Inc. in the amount of $36,010.22.

35. AUTHORIZE THE PAYMENT OF INVOICES FROM MONTEBELLO TIRE PROS AND INCREASE

EXISTING PURCHASE ORDERS WITH CHEVY OF MONTEBELLO AND FORD OF MONTEBELLO RECOMMENDATION: It is recommended that the City Council:
1) Authorize the payment of invoices from Montebello Tire Pros in the amount of $28,602; and
2) Authorize the City Manager to approve up to an additional $15,000 for any new invoices received from Montebello Tire Pros for purchases through June 30, 2022; and 3) Authorize increasing Purchase Order No. 22 – 476 with Chevy of Montebello by $10,000 (PO Total - $50,000) for additional services through June 30, 2022; and 4) Authorize increasing Purchase Order No. 22 – 477 with Ford of Montebello by $40,000 (PO Total - $80,000) for additional services through June 30, 2022; and 5) Take such additional, related action(s) that may be desirable.

36. AUTHORIZE THE PAYMENT OF INVOICES FROM JOHNSON CONTROLS, INC.

RECOMMENDATION: It is recommended that the City Council:
1) Authorize the payment of invoices from Johnson Controls, Inc. (Johnson Controls) in the amount of $54,168.91; and
2) Take such additional, related action(s) that may be desirable.

37. ADOPT RESOLUTION NO. 22-53 TO APPROVE CITY’S ANNUAL INVESTMENT POLICY RECOMMENDATION: It is recommended that the City Council:

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1) Adopt Resolution No. 22-53 approving the Investment Policy Statement for the City and Successor Agency as required by Government Code Section 53601 et al. Take such additional, related, action that may be desirable.

38. AUTHORIZE ISSUING A REQUEST FOR PROPOSALS TO HIRE A CONSULTANT TO CONDUCT

AN ASSET INVENTORY UPDATE
RECOMMENDATION: It is recommended that the City Council:
1) Authorize the issuing of a Request for Proposals (RFP) to hire a consultant to conduct an asset inventory review and update; and
2) Take such additional, related action(s) that may be desirable.

39. PAYMENT OF BILLS: RESOLUTION NO. 22-47 APPROVING THE CITY WARRANT REGISTER OF DEMANDS DATED JUNE 22, 2022
RECOMMENDATION: Adopt Resolution No. 22-47 approving the Warrant Register dated June 22, 2022.

40. APPROVAL OF CITY COUNCIL MINUTES – SPECIAL MEETING MAY 2, 2022; SPECIAL MEETING MAY 3, 2022; REGULAR MEETING MAY 11, 2022; AND REGULAR MEETING MAY 25, 2022.

RECOMMENDATION: Approve said minutes as written.

AB 1234 TRAVEL REPORTS
Members of the City Council will provide a brief report on meetings attended at the expense of the local agency as required by Government Code Section 53232.3(d).

COUNCIL ORALS
Council member announcements; requests for future agenda items; conference/meetings reports.  Councilmember Peralta
a. Upcoming Election Process:

1. Please confirm nominations will be pulled and publicly noted by district. Since districts are defined by residential address which need to be declared by 30 days before running in the city election.
a) Please confirm the process the City Clerk’s office will do to confirm the residency of each candidate?
b. Father’s Day Giveaway in Partnership with AOE Barbershop. Announcement of winners and recognition of AOE Barbershop for their generosity and active participation within our community.
 Councilmember Melendez
 Councilmember Torres
a. Comments on compliance issues re: Montebello Municipal Code 2.16.020.E; recommendations.

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b. Acknowledgment of and comments on Montebello AAPI history. c. Follow-up on Brandon Takeyama public comment regarding Capital Improvement Projects in South Montebello.
 Mayor Pro Tem Jimenez
 Mayor Cobos-Cawthorne
a. Military Banner Program applications.
b. Fireworks – July 2, 2022.

ADJOURNMENT
The City of Montebello will adjourn to the next Regular Meeting on August 10, 2022 at 5:00 p.m. which can be live streamed at www.cityofmontebello.com (Click on Live Stream).

I, Alicia Fernandez, Deputy City Clerk for the City of Montebello hereby certify that a copy of this agenda has been posted on or before Sunday, June 19, 2022 5:00 p.m. _____________________________________________
Alicia Fernandez, Deputy City Clerk

CITY OF MONTEBELLO

CITY COUNCIL AGENDA STAFF REPORT
TO: Honorable Mayor and City Council Members
FROM: René Bobadilla, P.E., City Manager
BY: James Enriquez, Director of Public Works / City Engineer SUBJECT: Adopt Resolution No. 22-48, Public Hearing Confirming the FY 2022– 2023 Engineer’s Report for the Annual Natasha Lane Landscape Assessment District No. 2005-1 and Levying Such Assessments DATE: June 22, 2022
RECOMMENDATIONS:

It is recommended that the City Council:
1) Conduct a Public Hearing and Consider Adopting Resolution No. 22-48 (Attachment A) Confirming the FY 2022-2023 Engineer’s Report (Attachment B) for the Annual Natasha Lane Landscape Assessment District No. 2005-1; and 2) Authorize the Levying of the FY 2022-2023 Assessments; and 3) Take such additional, related, action that may be desirable.

FISCAL IMPACT
The cost for the maintenance and operation of the Natasha Lane landscaping, including administration, is estimated at $14,500 for FY 2021-22. Because the District Reserve Fund Balance has grown to $51,081, the recommended annual assessment for FY 2021- 22 is $1,200 and covers only the processing costs with the Los Angeles County Assessor’s Office. All other costs associated with the maintenance and operation of the landscaping for FY 2021-22 will be paid from the District Reserve Balance.

The total cost of $1,200 is prorated to the properties within the district based on the lineal footage of the property frontage on Natasha Lane. The amount assessed to each property is listed in the Engineer’s Report and ranges from $55.35 to $75.27 for the year, with an average annual assessment of $60.00 per parcel.

ITEM #___14
CITY COUNCIL AGENDA REPORT – MEETING OF JUNE 22, 2022
Adopt Resolution No. 22-48, Public Hearing, Confirming the FY 2022–2023 Engineer’s Report for the Annual Natasha Lane Landscape Assessment District No. 2005-1 and Levying Such Assessments

Page 2 of 2 ends

BACKGROUND
The properties on Natasha Lane benefiting from the landscaping are required to be assessed to fund the maintenance and operation in Fiscal Year 2022-23. The special assessment district was initially established in 2005 when the development was constructed. This special assessment is added to the Los Angeles County Tax Roll annually. On June 1, 2022, the City Council approved Resolution No. 22-39 initiating proceedings for the FY 2022-2023 levy of annual special assessment.

Natasha Lane is a twenty-unit housing development, extending to the south from Whittier Boulevard and to the east of Bluff Road. As part of the development, new landscaping was installed within a storm drain easement at the southerly terminus, along frontage of the property facing Whittier Boulevard and at the end of the cul-de-sac. The City is responsible for the maintenance of landscaping in these areas.

The recommended Resolution establishes approval and confirmation of the Engineer’s Report for Natasha Lane Landscape Assessment District No. 2005-1 (Attachment B) and authorizes the levying of such assessments. These actions are required for Staff to complete the direct assessment process with Los Angeles County and place the appropriate parcel assessments on the annual tax roll.

SUMMARY
The City Council will consider the adoption of a Resolution No. 22-48 confirming the Engineer’s Report for the FY 2022-23 Annual Natasha Lane Landscape Assessment District No. 2005-1 and authorize the levying of such assessments. The Proof of Publication of the hearing notice is included in Attachment C.

ATTACHMENTS:

A. Attachment A – Resolution No. 22-48
B. Attachment B – Engineer’s Report
C. Attachment C – Proof of Publication

ATTACHMENT A
RESOLUTION NO. 22-48

RESOLUTION OF THE CITY OF MONTEBELLO CONFIRMING THE
ENGINEER’S ESTIMATE FOR THE FISCAL YEAR 2022-2023 LEVY OF

ANNUAL ASSESSMENTS FOR LANDSCAPE MAINTENANCE FOR THE

PROPERTIES LOCATED ALONG NATASHA LANE AND LEVYING

ASSESSMENTS ON ASSESSABLE LOTS AND PARCELS OF LAND IN
SAID DISTRICT FOR FISCAL YEAR 2022-2023

RECITALS
WHEREAS, the City Council (“City Council”) of the City of Montebello (“City”) has by Resolution No. 22-39, adopted and approved the Engineer’s Annual Levy Report (“Report”) for the District known and designated as the Natasha Lane Landscape Assessment District No. 2005-01 of the City of Montebello (“District”), pursuant to the Landscaping and Lighting Act of 1972, Part 2 (commencing with Section 22500) of Division 15 of the Streets and Highways Code (“Act”), for the installation, operation, maintenance and servicing of street lights, traffic signals, street trees, parkways, median islands, landscaping, parks, and any appurtenant improvements as set forth in Section 22525 of the California Streets and Highways Code (“Improvements”); and
WHEREAS, as ordered by the City Council, the City Engineer has filed with the City Clerk a report regarding the assessments to be levied and collected from the owners of assessable property within the District to pay the costs of the installation, operation, maintenance and servicing of street trees and landscaping, and any appurtenant improvements, and that report has been presented to and considered by the City Council; and
WHEREAS, on June 1, 2022, the City Council approved Resolution No. 22-39 adopting and approving the Report, declaring its intention to levy and collect the assessment for the District for Fiscal Year 2022-2023, and scheduling a public hearing thereon has been held; and
WHEREAS, the City Council may proceed, pursuant to Section 22631 of the Streets and Highways Code, to adopt a resolution confirming the levy of the assessments on the assessable parcels of properties in the District, and the adoption of such a resolution shall constitute the levy of assessments on all assessable lots and parcels of property within the District for Fiscal Year 2022-2023.

NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF MONTEBELLO HEREBY RESOLVES, FINDS, AND DECLARES AS FOLLOWS:

SECTION 1. Findings. The City Council finds:
(a) The preceding recitals are true and correct;
RESOLUTION NO. 22-48

Page 2 of 4 ends

(b) The requirements of the Landscaping and Lighting Act of 1972, Part 2 (commencing with Section 22500) of Division 15 of the Streets and Highways Code have been satisfied;
(c) The requirements of Section 53753 of the Government Code have been satisfied;
(d) The assessments proposed to be levied on the assessable lots and parcels of land in the District for the Improvements during Fiscal Year 2019-2020 contained in the Final Engineer’s Report, which is on file with the City Clerk of the City Council, are based on benefits derived by such lots and parcels from the availability of the Improvements, and are not based on the ownership or value of such lots and parcels; (e) For purposes of levying the proposed assessments on the lots and parcels of property within the District, the Report and the assessment diagram contained therein allocates the estimated costs of the installation, operation, maintenance and servicing of the Improvements within the District;
(f) Such assessments are based on special benefit conferred upon each such lot or parcel from the payment of the costs of the installation, operation, maintenance and servicing of the Improvements;
(g) The proportionate special benefit derived by each such lot or parcel has been determined in relationship to the entirety of the cost of the installation, operation, maintenance and servicing of the Improvements;
(h) The amount of the assessment which is to be levied on each such lot or parcel is based upon and will not exceed the reasonable cost of the proportional special benefit conferred on that lot or parcel;
(i) The City Council may proceed to adopt a resolution confirming the assessments to be levied on assessable parcels of property in the District; and SECTION 2. Improvements. The improvements authorized for the District are:
(a) The installation or planting of landscaping, including, but not limited to, street trees, parkways and median islands;
(b) The installation or construction of any facilities which are appurtenant to any improvements listed in (a), or which are necessary or convenient for the maintenance or servicing thereof, including, but not limited to, irrigation, drainage and electrical facilities; and
(c) The maintenance and servicing of any of the foregoing.

SECTION 2. Confirmation of Report. The Report and the assessment diagram and the assessment contained therein for the payment of the costs of the RESOLUTION NO. 22-48

Page 3 of 4 ends

installation, operation, maintenance and servicing of the Improvements in the District for fiscal year 2018-19 are confirmed.

SECTION 3. Levy of Assessments. Pursuant to Section 22594 of the Streets and Highways Code, the adoption of this resolution constitutes the levy of the assessments on assessable lots and parcels of property in the District for the installation, operation, maintenance and servicing of the Improvements during Fiscal Year 2019-2020 contained in the Report, and such assessments are levied. The City Clerk of the City Council is directed to file a certified copy of this resolution, together with the confirmed diagram and assessment contained in the Report, with the County Auditor of the County of Los Angeles, who, pursuant to Section 22645 of the Streets and Highways Code, shall enter on the County Assessment Roll opposite each lot or parcel of land the amount assessed thereupon, as shown in said assessment.

SECTION 4. Duration of Assessments; Annual Adjustment for Increased Costs. The assessments which are to be levied on lots and parcels in the District shall be levied annually as long as the assessments are necessary to finance the cost of the Improvements and the maintenance and servicing thereof. The annual amount of the assessment to be levied on each parcel of assessable property in the District in each fiscal year may be increased by the percentage increase in the Consumer Price Index– All Urban Consumers for the Los Angeles--Anaheim--Riverside Area; provided however that the amount of the assessment to be levied on any assessable parcel in any fiscal year shall not be increased by more than seven and one-half percent (7.5%) and the amount of the assessment to be levied on any parcel in any fiscal year shall not, in any event, exceed the actual total cost of the proportional special benefit conferred on that parcel.

SECTION 5. Detachment of Territory. All assessable lots or parcels included within the District that are also included in existing Landscaping, Lighting and Park District No. 1 and are subject to the levy of assessments by Landscaping, Lighting and Park District No. 1 are hereby detached from Landscaping, Lighting and Park District No. 1 to the extent that the assessments levied by Landscaping, Lighting and Park District No. 1 finance the same Improvements provided by the District.

SECTION 6: That the City Clerk shall certify to the passage and adoption of this Resolution and that the same shall be in full force and effect.

APPROVED AND ADOPTED this 22nd day of June 2022.
_______________________________
Kimberly A. Cobos-Cawthorne, Mayor
RESOLUTION NO. 22-48

Page 4 of 4 ends

ATTEST: APPROVED AS TO FORM:

________________________________ ________________________________ Christopher Jimenez, City Clerk Arnold M. Alvarez-Glasman, City Attorney

STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) SS:

CITY OF MONTEBELLO )
I, Christopher Jimenez, City Clerk of the City of Montebello, County of Los Angeles, State of California, hereby certify that the foregoing Resolution No. 22-48 was passed and adopted by the City Council of the City of Montebello, signed by the Mayor and attested by the City Clerk at a regular meeting of said Council held on the 22nd day of June 2022 and that said Resolution was adopted by the following vote, to-wit:

AYES:

NOES:

ABSTAIN:

ABSENT:

The undersigned, City Clerk of the City of Montebello, does hereby attest and certify that the foregoing Resolution is a true, full and correct copy of a resolution duly adopted at a meeting of said City which was duly convened and held on the date stated thereon, and that said document has not been amended, modified, repealed or rescinded since its date of adoption and is in full force and effect as of the date hereof.

DATE:

Christopher Jimenez, City Clerk

CITY OF MONTEBELLO
ENGINEER’S REPORT
FOR

NATASHA LANE LANDSCAPE
ASSESSMENT DISTRICT NO. 2005-1
For
FY 2022-2023
Kimberly Ann Cobos-Cawthorne, Mayor
Angie Jimenez, Mayor Pro Tem
Scarlet Peralta, Councilmember
Salvador Melendez, Councilmember
David Torres, Councilmember

Engineer’s Report
May 25, 2022
Prepared by the City of Montebello – Engineering Division James Enriquez, P.E.

Director of public Works / City Engineer

2 CITY OF MONTEBELLO
ENGINEER’S REPORT
FOR

NATASHA LANE LANDSCAPE
ASSESSMENT DISTRICT NO. 2005-1
(FISCAL YEAR 2022-2023)
SECTION I: AUTHORITY FOR REPORT
This report is prepared pursuant to the provisions of the Landscape and Lighting Act of 1972 (commencing with Section 22500) of Division 15 the Street and Highway Code for the maintenance of Public Landscaping that benefits only the properties on Natasha Lane. The report covers the period from July 1, 2022 through June 30, 2023.

SECTION II: PLANS
The Plans showing extent and location of landscape are illustrated herein by Exhibit A.

All of above mentioned items are on file in the Office of the City Clerk.

SECTION III: SPECIFICATIONS FOR MAINTENANCE
Landscaping maintenance shall consist of installing, cutting, pruning, trimming, fertilizing, irrigating and treating plants, shrubs, trees, ground cover and soil to provide a pleasing and attractive landscape within the public right-of-way and publicly-owned grounds. Dead plants, shrubs, trees and ground cover shall be replaced with new items as soon as practical. The irrigation system shall be operated and maintained to provide adequate watering for all plants, shrubs, trees and ground cover. Irrigation systems shall be installed as deemed appropriate by the City Engineer.

3 SECTION IV: PROJECT REVENUE & EXPENDITURES
FY 2022-2023 BEGINNING FUND BALANCE (ESTIMATED) $ 51,081 FY 2022-2023 PROJECTED REVENUE $ 1,200
TOTAL REVENUE AVAILABLE FOR FY 2022-2023 $ 52,281
FY 2022-2023 PROJECTED EXPENDITURES
Maintenance, Operation and Irrigation Expenses
Contractual Services (Complete Landscaping Care Co.)
$ 9,700
Administrative Costs (Staff, Consultant and La County Fees) $ 4,800 TOTAL EXPENDITURES $ 14,500
PROJECTED BALANCE (JUNE 30, 2023)
FY 2022-2023 Revenue Available $ 52,281
FY 2022-2023 Anticipated Expenditures ($ 14,500)
ASSESSMENT DISTRICT RESERVE FUND BALANCE $ 38,321
SECTION V: DIAGRAM
A Diagram showing the Assessor’s parcel number and the dimensions of each lot or parcel of land within the District is on file in the Office of the City Clerk.

SECTION VI: ASSESSMENT
The improvements are to be funded by the levying of assessments on the benefiting properties. The “Municipal Improvement Act of 1913” and Article XIIID of the State Constitution require that assessments must be based on the estimated special benefit for the properties from the improvements. In addition, Article XIIID, Section 4, of the State Constitution requires that a parcel’s assessment may not exceed the reasonable cost of the proportional special benefit conferred in the parcel. It also requires that publicly owned property, (which benefit from the improvements) are to be assessed.

Neither the Act nor the State Constitution specifies the method or formula that should be used to apportion the costs to properties in any special assessment district proceedings.

The responsibility for recommending the assessments per panel is an Apportionment Engineer, who is appointed for the purpose of making an analysis of the facts and determining the correct apportionment of the assessment obligation The City Engineer is hereby appointed as the Apportionment Engineer.
4 All properties are assessed based on the Engineer’s Estimate. This estimate includes associated costs for each property based on property frontage along the street (Natasha Lane).

In order to apportion the assessment to each parcel in direct proportion with the special and direct benefit which it will receive from the improvements, an analysis has been completed and the respective street frontage of each benefiting parcel is used as the basis for apportioning costs to each property within the Assessment District as follows:

NATASHA LANE LANDSCAPE
ASSESSMENT DISTRICT NO. 2005-1

ASSESSMENT ROLL

ASSESSMENT
NO.

BOOK PAGE PARCEL
NO.

FRONT

FOOTAGE
TOTAL
COST
1 6348 6 17 45.19 LF $ 65.41
2 6348 6 18 41 LF $ 59.35
3 6348 6 19 41 LF $ 59.35
4 6348 6 20 41 LF $ 59.35
5 6348 6 21 41 LF $ 59.35
6 6348 6 22 41 LF $ 59.35
7 6348 6 23 41 LF $ 59.35
8 6348 6 24 41.70 LF $ 60.36
9 6348 6 25 52 LF $ 75.27
10 6348 6 26 45.27 LF $ 65.53
11 6348 6 29 40.60 LF $ 58.77
12 6348 6 30 40 LF $ 57.90
13 6348 6 31 40 LF $ 57.90
14 6348 6 32 40 LF $ 57.90
15 6348 6 33 40 LF $ 57.90
16 6348 6 34 40 LF $ 57.90
17 6348 6 35 40 LF $ 57.90
18 6348 6 36 40 LF $ 57.90
19 6348 6 37 40 LF $ 57.90
20 6348 6 38 38.24 LF $ 55.35
TOTAL: 829.00 LF $ 1,200

5 NATASHA LANE LANDSCAPE
ASSESSMENT DISTRICT NO. 2005-1

NAME AND ADDRESS OF PROPERTY OWNERS
Assessor’s Parcel
No.

Property Address Property Owner and
Address
6348-006-017 101 Natasha Lane
Montebello, CA 90640
Angulo, Carlos & Delia
101 Natasha Lane
Montebello, CA 90640
6348-006-018 105 Natasha Lane
Montebello, CA 90640
Tang, Aaron Q
105 Natasha Lane
Montebello, CA 90640
6348-006-019 109 Natasha Lane
Montebello, CA 90640
Pozo, Julia
109 Natasha Lane
Montebello, CA 90640
6348-006-020 117 Natasha Lane
Montebello, CA 90640
Sangtani,Neetu
117 Natasha Lane
Montebello, CA 90640
6348-006-021 121 Natasha Lane
Montebello, CA 90640
Santana, Shirley
121 Natasha Lane
Montebello, CA 90640
6348-006-022 125 Natasha Lane
Montebello, CA 90640
Mac, Roger
125 Natasha Lane
Montebello, CA 90640
6348-006-023 129 Natasha Lane
Montebello, CA 90640
Perumean, Mark A.
1840 W Whittier Blvd #196
La Habra,CA 90631
6348-006-024 133 Natasha Lane
Montebello, CA 90640
Marroquin, Ericka Y.
133 Natasha Lane
Montebello, CA 90640
6348-006-025 137 Natasha Lane
Montebello, CA 90640
Minasian, Raffi
1000 W. Madison Ave
Montebello, CA 90640
6348-006-026 141 Natasha Lane
Montebello, CA 90640
Covarrubias, Carolina
141 Natasha Lane
Montebello, CA 90640

6 NATASHA LANE LANDSCAPE
ASSESSMENT DISTRICT NO. 2005-1

NAME AND ADDRESS OF PROPERTY OWNERS
Assessor’s Parcel
No.

Property Address Property Owner and
Address
6348-006-029 136 Natasha Lane
Montebello, CA 90640
Nguyen, Sonny
136 Natasha Lane
Montebello, CA 90640
6348-006-030 132 Natasha Lane
Montebello, CA 90640
Hernandez, Rodel &
Rosemarie
132 Natasha Lane
Montebello, CA 90640
6348-006-031 128 Natasha Lane
Montebello, CA 90640
Li, Yee Lok
128 Natasha Lane
Montebello, CA 90640
6348-006-032 124 Natasha Lane
Montebello, CA 90640
Fragoso, Oscar
124 Natasha Lane
Montebello, CA 90640
6348-006-033 120 Natasha Lane
Montebello, CA 90640
Minasian, Raffi
1000 W. Madison Ave
Montebello, CA 90640
6348-006-034 116 Natasha Lane
Montebello, CA 90640
Minasian, Murad
336 N. 10th Street
Montebello, CA 90640
6348-006-035 112 Natasha Lane
Montebello, CA 90640
Jimenez, Rosendo &
Consuelo
112 Natasha Lane
Montebello, CA 90640
6348-006-036 108 Natasha Lane
Montebello, CA 90640
Lopez, Gaspar Soria
108 Natasha Lane
Montebello, CA 90640
6348-006-037 104 Natasha Lane
Montebello, CA 90640
Perez, Raymond
104 Natasha Lane
Montebello, CA 90640
6348-006-038 100 Natasha Lane
Montebello, CA 90640
Ramirez, Oscar R., Jr
100 Natasha Lane
Montebello, CA 90640

7 NATASHA LANE LANDSCAPING
ASSESSMENT DISTRICT NO. 2005-1
EXHIBIT “A”

BOUNDARY MAP

CITY OF MONTEBELLO

CITY COUNCIL AGENDA STAFF REPORT
TO: Honorable Mayor and City Council Members
FROM: René Bobadilla, P.E., City Manager
BY: James Enriquez, Director of Public Works / City Engineer SUBJECT: Adopt Resolution No. 22-49, Public Hearing Confirming the FY 2022– 2023 Engineer’s Report for the Annual Natasha Lane Sewer and Storm Water Pump Assessment District No. 2005-2 and Levying Such Assessments
DATE: June 22, 2022
RECOMMENDATIONS:

It is recommended that the City Council:
1) Conduct a Public Hearing and Consider Adopting Resolution No. 22-49 (Attachment A) Confirming the FY 2022-2023 Engineer’s Report (Attachment B) for the Annual Natasha Lane Sewer and Storm Water Pump Assessment District No. 2005-2; and
2) Authorize the Levying of the FY 2022-2023 Assessments; and 3) Take such additional, related, action that may be desirable.

FISCAL IMPACT
The cost for the maintenance and operation of the Natasha Lane sewer and storm drain systems, including administration, is estimated at $15,225 for FY 2022-23. Total is prorated to the properties within the District based on the lineal footage of the property frontage on Natasha Lane. The amount assessed to each property is listed in the Engineer’s Report and ranges from $702.30 to $955.01 for the year, with an average annual assessment of $761.25 per parcel.

ITEM #___ 15
CITY COUNCIL AGENDA REPORT – MEETING OF JUNE 22, 2022
Adopt Resolution No. 22-49, Public Hearing, Confirming the FY 2022–2023 Engineer’s Report for the Annual Natasha Lane Sewer and Storm Water Pump Assessment District No. 2005-2 and Levying Such Assessments

Page 2 of 2 ends

BACKGROUND
The properties on Natasha Lane benefiting from the sewer and storm drain systems, including pump stations, are required to be assessed to fund the maintenance and operation in Fiscal Year 2022-23. The special assessment district was initially established in 2005 when the development was constructed. This special assessment is added to the Los Angeles County Tax Roll annually. On June 1, 2022, the City Council approved Resolution No. 22-40 initiating proceedings for the FY 2022-2023 levy of annual special assessment.

Natasha Lane is a twenty-unit housing development, extending to the south from Whittier Boulevard and to the east of Bluff Road. As part of the development, sewer and storm drain systems, including pump stations for both, were installed to accommodate the operation of the sewer lines and storm water systems. The City is responsible for the operation and maintenance of these pump stations.

The recommended Resolution establishes approval and confirmation of the Engineer’s Report for Natasha Lane Sewer and Storm Drain Pump Assessment District No. 2005-2 (Attachment B) and authorizes the levying of such assessments. These actions are required for Staff to complete the direct assessment process with Los Angeles County and place the appropriate parcel assessments on the annual tax roll.

SUMMARY
The City Council will consider the adoption of Resolution No. 22-49 confirming the Engineer’s Report for the FY 2022-23 Annual Natasha Sewer and Storm Drain Pump Assessment District No. 2005-2 and authorize the levying of such assessments. The Proof of Publication of the hearing notice is included in Attachment C.

ATTACHMENTS:

A. Attachment A – Resolution No. 22-49
B. Attachment B – Engineer’s Report
C. Attachment C – Proof of Publication

ATTACHMENT A
RESOLUTION NO. 22-49

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

MONTEBELLO CONFIRMING DIAGRAM AND ASSESSMENT FOR

NATASHA LANE SEWER PUMP STATION AND STORM WATER PUMP
STATION ASSESSMENT DISTRICT NO. 2005-2 AND LEVYING

ASSESSMENTS ON ASSESSABLE LOTS AND PARCELS OF LAND IN
SAID DISTRICT FOR FISCAL YEAR 2022-2023

RECITALS
WHEREAS, on June 1, 2022 pursuant to the Benefits Assessment Act of 1982, the City Council of the City of Montebello adopted Resolution No. 22-40, approving the Preliminary Engineer’s Report, the assessment diagram for Assessment District No. 2005-2 and the annual assessments for Natasha Lane Sewer and Storm Water Pump Stations. At this meeting, the City Council also declared its intention to levy assessments on the lots and parcels of property therein for Fiscal Year 2022-2023 for the maintenance and operation of sewer and storm water pump stations, and any appurtenant improvements. In addition, the City Council directed staff to schedule a public hearing on the proposed levy and collection of assessments for 6:00 p.m. on June 22, 2022 as required by Section 53753 of the Government Code;
WHEREAS, for purposes of levying the proposed assessments on the lots and parcels of property within the District, the Engineer’s Report prepared by City Engineer, with respect to the proposed assessments and the Assessment diagram contained therein, which is on file with the City Clerk of the City Council, allocates the estimated costs of the improvements within the District and proposes the levy of assessments on the parcels within the District;
WHEREAS, pursuant to Resolution No. 22-40, and in the absence of major objections against the imposition of the assessment, the City Council shall approve the Report with respect to levy such assessment on property within the District; WHEREAS, on June 22, 2022, the City Council held the hearing and afforded all interested persons an opportunity to present testimony, and considered all objections or protests to the proposed assessments;
WHEREAS, at the conclusion of said hearing, it was determined that a majority protest to the levy of the proposed assessments does not exist; and WHEREAS, the City Council may proceed, pursuant to Section 54711 of the Government Code, to adopt a resolution confirming the levy of the assessments on the assessable parcels of property in the District, and the adoption of such a resolution shall constitute the levy of assessments on all assessable lots and parcels of property within the District for Fiscal Year 2022-2023.

NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF MONTEBELLO HEREBY RESOLVES, FINDS, AND DECLARES AS FOLLOWS:

RESOLUTION NO. 22-49

Page 2 of 4 ends

SECTION 1. Findings. The City Council finds:
(a) The preceding recitals are true and correct;
(b) The requirements of the Benefit Assessment Act of 1982, Chapter 6.4 (commencing with Section 54703) of Part 1 of Division 2 of Title 5 of the Government Code have been satisfied;
(c) The requirements of Section 53753 of the Government Code have been satisfied;
(d) The assessments proposed to be levied on the assessable lots and parcels of land in the District for the improvements during Fiscal Year 2019-2020 contained in the Engineer’s Report, which is on file with the City Clerk of the City Council (the "Report"), are based on benefits derived by such lots and parcels from the availability of the improvements, and are not based on the ownership or value of such lots and parcels; (e) For purposes of levying the proposed assessments on the lots and parcels of property within the District, the Report and the Assessment diagram contained therein allocates the estimated costs of the installation, operation, maintenance and servicing of the improvements within the District;
(f) Such assessments are based on special benefit conferred upon each such lot or parcel from the payment of the costs of the installation, operation, maintenance and servicing of the improvements;
(g) The proportionate special benefit derived by each of such lot or parcel has been determined in relationship to the entirety of the cost of the installation, operation, maintenance and servicing of the improvements;
(h) The amount of the assessment which is to be levied on each such lot or parcel is based upon and will not exceed the reasonable cost of the proportional special benefit conferred on that lot or parcel;
(i) The City Council may proceed to adopt a resolution confirming the assessments to be levied on assessable parcels of property in the District; and SECTION 2. Improvements. The improvements authorized for the District are:

Maintenance and operation of sewer and storm water pump stations.

SECTION 3. Confirmation of Report. The Engineer’s Report with the Assessment diagram and the assessment contained therein for the payment of the costs of the installation, operation, maintenance and servicing of the improvements in the District for Fiscal Year 2022-2023 are confirmed.

RESOLUTION NO. 22-49

Page 3 of 4 ends

SECTION 4. Levy of Assessments. Pursuant to Section 54715 of the Government Code, the adoption of this resolution constitutes the levy of the assessments on assessable lots and parcels of property in the District for the installation, operation, maintenance and servicing of the improvements during Fiscal Year 2022-2023, as contained in the Report and such assessments are levied. The City Clerk of the City Council is directed to file a certified copy of this Resolution, together with the confirmed Assessment diagram and assessment contained in the Report, with the County Auditor of the County of Los Angeles, who, pursuant to Section 54716 of the Government Code, shall enter on the County Assessment Roll opposite each lot or parcel of land the amount assessed thereupon, as shown in said assessment.

SECTION 5. Duration of Assessments; Annual Adjustment for Increased Costs. The assessments which are to be levied on lots and parcels in the District shall be levied annually as long as the assessments are necessary to finance the cost of the improvements and the maintenance and servicing thereof. The annual amount of the assessment to be levied on each parcel of assessable property in the District in each fiscal year may be increased by the percentage increase in the Consumer Price Index– All Urban Consumers for the Los Angeles-Anaheim-Riverside Area; provided however that the amount of the assessment to be levied on any assessable parcel in any fiscal year shall not be increased by more than seven and one-half percent (7.5%) and the amount of the assessment to be levied on any parcel in any fiscal year shall not, in any event, exceed the actual total cost of the proportional special benefit conferred on that parcel.

SECTION 6. Detachment of Territory. All assessable lots or parcels included within the District that are also included in existing Landscaping, Lighting and Park District No. 1 and are subject to the levy of assessments by Landscaping, Lighting and Park District No. 1 are hereby detached from Landscaping, Lighting and Park District No. 1 to the extent that the assessments levied by Landscaping, Lighting and Park District No. 1 finance the same improvements provided by the District.

SECTION 7: That the City Clerk shall certify to the passage and adoption of this Resolution and that the same shall be in full force and effect.

APPROVED AND ADOPTED this 22nd day of June 2022.
_______________________________
Kimberly A. Cobos-Cawthorne, Mayor
ATTEST: APPROVED AS TO FORM:

________________________________ ________________________________ Christopher Jimenez, City Clerk Arnold M. Alvarez-Glasman, City Attorney RESOLUTION NO. 22-49

Page 4 of 4 ends

STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) SS:

CITY OF MONTEBELLO )
I, Christopher Jimenez, City Clerk of the City of Montebello, County of Los Angeles, State of California, hereby certify that the foregoing Resolution No. 22-49 was passed and adopted by the City Council of the City of Montebello, signed by the Mayor and attested by the City Clerk at a regular meeting of said Council held on the 22nd day of June 2022 and that said Resolution was adopted by the following vote, to-wit:

AYES:

NOES:

ABSTAIN:

ABSENT:

DATE:

Christopher Jimenez, City Clerk

CITY OF MONTEBELLO
ENGINEER’S REPORT
FOR

NATASHA LANE SEWER AND STORM WATER PUMP STATION
ASSESSMENT DISTRICT NO. 2005-2
For
FY 2022-2023
Kimberly Ann Cobos-Cawthorne, Mayor
Angie Jimenez, Mayor Pro Tem
Scarlet Peralta, Councilmember
Salvador Melendez, Councilmember
David Torres, Councilmember

Engineer’s Report
May 25, 2022
Prepared by the City of Montebello – Engineering Division James Enriquez, P.E.

Director of Public Works / City Engineer

2 CITY OF MONTEBELLO
ENGINEER’S REPORT
FOR

NATASHA LANE SEWER AND STORM WATER PUMP STATION
ASSESSMENT DISTRICT NO. 2005-2
(FISCAL YEAR 2022-2023)
SECTION I: AUTHORITY FOR REPORT
This report is prepared pursuant to the provision of the Benefits Assessment Act of 1982. Chapter 6.4 (commencing with Section 54703) of Part 1 of Division of Title 5 of the Government Code. The report for the maintenance and operation of the sewer pump station and storm water pump station benefits only the properties on Natasha Lane and covers the period July 1, 2022 thru June 30, 2023.

SECTION II: PLANS
The Plans showing the locations of the sewer and storm water pump stations are illustrated herein as Exhibit A.

All of above mentioned items are on file in the Office of the City Clerk.

SECTION III: SPECIFICATIONS FOR MAINTENANCE
The sewer and storm water pump stations shall be maintained in such a manner as to keep the systems in good working condition at all times. The installation or construction of any facilities parts, or systems associated to any improvements which are necessary or convenient for maintenance shall be initiated as required in a timely manner.

3 SECTION IV: PROJECT REVENUE & EXPENDITURES
FY 2022-2023 BEGINNING FUND BALANCE (ESTIMATED) $ 29,715 FY 2022-2023 PROJECTED REVENUE $ 15,225
TOTAL REVENUE AVAILABLE FOR FY 2022-2023 $ 44,940
FY 2022-2023 PROJECTED EXPENDITURES
Maintenance and Operation Expenses
Contractual Services (Flo-Services)
$ 10,425
Administrative Costs (Staff, Consultant and LA County Fees) $ 4,800 TOTAL EXPENDITURES $ 15,225
PROJECTED BALANCE (JUNE 30, 2023)
FY 2022-2023 Revenue Available $ 44,940
FY 2022-2023 Anticipated Expenditures ($ 15,225)
ASSESSMENT DISTRICT RESERVE FUND BALANCE $ 29,715
SECTION V: DIAGRAM
A Diagram showing the Assessor’s parcel number and the dimensions of each lot or parcel of land within the District is on file in the Office of the City Clerk.

Neither the Act nor the State Constitution specifies the method or formula that should be used to apportion the costs to properties in any special assessment district proceedings.

4 All properties are assessed based on the Engineer’s Estimate. This estimate includes associated costs for each property based on property frontage along the street (Natasha Lane).

NATASHA LANE SEWER AND STORM WATER PUMP STATION
ASSESSMENT DISTRICT NO. 2005-2

ASSESSMENT ROLL

ASSESSMENT
NO.

BOOK PAGE PARCEL
NO.

FRONT

FOOTAGE
TOTAL
COST
1 6348 6 17 45.19 LF $ 829.94
2 6348 6 18 41 LF $ 752.99
3 6348 6 19 41 LF $ 752.99
4 6348 6 20 41 LF $ 752.99
5 6348 6 21 41 LF $ 752.99
6 6348 6 22 41 LF $ 752.99
7 6348 6 23 41 LF $ 752.99
8 6348 6 24 41.70 LF $ 765.84
9 6348 6 25 52 LF $ 955.01
10 6348 6 26 45.27 LF $ 831.41
11 6348 6 29 40.60 LF $ 745.64
12 6348 6 30 40 LF $ 734.62
13 6348 6 31 40 LF $ 734.62
14 6348 6 32 40 LF $ 734.62
15 6348 6 33 40 LF $ 734.62
16 6348 6 34 40 LF $ 734.62
17 6348 6 35 40 LF $ 734.62
18 6348 6 36 40 LF $ 734.62
19 6348 6 37 40 LF $ 734.62
20 6348 6 38 38.24 LF $ 702.30
TOTAL: 829.00 LF $15,225

5 NATASHA LANE SEWER AND STORM WATER PUMP STATION
ASSESSMENT DISTRICT NO. 2005-2

NAME AND ADDRESS OF PROPERTY OWNERS
Assessor’s Parcel
No.

Property Address Property Owner and
Address
6348-006-017 101 Natasha Lane
Montebello, CA 90640
Angulo, Carlos & Delia
101 Natasha Lane
Montebello, CA 90640
6348-006-018 105 Natasha Lane
Montebello, CA 90640
Tang, Aaron Q
105 Natasha Lane
Montebello, CA 90640
6348-006-019 109 Natasha Lane
Montebello, CA 90640
Pozo, Julia
109 Natasha Lane
Montebello, CA 90640
6348-006-020 117 Natasha Lane
Montebello, CA 90640
Sangtani,Neetu
117 Natasha Lane
Montebello, CA 90640
6348-006-021 121 Natasha Lane
Montebello, CA 90640
Alvarez, Elsa
121 Natasha Lane
Montebello, CA 90640
6348-006-022 125 Natasha Lane
Montebello, CA 90640
Mac, Roger
125 Natasha Lane
Montebello, CA 90640
6348-006-023 129 Natasha Lane
Montebello, CA 90640
Perumean, Mark A.
1840 W Whittier Blvd #196
La Habra,CA 90631
6348-006-024 133 Natasha Lane
Montebello, CA 90640
Marroquin, Ericka Y.
133 Natasha Lane
Montebello, CA 90640
6348-006-025 137 Natasha Lane
Montebello, CA 90640
Minasian, Raffi
1000 W. Madison Ave
Montebello, CA 90640
6348-006-026 141 Natasha Lane
Montebello, CA 90640
Covarrubias, Carolina
141 Natasha Lane
Montebello, CA 90640

6 NATASHA LANE SEWER AND STORM WATER PUMP STATION
ASSESSMENT DISTRICT NO. 2005-2

NAME AND ADDRESS OF PROPERTY OWNERS
Assessor’s Parcel
No.

7 NATASHA LANE SEWER AND STORM WATER PUMP STATION
ASSESSMENT DISTRICT NO. 2005-2
EXHIBIT “A”

BOUNDARY MAP

CITY OF MONTEBELLO

CITY COUNCIL AGENDA STAFF REPORT
TO: Honorable Mayor and City Council Members
FROM: René Bobadilla, P.E., City Manager
BY: Joseph Palombi, Director of Planning and Community Development SUBJECT: Adopt Interim Urgency Ordinance No. 2450 establishing a 45-day Moratorium on the Establishment, Expansion, or Modification of Warehouses, Distribution Plants, Truck Storage Facilities and Related Uses within the City Of Montebello
DATE: June 22, 2022
RECOMMENDATIONS:

It is recommended that the City Council:
1) Adopt interim Urgency Ordinance No. 2450 establishing a 45-day moratorium on the establishment, expansion, or modification of warehouses, distribution plants, truck storage facilities and related uses that are located within the City of Montebello; and
2) Take such additional and/or related, action that may be desirable.

FISCAL IMPACT
There is no fiscal impact related to the recommended actions.

BACKGROUND
The City of Montebello is currently in the process of comprehensively updating its General Plan. The General Plan is a long-term planning document which informs the general public and other stakeholders that is intended to establish a framework and vision for future development within the City. One key component of the General Plan is the Housing Element (HE), which is one of the seven (7) required elements. The Housing Element identifies and analyzes the current and future housing needs of residents within ITEM #___16_
CITY COUNCIL AGENDA REPORT – MEETING OF JUNE 22, 2022
Adopt Interim Urgency Ordinance No. 2450 establishing a 45-day Moratorium on the Establishment, Expansion, or Modification of Warehouses, Distribution Plants, Truck Storage Facilities and Related Uses within the City Of Montebello

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the City and establishes goals, policies, and programs to meet Montebello’s future housing needs.

Based on a methodology established by the Southern California Association of Governments (SCAG), the City has been allocated a Regional Housing Needs Assessment (RHNA) of 5,186 additional net new units for the 6th Cycle planning period beginning October 2021 through October 2029. In an effort to accommodate its fair share, the City has identified candidate housing sites which could potentially accommodate additional housing in the future as well as conserve the existing housing stock in accordance with State law.

The HE update is being developed in conjunction with the City’s overall General Plan update. This allows the opportunity to develop a coordinated vision in connection with the City’s planning efforts, where housing is in complete sync with the transportation, economic, environmental, health, safety, policies and programs. The City is focused on identifying areas within the City to take steps to enhance critical economic nodes where new housing could be established, which includes planning for the future light rail alignment along Washington Boulevard as well as the downtown corridor located along Whittier Boulevard. This provides the City a unique opportunity to attract new investment in areas where transit-oriented housing development would be encouraged through updated goals and policies, standards, and processes allowing greater residential densities, including affordable housing opportunities, as well as mixed-use projects throughout the City.

The City is concerned with a potential increase in commercial-manufacturing/industrial uses within the City and particularly the development and/or expansion of warehouse and/or distribution facilities Citywide. Sensitive uses such as schools, residential uses. and retail businesses adjacent to commercial-manufacturing/industrial uses have the potential to result in, among other things, adverse environmental effects associated with warehouse, logistics, heavy trucking, and/or distribution facilities, including but not limited to the compatibility with adjacent uses, increased truck traffic and noise, damage to local streets, loss of potential economic revenue, and deteriorating air quality.

The placement of these distribution centers, and logistics facilities, including related uses (“Warehouses”) and truck storage facilities within the City are a current and immediate threat to public health, safety, and welfare as well as a deterrence for future residential development in areas throughout the City. As a result, the City requires time to study the potential adverse impacts associated with warehouse uses and truck storage facilities in an effort to develop a comprehensive approach that will address the need for housing as well as the compatibility with the aforementioned uses for a consistent standard of goals and policies to address any adverse impacts.

CITY COUNCIL AGENDA REPORT – MEETING OF JUNE 22, 2022
Adopt Interim Urgency Ordinance No. 2450 establishing a 45-day Moratorium on the Establishment, Expansion, or Modification of Warehouses, Distribution Plants, Truck Storage Facilities and Related Uses within the City Of Montebello

Page 3 of 5 ends

To assist in facilitating this review, Staff recommends that the City Council consider adopting a 45-day, interim urgency ordinance (“Urgency Ordinance”) placing a moratorium on the establishment, expansion, or modification of Warehouses and truck storage facilities that are located adjacent to or across a street or intersection from existing residential and educational uses (“Moratorium”). Pursuant to Government Code section 65858, the City Council may adopt, as an urgency measure, an interim ordinance prohibiting any uses, facilities, or improvements that may conflict with a contemplated zoning proposal that the legislative body, planning commission, or the planning department is considering, studying or intends to study within a reasonable time.

ENVIRONMENTAL
Pursuant to Section 15378(b)(5) of the California Environmental Quality Act (CEQA), this Ordinance is an organizational or administrative activity of the City that will not result in direct or indirect physical changes in the environment, and therefore not a project.

Additionally, pursuant to CEQA Guidelines Section 15061(b)(3), this Ordinance is exempt from CEQA review because there is no possibility that the proposed Urgency Ordinance establishing the Moratorium may have a significant effect on the environment, insofar as it prohibits the construction of or alterations to, truck parking or logistics facilities within the City. Furthermore, even if the Ordinance is considered a project, the proposed moratorium is categorically exempt under CEQA Guidelines Section 15308, because it is clear that the Moratorium will not create an environmental impact and the action will assure the maintenance, enhancement, or protection of the environment through the eventual adoption of regulations and development standards on truck parking or logistics facilities. Accordingly, no further environmental review is necessary. In addition, Government Code Section 65858 also provides that the City Council can adopt an interim urgency ordinance to protect the public safety, health and welfare of the City “without following the procedures otherwise required prior to the adoption of a zoning ordinance.”

DISCUSSION
The City recognizes that commercial-manufacturing/industrial uses are an important part of the City’s, state, and national economy and provide both positive and negative impacts on the community. However, more recently, such uses, and in particular warehouses, have been in high demand due to the growing economy and decrease in vacant, developable land. In addition, the supply and distribution of imported goods arriving from the ports has increased demand for warehouse uses.

For purposes of the proposed Urgency Ordinance, the term “Warehouses” includes any use for the conduct, business, or management of warehousing, storing, safekeeping, freight forwarding, handling, keeping inventory, and/or distribution activities for any product or component, including but not limited to goods, wares, consumer products, materials, or merchandise, partially or wholly within an enclosed space, building, or other CITY COUNCIL AGENDA REPORT – MEETING OF JUNE 22, 2022
Adopt Interim Urgency Ordinance No. 2450 establishing a 45-day Moratorium on the Establishment, Expansion, or Modification of Warehouses, Distribution Plants, Truck Storage Facilities and Related Uses within the City Of Montebello

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structure. The City’s Zoning Code, codified in Title 17 of the Montebello Municipal Code (“MMC”), is dated and does not give the City adequate tools or assurances to address the issues created by warehouses. For example, the MMC provides little to no development standards that would prevent the siting of a warehouse of significant size and height immediately adjacent to a residence or school.

Traffic and Safety Issues
Due to the nature of warehouse uses, they tend to generate significant truck traffic and can occur on a 24-hour basis, depending on the needs of the business. Truck traffic can cause street congestion, detrimental to air quality, noise, vibration, and disruption to the peace and quiet that is necessary for the enjoyment of residential neighborhoods and efficacy of educational uses.

These trucks travel on designated truck routes as well as other undesignated truck routes to reach their destinations and pose unique and challenging traffic issues because of their size, such as:
• Increased safety risk for smaller vehicles, pedestrians, and bicyclists; • Damage to City streets, streetlights, traffic signal equipment, signs, trees, curbs, medians, etc.;
• Traffic congestion and reduced levels of service on streets and at intersections; • Trucks also cause noise and vibrations when travelling on the roadways next to residential areas and educational uses; and
• Study and develop policy guidance to ensure there is logical relationship between the placement of Warehouses and available truck routes to avoid the deleterious effects of routing trucks past sensitive uses.

Moratorium
As discussed above, the lack of policy guidance related to the establishment, expansion, and modification of warehouses and truck storage facilities poses an immediate threat to the public health, safety, and welfare. To avoid any further aforementioned adverse impacts, staff recommends that the City Council consider adopting the Urgency Ordinance included herein as Attachment A, placing a moratorium on the establishment, expansion, or modification of warehouses and truck storage facilities that are located throughout the City. The Moratorium would allow for a measured approach to study and develop appropriate policies and development standards to address warehouses.

For example, City staff will undertake the following steps during the Moratorium:
• Determine the environmental and health impacts on the community from warehouses and truck-related uses to determine the mitigation measures necessary to better protect the community from these impacts such as locational CITY COUNCIL AGENDA REPORT – MEETING OF JUNE 22, 2022
Adopt Interim Urgency Ordinance No. 2450 establishing a 45-day Moratorium on the Establishment, Expansion, or Modification of Warehouses, Distribution Plants, Truck Storage Facilities and Related Uses within the City Of Montebello

Page 5 of 5 ends

siting criteria, distance separation criteria, sound walls, alternative pavement materials to reduce noise, and programs related to improving community’s health; • Examine compatibility issues between sensitive and warehouse uses to better address buffering between uses, permitted uses, hours of operations, and transitioning some industrial areas to alternative land uses; • Initiate an effort to identify legal, non-conforming, no longer legal-non-conforming (amortization period has expired), and illegally operating warehouses; • Examine whether the designated truck routes can be modified to both provide the most efficient truck routes and ensure the best protection of the residential areas and educational uses; and
• Develop recommendations for Warehouses (i.e. queuing, stacking, loading, unloading and parking of trucks)

SUMMARY
Staff has prepared a proposed interim urgency ordinance placing a 45-day moratorium on the establishment, expansion, or modification of Warehouses and truck facilities within the City (Attachment A). The Moratorium will also prohibit the City from accepting any new applications or issuing any permits or entitlements to those that submit applications following the posting of this agenda on June 22, 2022.

Per Government Code section 65858, the primary purpose of the proposed Urgency Ordinance is to defer decisions on pending and future projects applications while the City studies the subject matter, evaluates possible regulatory options and considers the adoption of new permanent regulations. Pursuant to Government Code Section 65858, an urgency ordinance requires an affirmative vote of four-fifths (4/5th) of the City Council to be adopted. If passed, the Urgency Ordinance will continue in effect for 45 days (until August 6, 2022) and, thereafter, will be of no further force and effect, unless extended by further action of the City Council.

Upon subsequent notice and public hearing, the ordinance may be extended for up to an additional 10 months and 15 days. Thereafter, staff will issue a written report describing the measures which the City has taken to address the conditions which led to the adoption of the Urgency Ordinance. The report must be issued at least 10 days before the expiration of the Moratorium, or any extension thereof and made available to the public.

The City Council will, in turn, analyze the report and determine whether conditions continue to exist to justify further extensions to the Moratorium.

ATTACHMENT:

A. Attachment A – Urgency Ordinance No. 2450

ATTACHMENT A
ORDINANCE NO. 2450

AN INTERIM URGENCY ORDINANCE OF THE CITY COUNCIL OF THE CITY OF MONTEBELLO, CALIFORNIA, ESTABLISHING A 45-DAY

MORATORIUM ON THE ESTABLISHMENT, EXPANSION, OR

MODIFICATION OF WAREHOUSES, DISTRIBUTION PLANTS, TRUCK

STORAGE FACILITIES AND RELATED USES WITHIN THE CITY OF
MONTEBELLO; AND DECLARING THAT THIS ORDINANCE SHALL TAKE

EFFECT IMMEDIATELY
WHEREAS, Government Code section 65858 expressly authorizes a general law city, in order to protect public health, safety, and welfare, to adopt an interim urgency ordinance prohibiting a use that is in conflict with a contemplated general plan, specific plan, or zoning proposal that its legislative body, planning commission, or planning department is considering or studying or intends to study within a reasonable time, provided that the urgency measure is adopted by a four-fifths vote of the legislative body, and have no further force and effect 45 days from its adoption, unless thereafter duly extended by further legislative action; and
WHEREAS, Government Code Sections 36934 and 36937 expressly authorize the City Council to enact urgency ordinances, which take effect immediately upon introduction, for the immediate preservation of the public peace, health, or safety, containing a declaration of the facts constituting the urgency, and which must be passed by a four-fifths vote of the City Council; and
WHEREAS, the City of Montebello (“City”) is concerned with a potential increase in commercial manufacturing/ industrial uses within neighboring communities due to the growing economy and lack of vacant, developable land, particularly warehouses, distribution centers, and logistics facilities (collectively “Warehouses”), which include any use for the conduct, business, or management of warehousing, storing, safekeeping, freight forwarding, handling, keeping inventory, and/or distribution activities for any product or component, including but not limited to goods, wares, consumer products, materials, or merchandise, partially or wholly within an enclosed space, building, or other structure; and
WHEREAS, with the lack of available industrial warehouse storage space in the region, the City has experienced an increase in Warehouses, residents and businesses within the City have faced with an increase of truck traffic and following related adverse impacts:
• Increased safety risk for smaller vehicles, pedestrians, and bicyclists; • Damage to City streets, streetlights, traffic signal equipment, signs, trees, curbs, medians, etc.;
• Traffic congestion and reduced levels of service on streets and at intersections; • Trucks also cause noise and vibrations when travelling on the roadways next to residential areas and educational uses; and
ORDINANCE NO. 2450

Page 2 of 4 ends

WHEREAS, there is a need to study and develop policy guidance to ensure there is logical relationship between the placement of Warehouses and available truck routes to avoid the deleterious effects of routing trucks past sensitive uses; and WHEREAS, the City intends to update the Montebello Municipal Code to further address the potential side effects of Warehouses to ensure that they are properly regulated within the City; and
WHEREAS, the City also intends to address truck yards, and associated buildings, queuing, stacking, loading, unloading and parking of trucks; and WHEREAS, if zoning restrictions are temporarily imposed for the establishment, expansion, and/or development of Warehouses, the City can mitigate the threat of health and safety caused by Warehouses that often create congestion on city streets and noise, vibration, and other disruptions to the peace and quiet that is necessary for the enjoyment of residential neighborhoods and efficacy of educational uses; and WHEREAS, the City desires to establish a 45-day moratorium on the establishment, expansion, or modification of Warehouses and truck storage facility uses within the City through the adoption of this Urgency Ordinance to further the purposes stated herein; and
WHEREAS, City staff, the City Planning Commission, and the City Council, each requires a reasonable period of time to study existing Warehouse and truck storage facility regulations and developments to determine the potential adverse impacts on the environment, traffic, aesthetics, and visual quality of properties within the City, and to make recommendations on appropriate alternative regulations for warehouses and truck storage facilities within the City; and
WHEREAS, California Government Code sections 36934, 36937 and 65858 authorize the City Council to take action by ordinance to take effect immediately for the preservation of the public peace, health or safety when adopted by a four-fifths vote of the City Council.

NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF MONTEBELLO HEREBY ORDAINS AS FOLLOWS:

SECTION 1. RECITALS AND FINDINGS. The preceding Recitals are true and correct and are hereby incorporated and adopted as findings and determinations in this Urgency Ordinance in accordance with California Government Code section 65858 by the City Council as set forth herein.

ORDINANCE NO. 2450

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SECTION 2. DECLARATION OF URGENCY. The City Council finds and declares that the adoption and implementation of this Urgency Ordinance is necessary for the immediate preservation and protection of the public peace, health and safety as detailed above. The City Council further declares that this Urgency Ordinance is an emergency response measure aimed at ensuring uses that may be in conflict with the City’s contemplated General Plan are studied within a reasonable time.

SECTION 3. DEFINITIONS AND MORATORIUM.

A. Definitions. For the purpose of this Urgency Ordinance, “Warehouses” “Distribution Centers”, “Distribution Plants”, “Truck Storage Facilities” and “related uses” shall include any use for the conduct, business, or management of warehousing, storing, safekeeping, freight forwarding, handling, keeping inventory, and/or distribution activities for any product or component, including but not limited to goods, wares, consumer products, materials, or merchandise, partially or wholly within an enclosed space, building, or other structure.

B. Moratorium. A 45-day moratorium is hereby established in the City of Montebello by this Urgency Ordinance prohibiting the acceptance of any application for the establishment, expansion, or modification of Warehouses, Distribution Plants, Truck Storage Facilities, and related uses within the City of Montebello.

SECTION 4. ENVIRONMENTAL. Pursuant to Section 15378(b)(5) of the California Environmental Quality Act (CEQA), this Urgency Ordinance is an organizational or administrative activity of the City that will not result in direct or indirect physical changes in the environment, and therefore not a project. Additionally, pursuant to CEQA Guidelines Section 15061(b)(3), this Urgency Ordinance is exempt from CEQA review because there is no possibility that the Moratorium may have a significant effect on the environment, insofar as it prohibits the construction of or alterations to, truck parking or logistics facilities within the City. Furthermore, even if the Urgency Ordinance is considered a project, the proposed moratorium is categorically exempt under CEQA Guidelines Section 15308, because it is clear that the Moratorium will not create an environmental impact and the action will assure the maintenance, enhancement, or protection of the environment through the eventual adoption of regulations and development standards on truck parking or logistics facilities. Accordingly, no further environmental review is necessary.

SECTION 5. SEVERABILITY. If any action, subsection, line, sentence, clause, phrase, or word of this Ordinance is for any reason held to be invalid or unconstitutional, either facially or as applied, by a decision of any court of competent jurisdiction, such ORDINANCE NO. 2450

Page 4 of 4 ends

decision shall not affect the validity of the remaining portions of this Urgency Ordinance, and each and every individual section, subsection, line, sentence, clause, phrase, or word without regard to any such decision.

SECTION 6. EFFECTIVE DATE. This Urgency Ordinance shall take effect immediately upon adoption by a four-fifths (4/5) vote and shall be of no further force and effect forty-five (45) days thereafter unless the City Council extends such Ordinance following a noticed public hearing.

SECTION 7. PUBLICATION. The City Clerk shall attest to the adoption of this Urgency Ordinance and shall cause this Urgency Ordinance to be posted in the manner required by law.

APPROVED AND ADOPTED 22ND DAY OF JUNE, 2022.
_______________________________
Kimberly A. Cobos-Cawthorne, Mayor
ATTEST:
________________________
Christopher Jimenez, City Clerk
APPROVED AS TO FORM:
__________________________
Arnold M. Alvarez-Glasman, City Attorney
I HEREBY CERTIFY that the foregoing Urgency Ordinance was adopted by the City Council of the City of Montebello at its meeting held on the 22nd day of June, 2022 by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

________________________
Christopher Jimenez, City Clerk

CITY OF MONTEBELLO

CITY COUNCIL AGENDA STAFF REPORT
TO: Honorable Mayor and City Council Members
FROM: René Bobadilla, P.E., City Manager
BY: Joseph Palombi, Director of Planning and Community Development SUBJECT: Adopt Resolution No. 22-52 approving the Housing Element Update for the 2021-2029 Planning Period (6th Cycle Regional Housing Needs Allocation)
DATE: June 22, 2022
RECOMMENDATIONS:

It is recommended that the City Council:
1) Adopt the Negative Declaration prepared in connection with the Housing Element Update (2021-2029) in accordance with the California Environmental Quality Act (“CEQA”); and
2) Approve the Housing Element Update (dated June 13, 2022 for the 2021-2029 planning period) pursuant to Resolution No. 2022-52; and 3) Take such additional and/or related, action that may be desirable.

FISCAL IMPACT
There is not fiscal impact by approving the Housing Element update.

BACKGROUND
The Housing Element of the City of Montebello General Plan (“Housing Element”) sets forth the City’s goals, policies and programs that address existing and projected future housing needs for the City’s various economic segments. The Housing Element also provides policy guidance for local decision making related to housing needs during an eight (8) year planning period which coincides with the Regional Housing Needs Assessment (RHNA) project period established by the Southern California Association of ITEM #___ 17
CITY COUNCIL AGENDA REPORT – MEETING OF JUNE 22, 2022
Approve the Housing Element Update for the 2021-2029 Planning Period (6th Cycle Regional Housing Needs Allocation)

Page 2 of 8 ends

Governments (SCAG). The RHNA is mandated by State Housing Law as part of the periodic process of updating local housing elements of the General Plan. RHNA quantifies the need for housing within each jurisdiction during specified planning periods.

The City’s existing Housing Element covers the planning period extending from 2016- 2021, which is referred to as the “Fifth Housing Element cycle” in reference to the five (5) required updates that have occurred. State Planning Law mandates that jurisdictions within the SCAG region update their Housing Element for the 6th Cycle planning period, which spans the 2021-2029 period (October 15, 2021- October 2029). The mandated timeframe for compliance imposed by the California Department of Housing and Community Development (HCD) is February 2022.

It is important to note that there is currently one jurisdiction within the 88 cities that comprise Los Angeles County with a certified housing element for the above-referenced Sixth Housing Element RHNA Cycle. Montebello has worked closely with HCD to receive verbal confirmation that the current draft Housing Element is compliant with State law and in line to be the second certified housing element in Los Angeles County. Typically, formal certification is received within 60-days of submission. In an effort to avoid delaying this process, the Housing Element in its current form has been reviewed and vetted by HCD as well as circulated for public review/comment.

The following provides a general timeline describing major milestones in preparing Montebello’s draft 6th Cycle Housing Element Update (2021-2029):
• February 15, 2021 through June 15, 2021 – the City conducted a bilingual Housing Element community online survey that resulted in 712 responses, including 18 in Spanish;
• June 17, 2021 – the City conducted a joint meeting with the Housing Element Task Force (HETF) and Planning Commission in the form of a public workshop via Zoom to provide a general overview of the process and receive feedback regarding the draft Housing Element;
• June 21 through June 24, 2021 – the City conducted a four(4)-day Visioning Workshop that was held in-person and via Zoom at various hours to engage the community in an effort to develop a consensus on a citywide vision for growth, preservation and renewal of housing;
• July 15, 2021 – the City conducted a second joint meeting with the HETF and Planning Commission to gather further input on the effectiveness of existing housing goals, policies and programs, reviewed AFFH requirements and discussed suitable sites;
• August 13, 2021 – City Housing Element update team met with HCD staff to receive preliminary verbal comments on the draft document; • August 13, 2021 – City Housing Element update team initiated efforts to revise the draft Housing Element to address HCD’s verbal comments; • August 26, 2021 – the City conducted a public workshop to review preliminary CITY COUNCIL AGENDA REPORT – MEETING OF JUNE 22, 2022
Approve the Housing Element Update for the 2021-2029 Planning Period (6th Cycle Regional Housing Needs Allocation)

Page 3 of 8 ends

goals, policies, and programs for the draft Housing Element; • September 8, 2021 – the City Council received and filed a report on the Visioning Workshop, which included the outcome of the workshop for Council’s review and comments;
• September 9 through September 19, 2021 – Draft Housing Element public comment period;
• September 20 through September 29, 2021 – City staff completed the necessary edits to the draft Housing Element;
• September 30, 2021- Draft 2021-2029 Housing Element was transmitted to State Department of Housing and Community Development (HCD) for a 60-day review; • November 29, 2021 - the City received a written letter from HCD with comments regarding changes necessary to achieve State certification and demonstrate compliance with State law;
• December 21, 2021 - Initial Study (IS)/Negative Declaration (ND) for the Housing Element Update (2021-2029) was circulated for public review/comment. The environmental document analyzed the potential for significant impacts on the environment resulting from implementation of the 2021-2029 Housing Element Update pursuant to the California Environmental Quality Act (CEQA). As previously mentioned, the public review period commenced on December 21, 2021 and concluded on January 19, 2022;
• January 19, 2022 – the City resubmitted a revised version of the draft Housing Element to address the comments received from HCD on November 29, 2021; • March 16, 2022 - the City received a second comment letter from HCD describing additional revisions necessary to the 2021-2029 Housing Element to achieve compliance with State Law;
• March 30, 2022 – City staff provided a preliminary response to HCD’s letter dated March 16, 2022. Several calls and meetings were held between City staff and HCD to clarify and address all of the comments received in connection with the draft Housing Element;
• May 10, 2022 – City staff met via Zoom with HCD representatives to discuss proposed changes to the 2021-2029 Housing Element. Based on HCD direction, staff revised the 2021-2029 Housing Element and resubmitted the updated version on May 20, 2022;
• June 9, 2022 - City staff met via Zoom with HCD to discuss the draft Housing Element and minor technical revisions which have been incorporated into the current draft document. It is staff’s understanding that this version is in compliance with State Housing Law and will be processed under HCD’s normal review for certification. Typically, this process takes up to 60-days to complete.

ENVIRONMENTAL
The proposed Housing Element Update (Case No. PC-2022-0001-GPA) is considered a “Project” and subject to the California Environmental Quality Act (“CEQA”). Pursuant to CEQA Guidelines Section 15063, the City has completed an Initial Study and prepared a CITY COUNCIL AGENDA REPORT – MEETING OF JUNE 22, 2022
Approve the Housing Element Update for the 2021-2029 Planning Period (6th Cycle Regional Housing Needs Allocation)

Page 4 of 8 ends

Negative Declaration for the 2021-2029 Housing Element for adoption by the City Council.

The Notice of Intent to Adopt a Negative Declaration (ND) and Initial Study (IS) was circulated for public review beginning December 21, 2021 to January 19, 2022. In accordance with CEQA, the City circulated the notification of availability of the IS and ND and included members of the public who requested to be included in the City’s interested parties list. The IS-ND prepared for this project is included as (Attachment E).

DISCUSSION
The 2021-2029 Housing Element identifies existing and future housing needs (RHNA) of all types for persons of all economic segments in the City. The Housing Element analyzes governmental constraints to housing maintenance, improvement, and development; addresses conservation and improvement of the condition of existing affordable housing stock; and outlines policies that promote housing opportunities for all economic groups.

Pursuant to Government Code section 65583, the Housing Element must demonstrate the following:

1. Conserve and improve the condition of the existing affordable housing stock;

2. Identify and address the housing needs, including housing goals, policies and programs;

3. Identify and address constraints to housing maintenance, improvement, and development; and

4. Promote equal housing opportunities for all residents.

The 2021-2029 Housing Element consist of the following eight (8) Chapters:
• Chapter I: Describes purpose, compliance with State Law, General Plan consistency and community engagement;
• Chapter II: Provides the City’s demographics, economic and housing characteristics, and summary of housing needs;
• Chapter III: Discusses Fair Housing issues and needs; • Chapter IV: Provides a review of the City’s past performance of current policies and programs;
• Chapter V: Identifies resources and opportunities for the development, rehabilitation and preservation of housing;
• Chapter VI: Analyzes the contributing factors that interfere with achieving the City’s housing vision;
• Chapter VII: Describes the City’s vision and details a list of guiding principles; and • Chapter VIII: Provides goals, policies and programs that address housing needs.

Housing Characteristics, Constraints, Goals, Policies and Programs The 2021-2029 Housing Element describes the City’s demographic, economic, and housing characteristics, governmental and non-governmental constraints to the CITY COUNCIL AGENDA REPORT – MEETING OF JUNE 22, 2022
Approve the Housing Element Update for the 2021-2029 Planning Period (6th Cycle Regional Housing Needs Allocation)

Page 5 of 8 ends

production of housing, and provides goals, policies and programs that address various housing needs which include, but are not limited to, the following housing issue areas:
• Identify ways to address housing-related problems and overcrowding; • Ensure that existing housing stocks are preserved;
• Provide a wide range of housing types to satisfy the needs of existing and future residents;
• Identify and promote adequate sites for future residential development that are dispersed throughout the City; and
• Promote equal housing opportunities for all.

The goals listed within the 2021-2029 Housing Element to address housing issues are listed below, and policies to implement each goal are outlined under Chapter 8 (Goals and Policies) of the Housing Element:
• Goal 1: Conservation and Preservation of existing supply. • Goal 2: Increase housing production to improve affordability for the City’s current and future residents.
• Goal 3: Increase housing choices for the City’s diverse cultures, lifestyles, abilities, family structures, and income levels.

The Housing Programs (Chapter 4 - Table 4.2, and Chapter 8 of the Housing Element) included in the draft Housing Element define specific actions the City will undertake to achieve the stated goals and policies. In the 2016-2021 Housing Element, the City listed 23 programs. Of the 23 programs, the 2021-2029 Housing Element Update is recommending to continue 17 programs, three programs will be amended and continued, and three programs will be deleted. The housing programs are intended to address the community needs and are listed on pages 68 through 75 of the 2021-2029 Housing Element. Additional programs have been included as part of the 2021-2029 Housing Element Update listed under Chapter 8 of the 2021-2029 Housing Element. This process has been a collaborative effort between the City of Montebello and HCD.

Regional Housing Needs Assessment (RHNA)
Based on methodologies established by the Southern California Association of Governments (SCAG), the RHNA numbers for Montebello (5,186) are mandated by State Law to quantify the need for housing throughout the State during specified planning periods. This informs the local planning process to address existing and future housing needs resulting from projections based on population, employment and household growth. The Housing Element Update must address the need for the City of Montebello to accommodate these housing numbers established by SCAG for a specified planning period (2021-2029).

CITY COUNCIL AGENDA REPORT – MEETING OF JUNE 22, 2022
Approve the Housing Element Update for the 2021-2029 Planning Period (6th Cycle Regional Housing Needs Allocation)

Page 6 of 8 ends

In March 2021, SCAG assigned RHNA allocations to Montebello and other Los Angeles County Cities. As previously mentioned, Montebello was assigned a total of 5,186 new housing units which is further distributed into four (4) income categories as follows:

Table 1
6th Cycle Regional Housing Needs Allocation for Montebello Income Level Needed units
Very-Low 1,314
Low Income 707
Moderate Income 777
Above-moderate income 2,388
Total 5,186
The City’s draft Housing Element for 2021-2029 identifies adequate sites (refer to discussion under “Site Inventory”) to fulfill the needs established by RHNA. The need to address the above-referenced housing needs with opportunity sites is required by HCD.

In an effort to comply with this requirement and address the need to provide affordable housing to achieve the RHNA allocations referenced above, the City has developed policies and programs that promote the development of housing types for various economic segments and assist developers by facilitating the review and approval of development permits.

Community Engagement and Public Outreach
In preparation of the 6th Planning Cycle Housing Element Update, the City undertook an extensive public outreach program to solicit input from residents, community members, and stakeholders throughout the update process. The following provides a summary of the City’s Community Engagement outreach efforts:
• Online Community Survey – A bilingual community online survey was released from February – June to gather public feedback related to housing needs. • Public Meetings – Multiple public workshops and public hearings were held, providing opportunities for community and public participation and input. • Stakeholders – Individual stakeholders meetings and interviews were held with various organizations, business owners as part of the consultation process. • Website – Creation of a focused webpage on the City’s website dedicated to the Housing Element Update which was routinely maintained and updated with pertinent information.
• Social Media – Specific information, provisions and updates were advertised in English and Spanish throughout the City’s website and social media post.

The bilingual online Housing Element Community survey was released from February 15, 2021 to June 15, 2021 and the City received 712 responses, including 18 in Spanish. The survey was followed by a 4-day visioning workshop and multiple joint Housing Element CITY COUNCIL AGENDA REPORT – MEETING OF JUNE 22, 2022
Approve the Housing Element Update for the 2021-2029 Planning Period (6th Cycle Regional Housing Needs Allocation)

Page 7 of 8 ends

Task Force and Planning Commission meetings. The following is a summary of the issues raised by those who participated:
• Concern that City is not providing enough affordable housing. Multi-generations living within the same household.
• Lack of variety of housing types, in particular senior housing and lower-income. • Lack of preservation of natural areas.
• Unsafe neighborhoods need to provide more public services in certain areas. • Request for information regarding rental assistance programs and information on housing and tenant resources.

HCD Review Process

In prior Housing Element update cycles, HCD would conduct a 60-day review of a draft Housing Element, which included reviewing and providing comments on a jurisdiction’s draft Element as submitted. In the same 60-day period, the jurisdiction would propose suggested revisions in response to HCD comments. HCD would review and provide additional comments, if necessary. At the end of the 60-day review, HCD and the jurisdiction had an agreed upon edited Draft Housing Element for the jurisdiction’s adoption process. The jurisdiction would then adopt the Draft Housing Element by the required date or in the 120-day period following the date.

During this 6th Cycle Housing Element update, for all cities within the SCAG region, HCD staff has not been able to complete reviews within the typical 60-day review period due to the number of cities being reviewed per HCD representative. At the conclusion of the review period, HCD has provided letters outlining revisions and clarifications needed to comply with State Law. Typically, HCD has required between two to three rounds of 60- day review for every draft Housing Element that is submitted.

The City originally submitted its first draft Housing Element (2021-2029) on September 30, 2021. On November 29, 2021, HCD provided comments. City staff conducted virtual meetings with HCD to better understand the comments and obtain clarification. The City prepared a second draft that incorporated revisions and clarifications requested by HCD and submitted the document to HCD on January 19, 2022 for a second review.

On March 16, 2022, HCD provided comments on a second draft notifying that further analysis and discussions are required regarding affirmatively furthering fair housing and justifying assumptions about reuse of non-vacant sites and to provide justification for realistic capacity of site inventory properties. City staff prepared preliminary responses for HCD review, which were discussed during a virtual meeting on May 10, 2022. Based on direction from HCD, a third draft of the Housing Element was submitted for a 60-day review on May 20, 2022 for HCD certification.

SUMMARY
CITY COUNCIL AGENDA REPORT – MEETING OF JUNE 22, 2022
Approve the Housing Element Update for the 2021-2029 Planning Period (6th Cycle Regional Housing Needs Allocation)

Page 8 of 8 ends

City staff has worked closely with HCD to maintain an open line of communication to ensure the City can quickly address comments and provide the necessary feedback to move the certification process forward. Staff recommends adoption of the 2021-2029 Housing Element and adoption of the Initial Study/Negative Declaration pursuant to CEQA (Case Nos. PC-2022-0001-GPA & ENV No. 2-22-ND). Staff seeks approval to make minor technical corrections, if needed, to ensure certification of the 6th cycle Housing Element (2021-2029) from HCD.

Therefore, any non-substantive changes requested from HCD prior to certification would be made by the Director of Planning and Community Development and shall not require further action by the City Council. If HCD directs any substantive subsequent revisions, the Housing Element would be presented to the decision makers for further consideration.

ATTACHMENTS:

A. Attachment A - Resolution City Council approval of IS-ND and GPA B. Attachment B - 6th Cycle Housing Element (2021-2029) C. Attachment C - Letter from the Department of Housing and Community Development Dated November 29, 2021
D. Attachment D - Letter from the Department of Housing and Community Development Dated March 16, 2022
E. Attachment E - Initial Study-Negative Declaration

ATTACHMENT A
RESOLUTION NO. 22-52

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
MONTEBELLO, CALIFORNIA, ADOPTING THE INITIAL STUDYNEGATIVE DECLARATION FOR AND APPROVING GENERAL PLAN AMENDMENT (PC-2022-0001-GPA) - THE CITY OF MONTEBELLO 6TH CYCLE HOUSING ELEMENT UPDATE (2021-2029); AND

AUTHORIZING THE DIRECTOR OF PLANNING AND COMMUNITY

DEVELOPMENT TO SUBMIT THE HOUSING ELEMENT TO THE

CALIFORNIA DEPARTMENT OF HOUSING AND COMMUNITY

DEVELOPMENT (HCD) FOR ITS CONSIDERATION AND

CERTIFICATION
WHEREAS, in accordance with the State Housing Law (Government Code section 65100 et seq.), each jurisdiction must update and revise its Housing Element (one of eight required elements of the General Plan) periodically in accordance with a schedule set forth in the law with specific deadlines established by the California Department of Housing and Development (HCD). Additionally, the California State Legislature identifies overall housing goals for the State with the goal of ensuring every resident has access to housing and suitable living environments; and
WHEREAS, California Government State Code section 65358 (a) authorizes the City Council of the City of Montebello (“City Council”)to amend the General Plan if it is deemed to be in the public interest; and
WHEREAS, in accordance with California Government Code Sections 65580- 65589.9, the City of Montebello (“City”) has prepared a Draft Housing Element for the Sixth Planning Cycle (2021-2029); and
WHEREAS, the public review of the Draft 2021-2029 Housing Element has been prepared by the City of Montebello and presented to the City Council for adoption; and WHEREAS, the City has made a diligent effort to ensure public participation from all economic segments of the community, including opportunities to participate included smaller focused meetings with housing partners, a 4-day visioning workshop, and a survey that was available in both Spanish and English (online and hard copies); and WHEREAS, pursuant to Government Code section 65585(b)(1), the City is required to post a revised plan on the City website and email all interested parties for public review following a 60-day HCD review period; and WHEREAS, on November 29, 2021, in accordance with Government Code section 65585, HCD issued a letter to the City to report on its review of the City’s Draft Housing Element, which review concluded that the City’s draft Housing Element addressed many of the State statutory housing requirements; but that revisions would be necessary to substantially comply with the State’s Housing Element Law (Article 10.6 of the California Government Code); and
RESOLUTION NO. 22-52

Page 2 of 4 ends

WHEREAS, staff has revised the Housing Element in response to the corrections provided by HCD in the letter dated November 29, 2021; and WHEREAS, on March 16, 2022, in accordance with Government Code section 65585(b), a subsequent letter was issued by HCD to the City to report on its review of the City’s Draft Housing Element, which review concluded that the City’s draft Housing Element addressed many of the State statutory housing requirements; but that revisions would be necessary to substantially comply with the State’s Housing Element Law (beginning with section 65580 of the California Government Code); and WHEREAS, staff has revised the Housing Element in response to the corrections provided by HCD in the letter dated March 16, 2022 and resubmitted a revised Housing Element on May 20, 2022; and
WHEREAS, pursuant to section 21067 of the Public Resources Code, and section 15367 of the California Environmental Quality Act (“CEQA”) Guidelines, the City is the lead agency for the proposed updates to the Sixth Cycle (2021-2029) Housing Element of the Montebello General Plan (the “Project”), and such is considered a “project” under the CEQA; and
WHEREAS, pursuant to CEQA, an Initial Study/Negative Declaration (“IS/ND”) was prepared for the Sixth Planning Cycle (2021-2029) draft Housing Element Update in compliance with CEQA and the local environmental review guidelines; and WHEREAS, the IS/ND was circulated for the required 30-day public review period beginning December 21, 2021 to January 19, 2022; and
WHEREAS, a Notice of Intent to Adopt a Negative Declaration was prepared and recorded at the Los Angeles County Clerk Office notifying the public of the public review period beginning December 21, 2021, to January 19, 2022; and WHEREAS, on January 18, 2022, the Planning Commission of the City of Montebello (“Planning Commission”) conducted a duly noticed public hearing on the Draft 2021-2029 Housing Element, together with the IS/ND and considered evidence presented, public testimony, and all other matters presented, at the conclusion of said hearing, the Planning Commission recommended that the City Council approve and adopt the above referenced IS/ND, as well as, the 2021-2029 Housing Element; and WHEREAS, the City Council considered oral comments and written testimony concerning the Draft 2021-2029 Housing Element and the IS/ND at a duly noticed public hearing held on June 22, 2022; and
WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF MONTEBELLO HEREBY FINDS, DECLARES, AND RESOLVES AS FOLLOWS:

RESOLUTION NO. 22-52

Page 3 of 4 ends

SECTION 1. RECITALS. The foregoing recitals are true and correct and are hereby incorporated as substantive findings of this Resolution.

SECTION 2. The City Council further finds that the 2021-2029 Housing Element, which is attached hereto and incorporated herein by this reference as Exhibit “A”, addresses all of the legal requirements as set forth in the California Government Code, and that the Housing Element is compatible with, consistent with, and integrated with all other Elements of the City’s General Plan; and the City Council therefore adopts said 2021-2029 Housing Element to replace the 2016-2021 Housing Element of the General Plan in accordance with State and local law.

SECTION 3. The Director of Planning and Community Development is hereby directed to transmit the final adopted 2021-2029 Housing Element to HCD for its earliest action and certification as provided by law; and is further directed and authorized to make all non-substantive changes to the Housing Element as required to make it internally consistent, or to address any non-substantive changes or amendments suggested or requested by HCD. Should HCD require substantive changes to the Housing Element adopted herein, City staff shall bring such changes or amendments back to the City Council for its further review and adoption.

SECTION 4. The City Council hereby certifies, approves and adopts the IS/ND prepared for the 2021-2029 Housing Element Update, General Plan Amendment (Case No. PC-2022-0001-GPA) and finds that there is no substantial evidence to support the adoption of the 2021-2029 Housing Element will result in any significant environmental impacts.

APPROVED AND ADOPTED 22nd day of June, 2022.
_______________________________
Kimberly A. Cobos-Cawthorne, Mayor
ATTEST: APPROVED AS TO FORM:

________________________________ ________________________________ Christopher Jimenez, City Clerk Arnold M. Alvarez-Glasman, City Attorney

STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) SS:

CITY OF MONTEBELLO )
RESOLUTION NO. 22-52

Page 4 of 4 ends

I, Christopher Jimenez, City Clerk of the City of Montebello, County of Los Angeles, State of California, hereby certify that the foregoing Resolution No. 22-52 was passed and adopted by the City Council of the City of Montebello, signed by the Mayor and attested by the City Clerk at a regular meeting of said Council held on the 22nd day of June 2022 and that said Resolution was adopted by the following vote, to-wit:

AYES:

NOES:

ABSTAIN:

ABSENT:

DATE:

Christopher Jimenez, City Clerk
Montebello Housing Element
2021-2029

ATTACHMENT B
Review of
Previous
Policies and
Programs
Introduction
A. Context A. Profile: People,
Economy, and Housing
A. Progress in
Implementing 2016-2021
Programs
A. Overview
B. Purpose B. Assisted Housing at Risk
of Conversion
B. Cumulative
Effectiveness in
Addressing Housing
for Special Needs
Population
B. Assessment of Fair
Housing Issues
C. Housing Element
Requirements
C. Summary of Housing
Needs
C. Summary of Fair
Housing Needs
D. 2040 General Plan
Consistency
D. Identification and
Prioritization of
Contributing Factors
E. Community
Engagement
E. Site Inventory
& AFFH
F. Process
F. Targets For
Affordable Units
G. Environmental Justice
Community
Profile Fair Housing
Assessment
5 5 17 37 75
8 33 38 83
9 35
64 38
40 45
46 55
10 66
68 72
11 14
16 17 37 75

1. Fair Housing Enforcement
and Outreach

2. Integration and
Segregation

3. Racially or Ethnically
Concentrated Areas of
Poverty

4. Access to Opportunities

5. Disproportionate Housing
Needs
Goals,
Policies, and
Programs
Constraints Vision
Resources
and
Opportunities
A. Land Resources A. Community
Engagement
A. Goals and Policies
B. Financial and
Administrative
Resources
B. Community
Vision
B. Programs
A. Governmental
Constraints
B. Non Governmental
Constraints
C. Energy Conservation C. Guiding Principles C. Quantified Objectives 85 129 133
113
129 135
115
114 130 144
105
116
119
123
124
124
124
125
124
125
125
85 115 129 133

1. General Plan

2. Zoning Regulations

3. Site Improvement
Requirements

6. SB-9 and SB-10

4. Accessory Dwelling Units

7. Density Bonus Ordinance

1. Market Constraints

5. Housing for Person
with Disabilities

8. Inclusionary Housing
Ordinance

2. Financing Constraints
City Council
Mayor, HTF Kimberly Ann Cobos-Cawthorne
Mayor Pro Tem Angie Jimenez
David Torres
Scarlet Peralta
Salvador Melendez
City Manager René Bobadilla
Planning Commission
Chair, HTF Alexandra Briseno
Vice-chair, HTF Marlene Ramirez
HTF Berj Aliksanian
HTF Victor Cuevas
HTF Natalia Lomeli
Housing Task Force (HTF)
Gateway Cities COG Melani Smith
San Gabriel Valley COG Alexander Fung
Community Housing Expert Veronica Rodriguez-Cabrera, LCSW Montebello Chamber of Commerce Adriana Dugan
Principal Staff
Planning & Community
Development Director Joseph Palombi
Associate Planner Monica Mercado-Rodriguez
Assistant Planner Michael Donovan
Consultants
Rangwala Associates
in association with
Moule & Polyzoides
Rincon
Pro Forma Advisors LLC
Urban3
Kittelson
MetroQuest
... and thanks to Colin Cross & Paul McDougall from the Housing and Community Development for their review and guidance, & numerous members of City Staff & Montebello residents & businesses
Acknowledgements
1 Introduction
5 1
Los Angeles
LAX
Pasadena
Long Beach
Montebello Pomona
Anaheim
Santa Monica
20 miles
Introduction

A CONTEXT
The City of Montebello is located about nine miles to the southeast of Downtown Los Angeles. Incorporated in 1920, Montebello has a footprint of 8.4 square miles and a popula- tion of approximately 63,544.

Along its northern city limit is an outcropping of chappa- ral-studded hills that were historically called the La Merced Hills and are now known as the Montebello Hills. Long the site of productive oil wells, the hills create a discernible geographic division between Montebello and the San Gabriel Valley. Mon- tebello’s eastern city limit abuts the Rio Hondo, a channelized tributary of the Los Angeles River. The northeast corner of the city is adjacent to the Whittier Narrows Dam, which restricts the flow of the Rio Hondo and the San Gabriel River.

The city is served by two major freeways: the Santa Ana Freeway (Interstate 5), which delineates a portion of the city’s southern boundary, and the Pomona Freeway (SR-60), which delineates almost all of its northern boundary. In addition, there are two railroad rights-of-way that transect Montebello: one is located near the geographic center of the city and is operated by the Union Pacific Railroad, and the second is located near the southern city limit and is operated by the BNSF Railway Company. The Union Pacific Line is traversed by Metrolink and Amtrak passenger trains. Within the Montebello city limits is the Montebello/Commerce station, which serves Metrolink’s Orange County Line.

Since Montebello’s inception, the Union Pacific Railway right-of-way has historically divided the community into two discrete sections: north and south. The area to the north of the railroad tracks contains the historical core of the city and a majority of its residential neighborhoods. A majority of the city’s commercial development and open spaces are also concentrated in this area. The area to the south of the railroad tracks contains a concentration of industrial uses, in addition to some residential neighborhoods. The majority of Montebello’s housing stock was constructed between the 1940s and ‘70s, though some earlier dwellings are woven into the neighborhoods along Whittier Boulevard. Commercial development is generally confined to the city’s major vehicular corridors. Public and private institutional uses are interspersed throughout the community.
6 Montebello Housing Element

1. Early Origins
The first European settlement in Montebello dates
back to the founding of the original San Gabriel
Mission by the Franciscan Missionaries, Fathers
Angel Somera and Pedro Cambon. This mission was
founded on September 9, 1771, on a site near San
Gabriel Boulevard adjacent to the Rio Hondo River.

The Mission was the third in a system comprised of
21 missions established under the direction of Father
Junipero Serra. The Mission managed to flourish
under hardships, but heavy rains and the resulting
flooding caused the mission to relocate to its permanent location in San Gabriel in 1776.

The City of Montebello originally consisted of parts
of Rancho San Antonio, Rancho La Merced, and
Rancho Paso de Bartolo. Also within the City, on the
banks of the Rio Hondo River, the last armed conflict
was staged with Mexico for possession of California at
the Battle of the Rio San Gabriel on January 8, 1847.

Originally an agricultural community, Montebello
had an ideal climate, productive soil, and an abundance of water for farming. From the turn of the century continuing through the 1920’s, the area was
well known for its production of flowers, vegetables,
berries, and fruits.

The discovery of oil by Standard Oil Company on
the Anita Baldwin property in 1917, brought about a
new era for the City. By 1920, Montebello oil fields
accounted for one-eighth of total California crude oil
production.

2. Postwar Development & Suburbanization
Rapid development in the postwar era heightened demand for new and affordable housing, particularly among military veterans who had recently returned from World War II. Federal policies and programs promoted homeownership and the mass construction of detached, single‐family dwellings.

Though Montebello contains a diverse mix of land uses, residential uses consisting of largely modest, single-family suburban houses account for majority of development in the City. The majority of Montebello’s housing stock was constructed between the 1940’s and 1970’s.
5,498
21,735
1930
1940
1950
1960
8,016
32,097
Figure 1.1. Historic Patterns of Growth
1 Introduction 7
1970
1980
1990
2000 2010 2019
42,807
52,929
59,564
62,150 62,500 61,954
Like many of the suburban communities in Southeast Los Angeles County, Montebello’s population has become increasingly diverse over time.

Today the community is home to a large Mexican American population, and roughly 80 percent of Montebello residents have Hispanic or Latino origin.

The City is also home to a sizable Armenian American population.

3. Contemporary Development
The City has been completely urbanized for more than five decades. The new development that has occurred in the City has involved the redevelopment of existing urbanized sites that were either developed at lower residential densities or in other uses. New residential infill development has occurred throughout the City. Recent development activity in the City has involved the proposed construction of a large new housing development in the Montebello Hills. The new development would entail the construction of up to 1,200 new residential units.
8 Montebello Housing Element
B. PURPOSE
In the face of rising housing costs, there comes a limit to what innovative industries can absorb to attract and retain the talent they need to remain competitive. The service industries that support those dynamic sectors are already struggling. For young people, working people and the poverty-stricken, there is also a break point on how much rent and mortgages can erode their income. Like climate change, the housing affordability crisis is a slowly unfolding catastrophe, and is now the most serious threat to California’s future standard of living and quality of life.

California retains formidable advantages of climate, natural beauty, diversity and social vitality. We pride ourselves on our progressive values. Yet rising homelessness is a graphic reminder of extreme inequities and our fraying social fabric. Our public institutions and private partners must show progress against the frightening spread of tents that dot our landscape to rebuild our faith in a just and safe future.

Montebello is committed on course toward making decent and affordable housing both a community benefit and a human right. Over the next eight years, Montebello will plan for the construction of its share of the 1.3 million units of housing that we need to serve all income levels in Southern California.

The purpose of the 2021-2029 Housing Element is finding community support for building substantial new housing, especially affordable housing, among their residents.

Success will require patient dialogue, coalition-building, visionary thinking, and political will to put policies into action. The Housing Element identifies and analyzes the current and future housing needs of residents within Montebello and establishes goals, policies, and programs to meet Montebello’s housing needs. The City seeks to conserve and rehabilitate existing housing as well as provide opportunities for new development. The Housing Element has enlisted Montebello’s diverse constituencies to develop workable solutions.
1 Introduction 9
C. HOUSING ELEMENT REQUIREMENTS
The Housing Element is the primary document that the State, region, and local jurisdictions in California use to plan for current and future housing needs. The California State Legislature identified the State’s major housing goal as the attainment of a decent home and suitable living environment for every Californian at all income levels. As a result, the State Legislature requires that all jurisdictions prepare and periodically review and update a Housing Element.

Every eight years, the State Department of Housing and Community Development (HCD) sets a target for meeting housing needs, and assigns each region a share of the total housing needs.

The Southern California Association of Governments (SCAG) then allocates the projected regional growth to local jurisdictions within the region. The total housing need for each jurisdiction is distributed among income categories, requiring each jurisdiction to update their Housing Element to meet the need for housing for households at all income levels.

Government Code Section 65583 lists requirements of the Housing Element. Montebello’s Housing Element must contain “an identification and analysis of existing and projected housing needs and a statement of goals, policies, quantified objectives, and scheduled program actions for the preservation, improvement, and development of housing.”
The Montebello Housing Element needs to:
• Conserve and improve the condition of the existing affordable housing stock; • Identify and address the housing needs, including housing goals, policies, and programs;
• Identify and address constraints to housing maintenance, improvement, and development; and
• Promote equal housing opportunities for all residents.

This Housing Element updates the 5th Cycle Housing
Element and addresses recent changes to State housing law.

Montebello
Housing
Element
Needs
Assessment Constraints
Progress
Implementing 5th Cycle
Resources
&
Sites Inventory
10 Montebello Housing Element
The Housing Element is one of the
seven required elements of the General
Plan. This Housing Element update is
developed in conjunction with the City’s
overall General Plan update. This provides
a unprecedented opportunity to develop
the General Plan and Housing Element
from the ground up based on a renewed
community vision and a system approach
to planning, where housing is in complete
sync with the transportation, economic,
environmental, health, safety, cultural,
recreational policies and programs.

For the better part of the past eight
years, the City has weathered difficult
fiscal circumstances but has begun to
tackle its difficulties and in an effort
to promote economic development.

Montebello has recently taken definitive
steps to enhance critical economic nodes
throughout the City:
• Planning for the future light rail
alignment along Washington
Boulevard, will allow the City a
unique opportunity to attract new
investment on the south side with
transit-oriented housing development;
• Approving the Montebello Hills
Specific Plan will allow for the phased
development of 1,200 housing units
in a high-resource area, immediately
south of the Shops at Montebello
mall;
• Approving, over the past four years,
numerous infill commercial and
residential projects along Whittier
and Beverly Boulevards has generated
a renewed interest in corridor infill
development; and
• Updating policies, standards, and
processes allow greater residential
densities and mixed use projects
throughout the City.

CORE
Resilience
Soc
ai l Eq
uity
Visio
n
Ze
ro
Natural
Creative
Active
Healthy & Safe
Prosperous
Accessible
Well Planned
D. 2040 GENERAL PLAN CONSISTENCY
Downtown Montebello provides a huge opportunity for repurposing vacant and underperforming sites for infill housing. In conjunction with the General Plan Update, the City is also preparing a Downtown Montebello Specific Plan that will facilitate the building of more housing in the Downtown area.

These efforts will go a long way to promoting a more fiscally sustainable development environment and serve as a foundation to develop a Housing Element that will carry the City into the future.

The City has good economic development “bones” based on its superior in-fill location within the greater Los Angeles region. Additionally, many residents have lived in the City for a number of years and there is a fierce loyalty to Montebello. The updated General Plan, Downtown Montebello Specific Plan, and Housing Element will leverage this momentum and commitment to the City so that Montebello will be on solid footing to address its housing needs.

Figure 1.2. The General Plan Update and the Downtown Montebello Specific Plan will have seven focus areas that will link housing with other community needs. Each focus area will be additionally reviewed with three lenses: Resilience, Social Equity (environmental justice), and Vision Zero. 1 Introduction 11
E. COMMUNITY ENGAGEMENT
The Housing Element Update was centered in racial, income, and social equity. Thus, the community engagement goal was to also hear from people that typically do not actively engage in planning processes and elevate those voices.

The extensive public engagement process combined new
and trusted techniques to ensure participation was diverse and inclusive. Opportunities to participate included large visioning workshops, smaller focused meetings with housing partners and a survey. The survey was offered in both English and Spanish languages (online and hard copies).

Figure 1.3. Community Survey. Survey respondents noted their preference between increasing housing variety and preserving the existing housing mix.

Figure 1.4. Community Survey. Housing was rated high on the list of priorities that the community wanted to address in the General Plan.

Figure 1.5. Community Survey. The community noted the need to address housing affordability and access to resources.

Figure 1.6. Community Survey. Any increase in the housing variety would need to take place in a contextual manner that preserves the existing community character.

1. Principles of Engagement
Inclusive representation: The Housing Element update process engaged Montebello residents representing a range of race, ethnicity, socioeconomic status, age, abilities, housing type and tenure.

Meaningful Collaboration: At each step of the update process the education and outreach efforts had a clear intent and outcome, including how input will be incorporated.

Access to information and participation: A variety of online and in-person platforms for participation were scheduled at times, and locations specifically accessible to households within low resource areas of the City.

Transparent Communication: The City maintained an updated website to document information and feedback gathered and use variety of methods to notify communities about upcoming events. 12 Montebello Housing Element

2. Housing Element Task Force
The Montebello Housing Element Task Force (HETF) provided input on how the City’s programs, regulations, and processes can be structured to formulate policies that protect Montebello’s stable neighborhoods while providing desperately needed affordable, high-quality housing for all residents.

The HETF met jointly with the Planning Commission three times. The objective of the first meeting was to review the current housing needs and conditions; and the Housing Element update requirements, process, approach, and schedule. The objective of the second HETF meeting was to gather input on the
effectiveness of existing housing goals, policies, and programs, review the AFFH requirements, and review potential sites for the housing inventory. The final meeting reviewed the vision and supporting goals, policies, and programs.

Even during the height of the COVID-19 pandemic, the
community outreach/engagement efforts related to the Housing Element were extensive to engage all economic segments of the population. These efforts included, among other things, 24 community meetings, including focus group meetings. The City’s outreach/engagement strategy for the housing element survey focused on reaching all segments of the population as it included:
• The distribution and collection of hard copy surveys (with pens) by the Montebello Community Assistance Program
(MCAP) to solicit feedback from the City’s lower-income population, including the unhoused community;
• The City’s Code Enforcement Division distributed hard copies of the survey to residents and local businesses beginning March 2021 through June 2021; • The survey with a link (and QR Code) was disseminated in the City newsletter (Spring and Summer editions, reaching all 24,000 resident and business addresses in Montebello twice) via The Montebello View that was delivered via U.S.

Mail;
• All surveys were provided in English and Spanish given that more than 70% of the city is Hispanic. With over 700 responses received, the City received 18 responses in Spanish; • The survey was blasted on all City-sponsored social media outlets including the City’s website;
• The survey was made available at local libraries and all social media platforms (Facebook, Next-door, Twitter, Instagram and LinkedIn);
• The City offered incentives, including opportunities to win raffle prizes, for anyone who participated in the survey; • The survey was included in the Chamber of Commerce
Spotlight newsletter and Rotary Club meetings;
• The surveys were distributed to local parks, school students/ faculty, and sports programs through the Parks and Recreation Department and the Montebello Unified School District;
• The survey was available at several City Council and Planning Commission public meetings and included in the public communications; and
• City staff together with representatives from the Gateway Cities COG engaged with individual community members
to specifically discuss issues related to the unhoused and lower-income needs related to affordable housing.
1 Introduction 13

3. Visioning Workshop
In between the first and second HETF meeting, a 4-day
Visioning Workshop for the General Plan, Downtown
Montebello Specific Plan, and Housing Element was held. The 4-day workshop engaged the community to develop a consensus on a Citywide vision for growth, preservation, and renewal — specifically, the amount and location where new growth will be directed. The workshop headquarter and the evening community meeting locations were all located in low-income neighborhoods that typically are not represented in planning processes.

Visioning Workshop Open House: The community carefully reviewed the potential for each site identified in this Housing Element. 14 Montebello Housing Element

PROJECT INITIATION

DISCOVERY

VISIONING WORKSHOP
DRAFT

HOUSING ELEMENT

MULTIPLE ROUNDS OF
HCD REVIEW (200 DAYS)
FINAL

HOUSING ELEMENT

ADOPTION
7/2020
7/2020-6/2021
6/21/2021-6/24/2021
7/2021-9/2021
5/2022
10/2021-5/2022
6/2022-7/2022
Needs
Assessment
Council
Mtg
Focus
Group Mtgs
1st HETF/PC
MTG
Public
Engagement
Planning
Commission
City
Council
Edit Draft Housing Element
&
Complete CEQA Review
2nd

HETF/PC
MTG
3rd

HETF/PC
MTG
30-day public review of Draft Hsg Element
30-day public review of Final Draft Hsg Element
F. THE PROCESS
1 Introduction 15
The Housing Element Draft was reviewed and discussed at a City Council meeting in September followed by a 20-day public review and comment period.

Promotion of these community outreach efforts have included:
• Established www.planmontebello.com to create a centralized location where information regarding the process and upcoming events is maintained and accessible to the public; • Creation of [email protected] to allow the public to reach out to the team about the General Plan Update; • Creation of @PlanMontebello on Twitter, Facebook and Instagram where messaging about the process and upcoming events is posted; • Additional messaging through City website, and Twitter, Facebook and Instagram accounts;
• Facebook live event;
• Posters and displays at City facilities, buses, and at businesses throughout the City;
• Door-to-door canvassing;
• Email messaging through City’s email list, Chamber of Commerce email list, and General Plan Update email list compiled from various outreach efforts;
• Messaging on printed media including:
· Montebello Reporter (monthly publication)
· Spotlight on Montebello (bi-month publication)
· City of Montebello View (quarterly newsletter)
• Direct calls and meetings with community members, businesses and City partners; and
• Planning staff promotions through links in signature lines and at meetings with developers and residents.

These outreach efforts have resulted in meaningful community engagement which is critical to developing a vision for the Housing Element Update and related General Plan and Downtown Montebello Specific Plan documents created and endorsed by the community. Community outreach highlights include:
• Approximately 17 community outreach events have been held to date; • Over 700 survey responses were received; and
• Collaboration with over 1,000 residents, business, City partners and interested parties through these outreach efforts.

Montebello is committed to implementing
this innovative community driven approach
to establish a vision for planning for current
and future housing needs. The planning
process involved the larger community,
interested developers, and property owners
in an effort to identify realistic development
opportunities using the site inventory list
with conceptual project designs that were
fine-tuned with the market and fiscal
analysis.
—Joseph Palombi
Planning & Community Development Director
16 Montebello Housing Element
Figure 1.7. Fiscal Equity. The southern half of the City, a low-resource, diverse, lower-income, and dense segment of the community contributes more property tax revenue per acre than the high-resource, lower-density northern areas of the City. This information supports the City’s focus to direct more investment and resources to South Montebello.

G. ENVIRONMENTAL JUSTICE
Residents and community members addressed specific concerns about environmental justice in public meetings, through the digital participation platform, and the community survey. Input focused on the need for safe and healthy housing, and access to healthy foods, open space and healthy environmental conditions.

These items are being addressed in the General Plan update, the Downtown Montebello Specific Plan and through Programs in this Housing Element Update.

A Fiscal MRI of the City’s revenues facilitated a shift in how we understand the economic potency of walkable urban areas, often underserved, like South Montebello, the Corridors, and Downtown area. The method simplified and visualized complex information to include everyone in real conversations about community growth and empower Montebello to promote fiscally positive development patterns that both secure its fiscal condition and create a strong sense of place.

Outreach to Lower-Income and Special Needs Households
Survey: A community wide survey was conducted as part
of the Housing Element update. The interactive survey was available in English and Spanish. The demographic profile of returned surveys was monitored throughout the survey process.

Periodically, adjustments were made to the outreach strategy to gather responses from a wider economic segment of the population. Numerous community and business organizations and city leaders assisted in increasing the response rate particularly from lower income households.

A total of 694 responses in English and 18 responses in Spanish were completed. Survey respondents had the opportunity to submit written comments. A total of 970 written comments were received. These comments and resulting dialog helped shaped the proposed policies and programs in this Housing Element.

Workshops: Invitations to workshops were extended over
multiple platforms favored by and accessible to lower-income and special-needs households. The workshops were held at various locations within the lower income neighborhoods and special needs households.
2 Community Profile 17
2 Community Profile
A. PROFILE: PEOPLE, ECONOMY, & HOUSING

1. People
Understanding the characteristics of Montebello’s population is vital in the process of planning for its future needs. Issues such as population growth, race/ethnicity, age, and employment trends are factors that combine to influence the type of housing needed and the ability to afford housing. This section describes and analyzes the various population characteristics and trends that affect housing needs.

Population % Change
1960 32,097 –
1970 42,807 33.4%
1980 52,929 23.6%
1990 59,564 12.5%
2000 62,150 4.3%
2010 62,500 0.6%
2019 61,954 -0.9%
Table 2.1. Population Growth Trends: 1960 to 2020. Source: US Census and DOF 2019.

The population in Montebello decreased by 0.9% from 62,500 in 2010 to 61,954 in 2019. Comparatively, the population in Los Angeles County grew by 2.2% during the same time period. 1990 2000 2010 July 2019 % change
2010 to 2019
Montebello 59,564 62,150 62,500 61,954 -0.9%
El Monte 106,209 115,965 113,475 115,487 1.7%
Monterey Park 60,738 60,051 60,269 56,669 -5.9%
Whittier 77,671 83,680 85,331 85,098 -0.2%
LA County 8,863,164 9,519,338 9,818,605 10,039,107 2.2% Table 2.2. Population Trends. Sources: US Census and 2019 DOF Estimates.

The Southern California Association of Governments (SCAG) long-term growth forecasts for the 2016–2045 Regional Transportation Plan/Sustainable Communities Strategy anticipates an approximate expected growth of 6.1% in the City of Montebello’s population from 2016 to 2045, with an increase from 63,900 residents in 2016 to 67,800 residents in 2045. From 2016 to 2045, the City is expected to annually grow at 0.2%.

A. Population Forecast
On May 7, 2020, the SCAG adopted long-term growth forecasts for the 2016–2045 Regional Transportation Plan/Sustainable Communities Strategy. These forecasts anticipate an approximate expected growth of 6% in the City of Montebello’s population from 2016 to 2045.

Households Population
2016 2045 2016 2045
Montebello 19,100 21,100 63,900 67,800
Table 2.3. Population Forecast. Source: 2016–2045 Regional Transportation Plan/Sustainable Communities Strategy.

The 2045 Montebello General Plan forecast a 77% percent growth over the 23 year planning period.
18 Montebello Housing Element
B. Age
Montebello’s existing and future housing needs are influenced in part by the age characteristics of residents. Each age group has distinct lifestyles, family structures and sizes, income earning abilities, and therefore, housing preferences.

As people move through each stage of life, housing needs and preferences change. With the rapid aging of the Montebello population, the need for affordable, accessible, and supportive housing suitable for older adults is set to increase. The likelihood of living alone increases sharply after age 65. Homeownership rates among adults under age 65 are significantly lower today than in 2000. Shares of both renters and owners with cost burdens increase with age.

Over the last three decades, Montebello’s younger population has reduced slightly while the older population has grown. In many instances, children from previous decades have grown up and moved out of Montebello. This trend resembles the overall county trend. In 2019, Montebello’s median age was 36.1 years — younger then surrounding cities and the County.

Figure 2.1. Comparative Age Cohorts.

6.9%

29.3%

14.3%

13.9%

12.4%

9.9%

13.7%

6.8%

29.0%

15.2%

15.0%

13.8%

9.8%

10.5%

6.0%

16.6%

12.0%

11.8%

14.7%

26.3%

12.6%

6.1%
< 5
5-24
26-35
36-45
46-55
56-65
>65

25.6%

16.1%

13.7%

13.4%

11.8%

13.2%
Montebello LA County
1990 2010 2019
Age Cohort Montebello LA County Montebello LA County Montebello LA County Under 5 years 8.4% 8.3% 6.9% 6.8% 6% 6.1%
5-24 years 31.2% 30.2% 29.3% 29% 26.3% 25.6%
25-34 years 18.3 19.8% 14.3% 15.2% 16.6% 16.1%
35-44 years 12.7% 15.1% 13.9% 15% 12.6% 13.7%
45-54 years 8.9% 9.6% 12.4% 13.8% 12% 13.4%
55-64 years 8.6% 7.3% 9.9% 9.8% 11.8% 11.8%
65 and over 11.9% 9.7% 13.7% 10.5% 14.7% 13.2%
Table 2.4. Age. Source: US Census.

Under 18
years
Over 65
years
Median Age
Montebello 22.4% 14.8% 36.1
El Monte 23% 13.5% 38.2
Monterey Park 17.3% 21.3% 44.1
Whittier 22.9% 14% 37.1
LA County 21.4% 14.1% 37
Table 2.5. Comparative Age Distribution and Median Age.

Sources: US Census and American Community Survey.

C. Race and Ethnicity
Household characteristics and cultural backgrounds differ by race and ethnicity and are indicators of varying housing preferences.

Table 2-6 indicates the racial composition of the City. According to the 2019 ACS, approximately 58% of the City’s population was classified as white. Hispanics accounted for 77.4% of the City’s population, larger than 48.5% of LA County population.

Hispanics are considered an ethnic group rather than a racial group. Hispanics may include persons from a variety of races including Caucasians, African-Americans, and even Asians.

Montebello LA
County
Race
— White 58% 54.4%
— Black or African American 1.4% 9.2%
— American Indian and Alaska Native 1.2% 1.6%
— Asian 15% 16.3%
— Native Hawaiian and Other Pacific Islander 0.1% 0.6%
— Some other race 26.7% 22.2%
Hispanic or Latino and Race
— Hispanic or Latino (of any race) 77.4% 48.5%
— Not Hispanic or Latino 22.6% 51.5%
Table 2.6: 2019 ACS 5-Year Estimate Data Profiles
2 Community Profile 19

2. Economy
A. Employment
Employment trends show information on the types
of jobs held by Montebello residents, which can
be an indicator for the types of housing that meets
the needs of certain workers. Wage and income
information can also indicate how much workers can
spend on housing. Employment growth may also be
an indicator of housing needs. According to employment data from the Employment Development Department (EDD), the unemployment rate for the
City as of May 2021 was 11.9%, compared to 11% for
the County.

During the 19 years between 2000 and 2019, the
number of residents employed in the manufacturing,
wholesale trade, information, and public administration declined significantly. During this same period, the number of residents employed in the construction,
retail, transportation, professional jobs, and arts and entertainment sectors increased. Table 2.7 indicates
the employment characteristics of the City’s residents
according to the 2000, 2010, and 2019 employment
data.
manufacturing
other services
wholesale trade
educational services
administration & support, waste management & remediation retail trade
utilities
real estate & insurance
nance & insurance
real estate & rental leasing
information
construction
arts, entertainment, & recreation
professional, scientic, & technical servives
mining, quarrying, and oil & gas extraction
agriculture, forestry, shing, & hunting
public administration
management of companies & enterprises
health care & social assistance
accommodation & food services
1800
703
598
577
285
12 12
-4
-15
-33
-51
-78
-129
-202
-234
-391
-583
-762
-1069
-1657
2000 2010 2019
% change
2010-
2019
Agriculture, forestry, fishing, hunting, mining 58 123 130 6% Construction 776 1295 1,618 25%
Manufacturing 4,150 3,332 3,028 -9%
Wholesale trade 1,367 1,392 1,206 -13%
Retail trade 2,476 2,983 3,695 24%
Transportation and warehousing, and utilities 1,484 2,238 2,775 24% Information 665 744 543 -27%
Finance, insurance, and real estate. 1,244 1,503 1,497 -0.4% Professional, scientific, management, administrative, etc.1,770 2,208 2,817 28% Educational, health, and social services. 4,655 5,869 5,952 1% Arts, entertainment, recreation, accommodation
and food services.
1,849 2,292 3,108 36%
Other services (except public admin.) 1,371 1,222 1,896 55% Public administration 1,002 1,473 1,309 -11%
Total 22,867 26,450 29,574
Table 2.7. Employment by Industry: 2000, and 2010 in Montebello. Source: US Census 2000, 2010, and ACS 2019.

Figure 2.2. Employment Trend 2008-2018. Source: California Economic Development Department. 20 Montebello Housing Element

12.1%
Education
Manufacturing
Retail Trade
Others
Accomodation & Food

7.93%

1.94%
Art
Administrative

5.09%

4.88%
Wholesale Trade

4.21%
Public Administration

1.91%
Information
Construction

6.02%

3.23%
Finance & Insurance

2.11%
Real Estate

4.49%
Professional, Scientic

13.4%
Health Care

9.96%

8.37%
Transportation & Warehousing

6.98%

6.17%
Figure 2.3. Employment by Industrial Sectors. Source: US Census, LEHD, California Economic Development Department.

Employer Employees % of Total
Employment*
Employees % of Total
Employment*
Montebello Unified School District* 1,638 6.02% 3,500 12.46% Beverly Hospital 914 3.36% 912 3.25%
City of Montebello 422 1.55% 584 2.08%
Macy’s Department Store 320 1.18%
Bimbo Bakery 320 1.18% 715 2.54%
JCPenney Department Store 215 0.79%
Rio Hondo Convalescent Hospital 214 0.79%
R+L Carriers 143 0.53%
Monarch Litho Inc. 135 0.50% 242 0.86%
Kaiser Permanente Montebello 124 0.46% 3,140 11.17%
Montebello Town Center 1,902 6.77%
Minson Corporation 620 2.21%
Costco** 292 1.04%
Royal Paper Box Company 155 0.55%
Total 10 Top Employers 4,445 16.34% 12,062 42.93%
Total City Employment (1) 27,200 28,100
Table 2.9. City of Montebello Principal Employers. Source: MuniServices, LLC / Avenu Insights & Analytics. Results based on direct correspondence with City’s local businesses. (1) Total City Labor Force provided by EDD Labor Force Data. *Includes ONLY schools within Montebello City limits.
** Costco is located in the City of Monterey Park.

Table 2.8 shows a steady growth in management and professional occupation while sales and office occupations decline from 1990 to 2019.

Occupation Category 1990 2000 2010 2019 2019-
%
Management, professional, and related
occupations 5,694 5,897 7,652 7,627 25.8%
Service 5,914 3,304 4,687 5,916 20%
Sales and office occupations 9,374 7,444 7,535 7,497 25.3% Farming, fishing, and forestry 377 16 0 0 0%
Construction, extraction, and maintenance 3,687 1,728 2,085 2,440 8.3% Production, transportation, and material
moving 1,283 4,478 4,792 6,094 20.6%
Total 26,329 22,867 26,751 29,574
Table 2.8. Employment by Occupation in Montebello. Source: US Census 1990, 2000, 2010, and 2019 ACS.
2 Community Profile 21

94.7 112.7
2008 2010 2012 2014 2016 2018
Historic In-Place Trends (Growth Index 2008 = 100)
Montebello LA County
2002
22,283
jobs
Loss of ~ 200 jobs
21,099
jobs
2018
B. Projected Job Growth
Future housing needs are
driven by the number and type
of new jobs created during the
planning period. Generally,
residents that are employed in
well-paying occupations have
less difficulty obtaining adequate housing than residents in low-paying occupations.

The top 10 employers represent approximately 23% of
the total in-place employment.

In-Place employment refers to
jobs located in the City. Since
2008 the City has lost approximately 1,200 jobs.

Figure 2.3. Historic In-Place Trends (Growth Index 2008=100). Source: US Census, LEHD.

Figure 2.4. Historic In-Place Trends
(Growth Index 2008=100). Source:

US Census, LEHD.
52%
55%
22%
23%
24 2
%
4%
Jobs by Worker Age
(2018)
Age 29 or younge
A
r
ge 55 or older
Age 30 to 54
23%
45%
32%
39%
$1,250 or less
More than $3,333
$1,251 to $3,333
19%
42%
Jobs by Weekly Earnings
(2018)
Figure 2.5. Left Image: Jobs by Worker Age (2018). Right Image: Jobs by Weekly Earnings (2018). Source: US Census, LEHD.

Workers in the City tend to have lower earnings
than the County and have slightly different age
characteristics. In some industries, such as Health
Care, growth has followed larger County trends. In
other industries, such as Information, growth has not
followed larger County trends. Some employers are
in projected growth industries such as Health Care
while others are in Retail, where future employment
may decline. The City’s strongest concentration of
jobs are in industries that are projected to grow in the near-term. Other growth industries with high wages,
such as Information and Professional and Business
Services, are underrepresented in the City.

Household incomes for residents in the City are
lower than the County, particularly for those households earning over $100,000. Overall, the Median Household income is approximately 20% lower than
the County and due to higher Household size the per
cap income is one-third lower than the County.

Figure 2.6. Near-Term Employment Growth Projections by Private Industry in Los Angeles County (2018 - 2028). Source: EDD.

Figure 2.7. Household by Income, 2020. Source: ESRI Business Analyst. 22 Montebello Housing Element
C. Job-housing Ratio
Jobs-housing ratios express quantitative relation between where people work and where they live. A regional balance of jobs to housing helps to ensure that the demand for housing is reasonably related to supply. When the number of jobs significantly exceeds the housing supply, the rental and for-sale housing markets can become competitive, requiring households to pay a larger percentage of their income for housing. In addition, a tight housing market can result in overcrowding and longer commute times as workers seek more affordable housing in outlying areas.

In 2019, Montebello had 19,919 housing units (see Table 2.10) and a civilian workforce of 27,200 persons (see Table 2.7). Montebello’s current job-housing ratio is therefore 1.3 (one housing unit per 1.3 jobs). The current jobs-housing objective within the SCAG region is one new housing unit for every 1.5 jobs.

A housing unit is not truly affordable if located in an automobile-dependent area with high transportation cost burdens. Accessible multimodal areas minimize transportation costs thereby allowing more money for housing and other needs. The length of commute trips, rising fuel costs, and global climate have brought focus to jobs-housing balance to reduce vehicle miles travelled and work trips. Currently, only 6.6% of residents also work in Montebello. Montebello has an opportunity to encourage more people to live and work in the city. Recent housing developments in Montebello are pursuing a mix of uses that are located and arranged to be walkable or bikable and/or served by transit, and include amenities that draw people onto sidewalks and paths rather than into their individual vehicles.

Figure 2.8. Commuter Flow. Only 6.6% of those who live in the City also work in the City. Source: US Census, LEHD. 2 Community Profile 23
D. Impact of Pandemic
The Coronavirus (COVID-19) pandemic and economic crisis have devastated Montebello’s affordable housing residents and providers, threatening the long-term viability of these essential organizations and the housing and economic stability of low-income, vulnerable residents. While the lingering impacts of this disaster are still evolving, housing providers have noted threats to long term viability from operational challenges, such as increased expenses, reduced rental income, development approval process, and construction related delays.

Throughout the pandemic, residents of affordable housing in Montebello, like many people across the county, have struggled to pay for necessities like rent, food and healthcare. Many residents have lost work and fear becoming homeless. Anxiety, depression and loneliness are increasingly common. Many residents haven’t been able to access unemployment benefits, rent relief, and other forms of public assistance.

A number of City, County, and State programs were available to Montebello residents and business during COVID-19. Some of these actions include:
• Montebello City Council declared local emergency as a precautionary measure to formalize coordination with public health agencies, smooth the way for quicker acquisition of supplies, and ease access to State and Federal funds should the need arise in response to COVID-19.
• City of Montebello joined the California’s Great Plates meal delivery program to support Montebello’s seniors and local food service businesses during the COVID-19 public health crisis. The Great Plates program is a partnership between FEMA, the State of California and the City of Montebello.

The City identified local restaurants that could provide seniors with up to three nutritious meals per day.
• The Montebello Police Department suspended until further notice the enforcement of street cleaning parking regulations in light of citizens need to stay home or work remotely. • The Montebello COVID-19 Emergency Housing Assistance
Program provided temporary support grants to income-eligible Montebello households economically impacted during the pandemic through job loss, furlough or reduction in hours or pay. Grants are rental/mortgage payments made by the City on behalf of income-eligible households to maintain housing and/or reduce payment delinquency in areas due to economic hardship. A maximum total grant of $2,400 was
available per household for a time period not to exceed threemonths. • The Los Angeles County Temporary Eviction Moratorium, effective March 4, 2020, through September 30, 2021, unless repealed or extended by the Los Angeles County Board
of Supervisors, placed a Countywide ban on evictions for residential and commercial tenants, including mobile-home space renters. Under the County’s Moratorium, tenants
can not be evicted for Coronavirus related nonpayment of rent, as well as no-fault reasons, nuisance, denying entry to a landlord, or unauthorized occupants or pets – if related to Coronavirus.
• The City addressed the needs of persons affected by the COVID-19 Pandemic by providing CDBG-COVID-19
funds to Heart of Compassion, the YMCA, Mexican American Opportunity Foundation (MAOF), and Montebello Community Assistance Program (MCAP) to provide much
needed emergency services to Montebello residents.
24 Montebello Housing Element

3. Housing
A Household Characteristics

1. Household Composition and Size
The household type, income levels, the presence
of special needs populations, and other household
characteristics are important indicators of the amount, type, and size of housing needed. A household is defined by the U.S. Census as “all persons who occupy a housing unit, which may include single persons living
alone, families related through marriage or blood, and
unrelated individuals living together.” Persons living
in retirement or convalescent homes, dormitories,
or other group living situations are not considered
households. Family households are defined by the
Census as two or more persons sharing a dwelling
unit who are related.

Table 2.10 provides a comparison of households
by type for the City and Los Angeles County as a
whole, as reported in the 2019 ACS 5-Year Estimates.

Household characteristics in Montebello were very
similar to those for the entire county. Married-couple
with family comprised almost half of all households
while 18.3% of all households consisted of a single
person living alone in Montebello compared to 25.7%
in Los Angeles County as a whole. The percentage of
households with at least one resident over 65, at least one resident under 18 years, average household size,
and family size are slightly higher in Montebello than
in the County overall.

Montebello LA County
Total Household 18,888 3,316,795
Married-couple family 8,739 46.3% 1,495,658 45.1%
— with own children of the householder
under 18 years
3,498 18.5% 639,936 19.3%
Cohabiting couple household 1,266 6.7% 225,057 6.8%
— with own children of the householder
under 18 years
661 3.5% 86,802 2.6%
Male householder, no spouse/partner
present
3,165 16.8% 640,636 19.3%
— with own children of the householder under 18 years437 2.3% 40,974 1.2% —Householder living alone 1,364 7.2% 391,454 11.8%
—65 years and over 475 2.5% 97,099 2.9%
Female householder, no spouse/partner
present
5,718 30.3% 955,444 28.8%
— with own children of the householder under 18 years1,251 6.6% 170,488 5.1% — Householder living alone 2,105 11.1% 459,850 13.9%
—65 years and over 1,285 6.8% 195,688 5.9%
Households with one or more people
under 18 years
7,228 38.3% 1,094,289 33%
Households with one or more people 65
years and over
6,337 33..6% 930,438 28.1%
Average household size 3.3 2.99
Average family size 3.71 3.66

2. Housing Tenure and Vacancy
Housing tenure describes the two legal status under
which people have the right to occupy their accommodation: homeownership (both owned outright and mortgaged) and renting (which includes public and
privately rented housing).

Montebello needs an adequate supply of rental and
owner occupancy units to accommodate a range of
households with varying income, family size, composition, and lifestyle. Table 2.11 shows more rental housing units than owner occupied units in Montebello and Los Angeles County. The total vacancy rate was 5.2% for the City, lower than 6.4% for the
County.

Table 2.10. Household Composition. Source: 2019 ACS 5-Year Estimate Data Profiles Montebello LA County
Total Housing Units 19,919 3,542,800
Occupied housing units 18,888 94.8% 3,316,795 93.6%
— Owner occupied housing units 8,160 43.2% 1,519,516 45.8% — Average household size of owner-occupied units3.25 3.17 — Renter occupied housing units 10,728 56.8% 1,797,279 54.2% — Average household size of renter-occupied units3.33 2.83 Vacant Housing Units 1,031 5.2% 226,005 6.4%
— Homeowner vacancy rate 0.5% 1%
— Rental vacancy rate 3.6% 3.4%
Table 2.11. Household Tenure. Source: 2019 ACS 5-Year Estimate Data Profiles 2 Community Profile 25
Montebello LA County Montebello
Owner Renter
LA County

1.00 or fewer

94.47%

1.01 - 1.50

4.1%

1.50 or more

1.42%

1.00 or fewer

94.45%

1.01 - 1.50

4.06%

1.50 or more

1.49%

1.00 or fewer

82.16%

1.01 - 1.50,

13.04%

1.50 or more

4.78%

1.00 or fewer

83.77%

1.01 - 1.50

8.74%

1.50 or more

7.48%
Figure 2.9. Comparative Overcrowding by Tenure.

Montebello Los Angeles County
Housing Type Owner Renter Owner Renter
Persons per room Households Percent Households Percent Households Percent Households Percent

1.00 or fewer 7,709 94.47% 8,814 82.16% 1,435,225 94.45% 1,505,658 83.77%

1.01 to 1.50 335 4.1% 1,401 13.06% 61,697 4.06% 157,166 8.74%

1.51 or more 116 1.42% 513 4.78% 22,594 1.49% 134,455 7.48% Total 8,160 10,728 1,519,516 1,797,279
% Overcrowded by tenure 5.53% 17.84% 5.55% 16.23%
% Severely overcrowded by tenure 1.42% 4.78% 1.49% 7.48% Table 2.12. Tenure by Occupants. Source: 2019 ACS 5-Year Estimate Data Profiles

3. Overcrowding
Overcrowding is a result of too many
people in a unit for the number of rooms
it contains. It has nothing to do with the
number of units on the lot. Overcrowding
in housing occurs when there is a greater
number of people living in a household
than rooms available. People are usually
forced into this due to a combination of
poverty and high living costs. Overcrowding increases health and safety concerns and stresses the condition of the housing
stock and infrastructure.

The U.S. Census considers a household
to be overcrowded when there is more
than one person per room, including
living and dining rooms but excluding
bathrooms and kitchen. Units with more
than 1.5 persons per room are considered
severely overcrowded. Table 2.12
summarizes overcrowding for Montebello
compared to Los Angeles County.

Overcrowding is higher in rental
properties than ownership properties and
is at a slightly higher rate compared to LA
County. Overcrowding can be addressed
by building more affordable units in
Montebello so a greater number of people
have their own place, and they would not
need to live together.
26 Montebello Housing Element
Owners Renters Total Households
Income Households % Households % Households %
Extremely low-income (<= 30% of HAMFI) 1,105 2,980 4,085 — Households overpaying 765 69% 2,410 81% 3,175 78%
Very low-income 30% to 50% MFI 1,125 2,925 4,050
— Households overpaying 565 50% 2,575 88% 3,140 78%
Low-income 50% to 80% MFI 1,740 2,310 4,050
— Households overpaying 795 46% 1,155 50% 1,950 48%
All lower-income households 3,970 8,215 12,185
— Households overpaying 2,125 54% 6,140 75% 8,265 68%
Moderate-income (>80% to <=100% HAMFI) 1,105 1,240 2,345 — Households overpaying 430 39% 150 12% 580 25%
Moderate-income (>100% HAMFI) 3,725 1,590 5,315
— Households overpaying 350 9% 4 0.2% 354 7%
All Households 8,800 11,045 19,845
— Households overpaying 2,905 33% 6,294 57% 9,199 46%
HAMFI: Housing and Urban Development Area Median Family Income Table 2.13. Montebello Households Overpaying by Income. Source: U.S. Department of Housing and Urban Development, CHAS 2013-2017

4. Overpayment
A household is said to be cost-burdened
when it pays more than 30% of its income
toward housing expenses. As a more
extreme measure, a household is said to
be severely cost-burdened when it pay at
least 50% of its income toward housing
expenses.

Although homeowners and renters
can both be cost-burdened, the impact is
very different. Homeowners build equity
with their monthly housing payments,
the burden of excessive costs may be
less worrisome for them. Their excessive
payments are often viewed as a form of
investment or savings. Renters are not
building equity, and are getting no returns
for their excessive payments.

Cost burden may vary by household
size. Families with children likely have
more after-housing expenses than single-person households, who can afford to spend more of their income on rent.

Additionally, both low- and high-income households are considered cost-burdened if they pay above the 30% threshold.

However, even after paying their housing
expenses, high-income households will
still have sufficient money available to take
care of their basic living expenses.

Therefore, a higher focus is necessary on
low-income renters paying a disproportionate share of their income for housing expenses.

While the high cost of housing impacts
all income levels, the impacts are more
widespread for extremely low income
(ELI) residents. Approximately 4,085 ELI
households resided in Montebello (Table

2.13). Approximately 81% of ELI renter-households had housing cost burden, while about 69% of ELI owners were cost
burdened. To ease the demand that drives
purchase and rental prices up, Montebello
is pursuing construction of mixed-income
and diverse housing options.
2 Community Profile 27
B. Housing Stock Characteristics
This section evaluate existing characteristics of Montebello’s housing stock and identifies and prioritizes needs in specific housing types. The factors evaluated include the number and type of housing units, recent growth trends, housing age and condition, housing costs, and assisted affordable units at-risk of loss due to expiration of affordability covenants.

1. Housing Type and Growth Trends
Almost half the current housing stock in both the City and County is represented by single-family detached home. While the majority of existing housing is composed of single-family, the City is build out, and most new development will likely be infill multi-family residential. The infill multi-family development is consistent with the trend in Los Angeles County toward more compact development based on smart growth principles encouraged by State law and embodied in regional plans and programs.

2. Housing Age and Conditions
Housing age is often an important indicator of housing condition. Housing units built prior to 1978 may contain lead-based paint in deteriorated condition. Lead-based paint becomes hazardous to children under age six and to pregnant women when it peels off walls or is pulverized by windows and doors opening and closing.

Table 2.15 shows that about 64.7% of all housing units in Montebello were constructed prior to 1970, compared to about

60.5% of those in the County as a whole.

Addressing substandard conditions in the housing stock is the task of the City’s Code Enforcement Division (CED), which enforces compliance with current building and safety standards, and state and local laws intended to alleviate public nuisances.

The CED seeks to maintain a high quality of life for residents and visitors by addressing health and safety hazards, visual blight and other deficiencies in the current housing stock. Most code enforcement activities are either complaint-driven or the result of observations of City staff. An inventory of the number of units in need of rehabilitation and replacement is not available.

Montebello Los Angeles County
Structure Type Units Percent Units Percent
Single-family, detached 9,783 49.1% 1,722,121 48.6%
Single-family, attached 1,441 7.2% 223,134 6.3%
Multi-family: 2 units 733 3.7% 94,619 2.7%
Multi-family: 3 or 4 units 2,119 10.6% 206,112 5.8%
Multi-family: 5 to 9 units 1,333 6.7% 278,393 7.9%
Multi-family: 10 to 19 units 1,103 5.5% 272,884 7.7%
Multi-family: 20 or more units 3,104 15.6% 685,810 19.4% Mobile home 290 1.5% 57,197 1.6%
Boat, RV, van, etc. 13 0.1% 2,530 0.1%
Total 19,919 3,542,800
Montebello Los Angeles County
Year Built Units Percent Units Percent
Built 2014 or later 60 0.3% 41,445 1.2%
Built 2010 to 2013 163 0.8% 42,088 1.2%
Built 2000 to 2009 466 2.3% 191,328 5.4%
Built 1990 to 1999 743 3.7% 223,835 6.3%
Built 1980 to 1989 1,737 8.7% 409,249 11.6%
Built 1970 to 1979 3,863 19.4% 489,762 13.8%
Built 1960 to 1969 4,236 21.3% 526,092 14.8%
Built 1950 to 1959 4,585 23% 726,702 20.5%
Built 1940 to 1949 2,873 14.4% 367,449 10.4%
Built 1939 or earlier 1,193 6% 524,850 14.8%
Total 19,919 3,542,800
Table 2.14. Housing Type, Units in Structure. Source: 2019 ACS 5-Year Estimate Data Profiles.

Table 2.15. Age of Housing Stock. Source: 2019 ACS 5-Year Estimate Data Profiles

3. Housing Cost
Given the age of the housing stock, the average renter-occupied housing units as well as the typical home value for owner-occupied units are below the County average. For renter-occupied units, the range of pricing by unit type range from 62% to 76% of the County average (70% for all units). The typical home value is more closely aligned with the County averages (86% for all units).

Rental Housing: Table 2.16 provides a survey of rental costs in Montebello in first quarter of 2021. Overall, average rental prices ranged from $1,205 for a one-bedroom unit to $1,825 for a four-bedroom unit.

Montebello LA County Index
1 bedroom $1,105 $1,450 76
2 bedroom $1,205 $1,775 68
3 bedroom $1,445 $2,050 70
4 bedroom $1,825 $2,950 62
All $1,370 $1,950 70
Table 2.16. Montebello Rents (Q1 2021). Source: CoStar
For-Sale Housing: Average prices of homes sold (12 month average) by number of bedrooms are provided in Table 2.17. The average price of a two-bedroom home was $498,000, three-bedroom was $602,000, and $727,000 for four bedrooms.

Montebello LA County Index
1 bedroom $403,300 $503,000 80
2 bedroom $498,000 $608,000 82
3 bedroom $602,000 $682,000 88
4 bedroom $727,000 $807,000 90
All $611,000 $709,000 86
Table 2.17. Montebello Typical Home Value (12 month average). Source:

Zillow
According to SCAG, median home sales price increased by

58.3% between 2010 and 2018. In 2018, the median home sales price in the City was $505,000, $92,500 lower than that in the county overall.
28 Montebello Housing Element
C. Population with Special Housing Needs
Persons with special needs, including those with physical disabilities, mental illness, homeless families, and the elderly may experience a higher prevalence of overpayment, overcrowding, or other housing problems. State Housing Element law defines “special needs” groups to include persons with disabilities (including developmental disabilities), the elderly, large households, female-headed households with children, homeless people, and farm workers.

Many households within these special needs groups also fall within the extremely-low-income category. This section contains a discussion of the housing needs facing these groups as well as City policies and programs that can help to address their needs.

1. Senior Households
For the purpose of this special needs analysis, individuals 65 years of age or more are considered “seniors.” This is different than “elderly” as defined in the Comprehensive Housing Affordability Strategy data (62 years of age or more). Households headed by seniors have special needs due to low, lower incomes, physical or mental disabilities, and other dependency needs. Seniors are often retired and rely on fixed or low incomes. They are also more prone to injuries and illnesses that increase their health care costs, thus reducing the income that would otherwise be available for housing. Their housing choices are also more specific because seniors often wish to be close to public transportation and other services.
2010 2019
Own Rent Own Rent
Senior Households 3,110 1,326 3,212 1,828
Total Senior Households 4,436 5,040
Table 2.18. Senior Population. Source: 2010 Census and 2019 ACS 5-Year Estimate Data Profiles
According to the 2019 ACS, the number of households containing an individual 65 years of age or older was 5,040 households (26.5%). The number of owner-occupied, elderly-headed households increased between 1990 and 2000 by 3.2%, while the number of renters increased by 37.8%.

2. Disabled Households
Persons with disabilities are defined by the Americans with Disabilities Act (ADA) as those having physical or mental impairments that substantially limit one or more major life activities.

Disabled persons often have a difficult time obtaining adequate housing because they earn lower incomes, pay higher health costs, depend on supportive services, or require special accessibility such as elevators and ramps that are not available in conventional designs.

The Census considers the following six disability categories that limit one or more major life activity:
• Sensory disability that includes blindness, deafness, or severe vision or hearing impairment.
• Physical disability refers to a condition that substantially limits one or more basic physical activities such as walking, climbing stairs, reaching, lifting, or carrying;
• Mental disability refers to impaired ability to learn, remember, or concentrate; • Self-care disability refers to an impaired ability to dress, bathe, or get around inside the home;
• Go-outside-home refers to those individuals that are physically unable to go outside the home alone to shop or visit a doctor’s office; and,
• Employment disability includes those individuals that are unable work.

With a
Disability
% with
Disability
Disability Type by Age
With a hearing difficulty 2,243 3.6%
Population under 18 years 0 0
Population 18 to 64 years 813 2.1%
Population 65 years and over 1,430 15.7%
With a vision difficulty 1,782 2.9%
Population under 18 years 123 0.9%
Population 18 to 64 years 915 2.3%
Population 65 years and over 744 8.2%
With a cognitive difficulty 2,935 5%
With an ambulatory difficulty 4,427 7.5%
With a self-care difficulty 2,136 3.6%
With an independent living difficulty 3,217 6.6%
Population 18 to 64 years 1,289 3.3%
Population 65 years and over 1,928 21.2%
Table: 2.19. Disability characteristics. Source: 2019 ACS 5-Year Estimate Data Profiles
According to the State Department of Development Services (DDS), there are 725 persons residing in Montebello that have a developmental disability. A developmental disability is defined as defined as “a disability that originates before an individual attains age 18 years, continues, or can be expected to continue indefinitely, and constitutes a substantial disability for that individual.” The disabilities may include an intellectual disability, cerebral palsy, epilepsy, and autism and other developmental disabilities (Welfare and Institutions Code Section 4512). The DDS administers programs for developmental disabilities via regional centers. The Eastern Los Angeles Regions Center serves the City of Montebello. The City requires that all new residential developments comply with California Building Standards
(Title 24 of the California Code of Regulations) and Federal 2 Community Profile 29
requirements for accessibility. Other City efforts designed to promote reasonable accommodation include the following:
• Procedures for Ensuring Reasonable Accommodations. The City does not have any Zoning Ordinance provisions that are specific to housing for disabled persons. Minor building improvements, such as ramps, rails, and wheelchair lifts, may be handled through an administrative review process to evaluate such development requirements applicable to housing for persons with disabilities.
• Efforts to Remove Regulatory Constraints for Persons with Disabilities. The State has removed any City discretion for review of small group homes for persons with disabilities (six or fewer residents). The City of Montebello does not impose additional zoning, building code, or permitting procedures other than those allowed by State law. There are no constraints on housing for persons with disabilities caused or controlled by the City.
• Retrofitting Requirements. The City also allows residential retrofitting to increase the suitability of homes for persons with disabilities in compliance with accessibility requirements. In addition, the City works with applicants who need special accommodations in their homes to ensure that application of building code requirements does not create a constraint.
• Information Regarding Accommodation for Zoning, Permit Processing, and Building Codes. The City implements and enforces the current California Building Code (2019). The City provides information to all interested parties regarding accommodations in zoning, permit processes, and application of building codes for housing for persons with disabilities.

This Housing Element also includes a program that includes the provision of a new Reasonable Accommodation Program.

Under this program, the City will adopt a Reasonable Accommodation Ordinance to provide exception in zoning and land-use regulations for housing and/or improvements for persons with disabilities. Currently, the City’s Zoning Ordinance contains no such provisions. The procedures related to the program’s implementation will be ministerial in nature with minimal or no processing fee. Improvements may be approved by the Community Development Director subject to the following findings:
• The request for reasonable accommodation must be used by an individual with a disability protected under fair housing laws;
• The requested accommodation is necessary to make housing available to an individual with a disability protected under fair housing laws;
• The requested accommodation would not impose an undue financial or administrative burden on the City; and
• The requested accommodation would not require a fundamental alteration in the nature of the City’s General Plan and Zoning Ordinance.

3. Farm Worker Housing
The United States Department of Agriculture, National Agriculture Statistics provides data on hired farm labor both at State and County level. In 2017, Los Angeles County had a total of 413 farms that employed 3,266 workers. Permanent workers are those who have worked 150 days or more in a year, while seasonal workers are those who have worked less than 150 days.

In 2017, L.A. County reported 1,749 permanent workers and 1,517 seasonal workers. There were 395 migrant workers and 822 unpaid workers reported in 2017.

The 2019 ACS 5-Year Estimates reports that the median
earnings for those employed in the agriculture, forestry, fishing, hunting, and mining industry in Montebello is $21,369. This falls below 50% of the median income for Los Angeles County and is considered a very-low income (31%).
2010 2019 %change
Montebello 123 130 6%
LA County 20,535 23,070 12%
Table: 2.20. Farm Workers. Source: Census 2010 and ACS 2019.

According to the Census, those working in agricultural, fishery, forestry, and hunting industry increased by 6% between 2010 and 2019 in Montebello (refer to Table 2.20). According to the ACS Census data, 130 persons residing in the City if 2019 worked in “agricultural-related” occupations. These occupations do not include active farming given that no agricultural lanes are located within the City. The occupations are related to nurseries where landscaping materials are cultivated. Given the low number of persons employed in agricultural-related industries, the City can address the needs of the farm worker population through its overall affordable housing programs. Also, because Montebello is an urban community in a metropolitan area and those persons identified as having agricultural jobs are most likely employed at plant nurseries and similar enterprises and thus are not anticipated to have the seasonal housing needs associated with crop-related farm worker jobs.

The City of Montebello Zoning Code includes a single Residential-Agricultural (R-A) zone district. The purpose of the R-A zone is to provide for single-family residential development and the proper use of those lands best suited for agricultural purposes.

According to the City’s Zoning Code, the R-A zone may also be used as a transitional classification for open or agricultural land, pending classification for a more permanent use. In addition to a single-family residence, non-commercial horticulture and agriculture crops are also permitted on the same lot.
30 Montebello Housing Element

4. Homeless and Emergency Shelter
The homelessness crisis largely began during World War II, when housing development could not keep up with the region’s population growth. Redlining and exclusionary zoning practices excluded many people of color from the postwar housing boom, setting the stage for racial disparities that continue today. The issue of homelessness emerged as a major issue in the 1990’s during the severe economic recession that Southern California was undergoing at that time. Homelessness was further exacerbated by the closing of mental institutions and the recent housing dislocation associated with the great recession that began in 2008.

While the Southern California economy is improving, housing costs are once again rising in response to the growing demand.

As a result, homelessness within the larger Southern California region continues to be a problem, and now the health and economic fallout from the pandemic has left many more low-income residents on the brink of housing insecurity.

The U.S. Department of Housing and Urban Development
defines homeless persons as those in the following situations:
• Persons residing in spaces not meant for human habitation such as boxes, cars, abandoned buildings, and sidewalks; • Persons residing in transitional housing or emergency shelters; and,
• Persons being evicted or leaving an institution and lacks the funding and support network to obtain housing.

There are two categories of need that should be considered in discussing the homeless:
• Transient housing providing shelter, and usually on a nightly basis; and
• Short-term housing, usually including a more comprehensive array of social services to enable families to re-integrate themselves into a stable housing environment.
2019 2020
Total: 158 170
Unsheltered 158 170
Sheltered 0 0
Persons living in:

Street 48 60
Makeshift shelters
Cars 15 18
Vans 49 20
RVs, campers 41 24
Tents n/a 1
Table 2.21. PIT Count (City of Montebello). Source: Street counts conducted by the Los Angeles Homeless Services Authority (LAHSA).

The City collaborates with several nonprofit and other agencies that provide shelter and supportive services for the purpose of serving homeless persons and preventing homelessness. The Los Angeles metropolitan area is served by LAHSA SPA 7, which comprises the eastside of the County of Los Angeles, and includes Montebello.The data provided in the table below is from the Greater Los Angeles Count Point-In-Time (PIT) counts.

The number of homeless in Montebello has fluctuated in the last six years. It was as low as 52 in 2016, then jumped to 359 in 2017, decreasing to 158 in 2019 and increasing slightly to 170 in 2020.

The City of Montebello addresses the homeless need as a participant of the Los Angeles Continuum of Care and by having an active contract with the East San Gabriel Valley Coalition for the Homeless (which provides a variety of services to homeless and at risk for homelessness, including transitional shelter, motel vouchers, food, and counseling). The City worked to provide shelter and homeless assistance services and through the continued coordination of housing programs with county and local public service agencies, including the Los Angeles County Department of Public Social Services, the Housing Rights Center, Montebello Community Assistance Program MCAP and other nonprofit
and public service agencies. During the 2020 – 2021 Program year, the City served 457 persons thus far. The MCAP is a Fire Department program aimed at providing services to the homeless population within the City of Montebello. MCAP connects clients with the following services in the community:
• Food/Showers Assistance Substance Use Disorder Assistance; • Medical Assistance;
• Mental Health Assistance;
• Dental Assistance; and
• Housing/Social Service Assistance.
2 Community Profile 31
The City refers homeless individuals to the Rio Hondo Temporary Home (RHTH) and the Women’s and Children’s Crisis Shelter. These two places offer services to the homeless as shown in Table 2.22.

Shelters/Services Rio Hondo Temporary
Home
Women’s and Children’s Crisis Shelter
Sleeping Capacity 92 31
Rental Assistance No No
Clients Homeless families with children;
all single parents, adult couples
(18 or older), children from
infancy to 18.

Victims of domestic
violence (battered women
and abused children)
Social Service Programs Counseling and case management
(mental health and pediatric
occupational therapy), on-site
childcare center and medical
clinic, three meals seven days a
week, and Federal Emergency
Soup Program.

Counseling and
advocacy Programs.

Day services Life skills program (hygiene,
sanitation, money management).

Advocacy, legal work,
medical assistance, life
skills
Food Voucher No No
Serve Special
populations
No Yes
Handle rehab clients No No
Mailing Address 12300 4th Street Bldg. 213
Norwalk, CA 90650
10007 Cole Rd. Whittier,
CA 90603
Table 2.22. Homeless Agency Services. Source: Rio Hondo Temporary Home and Women’s and Children’s Crisis Shelter.

5. Female-Headed Household
Female-headed households represent about 16% of owner households and 25% of renter households (Table 2.23). Households headed by either a single male or single female without a spouse present are likely to have lower incomes and more difficulty finding affordable housing.

Owners Renters
Households % Households %
Married couple family 4551 56% 4,188 39%
Male householder, no wife
present
642 8% 1,340 13%
Female householder, no
husband present
1280 16% 2,685 25%
Non-family households 1687 21% 2,515 23%
Total households 8160 10,728
Table 2.23. Household Type by Tenure. Source: 2019 ACS 5-year estimates.

6. Poverty
People living in poverty have difficulty finding housing due to constrained incomes. According to the Census, poverty status of families or individuals is determined by comparing family size and composition to a money income (before tax) threshold. This income threshold is updated annually to reflect changes in the consumer price index, but does not vary geographically. The income threshold varies by family size and age of its members, and includes the income level people and families need to live. The poverty rate data, summarized in Table 2.24, shows the percentage of residents and families living in poverty in each category.

In 2019, approximately 13.9% of Montebello residents lived in poverty, and of these 22.6% are less than 18 years old. The groups with the highest percentage living in poverty were female-headed households with children under 18 years old at 31.1%, followed by female-headed households at 20.8%.

Variable % of Total Households
Population in Poverty 13.9%
— Under 18 22.6%
— 18 to 64 years 11.2%
— 65 years and over 12.4%
Married Couples in Poverty 7.7%
— With Children under 18 13.2%
Female Households w/ no Spouse Present in Poverty 20.8% — With Children under 18 31.1%
Table 2.24. Poverty Status in Past 12 Months. Source: ACS 2019.

The number of persons receiving public assistance is another indicator of poverty rate. CalWORKs is a State program that provides temporary financial assistance and employment to qualified low-income families with children less than 18 years of age.

The Food Stamp Program gives vouchers to low-income families for buying food. The Medical Assistance only program provides medical care to low-income families with children, expecting mothers, elderly over 65 years of age, the blind, and the disabled.

Table 2.25 indicates the numerous public assistance programs available to Montebello residents. Female adults comprise the majority of general relief recipients. The majority of persons receiving public assistance in Montebello consist of children and female adults.

Montebello has three licensed care facilities to assist residents with special needs such as the elderly or children in foster care.

These facilities include two elderly care facilities and one children’s facility that provide a total of 170 beds.

CalWorks General Relief
Cash Assistance
Program for
Immigrants
Medi-Cal CalFresh In Home Supportive Services Unduplicated Cases 464 151 46 11,528 4,290 1,976 15,211
Persons 1,152 152 46 21,393 7,695 1,976 24,310
Average Benefit
Amount per Case $763.43 $215.83 $814.49 n/a $417.8 n/a
Table 2.25. Public Assistance Programs. Source: Los Angeles County Department of Public Social Services, May 2021. 32 Montebello Housing Element

7. Large Households
Household size is an indicator of need for large units. Large households are defined as those with five or more members.

Census data showed that about 11% of owner households and about 10% of renter households in Montebello had 5+ members (Table 2.26). This distribution indicates that the need for large units with three or more bedrooms is relatively low compared to the need for smaller units.

Owners Renters
Households % Households %
1 person 1448 18% 2,021 19%
2 persons 2463 30% 2,640 25%
3 persons 1529 19% 2,083 19%
4 persons 1283 16% 2,081 19%
5 persons 897 11% 1,021 10%
6 persons 312 4% 549 5%
7 or more persons 228 3% 333 3%
Total Households 8160 10,728
Average household size 3.25 3.33
Table 2.26. Source: Household size by tenure. Source: 2019 ACS. 2 Community Profile 33
B. ASSISTED HOUSING AT RISK OF CONVERSION
As of 2021, Montebello has six multi-family affordable rental housing developments providing approximately 637 affordable
units to lower-income households (the
multiple-family developments are indicated in Table 2.27). Many affordable rental housing developments financed with
public funds have converted to market-rate
housing once the public funding has been
repaid or the period of rent and occupancy
restriction has expired. Throughout
California, affordable housing units
have been lost statewide to market-rate
conversions, putting many lower-income
households at risk of displacement. Atrisk housing refers to property that may convert to market rate within this current
housing cycle due to expiration of subsidy
or termination of Section 8 or other
housing subsidy contracts. As indicated in
Table 2.27, three assisted projects (Beverly
Towers, Casa La Merced, and Montebello
Downtown Plaza) are at risk of converting
to market rate during the planning period
ending in 2029.

Property (Overall)
Expiration Date Type Total Units
Assisted Units/
Income Level
Unit Size Funding Source(s)
Beverly Towers
1315 W. Beverly Blvd.
(2013-2023 period)
Elderly 189 units 189 units
133 Studio
561-bedroom
Federal Section 8
Casa La Merced
140 N. Montebello Blvd.
(2027)
Elderly- Handicapped 130 Units 129 units
43 Studio
86 1-bedroom
Federal 202/811 Direct
Loan/ Elderly- Handicapped Federal Section 8
Greenwood Gardens
1405 S. Greenwood Ave.
(2033)
Families 40 units 30 units
2 2-bedroom
28 3-bedroom
Federal Section 8
Via Campo Senior
Villas 2201 Via Campo
(2101)
Elderly 75 units
75 units/
Low moderate
71 1-bedroom
2 2-bedroom
2 2-bedroom
plus den
County Section 8 voucher accepted, subsidized
rent
Montebello SeniorVillas
2051 W. Whittier Blvd.
(2098)
Elderly 160 units
32 CHFA units/
Very low
income
128 low-income
150 1-bedroom
10 2-bedroom
CHFA, County Section
8 voucher accepted,
subsidized rent
Montebello Downtown
Plaza
815 W. Cleveland Ave
(2024)
Independent Living for
Seniors 54 units
54 units
Low-income at
or below 80% of
MFI
1-bedroom unit
Enterprise Foundation,
Federal Home Loan
Bank Affordable
Housing Program
Table 2.27. Publicly Assisted Housing Inventory.
34 Montebello Housing Element

1. Cost Analysis of At-Risk Housing Units
A. Preservation Costs
Most of the units at risk are either senior units or for persons with disabilities. Both groups tend to have smaller household size and fixed lower incomes. For a very low income two-person household in LA County, affordable rent is approximately $1,000.

The difference between what this household can afford and the median rent for a one-bedroom unit ($1,450) is $450 per month, resulting in an estimated $5,400 in subsidy per unit per year and $2.01 million per year for the 373 units for seniors and persons with disabilities.

B. New Construction/Replacement
The cost of constructing new housing units can vary greatly depending on factors such as location, density, unit sizes, construction materials, and on- and-off-site improvements. The cost to construct a new unit in Montebello can easily exceed $387, 900. To replace the 373 at-risk units would require more than $144 million.

C. Cost Comparison
In Montebello, the costs to maintain affordability by providing subsidized rents are lower than new construction as available land is limited and expensive. The City will actively seek out funding sources, including federal preservation dollars, to preserve these at-risk units.

D. Entities with Capacity to Acquire/Manage At-Risk Projects Listed below are public and non-profit agencies that have been actively involved in housing activities in Montebello:

City of Montebello: The City receives funds from the federal Department of Housing and Urban Development (HUD) to
provide Section 8 rental assistance to low income individuals and families so that they can afford to rent decent, safe, and sanitary housing.

Additionally, following nonprofit developers have expressed interest in Los Angeles County or partnered with the City in providing affordable housing:
• Abode Communities
• Amcal
• Bridge Housing
• Century Housing Corporation
• Cesar Chavez Foundation
• Clifford Beers Housing
• Habitat for Humanity
• Jamboree Housing
• LINC Housing
• Mercy Housing
• Menorah Housing
• Meta Housing Corporation
• Montebello Housing Development Corporation
• National Community Renaissance (National CORE)
• San Gabriel Valley Regional Housing Trust (SGVRHT)
• San Gabriel Valley Council of Governments (SGVCOG)
2 Community Profile 35
C. SUMMARY OF HOUSING NEEDS
Demographic
Shift
The City’s population is aging, particularly the northern half of the City. The market created from this demographic shift might require changes in the City’s housing stock to provide opportunities for residents to age in place. Alternatively, changes in their housing preferences could create opportunities for younger families wanting to move into the city.

Low Growth
Rate
SCAG projects continued low population growth of 3,900 people from additional 2,000 units for the City during the next 20-years, with a compound annual growth rate less than half of the County. Housing deliveries have historically not kept up with population increases since 1990, creating significant demand and pressure on housing prices. The City has had a very low average number of 23 building permits over the last 10-years. Only four percent of housing has been developed since 1990, with most development occurring prior to 1980. The owner-rental split is largely aligned with the County distribution.

Employment
Despite job growth in several sectors within Los Angeles County, Montebello has seen job losses of 1,200 net in-place jobs since 2008. Job growth in Montebello has been driven by Health Care & Social Assistance and Accommodation & Food Services.

Household incomes for residents in the City are lower than the County, particularly for those households earning over $100,000. Overall, the Median Household Income is approximately 20% lower than the County and due to higher household size the per cap income is one-third lower than the County.

Only 6.6 percent of those who live in the City also work in the City. There is a need and opportunity to encourage more people that both live and work in the City.

Household
Characteristics
The household characteristics in the City are comparable to other suburban communities and the growth, while slow, is in line with the previously noted population growth.

About 64.7% of all housing units in Montebello were constructed prior to 1970. Residential structures over 30 years of age require minor repairs and modernization improvements, while units over 50 years of age are likely to require major rehabilitation such as roofing, plumbing, and electrical system repairs.

Given the age of the housing stock, the average renter-occupied housing units as well as the typical home value for owner-occupied units are below the County average.

Ethnic diversity may change the market orientation of some residential and non-residential land uses.

The vacancy rate is very low in the City below industry standards for stabilized vacancy, which typically suggests new development is demanded.

Overcrowding is higher in rental properties than ownership properties and is at a slightly higher rate compared to LA County. More affordable units in Montebello are needed so a greater number of people have their own place, and they would not need to live together.

Approximately 81% of extremely low-income renter-households and about 69% of extremely low-income owners are cost burdened. To accommodate population with Special Housing Needs and to ease the demand that drives purchase and rental prices up, Montebello must continue to build more mixed-income units and increase the range of housing options.

Three assisted projects: the Beverly Towers, Casa La Merced, and Montebello Downtown Plaza have expiring affordability contracts and are at risk of converting to market rate during the planning period ending in 2029.

The City will have to monitor the status of the 372 affordable housing units that are at risk of converting to market-rate and if any become at risk, work with property owners to develop a strategy to maintain any at-risk as affordable.
36 Montebello Housing Element
3 Fair Housing Assessment 37
3 Fair Housing Assessment
A. OVERVIEW
The established neighborhoods of
Montebello today are largely the result
of decades of structural racism deeply
rooted in Federal, State, and local
housing policies.

The Federal Housing Administration (FHA), which was established in 1934, furthered the segregation efforts
by refusing to insure mortgages in and
near African-American neighborhoods
— a policy known as “redlining.” At
the same time, the FHA was subsidizing builders who were mass-producing housing subdivisions for Whites —
with the requirement that none of the
homes be sold to African-Americans.

Local government also contributed
to the patterns of segregation through
the adoption of exclusionary zoning.

Single-family zoning economically
separates the wealthier Whites from
other racial and ethnic groups. Since
many people of color could not afford
or were unable to receive mortgages
for owning homes, they were effectively driven out of single-family zoned neighborhoods.

As a result, many segments of our
population do not have access to safe
and affordable housing. In some cases,
housing units may not be located in
areas in proximity to good jobs, easily
accessible public transit, and other
basic neighborhoods elements such as
schools, parks, and open space.

Best
Still Desirable
Denitely Declining
Hazardous
Figure 3.1: Redlined areas of Montebello
To address housing inequalities,
in 2017, the State legislature passed
AB 686 (2018) to require cities and
counties to address discrimination
and segregation by affirmatively use
programs, policies, and operations
to promote inclusive places, increase
housing choices, and address racial and
economic disparities.
38 Montebello Housing Element
AB 686: AB 686 defined “affirmatively further fair housing” to mean “taking meaningful actions, in addition to combat discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity” for persons of color, persons with disabilities, and other protected classes. AB 686 requires that all housing elements to include an Assessment of Fair Housing (AFH), which includes the following components:
• A summary of fair housing issues and assessment of the jurisdiction’s fair housing enforcement and outreach capacity; • An analysis of segregation patterns;
• An assessment of contributing factors; and
• An identification of fair housing goals and actions.

The City of Montebello is an entitlement jurisdiction and receives their HOME and CDBG funds directly from the State. As
such, the City is required to prepare an Analysis of Impediments (AI) to Fair Housing Choice, which provides an overview of laws, regulations, conditions, and other possible obstacles that may affect an individual or household’s access to housing in Montebello for a five-year period. Information from the AI, prepared in August 2020, has been incorporated into the Housing Element to ensure consistency between the two documents.

B. ASSESSMENT OF FAIR HOUSING ISSUES

1. Fair Housing Enforcement and Outreach
Fair housing enforcement and outreach capacity relates to the ability of a local jurisdiction and fair housing entities to disseminate information related to fair housing and provide outreach and education to assure community members are
informed of fair housing laws and tenants’ rights. In addition, enforcement and outreach capacity includes the ability to address compliance with fair housing laws, such as investigating complaints, obtaining remedies, and engaging in fair housing testing.

Patterns of complaints and enforcement are useful to assess the nature and level of potentially unfair or discriminatory housing practices in the private sector. Several public and private agencies may receive complaints about unfair housing practices or housing discrimination.

Office of Fair Housing and Equal Opportunity (FHEO): At the federal level, the Office of Fair Housing and Equal Opportunity (FHEO) of HUD receive complaints of housing discrimination.

FHEO will attempt to resolve matters informally. However, FHEO may act on those complaints if they represent a violation of federal law and FHEO finds that there is “reasonable cause” to pursue administrative action in federal court.

California Department of Fair Employment and Housing
(DFEH): At the state level, the Department of Fair Employment and Housing (DFEH) has a similar role to FHEO. DFEH also receives, investigates, attempts to settle, and can take administrative action to prosecute violations of the law. HUD and DFEH have overlap in jurisdiction, and depending on the nature of the case, may refer cases to one another. DFEH is a HUD Fair Housing Assistance Program (FHAP) grantee, meaning that it receives funding from HUD to enforce federal fair housing law in the state.

Organizational Capacity
The City of Montebello has limited in-house capacity to investigate complaints, obtain remedies, or engage in fair housing testing. The City recently hired a full time housing manager and is evaluating the feasibility of establishing a Housing Authority. In the meantime, the City contracts with the Housing Rights Center for enforcement of fair housing and outreach.

This Housing Element is intended to address current
challenges directly related to inequities in housing
that were previously overlooked. Previous practices
resulted in missed opportunities to develop plans
that ultimately lead to patterns of inaction that the
City is looking to reverse through these actions. This
process further demonstrates Montebello’s commitment in maintaining a current Housing Element that is compliant with State law. The City is also leading
by example and has initiated projects on public land
for those amongst us without a home and with lower
incomes.
— René Bobadilla
Montebello City Manager
3 Fair Housing Assessment 39
Housing Rights Center: The City contracts with the Southern California Housing Rights Center (HRC), a long-established nonprofit organization dedicated to promoting fair housing for all persons. HRC helps educate the public about fair housing laws and to investigate reported cases of housing discrimination. HRC provides the following Fair Housing Services for both landlords and tenants:
• Landlord/Tenant Counseling and/or mediation;
• Fair Housing Legal Services;
• Eviction prevention counseling and legal services;
• Rent increases;
• Security deposit issues;
• Harassment; and
• Discriminating Complaint Investigations.

The Housing Rights Center offers private counseling services over the phone or online. During the first and second quarter of 2020 (Q1 and Q2), the HRC assisted 48 Montebello Households. Most (97.9%) of the individuals were of income below 80% of AMI, two (4.2%) were female heads of households, five (10.4%) were seniors, five (10.4%) were disabled, and 60.4% were Hispanics/Latino. Five households contacted HRC with housing discrimination concerns — four implicating discrimination based on physical disability, and one on mental disability. HRC staff staff resolved all five of these discrimination matters. Of the general landlord-tenant questions posed by Montebello residents, the majority addressed rent increases (25.6%), repairs and substandard conditions (16.3%).

The HRC also conducted extensive outreach and education activities impacting residents throughout its Los Angeles and Ventura County service areas. Typical activities include Public Service Announcements; presentations to the community;
distribution of literature; and management trainings.

Events of particular interest to Montebello residents included:
• HRC’s Annual Housing Rights Summit – the agency’s
flagship event which brings together community members, local government representatives, and agencies dedicated to the cause of fair housing;
• Housing Rights Workshops conducted at Montebello City Hall for tenants and other community members;
• A booth staffed at the “Your Turn” Expo;
October 2020 November 2020 December 2020
Total Contacts 33,209 24,820 23,518
Total Literature
Distributed
31,883 26,000 21,574
Total Media
Activities
75 74 79
Table 3.1. Summary of Outreach and Education Activities.

HRC Outreach and Education Activities.
• Public service announcements providing the public with essential information on fair housing and housing discrimination; • Fair housing newsletters made available to each of HRC’s local service areas;
• At least 1,145 pieces of bilingual fair housing literature distributed to 15 agencies serving the City;
• An extensive social media campaign designed to provide community members with updates on fair housing generally; • HRC provides free programs and services including workshops and clinics; and • Routine social media posts on upcoming workshops and
events over housing discrimination and with listings of available rental properties and other low -income housing. 40 Montebello Housing Element

2. Integration and Segregation
An analysis of integration and segregation, including patterns and trends, related to people with protected characteristics will inform the goals, policies, and programs in the Housing Element.

The Housing Element must address both integration and
segregation in order to evaluate discriminatory patterns and practices and better identify and prioritize contributing factors to fair housing issues.

A. Race and Ethnicity
The Index of Dissimilarity measures the degree to which two groups are evenly distributed across a geographic area and is a commonly used tool for assessing residential segregation between two groups.The HUD’s Dissimilarity Indices show the extent of distribution between racial/ethnic groups, across census tracts.

HUD’s various levels of the index are:
• <40: Low Segregation
• 40-54: Moderate Segregation
• >55: High Segregation
Segregation generally means a condition in which there is a high concentration of persons of a particular race, color, religion, sex, familial status, national origin, or having a disability or a type of disability in a particular geographic area when compared to a broader geographic area.

Integration generally means a condition in which there is not a high concentration of persons of a particular race, color, religion, sex, familial status, national origin, or having a disability or a particular type of disability when compared to a broader geographic area.

Segregation Integration
inclusive
(Montebello, CDBG) Jurisdiction Los Angeles-Long Beach-Anaheim Region Racial/Ethnic Dissimilarity Index 1990 Trend 2000 Trend 2010 Trend Current 1990 Trend 2000 Trend 2010 Trend Current Non-White/White 18.16 21.42 24.48 28.16 55.32 55.5 54.64 56.94 Black/White 36.76 36.12 36.59 43.84 72.75 68.12 65.22 68.85 Hispanic/White 25.08 27.54 30.04 33.4 60.12 62.44 62.15 63.49 Asian or Pacific Islander/White 41.68 41.4 37.04 39.53 43.46 46.02 45.77 49.78 Table 3.2. Racial/Ethnic Dissimilarity Trends. Source: HUD AFFH Data, 2020 Dissimilarity between non-White and White communities in the Los Angeles Region has worsened since 1990. Dissimilarity between Black and White communities has improved slightly, while dissimilarity between Hispanic/White and Asian or Pacific Islander/White communities has worsened.

Ethnic and racial composition of a region demonstrate a relationship with other characteristics such as household size, locational preferences, and mobility and is useful in analyzing housing demand and any related fair housing concerns. According to the 2015-2019 ACS, approximately 93% of the Montebello population belongs to a racial or ethnic minority group. In comparison, racial/ethnic minorities make up 74% of the population countywide. The racial/ethnic minority population in most block groups has increased since 2010. Most of Montebello Block groups lie within the highest percent of racial/ethnic minorities (>81%) with the second largest percent (61% to 80%) located in the northeast corner of the City.

Brown University‘s Diversity and Disparities database has calculated an Index of Dissimilarity for cities throughout the United States using 2010 Census data.The dissimilarity index measures whether one particular group is distributed across census tracts in the metropolitan area in the same way as another group. A high value indicates that the two groups tend to live in different tracts. The value ranges from 0 to 100. A value of 60 (or above) is considered very high. It means that 60% (or more) of the members of one group would need to move to a different tract in order for the two groups to be equally distributed. Values of 40 or 50 are usually considered a moderate level of segregation, and values of 30 or below are considered to be fairly low. The City of Montebello’s Index of Dissimilarity reveals a low to moderate level of segregation for all racial/ethnic group pairings. 3 Fair Housing Assessment 41
Source: CA HCD
61% - 80%
> 81%
Racial Ethnic Dissimilarity
Sites Inventory
Figure 3.2: Racial Ethnic Dissimilarity.

Montebello LA County
White-Black/Black-White 36.7 66.9
White-Hispanic/Hispanic-White 29.8 65.2
White-Asian/Asian-White 36.7 42.4
Black-Hispanic/Hispanic-Black 33 49.8
Black-Asian/Asian-Black 44.5 63.2
Hispanic-Asian/Asian-Hispanic 53 51.2
As shown in Figure 3.3, the Census block group level
of Montebello exhibits higher diversity than various
surrounding cities and the broader Los Angeles
region. Based upon the existing and historic data
available for the City, it is largely integrated, with a diversity of residents based on racial/ethnic identity.

Across Los Angeles County, white communities
are predominantly concentrated along the coast. In
the Southern California Association of Governments
(SCAG) region, residents that identify as Hispanic
are concentrated in inland communities in Riverside,
Orange, and San Bernardino counties.

Addressing patterns of segregation across the
broader region will require implementing placebased community development interventions and non-place-based interventions to address inequities,
including permanent measures of poverty alleviation
and broader distribution of affordable housing.

There was no discussion or evidence found of ongoing or concentrated segregation within Montebello neighborhoods during the stakeholder interviews,
focus group meetings, housing task force meetings,
survey findings, and visioning workshop.

Table: 3.3. Index of Dissimilarity. Source: Brown University‘s Diversity and Disparities, 2010.

Lower Diversity
Higher Diversity
Diversity Index (2010)
Figure 3.3. Diversity Index. Source: AFFH DataViewer.
42 Montebello Housing Element
B. Income
Identifying low- or moderate-income
(LMI) geographies and individuals
is important to overcome patterns of
segregation.

HUD’s 2013-2017 CHAS data (Table

3.4) shows that 61.4% of Montebello
households earn 80 percent or less than
the county area median income (AMI)
and are considered lower income, a larger
share than the county (51.6%). According
to the 2015-2019 ACS, the median household income in Montebello is $56,150, lower than $68,044 in the County.

Figure 3.4 shows the Lower and Moderate Income (LMI) areas in the City by census tract. HUD defines a LMI area as a
census tract or block group where over 51
percent of the population is LMI. Block
groups along east-side of Garfield Avenue
in the northwest corner of the City, and
the westside of Greenwood Avenue (next
to industrial area) in the southern section
of the City show LMI populations exceeding 75%. Except for the northeast section, most of the City is made up of block
groups where the LMI population is 50%
to 75%. The sites used to meet the City’s
RHNA are generally evenly distributed
throughout the City.

Source: Low to Moderate Income Population (HUD) - Tract 25% - 50%
50% - 75%
75% - 100%
Low to Moderate Income Population
Sites Inventory
Montebello Los Angeles County
Income Category Households Percent Households Percent
<30% AMI 4,085 20.6% 641,055 19.5%
31-50% AMI 4,050 20.4% 482,070 14.6%
51-80% AMI 4,050 20.4% 578,285 17.5%
81-100% AMI 2,345 11.8% 312,595 9.5%
>100% AMI 5,315 26.8% 1,281,185 38.9%
19,845 100% 3,295,200 100%
Table: 3.4. Income Distribution. Source: HUD CHAS Data (based on the 2013-2017 ACS, 2020.

Figure 3.4. Concentration of LMI Households.
3 Fair Housing Assessment 43
C. Familial Status
Familial status refers to the presence of
children under the age of 18, whether the
child is biologically related to the head
of household, and the martial status of
the head of households. Families with
children may face housing discrimination
by landlords who fear that children will
cause property damage. Familial status
discrimination includes refusing to rent
to families with children, charging higher
prices, and limiting families to certain
parts of the property, such as the first floor
or a separate building.

Approximately 38.3% of Montebello
households have one or more child
under the age of 18. The City’s share of
households with children is larger than
LA County (33%), and the neighboring
cities of Monterey Park (28.6%) and the
City of Los Angeles City (29.3%), but
smaller than neighboring cities of East
Los Angeles (47%), Pico Rivera (41.3%),
and Downey (41%).

Single parent households are also protected by fair housing law. Female-headed households with children require special
consideration and assistance because of
their greater need for affordable housing
and accessible day care, health care, and
other supportive services. Approximately

6.6% of households in Montebello are
single female-headed households with
children, higher compared to the county
(5.1%).

As shown in Figure 3.5, while married
households with children are the predominant family structure in Montebello, the number of families, with and without
children, is lower than surrounding cities
in the SCAG region.

Program 6 in this Housing Element
is aimed at increasing the supply of
affordable housing, including larger units
for families. The City offers a range of
educational opportunities and one-on-one
counseling with the Southern California
Housing Rights Center for low-income
residents, including single-parent households.

Percent of Children in
Married-Couple
Households
(ACS 2015-2019)
Figure 3.5. Children in Married Couple Households. Source: AFFH DataViewer. 44 Montebello Housing Element
D. Persons with Disabilities
According to the 2015-2019 ACS, approximately

12.4% of Montebello residents experience a disability,
compared to 9.9% countywide.

Figure 3.6 show the distribution of persons with
disabilities in Montebello. Majority of the City tracts have 10 to 20% population with disabilities. In the
remainder of the City, less than 10% of the population
experiences a disability. Tracts with larger populations of persons with disabilities are not generally concentrated in one area of Montebello.

Currently, the City’s Zoning Ordinance contains
no provisions for reasonable accommodation for
persons with disabilities. Program 15 in this Housing
Element includes the provision of a new Reasonable
Accommodation Program. Under this program,
the City will adopt a Reasonable Accommodation
Ordinance to provide exception in zoning and landuse regulations for housing and/or improvements for persons with disabilities. The procedures related to
the program’s implementation will be ministerial in
nature with minimal or no processing fee.

Source: ACS 2015 -2019
<10%
10% - 20%
Population with a Disability
Figure 3.6. Distribution of Persons with Disabilities.
3 Fair Housing Assessment 45

3. Racially or Ethnically
A. Racially/Ethnically Concentrated Areas of Poverty
In an effort to identify racially/ethnically concentrated areas of poverty (R/ECAPs), HUD has identified census tracts with a majority non-White population (greater than 50%) with a poverty rate that exceeds 40% or is three times the average tract poverty rate for the metro/micro area, whichever threshold is lower.

According to HUD’s 2020 R/ECAP mapping tool based on
the 2009-2013 ACS, there are no R/ECAPs in Montebello. A regional view of R/ECAPs in Los Angeles County is shown in Figure 3.7. There are no R/ECAPs in the City.

Racially or Ethnically
Concentrated Areas
of Poverty R/ECAP’S
(HUD, 2009-2013)
Concentrated Areas of Poverty
Figure 3.7. R/ECAPs map. Source: AFFH DataViewer.

B. Racially/Ethnically Concentrated Areas of Affluence
Racially concentrated areas of poverty and segregation (R/ ECAPs) have long been the focus of fair housing policies. To ensure fair and integrated housing choices, the racially concentrated areas of affluence (RCAAs) at the other end of the spectrum must also be analyzed.

HUD defines racially concentrated areas of affluence as affluent, White communities. Whites are the most racially segregated group in the United States and “in the same way neighborhood disadvantage is associated with concentrated poverty and high concentrations of people of color, conversely, distinct advantages are associated with residence in affluent, White communities.” HCD defines RCAAs as census tracts where:
• 80% or more of the population is white, and
• The median household income is $125,000 or greater
(slightly more than double the national median household income in 2016).

Figure 3.8 shows predominantly White populations by census tract and Figure 3.9 shows median income by block group. No block groups in the City have median incomes over $125,000.

Block groups along the northeast City boundary have median incomes below $125,000. Rest of the City blocks are below the State average of $87,100. No tracts in Montebello are White predominant.

Predominant Population
White Majority Tracts Median Income (2010)
Figure 3.8. RCAAs map. Source: AFFH DataViewer. Figure 3.9. Median Income. Source: AFFH DataViewer. 46 Montebello Housing Element

4. Access to Opportunities
Access to opportunity includes improving the quality of life for residents of low-income communities, as well as supporting mobility and access to ‘high resource’ neighborhoods.

HUD has created seven opportunity indices to allow jurisdictions to measure exposure to opportunity in their neighborhoods. Table 3.5 shows index scores for the following opportunity indicator indices. Each opportunity index is percentile ranked on a 0–100 scale, with a score closer to 100 indicating a higher level of opportunity:
• Low Poverty Index: Captures poverty in a neighborhood using the poverty rate. The higher the score, the less exposure to poverty in a neighborhood.
• School Proficiency Index: Uses fourth-grade performance to assess the quality of an elementary school in a neighborhood.The higher the score, the higher the school system quality is in a neighborhood. • Labor Market Engagement Index: Describes the relative intensity of labor market engagement and human capital in a neighborhood, using the unemployment rate, labor force participation rate, and educational attainment. The higher the score, the higher the labor force participation and human capital in a neighborhood.
• Transit Trips Index: Quantifies the number of public transit trips taken annually by a three-person single-parent family with income at 50 percent of the median income for renters. The higher the trips transit index, the more likely residents in that neighborhood utilize public transit. • Low Transportation Cost Index: Estimates the transportation costs for a three-person single-parent family with income at 50 percent of the median income for renters. The higher the index, the lower the cost of transportation in that neighborhood.
• Jobs Proximity Index: Quantifies the accessibility of a neighborhood to job locations within the larger region, with larger employment centers weighted accordingly. The higher the index value, the better access to employment opportunities for residents in a neighborhood. • Environmental Health Index: Describes potential exposure to harmful toxins at the neighborhood level. The higher the index value, the less exposure to toxins harmful to human health and the better environmental quality of a neighborhood. 3 Fair Housing Assessment 47
Low Poverty
Index
School
Proficiency
Index
Labor Market
Index Transit Index
Low
Transportation
Cost Index
Jobs Proximity
Index
Environmental
Health Index
Montebello
Total Population
White, Non-Hispanic 52.51 53.54 38.47 89.43 78.89 59.68 6.9 Black, Non-Hispanic 46.71 55.21 38.59 90.39 81.71 66.23 6.54 Hispanic 45.84 52.51 33.92 90.31 81.41 64.39 6.68
Asian or Pacific Islander, Non-Hispanic 60.85 56.34 46.11 89.74 77.63 57.57 6.99 Native American, Non-Hispanic 42.77 50.26 32.7 90.46 81.52 62.05 6.68 Population below federal poverty line
White, Non-Hispanic 45.95 51.33 31.72 89.31 80.26 61.73 6.76 Black, Non-Hispanic 38.93 51.37 35.27 89.04 81.15 79.59 6 Hispanic 40.08 51.03 29.67 90.68 82.85 67.23 6.59
Asian or Pacific Islander, Non-Hispanic 57.47 54.96 41.83 89.98 79.79 56.69 6.78 Native American, Non-Hispanic 40.21 41.05 24.52 90.1 82.85 58.42 6.39 Los Angeles County
Total Population
White, Non-Hispanic 70.12 72.18 68.22 76.66 67.6 55.1 22.89 Black, Non-Hispanic 46.29 41.09 42.82 84.1 73.91 41.1 14.44 Hispanic 40.7 43.31 34.05 84.98 73.75 44.48 11.98
Asian or Pacific Islander, Non-Hispanic 68.38 72.86 66.73 82.22 68.98 51.22 13.86 Native American, Non-Hispanic 54.75 55.06 48.03 77.8 69.62 45.65 20.02 Population below federal poverty line
White, Non-Hispanic 61.23 66.91 61.96 79.48 71.45 55.51 20.59 Black, Non-Hispanic 29.03 29.31 27.29 85.47 76.25 30.59 12.84 Hispanic 28.75 35.77 26.1 87.23 76.67 41.99 10.38
Asian or Pacific Islander, Non-Hispanic 61.63 70.67 62.58 83.88 72.41 51.16 13.3 Native American, Non-Hispanic 41.92 47.9 41.36 84.81 73.95 51 12.82 The higher scores between the Los Angeles County and the City of Montebello have been shaded green for ease of comparative analysis.

Table 3.5. Opportunity Indicators, by Race/Ethnicity. Source: HUD AFFH Data, 2020.

Regional Trend: Montebello is intrinsically integrated within the Los Angeles County. In the Los Angeles County, Hispanic residents are most likely to be impacted by poverty and school proficiency.

Local Trend: Montebello has lower labor force participation and human capital compared to the County. Montebello residents are more likely to utilize public transit, have a lower the cost of transportation, and better access to employment opportunities compared to the County. The potential exposure to harmful toxins is higher in both the County and the City of Montebello.

The health and environmental quality of the County and the City needs to improve.
48 Montebello Housing Element
TCAC Opportunity Areas (2021) - Economic Score
< 0.25 (Less Positive Economic Outcome)

0.25 - 0.50

0.50 - 0.75
> 0.75 (More Positive Economic Outcome)
TCAC Opportunity Areas (2021) - Education Score
< 0.25 (Less Positive Education Outcomes)

0.25 - 0.50

0.50 - 0.75
> 0.75 (More Positive Education Outcomes)
No Data
Regional Economic Score
Figure 3.10 shows economic scores based on poverty, adult education, employment, job proximity, and median home value.

Cities to the north of Montebello, such as Monterey Park, Alhambra, South Pasadena; and cities to the east of Pico Rivera such as eastern portions of Whittier and La Habra Heights have high economic score. Cities to the west such as East Los Angeles and Bell Gardens have lower economic score.

Regional Education Score
High perfomance schools function not only as centers for providing education but also as hubs for neighborhoods to organize a range of supports and opportunities for children and their families.

The education scores in Figure 3.11 show level of math and reading proficiency, high school graduation rates, and student poverty rates within the region.

Generally, cities west of Montebello have lower educational scores and cities to the north and east have higher educational scores.

Regional Environment Score
Figure 3.12 shows potential exposure to harmful toxins. The higher values represent better environment and lesser exposure to harmful toxins. Generally, cities west of Montebello have lower environmental scores and cities to the east have higher environmental scores.

The unique geographic location of Montebello brings unique environmental challenges. For instance, air pollution generated in the southern portions of the region gets carried by the winds and trapped by the mountains to the north. Creative local solutions such as tree planting and measures to reduce greenhouse gas emissions can create a micro-climate of healthy environment.

Figure 3.10. Regional TCAC Opportunity Areas, Economic Score.

Source: HCD AFFH Data Viewer, 2021.

Figure 3.11. Regional TCAC Opportunity Areas, Education Score.

Source: HCD AFFH Data Viewer, 2021.
3 Fair Housing Assessment 49
TCAC Opportunity Areas (2021) - Environmental Score
< .25 (Less Positive Environmental Outcomes)
.25 - .50
.50 - .75
.75 - 1 (More Positive Environmental Outcomes)
TCAC Opportunity Areas (2021) - Composite Score
Highest Resource
High Resource
Moderate Resource (Rapidly Changing)
Moderate Resource
Low Resource
High Segregation & Poverty
Missing/Insucient Data
Figure 3.14. Regional TCAC Opportunity Areas, Composite Score. Source:

HCD AFFH Data Viewer, 2021.

Jobs Proximity Index (HUD, 2014 - 2017) - Block Group
< 20 (Furthest Proximity)
20 - 40
40 - 60
60 - 80
> 80 (Closest Proximity)
Regional Proximity to Jobs Score
Higher values in Figure 3.13 suggest better access to employment opportunities for residents. Affordable, efficient, and safe transportation options facilitate access to opportunities within the region. Housing and jobs within five minute or half-mile access to transit stop improves access to jobs.

Montebello Bus Lines is the third largest municipal bus system in Los Angeles County. With a fleet of 66 buses, MBL serves over 8 million passengers a year throughout the communities of Alhambra, Bell Gardens, Boyle Heights, Commerce, Downtown Los Angeles, East Los Angeles, La Mirada, Montebello, Monterey Park, Pico Rivera, Rosemead, South Gate and Whittier.

Montebello and its surrounding cities have higher scores suggesting better access to employment opportunities for residents.

Composite Score for the Region
Generally the cities with higher resource areas are to the north, south, and east of Montebello. Cities with lower resource areas are to the west (East Los Angeles) and to the northeast (El Monte and Baldwin Park) of Montebello.

Figure 3.12. Regional TCAC Opportunity Areas, Environmental Score.

Source: HCD AFFH Data Viewer, 2021.

Figure 3.13. Regional TCAC Opportunity Areas, Job Proximity Score.

Source: HCD AFFH Data Viewer, 2021.
50 Montebello Housing Element
low resources
high resources
Sites Inventory
moderate resources
Source: 2021 TCAC/HCD Opportunity Map - Berkeley University TCAC/HCD Opportunity Area Maps
36/ 32/ 5
14/ 20/ 31
27/ 16/ 62
23/ 11/ 81
54/ 34/ 79
50/ 24/ 83
47/ 23/ 87
60/ 23/ 69
17/ 15/ 56
42/ 15/ 21
66/ 37/ 41
28/ 31/ 29
65/ 24/ 19
76/ 21/ 16
71/ 61/ 32
Economic/ Education/ Environment score
Figure 3.15. California Tax Credit Allocation Committee (TCAC) Opportunity Areas (2021) with Montebello Housing Element Sites Inventory. Source:

HCD, AFFH Data Viewer.
3 Fair Housing Assessment 51
A. Mapping Opportunities
Opportunity mapping is a way to measure and visualize place-based characteristics linked to critical life outcomes, such as earnings from employment, educational attainment, and economic mobility. Opportunity maps can be used to inform how to target investments and policies in a way that is conscious of the independent and inter-related effects that research has shown places have on economic, educational, and health outcomes. These opportunity maps are made from composite scores of three different domains made up of a set of indicators. Based on these domain scores, tracts are categorized as Highest Resource, High Resource, Moderate Resource, Moderate Resource (Rapidly Changing), Low Resource, or areas of High Segregation and Poverty.

Opportunity map scores for Montebello census tracts are presented in Figure 3.10.

A single-tract north of State Route-60 is considered high resource. Most tracts in the northern section of the City and one tract in the southeastern area of the City are categorized as modest resource, two tracts are considered high resource, and one tract in the western corner on the City is considered moderate resource. There are no tracts in the City that are categorized as areas of high segregation and poverty.

The individual scores for economic, environment, and education domain for each census tract are shown on Figure 3.15.

Figure 3.15 also includes the sites used to meet Montebello’s 2021-2029 RHNA.

Majority of the larger sites and resulting larger unit count are proposed within the high resource areas. The General Plan update, Downtown Montebello Specific Plan, and the recently adopted Parks Master Plan are all targeting new resources such as light rail transit, parks, and improvements to the facilities and infrastructure within the low resources areas where the remainder of the units are proposed.

Locate majority of the RHNA’s
very-low & low-income units
in high resource areas

HIGH RESOURCE AREA LOW RESOURCE AREA
Aggressive planning & implementation
through General Plan, Downtown Plan, &
Parks Plan to increase resources
in low-resources areas so existing &
proposed units have access to greater &
superior resources
Two-part strategy: Increase low-income housing in high resource areas and increase access to resources in low resource areas.
52 Montebello Housing Element
Source: CA HCD

0.25 - 0.50

0.5 - 0.75
< 0.25 (Less Positive Economic Outcome)

0.75 - 1 (More Positive Economic Outcome)
Environmental Score
Sites Inventory
Sites Inventory
Sites Inventory
Sites Inventory
Source: CA HCD

0.25 - 0.50

0.5 - 0.75
< 0.25 (Less Positive Economic Outcome)
> 0.75 (More Positive Economic Outcome)
Economic Score
Source: CA HUD, 2014 - 2017
60 - 80
> 80 (Closest Proximity)
40 - 60
Jobs Proximity Index
Source: CA HCD

0.25 - 0.50

0.5 - 0.75
< 0.25 (Less Positive Economic Outcome)
Education Score
Figure 3.16 (top left). Economic Score. Figure 3.17 (top right). Education Score. Figure 3.18 (bottom left). Environmental Score. Figure 3.19 (bottom right).

Job Proximity Index.
3 Fair Housing Assessment 53

1. Economic
The economic scores are based on poverty, adult education, employment, job proximity, and median home values. According to the 2021 TCAC/HCD map presented in Figure 3.16, the economic scores in the highest quartile were to the north, while two census tracts in the central area has lower economic scores. The mix scores are similar to other surrounding cities in Los Angeles County.

The City provides a listing of public services agencies and homeless resources, and links to social service agencies. In addition, the City supports other government agencies, private developers, and nonprofit agencies that are involved in creating affordable housing and economic opportunities for low- and moderate-income residents. Additionally, using CDBG and most recently, CDBG-CV funds, the City supports local non-profits such as YMCA, Mexican American Opportunity Foundation, Heart of Compassion, and the newly established Montebello Community Assistance Program which strive to address the needs of underserved persons in the community.

2. Education
Montebello Unified School District (MUSD) serves approximately 26,000 students from Headstart to grade twelve. There are seventeen elementary schools, six intermediate schools, four comprehensive high schools, an alternative high school, and community day school.

As shown in Figure 3.17, the tract north of State Route-60 received score of 0.5 to 0.75. The northwest and southern tract of the City received a lower education score of 0.25 to 0.50. The rest of the City tracts received the lowest education scores of less than 0.25. These education scores are based on math and reading proficiency, high school graduation rates, and student poverty rates.

Based on a review of performance on the state indicators and local performance indicators included in the California School Dashboard, Montebello USD has made a significant (3.2%) increase in the graduation rate. Additionally, the two student groups with the lowest graduation rates made very large increases to their graduation percentages: English Learners (12.1% increase) and Students with Disabilities (5.9% increase). Another significant student group, Foster Youth, experienced a graduation rate increase of 16.8% to 88.5%, where the rate is only 59% state-wide.

District and school personnel are specifically assigned to support our Foster and Homeless students. MUSD connects with county services to support students in transition and who have experienced multiple adverse childhood experiences (ACEs). Personnel throughout the district have worked to understand how ACEs affect a student's ability to learn and perform in school.

This emphasis will continue. Dashboard data indicate the MUSD's chronic absenteeism declined significantly and is below the state average. The MUSD homeless student group suspension rate (2.9%) made a 0.7% decline to just above the district average and is in the green performance level.

This is especially significant when the state average is 5.9%.

3. Environment
The environmental score mirrors the California Office of Environmental Health Hazard Assessment (OEHHA)’s approach to CalEnviroScreen 3.0, a risk assessment methodology based on twelve indicators used to measure the cumulative impacts of pollution-related exposures and environmental effects. Exposure indicators include: ozone concentrations, PM2.5 concentrations, diesel PM emissions, drinking water contaminants, pesticide use, toxic releases from facilities, and traffic density. Environmental effect indicators include: cleanup sites, groundwater threats, hazardous waste generators and facilities, impaired water bodies, and solid waste sites and facilities.

Figure 3.18 shows that tracts in the northeastern, and southern corners of Montebello received environmental scores in the lowest quartile. The proximity of State Route 60, high traffic volumes, oil wells to the north; and Interstate-5 and industrial land uses to the south shape the poor environmental scores for these tracts. Tracts in central section of Montebello scored the highest quartile for more positive environmental outcomes.
54 Montebello Housing Element

4. Transportation
Transportation service began in Montebello in 1910 with one motorized coach. By 1917, there were four private companies competing for passengers among the influx of workers drawn to the area.

In 1922, two years after the incorporation of the City of Montebello, the City officially initiated a municipal bus service. Six years later, the City sold the operation to the Motor Transit Company, a division of Southern Pacific Railroad. Motor Transit later became Pacific Electric, operators of the famed “red cars.”
In 1931, the City purchased the lines back from the Motor Transit Company and launched its second municipal bus line. The City purchased a lot on Greenwood Avenue with a fleet of four coaches and began Montebello Bus Lines (MBL).

Montebello Bus Lines’ (MBL) primary responsibility is to provide transportation services to residents of Montebello and neighboring cities. MBL is the third largest municipal bus system in Los Angeles County, behind Long Beach Transit and Santa Monica’s Big Blue Bus. With a fleet of 66 buses, MBL serves over 8 million passengers a year throughout the communities of Alhambra, Bell Gardens, Boyle Heights, Commerce, Downtown Los Angeles, East Los Angeles, La Mirada, Montebello, Monterey Park, Pico Rivera, Rosemead, South Gate and Whittier.

HUD’s Job Proximity Index can be used to show transportation need geographically. Block groups with lower jobs proximity indices are located further from employment opportunities and have a higher need for transportation. As shown in Figure 3.19, employment opportunities are very accessible for most block groups in the City. Block groups in the southwest sections of the City are located closest to employment opportunities. Employment opportunities are slightly less accessible on the northeastern side of the City. This area is considered high and moderate resource according to the Fair Housing Task Force maps (Figure 3.15).

The City’s General Plan update and Downtown Montebello Specific Plan proposes a safe, interconnected, multimodal transportation system that meets the needs of all users, of all ages and abilities. The policies and actions encourage travel by a variety of modes, including walking, bicycling, and public transit to reduce dependency on private automobiles. These Plans highlight the ability to connect people to high resource areas within the City and the region via active transportation (walking, biking, transit). 3 Fair Housing Assessment 55

5. Disproportionate Housing Needs
Disproportionate Housing Needs typically refers to a condition in which significant disparities exist in the proportion of members of a protected class experiencing a category of housing need when compared to members of any other relevant groups, or the total population experiencing that category of housing need in the applicable geographic area. For this definition, categories of housing need are based on such factors as cost burden and severe cost burden, overcrowding, homelessness, and substandard housing conditions. This analysis is important to understand how some groups of individuals experience severe housing needs when compared to other populations within a local level and region.

Particularly important to this analysis is local data and knowledge, since some areas could be impacted by market conditions that put households at risk of displacement or pending or upcoming planning decisions that may exacerbate displacement risk.

A. Cost Burden
Figure 3.20 compares cost burdened owner households using the 2010-2014 and 2015-2019 ACS. The proportion of cost burdened homeowners has decreased in the southern portion of the City, since the 2010-2014 ACS.

Overpayment Homeowners 2010-2014 2015-2019
Figure 3.20. Overpayment Homeowners. Source: HCD AFFH Data Viewer. 56 Montebello Housing Element
Cost burden trends for renter-occupied households is shown in Figure 3.21. Since the 2010-2014 ACS, the proportion of cost burdened renters has decreased throughout the City.

All identified sites to meet RHNA will have appropriate General Plan recommendation and clear and precise objective zoning standards within a year of the Housing Element adoption.

Predictable process and outcomes will encourage more very lowor low-income housing in the City to aid in lowering the percent of disproportionate housing needs experienced by protected classes.

Overpayment Renters 2010-2014 2015-2019
Figure 3.21. Overpayment Renters. Source: HCD AFFH Data Viewer. 3 Fair Housing Assessment 57
B. Overcrowding
Figure 3.22 shows concentrations of overcrowded households by tract regionally. Overcrowded households are most concentrated to the west and southeast of Montebello in East Los Angeles, Commerce, Bell Gardens, and Pico Rivera.

Source: Overcrowded Households (CHHS) - Tract
≤ 8.2% (Statewide Average)

8.3% - 12%

15.01% - 20%
> 20%
Overcrowded Households
Sites Inventory
Figure 3.22. Overcrowded Households in the Region. Figure 3.23. Overcrowded Households.

Overcrowded Households
≤ 8.2% (Statewide Average)

8.3% - 12%

12.01% - 15%

15.01% - 20%
> 20%
As discussed in the Community Profile of the Housing
Element, 6% of owner-occupied units and 18% of renter
dwelling units in Montebello are overcrowded. The rate of overcrowding is far greater for very low-income households.

The census tracts with a higher concentration of overcrowded households (>20 percent) are located in the southern portion and the northwestern area, east of Garfield Avenue (darkest green color on Figure 3.23). Overcrowding is defined as housing units where there is more than one person per room, suggesting there is a disproportionate need for affordable, larger housing units in these census tracts. Within the 2021-2029 Housing Element, Program #6 is aimed at providing incentives and support for affordable housing, including larger units for families to reduce instances of overcrowding.
58 Montebello Housing Element
C. Substandard Housing Conditions
Incomplete plumbing or kitchen facilities can be used to measure substandard housing conditions. In Montebello 130 households lack complete plumbing facilities, 214 households lack kitchen facilities, and 366 households have no telephone services. The percentages are relatively low and comparable to the County.

LA County Montebello
Lacking complete plumbing facilities 15,082 0.5% 130 0.7% Lacking complete kitchen facilities 50,264 1.5% 214 1.1% No telephone service available 57,649 1.7% 366 1.9%
Table: 3.6. Substandard Housing Conditions. Source: ACS 2019 5-year Estimates Data Profiles.

Housing age can also be used as an indicator for substandard housing and rehabilitation needs. In general, residential structures over 30 years of age require minor repairs and modernization improvements, while units over 50 years of age are likely to require major rehabilitation such as roofing, plumbing, and electrical system repairs.

Table 2.14 and Figure 3.24 shows that about 64.7% of all housing units in Montebello were constructed prior to 1970, compared to about 60.5% of those in the County as a whole.

Code Enforcement
The City’s Code Enforcement Division enforces compliance with current building and safety standards as well as state and local laws intended to alleviate public nuisances. The Code Enforcement Division seeks to maintain a high quality of life for residents and visitors by addressing health and safety hazards, visual blight and other deficiencies in the current housing stock.

Most code enforcement activities are either complaint-driven or the result of observations of City staff. An estimated 20- 25% of housing units that are inspected by Code Enforcement staff are found to be substandard and in need of rehabilitation.

This estimate is based on Code Enforcement observations of typical enforcement activities and age of the City’s housing stock.

The Code Enforcement Division pro-actively initiates and responds to complaints regarding municipal code violations; conducts initial and follow-up inspections; issues notice of violations, issues administrative citations for noncompliant properties, and forwards to the City Attorney’s office for possible prosecution. The primary goal is to gain voluntary compliance through education prior to any citation being issued.

The City is divided into three geographic areas with an assigned officer:
• East quadrant is north of Olympic Blvd and East of
Howard/12th;
• West quadrant is north of Olympic Blvd and West of
Howard/12th; and
• South quadrant is South of Olympic Blvd.

The East and West areas of the City receive a majority of complaints related to general property maintenance violations and graffiti. The type of violations include: trash cans stored in public view, overgrown vegetation and outdoor storage of personal items. The average time to close a case for these type of violations in these areas is approximately 22 days.

In addition to property maintenance violations and graffiti, the South portion of the City receives increased complaints related to illegal dumping, parking violations and homeless encampments. The average time to resolve a property maintenance violation in the South portion of the City is 30 days.

Increased overcrowding in the City reduces the ability to conduct pro-active enforcement which diminishes the overall health and safety of the community. More city programs are needed to assist residents and business owners in gaining compliance.

During the 2021-2029 Housing Element Planning cycle,
Code Enforcement Division will continue to increase proactive enforcement throughout the City. Additional resources will be needed to pro-actively address and concentrate on sub-standard housing complaints. In addition, the need to work closely with the Housing Division to identify abandoned properties for abatement or assistance will be necessary.
3 Fair Housing Assessment 59
Built Year
Since
1990
Prior to
1930

64.7%
of structures
built prior to 1970
Housing units built prior to 1978 may contain lead-based paint in deteriorated condition. Lead-based paint becomes hazardous to children under age six and to pregnant women when it peels off walls or is pulverized by windows and doors opening and closing. The City of Montebello provides to the public educational resources related to lead-based paint hazards through the Annual Action Plan, brochures distributed and public announcements.

All CDBG- and HOME-funded housing programs and projects have incorporated lead-based paint hazard reduction efforts.

Figure 3.24: Age of Housing Stock
Windshield Survey: On April 14, 2022, the City Staff conducted a windshield survey of over 200 homes to document the number of residential units that are in need of rehabilitation or replacement. The northern portion is recently built and the structures are in relatively stable conditions. The City Staff surveyed the following neighborhoods in the southern portion of the City:

1. Southeast portion of the intersection of Whittier Boulevard and Greenwood Avenue;

2. Southeast portion of the intersection of Olympic Boulevard and Greenwood Avenue;

3. Southwest portion of the intersection of Bluff Road and Mines Avenue; and

4. Southeast portion of the intersection of Montebello Boulevard and Jacmar Drive.

Based on the neighborhoods surveyed, Staff identified a total of 66 housing units that were found to be substandard and in need of rehabilitation. Staff observed that the majority of homes were in need of a new roof or stucco repair. Many residential units, while still habitable, were showing various stages of disrepair.

Before (top) and after (bottom) image of 1914 W.

Victoria Ave. An example of a property brought
into compliance through code enforcement actions.
60 Montebello Housing Element
D. Displacement
HCD defines sensitive communities as communities
that “currently have populations vulnerable to displacement in the event of increased development or drastic shifts in housing cost.” The following characteristics define a vulnerable community:
• The share of very low income residents is above
20%; and
• The tract meets two of the following criteria:
» Share of renters is above 40%,
» Share of people of color is above 50%,
» Share of very low-income households (50%
AMI or below) that are severely rent burdened
households is above the county median,
» They or areas in close proximity have been
experiencing displacement pressures (percent
change in rent above County median for rent
increases), or
» Difference between tract median rent and
median rent for surrounding tracts above
median for all tracts in county (rent gap).

Figure 3.25 shows sensitive communities at risk of
displacement in the region. City of Los Angeles, East
Los Angeles, and parts of the San Gabriel Valley are
vulnerable communities around Montebello.

HCD has identified multiple tracts in Montebello
with populations that may be vulnerable to displacement in the event of increased redevelopment or drastic shifts in housing cost (Figure 3.26). These
tracts also have higher concentrations of racial/ethnic minorities, LMI households, and cost burdened
renters.

The majority of new growth in this Housing Element is directed in high and moderate resource areas (see Figure 3.15). This takes pressure off sensitive
communities vulnerable to displacement. By welcoming homes where they are most desired, and where land values are highest, Montebello will channel much
of a city’s growth into its opportunity-rich quarters.

Source: CA HCD
vulnerable
Sensitive Communities at Rist of Displacement
Sites Inventory
Figure 3.26. Sensitive communities at risk of displacement.

Figure 3.25. Sensitive communities in the region at risk of displacement.

Sensitive Communities (UCB, Urban Displacement Project) Vulnerable Other
3 Fair Housing Assessment 61
E. Homelessness
The Los Angeles Homeless Services Authority (LAHSA)
estimates there were 66,436 persons experiencing homelessness in the Los Angeles County, according to the 2020 Greater Los Angeles Homeless Point-in-Time (PIT) Count. Figure 3.27 shows the Los Angeles County homeless populations from
2015 to 2020. Approximately 72% of the homeless population is unsheltered and 28% is sheltered. The homeless population has increased nearly 50% since 2015, and 12.7% since 2019. As of January 2020, the total Los Angeles County population has increased by only 0.5% since 2015 and decreased by 0.1% since 2019 according to Department of Finance (DOF) estimates.

Figure 3.28. Los Angeles County Homeless Count Density (2020). Source: Los Angeles County Homelessness & Housing Map (based on 2020 LAHSA Homeless PIT Count), 2021.

Figure 3.27. Source: Los Angeles Homeless Services Authority (LAHSA), 2015-2020 LA County/LA Continuum of Care (CoC) Homeless Counts. 44,359
2015 2016 2017 2018 2019 2020
46,874
55,048 52,765
58,936
66,436
13,334 12,173
14,966 13,369
14,722
18,395
31,025 34,701 40,082 39,396 44,214 48,041
unsheltered
sheltered
62 Montebello Housing Element
Special Needs Group Sheltered Unsheltered Total
Developmental Disability 32.1% 67.9% 5,292
Physical Disability 17.3% 82.7% 10,833
Family Members 76.3% 23.7% 12,416
62+ 21.5% 78.5% 6,290
Table 3.7. Homeless Populations and Special Needs Groups. Source: LAHSA, 2020 LA Continuum of Care (CoC) Homeless Counts; 2015-2019 ACS (5-Year Estimates).

Figure 3.29. Los Angeles CoC Homeless Population by Race/Ethnicity Figure 3.30. Los Angeles CoC Homeless
Population by Age
American Indian
Alaska Native Asian
Black
African
White
Multi-Racial
Other
Hispanic
Latino

25.4%

33.8%

2.1%

36.1%

1.1% 1.2%
Under 18
18-24
25-54
55-61
62+

58.3%

6.5%

11.8%

13.5%

9.9%
Table 3.7 shows 32% of homeless persons with a developmental disability, 17.3% with a physical disability, and 21.5% of homeless seniors are sheltered. Over 75% of family members are sheltered.

Figure 3.29 shows the Hispanic/Latino, Black/African American, and White populations make up the largest proportions of the homeless population.

Figure 3.30 shows adults aged 25 to 54 make up most of the homeless population. Children account for 11.8% of the homeless population.
3 Fair Housing Assessment 63
City of Montebello collaborates with several nonprofit and other agencies that provide shelter and supportive services. The Los Angeles metropolitan area is served by LAHSA SPA 7, which comprises the eastside of the County of Los Angeles, and includes Montebello. Figure 3.31 is LAHSA’s summary of the homeless population in Montebello. The tracts in the south and southwest portions of the City had the largest homeless populations based on the 2020 PIT Count.

The number of homeless in Montebello has fluctuated in the last six years (see Table 2.2). It was as low as 52 in 2016, then jumped to 359 in 2017, decreasing to 158 in 2019 and increasing slightly to 170 in 2020.

Figure 3.31. Estimates from the 2020 Greater Los Angeles City/Community Homelessness dashboard. Source: LAHSA 2020 Homeless Count by Community/ City.

I have growing concerns regarding the housing
crisis and see a need for sustainable and equitable
housing in Montebello. Extensive discussions
during the Housing Element Update process
allowed the partners to discuss and review existing
conditions, barriers to accessing resources and
support systems, trends, options, and opportunities
for Transitional and Emergency housing. The
result is the comprehensive Homeless Prevention
Program for Montebello.
— Veronica Rodriguez-Cabrera, LCSW
Community Housing Expert
Montebello Housing Task Force Member
64 Montebello Housing Element
C. SUMMARY OF FAIR HOUSING NEEDS
Table 3-5, below, shows a summary of the issues identified in this Assessment of Fair Housing. Fair housing issues are most concentrated in tracts on the southern side of the City along the northwestern border west of Garfield Avenue, where there are higher concentrations of racial/ethnic minorities, LMI households, and cost burdened renters. These areas are also considered vulnerable communities at risk of displacement. One of the tracts in the southern area is categorized as a moderate resource area.

Fair Housing Issue Proposed Programs
1 Enforcement and Outreach
Enforcement and
Outreach
HRC provides fair housing services, including outreach and education, to the Los Angeles Urban County including Montebello. In Q1 and Q2 of 2020, the HRC assisted 48 Montebello Households. Most of the individuals were of income below 80% of AMI, two were female heads of households, five were seniors, five were disabled, and 60.4% were Hispanics/Latino. Five households contacted HRC with housing discrimination concerns — four implicating discrimination based on physical disability, and one on mental disability. Of the general landlord-tenant questions posed by Montebello residents, the majority addressed rent increases, repairs and substandard conditions.

Program # 14: The City will continue to contract
with the Housing Rights Center to provide a
range of enforcement and outreach activities aimed
towards discouraging discriminatory housing
practices.
2 Integration and Segregation
Race/Ethnicity The racial/ethnic minority population has grown since 2010 in most Montebello block groups.

Program #6: The sites in the inventory are
distributed citywide with a focus on high resource
areas to increase socio-economic mobility and
access to resources.

Income

61.4% of Montebello households earn less than 80% of the county AMI, compared to

51.6% countywide. Block groups along east-side of Garfield Avenue in the northwest corner of the City, and the westside of Greenwood Avenue in the southern section of the City show LMI populations exceeding 75%.

Program #6: The sites in the inventory are
distributed citywide with a focus on high resource
areas to increase socio-economic mobility and
access to resources.

Program # 9: The City will amend zoning standards to allow a range of housing types affordable to a range of incomes.

Familial Status

38.3% of Montebello households have one or more child under the age of 18. The City’s share of households with children is larger than LA County (33%).

6.6% of households in Montebello are single female-headed households with children, higher compared to the county (5.1%).

Program # 6: Seeks to increase the supply of
affordable housing for larger units for families.

Disability 12.4% of Montebello residents experience a disability, compared to 9.9% in the County.

Program # 15: The City will adopt a Reasonable
Accommodation Ordinance to provide exception
in zoning and land-use regulations for housing
and/or improvements for persons with disabilities.
3 Racially or Ethnically Concentrated Areas of Poverty
Racially/
Ethnically
Concentrated
Areas of Poverty
(R/ECAPs)
There are no R/ECAPs in Montebello; there are also no tracts categorized as areas of high segregation and poverty by the Fair Housing Task Force. No program necessary.

Racially/Ethnically Concentrated Areas
of Affluence
(RCAAs)
No tracts in Montebello are predominantly White.

No block groups in the City have median incomes exceeding $125,000.

None of the block groups in the City are considered RCAAs.

No program necessary.
4 Access to Opportunities
Economic Two census tracts in the central area received a lower economic score.

Program #6: The sites in the inventory are distributed citywide with a focus on higher resource areas to increase socio-economic mobility and access to
opportunities.

Education
The northwest and southern tract of the City received a lower education score of 0.25 to 0.50. The rest of the City tracts received the lowest education scores of less than

0.25. Environmental Tracts in the northeastern, and southern corners of Montebello received environmental scores in the lowest quartile.

Transportation
Employment opportunities are very accessible for most block groups in the City.

Employment opportunities are slightly less accessible on the northeastern portion of the City.
3 Fair Housing Assessment 65
Fair Housing Issue Proposed Programs
5 Disproportionate Housing Needs
Cost Burden Cost burden is high. However, trends for both owner-occupied and renter-occupied households show a Citywide decrease.

Program #6: Identifies sites for 5,778 mixed-income units that will ease the demand that drives purchase and rental prices up.

Overcrowding
6% of owner-occupied units and 18% of renter dwelling units are overcrowded. The rate of overcrowding is far greater for very low-income households. The census tracts with a higher concentration of overcrowded households (>20 percent) are located in the southern portion and the northwestern area, east of Garfield Avenue.

Program #6: Identifies sites for 5,778 mixed-income units so a greater number of people could have their own place, and ease overcrowding.

Substandard
Housing
Conditions
Less than 2% of households lack complete plumbing or kitchen facilities in the City.

Montebello has an aging housing stock, where about 64.7% of all housing units were constructed prior to 1970, compared to about 60.5% of those in the County as a whole.

Program #1: Continue code enforcement activities
to bring substandard housing units into compliance with City building and zoning codes.

Program #2: Seeks to facilitate rehabilitation of
five housing units annually or 40 units during the
planning period.

Displacement Multiple tracts in the City are considered vulnerable communities at risk of displacement.

Program #6: The sites in the inventory are
distributed citywide with a focus on higher
resource areas. This will take pressure off sensitive
communities vulnerable to displacement. Many
of the opportunity sites are infill commercial sites
along the corridors. Redevelopment of these sites
would not displace any residents.

Homelessness The tracts in the south and southwest portions of the City had the largest homeless populations based on the 2020 PIT Count.

Program #5: Seeks to avoid or exit homelessness
quickly by either retaining the house or using other
housing strategies to ensure people move into
permanent and stable accommodations that are
affordable, safe, and appropriate with the support
they need to thrive.
66 Montebello Housing Element
D. IDENTIFICATION AND PRIORITIZATION OF CONTRIBUTING FACTORS The purpose of AFFH is to take proactive steps to address longstanding patterns of segregation, discrimination, and disinvestment. Established neighborhoods of Montebello today are largely the result of decades of structural racism deeply rooted in Federal, State, and local housing policies. Integration and segregation will not occur overnight. Simultaneously enacting all AFFH programs in this Housing Element at once is hardly possible given the limited and constantly shrinking resources and would also be undesirable in terms of the economic and social upheaval it would entail. However, based on community input and dialog it is clear that past and current exclusionary and discriminatory processes are no longer acceptable modus operandi in the future. The Housing Element provides a framework for the community to prioratize policy reforms and zoning amendments based on impact and ease of adoption. The following are contributing factors and corresponding programs and actions proposed to promote and enhance fair housing choice in Montebello.

Priority Contributing Factor Nexus to Fair Housing Issue Program Action Metrics and Milestones

1. Lack of Housing Opportunities in High Resource Areas and Housing Mobility 1 Underinvestment in low-income areas
Patterns of public and private
investments including redevelopment
programs
Southern areas of Montebello
experience a disproportionate level of
poverty, cost burden, overcrowding,
envrionmental risks, and limited
mobility options. This is particularly
striking since the dense and lower
resource southern portion contributes
more property tax revenue per acre
to then the higher resource, and less
dense northern area of the City.

Lack of infrastructure limits opportunities to develop housing.

The General Plan update and Downtown Specific Plan underway (see Program 6), and the recently adopted
Parks Master Plan seek to increase
resources and improve access to existing resources. Some of the resources include light rail station, improved
public facilities, new parks, enhance
access to the regional trail and park
system, complete streets, and strategies
to address air and water quality.

Subsequent citywide zoning
amendments to accomodate variety
of housing types and neighborhood
serving uses tailored to disadvantaged
communities (see Program 6 and 9)
and Capital Improvement Plan will
coordinate enhancement of public
resources with new development.

The Parks Master Plan was adopted
in 2021. The General Plan and
Downtown Specific Plan is target for
adotion in January 2023.
2 Policies and zoning regulations that
promote socioeconomic segregation.

Past practices of nationwide redlining,
documented evidence of racially
restrictive covenants, and lending
discrimination.

Exclusionary zoning laws with minimum lot size and setback requirements, prohibitions on multi-family homes,
and limits on the height of buildings
has created pockets of concentrated
prosperity and poverty. This has
prevented low-income families from
having access to the education and
employment opportunities typically
found in prosperous neighborhoods in
Montebello.

Amend the Zoning Code to facilitate a
variety of housing types in low density
zones.

Facilitate targeted investment in
underserved communities through
General Plan and Specific Plans.

The City is actively leveraging public
lands such as golf course for affordable
units in high-resource areas (Site #
8 on the site inventory list). Locate
majority of the RHNA’s very-low and
low-income units in high resource
areas.

The proposed Inclusionary Zoning
Ordinance will require, and the
proposed Density Bonus Ordinance
will provide incentive for new
development to include percentage
of affordable housing on larger sites
within the high resource areas (see
Program 8).

Facilitate developments that include
large units (with three or more
bedrooms). A potential policy update
may be requiring a mix of unit sizes
(number of bedrooms) for projects
above a certain size.

Establish a pilot program to providing
funding (grants or loans) in exchange
for the deed restriction of housing
units for low income households,
targeting units in high resource areas.

The General Plan and Downtown
Specific Plan is target for adotion in
January 2023.

Rezoning will be completed within
one year of adoption of the Housing
Element. By 2025, the City will
identify and begin implementing the
incentives to promote deed restricted
ADUs being built for lower- and
moderate-income households.

Inclusionary Zoning and Density
Bonus Ordinance will be adopted
within one year of adoption of the
Housing Element.

Monitor housing production to
determine the geographic distribution
of units. Provide annual reporting on
the ratio of unit production in these
sensitive areas relative to city wide
production.

Establish pilot program by the end of
2023.
3 Fair Housing Assessment 67
Priority Contributing Factor Nexus to Fair Housing Issue Program Action Metrics and Milestones

2. Displacement Risk
1 Households are directly forced to move
for reasons such as eviction, foreclosure, natural disaster, or deterioration in housing quality.

Increased market demand for luxury
apartments and single-unit housing
is causing housing costs to rise
dramatically.

Lack of economic mobility for
marginalized residents.

Housing cost burden increases the risk
of displacement. Cost-burdened households may choose to move to a more affordable area or they may be forced
to move by eviction or foreclosure -- as
a result of their inability to continue
paying for housing. Severe housing
cost burdens among households in
the lowest income categories generally
indicate households at the greatest risk
of displacement with the potential to
become homeless.

Code enforcement program will
bring substandard housing units into
compliance with City building and
zoning codes (Program 1).

Montebello will preserve and conserve
the City’s affordable housing stock.

The City will annually identify funding
sources for at risk preservation and
acquisition rehabilitation and pursue
these funding sources at the federal,
state, or local levels to preserve atrisk units on a project-by-project basis.

If conversion of units is likely, the City
will work with local service providers
as appropriate to seek funding to
subsidize the at-risk units in a way that
mirrors the HUD Housing Choice
Voucher (Section 8) program (see
Program 3)
Rental assistance will complement
construction of affordable housing by
providing immediate, flexible relief to
vulnerable households (see Program 4).

The Housing Rights Center will assist
the City in enforcing tenant protection
laws (see Program 14).

Strategic preventive measures will
reduce the risk of homelessness, by
addressing the elements that contribute
to this risk and by establishing
protective factors that contribute to
reducing social and health inequities
(see Program 5).

The City will continue to implement
the code enforcement program to
inspect and bring 50 housing units
per month into compliance with City
building and zoning codes.

The City will facilitate rehabilitation of
five housing units annually or 40 units
during the eight year planning period.

The City will annually monitor the
status of the 372 affordable housing
units that are at risk of converting to
market-rate during the 2021-2029
Housing Element planning period
and if any become at risk, work with
property owners to develop a strategy
to maintain any at-risk as affordable.

The City will continue to encourage local landlords to accept rental vouchers.

Benefits of the Housing Choice
Voucher program will be included in
the City’s newsletter.

The HRC will conduct 2-3 workshops
per year on fair housing rights and
resources in areas at risk of displacement. Fair Housing information will be posted on the City’s website within
six months of the adoption of the
Housing Element.

The Homelessness Prevention Toolkit
will be developed within two years of
the adoption of the Housing Element.
2 Households are indirectly compelled to
move by rising housing costs, or lack of
affordable housing.

Housing cost burdens and shortages
in affordable and available rental
housing increase risks of economic
displacement. Low-income renters in
Montebello pay a disproportionate
share of their income for housing
expenses. Families with children have a
higher cost burden than single-person
household.

To ease the demand that drives
purchase and rental prices up,
Montebello is pursuing construction
of mixed-income and diverse housing
options (see Program 6). The City
plans to increase supply and reduce
displacement by permitting housing on
underperforming commercial corridor
sites -- redeveloping strip malls entails
no direct displacement as no one lives
there yet.

Reach out to interested developers,
facilitate any necessary zoning amendment, and offer priority processing of entitlements and permits for the
City-own sites, and assist, support, and
pursue funding applications proactively
working with housing developers to
identify development opportunities
for extremely-low, very-low, low- and
moderate income housing and offer
priority processing for entitlements
and building permits.

Affordability requirements and
incentives will deliver affordable,
income-restricted housing at no cost to
the public (see Program 8).

Rezoning will be completed within
one year of adoption of the Housing
Element.

Inclusionary Zoning and Density
Bonus Ordinance will be adopted
within one year of adoption of the
Housing Element.
68 Montebello Housing Element
E. SITE INVENTORY & AFFH
Montebello’s families of low-income and color find the city’s high opportunity areas out of reach. Limited housing stock and new construction has increase cost of housing and shrunk the affordable housing options. The City has been challenged to keep pace with increasing demand due to restrictive zoning, legal and political opposition from residents, escalated construction costs, and shrinking federal and state investment in affordable housing.

The racial and economic segregation has continued unchallenged for decades.

Montebello needs to build more housing, and expand investments for the unhoused. Montebello’s affordable housing vision and strategy is based on the City’s housing needs, affordability gap analysis, existing community assets, and available resources.

Several broad policies establish the framework for the City’s housing strategy as applied to new construction, preservation, rehabilitation, and other housing program objectives.

The proposed housing units on the site inventory are distributed throughout the City. A majority of the housing units are identified on parcels located within the high resource areas.

Combination of redevelopment of larger parcels, smaller infill development along corridors, and slow and steady construction of affordable ADUs will vastly improve socio-economic integration and access to opportunities. The City is currently updating its General Plan and developing a Specific Plan for its downtown area. In 2021, the City adopted a Parks Master Plan. All of these planning efforts together with the City’s Capital Improvements Plan will increase resources and improve access to resources within the City and the Region. The existing and proposed housing units in low resource areas will benefit from this investment.

The new Downtown Montebello Specific Plan vision calls for a vibrant, more walkable, mixed-use, and transit accessible place with many cultural, dining, and retail options. A future light rail line is being studied for Washington Boulevard which will provide access to regional jobs and resources while attracting private investment to the southern portion of the City. Greenwood Avenue, redesigned as a complete street, will link the Downtown and proposed transit area along Washington Boulevard.

Additionally, the General Plan has a two part strategy to increase mobility from low to high resource areas and to provide more resources into lower income neighborhoods:

1. The first strategy seeks to integrate affordable housing in high resource income-segregated areas by:
• Requiring new developments in high resource areas to
increase housing choices by providing affordable housing units for the City’s diverse cultures, lifestyles, abilities, family structures, and income levels; and
• Promoting construction of accessory dwellings units in single-family subdivisions.

2. The new General Plan and Downtown Plan, and the recently adopted Parks Master Plan identifies opportunities to
increase transit access, parks, public facilities, and complete streets in historically low resource areas.

As shown in Figure 3.15, sites to accommodate the City’s RHNA allocation are located in the higher resource areas in the northern portion of the City and along Corridors where significant enhancement to resources and access is planned. The impacts on patterns of socioeconomic and racial concentrations are further discussed below:

Improved Conditions: A variety of suitable sites to meet the City’s RHNA allocation have been identified in the 2021-2029 Housing Element Update. Spatial analysis of the data available on the Affirmatively Furthering Fair Housing Data Viewer showed that the tracts with low to moderate income households, concentrated minorities, and housing problems were located in the southern and central tracts of the City (tracts 5322.00, 53202.02, 53201.01, 5318.00, 5321.01,5301.01). As seen in Table

3.8 and Figure 3.15, a majority of identified sites are located within these tracts that experience socioeconomic or racial disparities in the City of Montebello. Redevelopment of the selected sites combined with the City’s Comprehensive Housing Affordability Strategy, would be able to accommodate residential development of all income levels to further fair housing in the City of Montebello.

Exacerbated Conditions: Factors assessed in calculating realistic capacity included market demand, development trends, property or developer interest to redevelop the site, the size and location of the sites, testing potential development layouts, feasibility for lot consolidations where appropriate, the number of owners, and the existing and/or additional infrastructure improvements needed. The General Plan update, Downtown Specific Plan, and proposed zoning update contemplate increased densities at variety of income levels. A program EIR will be prepared for the General Plan update and Specific Plan. As a result, individual compliant parcels can tier off this EIR and not require additional environmental documentation removing a significant cost, time, and unpredictable hurdle to redevelopment of infill sites. The City together with an affordable housing development partner is currently pursuing grants to upgrade the cement sewer lines in the Downtown Area. The City’s current site inventory and approach to accommodate future growth through comprehensive planning and zoning efforts is an effective strategy to meet the City’s 2021-2029 RHNA allocation.

1. Segregation and Integration
The Census tracts with the highest concentration of low and moderate-income populations are also the highest concentration 3 Fair Housing Assessment 69
Census
Tract
HHs
RHNA Site Capacity AFFH Indicators
Low Moderate Above
Moderate
nonwhiteIncome
(LMI)
TCACHigh
Segregation
& Poverty
Overpymt % of HH
Overcrwd Displacement
Tract 5302.02 (block group 2)
805-865 Garfield Ave 1,270 25% 26.25% 48.75% 41% 63.18% No Renter: 26.20%
Owner: 45.50%

5.91% non-vulnerable
Tract 5300.05 (Block Group 1)
1345 Montebello Blvd 1,264 53.7% 10.57% 35.71% 67% 33.07% No Renter: 49.80%
Owner: 50.20%

0.83% vulnerable
Tract 5300.03 (Block Group 1)
Montebello Hills
Specific Plan 961
0 6.58% 93.41% 39%

28.21% No
Renter: 30.60%
Owner: 44.80%

4.31% non-vulnerable
2134 Montebello Town
Center
Tract 5301.01 (Block Group 1)
140 E. Whittier Blvd
1,651
0 0 100%
47% 69.44% No
Renter: 61%
Owner: 48%

15.31% vulnerable 116, 128, 129, 133, 136
N. Poplar Avenue 0 35.25% 64.74%
104,116, 128 Whittier
Blvd 0 0 100%
Tract 5321.01 (Block Group 1)
101/111 E Whittier Blvd
1,844
0 0 41%
50%

71.88% No
Renter: 53.70%
Owner: 30.30%

25.38% vulnerable
401 W Whittier Blvd 0 33.33% 66.66%
112-132 6th St, 501-525
Whittier Blvd 71.21% 9.84% 18.93%
Block Group 2
501 S. Montebello Blvd 0 0 100% 45%
Block Group 3
122 S. Montebello Blvd 0 34.61% 65.38%
52%
715 W Whittier Blvd 0 40% 60%
701 W Whittier Blvd 0 30% 70%
1018 W. Olympic Blvd 0 33.33% 66.66%
Tract 5318.00 (Block Group 3)
113 N. Garfield Ave 1,304 0 0 44% 41% 72.82% No
Renter: 61%
Owner: 46.10%

32.63% vulnerable
Tract 5320.01 (Block Group 1)
2113 Whittier Blvd
914
0 0 100% 40%

68.4% No
Renter: 63%
Owner: 51% Block Group 2 21.99% vulnerable
2000 Flotilla Street 100% 0 0 42%
Tract 5320.02 (Block Group 1)
236/234 George Hensel
Dr, 1100 & 1112 W.

Olympic Blvd 1,001
0 0 100%
44% 83.96% No
Renter: 59.10%
Owner: 42.70%

31.91% vulnerable
400 S. Taylor Ave 64.95% 12.25% 22.79%
Tract 5322.00
1105 S. Bluff Road 1,744 100% 0 0 38% 72.58% No
Renter: 58%
Owner: 56.50%

23.22% vulnerable
Table 3.8. RHNA Site Capacity and AFFH Indicators
70 Montebello Housing Element
of minority races (in this case, a Hispanic majority). These tracts are located in the central and southern portion of Montebello (tracts 5322.00, 53202.02, 53201.01, 5318.00, 5321.01). The existing affordable units identified as at-risk units within these tracts are proposed to be preserved. The new units on the site inventory parcels include a range of housing types for various family incomes (see table 3.8). The City’s place-based strategy to enhance the resources, amenities, and facilities in the central and southern areas of the City will preserve affordable housing in addition to developing other housing options in these areas will encourage a diverse housing market that will attract people from all races and income levels in these areas.

Improvements in the southern and central section include schools, parks, community resources, employment centers, transportation, and construction of a variety of housing types, which will increase access to higher wage earning. The new housing developments and associated improvements in the southern and central portions of the City will improve livability and provide well-rounded services for households with various income levels.

Therefore, the selected RHNA sites would result in improved conditions.

The racial makeup of the census block groups where the
selected RHNA sites are located is diverse (non-white population ranges from 38% percent to 67%). The lower income household tracts tend to be more racially diverse. The City’s housing strategy is to implement a variety of evenly distributed housing types and affordability levels within each of the housing sites. As a result, the selected sites would improve diversity and would not concentrate affordable housing within areas of minority populations. In addition to a variety of housing opportunity, new resources and amenities, such as those implemented in the central and southern area, would be improvements to these areas and provide a benefit to the community. Therefore, selected RHNA sites would result in improved conditions.

2. Racially and Ethnically Concentrated Areas of
Poverty and Affluence
While no racially/ethically concentrated areas of poverty (per HUD’s definition) were found in Montebello , some tracts with a high concentration of minorities and LMI populations were found in the southern parts of the city (tracts 5322.00, 53202.02, 53201.01, 5318.00, 5321.01,5301.01). Tract 5302.02 in the northwest also had a higher LMI population. Many of the same tracts that have higher LMI population also have a higher ratio of non-white population. As identified in Table 3.8 below, the sites selected for RHNA allocation include a range of housing types for different incomes. The City’s housing strategy is to implement a variety of evenly distributed housing types and affordability levels within each of the housing sites. By doing so, the selected sites would improve diversity and would not concentrate affordable housing within areas of high poverty. Therefore, selected RHNA sites would result in improved conditions.

3. Disparities in Access to Opportunity
The southern and central portions (tracts 5322.00, 53202.02, 53201.01, 5318.00, 5321.01) of the City, a low-resource, diverse, lower-income, and dense segment of the community contributes more property tax revenue per acre than the high-resource, lower-density northern areas of the City. However, historically the public and private investments in Montebello have favored the northern tracts. As a result, the southern and central tracts having a disproportionate level of property, cost burden, overcrowding, environmental risks, and limited mobility options.

Lack of improvements to public infrastructure, facilities, and amenities, impacts quality of life and quality of place which limits new housing construction.

Majority of the larger sites and resulting larger unit count on the sites inventory (see table 3.8) are proposed within the high resource areas. The General Plan update, Downtown Montebello Specific Plan, and the recently adopted Parks Master Plan are all targeting new resources such as light rail transit, parks, and improvements to the facilities and infrastructure within the low resources areas where the remainder of the units are identified.

The City’s General Plan update and Downtown Montebello
Specific Plan proposes a safe, interconnected, multimodal transportation system that meets the needs of all users, of all ages and abilities. These Plans call for public transit, quality pedestrian, and bicycle infrastructure to connect residents without vehicles to jobs, schools, and other critical services. Multimodal access to public transportation is proposed to support physical activity and reduces the most significant contributors to health-harming pollution and climate change.

The synergy of improvements to streets, schools, parks, community resources, employment centers, and transportation systems when carefully integrated with existing housing and a variety of new housing types will increase opportunity within the southern and central tracts of Montebello. Therefore, selected RHNA sites would result in improved conditions.

4. Disproportionate Housing Needs, including
Displacement
Cost Burden: Since the 2000-2014 ACS, the proportion of cost burdened renters has decreased throughout the City, and the proportion of cost burdened homeowners has decreased in the southern portion of the City. All identified sites to meet RHNA will have appropriate General Plan recommendation and clear and precise objective zoning standards within a year of the Housing Element adoption. Predictable process and outcomes will encourage more very low-or low-income housing in the City to aid in lowering the percent of disproportionate housing needs 3 Fair Housing Assessment 71
experienced by protected classes.

Overcrowding: In Montebello, overcrowding occurs in 6% of owner-occupied units and 18% of renter dwelling units. The rate of overcrowding is greater for very low-income households. The census tracts with a higher concentration of overcrowded households are located in the southern portion and the northwestern area, east of Garfield Avenue (tracts 5322.00, 53202.02, 53201.01, 5318.00, 5321.01,5301.01, and 5302.02). Overcrowding is defined as housing units where there is more than one person per room. Therefore, the site inventory has identified a range of housing types that can accommodate larger families in these census tracts.

Displacement: As is consistent with surrounding cities in Los Angeles County, Montebello has multiple tracts (tracts 5300.05, 5300.03, 53201.01, 5318.00, 5321.01,5301.01, 5302.02, and 5322.00) with populations that may be vulnerable to displacement (Figure 3.26). These tracts also have higher concentrations of racial/ethnic minorities, LMI households, and cost burdened renters. The majority of new growth in the Site Inventory is directed in high and moderate resource areas (see Figure 3.15).

This takes pressure off sensitive communities vulnerable to displacement. By welcoming homes where they are most desired, and where land values are highest, Montebello will channel much of a city’s growth into its opportunity-rich quarters.

Homelessness: The tracts in the south and southwest portions of the City had the largest homeless populations based on the 2020 PIT Count. The site inventory includes an approximately

0.49 acre site located in the southwest corner of the parking lot at the Montebello/ Commerce Metrolink Station to allow 25 tiny homes to assist homeless individuals within the City. This is a joint program with San Gabriel Valley Regional Housing Trust (SGVRHT), the San Gabriel Valley Council of Governments (SGVCOG), and the City of Montebello.

There are no provisions that would deter accommodating
very low- or low-income housing in the City to aid in lowering the percent of disproportionate housing needs experienced by protected classes.
72 Montebello Housing Element
F. TARGETS FOR AFFORDABLE UNITS IN HIGHER RESOURCE AREAS In accordance with SCAG’s RHNA Allocation Plan,
the City’s 2021-2029 Housing Element must accommodate a total of 5,186 units, of which 2021units must be affordable to lower income households (Very
Low and Low).

To ensure that sufficient capacity exists in the
Housing Element to accommodate the RHNA
throughout the planning period, the draft plan sets
a target capacity of 5,778 units that is 11.4% higher
than the RHNA requirements. This includes sites
that were identified through three key components,
including expected development potential on vacant
and underutilized sites, planned and approved development projects, and non-site-specific development potential that provide additional alternative means of
meeting the RHNA.

Income Category
Very Low Low Moderate Above
Moderate Buffer
2021-2029 RHNA
Allocation 1,314 707 777 2,388
Proposed Housing
Element Target 1,317 714 860 5,778 11.4% 
Very Low Low Total
2021-2029 RHNA
Allocation
1,311 705 2,016
Housing Element Site Inventory
Pipeline Units 130 70 200
Housing
Opportunity Areas
719 405 1,124
low resources
high resources
Sites Inventory
moderate resources
Source: 2021 TCAC/HCD Opportunity Map - Berkeley University TCAC/HCD Opportunity Area Maps
Table 3.9. RHNA Allocation and Proposed Targets for Housing Element Table 3.10. Proposed Housing Targets in Higher Resources Area Figure 3.32. Site Inventory on
TCAC/HCD Opportunity Area Maps
AFFH: Metrics (see Program 14)
• Minimum 25% of CDBG funds will be spend
in making improvements within areas of low
resources.
• The City will direct CDBG and HOME funds
to annually rehab and preserve two households
and to acquire and rehab property for low-income
housing.
• The City will add 8 acres of new parks in the next
8 years in lower resource areas of the City — at
an average of 1 acre of new park every year for the
next eight years.
3 Fair Housing Assessment 73
In addition to identifying sites to accommodate the
RHNA Allocation, cities must evaluate the sites to
determine consistency with requirements to Affirmatively Further Fair Housing (AFFH). Specifically, the plan must contextualize the distribution of sites in
relation to historical patterns and trends of socio-economic characteristics and racial/ethnic concentrations of poverty and affluence. The goal is to have identified sites serve the purpose of replacing segregated living
patterns with truly integrated and balanced living
patterns, and ultimately transforming racially and
ethnically concentrated areas of poverty into areas of
opportunity. In line with guidance provided by the
state, the table below uses the TCAC/HCD Opportunity Map and index to analyze the distribution of identified sites and unit potential in relation to the
overall citywide distribution of areas with higher
resources (or opportunity).

Table 3.11 sets annual targets for achieving the
RHNA allocations for the next eight years. Over 56%
of very low and low income units are proposed within
the higher resources area. The units within the first
four years are pipeline units that are at various stages of the entitlement process.

The City will adopt an Inclusionary Zoning
Ordinance that requires all new development to
provide a percentage of affordable housing on-site,
occasionally allowing for an in-lieu fee to fund off-site affordable housing instead. With the Inclusionary
Zoning Ordiance, about 20% of all housing units
produced annually will be for extremely low, very low,
and low income households -- i.e. about 100 units
annually (see Program 8).

The City will adopt an Ordinance by 2023 allowing lot splits and duplexes under the parameters of SB 9, and pursue opportunities to incentivize and
provide funding assistance for homeowners to provide
affordable units under SB 9. The City estimates about
5 lot splits annually.

Montebello will monitor housing production
to determine the geographic distribution of units,
especially lower income units, to be monitored by
TCAC opportunity area, CalEnviroScreen ranking
and RECAP status, and tracked by geographic tracts
in the north, central, and south. The City will develop annual reporting on the ratio of unit production in
these sensitive areas relative to city wide production
(see Program 6).

Housing Units Income Category
Very Low Low Moderate Above
Moderate
Year 1
(2022) 30 58 10 9 107 263
Year 2
(2023) 30 59 15 8 108 272
Year 3
(2024) 30 58 20 8 107 762
Year 4
(2025) 40 59 25 8 108 774
Year 5
(2026) 181 58 100 51 107 208
Year 6
(2027) 180 59 100 52 108 200
Year 7
(2028) 179 58 100 51 107 200
Year 8
(2029) 179 59 105 52 108 208
Subotal 849 468 475 239 860 2,887
Total 5,778
Very low and low-income units located in higher resource area.

Table 3.11. Annual Targets for Affordable Units in Higher Resource Areas. 74 Montebello Housing Element
4 Review of Previous Policies and Programs 75
4 Review of Previous
Policies and Programs
A. PROGRESS IN IMPLEMENTING 2016-2021 PROGRAMS
Table 4-1 shows the RHNA allocations for the 5th cycle (2016 through 2021) period and the housing units that were built, approved, or under construction through the end of 2020. Table 4-2 on the following pages presents an analysis of the programs presented in the Montebello 2016–2021 Housing Element.

RHNA
5th cycle
Allocation
Units Built
(2016-2021)
Units
Approved
Remaining
RHNA
Very Low Income 269 269
Low Income 161 161
Moderate Income 175 244 175
Above Moderate Income 461 36 105 425
Totals 1066 1030
Table 4.1. RHNA allocations for the 5th cycle.

Table 4-2 on the following pages lists the 23 programs in the 2016-2021 Housing Element, the implementation status of each program as of June 2021, and direction to Continue, Amend and Continue, or Delete the program for the 6th cycle (2021-2029).

Of the 23 programs, 17 are recommended to continue (74%), 3 should be amended and continued (13%), and 3 programs are marked for deletion (13%). Additional programs are proposed in Chapter 8 (Goals and Policies) that respond to recent State legislative requirements or other circumstances that warrant some level of City action. All programs are subject to funding and staff availability.
76 Montebello Housing Element
Implementation Status Recommendation
1 Code Enforcement Program
Code enforcement is essential to ensuring housing conservation and rehabilitation. The City has long maintained an aggressive code enforcement program (CEP) to preserve and protect existing neighborhoods against the harmful effects of deterioration caused by neglect, graffiti, and deferred maintenance. In addition, a property maintenance ordinance was adopted to allow code enforcement to abate specific conditions on private property as a public nuisance.

Objective: To continue to implement the code enforcement program to bring substandard housing units into compliance with City building and zoning codes.

Responsibility: Planning and Community Development Department, Code Enforcement Division
Funding: Departmental Budget, CDBG
Timeframe: Ongoing
The Code Enforcement Division
has a staff of 4 field officers and
one manager who carry an average
of 88 open cases per month. They
close/resolve approximately 57 cases
per month. Typical cases related
to residential properties were on:
substandard housing, property
maintenance, weed abatement, and
zoning violations.

Continue
2 Home Improvement Program
The City offers multiple home improvement programs to lower income homeowners with homes in need of repair. The Home Improvement program maintains affordable single-family housing stock through provision of amortized and deferred loans to extremely low, very low, low, and moderate income (as defined by HUD) homeowners for major home repairs. The Senior Grant Program provides grants for up to $10,000 to very low income senior homeowners to fund home repairs.

Objective: To provide brochures at the City’s Community Development Department and on the City’s website regarding the Home Improvement and Senior Grant programs; to work with the Montebello Housing Development Corporation to provide seminars, advocacy, and education sessions to provide information on available housing programs in the City; to assist 10 owner-occupied units per year, for a total of 60 units; and to rehabilitate 10 properties per year through the Senior Grant Program, for a total of 60 units during the 2014-2021 Housing Element cycle.

Responsibility: Planning Division
Funding: HOME funds
Timeframe: Ongoing
This program was continuously
implemented during 2020.

Continue
3 Rental Rehabilitation Program
The City’s Rental Rehabilitation Program is designed to improve the existing rental housing stock and to allow lower income renters to afford the rehabilitated units. The City will continue to provide funding for the Rental Rehabilitation Program to improve the City’s rental housing stock in need of rehabilitation, to provide safe, decent, and sanitary housing for lower income families.

Objective: To publicize the programs to owners of multi-family developments through flyers at the City’s Community Development Department and on the City’s website; to focus efforts on investor owned, small-scale multi-family rental properties, providing amortized and deferred loans at a 3% interest rate for a 10 to 15-year loan period; and to a assist a total of 12 units during the 2014-2021 period.

Responsibility: Planning Division, Code Enforcement Division Funding: HOME Funds, CDBG
Timeframe: Ongoing
Due to staffing and resource
constraints, this program has not yet
been implemented.

Continue and consolidate
with Home Improvement
Programs (Program #2)
Table 4.2: Evaluation of Programs in the 2016-2021 Housing Element 4 Review of Previous Policies and Programs 77
Implementation Status Recommendation
4 Neighborhood Revitalization
The goal of the neighborhood revitalization program is to eliminate slum and blight conditions and improve living conditions through the provision of rehabilitation activities and public improvement projects. The City’s goal is to stabilize neighborhoods and create a viable and livable community through rehabilitation and new homeownership opportunities.

Objective: To continue to support neighborhood revitalization programs, working with nonprofit organizations and community groups to improve living conditions throughout the City; and to target the South Greenwood area for neighborhood revitalization.

Responsibility: Economic Development Division
Funding: HOME Funds, CDBG
Timeframe: Ongoing
6 new affordable housing units were
build using HOME Funds.

Continue and consolidate
with Home Improvement
Programs (Program #2)
5 Preservation of At-Risk Housing
The City is committed to guarding against the loss of housing units reserved for lower income households. One assisted project in the City of Montebello, the Beverly Towers, which provides 189 affordable units, has an expiring Section 8 contract and is at risk of converting to market rate. However, because the project is owned and operated by a non-profit organization, it is considered to be at low risk of converting to market rate.

The City will continue to monitor Section 8 legislation and all units considered at risk of conversion to market rate, and assist property owners in maintaining the affordability of these units. In addition, the City will require the notification of tenants in the event the owners intend to convert the affordable units to market-rate units.

Objective: To annually monitor the status of the 189 affordable housing units that are at risk of converting to market-rate during the 2014-2021 Housing Element planning period; to monitor Section 8 legislation and provide technical assistance to nonprofit property owners as necessary; and to continue to pursue partnership opportunities with non-profits to preserve and expand affordable housing in the City.

Responsibility: Planning Division
Funding: Departmental Budgets
Timeframe: Ongoing
Due to staffing and resource
constraints, this program has not yet
been implemented.

Continue
6 Density Bonuses
The City abides by State density bonus law to facilitate the development of affordable and senior housing. Pursuant to State law, the City offers density bonuses of between 20% and 35% for the provision of affordable housing, depending on the amount and type provided.

The City will work with developers to discuss potential opportunities related to the use of density bonus incentives as a means to promote the development of affordable housing.

Financial incentives or regulatory concessions may also be granted when a developer proposes to construct affordable housing. Due to changes in state density bonus law in the last few years the City will update the density bonus regulations in their zoning.

Objective: To continue to comply with State law provisions for density bonuses as a means to facilitate affordable housing development; and to include the specific requirements of State Density bonus law into the Zoning Ordinance for reference by developers.

Responsibility: Planning Division
Funding: Departmental Budget
Timeframe: Ongoing and update ordinance by Spring 2021
The City regularly meets with
housing developers to facilitate the
development of affordable housing
and discuss potential opportunities to qualify for incentives or concessions available through State
Density Bonus Law.

The City is partnering with Cesar
Chavez Foundation, an affordable
housing developer, to allow the development of an affordable housing project on City owned land and
offer concessions available through
State Density Bonus Law to vary
from setbacks, open space, and trash
enclosure requirements. For this
project, existing zoning allows for
45 residential dwelling units. With
Density Bonus Law, 63 residential
dwelling units are proposed. This
project was approved in 2021.

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78 Montebello Housing Element
Implementation Status Recommendation
7 Water and Sewer Service Providers
In accordance with Government Code Section 65589.7, immediately following City Council adoption, the City must deliver the Housing Element to all public agencies or private entities that provide water or sewer services to properties within Montebello. Water service for the City is provided by five service providers in five different districts: California Water Service Company, Central Basin/Metropolitan Water District (MWD), Montebello Land and Water, San Gabriel Valley Water Company, and the South Montebello Irrigation District. Water availability and service delivery is a critical element in the planning and review of new residential developments. The local water purveyors consider regional and local growth projections developed by the Southern California Association of Governments (SCAG) for the Regional Transportation Plan (RTP) and the RHNA. These projections are used in the preparation of water master plans that indicate the necessary capital improvements that may be required in future years.

Objective: By the end of the 4th quarter of 2019, the City will formalize notification procedures to SCAG.

Responsibility: Planning Division
Funding: Departmental Budget
Timeframe: Review of the City submittals to SCAG
This program has not yet been
implemented.

Delete
8 Energy Conservation Program
There are a number of programs that, in addition to providing for new opportunities for housing, also have the added benefit of promoting resource conservation. An important element of any energy conservation measure will be to identify strategies for retrofitting energy conserving devices in both new residential development and in the rehabilitation of existing development.

Objective: 100 referrals
Responsibility: Housing Division
Funding: Departmental Budget
Timeframe: Ongoing and will continue to be implemented throughout the planning period. The City’s website will be updated by the end of the 4th quarter of 2019 This program was continuously
implemented during 2020 and will
be continued throughout the 2014-
2021 planning period.

Continue
9 Extremely Low Income, Very Low Income, and Low Income Housing Program
The City intends to maximize the density potential of limited land resources by promoting residential densities that achieve the highest allowable density for specific properties; to maintain, on an ongoing basis, a vacant and underutilized residential sites inventory, and provide sites information to interested developers; and to provide technical assistance and information on available vacant and underutilized parcels in the City.

Objective: To maximize the density potential of limited land resources by promoting residential densities that achieve the highest allowable density to facilitate the development of housing for extremely low income households that have a developmental disability through the measures identified above.

Responsibility: Planning Division
Funding: HOME funds, Section 8 vouchers, and Departmental Budget for outreach and exploring funding sources.

Timeframe: The 4th Quarter of 2019 and then ongoing. The Inclusionary Housing Ordinance will be adopted by the end of the 4th Quarter of 2019.

HOME funds set aside for acquisition and construction of affordable housing throughout the City.

The Inclusionary Housing Ordinance is on 2021-22 work program and budget for the Planning
Division.

City participates in the County’s
Housing Choice Voucher program.

Continue
4 Review of Previous Policies and Programs 79
Implementation Status Recommendation
10 First Time Homebuyer Program
The goal of this program is to increase the percentage of homeowners in the community and assist with the stabilization of residential neighborhoods. The Montebello Housing Development Corporation provides second mortgage loans to first time homebuyers of low- to moderate-income means. These loans are provided for acquisition of homes on the City of Montebello open market. The loans provide the bridge between sales purchase price of homes and the available buying power of the first time homebuyers of low to moderate-income means, and are funded through a CalHome grant.

Objective: To provide information on the First Time Homebuyer Program at City Hall and on the City’s website; to provide homeownership assistance to 5 low- and 5 moderate-income households, annually for a total of 60 households during the 2014-2021 planning period.

Responsibility: Montebello Housing Development Corporation and Economic Development Department Funding: CalHome; HOME.

Timeframe: Ongoing
This program has not yet been
implemented.

The City will evaluate whether this
program will be carried into the next
Housing Element planning cycle.

Continue
11 Section 8 Rental Subsidies
Under the project-based Section 8 program, subsidies are distributed to apartments that house very-low-income households. The County of Los Angeles Housing Authority distributes tenant-based Section 8 Housing vouchers to renters who wish to apply the voucher to landowners who accept such vouchers. Montebello participates in the Section 8 program by advertising the program and referring potential recipients to appropriate authorities.

Objective: To support the County’s efforts to maintain the current level of Section 8 rental assistance, and direct eligible households to the program; to provide information and referrals to landlords regarding participation in the Section 8 Rental Assistance Program; and to advertise Section 8 rental assistance programs at community centers, City Hall, the City website, and at other public locations.

Responsibility: County of Los Angeles Housing Authority; Planning and Community Development Department.

Funding: HUD, Departmental Budget
Timeframe: Ongoing
Participating in County’s Housing
Choice program. LACTA administers program which benefits the City’s low income population with
publicly assisted rental housing.

Continue
12 Fair Housing Services/Housing Rights Services
The City contracts with the Housing Rights Center to provide fair housing services in Montebello. Services include housing discrimination response, landlord-tenant relations, and housing information counseling. The City will continue to use the Housing Rights Center for referral assistance and education programs. As part of this program, the City will place brochures and flyers prepared by the Housing Rights Center Council at a kiosk in the City Hall lobby, the Planning Division Lobby, and at the local libraries in the City.

In addition, the City will continue to maintain fair housing referral information on its public website.

Objective: To continue to assist households through the Housing Rights Center and to continue to comply with all State and federal fair housing requirements when implementing housing programs or delivering housing-related services. The City will sponsor an outreach event in 2018 and on an annual basis thereafter.

Responsibility: California Housing Rights Center, Planning and Community Development Department Funding: Housing Rights Center CDBG Funds; Departmental Budget Timeframe: The City will continue to work with the Long Beach Fair Housing Council is maintaining the existing program.

Quarter 1 of 2020: assisted 21
Montebello households.

Quarter 2 of 2020: assisted 48
Montebello households.

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80 Montebello Housing Element
Implementation Status Recommendation
13 Housing Mediation Board
The City will continue to encourage a resolution of owner/tenant disputes through the Housing Mediation Board. The Housing Mediation Board is designed to provide an atmosphere in which disputing parties of rental housing are able to reach a mutual workable solution to excessive rent increases, claims of wrongful notices to quit, and clarification of general rights and responsibilities of property owners and tenants.

Objective: To provide assistance to property owners and renters and regularly update the Analysis of Impediments to Fair Housing Choice, consistent with HUD guidelines; and to offer workshops and trainings to property owners and managers of rental properties.

Responsibility: Planning and Community Development Department Funding: CDBG and Departmental Budget
Timeframe: Ongoing
This program has not yet been
implemented.

Delete. Combine this
with the Fair Housing
Services/Housing
Rights Services Program
(program #12).
14 Reasonable Accommodation and Developmentally Disabled Program Under this program, the City will adopt a reasonable accommodation ordinance to provide exception in zoning and land-use regulations for housing for persons with disabilities including those individuals that are classified as having developmental disabilities. The procedures related to the program’s implementation will be ministerial in nature with minimal or no processing fee.

Objective: To create a process for making requests for reasonable accommodation to land use and zoning decisions and procedures regulating the sitting, funding, development and use of housing for people with disabilities; and to provide information to residents on reasonable accommodation procedures via public counters and the City website.

Responsibility: Planning Division
Funding: Departmental Budget
Timeframe: Completed by the end of the 4th Quarter of 2019 The City continuously reviewed
and accepted reasonable accommodation requests in 2020 through the approval of building permits
to accommodate persons with
disabilities.

This program has not yet been fully
implemented.

Continue
15 Zoning Ordinance Revisions
The Montebello Zoning Ordinance will be amended to accommodate a number of new provisions that are now required under State housing law. The City will revise the Zoning Code to remove the requirement of a CUP for senior housing and handicapped housing projects that essentially function as a multi-family development. The CUP for congregate care and support services that are ancillary to a senior housing development will be eliminated.

Objective: The rezoning will occur within 12 months following the adoption of the Housing Element to remove the CUP requirement for Senior Housing and Handicapped Housing projects and to conform to the EHA requirements.

Responsibility: Planning Division
Funding: Departmental Budget
Timeframe: Completed by the end of the 4th Quarter of 2020 Due to staffing and resource
constraints, this program has not yet
been implemented.

Continue
4 Review of Previous Policies and Programs 81
Implementation Status Recommendation
16 Emergency Shelter/Housing Program
This program proposes to amend the Zoning Code to permit emergency shelters by-right in the Heavy Commercial-Limited Industrial (CM) zone.

Objective: The Zoning and GPA will be changed to accommodate the emergency shelter use within the CM Zone.

Responsibility: Planning Division
Funding: Departmental Budget
Timeframe: Amend M-1 zone regulations before or at the same time as housing element adoption. Amend C-M zone regulations by December 2020.

Due to staffing and resource
constraints, this program has not yet
been implemented.

Continue
17 Transitional Housing Program
The definition of transitional housing will be changed in order to consider transitional housing as a residential use in all zones that allow residential uses subject to those restrictions that are applicable to the other residential uses of the same type in the same zone.

Objective: Rezoning has been completed. Handouts will be prepared and information will be posted on the City’s website.

Responsibility: Planning Division
Funding: Departmental Budget
Timeframe: Zoning Revision has been completed.

Rezoning has been completed.

Handouts will be prepared and
information will be posted on the
City’s website.

This program has been partially
implemented.

Continue
18 Single-room Occupancy (SRO) Housing Program
To facilitate the development of SROs, the Zoning Code will be amended to specify sitting, development standards, and conditions for approval.

Objective: Rezoning within 12 months.

Responsibility: Planning Division
Funding: Departmental Budget
Timeframe: Completed by the end of the 4th Quarter 2019.

Due to staffing and resource
constraints, this program has not yet
been implemented.

Continue
19 Supportive Housing Program
Supportive housing refers to permanent rental housing that also provides a wide array of support services that are designed to enable residents to maintain stable housing and lead more productive lives. The City of Montebello will permit supportive housing within all the zones that permit residential uses subject to the same requirements of residential uses of the same type in the same zone. The City will comply with all State requirements governing supportive housing.

Objective: Rezoning within 12 months.

Responsibility: Planning Division
Funding: Departmental Budget
Timeframe: Completed by the end of the 4th Quarter 2019.

Due to staffing and resource
constraints, this program has not yet
been implemented.

Continue
82 Montebello Housing Element
Implementation Status Recommendation
20 Manufactured Housing Units/Mobile Home Parks Program The City will review the current code sections that apply to manufactured housing to ensure the existing code requirements do not conflict with State law.

Objective: The Zoning Ordinance, with respect to the review and approval of manufactured housing units, will be amended to comply with State law.

Responsibility: Planning Division
Funding: Departmental Budget
Timeframe: The rezoning will occur within 12 months following the adoption of the Housing Element (Completed by the 4th Quarter of 2020).

Due to staffing and resource
constraints, this program has not yet
been implemented.

Continue
21 Zoning Ordinance Revision for Removing Zoning Constraints As part of the comprehensive Zoning Ordinance revision, the City will remove the number of bedroom requirements and square footage requirements to allow more flexible design and higher density residential developments. The City will also review the existing offstreet parking requirements (including the guest parking requirements, for the R-2, R-3, and R-4 zone districts.

Objective: To review the Zoning Ordinance to ensure it is not a constraint or impediment to the development of units that will be effective in providing housing for larger families.

Responsibility: Planning Division
Funding: Departmental Budget
Timeframe: Completed by the 4th Quarter 2019
Due to staffing and resource
constraints, this program has not yet
been implemented.

Continue
22 Adopt Housing Opportunity Overlay to Address Remaining Regional Housing Need
The rezoned site(s) must be able to accommodate a minimum of 16 units per site. At least half (50 percent) of these sites shall be zoned for residential uses only, except that all of the very low and low-income housing need may be accommodated on sites designated for mixed uses if those sites allow 100 percent residential use and require that residential uses occupy 50 percent of the total floor area of a mixed-use project. The applications can be subject to design review as long as the project does not trigger the CEQA review process.

Objective: Create zoning overlay to address at least 577 units of lower income RHNA.

Responsibility: Planning Division
Funding: General Fund
Timeframe: Overlay adopted before or at the time of housing element adoption.

An ordinance was adopted by the
City Council on 5/17/2020 to create
a Housing Opportunities Overlay
Zone and apply it to 5 properties
to provide capacity for at least 577
lower income units.

Delete
4 Review of Previous Policies and Programs 83
Implementation Status Recommendation
23 Affirmatively Furthering Fair Housing
Specific actions will include:
• Provide dedicated staff that investigates fair housing complaints and enforces fair housing laws.
• Facilitate public education and outreach by creating informational flyers on fair housing that will be made available at public counters, libraries, and on the City’s website.

City Council meetings will include a fair housing presentation at least once per year. • Actively recruit residents from neighborhoods of concentrated poverty to serve or participate on boards, committees, and other local government bodies. • Ensure environmental hazards are not disproportionately concentrated in low-income communities and low-income communities of color.
• Develop a proactive code enforcement program that holds property owners accountable and proactively plans for resident relocation, when necessary. • Provide education to the community on the importance of completing Census questionnaires.

Objective: To affirmatively take actions to end housing discrimination and to promote diverse, inclusive neighborhoods.

Responsibility: Planning Division
Funding: To be determined
Timeframe: Create Plan by December 2020 and implement on an ongoing basis.

Due to Coronavirus restrictions,
some plans were put on pause
(no public counters, no in-person
meetings).

Amend
B. CUMULATIVE EFFECTIVENESS IN ADDRESSING HOUSING FOR SPECIAL NEEDS POPULATION Elimination of redevelopment funds, past political disarray, changes in leadership, global pandemic, and shortage of staff capacity has affected City’s ability to address all the special housing needs planned for in the 2016-2021 Housing Element.

Many special needs housing programs were either reduced in scope or simply were not carried out due to funding and staffing limitation. Nevertheless, the City was able to:
• Partner with San Gabriel Valley Regional Housing Trust (SGVRHT) and the San Gabriel Valley Council of Governments (SGVCOG) to develop a tiny home program to assist homeless individuals within the City;
• Use HOME funds to get 6 new affordable housing units
built;
• Partner with Cesar Chavez Foundation, an affordable
housing developer, to allow the development of an affordable housing project on City owned land and offer development standards concessions through State Density Bonus Law;
and
• Amend zoning ordinance to allow transitional housing in all zones that allow residential uses, and create zoning overlay to address at least 577 units of lower income RHNA.

The City has recently hired a Housing Manager and is
evaluating the feasibility of creating a Housing Authority. The City will continue to pursue additional funding to facilitate affordable housing and special needs housing.

Table 4.2: Evaluation of Programs in the 2016-2021 Housing Element 84 Montebello Housing Element
5 Resources and Opportunities 85
5 Resources and
Opportunities
Land, financial, and administrative resources available for the development and preservation of housing in Montebello are discussed in this section. The analysis includes an evaluation of the availability of land resources for future housing development; the City’s ability to satisfy its share of the region’s future housing needs, the financial resources available to support housing activities, and the administrative resources available to assist in implementing the City’s housing programs and policies. Opportunities for energy conservation are also explored.

Figure 5.1 Montebello’s RHNA allocation for the 6th cycle. Source: SCAG.

The total housing growth need for the City of Montebello during the 2021-2029 planning period is 5,186 units. This total is distributed by income category as shown in Figure 5.1.

Section 65583(a)(3) of the Government Code requires
Housing Elements to contain an “inventory of land suitable for residential development, including vacant sites and sites having potential for redevelopment, and an analysis of the relationship of zoning and public facilities and services to these sites.” The results of this analysis are summarized in the Site Inventory Table (Table 5.1). The table shows that under the City’s current General Plan available capacity is not adequate to accommodate the 6th cycle RHNA, based on the selection of available sites using objective criteria and known conditions. After adopting the 2045 General Plan (anticipated in 2022) opportunities for housing development in Montebello would be significantly expanded.

A. LAND RESOURCES
86 Montebello Housing Element
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Figure 5.2: Sites Inventory Map
5 Resources and Opportunities 87
Site Address/Intersection
General Plan Zoning Density Parcel
Size
acres
Existing
Use
Total
Capacity
AdjustmentRealistic
Capacity
Income Capacity
Current Proposed Current Proposed Min Max Very
Low Low Moderate Above Moderate
Sites that do not require Rezoning
1 2113 Whittier Blvd General
Commercial
Mixed-Use
Corridor C-2 (PD) Mixed-Use Corridor 40 60 0.58 Vacant — — 67 — — — 67 2 101/111 E Whittier Blvd Boulevard
Commercial
Mixed-Use
Corridor C-2 (HOO) Mixed-Use Corridor 20 80 0.66
Vacant
Building &
Lot
53 77% 41 — — — 41
3 113 N. Garfield Ave Boulevard
Commercial
Mixed-Use
Corridor C-2 (HOO) Mixed-Use Corridor 20 80 0.69 Car wash 55 80% 44 — — — 44 4 501 S. Montebello Blvd High Density
Residential
Mixed-Use
Corridor
R-3, M-1,
C-2 (HOO)
Mixed-Use
Corridor 20 80 2.12 Industrial 170 45% 77 — — — 77
5 140 E. Whittier Blvd
Industrial and
High Density
Residential
Mixed-Use
Corridor
R3, M-1
(HOO)
Mixed-Use
Corridor — 150 3.95 Vacant 593 13% 80 — — — 80
6 236/244 George Hensel
Drive, 1100 & 1112 West
Olympic Boulevard
Parks and
Open Space,
Medium
Residential
Mixed Use
Corridor &
Neighborhood
C-2, R-3
(HOO)
Mixed Use
Corridor &
Neighborhood
20 80 5.68 Warehouse 454 80% 363 — — — 363
7 Montebello Hills Specific
Plan
Low- &
High-Density
Residential,
& Oil
Production
Mixed-Use
Neighborhood
Montebello
Hills Specific
Plan
Medium
Density 10 40 84.34 Vacant Hills 3,374 25% 851 — — 56 795 Pipeline Units
8 805-865 N. Garfield Ave
(Golf Course)
Parks and
Open Space
Mixed-Use
Neighborhood R-1 Mixed-Use Neighborhood 50 80 15.15 Golf Course 1,212 66% 800 130 70 210 390 9 1018 W. Olympic Ave General
Commercial
Mixed-Use
Corridor C-2 Mixed-Use Corridor 40 60 0.4 Parking Lot 24 100% 24 — — 8 16 10 116, 128, 129, 133, 136 N.

Poplar Avenue
Medium- &
High-Density
Residential
Mixed-Use
Neighborhood R-3 Mixed-Use Neighborhood 60 2 2 Apartment 160 98% 156 — — 55 101 11 112-132 6th St, 501-525
Whittier Blvd (Cesar
Chavez Foundation)
General
Commercial,
Medium
Density
Residential
Mixed Use
Corridor &
Neighborhood
C-2, R-3
Mixed Use
Corridor &
Neighborhood
— 85 1.56
Retail,
Vacant,
Residential
132 100% 132 61 33 13 25
12 2000 Flotilla Street Industrial Commerce M-2 Industrial — — 0.49 Parking Lot 25 100% 25 25 — — — Housing Opportunity Sites
13 104,116, 128 Whittier
Blvd
Boulevard
Commercial
Mixed-Use
Corridor C-2 Mixed-Use Corridor 60 80 1.28 Commercial, retail 102 78% 80 — — — 80 14 2134 Montebello Town
Center
General
Commercial
Mixed-Use
Neighborhood C-2 Mixed-Use Neighborhood 60 80 25.94 Shopping Mall 2,075 90% 1,868 616 320 420 512 15 1345 Montebello Blvd
(Former Costco Site)
General
Commercial
Mixed-Use
Neighborhood C-2 Mixed-Use Neighborhood 60 80 7.04
Parking
for vacant
building
563 62% 350 103 85 37 125
16 400 S. Taylor Ave Industrial Mixed-Use
Neighborhood M-1, R-3 Mixed-Use Neighborhood 40 60 5.85 Municipal Bus Facility 351 100% 351 148 80 43 80 17 1105 S. Bluff Road (De
Paul Center) Institutional Mixed-Use Neighborhood R-1 Mixed-Use Neighborhood 40 60 6.26 Vacant
Religious
Facility
376 96% 360 234 126 — —
18 122 S. Montebello Blvd General
Commercial
Mixed-Use
Corridor C-2 Mixed-Use Corridor 40 60 0.58 Parking lot 490 75% 26 — — 9 17 19 715 W Whittier Blvd General
Commercial
Mixed-Use
Corridor C-2 Mixed-Use Corridor 40 60 0.12 Vacant storefront 35 75% 5 — — 2 3 20 701 W Whittier Blvd General
Commercial
Mixed-Use
Corridor C-2 Mixed-Use Corridor 40 60 0.22 Vacant restaurant 7 75% 10 — — 3 7 21 401 W Whittier Blvd Boulevard
Commercial
Mixed-Use
Corridor C-2 Mixed-Use Corridor 40 60 .27 Parking lot 16 75% 12 — — 4 8 Accessory Dwelling Units
22 Citywide ADUs (7units
per year) 56
Total 1,317 714 860 2,887
Overall Total 5,778
Table 5.1: Site Inventory
Site #2 to Site #6 in Table 5.1 constitutes all sites that were included in the 5th Cycle Housing Element. 88 Montebello Housing Element
Site Address APN
Parcel
Size
(acres)
Total
Size
(acres)
Sites that do not require Rezoning
1 2113 Whittier Blvd
APN 6337-007-001 0.44

0.58 APN 6337-007-002 0.14
2 101/111 E Whittier Blvd
APN 6348-001-015 0.28

0.66 APN 6348-001-014 0.38
3 113 N. Garfield Ave
APN 6343-014-031 0.69 0.69
4 501 S. Montebello Blvd
APN 6350-022-020 2.12 2.12
5 140 E. Whittier Blvd
APN 6347-012-009 2.78

3.95 APN 6347-011-020 1.17
6 236/244 George Hensel Drive, 1100 & 1112 West Olympic Boulevard
APN 6350-011-900 3.68
APN 6350-011-901 0.76 5.68
APN 6350-011-023 1.02
APN 6350-001-021 0.22
7 Montebello Hills Specific Plan
APN 5271-001-048,
5271-001-049 84.34 84.34
Site Address APN
Parcel
Size
acres
Total
Size
acres
Pipeline Units
8 805-865 N. Garfield Ave
APN 5267-010-907 15.15 15.15
9 1018 W. Olympic Ave
APN 6350-010-010 0.28

0.4 APN 6350-010-012 0.38
10 116, 128, 129, 133, 136 N. Poplar Avenue
APN 6346-020-012 0.12
2 6346-020-013 0.12
6347-012-008 0.74
6347-011-019 0.61
6347-011-013 0.34
11 112-132 6th St, 501-525 Whittier Blvd
APN 6349-005-006 0.14

1.56 6349-005-011 0.17
6349-005-012 0.11
6349-005-013 0.1
6349-005-014 0.11
6349-005-015 0.09
6349-005-037 0.18
6349-005-900 0.29
6349-005-901 0.1
6349-005-902 0.14
6349-005-903 0.14
12 2000 Flotilla Street
APN 6336-002-902 0.49 0.49
Site Address APN
Parcel
Size
(acres)
Total
Size
(acres)
Pipeline Units
8 805-865 N. Garfield Ave
APN 5267-010-907 15.15 15.15
9 1018 W. Olympic Ave
APN 6350-010-010 0.28

0.4 APN 6350-010-012 0.38
10 116, 128, 129, 133, 136 N. Poplar Avenue
APN 6346-020-012 0.12
2 APN 6346-020-013 0.12
APN 6347-012-008 0.74
APN 6347-011-019 0.61
APN 6347-011-013 0.34
11 112-132 6th St, 501-525 Whittier Blvd
APN 6349-005-006 0.14

1.56 APN 6349-005-011 0.17
APN 6349-005-012 0.11
APN 6349-005-013 0.1
APN 6349-005-014 0.11
APN 6349-005-015 0.09
APN 6349-005-037 0.18
APN 6349-005-900 0.29
APN 6349-005-901 0.1
APN 6349-005-902 0.14
APN 6349-005-903 0.14
12 2000 Flotilla Street
APN 6336-002-902 0.49 0.49
Site Address APN
Parcel
Size
(acres)
Total
Size
(acres)
Housing Opportunity Sites
13 104,116, 128 Whittier Blvd
APN 6347-012-011 0.42
APN 6347-012-012 0.44 1.28
APN 6347-012-010 0.42
14 2134 Montebello Town Center
APN 5271-020-063 8.3

25.94 APN 5271-020-062 0.57
APN 5271-020-061 0.66
APN 5271-020-077 0.25
APN 5271-020-081 13.62
APN 5271-020-082 0.3
APN 5271-020-084 7.02
15 1345 Montebello Blvd
APN 5293-001-023 7.04 7.04
16 400 S. Taylor Ave
APN 6350-016-904 2.19

5.85 APN 6350-017-906 3.66
17 1105 S. Bluff Road
APN 6352-001-055 6.26 6.26
18 122 S. Montebello Blvd
APN 6349-007-910 0.31

0.58 APN 6349-007-915 0.27
19 715 W Whittier Blvd
APN 6349-007-004 0.12 0.12
20 701 W Whittier Blvd
APN 6349-007-917 0.22 0.22
21 401 W Whittier Blvd
APN 6349-004-016 0.27 0.27
Table 5.2: Acreage of Parcels Listed in Site Inventory
5 Resources and Opportunities 89

1. Realistic Capacity
The specific methodology for arriving at realistic
capacity is based on updates proposed to General
Plan, Specific Plan, and Zoning Ordinances, current
trends of similar recent projects approved or built
in the area, or in some cases expressed interest from
property owners. The identified housing sites have
been targeted in the General Plan update, Downtown
Specific Plan, and proposed Zoning Amendments to
allow 100% residential uses. None of the sites identified would require commercial uses. If the market supports commercial uses, some mixed-use developments may include limited supporting commercial and entertainment uses at street level.

The likelihood that the selected sites will be built
with residential uses is very high. The City’s high
level of confidence for residential uses is due to the
following reasons:
• A 2021Market Study of Montebello points
towards a stronger market for residential development and a weaker market for commercial uses with repositioning of existing underperforming
commercial uses along the corridors.
• None of the selected sites will require nonresidential development. • The property owners and developers have
expressed interest with many residential projects
already in the pipeline in various stages of the
development process.
• The proposed General Plan and Zoning land use
framework encourages residential development
for the selected sites.
• Additional a zoning performance standards
will require minimum 20 percent residential
development on all of the selected sites.
• The City will monitor and review the
development trends every two years. If a
significant majority (over 75%) of non-residential
development is being proposed or built then
within six months the City will adopt additional
performance standards to ensure residential
construction.

Current
Zone
Parcel
Size
(acre)
Capacity
(maximum
density)
Entitled
(density)
Affordability
(very low &
low income)
116, 128, & 136 N. Poplar
Ave (Project Site A)
R-3-PD 2 25 units
(12.5 units/acre)
140 units
(82 units/acre)
none
129 & 133 N. Poplar Ave
(Project Site B)
16 units
(56 units/acre)
2113 Whittier Blvd C-2(P) 0.58 0 67 units
(116 units/acre) none
112-132 South 6th St
(Phase 1)
C-2-R-3-
PD

1.56 45 units
(29 units/acre)
63 units
(85 units/acre) 71% units
501-525 East Whittier
Boulevard C-2-PD
140 E. Whittier Blvd R-3-
PD-D-32 3.95 0 80 units (20 units/acre) none
1029 Montebello Blvd R-3-
PD-D-38 0.52 7 units (12.5 units/acre)
17 units
(33 units/acre) none
Table 5.3: Development trends show projects being entitled through rezoning at significantly higher density than initially permitted by zoning. 90 Montebello Housing Element

2. Suitability of Non-Vacant Sites
Montebello is a built-out city with relatively few vacant sites. The vast majority of the vacant lots are either too small to develop or have substantial barriers to development, such as environmentally sensitive parcels not ideal for development. Therefore, the site inventory must rely primarily on non-vacant sites.

To ensure sites selected for the site inventory do not have existing uses that are impediments to housing development, an extensive analysis was conducted to only select sites that are most likely to develop during the planning period, filtering out parcels.

Development likelihood and feasibility was determined by a number of different variables, including improvement-to-land value ratio, existing lot coverage, lot size, future development potential, and existing use and unit count where applicable. The City analyzed the most current parcel-level data across such variables to determine which sites were most appropriate for inclusion into the site inventory and to estimate the number of additional units that are likely to be developed. Additionally, development sketches were prepared for each site to get a full understanding of the development potential within specific neighborhood contexts.

Threshold Assumptions for non vacant sites include: an
improvement to land value ratio of 1 or less; and any structure in need of major repair or restoration or over 30 years of age.

A market and fiscal study was prepared to support assumptions around parcel turnover at commercial sites. Many of the non-vacant sites in the inventory have an existing commercial use or are in a zone that is currently zoned commercial only but will soon allow residential uses once the zoning district is updated to align with the new Land Use Element designation.

The commercial and office vacancy rates in Montebello are higher than in the Los Angeles County and have only increased since the start of the pandemic. Given these high commercial vacancy rates even compared to the region, as well as the new allowance for multi-family residential development under the citywide rezoning program, it is likely that such sites will turnover during the planning period.

The City also verified its assumptions by analyzing recent project approvals, submittals and inquiries for the past four years to assess development trends. An analysis of these applications reflects the residential use assumptions about development likelihood for sites within the City’s Housing Element Site Inventory.

Interviews with local developers who are working in Montebello also informed the factors and assumptions in the Site Inventory and verified that the sites on the Inventory are likely to redevelop. The proximity to downtown Los Angeles, easy Freeway access, and quality of life are often quoted reasons that make Montebello a desirable location for residential development according to developers, and most of the respondents are actively investigating sites and seeking investment opportunities on non-vacant sites in the City.

A multitude of fiscal and land use policies and programs in the 5 Resources and Opportunities 91
proposed General Plan and Downtown Specific Plan as well as the Housing Element support the site inventory strategy of encouraging reuse of non-vacant sites such as under-utilized commercial sites along the Corridors.

Therefore, based on this substantial evidence, the City of Montebello has determined that the sites on the Site Inventory are feasible for residential development, do not have impediments due to existing uses, and are the sites in the City most likely to be developed with housing during the planning period.

3. Environmental Constraints
Environmental issues could possibly affect the type and amount of residential development in a given location. If not addressed, these types of constraints could preclude a jurisdiction from facilitating the development of housing that is needed to meet its RHNA allocation. None of the sites being used to address the City’s new RHNA targets have environmental constraints.

Nevertheless, this section addresses the environmental constraints in the City of Montebello and the actions that have been taken to mitigate these constraints with regard to the potential development of housing.

In 2019, the Montebello City Council approved the Montebello Hills Project, a 1,200 units master planned residential development on a hilly site with abandoned oil wells. Phase I of the project was approved and is currently under construction. The Final Environmental Impact Report that extensively addressed abandoned oil wells was certified by the City Council. To date, the City has approved 1,200 new units in two phases (Phase A:
349; and Phase B: 851). Plan check is underway with the City’s Building Division and it is our understanding that Toll Brothers and Lennar intend to develop all of the approved units. Toll Brothers obtained all required approvals, permits, and authorization in connection with its grading efforts and construction of the project for Phase A has commenced with sales of a portion of the new homes later this month. All work on the Montebello Hills Project site is proceeding in accordance with local approvals, the 2019 updated US Fish and Wildlife Service Biological Opinion and Technical Assistance letter dated December 3, 2020.

No other sites have any known environmental constraints.

4. Infrastructure
Montebello was incorporated 102 years ago in 1920. Today, the City is highly urbanized and fully developed. The growth opportunities are mostly limited to redevelopment of underutilized parcels that can be recycled for new uses. No new streets are needed; water, sewer and power lines service all properties. The capacity has been studied as part of the proposed General Plan Update and Downtown Specific Plan. The City has demonstrated that there is sufficient existing and planned infrastructure capacity, including water, wastewater treatment services, stormwater drainage, telecommunications facilities, and solid waste to facilitate the City’s RHNA. The Infrastructure Report pointed out sewer infrastructure investments needed to meet the sanitation needs of growing Montebello.

Montebello's downtown area is identified in the Housing Element and the Downtown Montebello Specific Plan area for higher density residential development. The downtown sewer system will need to be replaced to support additional residential development and to prevent sewage from leaking into the region's groundwater supply.

The Federal and State budget appropriations process has provided an opportunity and the City of Montebello has submitted the Sewer System Rehabilitation Project for consideration by State and Federal representatives. Projects submitted to the Federal and State representatives are to provide a portion of funding to address sewer in the downtown area of Montebello. The City is looking for additional funding sources including the Affordable Housing and Sustainable Communities Program (AHSC) through HCD. In addition, the City is exploring options to establish an Enhanced Infrastructure Financing District (EIFD) to help offset future infrastructure improvements.

In November 2021, the City Council approved a 4-story, 132 residential units in the downtown area — majority of the units will be available for persons with lower income. The City is partnering with the Cesar Chavez Foundation (CCF), an affordable housing developer, to help facilitate this project. The Cesar Chavez Foundation has committed to ensure infrastructure in the surrounding area meets capacity requirements to accommodate the net new residential units associated with the CCF 6th Street Grande Project. In addition, CCF is working with the City to compete for AHSC funding intended to upgrade a portion of the infrastructure along Whittier Blvd. and 6th Street within the City of Montebello.

Additionally, the long and short term Capital Improvement Programs are designed to maintain the infrastructure in good condition and working at optimal levels to serve the needs of residents and businesses.
92 Montebello Housing Element

5. Sites that Do Not Require Rezoning
1 2113 Whittier Boulevard
APN 6337-007-001, 6337-007-002 Parcel Size 0.58 acres
Existing Use Vacant General Plan General Commercial Zoning C-2 (PD) TCAC Category Low Resource Estimated Capacity 67 units VL-L-M-AM 0-0-0-67 The vacant site consists of four parcels totaling 0.58 acres located at the southeast corner of West Whittier Boulevard and South 22nd Street. This Whittier Boulevard site is within walking distance to schools, parks, shopping centers, markets, restaurants, and public transportation. The Montebello Senior Villas (160 units) is located to the east.

The site currently has access to water, sewer, and dry utilities.

Adequate capacity is available to accomodate 67 additional units.

Furthermore, the General Plan Update underway will examine and address any infrastructure or maintenance needs identified.

The City’s General Plan Land Use map designates this site as General Commercial. In 2015, the site was rezoned to add a Planned Development District (PD) overlay zone to the existing General Commercial (C-2) zone to facilitate the development of 67 rental residential dwellings (40 one bedroom and 27 two bedrooms). The developer has obtained building permits for this development, which is expected to be constructed within the 6th Cycle Housing Element planning period.

The development of this vacant site would not displace any existing units.

In 2015, the site was rezoned to C-2 (PD) to allow for 67 market rate units. The 67 potential housing units have been allocated to the above moderate category within the City’s Regional Housing Needs Assessment (RHNA) allocation percentages.

The parcels fall within a Qualified Census Tract (QCT). QCTs are census tracts with a poverty rate of at least 25% or in which 50% of the households have incomes below 60% of AMI.

Approved development for 2113 Whittier Boulevard.
5 Resources and Opportunities 93
2 101/111 E Whittier Boulevard
APN 6348-001-015, 6348-001-014 Parcel Size 0.66 acres
Existing Use Vacant lot, vacant
building General Plan Boulevard Commercial Zoning C-2 (HOO) TCAC Category Low Resource Estimated Capacity 41 units VL-L-M-AM 0-0-0-41 The vacant site consists of two parcels totaling 0.66 acres located at the southeast corner of West Whittier Boulevard and South Bluff Road. One lot is occupied with a vacant single-story 4,319 square foot commercial building built in 1972, and another is unoccupied with a partially paved vacant lot.

The low 0.83 improvement to land value ratio for this prime downtown Montebello location; proximity to the regional 17- mile Rio Hondo loop of trails, parks, and greenway; and recent entitlements of residential development in the immediate area makes this site viable for redevelopment.

This Whittier Boulevard site is located within the downtown area, and is walking distance to parks, shopping centers, markets, restaurants, and public transportation.

The site currently has access to water, sewer, and dry utilities.

Adequate capacity is available to accomodate 41 additional units.

Furthermore, the General Plan Update and Downtown Specific Plan underway will examine and address any infrastructure or maintenance needs identified.

This site was identified in the 5th Cycle Housing Element. The City is in continued discussion with property owners to construct residential units on the subject properties using a lot-tie covenant to combine the lots.

The redevelopment of this site would not displace any existing units.

The City’s General Plan Land Use map designates this site as Boulevard Commercial. The site is zoned C-2 with a Housing Opportunity Overlay (HOO) zone that allows maximum of 80 units per acre
The parcels are located in the downtown area. It is likely that street level uses may be non-residential uses. Therefore, a conservative capacity of 77% of maximum allowed density has been allocated for residential uses. The 41 potential housing units have been allocated to the above moderate category within the City’s RHNA allocation percentages.
94 Montebello Housing Element
3 113 N. Garfield Avenue
APN 6343-014-031 Parcel Size 0.69 acres
Existing Use Carwash facility General Plan Boulevard Commercial Zoning C-2 (HOO) TCAC Category Moderate Resource Estimated Capacity 44 units VL-L-M-AM 0-0-0-44 The highly visible 0.69 acre site is located at the northwest corner of North Garfield Boulevard and Whittier Boulevard. This site is currently improved with a carwash facility and surface parking.

The low (0.00) improvement to land value ratio for this busy Montebello intersection; and the age (built in 1971) and condition of the 7,832 square feet building makes this site viable candidate for redevelopment.

The site currently has access to water, sewer, and dry utilities.

Adequate capacity is available to accomodate 44 additional units.

Furthermore, the General Plan Update underway will examine and address any infrastructure or maintenance needs identified.

This Whittier Boulevard site is located at the intersection of two important corridors in the City, and is walking distance to public transportation, schools, parks, shopping centers, markets, and restaurants.

This site was identified in the 5th Cycle Housing Element.

The property owner is motivated to have this site redeveloped as housing.

The development of this site would not displace any existing units.

The City’s General Plan Land Use map designates this site as High Density Residential. The site is zoned Multiple-Family Residential (R-3), Light-Manufacturing (M-1), with a HOO zone that allows maximum of 80 units per acre.

The parcels are located at a busy and highly visible intersection.

It is likely that street level uses may be non-residential uses.

Therefore, a realistic capacity of 80% of maximum allowed density has been allocated for residential uses. The 44 potential housing units have been allocated to the above moderate category within the City’s RHNA allocation percentages.
5 Resources and Opportunities 95
4 501 S. Montebello Boulevard
APN 6350-022-020 Parcel Size 2.12 acres
Existing Use Vacant lot, 2 duplexes, 6
townhomes General Plan High-Density Residential Zoning R-3, M-1,C-2 (HOO) TCAC Category Low Resource Estimated Capacity 77 units VL-L-M-AM 0-0-0-41 The 2.12 acre site is located along Montebello Boulevard. The site is currently occupied by a manufacturing use and outdoor storage area. The site is very underutilized and similar sites have been developed in the past in the City. A new multifamily development was built just south and across the street.

Additional multi-family development exists to the north, south, and east.

The low (0.48) improvement to land value ratio for this significant corridor site, largely vacant, makes this site viable for redevelopment.

This urban parcel is walking distance to public transportation, schools, parks, shopping centers, markets, and restaurants.

The site currently has access to water, sewer, and dry utilities.

Adequate capacity is available to accomodate 77 additional units.

Furthermore, the General Plan Update underway will examine and address any infrastructure or maintenance needs identified.

This site was identified in the 5th Cycle Housing Element. The development of this site would not displace any existing units.

New development would occupy the vacant portion of the site fronting Montebello Boulevard.

The City’s General Plan Land Use map recommends
multi-family residential on this parcel. The site has an Overlay Zone that allows maximum of 80 units per acre.

The parcels are located along a busy and highly visible section of Montebello Boulevard, which is the City’s main north-south corridor. It is likely that street fronting uses may be nonresidential uses. The site is also large enough to provide private open space (such as courtyards) for the residents. Therefore, a conservative capacity of 45% of maximum allowed density has been allocated for residential uses. The 77 potential housing units have been allocated to the above moderate category within the City’s RHNA allocation percentages.
96 Montebello Housing Element
5 140 East Whittier Boulevard
APN 6347-012-009, 6347-011-020 Parcel Size 3.95 acres
Existing Use Vacant General Plan Industrial and High
Density Residential Zoning R-3, M-1 (HOO)
TCAC Category Low Resource Estimated Capacity 80 units VL-L-M-AM 0-0-0-80 The vacant 3.95 acre site along Whittier
Boulevard is a gateway site into the
Downtown Area.

The site is surrounded by general commercial and multi-family residential uses to the north and west. The Rio Hondo
Channel open space is to the east.

This Downtown parcel is walking
distance to public transportation, schools,
parks, shopping centers, markets, and
restaurants.

Furthermore, the General Plan Update
underway will examine and address any
infrastructure or maintenance needs
identified.

This site was identified in the 5th Cycle
Housing Element. The development of
this site would not displace any existing
units.

The City’s General Plan Land Use map
designates this site as Industrial and High
Density Residential. The site is zoned
R-3, M-1 with a HOO zone that allows
maximum of 150 units per acre. In 2016,
the site was approved for the development
of 80 residential dwellings. The developer
has obtained building permits for this
development, which is expected to be
constructed within the 6th Cycle Housing
Element planning period.

In 2015, the site was approved for
80 market rate units. The 80 potential
housing units have been allocated to the
above moderate category within the City’s
RHNA allocation percentages.

Approved site plan for 140 East Whittier
Boulevard.
5 Resources and Opportunities 97
6 236/244 George Hensel Drive, 1100 and 1112 West Olympic Boulevard APN 6350-011-900, 6350-011-901, 6350-011-023, 6350-001-021 Parcel Size 5.68 acres Existing Use
Open space, youth center
facility, and warehouse
buildings
General Plan Parks and Open Space,
Medium Residential Zoning C-2, R-3 (HOO)
TCAC Category Low Resource Estimated Capacity 363 units VL-L-M-AM 0-0-0-363 This site is currently improved with open space, youth center facility, and warehouse buildings that are used periodically. The property owners are interested in redeveloping and there is opportunity for consolidation with neighboring publicly owned sites including State surplus and City-owned properties.

Adjacent uses include single- and multi-family residential uses next to a recreation center, park, and variety of commercial uses. This parcel is also walking distance to public transportation, schools, shopping centers, markets, and restaurants.

The site currently has access to water, sewer, and dry utilities.

Adequate capacity is available to accomodate 363 additional units.

Furthermore, the General Plan Update underway will examine and address any infrastructure or maintenance needs identified.

This site was identified in the 5th Cycle Housing Element.

The development of this site would not displace any existing units.

The City’s General Plan Land Use map designates this site as Parks and Open Spaces, and Medium Density Residential. The site is zoned C-2, R-3 with a HOO zone that allows maximum of 80 units per acre. The parcel located at 244 George Hensel Drive is owned by the State of California and was identified as surplus land by the State Department of General Services (DGS). As part of the disposition process, the property was made available for affordable housing developers who may acquire it to develop housing for persons of low or moderate income.

In addition to this, the City has had discussions with housing developers, including the owner of 1100 and 1112 West Olympic Boulevard, about combining this parcel together with the Cityowned parcels to the north and residential properties to the east to redevelop the entire site with a mixed-use development which would include affordable housing.

The Olympic Avenue frontage of the parcel could be developed with neighborhood serving commercial development. Therefore, a realistic capacity of 80% of maximum allowed density has been allocated for residential uses. The 363 potential housing units have been allocated to the above moderate category within the City’s RHNA allocation percentages.
98 Montebello Housing Element
7 Montebello Hills Specific Plan
APN 5271-001-048, 5271-001-049 Parcel Size 84.34 acres
Existing Use Unimproved, abandoned
oil wells General Plan
Low Density Residential,
High Density Residential, and Oil Production
Overlay
Zoning Montebello Hills Specific
Plan
TCAC Category Moderate Resource Estimated Capacity 851 units VL-L-M-AM 0-0-56-795 In 2019, the Montebello City Council approved the Montebello Hills Project, a master planned residential development consisting of up to 1,200 residential dwelling units; public and private parks; walking trails; open space; internal infrastructure and circulation network, a community center; off-site and on-site infrastructure; and 343 combined acres of open space, 263.2 acres of which will be dedicated as habitat reserve for the California Gnatcatcher.

Phase I of the project was approved and is currently under construction. The Phase II plan for 851 units was approved by Planning Commission in September 2021. City Council
subsequently approved the Tract Map in November 2021.

Access to water, sewer, and dry utilities is presently being extended into the Phase I project area and will be available for the Phase II plan.

Development of this site will improve the socio-economic mobility and integration, and access to resources. No existing units would be displaced.

The City’s General Plan Land Use map designates this site as Low Density Residential, High Density Residential and Oil Production Overlay. The Montebello Hills Specific Plan regulates development on this parcel.

Substantial portion of the large tract is planned as a natural habitat. A variety of walking trails and parks are proposed.

Therefore, a very conservative capacity of 25% of maximum allowed density has been allocated for residential uses. The 851 housing units will include 56 moderate income units and 795 above moderate income units.

Top: Illustrative Site Plan from Montebello Hills Specific Plan; middle:
renderings of housing types; bottom: site work.
5 Resources and Opportunities 99
8 801-901 North Garfield Avenue
APN 5267-010-907 Parcel Size 15.15 acres
Existing Use Golf course General Plan Parks and Open Space Zoning R-1 TCAC Category Moderate Resource Estimated Capacity 800 units VL-L-M-AM 130-70-210-390

5.Pipeline Units
The City has carved out a 15.15 acre frontage parcel on a City-owned property located along North Garfield Avenue to facilitate residential development. The parcel is presently used as a golf course and has an 8-story Homes 2 Suites hotel, 3-story Hilton Garden Inn hotel, and the Armenian Genocide Martyrs Memorial located to the west of the parcel.

This parcel is also walking distance to golf course, recreation and entertainment facilities, public transportation, schools, shopping centers, markets, and restaurants.

The site currently has access to water, sewer, and dry utilities.

Adequate capacity is available to accomodate 800 additional units.

Furthermore, the General Plan Update underway will examine and address any infrastructure or maintenance needs identified.

Development of this site will improve the socio-economic mobility and integration, and access to resources. No existing units would be displaced.

The City owns the underlying land and has complete control over the number of lower income housing units that gets built on the site. The City is planning to adopt an Inclusionary Zoning Ordinance (see Program #8) that will require all new development to provide low-income housing on-site. The City is also planning to adopt a Density Bonus Ordinance (see Program #8) that will provide an incentive to a developer to increase the maximum allowable development on a site in exchange for production of additional low-income housing units. The City has the option to pursue deed restriction that requires the lowincome units to remain affordable.

The City’s General Plan Land Use map designates this parcel as Parks and Open Space. The site is zoned R-1. To facilitate residential development at higher density (50 to 80 units range) the General Plan and Zoning designations will be amended to Mixed-Use Neighborhood.

The Garfield Avenue frontage of the parcel could be developed with neighborhood serving commercial development.

The site is large enough to accommodate a 3-acre public park and series of smaller public and private open spaces for the residents consistent with the park like setting. The public park would not only serve the residents within the development but would be a welcome amenity for the lower resource areas across the street. Therefore, a conservative capacity of 66% of maximum allowed density has been allocated for residential uses. The 800 potential housing units will include 130 very low income units, 70 low income units, 210 moderate income units and 390 above moderate income units.
100 Montebello Housing Element
9 1018 West Olympic Avenue
APN 6350-010-010, 6350-010-012 Parcel Size 0.4 acre
Existing Use Vacant, parking lot General Plan General Commercial Zoning C-2 TCAC Category Low Resource Estimated Capacity 24 units VL-L-M-AM 0-0-8-16 The 0.4 acre parcel is located at the northeast corner of Olympic Boulevard and Greenwood Avenue. The vacant parcel is currently used as a parking lot and surrounded by recently built multifamily residential, commercial, and industrial uses.

This parcel is also walking distance to parks, recreation and entertainment facilities, public transportation, schools, shopping centers, markets, and restaurants.

The site currently has access to water, sewer, and dry utilities.

Adequate capacity is available to accomodate 24 additional units.

Furthermore, the General Plan Update underway will examine and address any infrastructure or maintenance needs identified.

The redevelopment of this site would not displace existing units.

The City’s General Plan Land Use map designates this site at General Commercial. The site is zoned C-2. To facilitate urban residential development (at 40 to 60 units per acre range) the General Plan and Zoning will be amended to Mixed-Use Corridor.

The City is processing a development application to allow the construction of a 3-story, 24 unit development with 2,000 square feet of street level retail use, and 1,675 square feet of roof-top recreation area. Therefore, a capacity of 100% of maximum allowed density has been allocated for residential uses. The 24 housing units will include 8 moderate income units and 16 above moderate income units.

Rendering and floor plan from the development application. 5 Resources and Opportunities 101
10 116, 128, 129, 133, 136 North Poplar Avenue
APN 6346-020-012, 6346-020-013, 6347-012-008, 6347-011-019, 6347-011-013 Parcel Size 2 acres Existing Use Golf course General Plan
Medium Density
Residential and HighDensity ResidentialZoning R-3
TCAC Category Low Resource Estimated Capacity 156 units VL-L-M-AM 0-0-55-101 Rendering and floor plan from the development application.

The 2 acre site is located adjacent to the downtown core area. The parcel is currently improved with multi-family housing and is surrounded by multi-family development to north and west, a motel to the south, and a vacant site to the east. The sites to the south and east are identified for multi-family residential development.

This parcel is also walking distance to parks, recreation and entertainment facilities, public transportation, schools, shopping centers, markets, and restaurants.

The site currently has access to water, sewer, and dry utilities.

Adequate capacity is available to accomodate 156 additional units.

Furthermore, the General Plan Update underway will examine and address any infrastructure or maintenance needs identified.

The City’s General Plan Land Use map designates this site as Medium Density Residential and High-Density Residential. The site is zoned R-3. To facilitate urban residential development (at 60 to 80 units per acre range) the General Plan and Zoning will be amended to Mixed-Use Neighborhood.

The City is processing a development application to allow the construction of a 4-story, 156 unit development which is presently going through the City’s entitlement process. A number of amenities will be provided on the first-floor deck including a courtyard, swimming pool, gym, and children’s play area. A capacity of 98% of maximum allowed density has been allocated for residential uses. The 156 housing units will include 55 moderate income units and 101 above moderate income units.
102 Montebello Housing Element
11 112-132 South 6th Street, 501-525 East Whittier Boulevard APN 6349-005-006, -011, -012, -013, -014, -015, -037, -900, -901, -902, and -903 Parcel Size 1.56 acres Existing Use Vacant, parking lot General Plan
General Commercial,
Medium Density
Residential
Zoning C-2, R-3
TCAC Category Low Resource Estimated Capacity 132 units VL-L-M-AM 61-33-13-25 The 1.56 acre site is located in the
downtown core area. The parcel consists of
five vacant City owned lots on 6th Street,
and five frontage lots along Whittier
Boulevard. The parcel is surrounded by
main street commercial uses to north and
east; multi- and single-family uses to the
east; parking, vacant lot, and single-family
residential uses to the west; and singleand multi-family residential uses to the south. This parcel is walking distance to
downtown amenities, shopping centers,
markets, and restaurants, recreation
and entertainment facilities, public
transportation, schools, and parks.

The site currently has access to water,
sewer, and dry utilities. During the
entitlement review process, the existing
and proposed infrastructure improvements
were carefully assessed to ensure that
adequate capacity for 132 additional
units. Furthermore, the General Plan
Update and Downtown Specific Plan
underway will examine and address any
infrastructure or maintenance needs
identified.

The City’s General Plan Land Use
map designates the Whittier Boulevard
fronting parcels as General Commercial,
and Medium Density Residential for the
parcels along 6th Street. Majority of the
site is zoned C-2, and the lots along 6th
street are zoned R-3. The City is currently
developing a Downtown Montebello
Specific Plan which includes this parcel.

To facilitate urban residential development
(at 60 to 85 units per acre range) the
General Plan and Zoning will be amended
to Mixed-Use Corridor for Whittier
Boulevard fronting parcels and Mixed-Use
Neighborhood for parcels along 6th Street.

In November 2021, the City Council
approved the construction of a 4-story,
mixed use development containing 132
residential units. The City is partnering
with the Cesar Chavez Foundation, an
affordable housing developer, to help
facilitate this project and assist with the
affordability of the project to ensure that
the majority of the units will be available
for persons with lower income. A capacity
of 100% of maximum allowed density has
been allocated for residential uses. The
132 potential housing units will include
61 very low income units, 33 low income
units, 13 moderate income units and 25
above moderate income units. To assist
with supportive services for the victims of
domestic violence residential population,
Cesar Chavez Foundation will partner
with the Downtown Women’s Center.

In November 2021, Montebello City Council
approved plans for a 132-unit affordable housing
complex on a 1.5-acre stretch along Whittier
Boulevard.
5 Resources and Opportunities 103
12 2000 Flotilla Street
APN 6336-002-902 Parcel Size 0.49 acre
Existing Use Parking lot General Plan Industrial Zoning M-2 TCAC Category Low Resource Estimated Capacity 25 units VL-L-M-AM 25-0-0-0 The City has carved out this approximately

0.49 acre site located in the southwest corner of the parking lot at the Montebello/ Commerce Metrolink Station to allow 25
tiny homes to assist homeless individuals
within the City. Besides the Station, the
parcel is surrounded by industrial development.

The site currently has access to water,
sewer, and dry utilities. Adequate capacity
is available to accomodate 25 additional
units. Furthermore, the General Plan
Update underway will examine and
address any infrastructure or maintenance
needs identified.

This is a joint program with San
Gabriel Valley Regional Housing Trust
(SGVRHT), the San Gabriel Valley
Council of Governments (SGVCOG),
and the City of Montebello.

Participants will be primarily selected
through local street outreach and will be
assigned a unit for the duration of their
stay. Case management includes connecting clients to healthcare, job training, and a permanent housing solution. The target
length of stay is 90 days and it is anticipated that the site will serve up to 100 individuals in a year.

July 20, 2021
2254 South Figueroa Street
Los Angeles, CA 90007
213-749-1199
srkarchitectsinc.com
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CELLULAR TOWER

NOT PART OF PROJECT
Asphalt Paint
Pre -fab. ADA rest-room facility and
Pre -fab. ADA shower and laundry facility
Privacy Wood Slats
Boxed Trees and Plants
Pallet Shelter, 64 sf
Pre -fabricated shelter
Each unit provides a bed, shelves,
overhead light, A/C heat, an outlet, and a
door that locks. The site will also provide
a shared restroom, shower, and laundry
facilities, as well as a communal meal space
offering participants, increased access to
hygiene and a sense of community. The site
will have security 24 hours a day, privacy
fencing, and a secured entry for the benefit
of participants and neighbors.

The City’s General Plan Land Use map
designates this site as Industrial. The site
is zoned M-2.

As the applicant, the City is exempt
from any entitlement process.

The parcels fall within a Qualified
Census Tract (QCT). QCTs are census
tracts with a poverty rate of at least 25%
or in which 50% of the households have
incomes below 60% of AMI.
104 Montebello Housing Element

6. Housing Opportunity Sites
This 1.28 acre site includes three frontage lots in the Downtown area. The lots are improved with a motel and commercial buildings.

The parcel is surrounded by auto repair facility and vacant tract to the south, vacant lot to the east, office and multi-family residential uses to the west, and multi-family residential uses to the north.

The property owners have listed the properties for sale and have also expressed interest in redeveloping the site. Additionally, sites to the south, north and east are being actively pursued for mixeduse redevelopment or have been approved or are being processed to allow multi-family residential development. This area is on the precipice of major changes which will be further advanced through a Downtown Montebello Specific Plan that is scheduled to be completed in 2022.

This parcel is walking distance to downtown amenities, shopping centers, markets, and restaurants, recreation and entertainment facilities, public transportation, schools, and parks.

The site currently has access to water, sewer, and dry utilities.

Adequate capacity is available to accomodate 80 additional units.

Furthermore, the General Plan Update and Downtown Specific Plan underway will examine and address any infrastructure or maintenance needs identified.

The redevelopment of this site would not displace existing units.

The City’s General Plan Land Use map designates this site as Boulevard Commercial. The three lots are zoned C-2. The Downtown Montebello Specific Plan currently under production, identifies the parcel as a catalytic site. To facilitate urban residential development (at 60 to 80 units per acre range) the General Plan and Zoning will be amended to Mixed-Use Corridor.

For this downtown parcel with frontage on Whittier Boulevard, it is likely that street level uses may be non-residential uses. Based on recently approved projects in the vicinity, a capacity of 78% of maximum allowed density has been allocated for residential uses.

The 80 potential housing units will be above moderate income units.
13 104, 116, 128 East Whittier Boulevard
APN 6347-012-011, 6347-012-012, 6347-012-010 Parcel Size 1.28 acre Existing Use Motel, commercial
building General Plan Boulevard Commercial Zoning C-2
TCAC Category Low Resource Estimated Capacity 80 units VL-L-M-AM 0-0-0-80 5 Resources and Opportunities 105
14 2134 Montebello Town Center
APN 5271-020-063, 5271-020-062, 5271-020-061, 5271-020-077, 5271-020-081, 5271-020-082, 5271-020-084 Parcel Size 25.94 acre
Existing Use Shopping mall General Plan General Commercial Zoning C-2 TCAC Category Moderate Resource Estimated Capacity 1,868 units VL-L-M-AM 616-320-420-512 This 25.94 acre parcel is home to The Shops at Montebello, a 758,504 square feet shopping mall mainly located within the City limits of Montebello with over 120 national and local retail outlets. A small portion of the eastern side of the mall is within the City limits of Rosemead. The parcel is located south of State Route 60 and north of the Montebello Hills. The shopping mall shares a common driveway with a medical office development to the west. The site currently has access to water, sewer, and dry utilities.

As shopping dollars migrated online and a parade of wellknown retailers closed shop, the malls that have not evolved fast enough stumbled into a devastating cycle of dwindling traffic, lower sales, and disappearing storefronts. The pandemic has only sped up this trend, as health and safety concerns keep shoppers at home. The property owner is interested in transforming the single-use mall into an integrated, mixed-use place with residential uses.

Development of this site will improve the socio-economic mobility and integration, and access to resources. No existing units would be displaced.

The City’s General Plan Land Use map designates this site at General Commercial. The parcel is zoned C-2. To facilitate urban residential development (at 60 to 80 units per acre range) the General Plan and Zoning will be amended to Mixed-Use Neighborhood.

For this freeway parcel with frontage on State Route 60, it is likely that freeway fronting uses would be non-residential uses.

Also, a project of this magnitude would likely be carried out in phases, with some areas extending beyond the eight year threshold of this Housing Plan.

The site is visually screened from existing neighborhoods by Montebello Hills and the I-10 Freeway. A dense and
urban redevelopment of this site can occur without impacting any existing established neighborhoods in Montebello. A 2021 market and fiscal study supports urban high density residential redevelopment of this site with supporting retail and entertainment uses. Based on similar mall retrofits of regional malls underway in Montclair and West Covina, a capacity of 90% of maximum allowed density has been allocated for residential uses.

The 1,868 potential housing units will include 616 very low income units, 320 low income units, 420 moderate income units and 512 above moderate income units. The City is planning to adopt an Inclusionary Zoning Ordinance (see Program #8) that will require all new development to provide low-income housing on-site. The City is also planning to adopt a Density Bonus Ordinance (see Program #8) that will provide an incentive to a developer to increase the maximum allowable development on a site in exchange for production of additional low-income housing units. The City has the option to pursue deed restriction during entitlement review that would require the low-income units to remain affordable.
106 Montebello Housing Element
15 1345 Montebello Boulevard
APN 5293-001-023 Parcel Size 7.04 acre
Existing Use Parking for vacant
building General Plan General Commercial Zoning C-2
TCAC Category Moderate Resource Estimated Capacity 350 units VL-L-M-AM 103-85-37-125 This 7.04 acre parcel is the parking lot for a vacant warehouse building, formerly occupied by Costco (“former Costco
building”). The parcel is at a lower elevation than the site to the west which is used as a public utility facility. To the south is Montebello Hills and to the east is a shopping center.

The site currently has access to water, sewer, and dry utilities.

Adequate capacity is available to accomodate 350 additional units.

Furthermore, the General Plan Update underway will examine and address any infrastructure or maintenance needs identified.

The former Costco building is planned to be repurposed for another use. In June 2021, the City entered into a Development Agreement to allow the former Costco building to be used as a “last-mile delivery facility” and reserving the surface parking lot for a future mixed-use development and/or residential development, subject to discretionary land use approvals by the City.

The very low (0.13) ratio of improvement assessed value to land assessed value makes this site an ideal candidate for redevelopment. The owner is actively pursuing the development of a mixed-use project and intends to replace the surface parking spaces within a multi-story parking structure to be located to the north of the former Costco building. Preliminary plans for the mixed-use project have been informally presented to the City and the owner intends to formally submit the development proposal to the City.

Development of this site will improve the socio-economic mobility and integration, and access to resources. No existing units would be displaced.

The City’s General Plan Land Use map designates this site as General Commercial. The parcel is zoned C-2. To facilitate urban residential development (at 60 to 80 units per acre range) the General Plan and Zoning will be amended to Mixed-Use Neighborhood.

The parcel frontages next to existing commercial uses may be developed for non-residential uses. This is a large site that is likely to provide a range of public and private open spaces. A capacity of 62% of maximum allowed density has been allocated for residential uses. The 350 potential housing units will include 103 very low income units, 85 low income units, 37 moderate income units, and 125 above moderate income units.
5 Resources and Opportunities 107
16 400 South Taylor Ave
APN 6350-016-904, 6350-017-906 Parcel Size 5.85 acre
Existing Use City’s Transportation
Facility General Plan Industrial Zoning M-1
TCAC Category Low Resource Estimated Capacity 351 units VL-L-M-AM 148-80-43-80 This 5.85 acre parcel is the City’s Transportation Facility. To the north and west is industrial and multi- and single-family uses. To the east are recently built multi-family residential buildings, and to the south is the Union Pacific Rail Line.

This parcel is walking distance to parks, shopping centers, markets, and restaurants, recreation and entertainment facilities, public transportation, and schools.

The site currently has access to water, sewer, and dry utilities.

Adequate capacity is available to accomodate 351 additional units.

Furthermore, the General Plan Update underway will examine and address any infrastructure or maintenance needs identified.

The redevelopment of this publicly owned parcel would not displace existing units.

The City’s General Plan Land Use map recommends the
site for industrial uses. The parcel is zoned M-1. To facilitate urban residential development (at 40 to 60 units per acre range) the General Plan and Zoning will be amended to Mixed-Use Neighborhood.

Accross Greenwood Avenue and east of the subject site,
Montebello Collection -- South, a 35 townhomes project was recently buit at 100% residential capacity. A similar capacity of 100% of maximum allowed density has been allocated for residential uses on the subject site.

The City owns the site and can prescribe the low-income unit distribution on this site.The 351 potential housing units will include 148 very low income units, 80 low income units, 43 moderate income units, and 80 above moderate income units.

The City is planning to adopt an Inclusionary Zoning Ordinance (see Program #8) that will require all new development to provide low-income housing on-site. The City is also planning to adopt a Density Bonus Ordinance (see Program #8) that will provide an incentive to a developer to increase the maximum allowable development on a site in exchange for production of additional low-income housing units. The City has the option to pursue deed restriction during entitlement review that would require the low-income units to remain affordable.
108 Montebello Housing Element
17 1105 South Bluff Road
APN 6352-001-055 Parcel Size 6.26 acre
Existing Use Vacant Religious Facility General Plan Institutional Zoning R-1 TCAC Category Low Resource Estimated Capacity 360 units VL-L-M-AM 234-126-0-0 This 6.26 acre was home to De Paul Center that closed in 2020.

To the north is multi- and single-family uses. To the south and west are single-family residential buildings. To the east is the Rio Hondo Channel.

This parcel is walking distance to parks, trails, neighborhood retail, recreation facilities, public transportation, and schools.

The site currently has access to water, sewer, and dry utilities.

Adequate capacity is available to accomodate 360 additional units.

Furthermore, the General Plan Update underway will examine and address any infrastructure or maintenance needs identified.

The redevelopment of this site would not displace existing units.

The City’s General Plan Land Use map recommends the site for institutional related uses. The parcel is zoned R-1. To facilitate residential development (at 40 to 60 units per acre range) the General Plan and Zoning will be amended to Mixed-Use Neighborhood.

The property owner would like to sell the property. A leading non-profit affordable housing development company has expressed interest in developing affordable housing at this location.

The General Plan visioning workshop identified a new 6 acre neighborhood park next to this site in conjunction with context sensitive affordable housing.

This site is located in an establsihed residential neighborhood.

A capacity of 96% of maximum allowed density has been
allocated for residential uses. The 360 potential housing units will include 234 very low income units and 126 low income units. The City has the option to pursue deed restriction during entitlement review that would require the low-income units to remain affordable.
5 Resources and Opportunities 109
18 122 South Montebello Boulevard
APN 6349-007-910, 6349-007-915 Parcel Size 0.58 acre
Existing Use Vacant lot, parking General Plan General Commercial Zoning C-2 TCAC Category Low Resource Estimated Capacity 26 units VL-L-M-AM 0-0-9-17 The 0.58 acre site is the City’s parking lot serving the Downtown area. The site is surrounded by commercial uses to the north, east, and west. To the south is a commercial strip center and a vacant lot.

This parcel is walking distance to shopping, restaurants, entertainment and recreation facilities, public transportation, parks, and schools.

The site currently has access to water, sewer, and dry utilities.

Adequate capacity is available to accomodate 26 additional units.

Furthermore, the General Plan Update and Downtown Specific Plan underway will examine and address any infrastructure or maintenance needs identified.

The redevelopment of this site would not displace existing units.

The City’s General Plan Land Use map recommends the site for General Commercial uses. The parcel is zoned C-2. The Downtown Montebello Specific Plan currently under production, identifies the parcel as a catalytic site. To facilitate residential development (at 40 to 60 units per acre range) the General Plan and Zoning will be amended to Mixed-Use Corridor.

It is likely that non-residential uses may occupy the Montebello Boulevard frontage. A conservative capacity of 75% of maximum allowed density has been allocated for residential uses.

The City owns the site and can prescribe the low-income unit distribution on this site. The 26 potential housing units will include 9 moderate income units and 17 above moderate income units. The City is planning to adopt an Inclusionary Zoning Ordinance (see Program #8) that will require all new development to provide low-income housing on-site. The City is also planning to adopt a Density Bonus Ordinance (see Program #8) that will provide an incentive to a developer to increase the maximum allowable development on a site in exchange for production of additional low-income housing units. The City has the option to pursue deed restriction during entitlement review that would require the low-income units to remain affordable.
110 Montebello Housing Element
19 715 West Whittier Boulevard
APN 6349-007-004 Parcel Size 0.12 acre
Existing Use Vacant building General Plan General Commercial Zoning C-2 TCAC Category Low Resource Estimated Capacity 5 units VL-L-M-AM 0-0-2-3 This City owned 0.12 acre site in the Downtown area is improved with a vacant storefront. The site is surrounded by commercial uses to the north, east, and west. To the south is the City’s parking lot.

This parcel is walking distance to shopping, restaurants, entertainment and recreation facilities, public transportation, parks, and schools.

The site currently has access to water, sewer, and dry utilities.

Adequate capacity is available to accomodate 5 additional units.

Furthermore, the General Plan Update and Downtown Specific Plan underway will examine and address any infrastructure or maintenance needs identified.

The redevelopment of this site would not displace existing units.

The City owns the site and can prescribe the low-income unit distribution on this site. It is likely that non-residential uses may occupy the Whittier Boulevard frontage at street level. A conservative capacity of 75% of maximum allowed density has been allocated for residential uses. The 5 potential housing units will include 2 moderate income units and 3 above moderate income units. The City is planning to adopt an Inclusionary Zoning Ordinance (see Program #8) that will require all new development to provide low-income housing on-site. The City is also planning to adopt a Density Bonus Ordinance (see Program #8) that will provide an incentive to a developer to increase the maximum allowable development on a site in exchange for production of additional low-income housing units. The City has the option to pursue deed restriction during entitlement review that would require the low-income units to remain affordable. 5 Resources and Opportunities 111
20 701 West Whittier Boulevard
APN 6349-007-917 Parcel Size 0.22 acre
Existing Use Vacant building General Plan General Commercial Zoning C-2 TCAC Category Low Resource Estimated Capacity 10 units VL-L-M-AM 0-0-3-7 This City owned 0.22 acre site in the Downtown area is improved with a vacant restaurant building. The site is surrounded by commercial uses to the north, east, and west. To the south is the City’s parking lot.

This parcel is walking distance to shopping, restaurants, entertainment and recreation facilities, public transportation, parks, and schools.

The site currently has access to water, sewer, and dry utilities.

Adequate capacity is available to accomodate 10 additional units.

Furthermore, the General Plan Update and Downtown Specific Plan underway will examine and address any infrastructure or maintenance needs identified.

The redevelopment of this site would not displace existing units.

The City owns the site and can prescribe the low-income unit distribution on this site. It is likely that non-residential uses may occupy the Whittier Boulevard frontage at street level. A conservative capacity of 75% of maximum allowed density has been allocated for residential uses. The 10 potential housing units will include 3 moderate income units and 7 above moderate income units. The City is planning to adopt an Inclusionary Zoning Ordinance (see Program #8) that will require all new development to provide low-income housing on-site. The City is also planning to adopt a Density Bonus Ordinance (see Program #8) that will provide an incentive to a developer to increase the maximum allowable development on a site in exchange for production of additional low-income housing units. The City has the option to pursue deed restriction during entitlement review that would require the low-income units to remain affordable. 112 Montebello Housing Element
21 401 West Whittier Boulevard
APN 6349-004-016 Parcel Size 0.27 acre
Existing Use Vacant, parking lot General Plan Boulevard Commercial Zoning C-2 TCAC Category Low Resource Estimated Capacity 12 units VL-L-M-AM 0-0-4-8 The 0.27 acre site is used as a parking lot in the Downtown area.

The site is surrounded by commercial uses to the north, east, and west. To the south is a religious facility.

This parcel is walking distance to shopping, restaurants, entertainment and recreation facilities, public transportation, parks, and schools.

The site currently has access to water, sewer, and dry utilities.

Adequate capacity is available to accomodate 10 additional units.

Furthermore, the General Plan Update and Downtown Specific Plan underway will examine and address any infrastructure or maintenance needs identified.

The redevelopment of this site would not displace existing units.

The City’s General Plan Land Use map recommends the site for Boulevard Commercial uses. The parcel is zoned C-2. The Downtown Montebello Specific Plan currently under production, identifies the parcel as a catalytic site. To facilitate residential development (at 40 to 60 units per acre range) the General Plan and Zoning will be amended to Mixed-Use Corridor.

It is likely that non-residential uses may occupy the Whittier Boulevard frontage at street level. A conservative capacity of 75% of maximum allowed density has been allocated for residential uses. The 12 potential housing units will include 4 moderate income units and 8 above moderate income units.

The City is planning to adopt an Inclusionary Zoning Ordinance (see Program #8) that will require all new development to provide low-income housing on-site. The City is also planning to adopt a Density Bonus Ordinance (see Program #8) that will provide an incentive to a developer to increase the maximum allowable development on a site in exchange for production of additional low-income housing units. The City has the option to pursue deed restriction during entitlement review that would require the low-income units to remain affordable.
5 Resources and Opportunities 113
B. FINANCIAL AND ADMINISTRATIVE RESOURCES

1. State and Federal Resources
A. Community Development Block Grant Program (CDBG)
Federal funding for housing programs is provided by the Department of Housing and Urban Development (HUD). The CDBG program is flexible in that funds can be used for a wide range of activities including acquisition and or disposition of real estate, public facilities and improvements, relocation, rehabilitation and construction of housing, home ownership assistance, and clearing activities. Montebello is an “entitlement City” and receives CDBG funds directly from HUD. The current level of CDBG funding is approximately $650,000 per year.

B. Home Investment Partnership (HOME) Program
Activities that are expected to be supported by HOME funds include new construction and acquisition/rehabilitation of affordable housing. The current level of HOME funding is approximately $300,000 per year.

C. Section 8 Rental Assistance
The City applies to the U.S. Department of Housing and Urban Development (HUD) for local allocations of Section 8 Housing Choice Vouchers, which provide rent subsidies to very low income residents (up to 50% AMI).

Under the Section 8 program, most tenants pay about 30% of their income for rent. The remainder – the difference between what the tenant pays and the actual rent – is paid directly to the landlord by the public housing agency.

The Los Angeles County Development Authority manages the Section 8 Housing Voucher program. Per LACDA data from 2019, the City had 726 households with Section 8 vouchers.

D. SB 2-Grants
Governor Brown signed the Building Homes and Jobs Act (SB 2, 2017), which establishes a $75 recording fee on real estate documents to increase the supply of affordable homes in California. Because the number of real estate transactions recorded in each county will vary from year to year, the revenues collected will fluctuate.

The first year of SB 2 funds are available as planning grants to local jurisdictions. The City of Montebello received $310,000 for planning efforts to facilitate housing production. For the second year and onward, 70% of the funding will be allocated to local governments for affordable housing purposes. A large portion of year two allocations will be distributed using the same formula used to allocate federal Community Development Block Grants (CDBG). Montebello is eligible for an estimated $610,000 from funding received during FY 2020-2021.

E. Low-Income Housing Tax Credit Program
The Low-Income Housing Tax Credit Program was created by the Tax Reform Act of 1986 to provide an alternate method of funding low-and moderate-income housing. Each State receives a tax credit, based upon population, toward funding housing that meets program guidelines. The tax credits are then used to leverage private capital into new construction or acquisition and rehabilitation of affordable housing. Limitations on projects funded under the Tax Credit programs include minimum
requirements that a certain percentage of units remain
rent-restricted, based upon median income, for a term
of 15 years.

The City will seek to gain funding for the development of affordable housing through the LIHTC program. Investors receive a credit against federal tax owed in return for providing funds to developers to
build or renovate housing for low-income households.

The capital subsidy allows rents to be set below the
cost of development and maintenance of the property.

2. Nonprofit Agencies and Public Service
Groups
Through its federal entitlement and other resources,
Montebello interacts with various nonprofit agencies
and public service groups in the delivery of programs.

These agencies and groups include the following:
• Housing Rights Center;
• YMCA;
• Heart of Compassion;
• Montebello Community Assistance Program;
• Mexican American Opportunity Foundation; and
• Summer Youth Employment Program.
114 Montebello Housing Element
C. ENERGY CONSERVATION
Energy poverty, results due to the high costs of heating or cooling relative to low household income, high energy prices and poor building energy efficiency.

The primary uses of energy in urban areas are for transportation, lighting, water heating, and air conditioning. The high cost of energy and the environmental impacts of energy consumption warrant efforts to reduce or minimize energy consumption.

All of the properties included in the housing sites inventory are situated within transit-served corridors and in close proximity to key public and commercial amenities. Accommodating the City’s future housing growth in these walkable areas is expected to reduce vehicle miles travelled (VMT) and minimize energy consumption associated with the provision of water and the disposal of both wastewater and solid waste.

Title 24, Building Energy Standards for Residential Development, establishes energy budgets or maximum energy use levels for dwelling units. The standards of Title 24 supersede local regulations, and mandate implementation by local jurisdictions.

The City will continue strict enforcement of local and state energy regulations for new residential construction, and continue providing residents with information on energy efficiency.

The City’s goal is to achieve maximum use of conservation measures and alternative, renewable energy sources in new and existing residences. By encouraging and assisting residents to utilize energy more efficiently, the need for costly new energy supplies, and the social and economic hardships associated with any future shortages of conventional energy sources, will be minimized.
6 Constraints 115
6 Constraints
Governmental policies and regulations can have both positive and negative effects on the availability and affordability of housing and supportive services. This section describes the policies and strategies that provide incentives for housing in Montebello that have resulted in significant contributions to the City’s housing stock. This section also analyzes City policies and regulations that could potentially constrain the City’s abilities to achieve its housing vision. Constraints to housing can include land use controls, development standards, residential development fees, and development approval processes, along with non-governmental constraints such as market, infrastructure, and environment. A brief discussion of the City’s policy and regulatory context is presented below.

A. GOVERNMENTAL CONSTRAINTS
The supply and availability of housing may be constrained by governmental actions that can affect the supply and cost of housing by increasing development costs and reducing the availability of land on which to build housing. The local government has power to control and adjust land use policies, site improvement requirements, permit and impact fees, and permit processing procedures — all of which impacts housing production. The local regulations and land use policies also shape the pattern of development.

1. General Plan
One of the biggest challenges facing Montebello is identifying and implementing strategies that can help revitalize underserved communities in ways that minimize displacement and increase access to opportunity. These challenges are systemic and the task ahead will require ongoing engagement, partnerships, research, and policy innovation.

Affordability is not only about being able to afford to buy or rent a house, but also being able to afford to live in it. This goes beyond meeting expenses related to operations and maintenance; it also involves considerations of transportation, infrastructure and services that are established by patterns of development. If a house is cheap enough to buy and run, but located far from livelihood opportunities or amenities such as schools, it cannot be said to be affordable. Besides affordable housing, a well-functioning neighborhood requires that employment and recreation opportunities, neighborhood-serving retail, schools, and public gathering space are all available within a walkable, transit-oriented environment. To build and reknit holistic neighborhoods requires a new approach, one that taps into the power of small and incremental changes, leverages partnerships between big and small actors, harnesses a community vision, and emphasizes robust community engagement. Smaller, more gradual changes occur at a pace and on a scale that does not overwhelm the character of a place. If resilience is the strength of many parts, incremental development encourages the many small pieces needed to build stronger neighborhoods. Innovation, flexibility, adaptation, and a nimble response are all baked in.

The City’s current General Plan has not
been updated for over three decades. The
current land use plan can not accommodate the 6th cycle RHNA. After adopting the 2045 General Plan (anticipated in
2022) opportunities for housing development in Montebello would be significantly expanded.

The City of Montebello must play a
critical role by maximizing infrastructure
investments to design safer streets and
more appealing public places. Updates to
General Plan and Zoning Ordinances can
make redevelopment easier and more cost
effective. These improvements can encourage the growth of local talent, increase personal stake in revitalization efforts,
and spark a local entrepreneurial spirit.

Rebuilding whole, inclusive communities
after systemic exclusionary practices have
torn them apart is an extraordinary task.

Combining new and old tools, discovering powerful policy changes, and uplifting the work of diverse and innovative
practitioners can be the first step. Providing meaningful paths to engagement and allowing for local knowledge and lived
experience to drive a shared vision ensures
that community members are central to
any change.
116 Montebello Housing Element
A. Use Requirements:

Zoning regulations prescribe the uses allowed; standards that manage the impact of the uses, such as parking and landscaping; and standards such as setback and height that define the shape of the public realm.

Table 6.1 summarizes the residential development types allowed in the various districts in Montebello that permit residential uses. This table also shows whether they are permitted, require a Conditional Use Permit, or are not allowed in a given district.

Residential Uses R-A R-1 R-2 R-3 R-4 C-R C-1 C-2 C-M M-1 M-2 Single-family detached dwelling P P P P P — — — — — —
Single-family attached dwelling — P P P P — — — — — —
Duplex — — P P P — — — — — —
Multi-family dwelling — — — P P — — — — — —
Accessory Dwelling Unit P P P P P — — — — — —
Children’s Home CUP CUP CUP CUP CUP CUP CUP CUP CUP
Convents and Monasteries CUP CUP CUP CUP CUP — — — — — — Dwellings, Caretaker (Quarters) — — — — — — — — P P P
Emergency Shelters — — — — — — — — P P —
Family Care for 7 or More Persons CUP CUP CUP CUP CUP — — — — — — Homes for Seniors and Handicapped — — — CUP CUP CUP CUP CUP — — — Mobile Home Parks — — — CUP CUP — — — — — —
Mobile/Manufactured Housing — P P P P — — — — — —
Supportive Housing — P P P P — — — — — —
Transitional Housing — P P P P — — — — — —
P = Permitted Uses; CUP = Conditional Use Permit; “—“ = Uses Not Permitted Table 6.1. Residential Use Standards. Source: City of Montebello Zoning Code.

Zone Maximum Density Maximum Number of Bedrooms
Minimum Lot
Area
Minimum Lot
Width
Minimum
Lot Depth
Maximum
Coverage
Maximum
Building
Height
Maximum
Building
Length
R-A & R-1 1 dwelling unit per lot (no limit) 5,000 sq.ft. south of Beverly Boulevard
50 ft. south of
Beverly Boulevard
(60 ft. corner lots)
100 ft. 40% 35 ft. None
6,000 sq.ft. north of
Beverly Boulevard
60 ft. north of
Beverly Boulevard
(70 ft. corner lots)
R-2
1 dwelling unit per 3,000
sq. ft. of lot area, not to
exceed 2 dwelling units
per lot
1 bedroom per 1,000
sq. ft. of lot area 6,000 sq. ft. 50 ft. 100 ft. 50% 25 ft. None R-3 1 dwelling unit per 3,000
sq. ft. of lot area
1 bedroom per 1,000
sq. ft. of lot area 10,000 sq. ft. 50 ft. 100 ft. 60% 25 ft. 150 ft.

R-4 1 dwelling unit per 2,000
sq. ft. of lot area
1 bedroom per 1,000
sq. ft. of lot area 20,000 sq. ft. 50 ft. 100 ft. 60% 25 ft. 250 ft.

Table 6.2. Residential Development Standards Table. Source: City of Montebello Zoning Code.

For the residential zones, Table 6.2 summarizes the standards that control number of dwelling units allowed on a lot, lot size, lot coverage, and building size requirements.

2. Zoning Regulations
6 Constraints 117
Emergency Shelter
Senate Bill No. 2 (2007) amended Sections 65582, 65583, and 65589.5 of the Government Code relating to local planning. This bill added emergency shelters to these provisions and required that the Housing Element identify zones in the City where emergency shelters are allowed as a permitted use without a Conditional Use Permit. State law defines an emergency shelter as a means of housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less by a homeless person. No individual or household may be denied emergency shelter because of an inability to pay.

Emergency shelters are permitted in the M-1 zones, subject to the same development and operational standards that apply to residential uses within residential zones. The City proposes to amend zoning standards to also allow emergency shelters in C-M zones. A large central and southern portion of the City is zoned C-M and M-1 where emergency shelters would be permitted by right. In many instances, single-family residential areas are located adjacent to C-M and M-1 zoned areas. Emergency shelters would be transitional buffer uses for many underperforming industrial sites. Though properties vary in size, they include many large sites. The market and fiscal study noted various underperforming commercial and industrial parcels and recommends transitioning to other land uses.

These sites are generally well served by public transit, particularly those along commercial corridors many of which are high quality transit corridors. The existing Metrolink Station is located within M-1 District and future light rail transit line is planned along Washington Boulevard fronting the C-M zoned parcels.

In anticipation of the transit service the proposed General Plan updates recommends multi-family residential uses.

The analysis shows there are a multitude of opportunity sites throughout the City. Emergency shelters are allowed in zones and locations appropriate for human habitability, including commercial, and industrial zones found in central and southern areas of the City. Given the zones where shelters are permitted, some of the largest and most opportune sites in the city are available for siting an emergency shelter.

Montebello Municipal Code 17.34.030 prescribes standards for Emergency shelters. These standards will be revised to be in compliance with Government Code 65583(a)(4)(A) -- see Chapter 8, Program 9.

The City is leading by example. The City in partnership with the San Gabriel Valley Regional Housing Trust (SGVRHT), the San Gabriel Valley Council of Governments (SGVCOG) has
carved out a 0.49 acre site to build 25 emergency shelters (see Chapter 5 Resources and Opportunities, Land Resources, site #12).

Sec.

Showers Restrooms Storage
Client Storage
Dining Dining
Quiet Zone Quiet Zone
Quiet Zone Quiet Zone
FIRE
LANE
Main Entry
(ADA)
Emergency
Vehicle
Exit
Loading/
Service

CELLULAR TOWER

Figure 6.1. Emergency shelters are allowed by right in C-M and M-1 Zone.

Supportive Housing
AB 2162 requires that supportive housing be permitted by right in zones where multifamily and mixed-use development is permitted. See Chapter 8, Program 9, proposed zoning ordinance amendment for compliance with AB 2162.

Manufactured Housing
Manufactured homes offer an affordable homeownership option for some families, and the improvements in their quality and safety have made them a more desirable optionin recent decades.

Presently, Manufactured homes are not permitted in R-A zone.

The zoning code is proposed to be amended to allow manufactured homes in R-A zones. See Chapter 8, Program 9, proposed zoning ordinance amendment.

Heavy Commercial (C-M)
Light Manufacturing (M-1)
Montebello
Metrolink
Station
Future
Gold Line
118 Montebello Housing Element
B. Setback Requirements
The setback requirements for residential development included in the City of Montebello Zoning Ordinance are summarized below in Table 6.3.

Yard Adjacent
Property
Setback
Front Street 20 ft.

Side Other lots 5 ft. for habitable structures; zero for non-habitable structures
Alley 5 ft. for garage opening on alley; zero for non-habitable structures Street 10 ft. , 20 ft. for garage opening on street
Rear Other lots 10 ft. for habitable structures; zero for non-habitable structures; 5 ft. for reverse corner lots
Alley 5 ft. for habitable structures, or garage opening; zero for non-habitable structures
Table 6.3. Minimum Residential Setbacks. Source: City of Montebello Zoning Code.

Once the City has adopted the new General Plan, a comprehensive review and update to the Zoning Code will take place to ensure that the Zoning Code is consistent with and can effectively implement the new General Plan and Housing Element.

The City’s current setback standards will be revised as part of the comprehensive update to the Zoning Code.

Minimum setback requirements will be reexamined and will vary depending on context, adjacent land uses, and building design. For example: an urban townhouse with a stoop raises the livable areas from street level and can provide lesser setback while a residence with floor area closer to street level may need larger setback to allow privacy for living areas.

The smaller the lots are, the greater the percentage of land that must be reserved for the setback. When land values go up, land is more valuable to waste in setbacks. Thus, setbacks motivate us to consolidate land into fewer lots with an incentive to cover entire blocks in single buildings. Setbacks force us to consume more land than needed and encourage land consolidation, they break the sense of enclosure on urban streets, and space our built environment out — making us travel farther to get places.

C. Open Space Requirements
Residential development within the two-family residential R-2 zone is required to provide 100 square feet of private and 300 square feet of total open spaces per unit (private or common space). Development within the R-3 and R-4 zones is required to provide 150 square feet of private open space and 100 square feet of common open space per unit, for a total of no less than 300 square feet of total open space per unit. The City’s requirements for open space does not constrain the development of housing, and are comparable, and often less than those in surrounding communities, such as Alhambra and Monterey Park.

The open space requirements in the Downtown Montebello
Specific Plan and the objective design standards that will be developed following the adoption of the General Plan are proposed to be carefully integrated with block, street, building, and frontage standards to work in consort to create the specific urban place desired by the community. The function and location of all small and large open spaces and their relationships with the streets and buildings will be called out. The individual building types will specify private open spaces required at the lot and building level.

This approach will allow housing units access to a range of public and private open spaces.

D. Parking
Above- or below-ground parking in Montebello can cost $30,000 to $50,000 per space and can account for nearly 20% of a household’s rent. Generous parking requirements reduce housing affordability and impose various economic and environmental costs. Parking costs increase as a percentage of rent for lower priced housing. The lower income households tend to own fewer vehicles. Therefore, minimum parking requirements can be regressive and unfair.

For all residential zones, a minimum of two enclosed parking spaces per dwelling unit are required. For medium- to very highdensity zones such as R-3, and R-4, one guest parking space per three dwelling units is also required. Mobile homes and mobile home parks require one parking space plus 0.5 guest parking space per site. The parking requirement for Accessory Dwelling Units (ADUs), one space per ADU, has been eliminated.

The City encourages various parking management strategies to increase affordability, economic efficiency, and equity. For example: the Planning Commission may authorize the joint use of parking facilities. For a joint use parking permit to be approved, the applicant must show that there is no substantial conflict in the principle operating hours of the buildings or uses for which the joint use of off-street parking facilities is proposed.

The proposed General Plan update and Downtown Specific
Plan recommends following policies to manage parking and address future parking demand and requirements for new land uses and transit systems.
6 Constraints 119
Within two years of the adoption of the Housing Element, the City will adopt flexible parking standards that varies the amount of required off-street parking for new developments or substantial renovations based on multiple factors, including:
• Provision of on-site transportation demand management (TDM) measures;
• Provision of unbundled parking;
• Vicinity to high-quality transit;
• Amount of walkable destinations;
• Auto ownership rates;
• Amount of affordable housing;
• Adjacency to citywide bicycle facilities; and,
• Availability of on-street or public off-street facilities. (See Program 11 in Chapter 8)
These standards when adopted will reduces costs for developers and residents, prioritizes urban form, reduce parking variants, increases walking activities and mobility, encourages transit usage, and maximizes efficiency of parking resources.

3. Site Improvement Requirements
Montebello is a build out city with access to existing infrastructure. Future housing redevelopment will occur primarily in infill areas where roadway and other offsite improvements will be a fraction of what they would be for “greenfield” development.

Montebello Municipal Code (16.32.020) requires the developer to construct all internal streets, sidewalks, curb, gutter, affected off-street arterials, and landscaping. On-site and off-site improvements such as water, sewer, other utility extensions, street and sidewalk construction, trails, and traffic control device installation, where deemed necessary to provide basic public services to the housing units, may be conditioned by Public Works.

Although on- and off-site improvement requirements increase the cost of housing, the improvements are necessary to provide basic public services and facilities to the housing units being built, and are typical for most jurisdictions in Los Angeles County. The City’s Capital Improvement Program (CIP) contains a schedule of public maintenance and improvements, and helps coordinate construction of public improvements with private development.

The City of Montebello can mitigate the cost of improvement requirements for affordable housing developments by assisting with grant funding applications or providing regulatory and financial incentives.

As an example, in November 2021, the City Council approved a 4-story, 132 residential units in the downtown area, wherein majority of the units proposed are for persons with lower income.

The City is partnering with the Cesar Chavez Foundation (CCF), an affordable housing developer, to compete for AHSC funding intended to upgrade a portion of the infrastructure along Whittier Boulevard and 6th Street. In addition, the City is exploring options to establish an Enhanced Infrastructure Financing District (EIFD) to help offset future infrastructure improvements.

A review of recent projects that recently underwent the Site Plan Review process demonstrated that when off-site conditions were imposed, conditions generally required the improvement of utilities or the public right-of-way to serve the proposed development. For example, the projects required the improvement of sidewalks, planting of street trees, construction of storm drain system connection, and provision of community amenity spaces. 120 Montebello Housing Element
A. Planning and Development Fees
Housing construction imposes short- and long-term infrastructure costs on communities. Short-term costs include staffing for planning services and inspections. In addition, new residential developments can result in significant long-term costs to maintain and improve infrastructure, public facilities, parks, and streets.

In response to the taxing constraints imposed by Proposition 13, many California cities including Montebello have to rely on planning and development impact fees to fund facilities and infrastructure necessitated by new housing.

Fee Category Single-family Multi-family *
Planning Application Fees $2,442
Subdivision
Tentative Tract Map $5,860
Lot Merger $4,883
Planned Development $9,767
Environmental Fees
CEQA Exempt Project $3,418
Permit and Inspection
Building Permit $9,186 $105,263
Building Inspection $7,833 $37,767
Development Tax Per Unit (Impact Fees) $96,490
Total Fees $17,019 $265,890
Cost Per Unit Fee $17,019 $3,323
* for 80 units
Table 6.4. Sample fees for single-family and multi-family development

1. Processing Timeline
The City of Montebello’s current development review process facilitates housing development projects of various levels of complexity. For example, proposed Accessory Dwelling Units (ADU) located within an existing structure (conversion of existing space) are typically reviewed “over the counter” or within one to two business days for electronic submittals.

For the larger -scale housing projects under the Housing Opportunity Overlay (HOO), the City will develop clear and precise objective standards within two years of adoption of the Housing Element. Projects that comply with these standards can be reviewed administratively. Processing times may vary based on the complexity of the project. Table 6.5 illustrates typical approvals required for single-family and multi-family projects along with the estimated planning and building processing times.

Single-Family
Unit Subdivision Multi-Family
(3 units or
more) HOO projects
Typical
Approval
Requirements
Planning staff
level review.

Tentative Map
(may include a
Site Plan Review
based on # of
proposed units)
Site Plan Review
Director review
(if criteria is
met). If not,
discretionary
review will be
required)
Building permit
plan check
Planning
Commission
City Council
Final Map
Building Permit
plan check
Planning
Commission
Building Permit
plan check
Criteria Met:

Building Permit
plan check
Criteria not
met: Planning
Commission
Building Permit
plan check
Permitting: Permits may be obtained after all department clearances have been obtained.

Estimated total
processing time
Planning = 30 calendar day review period (per Permit Streamlining Act) for every submittal/correction. Typical approval time is between 1 to 4 months.

Plan Check = 5- 10 business days per plan check. Approval depends on rounds of corrections. Typically between 1 to 6 months.

Note: Processing times vary by square feet, building type, complexity, and volume of workload.

Table 6.5. Typical Processing Procedures by Project Type

2. Streamlining
The City offers applicants preliminary site plan/cursory review as a free service via email or in-person, to provide preliminary feedback on project compliance with zoning regulations. The City also offers preliminary project meetings in which various department (Fire, Public Works, Building, etc.) participate to discuss the project at hand. A comprehensive list of comments from various departments is provided to the applicant along with direction on project submittal requirements.

The City has engaged a consultant to develop objective design standards and explore development streamlining options with the community and the Planning Commission — specifically to increase the 3-unit threshold for Planning Commission Site Plan Review. Within two years of the adoption of the Housing Element, the 3-unit threshold will be increased to allow more housing development that complies with objective standards to be approved by Planning Staff.

B. Development Review and Permit Processing
Processing procedures may pose some constraints to the production and improvement of housing. Some typical constraints that have been identified include processing time, multiple discretionary review requirements, and costly conditions of approval.

Additionally, the constraints identified can increase construction cost and pose a financial risk on developers.
6 Constraints 121
Figure 6.2. Planning Process
Building
Division Process
CEQA
process
Planning
decides if projects
is ministerial or
discretionary
Point of decision
Step in the process
Ministerial Discretionary Planning sta evaluates
plans for
compliance with applicable
regulations
Planning sta evaluates
project for completeness &
compliance
with applicable regulations
Preliminary environmental
(CEQA) determination
made by sta
Are plans
approved?
Yes
No
Comments provided to
applicant, Applicant revises
plans & returns them to
Planning
Conceptually approved plans
forwarded to Building
& Safety for plan check
Is CEQA
required?
Yes
No
Are plans approved
from all
departments?
Planning Division
distributes plans to
reviewing departments
Project goes to
Planning Commision
for review
Appeal goes to
City Council
for review
Applicant revises plan as
necessary to address
departmental corrections
& returns plan to Planning
Is project
approved by
Planning Commision?
Is project
approved by
City Council?
Entitlements
Issued
Yes
No
No
Submit to Building & Safety
@ the conclusion of
20-day appeal period
Yes
Yes
Applicant
submits preliminary
concept plan
1 day
2 to 3
days
30 days
4 to 12
weeks
1 day
30 days }
2 to 6 months
depending
on the type of
environmental documentation
depending
on the complexity and required
thrid party review *
of the project
* ird Party Agency Approvals as needed
-- LA County Sanitation
-- AQMD
-- Utility Companies
-- Montebello Unied School District
1 day
14 days
20 days
timeframe to
le appeal
Long and uncertain development review process increase the cost of development. To recoup the cost, developers market to higher-income residents; investors expect higher returns for added risk; and renters and buyers must wait longer for new homes to become available, limiting their choices and increasing demand pressure on the existing housing stock.

The City is obligated to comply with various time requirements imposed by State law, including the California Environmental Quality Act, Permit Streamlining Act, and the Subdivision Map Act. However, many proposed residential developments can be approved administratively and discretionary aspects of approval can be eliminated or minimized with objective standards. To make the entitlement process more predictable and less expensive the City is proposing to:

1. Adopt a general plan that clarifies the community vision and preferences;

2. Involve the community in developing objective design standards that are vision-based (see Program 11);

3. Complement the objective standards with approvals by right and administrative approval (see Program 11) for all housing sites identified on the sites inventory list (see Table

5.1).
122 Montebello Housing Element
C. Development Review Requirements
Table 6.6 summarizes the Development review requirements in Montebello, indicating the review authority for a variety of planning decisions.

Type of Application
Role of Review Authority
Director Planning
Commission City Council
Administrative reviews
Residential projects (2 or less units) Decision
Accessory Dwelling Units Decision
Commercial development (less than
5,000 sq. ft.) Decision
Industrial development (less than 5,000
sq. ft.) Decision
Discretionary Reviews
General Plan Amendment Recommend Recommend Decision
Density Overlay Recommend Recommend Decision
Text Code Amendment Recommend Recommend Decision
Zone Change Recommend Recommend Decision
Site Plan Review Recommend Decision Appeal
Conditional Use Permit
Minor Recommend Decision Appeal
Major Recommend Decision Appeal
Variance
Minor Recommend Decision Appeal
Major Recommend Decision Appeal
Planned Sign Program Recommend Decision Appeal
Planned Development Districts Recommend Recommend Decision Hillside Plan Review Recommend Recommend Decision
Parking Management Plan Recommend Decision Appeal
Tentative Parcel Maps Recommend Decision
Tentative Tract Maps Recommend Recommend Decision
Lot Line Adjustments Recommend Decision
Lot Mergers Recommend Recommend Decision
Housing Opportunity Overlay Zone
(HOO) * Decision Appeal Appeal
* Decisions on HOO reviews are by the Director, except when the project is determined not to be in compliance with the development standards set forth shall be subject to a discretionary review of the Planning Commission.

Table 6.6. Development review process

1. Ministerial Review
Small scale housing development projects are typically considered and “over-the-counter” approval, such as single-units, ADUs, residential room additions and residential rehabs. For ADUs, no discretionary review process is required (assuming proposal satisfies all zoning requirements). For ADUs or Junior ADUs that are built from converted structures, applications are vetting by Planning for clearance and once approved, the application in submitted through the building plan check process. The City is working on a process to allow concurrent reviews for Planning, Building and Fire Department to improve processing times for “over-the-counter” plan checks.

2. Discretionary Review
Discretionary projects (such as CUPs, Variances, Site Plan Reviews, etc.) typically require 2 to 6 months to review and process for a public hearing, and processing time varies with the type of environmental review and complexity of project. Plans can be submitted for plan check prior to Planning Commission and City Council final approval of the project with the submittal of a hold harmless letter signed by the applicant/property owner. The Planning flowchart provides an overview of the typical process for a discretionary application.

3. Plan Check
Building plans are reviewed and construction is inspected by the Building Division. The City’s Building Code incorporates the California Building Codes 2019 Edition with minor revisions and amendments that exceed state standards.

The building permit plan check review period for the
processing of residential building permits is generally 4 to 12 weeks depending on the complexity and required third party review of the project. Third party agency approvals, typically include:
• LA County Sanitation;
• AQMD,
• Utility Companies; and
• Montebello Unified School District.

Although this requirement adds incrementally to the cost of construction, it is a vital public safety review that eliminates substandard housing, and not only saves lives and property, but also saves money -- property insurers may not cover work or damages caused by work done without permits and inspections.

Findings for Site Plan Approval (MMC 17.74)

1. The proposed residential development complies with all requirements of the Montebello Municipal Code;

2. The proposed residential development is consistent with the City’s General Plan; and

3. The proposed design for implementation will not have any significant adverse impact on the surrounding properties or on the general public welfare.
6 Constraints 123

4. Accessory Dwelling Units
Accessory Dwellings Units (ADUs) and Junior Accessory
Dwelling Units ( JADUs) play an important role in the production of housing, particularly within single-unit residential zoning districts where historically only one unit is permitted.

In recognition of this, over the past four years, the State has enacted several laws to help spur the production of housing through the development of ADUs and JADUs.

Accessory dwelling units are permitted by right in residential zoning districts consistent with State law (California Government Code Section 65852.2). In Montebello, accessory units are permitted by right in R-1, R-2, R-3, and R-4 zones. In 2019, the ADU ordinance was revised to provide greater flexibility for development of accessory dwelling units. The ordinance was intended to increase opportunities for ADUs by reducing minimum lot size and setback requirements, and eliminating off-street parking requirements for ADUs. The City will monitor and revise, as needed, its ADU ordinance to comply with subsequent State Law changes pertaining to ADUs.

In 2020, the City issued permits for 7 ADUs. For the purpose of RHNA credits, the City assumes 7 ADUs annually for a total of 56 ADUs over the eight-year planning period of the Housing Element.

To encourage construction of ADUs for lower- and moderate-income households, the City is planning to create a program where the homeowners would pay off the construction loan with the rental income that is subsidized by the Section 8 program.

In return, the ADU would be deed restricted for lower income tenants.

The City is planning to develop updated handouts and post information on the City’s website to inform eligible property owners of the incentives to construct ADUs.

Figure 6.3. Junior Accessory Dwelling Units (left and center image) differ from typical ADUs (right image) in that they must exist within the existing home or an attached accessory structure such as a garage.

Demand to Develop at Lower Densities
The sites identified in the 5th Housing Element cylce have not been redeveloped with the exception of 140 E. Whittier, for which building permits have been obtained and currently under construction. Development applications submitted for review and entitled during the past (5th) Housing Element cycle have sought maximum allowable densities. No applications have requested lower density than those anticipated in the 5th Housing Element cycle.

Timing Between Approval and Building Permit
Typically, development review team schedules an in-person meeting with the applicant to review the development concept for preliminary compliance with zoning and building standards and provides early direction and feedback. Once a complete application has been received, staff responds within 30 days with a comment letter, which includes comments from various departments. Typically, projects are scheduled for public hearing within 3 to 6 months. Once a project is entitled, at the conclusion of 20 day appeal period, the applicant may submit the project for building permits.
124 Montebello Housing Element

5. Housing for Persons with Disabilities
Restricted mobility or self-care challenges typically associated with physical, mental, and/or developmental disabilities may pose unique housing needs. The city’s provisions for these housing needs are discussed below.

A. Residential Care Facilities
In compliance with the Lanterman Developmental Disabilities Services Act, the City of Montebello permits the siting of State-licensed small group homes serving six or fewer persons by right in all residential zones and treated in the same manner a single-family home. No special permits are required.

For residential care facilities with seven or more, the use is conditionally permitted within the residential zones (R-A, R-1, R-2, R-3, R-4). The conditional use permit (CUP) could potentially be a constraint on housing for persons with disabilities. To address this concern, the City proposes to replace or modify the CUP requirement to provide greater objectivity and certainty.

B. Definition of Family
The Montebello Municipal Code currently defines “Family” as:
an individual; two or more persons related by blood, marriage or adoption; or any other bona fide single housekeeping unit consisting of a group of persons, all of whom voluntarily reside together in one dwelling on a relatively permanent basis and share the use of the entire dwelling unit. The definition of “family” will be revised to comply with all federal and state fair housing laws.

The definition will not distinguish between related and unrelated persons and will not impose limitations on the number of people that may constitute a family.

C. Reasonable Accommodation Ordinance
The City contains no specific provisions geared to housing and/ or improvements for persons with disabilities. Program #15 in this Housing Element calls for the adoption of a Reasonable Accommodation Ordinance (RAO) within one year of adoption of the Housing Element. Under this program, the City will adopt a RAO to provide exception in zoning and land-use regulations for housing and/or improvements for persons with disabilities, and provide streamlined permitting process for making homes more accessible to persons with disabilities.

6. SB 9 and SB 10
Senate Legislative Bills 9 (SB 9) and 10 (SB 10) are intended to help alleviate the affordable housing crisis by easing perceived land use and California Environmental Quality Act (CEQA) barriers to increase density and streamline the production of multi-family housing development statewide. Senate Bill 9 allows property owners to split a single-family lot into two lots and place up to two units on each, creating the potential for up to four housing units on certain properties that are currently limited to single-family houses. Senate Bill 10 eases the process for local governments to rezone neighborhoods near mass transit or in urban areas to allow for increased density with apartment complexes of up to 10 units per property. The new legislation also allows cities to bypass lengthy review requirements under the California Environmental Quality Act in an attempt to help reduce costs and the time it takes for projects to be approved.

Both legislations will undoubtedly increase production of infill units throughout the city. As both of these legislations are new there is no track record or a reasonable way to predict how many units would likely be built. This Housing Element update does not include any projected units as a result of SB9 and SB 10.

7. Density Bonus Ordinance
A density bonus is a provision of State law which allows a developer to ask for and receive additional housing density in return for providing affordable or senior housing. Over the past 40 years, the law has been amended several times to encourage developers to incorporate affordable units within a residential project in exchange for density bonuses and relief from other base development standards. The most recent amendment is AB 2345.

AB 2345 increases the maximum density bonus from thirty-five percent (35%) to fifty percent (50%) for qualifying projects with affordable and senior housing components and expands and enhances development incentives. The Density Bonus Law requires all cities to adopt an ordinance that specifies how the City will implement compliance with the Density Bonus Law. Failure to adopt an ordinance does not relieve a City from complying with the Density Bonus Law.

The City of Montebello will adopt a Density Bonus Ordinance that is consistent with Government Code 65915 and its subsequent amendments (like AB 2345). The City can tailor the requirements to address local conditions and establish streamlined procedures for addressing incentive or concessions requests. The density bonus will be an important tool for the City to meet its RHNA requirements.

8. Inclusionary Housing Ordinance
The City of Montebello negotiates inclusionary requirements on a project-by-project basis, often on larger projects. These ad hoc requirements are problematic and do not ensure that all new residential development includes housing affordable at a range of income levels. Adopting an Inclusionary Housing Ordinance (IHO) will require multi-family housing developers to make available a portion of their units to low-income buyers or renters. The IHO could be applicable to projects of certain size, such as 10 or more residential units, and would require a percentage of the units (15% to 20%) of a proposed residential housing development be affordable. The IHO would allow developers the option of paying an in-lieu fee to the City rather than providing affordable units as part of their project.

While IHOs are not required by state law, they can provide Montebello with an effective tool to facilitate and encourage the construction of affordable housing units Citywide, help satisfy state-mandated affordable unit production requirements under RHNA, and develop diverse, inclusive neighborhoods.
6 Constraints 125
B. NON-GOVERNMENTAL CONSTRAINTS

1. Market Constraints
Availability of land, cost of land and construction, and financing can increase housing costs and limit the number of housing units affordable to low and moderate-income households, seniors, disabled, and others with special housing needs.

2. Financing Constraints
In May 2021, the mortgage interest rate for new home purchases was 2.96% for a fixed-rate 30-year loan. Variable interest rate mortgages on affordable homes can potentially increase to a point where the interest rate exceeds the cost-of-living adjustments and becomes a constraint on affordability.

In Montebello, availability of financing is a lesser constraint on homeownership, then the ability of potential buyers to fulfill down-payment requirements on a home that is not affordable.

Conventional home loans typically require 5% to 20% of the sales price as a down payment. This indicates a need for flexible loan programs and a method to bridge the gap between the down payment and a potential homeowner’s available funds.

A. Development Costs
Montebello is a predominantly urban area that is built out.

Even though land costs fluctuate with market conditions and location, land represents one of the most significant components of the cost of new housing. The limited availability of vacant land is a constraint to the development of new housing within the City. However, underutilized or underperforming commercial sites in the Downtown area and along the City’s corridor offer the greatest potential for housing redevelopment. Additionally, the demographic and customer shift from auto-oriented single-use retail centers to mixed-use, urban and walkable places open up the large parcels along the freeway for residential development.

Pursuant to the California Labor Code regulations, developers of federally funded or assisted projects must pay prevailing wages for construction, alteration, installation, demolition, or repair work. Single-family homes and apartments up to four stories that are publicly funded are also required to pay prevailing wages.

Public works projects exceeding $1,000 in value also are subject to prevailing wage requirements. Even public transfer of an asset for less than fair market value such as a land write-down would be considered to be paid for by public funds. If public funds are involved, prevailing wages rates may be triggered. Although the difference between prevailing wages and standard wages vary regionally and by occupation, prevailing wages add significantly to the development cost and reduce the number of affordable units that could have been completed otherwise.

Construction costs include construction type, material, and custom versus conventional unit design, site conditions, finishes, amenities, size, structure, and construction schedule/timeline.

According to International Code Council’s Building Valuation Data, typical, wood-frame residential construction ranged from $131 to $139 per square-foot for single-family housing and 126 Montebello Housing Element
B. Infrastructure Constraints
Infrastructure that is substandard and needs to be replaced or the need for new facilities may also add to development costs. The potential infrastructure constraints that should be considered as part of any future residential development are outlined in this section.

1. Water Service
Water service for the City is provided by five service providers in five different districts: California Water Service Company, Central Basin/Metropolitan Water District (MWD), Montebello Land and Water, San Gabriel Valley Water Company, and the South Montebello Irrigation District.

2. Sewer Service
The County Sanitation District maintains and operates the sewer system in the City of Montebello. Sewer lines are maintained by the County Department of Public Works with sewage from the area conveyed through sewer mains into the Joint Water Pollution Control Plant ( JWPCP) in Cerritos. The wastewater generated by future development within the project site will be treated at the Los Coyotes Water Reclamation Plant located in the City of Cerritos. This plant has a design capacity of 37.5 million gallons per day (mgd) and is currently treating an average of 31.3 mgd.

3. Storm Drainage
Storm drainage is facilitated using catch basins and storm drains.

These lines ultimately connect to the drainage pipes maintained by the Los Angeles County Department of Public Works and are disposed into the San Gabriel River, the Los Angeles River and the Rio Hondo River. Storm water flows from future major development will be conveyed to a gutter system, into clarifiers, and then continues into existing storm drains. The majority of the potential development sites was previously paved or otherwise covered with impervious surfaces. As a result, no additional storm water infrastructure will be required to accommodate the projected demand. Nevertheless, new development will be required to comply with Federal Clean Water Act requirements, and to obtain a National Pollutant Discharge Elimination System (NPDES) permit from the Los Angeles Regional Water Quality Control Board.
$120 to $125 per square-foot for multi-family housing in 2021.

Updates to the California Title 24 Energy Code require higher insulation values that requires thicker, often more expensive materials that have increased building costs. Construction costs make up a large portion of development costs depending on the size and timeline of the project. The construction backlogs and the material supply chain have been impacted by the continuing Coronavirus crisis. Due to the pandemic, prices for all categories under the materials and equipment subindex have increased.

However, since construction costs are similar regionally, they are not considered a major constraint to housing production.

New developments often require site improvements that can significantly increase development costs. The Subdivision Code (Section 16.32.020 of the Montebello Municipal Codes) requires on- and off-site improvements for subdivision and all division of land. The City requires the following systems designed and constructed to serve each proposed lot:
• Domestic water distribution, sewage, storm water drainage systems;
• Public and/or private street and alley system;
• All necessary utilities, including, but not limited to, facilities of water, natural gas, electricity, and telephone service; and, • All public improvements necessary to provide services.

Length of Time between Application Approval and
Building Permit Issuance
New Housing Element Law requires an examination of the
length of time between receiving approval for a housing development and submittal of an application for building permits. The time between application approval and building permit issuance is influenced by a number of factors, none of which are directly influenced or controlled by the City.

Factors that may impact the timing of building permit
issuance include:
• Required technical or engineering studies;
• Completion of construction drawings and detailed site and landscape design;
• Securing construction and permanent financing; and
• Retention of a building contractor and subcontractors.

The majority of residential permits in Montebello are for multi-family homes, with building permit issuance generally taking 4 to 12 weeks after entitlement. Among the City’s recent multi-family developments, the time between
approvals and permit issuance has averaged 6 to 8 weeks.

In Montebello, most approved projects are constructed in a reasonable time period.

To complete these requirements, developers must submit
construction plans for approval. Developers may also be required to provide supplemental improvements that are dedicated to the public as indicated in Government Code Section 66485 such as off-site sewer lines. Portions of curbs, gutters, sidewalks and driveways may be required to be replaced, depending on their condition. Subdivisions must abide by requirements of grading and erosion control including the prevention of sedimentation or damage to off-site property, and provide a preliminary soils report. A soils investigation report is typically required as necessary to ensure suitable development.
6 Constraints 127

4. Solid Waste
Trash collection service is provided by Athens Services. Athens Services separates the recycling from the trash at its Materials Recovery Facility (MRF) located in the City of Industry. Other residual waste is disposed of at area landfills. All residential development in Montebello is required to adhere to City and County ordinances with respect to waste reduction and recycling.

5. Energy
ElectriCity is provided by Southern California Edison and Southern California Gas Company provides natural gas services to individual properties. The Southern California Gas Company offers rebates on qualifying appliances such as clothes washers, dishwashers, furnaces, water heaters, and insulation.

6. Communications
Every residential property in the City has access to phone and internet services through a variety of private service providers.

C. Environmental Constraints
The City of Montebello is an urban environment susceptible to many natural hazards including wildfire, earthquakes, floods, and hazardous materials. Residential developments located near active earthquake faults should provide seismic reinforcements and comply with appropriate seismic codes. Future residential developments located near excessive transportation-related noise or other nuisances should have adequate insulation to protect residents from noise pollution.

1. Wildfire
The City of Montebello is an urbanized area with limited vegetation to raise major concerns regarding wildfire. However, to ensure emergency access and provision of fire protection flows in the case of a fire, the City’s Fire Department requires the following: fire protection flows of 1,500 gallons per minute; a minimum 20-foot road width for fire vehicle access; and a 100-foot clearance around structures located in brushy hillside areas.

2. Earthquake
Montebello does not contain an active fault identified within its boundaries. Thus, the City is not required to withhold permit issuance or require geologic investigations to demonstrate structural safety associated with fault rupture. However, since Montebello is located close to the Whittier Fault and atop several blind thrust faults, all structures must abide by seismic reinforcement requirements of the City’s Building Code.

3. Landslide
The northern portion of the City consists of hillside areas (Montebello Hills and the eastern part of the Montebello Town Center). The City requires submission of soil and geologic conditions surveys by State-licensed engineering geologists for review of development proposals involving steep slopes, grading, unstable soils and other hazardous conditions. Based on the results of surveys, mitigation measures may be required.

4. Liquefaction
Areas of Montebello that may be subject to potential liquefaction are located along the eastern boundary of the City, parallel to the Rio Hondo River. Liquefaction affects stability of foundation soils and requires soil investigation prior to construction of buildings for occupancy.

5. Flood Hazard
100-year and 500-year flood zones are located along Garfield Avenue south of the Pomona Freeway to Hay Street just south of Beverly Boulevard; industrial areas near the Montebello School District property at the corner of Mines Avenue and Maple Avenue; the west side of Mines Avenue at Beach Street; and the area south of Lincoln Avenue and north of the Whittier Narrows Dam.

6. Hazardous Materials
Every hazardous material handler is required to submit a business plan and an inventory of hazardous substances and acutely hazardous materials to the Montebello Fire Department on a yearly basis. If the hazardous materials inventory of a business should change, a revised business plan must be submitted. Hazardous material users and generators in the City include gasoline stations, auto repair shops, printers and photo labs, clinics, dry cleaners, schools, fire stations, and a variety of other commercial and industrial land uses. Developments on brownfield sites and other sites with hazardous materials will require additional costs to clean them of dangerous contaminants. Additional environmental studies, reports, and mitigation measures can increase development costs, but also ensure safety.

There are no known brownfield sites in Montebello. Typically, a Phase I Environmental Site Assessment (ESA) is prepared for a real estate transaction that identifies potential or existing environmental contamination. The process for a Phase I ESA take about 2 to 4 weeks and the study can typically be conducted in conjunction with the development application process. As a result, the Phase 1 report does not pose a significant constraint to housing development. If Phase I ESA determines a likelihood of site contamination a Phase II would be required. While the additional study may constrain residential development to some extent, it is necessary to protect public health and safety. 128 Montebello Housing Element
7 Vision 129
7 Vision
The Housing Element is being updated in conjunction with the General Plan and Downtown Montebello Specific Plan. This provides a unique opportunity for Montebello to develop a long term vision for housing and to intrinsically integrate housing with the City’s economic, environment, mobility, place-making, health, recreation, and arts and culture strategies. A holistic approach that brings a range of resources to areas of concentrated poverty, alongside home repair programs linked to code enforcement has a significant impact in reducing disparities in access to opportunity.

A. COMMUNITY ENGAGEMENT
An interactive online survey in English and Spanish captured input from 712 people with 970 written comments on Housing and variety of other related topics. The Vision was developed with extensive community involvement at multiple Focus Group Meetings, Housing Task Force Meetings, and 4-day Visioning Workshop.

B. COMMUNITY VISION
Montebello has been a built out community with new growth primarily focused around small infill developments. As a result not many units have been built over the past two decades. The declining affordability of the greater Los Angeles area will continue to push demand to the east. The City is well positioned to capture housing demand even though historically it has been a low growth area.

Many of Montebello’s high opportunity neighborhoods are out of reach for communities of low-income families and color due to a lack of affordable housing options and legal and political opposition from residents. Escalated construction costs, shrinking federal and state investment in affordable housing, particularly the elimination of Redevelopment Agency funding, has limited the City’s ability to keep pace with the demand and need for affordable housing.

The combination of high costs, insufficient investment in affordable housing and tenant protections, restrictive zoning, auto-oriented sprawling development patterns, and opposition to new housing have allowed racial and economic segregation to continue unchallenged for decades. Montebello has been working to change policies and find new resources to address the symptoms of these problems. Montebello needs to build more housing, expand investments for the unhoused, and take actions to slow displacement and evictions.

In an uncertain post pandemic environment, the City is moving forward boldly led by its values and convictions. For Montebello, it starts by defining a future vision, a way to play, and differentiate capabilities, and then put investments behind them. The City is rewiring old habits and patterns to identify and eliminate constraints and build more context sensitive housing. Uncertainty
also tends to paralyze deal making or to
push the City into transactions that are
defensive and reactive. Instead, the city is
proactively leveraging its assets to create
value with deals. The City is leveraging
public land, streamlined regulatory process,
infrastructure improvements, and creative
partnerships to develop affordable housing.

Examples include proposed 25 tiny homes
for homeless individuals, 800 mixed-income units on a small portion of the City’s golf course, 132 mixed-income housing
in the downtown area, and many more
units that are currently in various stages of
entitlement process.

The new Downtown Montebello
Specific Plan vision calls for a vibrant,
more walkable, mixed-use, and transit
accessible place with many cultural, dining,
and retail options. A future light rail line
is being studied for Washington Boulevard
which will provide access to regional jobs
and resources while attracting private
investment to the southern portion of the
City. Greenwood Avenue, redesigned as
130 Montebello Housing Element
a complete street, will link the Downtown and proposed transit area along Washington Boulevard.

Additionally, the General Plan has a two part strategy to increase mobility from low to high resource areas and to provide more resources into lower income neighborhoods:

1. The first strategy seeks to integrate affordable housing in high resource income-segregated areas by:
a. Requiring new developments in high resource areas to increase housing choices by providing affordable housing units for the City’s diverse cultures, lifestyles, abilities, family structures, and income levels; and
b. Promoting construction of accessory dwellings units in single-family subdivisions.

Montebello seeks to preserve and enhance its existing supply of housing; increase the supply of housing by requiring and providing incentives to build more affordable housing; and to increase access to variety of housing types at various income levels throughout the City. Simply put, the community vision for housing is to:
• Make home ownership accessible and affordable;
• Welcome new homes, rather than fear them; and
• Make renting safe, clean, stable, and affordable.

Collectively, these changes will take many years, and parts of the City could likely appear somewhat different than they do now. But these changes are essential to preserving the cultural heritage, the vitality and the diversity of Montebello.

C. GUIDING PRINCIPLES

1. Protect against displacement and poor housing conditions.

2. Adopt mandates and incentives to stimulate the creation of dedicated affordable housing in resource-rich areas.

3. Adopt objective rules that facilitate contextual development with predictable outcomes

4. Streamline development review process.

5. Avoid over concentration of investment and gentrification by more geographically distributed up-zones Citywide, occurring simultaneously.

6. Increase supply and reduce displacement by allowing housing along commercial corridors.

7. Build housing where it also best supports the City’s economic, environmental, health, and social priorities.

8. Help households access and afford private-market homes.

9. Prevent homelessness before it starts.

Through the City’s outreach efforts, local knowledge
and data was gathered and utilized to appropriately
plan for housing growth in the City, which is reflected in the sites inventory of the Housing Element.
—Jessica Serrano
Montebello Resident & Planning Manager for Monterey Park 7 Vision 131
Figure 7.1. Illustrative Plan developed at the Visioning Workshop. The Plan shows new short (8 to 10 years) and long term (10 to 20 years) housing growth being directed to Downtown, Corridors, and larger commercial tracts along the highway. 132 Montebello Housing Element
8 Goals, Policies, and Programs 133
8 Goals, Policies, & Programs
A. GOALS AND POLICIES
The following three goals and respective policies are based on comprehensive study of existing and future housing needs, extensive community dialog, and shared community vision:

City of Montebello establishes three goals with corresponding policies and implementing programs that address the maintenance and improvement of existing housing units and their neighborhoods and provide opportunities for development for new housing for all economic sectors and special needs populations.

The 15 programs address Montebello’s housing needs and
issues identified in community survey, interviews, focus group meetings, housing task force meetings, planning commission and city council meetings. During the 4-day Visioning Workshop, the community came together to review existing conditions, trends, and options and developed a preferred scenario for growth, redevelopment, and preservation. Taken together the 15 programs listed in this chapter will implement the community vision to grow the supply of housing to meet the current and future needs, protect tenant households, and preserve existing rental housing options, and to improve the quantity and effectiveness of public spending on housing programs for those most in need.

Policy 1.1: The City shall strive to ensure
safe, sanitary, and decent housing for all
segments of the community.

Policy 1.2: The City will continue to
provide proactive code enforcement
activities to maintain and improve the
quality of housing and neighborhoods and
encourage the rehabilitation of substandard residential properties by homeowners and landlords.

Policy 1.3: The City shall strive make every
effort to continue to provide assistance for
rehabilitation of existing structures, and
will advertise the availability of housing
rehabilitation assistance.

Policy 1.4: The City shall continue to
conserve existing affordable housing for
lower income renters through continuation
of rent subsidies, encouraging landowners
to extend Section 8 contracts, and encouraging the use of rehabilitation programs.

Policy 1.5: Stabilize rent levels and
provide protection from unwarranted
evictions to prevent displacement and
ensure existing residents enjoy access to
improved amenities and services.

Policy 2.1: The City shall increase zoning
capacity to allow more housing to be built.

Policy 2.2: The City shall avoid over
concentration of investment (and possible
gentrification) by spreading the increased
zoning capacity throughout the City.

Policy 2.3: The City shall encourage more
attainable housing to be built where it
will best support the City’s other social,
economic, and environmental priorities.

Policy 2.4: The City shall increase housing supply and reduce displacement by permitting housing in commercial zones.

Policy 2.5: The City shall develop objective
design standards and make development
approvals for complying projects by right.

Policy 2.6: The City shall streamline entitlement and permitting process to reduce the cost of new housing and to accelerate
housing production.

Policy 3.1: Through Inclusionary Housing
requirements and Density Bonus incentive, the City will facilitate development of affordable housing within high resources
areas.

Policy 3.2: Through General Plan update,
development of Downtown Montebello
Specific Plan, and Parks Master Plan, the
City will expand transit, parks and open
spaces, public facilities, and jobs to underserved areas of the City so existing and new housing units in these areas will also
have access to higher degree of resources.

Policy 3.3: The City will promote greater
awareness of tenant and landlord rights
and obligations, educate residents about
homeownership, and promote economic
mobility.

Policy 3.4: The City will avoid displacement of low-income households and where necessary, ensure that it is carried
out in an equitable manner.

Policy 3.5: The City shall oppose any discrimination in the sale or rental of housing based on race, religion, color, ancestry,
national origin, age, sex, sexual orientation,
family type, handicap, or presence of
minor children.

Goal 1: Conservation and Preservation of
existing supply.

Goal 2: Increase housing production to
improve affordability for the City’s current
and future residents.

Goal 3: Ensure fair and equal housing
opportunity.
134 Montebello Housing Element
B. PROGRAMS

1. Code Enforcement
Code enforcement is essential to ensuring housing conservation and rehabilitation. The Code Compliance Division enforces building and property maintenance regulations with a goal of compliance and safety.

Code Compliance officers respond to complaints to identify violations, and then direct owners to appropriate City departments to achieve compliance. The City has long maintained an aggressive code enforcement program (CEP) to preserve and protect existing neighborhoods, and to avoid deterioration caused by neglect, graffiti, and deferred maintenance. The Code Enforcement Division has a staff of 4 field officers and one manager who carry an average of 88 open cases per month. They close/resolve approximately 57 cases per month. Typical cases related to residential properties were on: substandard housing, property maintenance, weed abatement, and zoning violations. Subject to staff and resource availability, in the next four years the City will review the feasibility of establishing a proactive Rental Housing Inspection program that focuses on physical/ structural conditions. By 2025, the existing Code Enforcement program will be evaluated for its effectiveness and impact on neighborhood conditions to determine if the program needs to be adjusted or continued.

Program Objective To continue to implement the code enforcement program to inspect and bring 50 housing units per month into compliance with City building and zoning codes.

Timeframe Within two days Code Enforcement Division will respond to complaints and direct owners to appropriate City department to achieve compliance. In the next four years, the City will review the feasibility of a proactive Rental Housing Inspection program and report findings to the City Council.

Responsible Agency Code Enforcement Division
Funding Sources General Fund

2. Home Rehabilitation and Preservation Program (HRPP)
The City offers deferred loans to lower income households to address health and safety issues, code violations, overcrowding, accessibility, and maintenance and repairs. The City of Montebello offer loans of up to $50,000 to eligible Montebello homeowners to rehabilitate their home.

The City’s Home Rehabilitation and Preservation Program (HRPP) is designed to improve the existing housing stock. The City will continue to provide funding for the Home Rehabilitation and Preservation Program (HRPP) to improve the City’s housing stock in need of rehabilitation, to provide safe, decent, and sanitary housing for lower income families.

Information on this program will be posted on the City’s website and places of public interest like the Public Library and Senior Center. Information outlining the benefits of the HRPP program will also be included in the City’s newsletter.

Program Objective To continue to implement the code enforcement program to bring substandard housing units into compliance with City building and zoning codes.

Timeframe Ongoing
Responsible Agency Code Enforcement Division
Funding Sources General Fund
For the 2021-2029 planning period, this section describes the City’s housing programs, including the program objectives, and identifying the timeframe, the agency with primary responsibility to carry out the programs, and
funding sources.
8 Goals, Policies, and Programs 135

3. Preservation of At-Risk Housing
The City is committed to guarding against the loss of housing units reserved for lower income households. Three assisted projects in the City of Montebello, the Beverly Towers, Casa La Merced, and Montebello Downtown Plaza have expiring affordability contracts and are at risk of converting to market rate during the 6th Housing Cycle (2021-2029). The projects are owned and operated by a non-profit organization, therefore are at low risk of converting to market rate.

The City will:
• Maintain and annually update the inventory of “at-risk” projects through the use of existing databases; • Monitor the status of affordable projects, rental projects, and mobile homes in Montebello. Should the property owners indicate the desire to convert properties technical assistance will be provided. When possible, financial assistance could be provided to ensure long-term affordability;
• Work with owners, tenants, and nonprofit organizations to assist in the nonprofit acquisition of at-risk projects to ensure the long-term affordability of the development. Annually contact property owners, gauge interest, and identify nonprofit partners and pursue funding-and-preservation strategies on a project basis; • Provide information on rental assistance available to affected tenants; and • Pursuant to new State law, contact property owners at least 3 years prior to covenant expiration dates for at-risk projects.

If owners intend to file a Notice of Intent to opt out of affordable housing, ensure their compliance with the 3-year, 1-year, and 6-month noticing requirements.

The City will annually identify funding sources for at-risk preservation and acquisition rehabilitation and pursue these funding sources at the federal, state, or local levels to preserve at-risk units on a project-by-project basis. If conversion of units is likely, the City will work with local service providers as appropriate to seek funding to subsidize the at-risk units in a way that mirrors the HUD Housing Choice Voucher (Section 8) program.

Program Objective To annually monitor the status of the 372 affordable housing units that are at risk of converting to market-rate during the 2021-2029 Housing Element planning period and if any become at risk, work with property owners to develop a strategy to maintain any at-risk as affordable.

Timeframe Ongoing
Responsible Agency Housing Division
Funding Sources General Fund

4. Section 8 Rental Subsidies
Under the project-based Section 8 program, subsidies are distributed to apartments that house very-low-income households.

The County of Los Angeles Housing Authority distributes tenant-based Section 8 Housing vouchers to renters who wish to apply the voucher to landowners who accept such vouchers. Montebello participates in the Section 8 program by advertising the program and referring potential recipients to appropriate authorities.

The City will continue to encourage local landlords to accept rental vouchers. Information can be included in the City’s newsletter outlining the benefits of the Housing Choice Voucher program.

Program Objective To support the County’s efforts to maintain the current level of Section 8 rental assistance, and direct eligible households to the program; to provide information and referrals to landlords regarding participation in the Section 8 Rental Assistance Program; and to advertise Section 8 rental assistance programs at community centers, City Hall, the City website, and at other public locations.

Timeframe Ongoing
Responsible Agency County of Los Angeles Housing Authority; Housing Division Funding Sources Los Angeles County
136 Montebello Housing Element

5. Homeless Prevention
Developing strategic preventive measures that aim in reducing the risk of homelessness, by addressing the elements that contribute to this risk and by establishing protective factors that contribute to reducing social and health inequities. Providing a series of timely interventions to reduce the likelihood that someone will experience homelessness. For those who have experienced homelessness, identifying the necessary resources that will contribute in developing stable housing options, enhancing safety, and social inclusion, reducing health disparities and decreasing the risk of the recurrence of experiencing homelessness.

The City will take the following actions:
a. Collaborate and build partnerships with community agencies to develop a shared universal data system and triage toolkit that will track clients and services provided, evaluate eligibility and identify housing barriers in order to prioritize referral to specialized support resources;
b. Continue to support and engage with community-based organizations (CBOs), social services agencies and faith-based providers that provide services to the those experiencing homelessness, persons at risk of becoming homeless and non-homeless persons with special needs;
c. Continue to support efforts by local nonprofits to expand the transitional and temporary housing units (Operation Safe Stay) with support services within the City;
d. Continue to develop, implement and update the City’s Plan to Prevent and Combat Homelessness; e. Develop appropriate cultural and inclusive housing strategies that target communities at higher risk of entering homelessness, such as outreach programs, landlord incentives, veterans, seniors, youth and Lesbian, Gay, Bisexual, Transgender, Questioning, Intersex, Asexual and Two-Spirit (LGBTQIA2S+); f. Develop mechanism to increase funding and sustainability through grant funding that address homeless prevention, such as interim housing, transitional housing, and other supportive services (rental arrears, utility payments, or security deposits for rental housing);
g. Create homelessness prevention toolkit with overview of resources for legal services, tenant-landlord issues, benefits, and workforce development, etc.;
h. Engage local businesses and business groups about hiring homeless and formerly homeless individuals, providing job training, or becoming an employment site program; and
i. Adopt an Economic Empowerment Ordinance to encourage local hiring of homeless and formerly homeless individuals in City-supported contracts.

Homeless service providers that the City partners with include:
• People Assisting the Homeless (PATH)
• Jovenes, Inc
• Whole Child Services
• Los Angeles County Department of Health Services (DHS) • Los Angeles County Department of Mental Health (DMH)
• Los Angeles Housing and Services Authority (LAHSA)
Program Objective To avoid or exit homelessness quickly by either retaining their housing or using other housing strategies to ensure people move into permanent and stable accommodations that are affordable, safe, and appropriate with the support they need to thrive.

Timeframe Ongoing. The Economic Empowerment Ordinance will be adopted within one year of the adoption of the Housing Element. The homelessness prevention toolkit will be developed within two years of the adoption of the Housing Element.

Responsible Agency Housing Division and Fire Department Funding Sources San Gabriel Valley Council of Governments, CDBG and HOME 8 Goals, Policies, and Programs 137

6. Adequate Sites to Accommodate the RHNA
To address the 2021–2029 RHNA, the City shall amend the General Plan and the Zoning Code to allow residential uses on identified sites together with objective design standards that promote contextual development. The City has a Regional Housing Needs Allocation (RHNA) of 5,186 units, including 1,314 very low income,707 low income, 777 moderate income, and 2,388 above moderate income units for the 2021-2029 RHNA planning period. The City is committed to ensuring adequate capacity in its residential land inventory to meet its RHNA. Total of 21 sites and citywide ADUs are projected to accommodate 5,778 units. This includes residential zoned sites that were included in the 5th cycle, pipeline units, opportunity sites, and 56 ADUs. A total of 1,523 units are proposed on sites zoned appropriately. A total of 3,062 units proposed on opportunity sites and 312 pipeline units are currently not zoned for residential uses and would comply with all of the by-right development review provision pursuant to Government Code section 65583.2, subdivisions (h) and (i). Each site has the capacity to accommodate at least 16 units and will be available for development in the planning period where water, sewer, and dry utilities can be provided. Two pipeline unit projects for total of 825 units are on City owned parcels and are exempt from zoning process.

The City will take the following actions:
a. Amend the Zoning Code to facilitate a variety of housing types in low density zones. b. Evaluate the effectiveness of current City policy on facilitating developments that include large units (with three or more bedrooms) and update City policy if appropriate. A potential policy update may be requiring a mix of unit sizes (number of bedrooms) for projects above a certain size.
c. Monitor housing production to determine the geographic distribution of units, especially lower income units, to be monitored by TCAC opportunity area, CalEnviroScreen ranking and RECAP status, and tracked by geographic tracts in the north, central, and south. Provide annual reporting on the ratio of unit production in these sensitive areas relative to city wide production.
d. Establish a pilot program to providing funding in the form of grants or loans in exchange for the deed restriction of housing units for low income households, targeting units in high resource areas. e. Reach out to interested developers annually, facilitate any necessary zoning amendment, offer priority processing of entitlements and permits for the City-own sites, and assist, support, and pursue funding applications proactively working with housing developers to identify development opportunities for extremely-low, very-low, low- and moderate income housing and offer priority processing for entitlements and building permits. f. The City will prioritize development of 801-901 North Garfield Avenue where 200 affordable units are proposed in a higher resource area. The City will issue Request for Proposal within two years of the adoption of the Housing Element and with the selected partner initiate the necessary entitlements to ensure development of the affordable units within the planning period.
g. A zoning performance standards will require minimum 20 percent residential development on all of the sites on the inventory list.
h. The City will monitor and review the development trends every two years. If a significant majority (over 75%) of non-residential development is being proposed or built then within six months the City will adopt additional performance standards to ensure residential construction.

Program Objective Provide adequate residential sites and opportunities for affordable housing commensurate with the City’s RHNA.

Timeframe Rezoning will be completed within one year of adoption of the Housing Element. Establish pilot program by the end of 2023.

Responsible Agency Planning Division, Housing Division
Funding Sources Local Early Action Planning (LEAP) Grant funds, General Fund 138 Montebello Housing Element

8. Implement Inclusionary Zoning and Density Bonuses
The City will adopt an Inclusionary Zoning Ordinance that requires all new development to provide some percentage of affordable housing on-site, occasionally allowing for an in-lieu fee to fund off-site affordable housing instead. With the Inclusionary Zoning Ordiance, about 20% of all housing units produced annually will be for extremely low, very low, and low income households -- i.e. about 100 units annually.

The City will adopt a Density Bonus Ordinance that permits a developer to increase the maximum allowable development on a site in exchange for either funds for off-site affordable housing or in-kind support for production of additional low-income housing units.

Program Objective To require and encourage development of affordable housing Citywide.

Timeframe Revise the Zoning Ordinance within one year of adoption of the Housing Element.

Responsible Agency Planning Division
Funding Sources General Fund

7. Accessory Dwelling Units (ADUs)
ADUs provide an effective means of addressing the needs of moderate- and lower-income households, including seniors on fixed incomes. The City will continue to promote ADUs in accordance with the State laws, provide handouts and/or informational displays at the Planning and Community Development Department counter, on the City’s website, and other appropriate locations detailing the requirements and the process for obtaining approval.

The Housing Division will create incentives by offering homeowners comprehensive assistance for available funding, designing, permitting, and constructing a new affordable rental unit on their property. To eliminate the life-safety risks associated with an existing unpermitted ADU or illegal garage conversion, financial assistance will also be extended to rehabilitate and bring up to code existing accessory units. The homeowners would pay off the construction loan with the rental income that is subsidized by the Section 8 program.

Program Objective To provide a variety of housing options for lower- and moderate-income households, with the goal of approving at least 7 ADUs per year, for a total of 56 ADUs during the 2021-2029 Planning Period.

Timeframe Ongoing. By 2025, the City will identify and begin implementing the incentives to promote ADUs being built for lower- and moderate-income households.

Responsible Agency Planning and Community Development Department Funding Sources HUD
8 Goals, Policies, and Programs 139

9. Zoning Ordinance Amendments
To facilitate shelter development and housing for persons with disabilities (AB 101, AB 139, AB 2162), and to comply with the Employee Housing Act (Health and Safety Code Section 17021.5), the City will review and revise the zoning ordinance, as appropriate, to ensure compliance with State law:

Low Barrier Navigation Centers (AB 101): AB 101 requires cities to allow a Low Barrier Navigation Center development by right in areas zoned for mixed uses and nonresidential zones permitting multi-family uses if it meets specified requirements.

A “Low Barrier Navigation Center” is defined as “a Housing First, low-barrier, service-enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing.” Low Barrier shelters may include options such as allowing pets, permitting partners to share living space, and providing storage for resident’s possessions.

Emergency and Transitional Housing (AB 1398): Local governments may include parking requirements for emergency shelters specifying that adequate parking must be provided for shelter staff, but overall parking requirements for shelters may not exceed the requirements for residential and commercial uses in the same zone. Montebello Municipal Code 17.34.030 prescribes standards for Emergency shelters. These standards will be revised to be in compliance with Government Code 65583(a) (4)(A). Zoning Ordinance will be amended to also allow emergency shelters in C-M zones.

Supportive Housing (AB 2162): Requires cities to allow supportive housing by right in zones where multi-family and mixed uses are allowed. Currenlty transitional and supportive housing is not permitted in R-A zone. Therefore, a zoning amendment is necessary to allow transitional and supportive housing in R-A zone.

Employee Housing Act (Health and Safety Code Section 17021.5): Requires cities to consider farmworker housing with up to 36 beds or 12 units an agricultural use and be similarly permitted. Furthermore, it requires the cities to consider employee housing for six or fewer employees as a single-family residential use Smaller Units: The City will amend the zoning ordinance to allow smaller homes such as Single-Room Occupancy (SROs) and Tiny Homes.

Manufactured Homes: The City will amend the zoning ordinance to allow manufactured homes in R-A zones.

Zoning Code Updates Tailored to Housing For Persons with Disabilities: The City will replace or modify the CUP requirement for residential care facilities with 7 or more persons, to provide greater objectivity and certainty. The definition of “family” will be revised to comply with all federal and state fair housing laws.

Zoning Code Updates Tailored to Disadvantaged Communities: The zoning ordinance update will tailor regulations to meet both housing needs and community interest in neighborhood serving commercial uses and amenities needed such as parks and corner grocery stores with healthy food options. The City will identify and mitigate negative environmental, neighborhood, housing and health impacts associated with undesirable land uses such as liquor stores in disadvantaged communities. New zoning districts for central and southern tracts will incentivize more desirable and sustainable uses in disadvantaged communities such as housing and grocery stores.

Program Objective Bring the City’s Zoning Ordinance into compliance with federal and state fair housing laws, AB 101, AB 139, AB 2162, and the Employee Housing Act and to increase the range of housing types in the City.

Timeframe Revise the Zoning Ordinance within one year of adoption of the Housing Element.

Responsible Agency Planning and Community Development Department Funding Sources CDBG, General Fund, and Local Early Action Planning (LEAP) Grant Funding 140 Montebello Housing Element

10. Montebello Community Assistance Program
The Montebello Community Assistance Program (MCAP) is a first responder and behavioral para-medicine model approach launched by the City of Montebello Fire Department. The program establishes collaborations with various community-based organizations, local healthcare providers, and work with surrounding cities.

Working in a field-based outreach and services model, MCAP is staffed by a Firefighter/Paramedic, Social Worker/EMT, Field-Based Case Manager, and Housing Navigator. This team works in partnership with people experiencing homelessness to address complex medical conditions, mental health, and/or substance abuse disorders. The MCAP team determines the evidence-based treatments and impactful system navigation services through the data collection and evaluation. MCAP also provides intensive care management services, behavioral health support, assist with linkages to housing needs, and raise awareness among local leaders and community residents to decrease social stigma as it relates to behavioral issues and homelessness. MCAP connects clients with the following services in the community:
• Food/Showers Assistance
• Substance Use Disorder Assistance
• Medical and Social Service Assistance
• Mental Health Assistance
• Dental Assistance
• Linkages to Housing Services (Interim and Long-Term Housing) Program Objective To use the 911 dispatch/mobile crisis response team to support individuals with the proper resources to address chronic homelessness.

Timeframe Ongoing
Responsible Agency Fire Department
Funding Sources Gateway Cities Council of Governments and CBDG 8 Goals, Policies, and Programs 141

11. Objective Design Standards, Approvals By-right and Adminstrative Approvals Discretionary approval processes are time-consuming, unpredictable, and can lead to denial of housing development that meets all standards. The City shall adopt clear, precise, and objective standards (SB 330) based on community vision and streamline the approval process for projects that conform to those rules. The objective standards will also be drafted for larger-scale housing projects located within the Housing Opportunity Overlay and allow complying projects to be approved administratively.

The City has engaged a consultant to develop objective design standards and explore development streamlining options with the community and the Planning Commission — specifically to increase the 3-unit threshold for Planning Commission review. Within two years of the adoption of the Housing Element, the 3-unit threshold will be increased to allow more housing development that complies with objective standards to be approved administratively.

The City will amend the zoning code to adopt objective and context based variable setback standards and reduce parking standards that facilitates affordable housing.

Pursuant to AB 1397, RHNA sites that require rezoning to accommodate the lower-income RHNA shortfall are subject to by-right approval if the project includes 20% affordable units. To facilitate consistent application of this incentive, the City will extend an administrative approval (Director’s Approval) process to all projects that include 20% lower income units, comply with objective design standards, and engage a town architect to facilitate a spatial and contextual review of the project.

This program will apply to all sites identified on the sites inventory list (see Table 5.1).

This program meets the definition of by-right approval found in Government Code Section 65583.2, subdivision (h) and (i) Pursuant to State Housing Element statutes (Govt Code section 65583.2(h)), sites identified for rezoning to address the City’s lower income RHNA shortfall will meet the following requirements:
• Permit owner-occupied and rental multi-family uses by-right for projects with 20% or more units affordable to lower income households;
• Permit a minimum density of 20 units per acre;
• Allow a minimum of 16 units per site; and
• Accommodate at least 50 percent of the lower income need on sites designated for residential use only.

The City will monitor how long housing production takes by establishing a housing data dashboard showing average, minimum and maximum days to obtain any permits required for housing construction, including entitlements and building permits.

Program Objective To make the entitlement process more predictable and less expensive.

Timeframe Adopt objective design standards within two years of adoption of the Housing Element. Housing Data Dashboard will be established by 2028.

Responsible Agency Planning Division
Funding Sources General Fund and Local Early Action Planning (LEAP) Grant Funding 142 Montebello Housing Element

12. Streamline Development Review Process
Regulatory relief that streamlines and increases the predictability of permitting and regulatory review processes can lower development costs and stimulate new construction.The City will map all of its discretionary review and approval processes and eliminate steps in the development review process for affordable housing projects that add no value or marginal value to the process or outcome. For affordable housing projects involving more than 4 units, a town architect will be brought in to assist in the review and explore win-win solutions to facilitate a spatial and contextual review with a smoother process and superior outcomes.

Program Objective Streamline affordable housing projects.

Timeframe Development review process has been mapped in conjunction with the development of this Housing Element. In conjunction with the General Plan and related development code updates, by February 2023 the City will review and eliminate development review steps that add no value or marginal value.

The Town Architect Services will also be instituted by February 2023.

Responsible Agency Planning Division
Funding Sources General fund, Developer Fee for Town Architect Services

13. Energy Conservation
The City will continue to post and distribute information on currently available weatherization and energy conservation programs to residents and property owners through annual mailings in City utility billings, distribution of program information to community organizations and at municipal offices, and the City’s website. The City will continue to enforce state requirements, including Title 24 of the California Code of Regulations, for energy conservation in new residential projects and will encourage residential developers to employ additional energy conservation measures for the siting of buildings, landscaping, and solar access.

The City will provide incentives to promote walkable urban housing along transit corridors, encourage passive or active energy saving features such as solar panels, efficient appliances, efficient building materials in new construction and remodels, promote energy audits and participation in utility conservation programs, and facilitate energy conserving retrofits.

Program Objective Increase public awareness and information on energy conservation opportunities and assistance programs for new and existing residential units, and comply with state energy conservation requirements.

Timeframe Ongoing
Responsible Agency Building and Safety Division and Planning Division Funding Sources General Fund, Strategic Growth Council Affordable Housing and Sustainable Communities Program Grant (Cap and Trade)
8 Goals, Policies, and Programs 143

14. Affirmatively Furthering Fair Housing
To discourage discriminatory housing practices, the City will contract with the Housing Rights Center (HRC). Services include housing discrimination response, landlord-tenant relations, and housing information counseling. The City will continue to use the HRC for referral assistance and education programs. As part of this program, the City will place brochures and flyers prepared by the HRC Council at a kiosk in the City Hall lobby, the Planning and Community Development Department lobby, and at the local library in the City. The outreach literature is available in English and Spanish language. In addition, the City will continue to maintain fair housing referral information on its public website. During the planning period, the California Housing Rights Center will hold Landlord Workshops and include discussions on the prohibited discriminatory practices pertaining to service and companion animals, reasonable accommodations, and reasonable modifications.

Specific actions to remedy impediments to Fair Housing include the following:
a. The City will continue to retain the HRC to process housing discrimination complaints. b. The City’s website will post background information on fair housing and how to contact the HRC. c. The HRC will conduct 2-3 workshops per year on fair housing rights and resources in areas at risk of displacement.

Educational and outreach materials will be disseminated to residents, local real estate agents, and the on-site apartment managers of the larger apartment communities.
d. The City will amend its agreement with the HRC to include a periodic review of newspaper and online advertising. When discriminatory advertising is found, the HRC will then contact the on-site manager of the apartment community placing the ad.
e. The City will amend its agreement with the HRC to include coordinating with local newspapers to include a statement that disabled people have a right to request a reasonable accommodation for a service or companion animal.

Place-based Actions: In June 2021, the City adopted the Parks Master Plan which calls for comprehensive upgrade of existing parks and facilities, and strategies for providing new parks and facilities in underserved areas. a. The City is continuing the community driven planning process with a comprehensive update to its General Plan and preparing a Downtown Specific Plan. Both these planning efforts prescribe a multitude of public and private improvements.

Three examples of these improvements are: 1) the new five-acre public park with extensive trail connectivity approved with development of the Montebello Hills Specific Plan; 2) the proposed six-acres of open space area at De Paul Center; and 3) the proposed three-acre public park along Garfield Avenue proposed in connection with any future housing development at the golf course. The City will add 8 acres of new parks in the next 8 years in lower resource areas of the City — at an average of 1 acre of new park every year for the next eight years. b. Additionally, the City is partnering with neighboring cities in collaboration with L.A. Metro to develop a community-driven Corridor Plan for the future light rail along Washington Boulevard as well as the Greenwood station. A proposed city moratorium will restrict further commercial development Citywide in an effort to facilitate redevelopment of urban mixed-use residential development in key corridor areas including Washington Blvd. and the area surrounding the proposed Greenwood station.
c. The City will adopt an Ordinance by 2023 to expand the housing supply in Higher Resource single-family zones by allowing for lot splits and duplexes under the parameters of SB 9. The City will pursue opportunities to incentivize and provide funding assistance for homeowners to provide affordable units under SB 9. The City estimates about 5 lot splits annually.
d. Minimum 25% of CDBG funds will be spend in making improvements to parks, public facility improvements, economic development, social services, and infrastructure improvements within areas of low resources. 144 Montebello Housing Element

14. Affirmatively Furthering Fair Housing (continued)
Anti-displacement Actions: To ensure that development projects support and uplift the most vulnerable communities to displacement, and the residents struggling with cost of living increases are able to stay in their neighborhoods and enjoy the benefits of new public investments the City proposes the following anti-displacement actions:
a. Amend the Ordinance to require the replacement of all units affordable to the same or lower income level as a condition of any development on the site that have existing residential units. b. The City will annually monitor displacement concerns, and if necessary, extend additional legal protections for renters and expand programs aimed at helping people remain in place. c. The City will preserve the existing stock of affordable housing to secure the availability of housing options for residents of lower economic means. The City will direct CDBG and HOME funds to annually rehab and preserve two households and to acquire and rehab property for low-income housing. Also see Programs 1, 2, and 3. d. Include community members vulnerable to displacement in meaningful ways through all stages of development entitlement process so these new projects address their needs. e. The General Plan update and Downtown Specific Plan will catalyze and support long-term economic prosperity efforts for un(der)employed residents by ensuring that existing workforce and economic development programs are accessible as well as providing new pathways to prosperity for workers and local small business owners.

Program Objective To discourage discriminatory housing practices in the City of Montebello.

Timeframe Ongoing. The City will continue to retain HRC to process housing discrimination complaints. Fair Housing information will be posted on the City’s website within six months of the adoption of the Housing Element. The agreement with HRC will be amended by 2023. The General Plan and Downtown Specific Plan will be adopted by end of 2023. The Light Rail Corridor Plan will be adopted by the end of 2026. All Ordinance amendments will be adopted by end of 2023.

Responsible Agency Housing Division; Southern California Housing Rights Center Funding Sources CDBG
8 Goals, Policies, and Programs 145

15. Reasonable Accommodation Program
Under this program, the City will adopt a Reasonable Accommodation Ordinance to provide exception in zoning and land-use regulations for housing and/or improvements for persons with disabilities. Currently, the City’s Zoning Ordinance contains no such provisions. The procedures related to the program’s implementation will be ministerial in nature with minimal or no processing fee. Improvements may be approved by the Planning and Community Development Director subject to the following findings:
• The request for reasonable accommodation must be used by an individual with a disability protected under fair housing laws;
• The requested accommodation is necessary to make housing available to an individual with a disability protected under fair housing laws;
• The requested accommodation would not impose an undue financial or administrative burden on the City; and • The requested accommodation would not require a fundamental alteration in the nature of the City’s General Plan and Zoning Ordinance.

Program Objective To provide streamlined permitting process for making homes more accessible to persons with disabilities.

Timeframe Adopt the Reasonable Accommodation Ordinance within one year of adoption of the Housing Element.

Responsible Agency Planning Division and Building and Safety Division Funding Sources General Fund
146 Montebello Housing Element
C. QUANTIFIED OBJECTIVES
California Housing Element Law requires jurisdictions to estimate the number of affordable housing opportunities that will be created over the planning period. The quantified objectives for the 2021-2029 Housing Element presents the anticipated and potential affordable housing development for the planning period starting on October 15, 2021, and ending October 15, 2029.

The quantified objective section shows how the City will meet its remaining RHNA allocation. While the City intends to make every effort to achieve these goals, Montebello cannot assure that these needs will be met given limited financial and staff resources, and the increasing gap in affordability of housing resources and incomes. Satisfaction of the City’s regional housing needs will partially depend on the cooperation of private funding sources and resources of the State, Federal and County programs that are used to support the needs of the extremely low, very-low, and low and moderate-income households. Additionally, the economy and market forces heavily influence the housing production.

Table 8.1 presents the City’s quantified objectives in three categories:

1. Construction of new affordable units;

2. Substantial rehabilitation of substandard units, and assistance through Housing Choice Vouchers; and

3. Protect existing affordable housing units from risk of displacement.

New construction of housing units focuses on the City’s ability to accommodate its 2021-2029 RHNA allocation of 5,186 units (see Table 8.1) on land identified with the Housing Opportunity Areas, as shown in the City’s Sites Inventory. This projection assumes optimum conditions for the production of housing and does not take into account how environmental, physical and market conditions influence the timing, type, and cost of housing production in Montebello.

Extremely
Low
Very Low Low Moderate Above
Moderate
Total
2021-2029 RHNA
Allocation
— 1,314 707 777 2,388 5,186
Produce
Sites that do not
require rezoning
1,467 1,523
Pipeline Units 108 108 103 286 532 1,137
Housing Opportunity
Areas
550 551 611 518 832 3,062
Accessory Dwelling
Units
— — — — 56 56
Preserve
Rehabilitation a — — 20 20 — 40
Housing Assistance
(Vouchers)
363 363 — — — 726
Protect
Stability from
Displacement b
186 186 — — — 372
a Any CDBG funding received during the planning period will be used to fund projects that improve and maintain the quality of the City’s housing stock.
b The conservation/preservation objective is consistent with the City’s total count of affordable units that are permanent but could potentially be at-risk.

Table 8.1. Quantified Objectives.

Sites that do not
require rezoning
Accessory dwelling units
Rehabilitated units
Vouchers
Units with stability
from displacement
Pipeline units
Housing opportunity areas
22%

5.3%

16.44%

44.2%

10.4%

0.8%

0.6%
Protect Preserve Produce
Projection for Extremely Low-Income
Households
The impacts of high housing cost are more
widespread for extremely low income
(ELI) residents. Approximately 4,085
ELI households resided in Montebello.

Approximately 81% of ELI renter-households had housing cost burden, while about 69% of ELI owners were cost
burdened. To ease the demand that drives
purchase and rental prices up, Montebello
is pursuing construction of mixed-income
and diverse housing options.

The projected housing need for ELI
households assumes that 50% of very
low-income households will qualify as
ELI households (see Table 8.1).

STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor

DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT

DIVISION OF HOUSING POLICY DEVELOPMENT
2020 W. El Camino Avenue, Suite 500
Sacramento, CA 95833
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov
Joseph Palombi, Director
Planning & Community Development Department
City of Montebello
1600 W. Beverly Blvd.

Montebello, CA 90640
Dear Joseph Palombi:

RE: City of Montebello’s 6th Cycle (2021-2029) Draft Housing Element Thank you for submitting the City of Montebello’s (City) draft housing element received for review on September 30, 2021. Pursuant to Government Code section 65585, subdivision (b), the California Department of Housing and Community Development (HCD) is reporting the results of its review. Our review was facilitated by a conversation on November 16, 2021 with you and consultant Kaizer Rangwala.

The draft element addresses many statutory requirements; however, revisions will be necessary to comply with State Housing Element Law (Article 10.6 of the Gov. Code).

The enclosed Appendix describes revisions needed to comply with State Housing Element Law.

The City’s statutory deadline to adopt a housing element was October 15, 2021. For your information, pursuant to Assembly Bill 1398 (Chapter 358, Statutes of 2021), if a local government fails to adopt a compliant housing element within 120 days of the statutory deadline, then any rezoning to accommodate the regional housing needs allocation (RHNA), including for lower-income households, shall be completed no later than one year from the statutory deadline. Otherwise, the local government’s housing element will no longer comply with State Housing Element Law, and HCD may revoke its finding of substantial compliance pursuant to Government Code section 65585, subdivision (i).

Pursuant to Government Code section 65583.3, subdivision (b), the City must utilize standards, forms, and definitions adopted by HCD when preparing the sites inventory.

Please see HCD’s housing element webpage at https://www.hcd.ca.gov/communitydevelopment/housing-element/index.shtml#element or a copy of the form and instructions. The City can reach out to HCD at [email protected] for technical assistance. Please note, upon adoption of the housing element, the City must submit an November 29, 2021

ATTACHMENT C
Joseph Palombi, Director

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Montebello City CouncilJune 22, 2022

Montebello City Council
June 22, 2022