Montebello City Council
April 10, 2024

CITY OF MONTEBELLO

CITY COUNCIL

REGULAR MEETING
WEDNESDAY, APRIL 10, 2024 AT 6:00 PM

CITY HALL COUNCIL CHAMBERS
1600 WEST BEVERLY BOULEVARD

MONTEBELLO, CALIFORNIA

CITY COUNCIL
Scarlet Peralta, Mayor
Salvador Melendez, Mayor Pro Tem
Angie M. Jimenez, Councilmember
Georgina Tamayo, Councilmember
David N. Torres, Councilmember

CITY MANAGER
Raul Alvarez

CITY TREASURER
David Matanga

CITY ATTORNEY
Arnold M. Alvarez-Glasman

CITY CLERK
Christopher Jimenez

DEPARTMENT HEADS
Assistant City Manager
Fire Chief
Police Chief
Director of Finance
Director of Planning/Community Development
Director of Public Works
Director of Recreation and Community Services
Director of Transportation
Arlene Salazar
Fernando Pelaez
Paul Espinosa
Michael Solorza
Joseph Palombi
Cesar Roldan
David Sosnowski
Adrianna Kendricks

April 10, 2024: City Council Meeting Page 2 of 7

NOTICES
This City Council Meeting ("Council") 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 and YouTube Channel via the following link: https://www.montebelloca.gov, 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:

Pursuant to Section 54957.95 of the Government Code, the presiding member of the legislative body conducting a meeting, or their designee, is authorized to remove, or cause the removal of, an individual for disrupting the meeting.

Any such removal will be preceded by a warning to the disruptive individual by the presiding member of the legislative body or their designee that the individual’s behavior is disrupting the meeting and that the individual’s failure to promptly cease their disruptive behavior may result in their removal.

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 only the day of the meeting.

Speakers will be required to fill out a speaker card provided at the door and submit it to City Clerk staff prior to each Public Comment announcement period. Staff will number and call each speaker card in the order received. Closed Session begins at 6:00 p.m. and Regular Session begins immediately thereafter; if there is no Closed Session, Regular Session will begin at 6:00 p.m.

AGENDA MATERIALS: The agenda and/or agenda packet are available for public inspection at City’s website at:

Agendas, Minutes, and Videos,

April 10, 2024: City Council Meeting Page 3 of 7

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

THANK YOU FOR YOUR COOPERATION

OPENING CEREMONIES
CALL TO ORDER - 6:00 P.M.

ROLL CALL

ANNOUNCEMENT OF CLOSED SESSION ITEMS

PUBLIC COMMENTS ON CLOSED SESSION ITEMS
At this time, the public may submit a speaker card to the City Clerk staff for Closed Session items, prior to the beginning of this statement. Speakers will be called in the order received. 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 and City Council.

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

1. CONFERENCE WITH LEGAL COUNSEL – EXISTING LITIGATION
Government Code Section 54956.9(d)(1)
Rojas vs. City of Montebello
Case No. ADJ17161758, ADJ17161759

2. CONFERENCE WITH REAL PROPERTY NEGOTIATORS
Government Code Section 54956.8
Property: Topgolf Site
City’s Negotiators: Raul Alvarez, City Manager
Negotiating Party: Topgolf Montebello
Under negotiation: Terms of Lease

REGULAR SESSION - IMMEDIATELY FOLLOWING CLOSED SESSION

CLOSED SESSION REPORT

INVOCATION

PLEDGE OF ALLEGIANCE

CORRECTIONS TO THE AGENDA - CITY MANAGER

CEREMONIAL ITEMS/PRESENTATIONS

3. CITIZEN OF THE MONTH - KATHLEEN RABAGO

4. NATIONAL CHILD ABUSE PREVENTION

5. AUTISM AWARENESS MONTH

6. ARMENIAN HISTORY MONTH

7. ARBOR DAY PROCLAMATION

8. NATIONAL DONATE LIFE MONTH

9. HUMAN RESOURCES PROTOCOL PRESENTATION BY LIEBERT CASSIDY WHITMORE

April 10, 2024: City Council Meeting Page 4 of 7
PUBLIC COMMENTS ON NON-AGENDA ITEMS (30 MINUTES)
At this time, the public may submit speaker card(s) to the City Clerk staff, for both agenda and non-agenda items, prior to the beginning of this statement; Public Hearing items do not require a speaker card.

The City Council will address non-agenda items during this section and speakers will be called in the order received. Those persons not accommodated during this 30-minute period will have an opportunity to speak under “Public Comments – Continued”, after all scheduled matters have been considered. Public Hearing, Regular Business and/or Consent Calendar items will be addressed at the time that matter of business is heard, in the order received.

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 and City Council.

STAFF COMMUNICATIONS ON ITEMS OF COMMUNITY INTEREST

PUBLIC HEARING

10. RESOLUTION NO. 24-21 ADOPTING ENVIRONMENTAL FINDINGS PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (“CEQA”), CERTIFYING THE ENVIRONMENTAL IMPACT REPORT (STATE CLEARINGHOUSE NO. 2023050665) AND APPROVING A MITIGATION MONITORING AND REPORTING PROGRAM (“MMRP”) AND ADOPTING A STATEMENT OF OVERRIDING CONSIDERATIONS; RESOLUTION NO. 24-22 ADOPTING AN UPDATE TO THE CITY OF MONTEBELLO GENERAL PLAN AND ADOPTING THE BICYCLE MASTER PLAN; INTRODUCE AND WAIVE FIRST READING OF ORDINANCE NO. 2474 APPROVING THE DOWNTOWN MONTEBELLO SPECIFIC PLAN AND ZONE CHANGE.

RECOMMENDATION: It is recommended that the City Council:

1. Adopt Resolution No. 24-21 adopting environmental findings pursuant to the California Environmental Quality Act (“CEQA”), certifying the Environmental Impact Report (State Clearinghouse No. 2023050665), and approving the Mitigation Monitoring and Reporting Program (“MMRP”), and adopting the Findings of Fact and Statement of Overriding Considerations related to the Montebello 2040 General Plan Update, Downtown Montebello Specific Plan, and Zone Change; and

2. Adopt Resolution No. 24-22 adopting an update to the City of Montebello General Plan (“2040 General Plan”) and adopting the City of Montebello Bicycle Master Plan and finding the Bicycle Master Plan exempt from CEQA pursuant to Public Resources Code Section 21080.20(a)(1) and categorically exempt pursuant to CEQA Guidelines Section 15304(h) (Class 4 - Minor Alterations of Land – creation of bicycle lanes on existing rights-of-way); and

3. Introduce and waive first reading of Ordinance No. 2474 approving the Downtown Montebello Specific Plan, related Zone Change, and an amendment to the Zoning Map; and

4. Take such additional, related action that may be desirable.

REGULAR BUSINESS

11. REVIEW OF CURRENT COUNCIL ASSIGNMENTS TO VARIOUS BOARDS AND AGENCIES RECOMMENDATION: It is recommended that the City Council:

1. Review and take action to fill assignments to various Boards and Agencies; and

2. Take such additional, related, action that may be desirable.

12. ADOPT RESOLUTION NO. 24-26 REVISING AND UPDATING FEES FOR THE CITY OF MONTEBELLO'S

MUNICIPAL GOLF COURSE
RECOMMENDATION: It is recommended that the City Council:

1. Adopt Resolution No. 24-26 revising fees for the City of Montebello's Municipal Golf Course; and

April 10, 2024: City Council Meeting Page 5 of 7

2. Take such additional, related action that may be desirable.

CONSENT CALENDAR
All matters listed under the Consent Calendar are considered to be routine. Any items a member wishes to discuss, including any items the public submitted speaker cards for, 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.

13. ADOPT RESOLUTIONS FOR THE GENERAL MUNICIPAL ELECTION TO BE HELD AND CONDUCTED ON NOVEMBER 5, 2024
RECOMMENDATION: It is recommended that the City Council:

1. Approve Resolution No. 24-16 calling for the holding of a General Municipal Election to be held on Tuesday, November 5, 2024, 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. 24-17 requesting the Board of Supervisors of the County of Los Angeles to render full services to the City relating to a General Municipal Election to be held and conducted on Tuesday, November 5, 2024; and

3. Approve Resolution No. 24-18 requesting the Board of Supervisors of the County of Los Angeles to consolidate a General Municipal Election to be held on Tuesday, November 5, 2024, 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. 24-19 adopting regulations for candidates for elective office pertaining to candidate statements submitted to the voters at an election to be held on Tuesday, November 5, 2024; and

5. Approve Resolution No. 24-20 providing for a procedure for determining by lot a tie among candidates at the November 5, 2024, General Municipal Election in accordance with Elections Code Section 15651.

14. APPROVE EXECUTION OF A MEMORANDUM OF AGREEMENT BETWEEN THE SAN GABRIEL VALLEY

COUNCIL OF GOVERNMENTS AND THE CITY OF MONTEBELLO TO FUND STATE COMPLIANCE

MEASURES WITH THE UPPER LOS ANGELES RIVER WATERSHED MANAGEMENT GROUP AND THE

COORDINATED INTEGRATED MONITORING PROGRAM IN ACCORDANCE WITH THE LOS ANGELES

COUNTY MUNICIPAL SEPARATE STORM SEWER SYSTEMS PERMIT
RECOMMENDATION: It is recommended that the City Council:

1. Authorize the City Manager to execute a Memorandum of Agreement with the San Gabriel Valley Council of Governments (SGVCOG) to fund the overages associated with the Los Angeles County Municipal Separate Storm Sewer Systems (MS4) Permit’s compliance measures of the Upper Los Angeles River Watershed Management Group and the Coordinated Integrated Monitoring Program (CIMP); and

2. Amend the Fiscal Year 2023-24 budget by increasing appropriations by $23,785 in Account No. 229-30- 315-6040.10 (Measure W, Public Works, Stormwater, Outside Contracts); and,

3. Take such additional, related action that may be desirable.

15. APPROVE AWARD OF PROFESSIONAL SERVICES AGREEMENT NO. 4190 TO COLLICUTT ENERGY

SERVICES TO PROVIDE GENERATOR MAINTENANCE AND REPAIR SERVICES RECOMMENDATION: It is recommended that the City Council:

1. Award Professional Services Agreement No. 4190 to Collicutt Energy Services to provide generator maintenance and repair services for an initial three (3) year term in a not-to-exceed amount of $251,168; and

2. Reject all other proposals; and

3. Authorize the City Manager to execute the agreement; and

4. Take such additional, related action that may be desirable.

16. AUTHORIZE PURCHASE OF TRAFFIC SIGNAL CONTROLLERS FROM THE LOS ANGELES COUNTY

DEPARTMENT OF PUBLIC WORKS

April 10, 2024: City Council Meeting Page 6 of 7
RECOMMENDATION: It is recommended that the City Council:

1. Authorize the purchase of Six (6) 2070 traffic signal controllers from Los Angeles County Department of Public Works; and

2. Authorize staff to approve Los Angeles County Department of Public Works City Service Request No. 271404; and

3. Amend the Fiscal Year 2023-24 budget by increasing appropriations by $65,000 in Account No. 222-30- 300-6010.10 (Measure M, Public Works, Administration, Machinery and Equipment); and,

4. Take such additional, related action that may be desirable.

17. ADOPT RESOLUTION NO. 24-24 TO APPLY TO CALIFORNIA DEPARTMENT OF FORESTRY AND FIRE

PROTECTION'S URBAN FORESTRY PROGRAM AND COMMUNITY GRANT PROGRAM RECOMMENDATION: It is recommended that the City Council:

1. Adopt Resolution No. 24-24 authorizing the appropriate City staff member to execute and sign the document and to work with TreePeople to submit the California Department of Forestry and Fire Protection's Urban Forestry Program application; and,

2. Take such additional, related action that may be desirable.

18. ADOPT RESOLUTION NO. 24-25 GRANTING AN EASEMENT ON CITY-OWNED LAND, 1060 S

GREENWOOD AVE, TO SOUTHERN CALIFORNIA EDISON COMPANY (SCE) FOR ELECTRICAL UTILITY

PURPOSES
RECOMMENDATION: It is recommended that the City Council:

1. Adopt Resolution No.24-25 (Attachment B) granting an easement on City-owned land, 1060 S.

Greenwood Ave., to Southern California Edison Company (SCE) for electrical utility purposes; and,

2. Authorize the City Manager or his designee, to sign the Grant of the easement to Southern California Edison (SCE) on behalf of the City; and

3. Take such additional, related action that may be desirable.

19. APPROVAL OF MINUTES: MARCH 27, 2024, CITY COUNCIL MEETING RECOMMENDATION: It is recommended that the City Council:

1. Approve said Minutes as is.

20. PAYMENT OF BILLS: ADOPT RESOLUTION NO. 24-23 APPROVING THE CITY WARRANT REGISTER OF DEMANDS DATED APRIL 10, 2024
RECOMMENDATION: It is recommended that the City Council:

1. Adopt Resolution No. 24-23 approving the Warrant Register dated April 10, 2024.

21. APPROVE PARTICIPATION IN THE LOS ANGELES COUNTY "PUBLIC POWER UP" PROGRAM FOR THE

ACQUISITION OF ELECTRIC VEHICLE CHARGING STATIONS AT CITY HALL RECOMMENDATION: It is recommended that the City Council:

1. Approve participation in the Los Angeles County "Public Power Up" Program for the acquisition of electric vehicle charging stations at City Hall; and

2. Authorize the City Manager to approve participation and sign any necessary interest forms; and

3. Take such additional, related action that may be desirable.

April 10, 2024: City Council Meeting Page 7 of 7

PUBLIC COMMENTS - CONTINUED
AB 1234 TRAVEL REPORTS
Members 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/AGENCY ORALS
Announcements and requests for future agenda items.
• David N. Torres, Councilmember
• Salvador Melendez, Mayor Pro Tem

1. Firework Stand Ordinance for 2024
• Angie M. Jimenez, Councilmember
• Georgina Tamayo, Councilmember
• Scarlet Peralta, Mayor

1. Requesting Consensus for the City of Montebello to arrange a First Responders Appreciation Luncheon to recognize our Fire and Police personnel.

2. Earth Day Activities

CLOSED SESSION - CONTINUED

ADJOURNMENT
The City of Montebello will adjourn to the next Regular Meeting on April 24, 2024, at 6:00 p.m., which can be livestreamed at https://www.montebelloca.gov (Click on Live Stream).

I, Nelly Ochoa, Deputy City Clerk for the City of Montebello, hereby certify that a copy of this agenda has been posted on or before Sunday, April 7, 2024, no later than 6:00 p.m.

Nelly Ochoa, Deputy City Clerk

EXHIBIT - CITY OF MONTEBELLO FORECASTED AGENDA
Please note, the attached exhibit is a draft version that is to be used for reference purposes only; agenda items, information, and dates are subject to change. The exhibit will be placed at the end of the Agenda Packet. • CITY OF MONTEBELLO FORECASTED AGENDA

ITEM # 10

CITY OF MONTEBELLO

CITY COUNCIL AGENDA STAFF REPORT
TO: Honorable Mayor and City Council Members
FROM: Raul Alvarez, City Manager

BY: Joseph Palombi, Director of Planning & Community Development SUBJECT: RESOLUTION NO. 24-21 ADOPTING ENVIRONMENTAL FINDINGS

PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
(“CEQA”), CERTIFYING THE ENVIRONMENTAL IMPACT REPORT
(STATE CLEARINGHOUSE NO. 2023050665) AND APPROVING A
MITIGATION MONITORING AND REPORTING PROGRAM (“MMRP”)
AND ADOPTING A STATEMENT OF OVERRIDING CONSIDERATIONS;
RESOLUTION NO. 24-22 ADOPTING AN UPDATE TO THE CITY OF

MONTEBELLO GENERAL PLAN AND ADOPTING THE BICYCLE
MASTER PLAN; INTRODUCE AND WAIVE FIRST READING OF
ORDINANCE NO. 2474 APPROVING THE DOWNTOWN MONTEBELLO
SPECIFIC PLAN AND ZONE CHANGE.

DATE: April 10, 2024
RECOMMENDATION(S):

It is recommended that the City Council:

1. Adopt Resolution No. 24-21 adopting environmental findings pursuant to the California Environmental Quality Act (“CEQA”), certifying the Environmental Impact Report (State Clearinghouse No. 2023050665), and approving the Mitigation Monitoring and Reporting Program (“MMRP”), and adopting the Findings of Fact and Statement of Overriding Considerations related to the Montebello 2040 General Plan Update, Downtown Montebello Specific Plan, and Zone Change; and

2. Adopt Resolution No. 24-22 adopting an update to the City of Montebello General Plan (“2040 General Plan”) and adopting the City of Montebello Bicycle Master Plan and finding the Bicycle Master Plan exempt from CEQA pursuant to Public Resources Code Section 21080.20(a)(1) and categorically exempt pursuant to CEQA Guidelines Section 15304(h) (Class 4 - Minor Alterations of Land – creation of bicycle lanes on existing rights-of-way); and

CITY COUNCIL AGENDA REPORT - MEETING OF APRIL 10, 2024

3. Introduce and waive first reading of Ordinance No. 2474 approving the Downtown Montebello Specific Plan, related Zone Change, and an amendment to the Zoning Map; and

4. Take such additional, related action that may be desirable.

FISCAL IMPACT:

There is no fiscal impact related to these actions. However, subsequent development as envisioned by the updated General Plan has the potential to increase assessed value of property within the City, as well as enhance sales tax generating abilities. Future economic development efforts could enhance revenue generation, increasing available resources to be used to provide essential services to the community.

BACKGROUND/DISCUSSION:

The effort to comprehensively update the current General Plan (the “1973 General Plan”) for the City of Montebello began in the Fall of 2020. The Montebello 2040 General Plan Update (the “2040 General Plan”) creates the vision, goals, and policies for future development within the City. As part of this process, staff concurrently began working on the Downtown Montebello Specific Plan (the “Downtown Specific Plan” or “DMSP”). The DMSP will, among other things, establish land use regulations and standards regarding future development within downtown Montebello, which is generally bounded by Greenwood Avenue on the west, Los Angeles Avenue on the south, the Rio Hondo Channel on the east, and Cleveland Avenue on the north. The boundaries of the DMSP are identified in Figure D.3 (Downtown Boundary Map) included on page 58 of Attachment G.

In March 2023, preparation of the Bicycle Master Plan (the “Bike Plan”) began with direction from the City Council to create a comprehensive plan that would enhance mobility in the City and complement the General Plan and DMSP. The Bike Plan establishes the City’s vision and comprehensive approach to improving bicycling in Montebello. The Bike Plan includes, among other things, a vision for the City to promote and enhance cycling in Montebello for its residents, workers, and visitors of all ages and abilities. The Bike Plan serves to improve bicycling throughout Montebello by aiding in the development of a connected citywide bicycle network, improving nonmotorized access to important destinations, increasing connectivity across barriers and conflict points, providing bicycling connectivity to public transit, and enhancing safety and comfort for people of all ages and abilities who want to bicycle in the City. Please see Attachment F for the proposed Bike Plan.

From October 2020 through February 2024, there were approximately 31 public outreach meetings held as part of the community engagement and processing of the 2040 General Plan, Bike Plan, and Downtown Specific Plan. These community engagement efforts included 12 meetings before the decision-making bodies, 19 public workshops/focus group meetings, and two (2) separate surveys. The following is intended to provide a summary of the above-referenced community engagement:

COMMUNITY OUTREACH

CITY COUNCIL AGENDA REPORT - MEETING OF APRIL 10, 2024

SUMMARY

DATE DESCRIPTION
10/06/2020 Joint City Council and Planning Commission Meeting: Launch the General Plan Update and Downtown Montebello Specific Plan 03/25/2021 Focus Group Meeting No. 1: Our Active Community and Our Creative Community
04/01/2021 Focus Group Meeting No. 2: Our Prosperous Community 04/08/2021 Focus Group Meeting No. 3: Our Natural, Healthy, and Safe Community 04/15/2021
through
06/15/2021
General Plan Survey (over 700 survey responses received) 05/17/2021 Focus Group Meeting No. 4: Our Well-Planned and Accessible Community
06/01/2021 Joint City Council and Planning Commission Meeting: Economic Development and Fiscal MRI Presentation
06/17/2021 Joint Planning Commission/Housing Element Task Force Meeting No. 1 06/21/2021 Visioning Workshops (two workshops held at noon and 6:00 p.m.) 06/22/2021 Visioning Workshops (two workshops held at noon and 6:00 p.m.) 06/23/2021 Visioning Workshops (two workshops held at noon and 6:00 p.m.) 06/24/2021 Visioning Workshops (two workshops held at noon and 6:00 p.m.) 07/15/2021 Joint Planning Commission/Housing Element Task Force Meeting No. 2 08/26/2021 Joint Planning Commission/Housing Element Taks Force Meeting No. 3 09/08/2021 City Council Meeting: Presentation on the General Plan Update, Downtown Montebello Specific Plan, and Draft 2021-2029 Housing Element
01/20/2022 Focus Group Meeting No. 5: Our Healthy and Safe Community 02/17/2022 Focus Group Meeting No. 6: Our Natural, Creative, and Active Community
06/22/2022 City Council: Adoption of the 6th Cycle Housing Element (2021-2029) 10/26/2022 City Council: Bike Master Plan Presentation
04/10/2023 City Council: Budget Amendment to Professional Services Agreement for General Plan Update and Bike Master Plan

CITY COUNCIL AGENDA REPORT - MEETING OF APRIL 10, 2024

06/13/2023 Planning Commission Meeting: Public Scoping Meeting for the Notice of Preparation for an Environmental Impact Report for the General Plan Update and Downtown Montebello Specific Plan
07/17/2023 Bike Master Plan Online Survey (30-days)
07/18/2023 Planning Commission Meeting: Update regarding Bike Master Plan 07/29/2023 Community Pop-Up Meeting: The Planning and Community Development Department hosted a pop-up booth at the Annual Montebello Downtown Summer Street Fest to conduct surveys, provide information, and answer questions regarding the Bicycle Master Plan as well as the General Plan and Downtown Montebello Specific Plan 08/10/2023 Bike Master Plan Workshop: Chet Holifield Library 11/09/2023 Bike Master Plan Workshop: Montebello Senior Center 11/13/2023 Joint City Council and Planning Commission Meeting: Public Release of the Draft Environmental Impact Report and Update regarding the General Plan, Bicycle Master Plan, and the Downtown Montebello Specific Plan. 02/29/2024 Pop-Up Workshop: Status Update regarding the General Plan, Bike Master Plan, and Downtown Montebello Specific Plan to the Montebello Chamber of Commerce
02/29/2024 Pop-Up Workshop: Update regarding the General Plan, Bike Master Plan, and Downtown Montebello Specific Plan at Chet Holifield Library 03/05/2024 Planning Commission Public Hearing. Approved Resolution No. 01-24 Recommending City Council certify an Environmental Impact Report (“EIR”) and adopt Findings of Fact, a Statement of Overriding Considerations, and a Mitigation Monitoring and Reporting Program (“MMRP”); Approval of the Montebello 2040 General Plan Update; Downtown Montebello Specific Plan and Zone Change; and Montebello Bicycle Master Plan.

The Planning and Community Development Department has assigned the following case numbers to the General Plan, Bike Master Plan, and the Downtown Specific Plan: 1) Case No. PC-2024-0005-GPU-BMP (General Plan and Bike Master Plan); and 2) Case No. PC-2024-0006-SP (Downtown Montebello Specific Plan).

The 1973 General Plan contains twelve elements which are listed as follows:

1. Circulation

2. Conservation

3. Land Use

4. Noise

5. Open Space

6. Parks and Recreation

7. Population

CITY COUNCIL AGENDA REPORT - MEETING OF APRIL 10, 2024

8. Redevelopment

9. Safety

10. Scenic Highways

11. Seismic Safety

12. Housing Element (6th Cycle, 2021-2029)
In addition to the 6th Cycle Housing Element (2021-2029), the 2040 General Plan will include the following elements:

1. Our Natural Community

2. Our Prosperous Community

3. Our Well-Planned Community

4. Our Accessible Community

5. Our Healthy Community

6. Our Safe Community

7. Our Active Community

8. Our Creative Community
Therefore, the 2040 General Plan will consist of nine (9) elements with policies and actions as well as an implementation section. The City’s Housing Element (6th Cycle, 2021-2029), was prepared and presented to the decision-making bodies in advance of the 2040 General Plan to comply with State Housing Law. The 6th Cycle Housing Element was adopted by the City Council on June 22, 2022, pursuant to Resolution No. 22-52, and subsequently certified by the California Department of Housing and Community Development (“HCD”) on July 11, 2022. While an Initial Study/Negative Declaration (“ISND”) was prepared and adopted concurrently with the 6th Cycle Housing Element, the Housing Element is a component of the 2040 General Plan and is also analyzed in the Environmental Impact Report (“EIR”) included in this report under Attachment H.

In December 2023, the 2040 General Plan, Downtown Montebello Specific Plan, and Draft Environmental Impact Report (w/ Appendices) were released for public review.

These documents were also uploaded to the City’s website:
https://www.montebelloca.gov/departments/planning_community_development/plannin g_division/advanced_planning.

As previously mentioned, there were approximately 31 community events focused on community engagement in connection with the 2040 General Plan. The 2040 General Plan reflects input received from the community, stakeholders, and all who participated in this process. Based on this community-based approach and collaborative engagement during the preparation process, the 2040 General Plan is intended to represent the interests and feedback of the community and is well-positioned to guide Montebello forward with a vision that allows progressive growth in future development while preserving and enhancing the quality of life within the City.

On March 5, 2024, the Planning Commission held a duly noticed public hearing and

CITY COUNCIL AGENDA REPORT - MEETING OF APRIL 10, 2024

unanimously approved Resolution No. 01-24 (Please see Attachment D) recommending that the City Council certify the Environmental Impact Report (“EIR”) (State Clearinghouse No. 2023050665) (please see Attachment H) and adopt Findings of Fact, a Statement of Overriding Considerations, and a Mitigation Monitoring and Reporting Program (“MMRP”) (please see Attachment I) as well as approve the Montebello 2040 General Plan Update (please see Attachment E), Downtown Montebello Specific Plan and Zone Change (please see Attachment G), and the Montebello Bicycle Master Plan (please see Attachment F).

ENVIRONMENTAL:
2040 General Plan and Downtown Montebello Specific Plan:

The 2040 General Plan and Downtown Montebello Specific Plan constitutes a “project” within the meaning of CEQA. Pursuant to the Notice of Preparation and scoping, a Draft EIR was prepared and circulated in accordance with CEQA. The Draft EIR was prepared by the City’s environmental consultant, working with staff in the City’s Planning Division, and has been independently reviewed by Planning staff.

Subsequent to the 45-day Draft EIR public review period (December 4, 2023, through January 17, 2024), written responses were prepared for all comments received, and these comments and responses were incorporated into the Final EIR for the project.

The Final EIR includes and incorporates the information required by CEQA Guidelines Section 15132, including the Draft EIR (dated December 4, 2023). The Final EIR also includes a Mitigation Monitoring and Reporting Program (“MMRP”), which has been prepared in accordance with Public Resources Code Section 21081.6 and CEQA Guidelines Section 15091(d).

In addition, a “Findings of Fact and Statement of Overriding Considerations”, was prepared as required by CEQA, including findings pursuant to and in accordance with Public Resources Code Section 21081 and CEQA Guidelines Section 15091, and a statement of overriding considerations in compliance with CEQA Guidelines Section 15093. The Findings of Fact and Statement of Overriding Considerations in the City Council’s judgement that the benefits of the Project outweighs its unavoidable significant effects as set forth in greater detail in Attachment “I”, which identifies the reasons why the benefits of the Project, if approved, outweigh the identified unavoidable significant effects.

Bicycle Master Plan:

The Bike Master Plan is considered a “project,” per the CEQA definition of a “project.” The Bike Master Plan project is exempt from CEQA pursuant to Public Resources Code Section 21080.20(a)(1) and categorically exempt pursuant to CEQA Guidelines Section 15304 (Class 4 - Minor Alterations to Land) and none of the exceptions found under CEQA Section 15300.2 apply. Class 4 consists of minor public or private alterations in the conditions of land including the creation of bicycle lanes on existing rights-of-way (CEQA Guidelines Section 15304(h)).

CITY COUNCIL AGENDA REPORT - MEETING OF APRIL 10, 2024

ANALYSIS:

I. MONTEBELLO GENERAL PLAN UPDATE
a. Vision Statement and Guiding Principles
The 2040 General Plan is an integrated plan which includes a community driven vision, direction, and policies to guide the physical structure of the City including the places worthy of preservation, the things that are built, and how and where they are built. The 2040 General Plan is intended to harness the tools at its disposal to achieve the vision under its guiding principles. The 2040 General Plan envisions a Montebello that supports and encourages highly productive and efficient land use development as a path towards long-term financial sustainability. The housing priorities and opportunities identified in this plan have the potential to not only increase the stock of available housing, but to do so in ways that generate sustainable development through a diverse portfolio of residential developments, including multi-family and mixed-use opportunities, the short- and longterm housing priorities will be good stewards of the finite resource of available land in the City.
b. Guiding Principles
The 2040 General Plan establishes the City’s long-range vision and serves the following purposes: 1) The General Plan recasts the 1973 General Plan to incrementally generate a place that fulfills the City’s vision by 2045; 2) The General Plan sets forth the principles, goals, policies, and actions to help achieve the community vision, establishing the basis for evaluating choices and making short- and long-term decisions; 3) The General Plan defines integrated strategies for environmental stewardship, development, land use and community design, housing, transportation, resilience, health, safety, recreation, and culture to help achieve the community’s vision; and 4) The General Plan prioritizes actions to advance on-going implementation.
c. General Plan Elements

1. Our Natural Community
• Addresses how Montebello can thrive in balance with the community’s natural ecosystems.

2. Our Prosperous Community
• Addresses how Montebello can attract and retain high-wage and high value enterprises, and diversify and enhance the local economy.

3. Our Well Planned Community
• This element includes the preferred land use plan that directs new growth by reinvesting in key opportunity areas such as downtown Montebello, the

CITY COUNCIL AGENDA REPORT - MEETING OF APRIL 10, 2024

commercial corridors, and large parcels along the highways, while protecting natural resources, respecting stable residential neighborhoods, and making great places by insisting on the highest standard in architecture, landscaping, and urban design. The proposed land use map will replace density based classification such as “low, moderate, and high” with “neighborhood” classification that allows a wide array of building and housing types based on context.

4. Our Accessible Community
• Addresses transportation choices advocated by Senate Bill 375 and Assembly Bill 1358 by strengthening and balancing pedestrian, bike, and transit connections in the City and surrounding region.

5. Our Healthy Community
• Seeks to build effective partnerships that improve the physical and mental health and social well-being.

6. Our Safe Community
• Intended to increase awareness for emergencies, and minimize threat to life and damage to structures from hazards, with a vision for future emergency resources to sustain a safe community.

7. Our Active Community
• Addresses a range of public and private parks and open spaces to provide enriching recreational options for the entire community, consistent with the City’s Parks Master Plan.

8. Our Creative Community
• Intended to weave arts, cultural events, community programs into everyday life. d. Social Equity
The 2040 General Plan includes goals and policies to address social equity. Social equity seeks to integrate elders, youth, and all races taking into account the systematic inequalities to ensure everyone in Montebello has access to the same opportunities such as jobs, accessible housing, parks, and, among other things, a healthy mix of transportation mobility options.
e. Economic Development
The City is currently in the process of preparing an Economic Prosperity Action Plan (the

CITY COUNCIL AGENDA REPORT - MEETING OF APRIL 10, 2024

“Action Plan”) which will be presented to the City Council in May 2024. The Action Plan will be a policy document that identifies key action areas for the City to undertake and implement over the next three (3) years. The Action Plan is meant to serve as a companion report to the 2040 General Plan and the Downtown Montebello Specific Plan. Given the connectivity between the economic development plan and the two land use plans, the “areas of action” identified in the Action Plan will serve as an “implementation toolbox” for the key objectives outlined in the 2040 General Plan and the Downtown Montebello Specific Plan, including facilitating investment to build affordable housing, attracting new businesses to the City, elevating the importance of placemaking as a community-building tool, and emphasizing shared growth and prosperity for the local community.

II. MONTEBELLO BICYCLE MASTER PLAN
In an attempt to enhance and complement the quality of life for the traveling public and those who seek mobility options, the Bike Master Plan is intended to improve bicycling throughout Montebello by aiding in the development of a connected citywide bicycle network, improving nonmotorized access to important destinations, increasing connectivity across barriers and conflict points, providing bicycling connectivity to public transit, and enhancing safety and comfort for people of all ages and abilities who want to bicycle in the city. Whether riding home from school or to the Rio Hondo River Trail, bicycling has the potential to be a significant component of how people travel in Montebello.

The Bike Master Plan is the result of focused engagement with community members, and thoughtful consideration from staff and the City’s consultant team, to bring forward a comprehensive bicycle network with a purpose and an emphasis on safety for bicycle riders and travelers who actively rely on bicycle as a means of transportation. This Bike Plan looked at a holistic approach in establishing a network to allow cohesive and a userfriendly bicycle network for Montebello. The recommended bicycle network is shown in Figure 3 included in the Bike Plan (Please see Attachment F, page 9).

III. DOWNTOWN MONTEBELLO SPECIFIC PLAN
The Downtown Specific Plan is a component of the 2040 General Plan. The Downtown Specific Plan establishes rules, regulations, and standards for implementation of the community-driven vision, direction, and policy guidance contained in the 2040 General Plan. The Downtown Specific Plan is a standalone policy and regulatory document that will guide decisions to achieve future growth within the DMSP. As previously mentioned, the area included within the DMSP is shown on page 58 of Attachment G.

The DMSP vision calls for a vibrant, more walkable, mixed-use, and transit accessible place with many cultural, dining, and retail options. The DMSP seeks to intrinsically integrate new housing growth with the economic, environment, mobility, place-making, health, recreation, and arts and culture strategies for downtown Montebello. The larger downtown area spans three distinctive walkable neighborhoods along Whittier Boulevard:
1) A vibrant downtown core, with a proposed distinctive square for gathering and events and people-friendly streetscape. The City owns many parcels in the core and can

CITY COUNCIL AGENDA REPORT - MEETING OF APRIL 10, 2024

leverage a significant place-maker in the downtown area. The successful Boulevard Market and walkable high density mixed-use housing project that is currently under construction by the Cesar Chavez Foundation will spark renewed energy in the core; 2) On the western edge, the Montebello City Park is the center of the neighborhood and the larger community for a variety of active and passive recreation activities with playgrounds, senior center, gymnasium and youth center, an outdoor pool, tennis courts, skate park, and an amphitheater. The Montebello City Park also hosts a variety of cultural events and festivals throughout the year; and
3) On the eastern edge, the Rio Hondo Channel connects many neighborhoods in Montebello and is part of the proposed Rio Hondo Recreation Zone within the City as well as the anticipated Emerald Necklace — a 17-mile loop of river-adjacent bike- and greenways, which connects 10 cities and nearly 500,000 residents. A new stepped sculpture park will link the downtown to the Rio Hondo Channel. Redevelopment of key parcels along Whittier Boulevard and unique streetscape improvements will create a signature entry to the Downtown and the City.

IV. DRAFT ENVIRONMENTAL IMPACT REPORT
The City has performed a comprehensive evaluation of the potential impacts of the proposed 2040 General Plan Update and Downtown Montebello Specific Plan in accordance with the CEQA and has determined that the project would have potentially significant and unavoidable impacts, described below.

The Draft Environmental Impact Report (“Draft EIR”) is a program Environmental Impact Report (“EIR”). Pursuant to Section 15168 of the State CEQA Guidelines, a program EIR may be prepared on a series of actions that can be characterized as one large project.

The purpose of a program EIR is to allow the lead agency to consider broad policy alternatives and program-wide mitigation measures at an early time when the agency has greater flexibility to deal with basic problems or cumulative impacts.

The Draft EIR, in addition to the CEQA-required “no project” alternative, examines a reduced growth alternative in terms of its impacts in each environmental impact area relative to those of the proposed project. The Draft EIR, while finding the Reduced Growth Alternative to be the environmentally superior alternative, also finds that this alternative would generally achieve the proposed Project objectives, but in some cases to a lesser degree than the proposed Project. It also finds that this alternative would not achieve the goal of the Our Prosperous Community chapter of the proposed Project to retain high-wage and high value enterprises and diversify and increase the local tax base to as great a degree as the proposed Project because it would not attract or create as many jobs, create as much economic growth nor increase the local tax base to the same extent as the growth accommodated by the proposed Project.

The Draft EIR also considered a Relocated Focus Areas alternative and a No Growth alternative, but ultimately rejected them for environmental impact comparison to the proposed Project because either they did not meet the proposed Project objectives, would not be feasible, or would not avoid or substantially lessen one or more significant effects of the proposed Project.

CITY COUNCIL AGENDA REPORT - MEETING OF APRIL 10, 2024

The Draft EIR examined each of the issue areas on the City’s environmental checklist. It finds that the proposed Project would result in the following significant and unavoidable environmental effects:
▪ Air Quality Impact AQ-1: Individual development projects carried out under the proposed Project would generate construction and operational-related emissions.

Such emissions may conflict with or obstruct the implementation of SCAQMD’s Air Quality Management Plan. Implementation of policies in the proposed 2040 General Plan, compliance with existing regulations, and implementation of mitigation would reduce construction and operational emissions, but not always to a less than significant level. This impact would be significant and unavoidable. ▪ Air Quality Impact AQ-2: Individual development projects carried out under the proposed Project would generate construction and operational-related emissions.

Such emissions may result in adverse impacts to regional air quality.

Implementation of policies in the proposed 2040 General Plan, compliance with existing regulations, and implementation of mitigation would reduce construction and operational emissions, but not always to a less than significant level. This impact would be significant and unavoidable.
▪ Air Quality Impact AQ-3: Individual development projects carried out under the proposed Project would generate construction- and operational-related emissions.

Such emissions may result in adverse impacts to local air quality. Implementation of policies of the proposed General Plan Update, compliance with existing regulations, and implementation of mitigation would reduce construction and operational emissions, but not always to a less than significant level. This impact would be significant and unavoidable.
▪ Cultural Resources Impact CUL-1: Development carried out under the proposed Project may cause a substantial adverse change in the significance of historical resources that have already been identified or may be identified in the Plan Area.

This impact would be significant and unavoidable.
▪ Noise Impact N-1: Construction of individual projects carried out under the proposed Project would temporarily increase noise levels, potentially affecting

CITY COUNCIL AGENDA REPORT - MEETING OF APRIL 10, 2024

nearby noise-sensitive land uses. Development carried out under the proposed Project would also introduce new noise sources and contribute to increases in operational noise. Implementation of Mitigation Measure NOI-1 and the continued regulation of noise, consistent with the City’s Municipal Code and implementation of policies from the proposed 2040 General Plan would minimize disturbance to adjacent land uses. Stationary operational and mobile noise would not exceed standards. However, construction noise impacts would be significant and unavoidable even with mitigation.

The Draft EIR also found that the proposed project would result in impacts that would be less than significant with incorporation of mitigation measures described in the Draft EIR in the following areas: Biological Resources (special-status, locally important species, sensitive habitats, and nesting birds); Cultural Resources (archaeological resources); Geology and Soils (paleontological resources); Noise (construction vibration); and Tribal Cultural Resources (unanticipated discovery of tribal cultural resources). A summary of all impacts and mitigation measures are included in Table ES-3 of the Draft EIR.

In accordance with CEQA Guidelines Section 15082, the Draft EIR was circulated for a 45-day comment period. Pursuant to the Notice of Availability, which was properly posted and circulated to the public, the 45-day public review period began on Monday, December 4, 2023, and ended on Wednesday, January 17, 2024.

V. FINAL ENVIRONMENTAL IMPACT REPORT
The Final Environmental Impact Report (“Final EIR”) has been prepared in accordance with CEQA and included in this report as Attachment H. The Final EIR is comprised of responses to comments received on the Draft EIR, revisions to the Draft EIR if needed, findings of acts and overriding considerations, Mitigation Monitoring and Reporting Program, and the Draft EIR. The City received public comments on the Draft EIR from the following agencies and organizations:
• Gabrieleno Band of Mission Indians – Kizh Nation
• California Governor’s Office of Emergency Services (Cal OES) • California Department of Transportation
• California Department of Toxic Substances Control
• California Department of Conservation Geologic Energy Management Division

PUBLIC NOTIFICATION
Pursuant to MMC Section 17.78 (Public Hearings, Notices, and Appeals), the following noticing was performed:
• On March 29, 2024, the Public Hearing Notice was published in the Daily Journal (Whittier Daily News).

CITY COUNCIL AGENDA REPORT - MEETING OF APRIL 10, 2024

• On March 29, 2024, the Public Hearing Notice was added to the City’s website.

SUMMARY:

Staff recommends that the City Council adopt Resolution No. 24-21 certifying an EIR - State Clearinghouse (“SCH”) No. 2023050665 related to the Montebello 2040 General Plan Update, Downtown Montebello Specific Plan, and Zone Change; adopting the Findings of Fact and Statement of Overriding Considerations pursuant to the California Public Resources Code and CEQA Guidelines; and approving a Mitigation Monitoring and Reporting Program; and adopt Resolution No. 24-22 adopting an update to the City of Montebello General Plan (“2040 General Plan”); and adopting the City of Montebello Bicycle Master Plan and finding it exempt from CEQA pursuant to Public Resources Code Section 21080.20(a)(1) and categorically exempt pursuant to CEQA Guidelines Section 15304(h) (Class 4 - Minor Alterations of Land – creation of bicycle lanes on existing rightsof-way); and waive first reading and introduce Ordinance No. 2474 approving the Downtown Montebello Specific Plan and related Zone Change.

ATTACHMENT(S)

1. Attachment A_CC Resolution No. 24-21 Certifying EIR (4.1.24) (Final)

2. Attachment B_CC Resolution No. 24-22_GP.BMP (4.1.24)

3. Attachment C_CC Ordinance No. 2474_adopting Downtown Montebello Speific Plan and Zone Change (4.1.24)

4. Attachment D_PC Resolution No. 01-24

5. Attachment E_2040 General Plan

6. Attachment F_Final Bike Master Plan w Appendices (04-01-24)

7. Attachment G_Downtown Montebello Specific Plan Final

8. Attachment H_Final EIR (SCH No. 2023050665)

9. Attachment I_Montebello General Plan EIR Findings of Fact _Statement of Overriding Considerations_Mitigation Monitoring and Reporting Prgm NEXT STEPS:

N/A

ATTACHMENT A
RESOLUTION NO. 24-21

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

MONTEBELLO, CALIFORNIA, ADOPTING ENVIRONMENTAL

FINDINGS PURSUANT TO THE CALIFORNIA ENVIRONMENTAL

QUALITY ACT (CEQA), CERTIFYING THE ENVIRONMENTAL IMPACT REPORT STATE CLEARINGHOUSE (SCH) NO. 2023050665 AS
RELATED TO THE GENERAL PLAN 2024 UPDATE, BICYCLE MASTER

PLAN AND DOWNTOWN MONTEBELLO SPECIFIC PLAN, APPROVING

A MITIGATION MONITORING AND REPORTING PROGRAM, AND

ADOPTING FINDINGS OF FACT AND STATEMENT OF OVERRIDING

CONSIDERATIONS
WHEREAS, the City of Montebello (“City”) Planning and Community Development Department has been working on an Environmental Impact Report (“EIR”) and the creation of a General Plan Update, Bicycle Master Plan, and Downtown Montebello Specific Plan (hereinafter referred to collectively as the “Project”); and WHEREAS, pursuant to Section 21067 of the California Public Resource Code, and Section 15367 of the State California Environment Quality Act (“CEQA") Guidelines, the City is the lead agency for the proposed Project; and WHEREAS, the City determined that an EIR should be prepared because the Project may have a significant effect on the environment; and WHEREAS, in accordance with Section 21092 of the California Public Resource Code a Notice of Preparation (“NOP”) and Notice of Public Scoping Meeting for an Environmental Impact Report was released to the public and filed with the Los Angeles County Clerk’s office on May 25, 2023; and
WHEREAS, pursuant to California Public Resources Code Section 21083.9 and CEQA Guidelines Sections 15082 and 15083, a duly noticed scoping meeting was held on June 13, 2023, to solicit comments on the scope of the environmental review of the Project; and
WHEREAS, in accordance with State CEQA Guidelines Section 15085, a Notice of Completion (“NOC”) was prepared and filed with the State Clearinghouse (SCH# 2023050665) when the Notice of Availability (“NOA”) was released; and

RESOLUTION NO. 24-21

WHEREAS, the Draft EIR for the Project was released for public review with the comment period beginning on December 4, 2023, through January 17, 2024 in accordance with CEQA Guidelines Section 15087; and
WHEREAS, the City has held numerous public outreach meetings in connection with the Project; and
WHEREAS, the City has prepared a Final Environmental Impact Report (“Final EIR”), which consists of the Draft EIR and its associated technical appendices, comments to the Draft EIR and its associated technical appendices, and written responses to comments on the Draft EIR, which analyzes the potential significant environmental impacts of the Project; and
WHEREAS, all of the requirements of the Public Resources Code and State CEQA Guidelines have been satisfied by the City in connection with the preparation of the Final EIR, which is sufficiently detailed so that all of the potentially significant environmental effects of the Project have been adequately evaluated; and WHEREAS, the Final EIR sufficiently analyzes the Project’s potentially significant environmental impacts and a reasonable range of feasible alternatives capable of reducing these effects to less than significant levels to the extent feasible; and WHEREAS, on March 5, 2024, the Planning Commission of the City of Montebello (“Planning Commission”) held a duly noticed public hearing and voted to recommend to the City Council of the City of Montebello (“City Council”) the approval of this Resolution to adopt environmental findings, certify the EIR, approve a mitigation monitoring and reporting program, and adopting a statement of overriding considerations; and WHEREAS, the Mitigation Monitoring and Reporting Program, which sets forth the binding mitigation measures for the Project, is attached hereto as Exhibit A; and WHEREAS, the environmental impacts identified in the Final EIR that the City Council finds are potentially significant but can be mitigated to a level of less than significant, through the imposition of feasible mitigation measures identified are described in Exhibit A attached hereto; and
WHEREAS, the Findings of Fact and Statement of Overriding Considerations is attached hereto as Exhibit B; and

RESOLUTION NO. 24-21

WHEREAS, the Final EIR reflects the independent judgment of the City and is fully adequate for purposes of making decisions on the merits of the Project; and WHEREAS, no comments made or information presented during or after the public review of the Final EIR has produced any significant new information requiring recirculation of the Draft EIR or additional environmental review of the Project under CEQA and the Public Resource Code; and
WHEREAS, all other legal prerequisite to the adoption of this Resolution have occurred.

NOW, THEREFORE, BE IT RESOLVED AS FOLLOWS:

SECTION 1. The above recitals are true and correct and are hereby incorporated as substantive findings in this Resolution.

SECTION 2. The City Council of the City of Montebello certifies, based on the whole record before it that: (i) the Final EIR has been prepared in accordance with the requirements of CEQA and the State CEQA Guidelines, (ii) the Final EIR was presented to the City and the City has reviewed and considered the information contained in the Final EIR prior to considering adoption of the Project, and (iii) the Final EIR reflects the independent judgment and analysis of the City.

SECTION 3. The City Council hereby adopts the CEQA Findings of Fact and Statement of Overriding Considerations attached hereto as Exhibit B and incorporated herein by this reference as if fully set forth herein.

SECTION 4. Pursuant to California Public Resources Code Section 21081.6 and State CEQA Guidelines Section 15097, the City Council hereby adopts the Mitigation Monitoring and Reporting Program attached hereto as Exhibit A and incorporated herein by this reference as if fully set forth herein. The City Council finds that the Mitigation Monitoring and Reporting Program is designed to ensure that, during the implementation of the Project, changes to the Project and/or mitigation measures have been incorporated into the Project and are fully enforceable through permit conditions, agreements, or other measures as required by California Public Resources Code Section 21081.6.

SECTION 5. The City Council certifies the Final EIR, attached hereto, adopts the Mitigation Monitoring and Reporting Program attached hereto, and adopts the Findings

RESOLUTION NO. 24-21

of Fact and Statement of Overriding Consideration attached hereto, pursuant to the following findings:

A. Based on the whole record before it that: (i) the Final EIR has been prepared in accordance with the requirements of CEQA and the State CEQA Guidelines, (ii) the Final EIR was presented to the City Council and the City Council has reviewed and considered the information contained in the Final EIR prior to considering adoption of the Project, and (iii) the Final EIR reflects the independent judgment and analysis of the City.

B. Finds that the Mitigation Monitoring and Reporting Program is designed to ensure that, during the implementation of the Project, changes to the Project and/or mitigation measures have been incorporated into the Project and are fully enforceable through permit conditions, agreements, or other measures as required by California Public Resources Code Section 21081.6.

C. After thoroughly reviewing the public comments received regarding the Project and the Final EIR as it relates to the Project, none of the information submitted after publication of the Final EIR, including without limitation, testimony and documents submitted for the public hearings on the Project, constitutes substantial evidence that would require revision or recirculation of the EIR. The City Council finds that this information and testimony is not credible evidence of a significant impact, a substantial increase in the severity of an impact disclosed in the Final EIR, or a feasible mitigation measure or alternative not included in the Final EIR.

SECTION 6. The City Council has thoroughly reviewed the public comments received regarding the Project and the Final EIR as it related to the Project. None of the information submitted after publication of the Final EIR, including without limitation, testimony and documents submitted for the public hearings on the Project, constitutes substantial evidence that would require revision or recirculation of the EIR.

The City Council finds that this information and testimony is not credible evidence of a significant impact, a substantial increase in the severity of an impact disclosed in the Final EIR, or a feasible mitigation measure or alternative not included in the Final EIR.

SECTION 7. The documents and materials that constitute the record of proceedings on which the CEQA Findings of Fact and Statement of Overriding are located at City Hall. The custodian for these records is the Director of Planning and Community Development. This information is provided in compliance with California Public Resources Code Section 21081.6(a)(2).

RESOLUTION NO. 24-21

SECTION 8. The City Council hereby direct staff to file or cause to be filed a Notice of Determination with the Los Angeles County Clerk within five (5) business days of the adoption of this Resolution.

SECTION 9. The City Clerk shall certify the adoption of this Resolution and it shall go into effect immediately upon its adoption.
[Signatures on the following page(s)]

RESOLUTION NO. 24-21

APPROVED AND ADOPTED April 10th, 2024, by the City Council of the City of Montebello, by the following vote:
_____________________________
Scarlet Peralta, 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 )
I, Christopher Jimenez, City Clerk of the City of Montebello, County of Los Angeles, State of California, hereby certify that the foregoing Resolution No. XX-XX 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 10th day of April 2024 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.

RESOLUTION NO. 24-21

DATE:

Christopher Jimenez, City Clerk

RESOLUTION NO. 24-21

EXHIBIT A
Mitigation Monitoring and Reporting Program
[PLACEHOLDER]

RESOLUTION NO. 24-21

EXHIBIT B
Findings of Fact and Statement of Overriding Considerations [PLACEHOLDER]

ATTACHMENT B
RESOLUTION NO. 24-22

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

MONTEBELLO, CALIFORNIA, ADOPTING AN UPDATE TO THE

CITY OF MONTEBELLO GENERAL PLAN AND ADOPTING THE

BICYCLE MASTER PLAN
WHEREAS, pursuant to California Government Code Section 65300, each city and county in California must adopt a comprehensive, long-term general plan addressing the physical development of the county or city, and any land outside its boundaries which in the agency’s judgment bears relation to its planning; and WHEREAS, pursuant to California Government Code Section 65302, a general plan shall consist of statements and diagrams addressing communitywide development goals and/or objectives and policies and programs to achieve those goals and/or objectives relating to seven mandatory elements: land use, circulation, housing, conservation, open space, noise, and safety; and
WHEREAS, pursuant to California Government Code Section 65356(a), the legislative body must adopt or amend a general plan by resolution, which resolution must be adopted by the affirmative vote of at least a majority of the total membership of the legislative body; and
WHEREAS, in accordance with such authority, it is necessary and desirable to comprehensively update the City of Montebello (“City") General Plan; and WHEREAS, through an extensive and lengthy public process, including workshops and hearings held by the City’s Planning and Community Development Department and the Montebello Planning Commission (“Planning Commission”), the City has prepared that certain comprehensive update to its General Plan known as the “2040 General Plan General Plan”; and
WHEREAS, the 2040 General Plan General Plan updates include providing updated goals, policies, and programs reflecting the community’s vision for the City; and WHEREAS, the 2040 General Plan is designed to be implemented over the next 20 years by residents, business and property owners, non-profit organizations, community groups, city and county agencies, and elected and appointed officials; and WHEREAS, the 2040 General Plan guides decisions to achieve a future that is: (a) responsive to community needs and desires; (b) reasonable and possible to achieve, with

RESOLUTION NO. 24-2

specific action steps; (c) pragmatic and far-sighted in grappling with trends; (d) resilient to respond to future shocks and stresses; and (e) system-based and comprehensive bridging the practice gaps within different fields, departments, or organizations; and WHEREAS, concurrently with the 2040 General Plan, the City finds it necessary and appropriate to consider the adoption of a Bicycle Master Plan recommending bicycle facilities specific to the City as part of a state-driven policy requiring regional efforts to increase the use of accessible, safe, convenient, and integrated system promoting biking as an alternative mode of transportation; and
WHEREAS, the Planning Commission conducted a duly noticed public hearing on March 5, 2024, to consider the 2040 General Plan and the Bicycle Master Plan, (hereinafter referred to collectively as the “Project”), at which time oral and documentary evidence relating to the Project were received, culminating in the adoption of Planning Commission Resolution No. 01-24 recommending that the City Council approve the Project in accordance with California Government Code Sections 65353 and 65354; and WHEREAS, on April 10, 2024, the City Council of the City of Montebello (“City Council”) conducted a duly noticed public hearing in accordance with California Government Code Section 65355 to consider the Final Environmental Impact Report (“EIR”) and the proposed Project, and to solicit comments on the Project documents from staff, the public, the applicant, and the City’s consultant team; and WHEREAS, the Final EIR for the proposed Project was certified by the City Council on April 10, 2024, through City Council Resolution No. 24-21, which also included the approval of a Mitigation Monitoring and Reporting Program and adoption of a Statement of Overriding Considerations; and
WHEREAS, the central vision of the 2040 General Plan and the Bicycle Master Plan is to preserve and enhance the stable residential areas by encouraging clean, safe, and reliable alternative modes of transportation and reinvest in the City by encouraging contextual and productive grown in the Downtown area and along the corridors; and WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred.

NOW, THEREFORE, BE IT RESOLVED AS FOLLOWS:

SECTION 1. The above recitals are true and correct and are hereby incorporated as substantive findings in this Resolution.

RESOLUTION NO. 24-2

SECTION 2. The City Council certified the Final EIR, approved a Mitigation Monitoring and Reporting Program, and adopted a Statement of Overriding Considerations on April 10, 2024, through City Council Resolution No. 24-21.

SECTION 3. 2040 General Plan. The City Council hereby approves the 2040 General Plan as set forth in Exhibit A based on the facts and findings as set forth in this Resolution below and in Exhibit A, which are hereby incorporated as part of the findings:
a. The 2040 General Plan is consistent with the overall policies, goals, and objectives of the City’s General Plan, adopted Specific Plans, and the Montebello Municipal Code. The 2040 General Plan outlines a vision for the City of Montebello’s long-term physical and economic development and sets forth goals, policies, and actions that will allow this vision to be accomplished. In addition, the 2040 General Plan also provides community priorities into a spatial and physical framework to achieve the vision that supports a range of options to suit diverse needs and provides a range of human habitats of distinctive character and intensity.
b. It is in the best interest of the public health, safety, and welfare to update the City’s General Plan to incorporate current conditions and community goals and to extend the planning horizon to 2040. The 2040 General Plan is centered around a community vision and specific guiding principles about the quality, character, development, sustainability, and public services within the City of Montebello. c. The 2040 General Plan will promote the public health, safety, and welfare by establishing goals and policies to guide the City’s development and to ensure an attractive and equitable built environment to protect the natural environment and promote sustainability and provision of adequate infrastructure and services. d. The 2040 General Plan is consistent with the requirements of the California Government Code regarding General Plans and the General Plan guidelines, and is internally consistent with the General Plan. The 2040 General Plan is a comprehensive update to the General Plan and includes an update of the existing elements as well as the addition of new elements. The 2040 General Plan includes the following mandatory and optional elements:

General Plan 2040
Chapters
Required/Optional
Element
Topics Covered

1. Our Natural
Community
Conservation, Open Space Air and water, greenhouse
gasses, open space,
hillsides, watersheds,
riparian areas, plants and
animals

RESOLUTION NO. 24-2

General Plan 2040
Chapters
Required/Optional
Element
Topics Covered

2. Our Prosperous
Community
Economic Development Fiscal health, economic
diversification, job growth,
tourism

3. Our Well-Planned
Community
Land Use/Design, Housing,
Parks and Recreation
Play types, visual
character, nature of
intended change, and
housing

4. Our Accessible
Community
Circulation Street networks, street
types, transit services,
bicycle and pedestrian
systems, parking,
transportation demand
management, and
performance metrics

5. Our Healthy
Community
Public Health, Noise, and
Land Use
Physical health, mental
health, social capital,
access to healthy food,
and noise

6. Our Safe Community Safety Police, fire, natural
hazards, and climate
vulnerability and resilience

7. Our Active Community Land Use, Open Space,
Parks and Recreation
Open space, parks and
recreation, and youth and
senior programs

8. Our Creative
Community
Culture Arts, culture, schools,
libraries, public art, and
historic resources

1. Conservation Element: The 2040 General Plan Our Natural Community (Chapter 1) chapter satisfied the requirements of the state-mandated conservation element.

This chapter addresses how Montebello can thrive in balance with the community’s natural ecosystem. This chapter identifies the general location and extent of natural resources in Montebello and provides goals, policies and programs addressing the effect of development on and utilization of natural resources including air and water, greenhouse gasses, open space, hillsides, watersheds, riparian areas, plants and animals. This chapter focuses on conserving, protecting, maintaining, and enhancing Montebello’s natural resources. Conservation goals, policies and programs are correlated to the same of the open space elements of the 2040 General Plan.

RESOLUTION NO. 24-2

2. Open Space Element: The 2040 General Plan Our Natural Community (Chapter 1) and Our Active Community (Chapter 7) chapters satisfy the requirements of the state-mandated open space element. These chapters address how Montebello can thrive in balance with the community’s natural ecosystem and parks and open spaces to provide enriching recreational options for the entire community. These chapters also identify the general location and extend of lands in Montebello that provide value in an essentially undeveloped condition and specify goals, policies, and programs guiding preservation of such areas for their scenic qualities, protection of natural resources, outdoor recreation, air and water, addressing greenhouse gasses, hillsides, watersheds, riparian areas, plants and animals.

Open space goals, policies and programs are correlated to the same of the conservation, land use and parks and recreation elements of the 2040 General Plan.

3. Economic Development Element: Consistent with California Government Code Section 65303, a general plan may include other elements or other subjects than those of the state-mandated elements. Accordingly, the 2040 General Plan contains and optional Economic Development Element in the 2040 General Plan Our Prosperous Community (Chapter 2). Economic development is addressed by a framework of policies for governing future decisions about how the City will encourage a thriving business environment with high-paying industries, a vibrant downtown, and a healthy economy. The goals, policies, and programs aim to create a climate where business and innovation flourishes in Montebello. In addition, the goals, policies, and programs support conditions drawing visitors to Montebello and providing residents with attractive options for shopping, recreation, and working.

4. Land Use/Design Element: The 2040 General Plan Our Well-Planned Community (Chapter 3), Our Healthy Community (Chapter 5), and Our Active Community (Chapter 7) chapters satisfy the requirements of the state-mandated land use element. These chapters focus on a preferred land use plan that directs new growth by reinvesting in key opportunities like the Downtown, Corridors and large parcels along the highway while protecting nature resources, respecting stable residential neighborhoods, and making great places by insisting on the highest standard of architecture, landscaping and urban design. These chapters also seek to build effective partnerships that improve physical and mental health and social well-being, and address parks and open spaces to provide enriching recreational options for the entire community. These chapters address the general distribution, general location, extent, and intensity of use of private and publicly owned land for housing, business, industry, open space, agriculture, natural resources conservation, recreation, enjoyment of scenic beauty, greenways, and public facilities. These chapters comprehensively factor for the anticipated growth

RESOLUTION NO. 24-2

and development of Montebello through 2040 and assign goals, policies, and programs to appropriately manage such growth and development, as aligned with the community's vision of the city and serving to guide decisions related to zoning, subdivisions, and development entitlement permit requests in Montebello. Land use and design goals, policies and programs are correlated to the same of the housing, noise, public health and parks and recreation elements of the 2040 General Plan.

5. Housing Element: The 2040 General Plan Our Well-Planned Community (Chapter 3) chapter satisfied the requirements of the state-mandated housing element. Montebello is committed on course toward making decent and affordable housing both a community benefit and a human right. The purpose of the 2021- 2029 Housing Element update 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. Housing goals, policies and programs are correlated to the same of the land use/design and parks and recreation elements of the 2040 General Plan.

6. Parks and Recreation Element: Consistent with California Government Code Section 65303, a general plan may include other elements or other subjects than those of the state-mandated elements. Accordingly, the 2040 General Plan contains an optional Parks and Recreation Element in General Plan 2040 Our Well-Planned Community (Chapter 3) and Our Active Community (Chapter 7).

These chapters address parks and open spaces to provide enriching recreational options for the entire community. Parks and recreation goals, policies and programs are correlated to the same of the housing, land use/design and open space elements of the 2040 General Plan.

7. Circulation Element: The 2040 General Plan Our Accessible Community (Chapter 4) chapter satisfied the requirements of the state-mandated circulation element. This chapter addresses transportation choices advocated by California laws by strengthening and balancing pedestrian, bike, and transit connections in the City and surrounding region. This chapter also discusses street networks, street types, transit services, bicycle and pedestrian systems, parking, transportation demand management, and performance metrics. This chapter provides an overview of Montebello residents' travel characteristics, the existing

RESOLUTION NO. 24-2

circulation network and traffic operations, and parking, transit, bicycle and pedestrian facilities. The chapter identifies the general location and extent of existing local public utilities and facilities and provides goals, policies, and programs correlated to the land uses and development projections of the land uses that plan for a balanced, multimodal transportation network to meet the needs of all users, including motorists, pedestrians, bicyclists, children, persons with disabilities, seniors, movers of commercial goods, and users of public transportation. The chapter describes improvements to the City's roadway, bicycle and pedestrian network proposed to accommodate future development, reduce greenhouse gas emissions, encourage physical activity, and improve safe and convenient travel by all users.

8. Public Health Element: Consistent with California Government Code Section 65303, a general plan may include other elements or other subjects than those of the state-mandated elements. Accordingly, the 2040 General Plan contains and optional Public Health Element in General Plan 2040 Our Healthy Community (Chapter 5). This chapter seeks to build effective partnerships that improve physical and mental health and social well-being. Public health goals, policies and programs are correlated to the same of the noise and land use elements of the 2040 General Plan.

9. Noise Element: The 2040 General Plan Our Healthy Community (Chapter 5) chapter satisfies the requirements of the state-mandated noise element. This chapter identifies sources of noise and existing and future noise levels in Montebello, including that from highways and freeways, primary arterial and major local other transit systems, industrial and other stationary sources. The chapter specifies goals, policies, and programs to address exposure to current and projected noise sources, including land use/noise compatibility criteria, direction to prepare acoustic impact studies for new development as necessary, and requiring the implementation of noise reduction measures through Montebello's zoning, subdivision, and development entitlement permit process. Noise goals, policies and programs are correlated to the same of the public health and land use elements of the 2040 General Plan.

10.Safety Element: The 2040 General Plan Our Safe Community (Chapter 6) chapter satisfies the requirements of the state-mandated safety element. This chapter identifies the general location and extent of areas of Montebello subject to natural and human-caused hazards, including seismic events, slope instability, subsidence and liquefaction, wildland and urban fires, sea level rise, and flooding.

This chapter will address police, fire, natural hazards, and climate vulnerability and resilience in the community, to increase awareness for emergency and minimize threat to life and damage to structures from hazards.

RESOLUTION NO. 24-2

11.Culture Element: Consistent with California Government Code Section 65303, a general plan may include other elements or other subjects than those of the statemandated elements. Accordingly, the 2040 General Plan contains and optional Culture Element in General Plan 2040 Our Creative Community (Chapter 8). This chapter addresses arts, culture, schools, libraries, public art, and historic resources.

12.Environmental Justice: California Government Code Section 65302(h) mandates cities and counties to adopt an environmental justice element where disadvantaged communities are located within a given jurisdiction. The 2040 General Plan includes goals, policies and programs that address environmental justice issues regardless of community status including: reducing community exposures to air pollution, equitable provision of public facilities, access to healthy food, access to affordable housing and safe housing conditions, opportunities for physical activity, and encouraging civic engagement.

Three Specific lens filters will identify the 2040 General Plan policies that seek to address the following three areas of specific interest to Montebello Residents:

A. Resiliency – Approaching challenges through the lens of resilience helps Montebello better serve their residents today and in the long term, while preparing for any future potential adversity.

B. Social Equity – Social equity seeks to integrate elders, youth, and the minority races more meaningfully into the civic discourse by improving access to jobs, affordable housing, parks, more reliable mobility options, and active inclusions in government processes, programs, and decisions.

C. Vision Zero – Vision Zero seeks to eliminate all traffic fatalities in Montebello, while increasing safe, healthy and equitable mobility for all.

SECTION 4. Bicycle Master Plan. The City Council hereby approves the Bicycle Master Plan based on the facts and findings set forth in Exhibit B, which are hereby incorporated as part of the findings herein and which are consistent with the overall policy goals of the City and the State of California, the City’s General Plan, adopted Specific Plans, and the Montebello Municipal Code.

SECTION 5. The City Council finds that the Bicycle Master Plan is exempt from CEQA pursuant to Public Resources Code Section 21081.20(a)(1) and categorically exempt pursuant to CEQA Guidelines Section 15304 (Class 4 – Minor Alterations to Land) and none of the exceptions found under CEQA Section 15300.2 apply. Class 4

RESOLUTION NO. 24-2

exemptions under Section 15304(h) consist of minor public or private alterations in the conditions in the land including the creation of bicycle lanes on existing rights-of-way.

SECTION 6. The City Clerk shall certify the adoption of this Resolution and it shall go into effect immediately upon its adoption.
[Signatures on the following page(s)]
APPROVED AND ADOPTED, April 10, 2024, by the City Council of the City of Montebello, by the following vote:
_____________________________
Scarlet Peralta, Mayor
ATTEST: APPROVED AS TO FORM:

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

RESOLUTION NO. 24-2

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. 24-22 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 10th day of April 2024 and that said Resolution was adopted by the following vote:

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

RESOLUTION NO. 24-2

EXHIBIT A
2040 Montebello General Plan
[PLACEHOLDER]

RESOLUTION NO. 24-2

EXHIBIT B
Bicycle Master Plan
[PLACEHOLDER]

RESOLUTION NO. 24-2

EXHIBIT C
Final Environmental Impact Report
[PLACEHOLDER]

ATTACHMENT C
ORDINANCE NO. 2474

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF

MONTEBELLO, CALIFORNIA, APPROVING THE DOWNTOWN
MONTEBELLO SPECIFIC PLAN AND ZONE CHANGE (PC-2024-0006-

SP), AND APPROVING AN AMENDMENT TO THE ZONING MAP

RELATED TO THE DOWTOWN MONTEBELLO AREA
WHEREAS, pursuant to California Government Code Section 65450, once a city adopts its general plan, it may prepare specific plans for the systematic implementation of the general plan for all or a part of the area covered by the general plan; and WHEREAS, in accordance with the authority vested onto the City of Montebello (“City”) under the Government Code, the City finds it desirable and appropriate to adopt an ordinance approving a specific plan that would allow for the redevelopment of the Downtown Montebello Specific Plan (“Specific Plan”) and zone change (“Zone Change”) (PC-2024-006-ZC), promoting the development of the City’s downtown areas as a vibrant and interactive mixed-use center with open spaces (hereinafter, the “Project”); and WHEREAS, the Project is located area generally bounded by Greenwood Avenue on the west, Los Angeles Avenue on the south, the Rio Hondo Channel on the east, and Cleveland Avenue on the north and more particularly described and depicted in the map attached hereto as Exhibit A (“Project Site”);
WHEREAS, the Zone Change would amend the City’s Official Zoning Map by changing the zoning designation for the Project Site from its current zoning to Downtown Montebello Specific Plan; and
WHEREAS, the Specific Plan will establish regulations for future development in the Project Site; and
WHEREAS, pursuant to Government Code Section 65454, a specific plan must be consistent with a city’s general plan; and
WHEREAS, on March 5, 2024, the Planning Commission of the City of Montebello (“Planning Commission”) held a duly noticed public hearing, and by a vote of 4-0-1, adopted Resolution No. 01-24 recommending that the City Council of the City of Montebello (“City Council”): (i) adopt environmental findings pursuant to the California Environmental Quality Act (“CEQA”) certifying the Final Environmental Impact Report (“Final EIR”) State Clearinghouse (“SCH”) No. 20230506 related to the 2040 General Plan, Downtown Montebello Specific Plan, and related Zone Change; (ii) adopt findings of fact and statement of overriding considerations and a mitigation monitoring and

ORDINANCE NO. 2474

reporting plan; (iii) adoption of the 2040 General Plan; (iv) adoption of an ordinance approving the Downtown Montebello Specific Plan and Zone Change; and (v) and adoption of a Bicycle Master Plan and finding it exempt under CEQA pursuant to California Public Resource Code Section 21080.20(a)(1) and CEQA Guidelines Section 15304(h) (Minor Alterations of Land) – Class 4; and
WHEREAS, pursuant to Section 21067 of the California Public Resource Code, and Section 15367 of the State CEQA Guidelines, the City is the lead agency for the proposed Project; and
WHEREAS, the City determined that an EIR should be prepared because the Project may have a significant effect on the environment; and WHEREAS, in accordance with Section 21092 of the California Public Resource Code a Notice of Preparation and Notice of Public Scoping Meeting for an EIR was released to the public and filed with the Los Angeles County Clerk’s office on May 25, 2023; and
WHEREAS, pursuant to California Public Resources Code Section 21083.9 and CEQA Guidelines Sections 15082 and 15083, a duly noticed scoping meeting was held on June 13, 2023, to solicit comments on the scope of the environmental review of the Project; and
WHEREAS, in accordance with State CEQA Guidelines Section 15085, a Notice of Completion was prepared and filed with the State Clearinghouse (SCH# 2023050665) when the Notice of Availability was released; and
WHEREAS, the Draft EIR for the Project was released for public review with the comment period beginning on December 4, 2023, through January 17, 2024 in accordance with CEQA Guidelines Section 15087; and
WHEREAS, the City has held 31 public outreach meetings in connection with the Project; and
WHEREAS, the City has prepared a Final EIR, which consists of the Draft EIR and its associated technical appendices, comments to the Draft EIR and its associated technical appendices, and written responses to comments on the Draft EIR, which analyzes the potential significant environmental impacts of the Project; and WHEREAS, all of the requirements of the California Public Resources Code and State CEQA Guidelines have been satisfied by the City in connection with the preparation

ORDINANCE NO. 2474

of the Final EIR, which is sufficiently detailed so that all of the potentially significant environmental effects of the Project have been adequately evaluated; and WHEREAS, the Final EIR sufficiently analyzes the Project’s potentially significant environmental impacts and a reasonable range of feasible alternatives capable of reducing these effects to less than significant levels to the extent feasible; and WHEREAS, after receiving all public testimony on the proposed Final EIR and the proposed project, the City Council closed the public hearing and continued City Council deliberations on the Final EIR and proposed project to the City Council’s regular scheduled meeting on April 10, 2024; and
WHEREAS, the Final EIR for the proposed Project, including Specific Plan and Zone Change, was certified by the City of Montebello City Council on April 10, 2024, through City Council Resolution No. 24-21; and
WHEREAS, all other legal prerequisites to the adoption of this Ordinance have occurred.

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

SECTION 1. The above recitals are true and correct and made part of this Ordinance.

SECTION 2. The City Council certified the Final EIR on April 10, 2024, through Resolution No. 24-21.

SECTION 3. Specific Plan. The City Council hereby approves and adopts Specific Plan (PC-2024-0006-SP) establishing the Downtown Montebello Specific Plan as attached hereto as Exhibit B based on the following findings of fact:
a. The Downtown Montebello Specific Plan Code is consistent with the Montebello General Plan currently in effect, as required by Government Code 65000, et seq., California Statute. The Downtown Montebello Specific Plan Code implements the General Plan’s community supported goal to direct new growth to downtown, corridor, and neighborhoods in need of reinvestment where viable infrastructure is already in place. b. The Downtown Montebello Specific Plan is compatible with present and future development of the property within the immediate vicinity because the specific plan area is surrounded by a mix of residential, commercial, and

ORDINANCE NO. 2474

institutional uses. The Downtown Montebello Specific Plan will guide decisions to achieve a future that is responsive to community needs and desires; far-sighted and pragmatic in grappling with trends; resilient to respond to future shocks and stresses; and system-based, bridging the practice gaps within different fields, departments, or organizations. c. The Downtown Montebello Specific Plan will not be detrimental to the public health, safety, and welfare or adversely affect property values or the present and future development of surrounding areas. The Downtown Montebello Specific Plan area will be compatible with surrounding uses and capitalize upon the economic development opportunities and unique qualities of the Downtown area. The Downtown Montebello Specific Plan defines integrated strategies for environmental stewardship, economic development, place- making, housing, mobility, resilience, health, safety, recreation, and culture to help achieve the community’s vision. d. The permitted uses and development standards adopted as part of the Downtown Montebello Specific Plan would not be detrimental to present and potential surrounding uses, but would have a beneficial effect which could not have been adequately achieved under pre- existing zoning. The Downtown Montebello Specific Plan sets forth the principles, goals, policies, and actions to help achieve the community vision, establishing the basis for evaluating choices and making near- and long-term decisions. e. The streets and thoroughfares are adequate in size to accommodate the traffic volume generated by the Downtown Montebello Specific Plan, which is served by major roadways, including Montebello Boulevard, Whittier Boulevard, and Interstate 60. Local access to the Specific Plan Area is provided by Whittier Boulevard, Cleveland Avenue and Los Angeles Avenue. Strategic mobility hubs throughout Downtown area will offer more choices to move around. Enhanced walking, biking, and public transit together with shared micro-mobility solutions like scooters and e-bikes, individuals can become less reliant on private automobiles. f. The existing or proposed utility services and facilities are adequate for the proposed population densities and uses under the Downtown Montebello Specific Plan because the on-site improvements include public and private facilities and utilities.

ORDINANCE NO. 2474

g. Based on proposed development standards contained in the Downtown Montebello Specific Plan, buildings and structures are to be situated in a manner that minimizes impact on existing uses. The Downtown Montebello Specific Plan will enhance existing, and introduce new activities and events that will lead to greater activation and use of public spaces by people of all ages and abilities.

SECTION 4. Zone Change. The City Council hereby approves the Zone Change (PC-2024-0006-SP) based on the following findings of fact:
a. According to Montebello Municipal Code Section 17.76.010, the City may change the zoning designation on a property when doing so would be in the public interest, convenience and necessity. The proposed Zone Amendment would be in the public interest, convenience and necessity for the following reasons:
i. Allows and promotes collaboration with stakeholders to stimulate investment and interest in downtown, connect resources and steward initiatives that allow commerce and culture to thrive; ii. Creates great places and equitable urban experiences; iii. Provides a framework where people are empowered to do great things, and enrich their lives;
iv. Encourages walkable and mixed-use development in the downtown area produces far more revenue per acre than larger format big box and malls with large areas dedicated to parking;
v. Encourages retail and restaurants, small-scale and local manufacturing businesses can fill storefronts on Whittier Boulevard and attract foot traffic. Successful local small-scale manufacturing businesses help people feel valued and help sustain the values and cultural practices of the existing residents and businesses; vi. Preserves and adds to the existing supply of affordable and supportive housing;
vii. Encourages increased housing that will further charge activation of the downtown core;

ORDINANCE NO. 2474

viii. Proximity to daily necessities within a reasonable pedestrian journey will create streets that are active and adjacent to porous, inviting, buildings that are buffered from vehicles;
ix. By introducing more organic and less ordered spaces, opportunities for discovery in the City can be enjoyed along the Rio Hondo Channel;
x. Downtown Montebello will strive to become a multimodal environment, offering variety of public spaces that can pivot to a variety of uses. With modest incremental investment in streets and open spaces, a connective tissue will weave together current and proposed assets, community park, Downtown core area, and the Rio Hondo channel;
xi. A distinct and equitable downtown will emerge within a landscape that takes advantage of Montebello’s mild climate with parklets, bicycle lanes, and passive and active outdoor recreation; xii. Strategic mobility hubs throughout Downtown area will offer more choices to move around;
xiii. Enhanced walking, biking, and public transit together with shared micro-mobility solutions like scooters and e-bikes, individuals can become less reliant on private automobiles; and
xiv. Enhanced connections, facilities, and amenities will interconnect localized mobility choices with the broader regional transit that will further connect Montebello to the rest of the Los Angeles Metroplex and provide access to even more people.

SECTION 5. Zoning Map. City staff is hereby directed to amend the City’s official Zoning Map to change the zoning designation for Project Site to Downtown Montebello Specific Plan in accordance with the map set forth in Exhibit C.

SECTION 6. 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 decision shall not affect the validity of the remaining portions of this Ordinance, and each and every individual section, subsection, line, sentence, clause, phrase, or word without regard to any such decision.

ORDINANCE NO. 2474

SECTION 7. This Ordinance shall become effective thirty (30) days after approval by the City Council.

SECTION 8. The City Clerk shall certify to the adoption of this Ordinance and cause it, or a summary of it, to be published once within fifteen (15) days of adoption in a newspaper of general circulation printed and published within the City of Montebello, and shall post a certified copy of this Ordinance, including the vote for and against the same, in the Office of the City Clerk in accordance with Government Code Section 36993.

PASSED AND ADOPTED this 10th day of April, 2024.
_______________________________
Scarlet Peralta, Mayor
ATTEST:
_______________________________
Christopher Jimenez, City Clerk
APPROVED AS TO FORM:
_______________________________
Arnold M. Alvarez-Glasman, City Attorney

ORDINANCE NO. 2474

I HEREBY CERTIFY that the foregoing Ordinance was introduced at the regular meeting of the City Council on the 10th day of April, 2024, and was adopted by the City Council of the City of Montebello at its meeting held on the ____th day of ___________, 2024 by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
_______________________________
Christopher Jimenez, City Clerk

ORDINANCE NO. 2474

EXHIBIT A
Downtown Montebello Specific Plan
Boundary Map
[PLACEHOLDER]

ORDINANCE NO. 2474

EXHIBIT B
Downtown Montebello Specific Plan
[PLACEHOLDER]

ORDINANCE NO. 2474

EXHIBIT C
Zone Change Map
[PLACEHOLDER]

Montebello
general plan

ATTACHMENT E

58 POLICIES AND ACTIONS
Policies and actions to carry out the vision.
60 OUR NATURAL COMMUNITY
Thrive in balance with natural ecosystems.
72 OUR PROSPEROUS COMMUNITY
Attract and retain high-wage and high value enterprise, and diversify and increase the local tax base.
84 OUR WELL PLANNED COMMUNITY
Preserve stable neighborhoods and make great places.
116

OUR ACCESSIBLE COMMUNITY
Balance pedestrian, bike, and transit connections.
136

OUR HEALTHY COMMUNITY
Promote health and well-being for all.
06 INTRODUCTION
History, community profile, and planning process.
40 VISION
A shared future for preservation and growth.

C
A
B

160

OUR SAFE COMMUNITY
Protect and improve the social well being and security. 184

OUR ACTIVE COMMUNITY
Provide enriching recreational options for the entire community. 204

OUR CREATIVE COMMUNITY
Weave arts, cultural events, and community programs into everyday life.
224

IMPLEMENTATION D
Partners, timeframes, and funding sources.

4 Montebello General Plan

5 City Council
Mayor Scarlet Peralta
Mayor Pro Tem Salvador Melendez
Council Member Angie Jimenez
Council Member Georgina Tamayo
Council Member David N. Torres
City Manager Raul Alvarez
Assistant City Manager Arlene Salazar
Planning Commission
Chair Victor Cuevas
Commissioner Alicia Morales
Commissioner Natalia Lomeli
Commissioner Joellann Valdez
Commissioner Armando Medina
Principal Staff
Planning & Community Development
Director
Joseph Palombi
Planning & Community Development
Assistant Director Matthew Ramos
Economic Development Manager Jose A. Gardea
Housing Manager Rosemary Perich
Assistant Planner Daniel Ruiz
Assistant Planner Emilie Fernandez
Assistant Planner Grace Hayashi
Senior Administrative Assistant Alexis Huerta
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
Former Planning Commission Chair Alexandra Briseno
Former Planning Commission Vice Chair Marlene Ramirez
Consultants
Rangwala Associates
in association with
Moule & Polyzoides
Rincon
Pro Forma Advisors LLC
Urban3
Kittelson
MetroQuest
... and thanks to numerous members of City Staff & Montebello residents & businesses

6 Montebello General Plan

Part A: Introduction 7
A Introduction
The City of Montebello is located about nine miles to the southeast of Downtown Los Angeles. Founded at the turn of the twentieth century and incorporated in 1920, Montebello is one of several municipalities in Southeast Los Angeles County that are collectively known as the Gateway Cities, so named because they are equidistant between the urban centers of Los Angeles, Long Beach, and Santa Ana. Compared to other cities in Los Angeles County, Montebello is moderate in size, with a footprint of

8.4 square miles and a population of approximately 63,000. It is bounded by the adjacent cities of Monterey Park and Rosemead on the north, the City of Commerce on the south and west, and Pico Rivera on the east. Much of Montebello’s western city limit abuts unincorporated East Los Angeles. Two prominent natural features near Montebello have influenced patterns of development since the community’s inception. Along its northern city limit is an outcropping of chapparal-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. Montebello’s eastern city limit abuts the Rio Hondo, a channelized tributary of the Los Angeles River. The Rio Hondo separates Montebello from Pico Rivera. 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.

Circulation patterns in Montebello generally ascribe to the surrounding topography.

Most of the city is oriented around a skewed orthogonal grid. However, as streets approach the hills near the northern city limit they become curvilinear. 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 Riverside 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. Schools and churches represent the most common types of institutional Part A: Introduction 7
development, and are generally located
along the major arterial streets that frame
and transect the city’s residential neighborhoods. Municipal services – including a city hall, public library branch, and police
station – are clustered in a civic center
complex along Beverly Boulevard. A
private hospital facility (Beverly Hospital)
is also located on Beverly Boulevard.

Several public parks are woven into the
city’s neighborhoods.

At the northwest corner of the city is a
120-acre golf course (Montebello Country
Club) that is situated at the western foot
of the Montebello Hills. 480 acres of
privately owned land in the Montebello
Hills constitute the city’s largest swath of
remaining undeveloped space.

Industrial development is concentrated
in the southern half of the city, in the area
to the south of Olympic Boulevard and
the Union Pacific Railway right-of-way.

This area is developed with warehouses,
light and heavy manufacturing facilities,
freight yards, and other industrial uses.

Los Angeles
LAX
Pasadena
Long Beach
Montebello Pomona
Anaheim
Santa Monica
20 miles

8 Montebello General Plan
1700 1800
1771 Mission San
Gabriel Arcangel
is founded

1. The History of Montebelllo
Early History
Prior to the Spanish colonization of
California, what is now the City of
Montebello was undeveloped and consisted of vast expanses of flatlands and chapparal-studded hills. Like much of
Southern California, the area was inhabited by the Gabrielino-Tongva people and was located within the indigenous world
of Tovaangar, which stretched between
the Pacific Ocean, the San Bernardino
Valley, Saddleback Mountain in Orange
County, and the San Gabriel Mountains.

The Gabrielino-Tongva have been
described in ethnographic accounts as a
peaceful group of hunter-gatherers who
subsided on small game in addition to
the berries, seeds, roots, and nuts derived
from the area’s native plants. They lived in
a network of about 100 ephemeral villages
that were typically located in proximity to
stable sources of water. These indigenous
settlements were upended upon the arrival
of Spanish colonizers in the mid-eighteenth century.

In 1769, California was “discovered” by
an intrepid group of Spanish explorers
led by Gaspar de Portolá, Father Junípero
Serra, Juan Crespí, and others, which
culminated in the Spanish colonization
of Alta California. Upon their conquest
of California, the Spanish
imposed their own tripartite land use
system – presidios, pueblos, and missions
– and through a combination of coercion
and force, relocated California’s indigenous
population away from their ancestral
villages and to the missions. The first site
of the San Gabriel Mission was located
in present-day Montebello. During the
Portolá Expedition, Father Crespí identified the Whittier Narrows area as an ideal location for a mission because of its ample
water supplied by the San Gabriel River,
its fertile soil, and its abundance of trees
that could be used as building material.

This area was also located near Tongva
settlements, whose inhabitants “would
form the basis for the work of the missionaries.” In accordance with Crespi’s wishes, the mission was built on the west bank of
the Rio Hondo in 1771. Though it initially
performed well as a farm and cattle ranch,
the mission was destroyed by a devastating flood about four years later and was subsequently relocated to higher and drier
ground, in present-day San Gabriel.

During the Spanish era of California
(1769-1822), the state’s abundant land
was carved into large swaths, or ranchos,
which were in turn conferred to those who
were held in high regard with the Spanish
government. This practice continued after
Mexico won independence from Spain in
1822. What would become Montebello
fell within the boundaries of three ranchos
during this time: Rancho San Antonio
(south and west, conferred to Antonio
Maria Lugo in 1810), Rancho Paso de
Bartolo (east, granted to Juan Crispin
Perez in 1835), and Rancho La Merced
(north, conferred to Casilda Soto de
Lobo in 1844). In 1845, Casilda Soto de
Lobo and her three sons erected an adobe
residence on a gentle bluff overlooking the
Rio Hondo, in what was then the Rancho
La Merced. The adobe was subsequently
acquired by rancher Juan Matias Sanchez, who lived there until his death in 1885. Known as the Sanchez Adobe, the
structure is still standing and is currently
occupied by the Montebello Historical
Society.

The Montebello area was the site of a
decisive moment in the Mexican American War. In 1847, a battalion of about 500 Mexican soldiers faced off against American insurgents in what was known as the Battle of Rio San Gabriel. The battle took
place along the banks of the Rio Hondo,
and ultimately resulted in the surrender
of Los Angeles and Alta California to the
United States.

Juan Matias Sanchez
The Sanchez Adobe is the oldest known built
resource in Montebello, and is a rare example
of an extant structure associated with Southern
California’s Mexican-era roots.

La Mision Vieja: The original site of the mission at
the northwest corner of San
Gabriel Blvd and Lincoln Ave,
is designated as a California
Historical Landmark.
1822
California
becomes
Mexican
territory

Part A: Introduction 9
1850 California was admitted to
the Union in 1850
From the turn of the century
and through the 1920’s, the
area was famed for its production of flowers, vegetables, berries, and fruits. 1900
Following the Mexican American War
(1846-1848), Mexico reluctantly ceded
most of the American Southwest to the
United States. In theory, the owners of
Spanish and Mexican ranchos could
retain title to their land; in practice,
ownership became a contentious issue
due to discrepancies between Mexican
and American title law and policies that
favored the interests of Americans. The
land around Montebello passed through a
succession of owners in the latter decades
of the nineteenth century. In 1885, much
of what now encompasses Montebello and
East Los Angeles was sold to a consortium
of Los Angeles businessmen including
banker Isaias Hellman and wholesale
grocer Harris Newmark. The businessmen
purchased the land from the estate of
Alessandro Repetto, an Italian American
sheep rancher, for $60,000, or approximately $12 per acre.

Community Origins
Members of the consortium subsequently
divided the land among themselves.

Approximately 1,200 acres of the Repetto
land was given to Newmark and his
nephew, Kaspare Cohn. Interested in
subdividing and developing the land,
Newmark and Cohn enlisted the help of
hydraulic engineer William Mulholland
to construct a water system that would
bring much-needed irrigation to the area.

Completion of the water system circa
1899 rendered the area suitable for new
development. Newmark, Cohn, Mulholland, and their associates incorporated the Montebello Land and Water Company in
1900. It was at the 15 behest of Mulholland that the name “Montebello” was bestowed upon the tract, invoking the Italian word for “beautiful hill” and referencing
the hills that framed its northern edge.

When the Montebello Land and Water
Company was incorporated, roughly forty
acres of the Montebello tract were subdivided into a town site that was originally known as Newmark. Newmark consisted
of 192 parcels of roughly equal size that
were marketed as ideal sites for new suburban houses. The town was located along the route of the San Pedro, Los Angeles
and Salt Lake Railway, which was built
shortly after the town was platted. It was
also bisected by Whittier Avenue (now
Boulevard), then the main road between
Los Angeles and Whittier. Consistent
with prevailing patterns of development at
the time, streets, blocks, and lots were oriented around an orthogonal grid. The rest of the tract was subdivided into five- and
ten-parcels that were marketed as sites for
agriculture. To entice prospective buyers,
promoters of the tract promised that each
landowner would be granted access to the
ample water supplied by the Montebello
Land and Water Company. Among the
early investors in the Montebello tract was
Mulholland, who had engineered its water
system. Not long after its inception, the
name Newmark was scrubbed from the
local vernacular, and the entire subdivision
– including the town and its agricultural
environs – were all referred to as Montebello.

In its early years, Montebello was
aggressively marketed as an agricultural
community, notable for its ample amount
of developable land, plentiful water, and
mild climate that was free of frost.

Development in Montebello was slow
to start, due in large part to a dearth of
transportation infrastructure between
the town and Los Angeles. “Montebello
has an excellent location,” observed the
Los Angeles Times in 1907, “but its
development has been retarded because
of its poor railway connections.” When
the Montebello tract opened, there was
no streetcar service to the area, and the
San Pedro, Los Angeles and Salt Lake
Railroad that abutted the town’s southern
edge had not yet been built. Though the
tract was accessible via Whittier Boulevard, cars were still few and far between.

Nonetheless, investors began to purchase
land in Montebello, eager to capitalize on
the area’s agricultural potential.

Beginning in the early 1900s, many of
the tract’s five- and ten-acre parcels were
purchased and planted with an assortment
of crops. Oranges, berries, apricots, walnuts, barley, alfalfa, and corn were among the many crops that were cultivated in the
area. In particular, Montebello became
known for its nurseries and ornamental
flower fields. The area’s vast expanses of
open land were blanketed by “beds of
stunning red roses beyond which are acres
after acres of pink, white and crimson carnations and expansive fields of variegated sweet-peas, cannas, lilies, violets, marigolds
and innumerable other species of flora.”
Groups of day trippers from Los Angeles
and beyond would arrange auto trips to
Montebello to gaze at the flowers. In 1912,
the Montebello Women’s Club organized
the community’s first annual flower show,
which became a beloved community tradition. The town of Montebello began to Water system built by
William Mullholland
was instrumental in
the development of
Montebello
A plaque, two cannons, and an American flag
commemorating the battle are installed at the
intersection of Washington Boulevard and Bluff
Road. The site is recognized as a California
Historical Landmark.

10 Montebello General Plan
1910
1917 c Oil discovered in
Montebello Hills
1920 City incorporation
1928 Diner Shaped
like an oil can
1920
develop as the agricultural and floriculture
industries flourished.

In the 1900s and 1910s, several houses
were erected on the blocks on either side
of Whittier Boulevard, in what was then
the center of town. Reflecting the modest
means of those who commissioned them,
these houses tended to be small in size
and vernacular in style, loosely embodying
characteristics of the Craftsman style and
other idioms that were popular at the time.

Residential development was accompanied
by new commercial and institutional
buildings that were built to serve the
needs of those who lived in the fledgling
town. A schoolhouse – Montebello’s first
public building – was completed in 1902,
and by the end of that year the town also
boasted its own store and post office.

Several churches and markets were built
within the town’s neighborhoods. A large
new high school opened in 1909, and by
the early 1910s a bustling business district
had emerged along Whittier Boulevard,
the epicenter being near the intersection
of Whittier and Fifth Street. An anchor of
the business district was the Montebello
24 State Bank, a two-story brick edifice
that was constructed in 1912.

Agriculture and floriculture were the
primary engines driving Montebello’s
economy during the community’s formative years. However, industry also played a heavy hand in sustaining the town’s early
growth. In 1905, the Simons Brick Company – a manufacturer of red commonface bricks – opened a brickyard in the
southern reaches of Montebello, about two
miles south of the center of town. Known
as Simons Brickyard No. 3, the facility
grew into what was described as the single
“largest brick manufacturing plant in the
world,” occupying 223 acres and producing
some 750,000 bricks per day.

Oil Discovered
Circa 1917, the Standard Oil Company
discovered underground oil reserves in the
hills north of Montebello. Emboldened
by the discovery, Standard Oil and other
companies leased a large amount of land
in the hills under agreements by which the
owners were given royalties for use of their
land. One of the wells drilled by Standard
Oil yielded “10,000 barrels daily, making it
the biggest producer in the State” upon its
discovery.

City Incorporated
The discovery of oil was a boon to
Montebello. Along with agriculture and
manufacturing, oil production became
one of the key engines driving the town’s
economy, ushering in a significant wave of
new development that paved the way for
incorporation. In September 1920, a group
of Montebello residents petitioned the
County Board of Supervisors to become
an incorporated city. The following month,
the issue was taken to a vote and was
overwhelmingly approved.

By the 1920s, Montebello had
unequivocally shed its rural roots
and now resembled a full-fledged
suburban community of approximately
6,000 residents. To house the growing
population, a number of new houses were
erected on the town’s residential streets,
filling in its sparsely-developed blocks.

New subdivisions were also platted in
more peripheral areas on the outskirts
of town. As in previous years, houses
constructed at this time tended to be
relatively humble with respect to size,
scale, and style, catering to those of modest
means who were employed in the area’s
farms and oil fields.

Wilcox Nursery, circa 1935 Simons Brick Company, circa 1940 Montebello oil fields.

Part A: Introduction 11
1924 circa Security-First
National Bank on the corner
of Whittier Boulevard and 5th
Street.
1927 Charles Lindbergh lands
his Spirit of St.Louis monoplane
at Vail Field Airport
1925 Montebello Park
In 1922, city officials proudly announced
the installation of an electric streetlight
system comprising “regular, modern,
watt-eating electrical lamps.” By 1926,
Montebello was home to seven churches,
six schools, a commercial core anchored
by two banks, and institutions including a
Masonic lodge and a women’s clubhouse.

Two new civic buildings – a city hall and
a library (now the Montebello Senior
Center) – were in the works, as was a park
(Montebello City Park).

Advent of the Automobile
Montebello’s prosperity in the 1920s
was also shaped in part by the advent
of the car and car culture. Whittier
Boulevard – which had long been the
main road between Los Angeles and
Whittier – became a part of the historical
alignment of US 101, the principal
thoroughfare between Los Angeles and
San Diego. By the 1920s, the stretch of
Whittier Boulevard in Montebello was
peppered with businesses that catered
to the motoring public. In addition to
service stations, garages, and repair shops,
the boulevard featured various other
commercial uses – motels, strip malls with
ample on-site parking, and restaurants
with bold, eye-catching forms and
signage – that were designed to attract the
attention of passersby. These included The
Oil Can, a diner building that was literally
shaped like an oil can, and Currie’s Ice
Cream parlor, which featured an enormous
rooftop sign in the shape of an ice cream
cone. Both buildings have been razed.

Most new development in Montebello
at this time was located near the original
townsite, along Whittier Boulevard
and north of the Union Pacific Railway
right-of-way. However, by the 1920s a
second, lesser-known population center
had also emerged on the opposite side of
the railroad tracks. The Simons Brickyard
facility in South Montebello had built a
company town for its workforce, most of
whom were immigrants from Mexico. The
town, which was formally called “Simons”
but was known colloquially as “El Pueblo
de Simons,” was a sophisticated operation,
complete with “its own stores, post office,
bank, school, churches, recreation centers,
moving-picture theater, billiard halls,” and
hundreds of dwellings to house the company’s laborers and their families. Most of Simons has since been redeveloped,
but vestiges of the former company town
remain in the form of small houses along
Date Street and Español Avenue.

Industry and Subdivision
In the 1920s, several of the communities
adjacent to Montebello became
epicenters of industrial development. The
proliferation of heavy industry created new
demand for housing among those who
were employed at the factories.

In 1925, the J.B. Ransom Corporation
acquired a large piece of property to the
south of Whittier Boulevard known as
the Babbitt Ranch and subdivided it into
a planned community called Montebello
Park. The subdivision, located partially
within the city limits of Montebello and
partially within the adjacent community of
unincorporated East Los Angeles, was one
of the largest developments in the area,
comprising hundreds of modest residential
parcels arranged around a network of
gently curving streets.

The Ransom Corporation simultaneously pursued other development opportunities nearby. In 1927, the company acquired the Bicknell Ranch, a 491-acre property
to the north of Montebello Park, and announced plans to develop the virgin land with a large new residential subdivision.

In 1929, the Ransom Corporation
acquired another large tract of land to the
north of Montebello Park and to the west
of the golf course. Comprising 852 acres,
Repetto Park also skirted the boundaries
of Montebello and East Los Angeles, and
it too was geared toward families in search
of quality, affordable dwellings.

Since Montebello’s inception, Whittier
Boulevard had served as the
city’s primary east-west
street. However, when
About 120 acres of the Montebello Park subdivision were aside for a golf course, laying the groundwork for the present-day Montebello
Country Club. The golf course was designed by
landscape architects Cook, Hall and Cornell, and
was anchored by a resplendent Spanish Colonial
Revival style clubhouse designed by architect Claud
Beelman. Originally a privately owned facility, the
course was sold to the City of Montebello in 1941.

12 Montebello General Plan
1930
1937 Vogue Theatre on
Whittier Boulevard
1953 Interstate 5 opens
1960s (mid-late)
California State
Route 60 opens
1950 1960
the car had come of age by the mid-1920s
traffic conditions along Whittier Boulevard and other major Los Angeles roads became a problem of increasing magnitude. Among the new roads proposed in the plan was Beverly Boulevard, which
would pass through Montebello and
Whittier and provide an alternative to the
heavily trafficked Whittier Boulevard.

In 1927, to accommodate increasing east
west traffic, a four-mile stretch of Beverly
Boulevard was completed passing directly
through the future Repetto Park tract and
opening up this area of the city to growth.

To the south of the burgeoning
residential district was a local airport
called Vail Field, which opened in 1926
and was owned by Western Air Express.

In 1927, Vail Field was thrust into the
public eye when esteemed aviator Charles
Lindbergh – who had recently made
history by completing the world’s first
solo, nonstop transatlantic flight – chose
the airport as the site on which to land
his Spirit of St. Louis monoplane while
touring Southern California. The event
was nothing short of a spectacle, as some
200,000 people flocked to Vail Field to
witness the landing and welcome the
aviator to the Los Angeles area. The
airport closed in the 1950s and was
replaced by industrial development.

As the economic impacts of the
Great Depression began to take effect
in the early 1930s, the limited amount
of new development that took place
in Montebello at this time consisted
largely of individual houses in established
neighborhoods. There also continued to
be some commercial development along
Montebello’s major corridors at this time.

In 1937, famed theater architect S. Charles
Lee renovated the Vogue Theatre on
Whittier Boulevard in the then-popular
Streamline Moderne style.

Compared to broad regional and
national trends, Montebello fared somewhat better during the Depression era in that its development significantly slowed
but did not grind to a complete halt. This
may be attributed to the presence of large
industrial plants in the area that provided
much-needed jobs.

Postwar Development
Like many communities in Southern
California, Montebello witnessed an
unprecedented wave of growth after
World War II, transforming it from an
agricultural community dotted by oil
fields into a sprawling postwar suburb.

The swift suburbanization of Montebello
was hastened by the construction of a vast
network of freeways throughout Southern
California, which significantly improved
connectivity between the region’s major
employment and population centers.

The Santa Ana Freeway (Interstate 5)
freeway was completed in segments and
reached Montebello in 1953. The Pomona
Freeway (SR-60) was constructed between
the mid and late-1960s.

Buoyed by the incredible demand for
new housing, vacant parcels in existing
residential tracts like Montebello Park and
Repetto Park – both of which had been
subdivided in the 1920s but had then sat
mostly dormant during the Depression
years – were swiftly filled in with new suburban houses between the late 1940s and early 1950s. By virtue of the sheer number
of new houses that were constructed
within these tracts – almost all of which
were designed in the Minimal Traditional
style that was popular at the time– the
tracts took on the essential character of
postwar suburban neighborhoods, despite
the fact that they had been planned and
platted decades prior. Similar patterns of
infill development shaped the established
residential blocks along Whittier Boulevard at this time, rounding out patterns of development in the city’s historic core.

Through the 1960s, almost all of the
new suburban development in Montebello
took place in the area south of Lincoln
Avenue. North of Lincoln Avenue were
the Montebello Hills, which continued to
yield a considerable amount of crude and
continued to be owned by oil interests.

However, over time many of the area’s
once-productive wells became depleted,
and the oil companies sold off portions of
their land to developers. The developers,
in turn, subdivided the hilly terrain into
a number of large new suburban tracts.

Consistent with prevailing trends in
planning and subdivision design at the
time, these new tracts were generally
oriented around curvilinear networks of
streets and cul-de-sacs, distinguishing
them from the orthogonal orientation and
gridded streets of earlier neighborhoods.

The houses within these new tracts tended
to be designed in the Ranch style that was
popular at the time.

As the trajectory of residential development in Montebello moved away from the downtown core and into the
northern section of the city, so too did
Designed by architect William Allen, the new City
Hall was designed in the Mid-Century Modern
style and stood as a bold testament to the city’s remarkable growth in the postwar period. Allen also designed a new public library and police station
within the civic center complex, both of which were
erected in 1964.

Part A: Introduction 13
1969 Helms Bakery consolidates
production in
Montebello
2018 A 203-room hotel built on the site of a former
1968 Armenian maintenance yard across from the golf course Genocide
Martyrs’
Monument
erected in
Bicknell Park
the city’s public institutions. In 1962, the
City Council authorized construction a
new civic center at Beverly Boulevard and
Maple Avenue, on the former site of the
Benedictine monastery. The site that was
selected for the civic center was located
about a mile to the north and west of the
city’s existing civic buildings, which were
concentrated downtown. The new civic
center complex was anchored by a modern
city hall and library building.

South Montebello continued to be
dominated by industrial uses in the
postwar period. The industrial landscape
of Montebello benefited from the construction of Interstate-5 and continued to be well-served by the freight rail line that
paralleled the course of the freeway. In
1948, Helms Bakery opened a production
plant at 480 S. Vail Avenue (now Bimbo
Bakeries). In 1969, Helms shut down its
original plant in West Los Angeles and
moved its entire production apparatus
to Montebello. Kaiser Steel operated a
fabrication plant on Telegraph Road in
the 1950s and ‘60s. Other industries in
Montebello at this time included Finley’s
Color Laboratory, processors of color film;
the Time Trucking Company, a commercial trucking enterprise; and the Transicold Corporation, major suppliers of truck and
trailer refrigeration systems.

New methods of construction reduced
demand for structural brick and as a
result Simons Brick Company closed its
brickyard in 1952. The 245-acre former
brickyard was subsequently converted into
a modern industrial tract. After its sale,
the site was redeveloped with a walnut
shelling plant operated by the Walnut
Growers Association, utility warehouses
for the Pacific Telephone and Telegraph
Company and Western Electric Company,
and warehousing facilities for the Vons
Grocery Company.

Contemporary Development
Since the 1970s, development efforts
in Montebello have focused on the
redevelopment of the Montebello Hills.

Though the hills had been productive
sites for oil extraction for much of the
twentieth century, the wells eventually
became depleted, and oil companies were
selling off portions of the land.

In 1974, city officials designated 800
acres of the Montebello Hills as a redevelopment project area which ushered in a wave of new development in subsequent
years. By 1977, 978 new single-family
residences had been constructed within
the redevelopment project area.

In 1980, city officials approved the
construction of a new regional mall at the
northern edge of the city, adjacent to the
Pomona Freeway. The mall site occupied
land that had long been owned by the
Chevron Land and Development Company. Ground was broken in 1984; construction was complete in 1985. Designed by Gruen Associates of Los Angeles, the
multi-level complex encompassed 60 acres
and was anchored by three department
stores: Mervyn’s, J.C. Penney, and the May
Company. Its aesthetic embodied popular
architectural trends of the era, with “a
color scheme of warm shades of terra cotta
and sand” and an exterior composed of
“rough-textured, split-faced block with
reflective glass vaults.” Inside, it was lit
by “barrel-vaulted skylights [that] run
the entire length of the mall.” The mall
was, and continues to be, an important
commercial anchor of Montebello and a
regional shopping destination.

In 1990, City officials approved the construction of a 20-acre commercial center on a large parcel of land across the street
from the mall. Called Montebello Town
Square, the project is anchored by several large retail chains as well as a movie theater. It complements the adjacent mall
and solidifies this area of the city as a key
regional commercial node. In 1993, city
officials approved a $6.7 million proposal
to renovate the Montebello Country Club
including a comprehensive redesign of
the golf course, replacement of its existing
buildings and facilities, and construction of
a new hotel, all of which were completed
in the late 1990s.

Recent development activity in the city
has involved the proposed construction of
a large new housing development in the
Montebello Hills. Metro Heights would
entail the construction of up to 1,200 new
residential units.

Montebello’s population has become
increasingly diverse during the late
twentieth and early twenty-first centuries.

Today Montebello is home to a large
Mexican American population, with
roughly 80 percent of residents identifying
as Hispanic or Latino origin. The city is
also home to a sizable Armenian American population.

Metro Heights is planned as a walkable
community.

14 Montebello General Plan

2. The Architecture of Montebello
Spanish and Mexican-Era Architecture: The predominant form of housing in California was the adobe house. The typical adobe house was intended to provide a basic form of shelter. There is one example of an adobe house in Montebello – the Juan Matias Sanchez Adobe (1845).

Montebello contains a range of architectural styles that collectively define its built environment. Following is a summary discussion of the most common architectural styles comprising Montebello’s built environment, as well as a list of common character-defining features that are associated with each style.

Spanish Colonial Revival: Spanish Colonial Revival architecture was an attempt to create a “native” style that paid homage to Southern California’s colonial roots. The style’s versatility allowed for buildings to be as simple or as lavish as money allowed. Common features include asymmetrical façades, stucco walls, red clay tile roofs, and arched doors and windows. The style was applied to houses built in Montebello during the 1920s and ‘30s.

Tudor Revival: The Tudor Revival style was loosely based on various of Medieval English building traditions and emulated the architecture of thatched-roof cottages and manor homes found in the English countryside. Common features include steep roofs; prominent chimneys; and brick, stucco, and/or stone exteriors with decorative half-timbering. The style was applied to houses built in Montebello during the 1920s and ‘30s.

Ranch: The Ranch style was the dominant mode of residential architecture in Southern California after World War II. Loosely inspired by Southern California’s Spanish and Mexican-era haciendas and the vernacular farmhouses of Northern California and the American West, the Ranch style evinced a casual aesthetic and an adaptable form that lent itself to the mass-produced tract housing of the postwar period. There are many examples of the style in Montebello, generally in neighborhoods that developed after World War II.

Residential Architecture
Craftsman: Originated in Southern California and emphasized the use of simple building forms, natural materials, and an emphasis on handcraftsmanship. Common features include low-pitched roofs with wide eaves, wood wall cladding, and broad porches. The style was popular between about 1905 and the early ‘20s. Examples are relatively rare in Montebello and consist of small, Craftsman style bungalows, most of which are located on blocks adjacent to Whittier Boulevard within the original town site.

Minimal Traditional: A modest idiom designed to meet the demand for mass-produced housing in the Depression and early postwar eras. Common features include compact plans, low-pitched roofs, stoops, and minimal ornament. The style is very common in Montebello and is expressed in single-family houses built between the 1930s and ‘50s, and is also expressed in low-scale multi-family residences.

Contemporary: Housing in Montebello built in the late 1970s and beyond are best classified as “contemporary”. Contemporary houses are typically located in large housing tracts and adhere to one of several standardized plans, though they exhibit some variation in façade details to provide a semblance of variety. These details often incorporate elements of historical architectural styles. The Contemporary style is expressed in the tract neighborhoods of north Montebello, which was the last part of the city to develop.

Part A: Introduction 15
Contemporary (Non-Residential): Commercial and
institutional buildings in Montebello that date to the late 1970s and beyond are best classified as “contemporary.” These contemporary-styled buildings are typically simple in form, are clad in economical materials like stucco, and have large on-site parking lots and signage that cater to motorists. Sometimes – but not always – these contemporary buildings include some loose references to past architectural styles. Most examples of the style are located along Montebello’s major vehicular corridors and are expressed in the form of strip malls and other commercial and institutional developments.

Programmatic: Programmatic architecture refers to buildings which resemble non-architectural objects – and often take the form of the product(s) that they sold. The style was applied to commercial buildings in the early days of car culture in the 1920s and ‘30s and was intended to attract the attention of passing motorists. Multiple examples once flanked Whittier Boulevard and included the Oil Can, a diner shaped like a literal oil can; and Curran’s Ice Cream, which featured a rooftop sign in the form of an oversized ice cream cone.

Beaux Arts: Taking its name from the École de Beaux Arts in Paris, the Beaux Arts style was rooted in the City Beautiful Movement, which sought to improve urban environments through monumental buildings and civic beautification projects. Common features include a formal presence, symmetrical massing, flat roofs with cornices, brick and terra cotta exteriors, and Classically-derived details. Examples include a handful of early commercial and institutional buildings that are generally sited along the Whittier Boulevard corridor. Most examples of the Beaux Arts style in Montebello have been altered.

Moderne: Moderne architecture was popular in the 1930s and ‘40s. Its aesthetic evinced a sense of modernity through the use of aerodynamic building forms and new materials like stainless steel, enamel, and glass blocks.

Common features include flat roofs, curved walls, projecting pylons, horizontal moldings (called “speedlines”), and steel windows with bezeled surrounds. Most examples consist of commercial buildings on Whittier Boulevard, though there are some institutional and industrial buildings rendered in the style.

Mid-Century Modern: The term “Mid-Century Modern” is used to describe the various iterations of Modern architecture that matured in the post-World War II period. Common features include simple building forms, flat roofs, stucco wall cladding used in combination of brick, stone, or concrete block; metal windows; and a lack of excessive ornament. The style was popular in the post-World War II period, between the late 1940s and ‘70s.

Examples can be found citywide, as Montebello witnessed extraordinary growth in the postwar era.

Commercial and Institutional Architecture

16 Montebello General Plan
5,498
21,735
1930
1940
1950
1960
1970
1980
1990
2000 2010 2019
8,016
32,097
42,807
52,929
59,564
62,150 62,500 61,954
% of Adults that are
Obese 27% % of Uninsured Children 6%
% of Adults Diagnosed
with Diabetes 10% % of Uninsured Adults 32%
52nd percentile
0 to 25 26 to 50 51 to 75 76 to 100
higher pollution burden lower pollution burden
26th percentile
fewer healthy conditions more healthy conditions
7%
55-64
5-24
25-34
<5
2010
2019
45-54
>65
35-44
29%
14%
14%
14%
12%
10%
6%
26%
17%
13%
15%
12%
12%
10%
10%
14%
15%
15%
29%
7%
12%
13%
13%
14%
16%
26%
6%
14%
27%
12%
19%
8%
14%
5%
12%
21%
9%
19%
7%
21%
11%
74%
20%
79%
33%
bachelor’s
degree
or higher
high school
graduate
or highet
some
college,
no degree
associate’s
degree
bachelor’s
degree
high school
graduate
9th to 12th
grade
less than 9th
grade
graduate or
professional
degree
Before 1930
1930-1959
1960-2019
Education
Health
Age

3. People

Part A: Introduction 17
White
alone
African
American alone
Asian
alone
Two or
more races
White alone,
not Hispanic
56%
1%
14%
2%
7%
26%
3%
15%
9%
71%
Hispanic
77%
49%
4%
60%
10%
6%
39%
11%
Spanish
Asian & Pacic Island
languages
Other Indo-European
Languages
<$15 $15-$24.9 $25-$34.9 $35-$49.9 $50-$74.9 $75-$99.9 $100-$149.9 $150-$199.9 10%
12%
10%
14%
18%
12%
15%
6%
4%
10%
8% 7%
11%
16%
12%
17%
8%
11%
>$200
in $1,000
Population
61,954
Median Household
Income
$56,150
Poverty Rate

13.9%
Bachelor’s Degree or
Higher

19.8%
Employment
25,600
Total Housing Units
19,919
$
Montebello Los Angeles County
Race Languages
Income

18 Montebello General Plan
Montebello Los Angeles
County
State of
California
Average
household size 3.30 2.99 2.95
Median home
value $492,300 $583,200 $505,000
Median
household
income
$56,150 $68,044 $75,235
Housing tenure

43.2%
Owner

56.8%
Renter

45.8%
Owner

54.2%
Renter

54.8%
Owner

43.2%
Renter
Average
commute time

33.4 mins 31.8
mins

29.8 mins
Built Year
Since
1990
Prior to
1930 84%
of structures
built prior to 1979
62% multi-family houses
38% single family houses

4. Housing

Part A: Introduction 19

5. Economy
25,600 employed
3,400

11.6%

10.9%

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%
Man
W
ufacturing 17% arehouse 56%
Distribution 14%
Food Processing & Storagr 6%
Service 4%
Other 3%
53% incoming workers
43% outgoing workers
remaining worker
4% s
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
Sources: US Census, LEHD, American Community Survey, CoStar, California Economic Development Department, LA County Department of Public Health
Employment by Industrial Sectors
Employment Trend (2008-2018)
Health care, accommodation & food services sectors
are driving job growth.

Most Montebello residents work outside of the City
Commuter
Inflow/Outflow
Industrial Use
Distribution
Unemployment
Rate

20 Montebello General Plan

6. Fiscal Health
The total assessed value of real property
in the City of Montebello exceeded $7
billion in 2021. Between 2020 and 2021,
the City experienced an increase of over
$340 million in assessed value (5.1 %
percent change). This growth is attributable to both the appreciation in value of existing real estate and the development
of new taxable real property. Montebello’s
growth in assessed value kept pace with or
exceeded the growth experienced by adjacent incorporated areas and the County’s average growth rate.

Total Assessed
Value in 2021
Percent
Change
from 2020
Montebello 7,033,268,788 5.1
Pico Rivera 6,087,799,752 6.1
Commerce 6,210,852,946 2.0
Monterey Park 8,770,787,957 3.4
Alhambra 10,816,072,650 2.7
Rosemead 5,233,883,370 2.4
South El Monte 9,121,412,979 3.4
Total L.A
County 1,769,948,410,421 3.7
Table A.1. Total assessed value in 2021.

Montebello receives traditional property
tax from residential, commercial and
industrial property owners within the City.

The City receives approximately nine cents
Pico Rivera Whittier Montebello Monterey Park Alhambra
Total Taxable Value
(billion) $5.7 $11 $6.7 $8.5 $10.5
Population Density
(people/acre) 11.2 9.2 11.7 12.3 17.4
Size (sq. mile) 8.9 14.7 8.4 7.7 7.6
Citywide Taxable Value
per Acre (million) $1.7 $2.1 $2.2 $2.6 $3.4
Peak VPA (million) $16.5 $31.3 $18 $34.9 $42.2
Table A.2. Taxable Value per Acre, City Comparison. Source: Los Angeles County Asssessor, 2020.

Figure A.1. Taxable value. The map shows which areas are generating the maximum amount of value for the space and resources they consume, and which are not. The darker shades represent greater tax value per hectare. By analyzing this pattern, we can see how mixed-use, traditional development close to the city center produces the most value for the county. Source: Los Angeles County Asssessor, 2020.

Part A: Introduction 21
out of every property tax dollar paid to the
County of Los Angeles. In 2021, property
tax revenue represented over 23% of the
City’s General Fund– making the property
tax the second largest source of revenue
for the City. This revenue is used to fund
important public services that support the
quality of life for Montebello residents and
business owners– including police and fire
services, public works, community development and parks and recreation.

The City of Montebello’s incorporated
land area is roughly 5,300 acres. Certain
types of land uses produce more in
public revenue (i.e. property tax) than
they consume in land area— referred to
as ‘highly productive land uses’, while
others consume more in public services
(i.e. infrastructure) than they produce in
public revenue– referred to as ‘minimally
productive land uses’. Since the City of
Montebello has a finite land area– an
important strategy to support long-term
financial sustainability is to promote
highly productive land uses that generate
public revenue.

For example, in 2021 the average single
family residential home in the City carried
an assessed value of roughly $2.1 million
dollars for every acre of land consumed.

The average four-unit multi-family
building carried an assessed value of $3.5
million. New multi-family residential
developments like Rio Walk, Montebello
Collection, and Jade Place topped out at
over $13.5 million in assessed value for
every acre of land consumed. Therefore,
multi-family residential style developments provide greater value to public revenue, while consuming less of the finite
land area of the City.

The citywide assessed value of real property per acre of land area is an informative benchmark for the efficiency of land uses.

The average acre in Montebello carries an
assessed value of $2.2 million dollars. By
comparison, the average acre in the City of
Alhambra carries an assessed value of over
$3.4 million. This suggests that the City of
Alhambra’s land use patterns support more
fiscally productive development.
33%
23%
Sales &
User Tax
Property
Tax
Charges for Service (13%)
Licenses & Permits (8%)
Transfers - Gas & Retirement (8%)
Fines & Forfeitures (5%)
Franchise Taxes (4%)
Interfund Revenue (4%)
Other Taxes (1%)
Cannabis Fees (1%)
Other Revenues (1%)
Sources of
Revenue
General Fund
Revenues Expenditures
Figure A.4. Productivity model showing property tax and sales tax per acre. Beverly and Whittier Boulevard are the most productive areas. The mall and the industrial areas to the south are productive with sales tax per acre. Source: Los Angeles County Asssessor, 2020.

Figure A.3. Sources of General Fund revenues and how money is spent. Police and Fire Services account for over 50% of all expendi.tures.Source: City of Montebello Budget.

Figure A.2. Sources of revenues, City of Montebello. Over 50% of the revenues come from Sales/User Tax and Property Tax. Source: City of Montebello Budget.

6 5
Wells Fargo
$18,042,213 per acre
Average Single Family Res.
$2,135,654 per acre
Value Per Acre
Figure A.5. Montebello’s value per acre. Source: Los Angeles County Asssessor, 2020. 22 Montebello General Plan

Rio Hondo
San Gabriel
6 Rosemead
The Shops at Montebello
$5,370,549 per acre
Jade Place
$13,561,434 per acre
Rio Walk
$5,370,549 per acre
Part A: Introduction 23

24 Montebello General Plan

7. Creative Montebello
Diverse multicultural
population, personal and
active cultural activities
throughout the year, creative
industries and businesses
that serve the region are
all unique features of the
Montebello arts and cultural
environment.

Parade on Whittier Boulevard features live performances, food, games, and a

25 Montebello ArtFest features a unique blend of local art, music, and food.
art and craft vendors.

Armenian Genocide Martyrs Memorial Monument.

26 Montebello General Plan
Montebello streets are divided into three
categories: Major Roadway, Secondary
Roadway, and Collector, with the remaining roads considered local residential streets. Major and secondary roads are
for connecting major residential areas to
working, shopping, and recreational destinations, while collector roads are primarily for moving traffic from local streets to
primary and secondary roadways.

Classification Standards
Major Roadway
• Controlled access,
signalization, and road
dividers
• Generally 80 to 120
feet wide
Secondary
Roadway
• Controlled access,
signalization, and road
dividers
• Generally 60 to 84 feet
wide
Collector
• No dividers nor
controlled access
• Generally 60 to 70 feet
wide
Street Segment
Classification
Approx. Width
Roadway (ft.) Standard Width
(ft.)
Montebello Blvd
Plaza-Paramount
Major 80-120
80 Paramount-Liberty 85-87
Liberty-Jefferson 84
Jefferson-Lincoln 80-82
Lincoln-Beverly 75-88
Beverly-Whitter 84
Whittier-Olympic 77-82
Olympic-Greenwood 80-84
Greenwood Ave
Mines-Beach
Major 80-120
60 Beach-Washington 55-60
Washington-Date 72
Date-Telegraph 78
Beverly Blvd
Gerhart-Concourse
Major 80-120
83 Concourse-Montebello 75
Montebello-Rea 55
Whittier Blvd
Garfield-19th
Major 80-120
84 19th-7th 64-76 (varies)
7th-Van Norman 55-60
Garfield Ave SR-60-Whittier Major 80-120 70
Washington Blvd Vail-Bluff Major 80-120 83
Telegraph Rd I-5 NB Ramps-Greenwood Major 80-120
60-65
Greenwood-Slauson 58-65
Wilcox Ave SR-60-Beverly Secondary 60-84
62-64
Beverly-Whittier 48
Lincoln Ave
San Gabriel-Merced Secondary 60-84 24-44
Merced-Rea
Collector 60-70
46 Rea-Montebello 38-40
Montebello-18th
Secondary 60-84
60 18th-Wilcox 38
Olympic Blvd
Concourse-Allston Major 80-120 70
Allston-Vail
Collector 60-70
70 Vail-Taylor 63-66
Taylor-4th 55
Mines Ave Vail-Bluff Major 80-120 38
81%
13%
6% The City’s transportation network provides facilities that are oriented towards automobiles. Consequently, the vast majority of residents use private vehicles for both commute and non-commute trips. According to the California Household Travel Survey (2012), which provides mode share data for all trip purposes, 81% of trips by Montebello residents are taken by private vehicle, while 6% are via public transit, and 13% are via walking and biking. The private automobile is overwhelmingly the most common form of travel within the city, although residents do walk and bike at higher rates for local non-work trips such as shopping, school, and recreation.

Table A.4. Classifications and curb-to-curb dimensions for major roadways.

Table A.3. Roadway classifications.

A. Driving

8. Getting Around Montebello

Part A: Introduction 27
Major Roadway
Secondary Roadway
Collector Greenwood Ave
Garfield Ave
Wi cl ox Ave
Washington Blvd
Telegraph Rd
Lincoln Ave
Whittier Blvd
Beverly Blvd
Mines Ave
Bluff Rd
Rea Dr
Poplar Ave
Lincoln Ave
Montebell Blvd
Union St
Findlay Ave
Hay St
Vail Ave
5 60
Table A.5. Typical curb-to-curb cross-sections of the city’s key corridors and other major and secondary roadways, including the number of through vehicular lanes and the presence of a raised median or two-way center left-turn lane, curbside parallel parking, and on-street bike lanes. Note: On-street parking lanes are sometimes signed as a third travel lane during the morning and/or evening commute periods – this includes Beverly Boulevard (between Wilcox Avenue and Montebello Boulevard) and Washington Boulevard.

Figure A.6. Existing roadway classification map.

Street Segment Configuration
(curb-to-curb, each direction)
Montebello Blvd Plaza - Jefferson 2 lanes + median + bike lanes Jefferson - Merced 2 lanes + median + bike lanes + parking (southbound only)
Merced - Lincoln 2 lanes + median + bike lanes + parking Lincoln - Beverly 2 lanes + median + parking
Beverly - Greenwood 2 lanes + center lane + parking
Greenwood Ave Mines - Washington 2 lanes + parking
Washington - Telegraph 2 lanes + center lane + parking
Beverly Blvd Gerhart - Garfield 2 lanes + median + parking Garfield - Montebello 2 lanes + center lane + parking
Montebello - Rea 2 lanes + center lane
Whittier Blvd Garfield - Greenwood 2 lanes + median + parking Greenwood - Montebello 2 lanes + center lane + parking
Montebello - 1st 2 lanes + parking
1st - Van Norman 2 lanes + center lane
Garfield Ave SR-60 - Whittier 2 lanes + center lane + parking Washington Blvd Vail - Bluff 2 lanes + center lane + parking Telegraph Rd I-5 NB Ramps - Slauson 2 lanes + center lane Wilcox Ave SR-60 - Lincoln 2 lanes + center lane + parking (southbound only)
Lincoln - Beverly 2 lanes + center lane
Beverly - Whittier 1 lane + parking
Lincoln Ave San Gabriel - Merced 1 lane
Merced - Montebello 1 lane + parking
Montebello - Taylor 2 lanes + center lane
Taylor - 18th 2 lanes + center lane + parking
(eastbound only)
18th - Wilcox 1 lane + parking
Olympic Blvd Concourse - 10th 2 lanes + center lane + parking 10th - 4th 2 lanes + parking
Mines Ave Vail - Bluff 1 lane + parking
In addition to local roads, Montebello is served by
two freeways. State Route 60 (SR-60) runs along
the northern edge of the city parallel to Via Campo,
with ramps at Via Campo, Vail Avenue, Paramount
Boulevard, and Montebello Boulevard (at Montebello
Town Center). Interstate 5 (I-5) runs along the
southern edge of the city parallel to Telegraph Road,
with ramps at Telegraph Road and at Slauson Avenue.

Traffic flow in the city is affected by congestion,
especially during the peak weekday morning and
evening commute periods. During these times,
drivers experience congestion near the freeway ramp
intersections and along roads providing access to these on- and off-ramps. In addition, congestion can be
experienced within the city along its major corridors,
which can have long distances between signals and/
or lack a center left-turn lane or median with turn
pockets. This can result in traffic backing up due to
vehicles waiting to turn into side streets or driveways.

Key findings related to existing roadway conditions
are as follows:
• Several roadways in the city are narrower (in
terms of curb-to-curb width) compared to the
current standards for Major Roadways, Secondary Roadways, and Collectors. • Some roads which are currently narrower than
standard may not be classified appropriately
(when compared to local multimodal needs and
the surrounding land use context).
• The lack of center left-turn lanes and raised medians (with turn pockets) along some roadways affects traffic flow and safety.

28 Montebello General Plan
B. Parking D. Transportation Demand Management
C. Goods Movement
Generally, on-street parking is allowed
along the City’s major, secondary, and
collector roadways, which run throughout
the residential, industrial, and retail/
commercial areas and provide a parking
supply for these uses; on-street parking
is also generally allowed along local
residential roads. Three public off-street
parking lots are provided within the city:
north of Whittier Boulevard between 10th
Street and Spruce Street, at the Newmark
Mall north of Whitter Boulevard between
Montebello Boulevard and 6th Street,
and south of Whittier Boulevard between
Montebello Boulevard and 7th Street.

In addition, parking is provided at the
Montebello/Commerce Metrolink Station,
as shown in Figure A.7.

The City has a residential permit parking program to limit commercial parking on some local street segments to prevent
spillover parking from adjacent non-residential uses (shown in Figure A.7). Areas with consistently high on-street parking
demand include the hot spots shown in
Figure A.7.

Garfield Ave
Beverly Blvd
Residential Permit Parking Program
Parking Hot Spots
Public Parking
Greenwood Ave
Whittier Blvd
Mines Ave
1 1
2 3
6 7
8 9
5 4
Greenwood Ave
Gareld Ave Washington Blvd
Telegraph Rd
Whittier Blvd
Beverly Blvd
Montebello Blvd
Vail Ave
Local Truck Routes
STAA Routes
5 60
Figure A.7. Existing Parking Conditions.

Figure A.8. Existing Goods Movement.

Land Use Requirement
Residential
R-A and R-1 Zones 2 enclosed per unit
R-2, R-3 and R-4 Zones 2 enclosed per unit; plus 1
visitor space per 3 units
Non-residential
Banks, Businesses, Professional
Offices
1 per 400 sq. ft. gross floor
area
Retail, Personal Service
Shops
1 per 400 sq. ft. gross floor
area
Restaurants With Seating
Provided
1 per each 3 seats; plus 1
per each 400 sq. ft. gross
floor area
“Take-out” Food Businesses With
no Seating Provided
1 for every 400 sq. ft. of gross
floor area in building
Table A.6. Minimum Parking Requirements.

Table A.7. TDM Requirements.

Within the downtown area, on-street
parking is free but with some time
restrictions (e.g., two-hour limits). During
periods of high demand, there can be
instances of parking demand at specific
locations exceeding the nearby off-street
supply, resulting in increased on-street
parking utilization. Existing public parking
helps alleviate this demand. In addition,
several bike racks are provided for bicyclists along Whitter Boulevard.

Transportation demand management
(TDM) are programs and projects that
aim to provide more competitive transportation options to driving alone, reduce trips and improve traffic congestion without building more roads. These projects use techniques like education, rewards and
disincentives to:
• Reduce the need for driving;
• Reduce the driving distance (shop
close to home, home-delivery); and
• Shift to more efficient transportation
modes, like transit and other forms of
ridesharing.

The City’s Municipal Code includes
TDM requirements for non-residential
developments, as shown in Table A.7.

TDM Element Non-residential project
25 TSF
or More
50 TSF
or More
100 TSF
or More
Transportation Information
Area   
Carpool/Vanpool Parking  
Secure Bicycle Parking  
Passenger Loading/
Unloading Zone

Sidewalks and Internal-External Pedestrian Access 
Bus Stop Improvements 
Internal-External Bike
Parking Access 
Key findings related to existing parking
conditions are as follows:
• There are opportunities to update the
City’s parking requirements to reexamine parking rates, shared parking arrangements (e.g., in the downtown
area), and bicycle parking.
• To accommodate existing and future
parking demand, especially along
key corridors and in key areas such
as downtown Montebello, a suite
of parking programs and strategies
can assist in managing demand and
increasing supply where warranted.

The City has designated a local truck route
network, which facilitates goods movement between Montebello’s industrial uses and national goods movement facilities.

National goods movement facilities in the
city include the BNSF Railway and Union
Pacific Railroad running parallel to Olympic Boulevard and to Sycamore Street.

In addition, the Surface Transportation
Assistance Act (STAA) defines a national
network of highway facilities as truck
routes which accommodate large trucks.

I-5 and SR-60 are both STAA-designated
truck routes and run adjacent to the City
limits.

Part A: Introduction 29
Whittier
Narrows
Recreation
Area
Turnbull
Canyon
710
110
105
105
605
605
5 5
5 10
10 164
60 60
2 19
42 72
101
Whittier
Downey
Norwalk
Industry
El Monte
Compton
Irwindale
Alhambra
Pico Rivera
La Mirada
Vernon
Bell
South Gate
Commerce
Lynwood
Monterey Park
Baldwin Park
Santa Fe Springs
Rosemead
Paramount
Arcadia
Bellower
Covina
San Gabriel
La Habra
Heights
Temple City
La Puente
Azusa
South Pasadena
Bell Gardens
Huntington Park
South El Monte
San Marino
Cudahy
Cerritos
Maywood
Los Angeles
Montebello
Los Angeles
County
Regional Transit
Connections
City Boundary
Montebello Bus Lines
LA Metro Rail
LA Metro Bus
Metrolink
Monterey Park Spirit Bus
El Monte Transit
Bell Gardens Transit
Foothill Transit
Norwalk Transit
Rosemead Explorer
Commerce Bus Lines
Alhambra Transit
LA Go Bus Shuttles
Source: ESRI, US Census Bureau, City
of Montebello, Los Angeles County
0 1.5 3 Miles
Transit
Montebello is served by four public transit agencies:
• Montebello Bus Lines (MBL);
• LA Metro;
• Metrolink; and
• Foothill Transit
Metrolink commuter rail service is provided at the Montebello/ Commerce Metrolink Station, which is located off Flotilla Street to the east of Garfield Avenue in a predominantly industrial portion of the city.

MBL provides service to destinations in the nearby 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. MBL also contracts five Metrolink feeder lines known as the Montebello Link. The Montebello Link is a semi-fixedroute feeder service to and from the Montebello/Commerce Metrolink Station. This reservation-based service utilizes shuttles that meet each arriving Metrolink train in the morning and takes passengers to their respective work sites. The same shuttle picks up Metrolink passengers from their work sites and drops them off at the Metrolink Station in the afternoon.

LA Metro buses provide connectivity to destinations in the region such as East Los Angeles, Downtown Los Angeles,
Koreatown, Norwalk, Santa Fe Springs, Long Beach, Culver City, and Venice.

The Metrolink Riverside Line runs between downtown Riverside and LA Union Station with stops at Jurupa Valley/Pedley, Ontario, Pomona, Industry, and Montebello/Commerce.

In addition to these existing services, LA Metro is currently studying the extension of the LA Metro Gold Line to the City of Whittier, with a potential station near the intersection of Greenwood Avenue and Washington Boulevard.

Existing transit service is shown in Figure A.9 and summarized in Table A.8. As shown in the figure, buses run along all of the city’s key roadways and the majority of the city is within walking distance (0.25 miles) of an existing bus stop or train station. Gaps in coverage exist in the northern and eastern portions of the city, primarily consisting of residential areas.

Figure A.9. Montebello Bus Lines and Connecting Transit Providers. Source Nelson\Nygaard.

30 Montebello General Plan
MBL and LA Metro bus stops in the city generally include some amenities, such as a shelter, bench, signage, and/or garbage can. The majority of bus stops on Whittier Boulevard include shelters, but shelters are only present intermittently along other corridors or may lack pedestrian connectivity. In addition, pedestrian and bicyclist accessibility to the Montebello/Commerce Metrolink Station is generally limited.

Within the downtown area, which is served by MBL routes 10 and 20, bus stops consistently include amenities such as benches and shelters. In addition, access to the stops is aided by pedestrian-oriented amenities such as high-visibility ladder crosswalks, curb extensions, and wide sidewalks.

Key findings related to existing transit conditions are as follows:
• The city can benefit from improved passenger amenities at bus stops outside the downtown area;
• Walking and biking connectivity to Metrolink should be improved;
• There are gaps in transit service in some residential portions in the northern and eastern portions of the city; and
• The future LA Metro Gold Line station at Greenwood Avenue and Washington Boulevard will require modifications to local transit service to improve connectivity between the new light rail station and local destinations.

Whittier
Narrows
Recreatio
n Area
Turnbull
Canyon
Arroyo
Pescader
o
Trailhead
710
110
105
105
605
605
5 5
5 10
10 164
60 60
2 19
42 72
101
Whittier
Downey
Norwalk
Industry
El Monte
Compton
Irwindale
Alhambra
Pico Rivera
La Mirada
Vernon
Bell
South Gate
Commerce
Lynwood
Monterey Park
Baldwin Park
Santa Fe Springs
Rosemead
Paramount
Arcadia
Bellower
Co
San Gabriel
La Habra
Heights
Temple City
La Puente
Azusa
South Pasadena
Bell Gardens
Huntington Park
South El Monte
San Marino
Cudahy
Cerritos
Maywood
Los Angeles
Montebello
Los Angeles
County
Orang
e
Systemwide Ridership
Boardings
Source: ESRI, US Census Bureau, City of
Montebello, Los Angeles County
Low
Activity
High
Activity
Montebello Bus Lines
0 1.5 3 Miles
Figure A.10. Weekday system ridership. Source Nelson\Nygaard. Montebello Bus Lines ridership is highly concentrated along two corridors: Whittier Boulevard between Atlantic Boulevard and Whittwood Town Center; and Beverly Boulevard between downtown Los Angeles and the San Gabriel River.

Part A: Introduction 31
Route Destinations Served Hours of
Operation
Peak
Headways
(minutes)
Off-Peak
Headways
(minutes)
Montebello Bus Lines (MBL)
10 Galleria Monterey, Atlantic Station,
East LA College, Montebello City Park/
Senior Center, Pio Pico Historic Park
4:30 AM –
10:00 PM 15 20
20 Montebello Mart, The Shops at
Montebello, Montebello Town Square,
San Gabriel Country Club
5:30 AM –
9:30 PM 30 35
30 El Paseo South Gate Shopping Center,
Montebello Country Club, George E
Elder Memorial Park, Garfield Medical
Center, Monterey Park, Alhambra
5:10 AM –
8:50 PM 80 90
40 Downtown Los Angeles, Little Tokyo
Market Place, Evergreen Recreation
Center, Grave of Lou Costello, Kaiser
East Los Angeles, Montebello City Hall
5:00 AM –
10:00 PM 15 20
50 Downtown Los Angeles, Lou Costello Jr
Recreation Center, PIH Health Whittier
Hospital, Whittier College, Whittier
Public Library, Jackson Elementary
School, Olive Lawn Memorial Park
4:30 AM –
8:30 PM 45 55
60 Whittier Narrows Natural Area, Pico
Rivera
6:00 AM –
6:30 PM 80 80
70 The Shops at Montebello, Montebello
Metrolink Station
5:20 AM
– 7:05 PM
(Monday
-Friday only)
90 90
90 Downtown Los Angeles, Pico Park
Community Center
5:30 AM
– 6:25 PM
(Monday
-Friday only)
45 45
LA Metro
18 Montebello/Commerce Metrolink Station; East Los Angeles Doctors Hospital; Downtown LA; Koreatown
4:17 AM
– 3:34 AM
(Weekdays
and
Weekends)
5-10 30-40
62 The Citadel; Metropolitan State Hospital;
Paddison Square; Norwalk/Santa Fe
Springs Metrolink Station; Long Beach
Towne Center
4:15 AM –
12:15 AM
(Weekdays);
4:30 AM –
12:17 AM
(Weekends)
30-45 50-60
66 Montebello/Commerce Metrolink
Station; MacArthur Park; Lafayette Park;
Southwestern University; Downtown LA;
Koreatown
3:51 AM
– 1:39 AM
(Weekdays);
4:45 AM
– 1:39 AM
(Weekends)
10-15 60
106 Montebello Town Center, Cal State LA 3:51 AM –
1:09 AM 20 40-50
108
Slauson A Line Station; Slauson Harbor
Transitway Station; Culver City Transit
Center/Westfield Mall; Venice Pier
4:08 AM –
11:23 PM
(Weekdays);
5:00 AM –
11:17 PM
(Weekends)
10-20 50-60
Metrolink
Riverside
Line
Riverside Downtown, Jurupa Valley/
Pedley, Ontario, Pomona, Industry,
Montebello/Commerce, L.A. Union
Station
4:35 AM -
9:35 AM;
1:20 PM -
7:25 PM
40 30
Table A.8. Existing transit services.

32 Montebello General Plan
E. Biking
Existing bike paths and lanes in the city are shown in Figure A.11. Existing facilities are limited; bike lanes and buffered bike lanes are provided along portions of Avenida De La Merced and Montebello Boulevard, as well as internally at the Montebello/ Commerce Metrolink Station. The Rio Honda Bike Path runs along the Rio Honda Channel and Whittier Narrows Reservoir and can be accessed at several points along the eastern edge of the city; however, these points do not always align with major roadways and key destinations. In addition, there are no local bikeways within Montebello that provide direct access to the trail and other regional bike facilities that are located in adjacent cities.

The City does not have an active transportation plan or bicycle plan, but the San Gabriel Valley Regional Active Transportation Plan and Greenway Network Study includes recommendations for Montebello.

There are currently no bike lanes or bike routes within the downtown Montebello area. However, multiple bike racks are provided on the sidewalk along Whitter Boulevard. Key findings related to existing biking conditions are as follows:
• The city generally lacks bikeways and the network should be expanded with local and regional facilities;
• There are opportunities to improve access to the Rio Hondo Bike Path; and
• Local connections to regional bikeways can facilitate longer-distance commute and recreational riding.

Lincoln Ave
Bluff Rd
Poplar Ave
Rea Dr
Blvd
Vail Ave
Rio Hondo Trail
Trail Connections
Bike Path
Bike Lanes
Buffered Bike Lanes
Bike Route
Montebello
5 60
Figure A.11. Existing Bike and Trail Map.

Montebello Walk and Roll (2015), Henry Acuna Park open street event.

6.4 mile Community Bike Ride (2017) along the Rio Hondo Trail Reggie Rodriguez Park.

Part A: Introduction 33
F. Walking
Citywide pedestrian conditions based on seven key factors are detailed in Table A.9.

A full circle indicates that a facility is generally present and in good condition, while a hollow circle indicates that a facility is partially present, and a dotted circle indicates that a facility is generally not present or in poor condition. Generally, sidewalks are provided across the city but some crosswalks at major intersections may be faded, and shade is limited along major and secondary roadways.

Factor Assessment Overview and Conditions
Sidewalk
Availability
Sidewalks are generally provided on both sides of major and neighborhood streets across the city, with some gaps on residential neighborhood streets. Gaps are also identified along Montebello Boulevard north of Lincoln Avenue.

Sidewalk
Condition
Sidewalks on major corridors and neighborhood streets throughout the city are generally in good condition, free of cracks or uplifts.

Crosswalk
Availability
Marked crosswalks are consistently provided at major intersections across the city. While marked crosswalks are provided at major intersections, some intersections have faded markings or lack ADA-compliant ramps. In addition, at-grade rail crossings generally lack pedestrian facilities.

Shading
Some shading is provided across the city in the form of tree landscaping along residential neighborhood streets. However, shade is limited along arterial roadways.

Flat
Grade
The city road network is generally flat without steep grade changes at the pedestrian level.

Buer
Within Montebello’s residential neighborhoods, buffers consist of grass, trees, and other landscaping. Along major corridors, however, sidewalks are generally constructed adjacent to the roadways; however, many streets do allow on-street parking, providing some separation from vehicle traffic.

Amenities
Within Montebello’s residential neighborhoods, the primary amenity is street landscaping.

Neighborhood parks like Ashiya Park and Acuna Park are accessible to pedestrians.

Pedestrian-facing retail exists on some major corridors like Whittier Boulevard.

Within the downtown area, pedestrians can access local businesses using a number of walking amenities. The downtown area includes wide sidewalks which are buffered by palm trees (which provide limited shade) and parallel on-street parking. Curb extensions (often consisting of trees planted within the parking lane) and high-visibility ladder crosswalks aid in crossing the four lanes of traffic; however, the crossings at 7th Street, 6th Street, and 3rd Street are uncontrolled.

Key findings related to existing walking conditions are as follows:
• Major pedestrian thoroughfares such as Whittier Boulevard and Montebello Boulevard can benefit from the installation of ADA-compliant pedestrian ramps and crossings;
• There are opportunities to improve access to the Rio Honda Bike Path for pedestrians;
• The railroad crossings at Montebello Boulevard, Greenwood Avenue, Maple Avenue, and Vail Avenue could be improved with pedestrian crossing facilities to improve visibility, comfort, and safety; pedestrian safety should also be addressed at future Gold Line crossings; and
• High-visibility crosswalks at uncontrolled crossings in downtown Montebello can be supplemented with improvements such as signage or flashing beacons to increase pedestrian visibility and driver awareness.

Table A.9. Citywide Pedestrian Facility Conditions.

34 Montebello General Plan
Purpose: The Montebello General Plan
is an integrated plan which includes a
community driven vision, direction, and
policy guidance on the physical structure
of the City: the places we preserve, the
things we build, and how and where we
build them. The General Plan lays out
how the City should harness the tools at
its disposal to achieve this vision.

The Montebello General Plan guides
decisions to achieve a future that is:
• Responsive to community needs and
desires;
• Reasonable and possible to achieve,
with specific action steps;
• Pragmatic and far-sighted in
grappling with trends;
• Resilient to respond to future shocks
and stresses; and
• System-based and comprehensive,
bridging the practice gaps within
different fields, departments, or
organizations.

The Montebello General Plan establishes the City’s long-range vision and serves the following purposes:
• Recasts the 1973 General Plan to
incrementally generate a place that
fulfills the city’s vision by 2045;
• Sets forth the principles, goals,
policies, and actions to help achieve
the community vision, establishing
the basis for evaluating choices
and making near- and long-term
decisions;
• Defines integrated strategies
for environmental stewardship,

9. Purpose and Authority
economic development, land use
and community design, housing,
transportation, resilience, health,
safety, recreation, and culture to help
achieve the community’s vision; and
• Prioritizes actions to advance
on-going implementation.

Implementation: The plan guides the
City Council and Planning Commission’s decisions to shape Montebello’s built environment through zoning and
subdivision regulations, and other land
development decisions; coordinated review
of changes in public rights-of-way, facilities, or utilities; and capital improvements.

Other plans, including other Departments’
operating and capital improvement
budget, provide more detailed guidance on
these decisions.

Maintenance and Update of the General
Plan: It is not possible to forecast with
certainty all possible situations that may
arise over the 2045 planning horizon.

Therefore, the City Council should
periodically review the implementation
of this Plan. The Planning Department
is responsible for maintaining the
information in this Plan and its
Implementation Program in between
periodic updates.

Legal Authority: The Montebello General
Plan incorporates and addresses the applicable requirements of California Government Code (CGC §65300), including the required elements as summarized in Table
A.9, on page 34.

A. Relationships to Other Plans
Downtown Montebello Specific Plan
The Downtown Montebello Specific Plan
vision calls for a vibrant, more walkable,
mixed-use, and transit accessible place
with many cultural, dining, and retail options. The Downtown Montebello Specific Plan will guide public funding and seek to
attract private investments. As the Downtown Montebello Specific Plan and the General Plan were prepared and adopted
simultaneously, the two documents are
entirely consistent with each other.

Sustainable Communities Strategy
(SCS): Senate Bill 375, requires each metropolitan planning organization to prepare a SCS that includes the most recent planning assumptions from local general plans.

The Southern California Association of
Government (SCAG) has developed a
SCS that seeks to integrate land use and
transportation strategies to meet emissions
reduction targets. Montebello acknowledges the need to address issues within its control that contribute to greenhouse gas
emissions. As such Montebello General
Plan includes policies to guide the City’s
actions and to comply with the requirements of AB 32, SB 375 and SCS.

Part A: Introduction 35
C. Team Organization
The project team consisted of an executive team and eight topical focus groups.

Executive Team: The Executive Team included City Management, Project Manager, and Department heads from the City staff and the
consulting team. The key responsibility was to
review schedule and budget, logistical planning,
and to facilitate the process. The Executive Team
discussed and finalized work program objectives,
project team member roles, civic engagement
strategy, and identified a list of focus group
members. By including decision makers and
department heads throughout the entire process,
the City has underscored the importance and
role of the General Plan throughout all aspects of
City Management, budgeting, and operations, and
created stronger internal coordination.

Focus Groups: Eight Focus Groups supported
the process for developing policy options for
the public to consider and actions to implement
the public’s vision. The Focus Groups included
members of the consulting team, City staff, civic
leaders, and local volunteers with interest or
expertise in each focus group topic.

The Well-Planned and Accessible focus groups
formed the CORE focus group that considered
Montebello’s approach to growth and preservation, incorporating perspectives from the other six groups. The CORE group developed and assessed
alternate land use, circulation, and infrastructure
scenarios. The Focus Groups’ work occurred in
three phases:

Driving Forces: (Spring 2021): The Focus Groups
identified key issues, needs, opportunities, trends
and outside forces shaping Montebello’s future.

Scenarios (Summer 2021): The Focus Groups
developed and assessed alternate land use and
transportation scenarios for the City, specifically
for the aging commercial corridors and centers.

Policies and actions (Spring 2022). The Focus
Groups created a preferred scenario and refined
their goals and policies based on the public’s
review. They recommended a set of immediate,
short and long term concrete actions to begin
implementing the policies.

CORE
Resilience
Soc
ai l Eq
uity
Visio
n
Ze
ro
Natural
Creative
Active
Healthy
Safe
Prosperous
Accessible
Well Planned
Adoption Project
Coordination Discovery Visioning Draft Specific Plan Review & Refine Inform Consult Involve Collaborate Empower
S/20 O N D J/21 F M A M J J A S O N D J/22 F M A/22 B. Process The process to create the plan engaged the community to develop and establish community aspirations for the future, and goals for public policy and community development.

This General Plan was developed in conjunction with the Downtown Montebello Specific Plan. This allowed a wider dialogue about linkages and the downtown’s role within the larger city framework and to reinforce the General Plan’s central theme of conserve and grow wisely. The planning process for Montebello, which began in September 2020, was designed around extensive, thoughtful input from the local community. The process to develop the General Plan and Downtown Montebello Specific Plan consisted of eight steps spanning a period of 36 months.

36 Montebello General Plan
D. Civic Engagement
Online
Engagement
Info-graphics Interviews
Pop-up
Workshop
Project
Tour
Public
Survey
Focus Group
Meetings
Civic Engagement Stra
Inclusive representation: The 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 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.

The extensive public engagement process
combined new and trusted techniques
to encourage a diverse group of citizens
to contribute to the General Plan and
Downtown Montebello Specific Plan.

Opportunities to participate included
large public meetings to small stakeholder
roundtables.

1. Online participation captured an
audience that doesn’t typically attend
public meetings. Project website and
Facebook encouraged the public to
learn and convey their opinions on
what was important for the City to
consider over the next 20 years.

2. Project Tour of the Downtown area
and other opportunity sites throughout the City helped identify what policies and regulations are working
and what needs adjustment.

Figure A. 12. Community Survey. The interactive 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).

Figure A. 13. Community Survey Results. Safety, economic development, and parks and recreation were rated as top three priorities to addressed in the General Plan. The community also noted the need to address housing affordability and access to resources.

3. Infographic poster visualized compelling and useful factual information about Montebello’s people and economy.

4. Public Survey gathered input from over 700 residents, businesses, and visitors -- many typically could not attend meetings, but had opinions about the community’s future or other issues. Conducting a survey enabled the City to build awareness while collecting input on needs, priorities, general satisfaction, desired areas of improvement, and City messages. The survey was offered in both English and Spanish languages (online and hard copies).

Part A: Introduction 37
Visioning
Workshop
Validate
Feedback
p
Book-a-Planner
Noon
Talks
Joint Council &
Planning Commission
Meetings
ategies

5. Interviews allowed an open and candid discussion to better understand existing visions, barriers to implementation, and opportunities. In November 2020, property owners, tenants, business owners, and civic and community leaders were
interviewed.

6. Focus Group Meetings were used to gather qualitative information, review economic drivers and real estate trends, growth and mobility options and develop goals and policies to achieve the community vision.

7. A Pop-up Workshop was conducted during the planning
process. The workshop introduced the planning effort to the public and sparked a dialogue through a series of interactive planning exercises intended to share and gather information.

The event hosted fun activities for kids as an incentive for participation.

8. Book-a-Planner took planning to the public that typically do not participate in the planning process. Book-a-Planner session was conducted with the Montebello Chamber of
Commerce.

9. Noon Talks brought four experts to provide perspective, present alternatives, and stimulate community dialogue on key trends, issues, and opportunities. The following speakers assisted the project team in educating and engaging the community:Montebello Economy, Lance Harris
• Vibrant Places, Vinayak Bharne
• Mobility and Parking, Tim Erney
• Great Neighborhoods and Codifying the Vision,
Vinayak Bharne and Kaizer Rangwala

10. Visioning Workshop was a collaborative and rigorous planning event that harnessed the talents and energies of individuals to create and support an overall vision for the City and the Downtown Specific Plan area. The four-day
compressed timeframe facilitated creative problem-solving by accelerating decision-making and reducing non-constructive negotiation tactics, and encouraged people to abandon their usual working patterns and “think outside of the box.”

11. Joint City Council and Planning Commission Meetings allowed advisory- and decision-making bodies to review
interim progress and provide direction. A total of four joint meetings were conducted.

12. Validate Feedback involved proactively notifying stakeholders if and when their suggestions were implemented.

38 Montebello General Plan

Part A: Introduction 39
E. General Plan Format
The document is organized into four parts.

Part A features existing conditions and the planning
process.

Part B features the shared community vision for
Montebello.

Part C includes eight chapters. Each chapter is
introduced with an overarching goal that describes the
issues needing resolution and methods for remedying them. The goals summarize how conservation and future growth should occur by identifying the
physical, economic, and social ends that the City
wants to achieve. For each issue, measurable policies
and actions are recommended. Policies establish basic
courses of action for the Planning Commission and
City Council to follow in working to achieve the
goals, by directly guiding the response of elected and
appointed officials to development proposals and
related community actions. Actions are specific steps
the City must undertake to implement the policies.

Each focus area has been additionally reviewed
with three lenses: Resilience, Social Equity, and
Vision Zero. This General Plan organization allows a
more robust integration of related aspects from each
element.

The Montebello General Plan is designed to be
implemented over the next 20 years by residents,
business and property owners, non-profit organizations, community groups, city and county agencies, and elected and appointed officials.

Part D of the General Plan identifies necessary
actions, and includes details on their timing, responsibility, approximate cost, potential funding source(s) and status.

General
Plan
Chapters
Required/
Optional
Element
Topics Covered
1 Our Natural
Community
Conservation,
Open Space
Air and water, greenhouse gasses,
open space, hillsides, watersheds,
riparian areas, plants and animals
2 Our
Prosperous
Community
Economic
Development
Fiscal health, economic diversification, job growth, tourism 3 Our Well
Planned
Community
Land
Use/Design,
Housing,
Parks and
Recreation
Place types, visual character, nature
of intended change, and housing
4 Our
Accessible
Community
Circulation
Street networks, street types, transit services, bicycle and pedestrian systems, parking , transportation
demand management, and performance metrics
5 Our
Healthy
Community
Public Health,
Noise, and
Land Use
Physical health, mental health,
social capital, access to healthy
food, and noise
6 Our Safe
Community Safety Police, fire, natural hazards, and climate vulnerability and resilience 7 Our Active
Community
Land Use,
Open Space,
Parks and
Recreation
Open spaces, parks and recreation
facilities, and youth and senior
programs
8 Our
Creative
Community
Culture Arts, culture, schools, libraries,
public art and historic resources
Table A.10. General Plan Chapters (see Part C)
The Montebello General Plan chapters are conceived with a more readily understood vision based title for each General Plan element. This organization also allows an integration of related aspects from each element. The State requires every General Plan to include seven elements: land use, circulation, conservation, housing, noise, open space, and safety. The Montebello General Plan format satisfies the State requirement and addresses many of the optional elements as well.

40 Montebello General Plan

Part B: Vision 41
B Vision
The central vision of this Plan is to: Preserve and enhance the stable residential areas; and reinvest with contextual and productive growth in the Downtown area and along the corridors.

Montebello’s historic core is diverse,
mixed-use, and walkable neighborhoods connected by transit. The rise of the automobiles, expendable incomes, cheap land, highway building and housing subsidies fueled the post
war construction outside the historic
core with single-family residential
subdivisions, shopping centers, and
office parks accessible primarily by
the automobile. Unlike traditional
neighborhoods, this lower-density
sprawling development tends to
consume vast amount of land without financially being able to pay for the services it needs, while producing
traffic congestion, social inequity and
isolation.

Outside the historic center, post
war development in Montebello has
been planned around the car, not
the pedestrian. This General Plan
update seeks to reverse these trends
by encouraging productive growth
and reinvestment of downtown
and corridors into walkable, transit-oriented, pedestrian-friendly, and environmentally-sensitive places of
enduring quality.

The General Plan provides a bold,
grand, and celebratory vision and a
wholistic system-based framework
for decision-making. The community
visioning process, where residents,
business owners, local institutions,
and other stakeholders express ideas
about the future of Montebello,
offers a valuable additional voice to
guide decision-making and influence
development choices in Montebello.

At the focus group meetings and
during the 4-day community
visioning charrette the community
reviewed and discussed existing conditions, trends, and growth options and through an iterative process developed consensus on areas of preservation and amount and location to direct new growth; guiding principle
for developing goals, policies, and
actions; and a physical master
plan and form-based code for the
Downtown area. As a result of the
visioning process, the General Plan,
Downtown Montebello Specific
Plan and zoning and subdivision
regulations can be tailored to match
the community vision.

Figure B.1. Key concept map. The General Plan seeks to direct new growth to corridors, the downtown area, future light rail transit stop along Washington Boulevard, and larger tracts along the freeway.

Downtown
Washington Blvd.

Montebello Blvd.

Rio Hondo
Whittier Blvd.

Beverly Blvd.
5 60

42 Montebello General Plan

NATURAL WELL

PLANNED

PROSPEROUS ACCESSIBLE
Montebello will attract and retain
jobs within growth industries;
nurture small entrepreneurial
businesses; redevelop underutilized
properties along key corridors and
districts; and build the city’s fiscal
capacity.

Montebello will conserve and
enhance stable areas, promote
contextual infill, and direct
productive growth to downtown,
commercial districts, and
corridors.

Montebello will provide safe
and convenient multimodal
travel options for residents,
employees, and visitors of all
ages and abilities through
creative reimagining of the
City’s transportation facilities.

Montebello will promote clean air
and clean water, prevent urban heat
islands, reduce stormwater runoff,
and promote greener neighborhoods, and nature based-recreation. focus

Part B: Vision 43

HEALTHY ACTIVE

SAFE CREATIVE
Montebello will promote
preventive health and well-being for all through inclusive approaches where healthy habits
are encouraged.

Montebello will focus on holistic, equitable, and preventive public safety measures, increase
awareness, and be prepared
for natural or human-caused
hazards.

Montebello will create environments that incorporate physical activity into daily activity that
support health, wellness, and
social connections, and provide
children and adults a range
of high-quality recreational
opportunities.

Montebello will nurture and
promote arts and cultural
activities, organizations, and
events and give them more
visibility and prominence in
the region.
each focus in this symbiotic
system is made stronger by its
relationship to other focuses.

Whittier Blvd
Washington Blvd
Greenwood Ave
Blu Ave
Lincoln Ave
Beverly Blvd

KEY CONCEPTS OF

THE VISION
44 Montebello General Plan
Figure B.2. Green Infrastructure Map.
2 2
2 2
3 3
3 3 4 5
11 12
10 9
8 7
6 6
5 4
3 3
1 1
Utilize easement areas for
recreational uses
Typical green street major corridor connector network with shaded accessible sidewalks to
open space, schools and parks
Flowering street trees
encourage identity, connecting
neighborhoods divided by major
streets
Proposed new open space Enhance existing Rio Hondo connector by adding Bluff Park at end of Sycamore Street at De Paul
Center and bluff top trail.
6 Hillside
Neighborhoods:

Maintain
views of city
lights.

Part B: Vision 45
36'-0"
8' Parking 14' Travel Lane 14' Travel Lane 8' Shoulder
Parking
Varies
+/- 5'-12'
28'
8'
Parking 10' Travel Lane 10' Travel Lane
28'
8'
Parking
10'
Travel Lane
10’
Travel Lane
28'
8’
Parking
10' 10’
Travel Lane Travel Lane
8' Guest or Park parking
At Narrow Blu Bank
Decomposed
granite trail
Bank with shade trees &
drought tolerant landscape
42" high fence partially down slope
42" high fence partially down slope
to hide fence top from linear park
to hide fence top from linear park
Optional overlooks
Trail at blu‰ bank
along wider areas
with shade trees &
drought tolerant landscape
At wider areas along
the blu‰ top provide an
occassional parking zone
for Blu‰ Park visitors & or
residential neighborhood guests
New blu‰ to top trail from
Sycamore Street to Frankel Avenue.

If possible extend Blu‰ Trail to
Washington Boulevard.

Existing connector to
Rio Hondo Trail
De Paul redevelopment
add linear park along
Blu‰ Road
strategically spaced along
blu‰ for viewing
At Wider Blu Bank
At Wider Blu Bank for Parking
24'
At De Paul Center
Narrow street to 24 feet
within park area.

Option: Route Blu‰ Road
around park & make wider Blu‰ Park
Existing South Blu Road
Proposed South Blu Road
A. Green Infrastructure
Major corridors: Maximize shade trees to increase pedestrian activity and calming roadway speeds.

Neighborhood Streets: Flowering shade tree districts that encourages neighborhood identity and connections.

Downtown: Establish Downtown as a pedestrian friendly area with wide sidewalks, shaded street trees, street art, and iconic plazas. Allow for street closures for various events, holiday festivities, farmers market, lively arts and entertainment.

Trail Systems: Increase linkages to the Rio Hondo and new Skyline Trail. Encourage urban pedestrian trails within neighborhoods connecting open space and other points of interest.

Utility Easements: Where safe and appropriate are available, utilize under used open space within easement areas for recreational purposes.

Figure B.3. Proposed Adobe Sanchez entrance along Lincoln Avenue.

Figure B.4. Proposed sculpture park that links Downtown to the Rio Hondo Channel.

Figure B.5. Sections through the Rio Hondo Channel.
7 8
9 10
11 12
Establish a presence for Juan Matias Sanchez Adobe along Lincoln Avenue. Add parking area along Lincoln Avenue to reduce neighborhood traffic, add an environmental center which transcends access up slope, or trail heads to Rio Hondo + skyline, and possibly equestrian parking at dam area.

Existing Rio Hondo connector in park enhance park connection.

Sculpture park and new Rio Hondo connector. Accent entry street trees to reinforce Montebello entrance.

Downtown pedestrian core. Narrow Whittier Boulevard from 4 lanes to 2, widen sidewalks, add two urban plazas. Enhance cross streets by promoting flex parking or parklets from whittier blvd to alleys. Enhanced crosswalks, provide park once lots or structures, vase form trees to provide shade for pedestrians and allows for visibility to storefronts.

Rio Hondo trail system with enhanced pedestrian and bicycling connectors to Montbello neighborhoods.

School site, relocate library to urban plaza encourage school/library synergy. Urban plaza connects to Washington Boulevard Transit.

LINCOLN AVE
N. ADOBE AVE.

Skyline
Multi-Use Trail
Rio Hondo Trail
Add diagonal parking area & backup zone for
Environmental Center & trails.

Juan Matias Sanchez Adobe
Rio Hondo
Environmental Center
Elevator tower & stairs
to parking lot.

Overlook area
adjacent to stairs

GAS GAS GAS GAS GAS GAS
GAS
GAS
Bas Relief Art Wall
precast concrete
images on walls
Alter horse trail to
go around
sculpture garden
Sculpture pieces, typical
Night time security closure
fencing & gates, open during
specied hours
Accessible ramp to
street & bike route

46 Montebello General Plan

Part B: Vision 47
Rio Hondo Corridor
Redevelopment of Gateway
sites with signature landscaping, streetscape improvements, and a new sculpture park that links Downtown
Montebello to the revitalized
Rio Hondo Corridor.

48 Montebello General Plan
Figure B.6. Illustrative Master Plan.

B. Prioritize Productive Growth
e Shops at
Montebello
Downtown
Existing
Mid-term
+ $1.2 B
Long-term
(mid density)
+ $0.8 B
Long-term
(low density)
+ $0.6 B
Short-term
+ $3.1 B
$5.7 B
Potential Added Value
The General Plan envisions a Montebello that
supports and encourages highly productive and
efficient land use development as a path towards
long-term financial sustainability.  By reinforcing
the productivity of downtown and the corridors, the
total assessed value of taxable property will increase
and will generate additional public revenue. With
the expanded property tax revenue, Montebello will
be financially capable of making investments that
improve the quality of life for the City’s residents,
business owners and visitors. The housing priorities
and opportunities identified in this plan have the
potential to not only increase the stock of available
housing, but to do so in ways that generate sustainable public wealth. By prioritizing a diverse portfolio of
residential developments, including multi-family and
mixed-use opportunities, the short and long term
housing priorities will be good stewards of the finite
resource of available land in the City. Specifically,
the short-term housing objectives have the potential
to add $3.1 billion in additional taxable value to the
City. Collectively, the short-, mid-, and long-term
objectives could add an additional $5.7 billion to the
property tax base for the City.

What is productive growth?
Assessing how much a property owner owes in
property tax depends largely on the building
with little value placed on the land beneath as
compared to the building itself. Therefore, if a
developer constructs a cheaper building, they
actually benefit by lower tax value. The result is
that the City loses, both in terms of the property
tax it collects and the long-term legacy of cheap
single-use buildings.

Large-format suburban pattern of buildings
surrounded by acres of parking generate less revenue per acre than a smaller infill mix-use building in a walkable setting. This urban infill pattern of
productive growth that is fiscally prodcutive and
produces mixed-use and walkable urbanism is
desirable in Montebello’s downtown and corridors and the newly planned neighborhoods.

Part B: Vision 49
Figure B.7. Existing value per acre.

Figure B.8. Proposed value per acre.

C. Vibrant Downtown
Enhancing Whittier Boulevard – The historic Main Street along Whittier Boulevard east of 11th Street has the makings of a memorable downtown. The Downtown Montebello Specific
Plan developed in conjunction with the General Plan proposes to enhance the street through selective market supported infill development with two and three-story buildings that will augment the character and quality of the street as well as activate the street giving new energy to the area through unique, local, and high-quality experience-based retail opportunities.

The mid-block large, urban plaza will
magnify the downtown’s energy and activity, and also provide rest and relaxation in an urban context.

The paved surface of the plaza would
extend into the street and along seventh
street drawing people into the plaza while
slowing down the traffic to create a safe
and comfortable pedestrian priority zone
in the downtown area.

Three-story building along Whittier Boulevard with a four-story building element towards the rear provide spatial enclosure
and intensity and variety of land uses
necessary to activate the plaza. Arcade on
the ground level can provide shade and
sheltered space for outdoor cafes.

The shape, design, and proportion of the
plaza is ideal for hosting large and small
community gatherings, celebrations, and
events.
50 Montebello General Plan
Figure B.9. Downtown Illustrative Master Plan.

Proposed City Center Plaza is a gateway to the central core of the downtown.

Downtown Montebello
Enhancing entry sites to the
east of the city boundary –
Along Whittier Boulevard
the Downtown Montebello
Specific Plan proposes to
enhance edge sites with
development that helps create
a gateway gesture into the city
from the west intended to help
delineate the major commercial
arterials in the city.

Part B: Vision 51

D. Great Streets
The General Plan recommends enhancing the City’s principal streets as part of an open space and development scaffold. The grid of streets are the city’s most ubiquitous public space. This vision proposes the enhancement of the city’s main north-south and east-west arterials. These enhancements will include streetscape improvements with landscape and appropriate navigation to make these streets identifiable routes within the overall city grid. These landscaped streets along with new proposed parks, and plazas will create a large open space scaffold around which development will be planned and designed.

Whittier Boulevard — The historic core of
the City. The General Plan recommends
two larger activity anchors at either end
of the downtown: 1) on the western edge,
new mixed-use development anchored
by a public plaza closer to Montebello
Boulevard; 2) and on the eastern edge, a
new mixed-use development with a sculpture park that links downtown to the Rio Hondo Trail system. The two anchors are
connected by continuous row of smaller
existing and new infill buildings along the
way. West of Montebello Boulevard, new
mixed-use infill on Whittier Boulevard
could generate new housing and also help
connect the Main Street environment
westward as public realm of comparable
quality, with a different character and use
based on various residential development
typologies.

Beverly Boulevard — An east-west corridor with significant assets such as the Beverly Hospital Campus and City Hall, as well as other commercial uses. The General
Plan recommends three- and four-story
mixed-use infill along the enhanced
corridor to generate a new linear spine that
can bring in new housing, potentially live/
work oriented, without disrupting any of
the existing residential assets of the city.

This infill could be particularly important
in addressing affordability and affordable
housing in the context of the entire city.

Washington Boulevard — A transit
boulevard. The anticipated Gold Line
along Washington Boulevard west of N
Montebello Boulevard is a significant development opportunity for the city. It can become a new vibrant mixed-use transit
district where people can live close to public transit, thereby diminishing reliance on the car and would be particularly attractive
to future residents that work in the greater
downtown Los Angeles area. The district
is planned with a new plaza located along
Washingotn Boulevard (south of the
Greenwood Elementary school) that can
become a major new public space and also
mark this district in a special way.

Montebello Boulevard — This plan
proposes new infill along N Montebello
Boulevard between Washington Boulevard
and Whittier Boulevard as means to
connect the historic main street and new
transit-district. This portion of the street
could be designed to be bicycle-friendly
and walkable to accord a seamless connection between the two east-west streets. 52 Montebello General Plan
Washington Boulevard -- envisioned as a vibrant mixed-use transit boulevard.

The Montebello neighborhoods within the core area are diverse with a full-range of housing types, open spaces, and mixed-use bringing most of the activities of daily living into walking distance allowing young and elderly the independence of movement.

Enhance Neighborhoods – This vision acknowledges the city’s neighborhoods as one of the greatest assets. It responds to this asset in three ways: a) by leaving most neighborhood intact; b) by ensuring that any new development on existing or proposed streets facing these neighborhoods will be of a scale, size and character compatible with existing development; and c) by identifying a network of streets that interconnect these neighborhoods across the major arterials between them. These streets will be enhanced through modest moves such as paving and public art giving them a distinct identity, thereby helping in intra neighborhoods navigation.

Equity and Integration – The southern areas of Montebello experience a disproportionate level of poverty, cost burden, overcrowding, environmental 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, the Downtown Montebello Specific Plan, and the 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.

The General Plan encourages integration in income-segregated areas by encouraging new building types and mixed-uses such as contextually designed accessory dwelling units, townhomes, apartments, live-work units for the City’s diverse cultures, lifestyles, abilities, family structures, and income levels.

Transforming the mall sites adjacent to the SR-60 Freeway into new mixed-use developments – The large mall sites to the north of the city adjacent to the SR-60 Freeway are potent development opportunities. The General Plan vision proposes new residential development in the southern half of these sites away from the freeway, with retail and commercial uses located adjacent to the freeway as buffers. The residential developments are planned along pedestrian-friendly blocks and streets setting a precedent for all future developments to follow. This network of block and street also allows these large sites to be developed in phases over time to respond to market conditions in an incremental manner.

Industrial Area – This plan leaves the southern industrial idea largely untouched but proposes to enhance its edges, particularly those adjacent to residential neighborhoods with compatible development. Enhancement of the area could lead to future redevelopment opportunities from users requiring additional Industrial Flex space that can support higher density employment and may create opportunities for other support uses and businesses in the area.

E. Great Neighborhoods
Montebello neighborhoods are attractive, diverse, safe, healthy, with high quality local facilities, access to green spaces, and excellent connections to other areas.

Part B: Vision 53

54 Montebello General Plan
Greenwood Ave
N
Vail Ave
Garfield
Ave
Wilcox Ave
Washington Blvd
Telegraph Rd
E Lincoln Ave
Whittier Blvd
Beverly Blvd
Mines Ave
Bluff Rd
Rea Dr
Poplar Ave
Lincoln Ave
N Montebello Blvd
Union St
Findlay Ave
Hay St
Vail Ave
Existing Bikeways
Trail
Trail Connections
Proposed Bicycle Facility
Green Street Corridor
Downtown Walkable Core
Metrolink Stations
Planned Gold Line Station
Bus Service
Metrolink Service
The City of Montebello’s vision is to provide safe and convenient multimodal travel options for residents, employees, and visitors of all ages and abilities. The City’s aspirational transportation network is one that encourages users to switch from driving alone to other modes such as walking, biking, riding transit, carpooling, and taking rideshare.

It is also a network that manages the City’s resources in balance with its land use context and built environment. By providing a multimodal network of complete streets, the City can shift the current driving-dominant mode split towards alternative modes that can bring about public and environmental health benefits.

Figure B.10. Active mobility plan identifies an integrated network of walkways and bikeways that connect the Montebello neighborhoods to employment, recreation, education and destinations that meet their daily needs.

F. More Choices for Getting Around

Part B: Vision 55
Montebello will enhance different transport options to get around by focusing on mobility strategies that revolve around the movement of people with sustainable and environmentally friendly modes of transportation. Partially shifting private vehicles to other transport modes like cycling, public- and shared transport has several benefits like improving public health and is an essential step towards improving air quality. This can also be economically beneficial as traffic congestion holds back our economy through lost time and productivity.

To facilitate this shift from private vehicles, Montebello will invest in and prioritize convenient, efficient, affordable, and appealing alternative forms of transport infrastructure and ensure multi-modal network connectivity.

Comfortable bicycle facilities along these roadways can help improve access to local destinations (such as downtown Montebello), improve access to regional destinations such as the Rio Hondo Trail, and facilitate connections to major transit hubs.

The General Plan encourages walkable urban development
around transit hubs and corridors. Shaping a more walkable Montebello involves redesigning the space to reduce car dominance and marks the pedestrian re-appropriation of the street in portions of downtown and the corridors. Space for pedestrians, bikes, and transit created by right-sizing the travel lanes for projected vehicular capacity fosters new opportunities for unprecedented urban transformation. Shade trees on major corridors and residential streets with accessible wide sidewalks, enhanced crosswalks, and where feasible reduced number of travel lanes will facilitate walking connections to open space, parks, schools, and other destinations.

Montebello will improve walking/biking access to transit, address gaps in connectivity between transit and destinations through local shuttles, demand responsive services such as Uber or Lyft with appropriate management of curb space for ride-share providers. The Montebello Moves Comprehensive Operational Analysis will review existing transit services and propose service improvements to improve efficiency and accommodate future growth.

South Montebello Mobility Hub can provide seamless connections to and between different mobility services. They can range from a small bus shelter, bike parking, Transportation Network Company (TNC) drop-off spaces to very large commuter rail integration with a bus transfer facility, transit plaza, bike repair station, bike share, TNC pick up, microtransit, bikeshare, etc.

56 Montebello General Plan
G. An Incremental Plan
1 2
3 4
5 6
10 7
8 9
1 2
3 4
5 6
7 8
9 10
11 12
Figure B.11. Phased Public-Private Development Plan.

Part B: Vision 57
The City is committed to support transformative and equitable community development.

The new public investment highlighted in this General Plan constitutes an unprecedented allocation of support Citywide that will work effectively with ongoing State and Federal funding programs as well as contributions from private and philanthropic partners. These new resources are designed to work in concert, creating opportunities for communities to grow and attract private investment. The City will ensure that investments generate the maximum benefits for communities by allocating resources efficiently and strategically. The adjoining Figure B.11 show a possible scenario of how Montebello might coordinate public investment with private development over time:

Public Projects Public-Private Projects
Whittier Boulevard (east of
Montebello Boulevard) street enhancement.

Whittier Boulevard (west of
Montebello Boulevard) street enhancement.

Beverly Boulevard street enhancement.

Montebello Boulevard (between
Washington Boulevard & Whittier
Boulevard) street enhancement.

Washington Boulevard (around futureGold Line Station) street enhancement.

A new park along Washington
Boulevard.

A new park at the intersection of
Montebello Boulevard and Olympic
Boulevard, south-west corner.

A new ecological green zone at the
city’s western boundary just north of
Olympic Boulevard.

A linear green under the power lines to
the city’s north-west.

A new park along Greenwood Avenue,
south of Mines Avenue. 10
9 8
7 6
5 4
3 2
1 New infill on Whittier Boulevard (east
of Montebello Boulevard).

New infill on Whittier Boulevard (west
of Montebello Boulevard).

New infill on Beverly Boulevard.

New infill around City Hall.

Extension of Hospital campus.

New infill on Montebello Boulevard
(between Washington Boulevard &
Whittier Boulevard).

New infill on Washington Boulevard
(around Gold Line Station).

New infill and park on De Paul Center.

New infill and park along Garfiled
Avenue.

Mixed-use redevelopment at the Mall
site.

Mixed-use redevelopment at
Montebello Town Center.

Mixed-use redevelopment at Wilcox
Avenue and Via Campo
1 2
3 4
5 6
7 8
9 10
11 12

58 Montebello General Plan

C Goals & Policies
The Montebello General Plan features the following eight elements:

1. Our Natural Community — Addresses how Montebello can thrive in balance with the community’s natural ecosystems.

2. Our Prosperous Community — Addresses how Montebello can attract and retain high-wage and high value enterprises, and diversify and increase the local tax base.

3. Our Well Planned Community — This chapter will feature the preferred land use plan that directs new growth by reinvesting in key opportunity areas like the Downtown, Corridors and large parcels along the highway, while protecting natural resources, respecting stable residential neighborhoods, and making great places by insisting on the highest standard in architecture, landscaping and urban design.

4. Our Accessible Community — Addresses transportation choices advocated by SB375 and AB 1358 by strengthening and balancing pedestrian, bike, and transit connections in the City and surrounding region.

5. Our Healthy Community — Will seek to build effective partnerships that improve physical and mental health and social well being.

6. Our Safe Community — Will increase awareness for emergency, minimize threat to life and damage to structures from hazards.

7. Our Active Community — Addresses parks and open spaces to provide enriching recreational options for the entire community.

8. Our Creative Community — Weave arts, cultural events, community programs into everyday life.

Three specific lens filters will identify specific General Plan policies that seek to address the following three
areas of specific interest to Montebello residents:

Resiliency (R) — Approaching challenges through
the lens of resilience helps Montebello better serve
their residents today and in the long term, while
preparing for any future potential adversity.

Social Equity (SE) — Social equity seeks to integrate
elders, youth, and the minority races more meaningfully into the civic discourse by: improving access to jobs, affordable housing, parks, more reliable mobility options; and active inclusion in government processes,
programs, and decisions.

Vision Zero (VZ) — Vision Zero seeks to eliminate
all traffic fatalities in Montebello, while increasing
safe, healthy, equitable mobility for all.

Goals, Policies, Actions
The eight plan elements will feature goals, and
supporting policies and actions.

Goals — Goals are long-range, broad & comprehensive targets. Goals are not necessarily measurable or achievable; rather, they describe a desired end-state
condition for Montebello.

Policies — Policies describe context & rationale of
desired outcomes. Policies are focused & specific.

Actions — Actions are specific proactive steps to
achieve the goals. They are the critical link between
long-range planning & current-decision making.

Part C: Goals and Policies 59

60 Montebello General Plan

Part C, 1. Our Natural Community 61
1 Our Natural Community
Montebello will be a natural city where people, infrastructure, and wildlife dynamically interact as part of a single ecosystem, positively supporting the whole system. As a result it will be more resilient to environmental extremes such as drought, storms and heatwaves; and residents and visitors will reap the benefits that nature provides for free.

Montebello’s basic life support depends on clean air, availability and quality of potable water, and careful management of risks posed by climatic extremes and resulting drought, or urban heat. Quality of life, community health, wellbeing, and economy are improved with access to natural environments, active recreation, physical activity, and social contact.

The existing infrastructure takes a disaggregated view of built environment functions. Gray infrastructure in the form of drainage channels, detention areas, streets, and utility corridors are designed, operated, and maintained separately. However, our built environment and our ecological environment are connected and interrelated.

Green infrastructure is a system-thinking approach that focuses on how pieces interact to produce a more naturally effective system.

Green infrastructure includes core areas like all the parks and open spaces, the Rio Hondo Channel, and other natural areas. The core areas could be linked by green corridors such as the streets, alleys, and utility easements which maintain connectivity and provide for human and animal movement, and seed and pollen dispersal. In some cases, corridors extend beyond city limits and will require collaboration with neighboring jurisdictions.

Interconnected landscapes are more beneficial and resilient than isolated environments.

Montebello will promote clean air and clean water, prevent urban heat islands, reduce stormwater runoff, and promote greener neighborhoods, and nature based-recreation.

A. GUIDING PRINCIPLES
A. Systems Approach and Multiple Benefits: Green
infrastructure is the network of green spaces that
protects natural ecosystems and provides associated benefits for people, wildlife, and the economy.

B. Collaboration: Green Infrastructure provides
multiple environmental, economic, and social
benefits. To adopt the Green Infrastructure approach, multiple professions will need to actively contribute. Planners, architects, civil engineers
engaging collaboratively with ecologists, horticulturists and sociologists. Collaboration that draws on diverse perspectives and aligns knowledge and
resources is needed.

C. Equity: Underserved or underprivileged communities often lack adequate park access and facilities. Green infrastructure can be used to
enhance air and water quality and overall public
well-being. New parks and open spaces can
enhance the health of local residents by providing
opportunities for physical activity, interactions
with nature, and destination community
gathering places.

62 Montebello General Plan
B. MAJOR NATURAL COMMUNITY CHALLENGES
• The heavy (and growing) traffic in
the area has made air quality worse,
especially near main thoroughfares.

Manufacturing uses in South Montebello impact air quality. • Need to preserve and add to whatever
little natural space. The Edison owned
easements have potential in increasing
access to natural areas within the city.
• Montebello has hard water with high
mineral content. Even with a filter it
leaves hard water buildup.
• Need to increase the tree canopy in
the city.
• Limited opportunities to interact with
nature, engage in physical activity, and
to meet and socialize with neighbors.
• The city does not have many natural
places that give identity to the city
and instill civic pride.
• Montebello needs to reduce public
costs for stormwater management.
• Benefits from parks are not spread
equally across or within the City.

Figure C1.1. Community Survey.

Part C, 1. Our Natural Community 63
C. GREEN INFRASTRUCTURE
The General Plan identifies the need and potential to develop an integrated and connected Green Infrastructure system in Montebello. Montebello’s Green Infrastructure will draw people to the Rio Hondo Channel and create a green network that connects neighborhoods, parks, schools, and other amenities within the City.

1. Components of Green Infrastructure
The following framework and hierarchy of various types of corridors is a guide for the creation of this network.

Greenways: Greenways are linear green spaces that include trails or paths designated for non-motorized transportation, such as the existing and proposed trail along the Rio Hondo Channel or the Edison Easement. The greenways will serve as the main arteries for Montebello’s green infrastructure network, connecting parks and destinations within Montebello, and also to regional destinations. Planting adjacent to greenway trail facilities often integrates shade trees, bioswales, and rain gardens.

Parks and Open Space: Parks act as green infrastructure in terms of the quantity and collection of trees and vegetation, as well as the quality of space for recreation. The detention percolation basins located along the Rio Hondo Channel are some of the most significant assets to the city as they perform a water recharge function. This type of natural cleaning and replenishment of the community’s groundwater is essential for the health of the people of Montebello.

Green Streets: Also relatively large in scale, Green Corridors are used to maximize green opportunities along commercial corridors. They are characterized by planted medians, double rows of trees where feasible, and more formal planting. Montebello Boulevard, Greenwood Avenue, Garfield Avenue, Washington Boulevard, Olympic Boulevard, Whittier Boulevard, Beverly Boulevard, and Lincoln Avenue are the green gateway corridors for Montebello. They are highly visible and can help to define the character of the city.

Neighborhood Steets: These are smaller streets that connect neighborhoods. Planting strategies maximize shade and encourage traffic calming. Trees along the street and plantings in curb extensions narrow the visual field and encourage slow driving.

A variety of native trees and plants will flower at various times, providing environmental benefits and visual interest.

Trails/Paseos: Shade strategies focus on increasing the appeal of pedestrian circulation within neighborhoods with a more traditional suburban landscape feel.

Scale Examples Use Movement Sense of Identity Return on Investment Regional Rio Hondo Channel,
Edison Easement
Contributes to
improving water
management, transportation, economic
development, recreation, energy conservation, biodiversity (improve habitat for
wildlife), physical and
mental health
Network of paths and
walkable streets link:
• Montebello to
adjacent cities,
and
• Neighborhoods
within Montebello
• Enhances community character
and identity;
• Reinforces identity by incorporating distinctive
natural and
cultural resources;
and
• Opportunities to
integrate public
art
• Enhances
community
character and
identity;
• Reinforces identity by incorporating distinctive
natural and
cultural resources;
and
• Opportunities to
integrate public
art
City Existing and proposed
City Parks, street trees
Local
Community gardens,
pocket parks, Bioretention/bioswales and
other open spaces
Parcel Courtyards and yards
Building Green roof
Table C1.1. Scales of Green Infrastructure.

64 Montebello General Plan
Whittier Blvd
Washington Blvd
Greenwood Ave
Blu Ave
Lincoln Ave
Beverly Blvd
Utilize easement areas for
recreational uses
Flowering street trees encourage
identity, connecting neighborhoods
divided by major streets
Enhance existing Rio Hondo connector by adding Blu Park at end of Sycamore Street at De Paul Center
and blu top trail.

Sculpture park and new Rio Hondo
connector. Accent entry street trees to
reinforce Montebello entrance.

Rio Hondo trail system with enhanced pedestrian and bicycling connectors to Montbello neighborhoods.

Typical green street major corridor
connector network with shaded accessible sidewalks to open space, schools and parks
Hillside Neighborhoods: Maintain
views of city lights.

Proposed new open space
Downtown pedestrian core
School site, relocate library to urban
plaza encourage school/library synergy. Urban plaza connects to Washington Boulevard Transit.

Figure C1.2. Green Infrastructure Map.

Part C, 1. Our Natural Community 65
Some impervious surfaces are specially
geo-engineered to maximize benefits.

These are described below:

Bioswales: Bioswales are vegetated depressions in the ground that collect and convey water. They can be part of the stormwater
management system, as they help with
infiltrating runoff water into the ground
and cleaning it naturally. For example, a
bioswale along a road may collect polluted
water that runs off from the sidewalk and
street. The depth of a bioswale varies, and
may be based on context. Bioswales can
be located in medians, separated bikeway
buffers, and parkways.

Planted curb extensions and flow-through
planters: Planted curb extensions and
flow-through planters are treatments
found at intersections or in mid-block
conditions and act as traffic calming
elements. A curb extension is an extension
of the sidewalk, and it provides areas
to collect water from the surrounding
pavement. The plantings are specifically
selected to treat runoff from the street,
and tolerate both wet and dry conditions.

These treatments may be placed adjacent
to existing red curbs or where parking
is not needed, most often this occurs at
intersections, but may also occur at midblock locations.

Rain gardens: Rain gardens, like bioswales,
are also vegetated depressions that vary in
size. Rain gardens capture and infiltrate
polluted runoff from rooftops, driveways,
and other hard surfaces. They require more
space, and can be located in parks, wide
medians, and new developments.

Multiple benefits of Green Infrastructure:

Clean Air: Green infrastructure can reduce air
temperature. Plants sequester carbon, mitigate
ground-level ozone, and screen particulates in the
air.

Clean Water: Green infrastructure acts as a filter
for stormwater runoff, cleaning the water as it
flows through vegetation.

Access to Nature: Green infrastructure is used by
a range of natural and recreational users, allowing
for physical activity.

Education: Opportunities for youth and adults to
learn about their environment.

Control Flood Risk: Green infrastructure can
reduce public costs for stormwater management.

Stormwater runoff from asphalt, concrete, and
similar impervious surfaces moves quickly, increasing peak flows and volumes. As water moves more slowly through vegetative surfaces, flooding
risk is reduced.

Economic Return: Green infrastructure provides
key aesthetic value for a community, and provides
a draw for residents and visitors. Green jobs
can also be generated from the preservation and
promotion of green infrastructure. The draw of
residing in proximity to green infrastructure is
considered an asset reflected in increased property
values.

Social Capital: Green infrastructure provides a
setting for community interaction and pride.

Wildlife Habitat: Green infrastructure, with
appropriate safety and design considerations,
creates a continuous habitat which provides
movement, protection, and nutrients needed for
wildlife, insects, and birds.

Reduce Urban Heat Island: Urban heat islands
occur when development replaces natural land
cover with dense concentrations of pavement,
buildings, and other surfaces that absorb and
retain heat. As part of green infrastructure, trees,
green roofs, and vegetation can help reduce urban
heat island effects by shading building surfaces,
deflecting radiation from the sun, and releasing
moisture into the atmosphere.

Green Infrastructure can be incorporated into construction on new and previously developed parcels, as well as new and rebuilt streets, roads, and other infrastructure within the public right-of-way.

One of the underlying principles of green infrastructure is permeability; it functions through creating places where water can permeate. All impervious surfaces are opportunities to retain and recharge stormwater. Additional enhancements can help to reduce temperatures and heat island effect.

Bioswales, planted curb extensions, rain gardens, greenways, open space, and even parks are forms of green infrastructure. Generally speaking, the larger the space allocated, the greater the benefit.

66 Montebello General Plan

2. Policies and Actions
P1.1 Enhance air and water quality, increase public green space through the integration of green infrastructure.

A1.1a Improve access to trails along the Rio Hondo Channel. VZ SE R A1.1b Develop a trail along the Edison easement. SE R
A1.1c Require larger development projects to provide a range of public and private open spaces. SE R
A1.1d Promote the use of captured rainwater, grey water, or recycled water. R A1.1e Review and revise development regulations to encourage a green approach in new developments. Minimize impervious areas. Develop new projects and retrofit existing surfaces to reduce runoff through infiltration. R A1.1f Promote the use of green roofs, bioswales, pervious materials for hardscape, and other stormwater management practices to reduce water pollution. R
A1.1g Coordinate city work programs and projects to implement green streets as an integrated aspect of City infrastructure. R
A1.1h Develop a predictable and sustainable means of funding implementation and maintenance of green infrastructure elements and Green Streets. R A1.1i Educate citizens, businesses and the development community about Green Streets and how they can serve as linear parks to enhance, improve, and connect neighborhoods to encourage their support, demand, and funding of these projects. SE R
Protect and enhance natural vegetation in parks and open spaces for wildlife habitat, erosion control, and to serve as noise and scenic buffers.

VZ Vision Zero SE Social Equity R Resilience

Part C, 1. Our Natural Community 67
Montebello is located in the South Coast
Air Basin (SoCAB). This air basin contains the second largest urban area in the nation. The basin has California’s largest
cities, the most industries, over 17 million
people, and millions of cars and trucks.

The basin forms a low plain, bounded on
the west by the Pacific Ocean, and surrounded on the other sides by mountains, which channel and confine air flow.

The air quality in Montebello is influenced by natural geographic and climatic conditions, as well as local and regional
development, transportation, and land use
practices.

Air pollution is a regional issue. Smog
produced in the region is carried by winds
and trapped by the San Gabriel mountains. The two main pollutants of concern in Montebello are: ozone and suspended
particulate matter.
• Ozone is produced by a photochemical reaction (triggered by sunlight) between nitrogen oxides (NOx)
and reactive organic gases (ROG).

Nitrogen oxides are formed during
the combustion of fuels, while reactive
organic gases are formed during
combustion and evaporation of organic solvents. Because ozone requires sunlight to form, it mostly occurs in
serious concentrations between the
months of May and October. Ozone
is a pungent, colorless toxic gas with
direct health effects on humans including respiratory and eye irritation and possible changes in lung functions. Groups most sensitive to ozone include children, the elderly, persons
with respiratory disorders, and people
who exercise strenuously outdoors.
• Particulate matter is comprised mostly
of dust particles, nitrates and sulfates.

The fine particulates are generally
associated with engine fuel combustion processes and are formed in the atmosphere as a secondary pollutant
through chemical reactions. Fine particulate matter poses a serious health threat to all groups, but particularly to
the elderly, children, and those with
respiratory problems. More than half
of the fine particulate matter that is
inhaled into the lungs remains there,
which can cause permanent lung
damage. These materials can damage
health by interfering with the body’s
mechanisms for clearing the respiratory tract or by acting as carriers of an absorbed toxic substance.

Air pollution causes or contributes to
burning, watery eyes and fatigue, asthma
and other respiratory diseases, lung damage, cancer, birth defects, and premature death.

Particulate matter may be higher in
the urbanized regions in and near Los
Angeles, particularly in areas closer to the
Interstate 10 (I-5) and California State
Route 60 (CA-60).

The South Coast Air Quality Management District (SCAQMD) is the air pollution control agency for the South Coast Air Basin which includes Montebello. The
SCAQMD only has authority to regulate
stationary sources, such as factories and
refineries, for air pollution. Their incentive
programs to help reduce mobile source
emissions are purely voluntary. Given
SCAQMD’s limited authority, any local
efforts to directly and indirectly reduce
mobile source emissions and thereby
improve air quality fall to the City and its
transportation and land use policies.

According to the American Lung
Association in California, transportation
sources comprise roughly 90% of smog
forming NO2 pollution in the region.

In Montebello, reducing air pollution is
contingent on reducing the number of
vehicles miles traveled (VMT) in the city.

The Montebello General Plan reduces
VMT by:
• Planning for and providing feasible
and convenient alternative travel
facilities and modes that emit fewer
pollutants per person;
• Striving to ensure that trip generators
(such as homes) and destinations
(parks, shops and businesses) are
located near one another to allow for
shorter trips;
• Promoting walkable and mixed-use
development in the downtown area,
along key corridors, and neighborhood center sites that are served by high quality transit systems; and
• Promoting complete street policies
that encourage walking and use of
public transit, thereby reducing traffic
congestion and improving air quality.
• Green Infrastructure in the form
of trees and plants absorb certain
pollutants from the air through leaf
uptake and contact removal. Montebello’s widely planted trees and plants will also cool the air and slow the
temperature-dependent reaction that
forms ground-level ozone pollution
(smog).

D. AIR

68 Montebello General Plan

1. Greenhouse Gas Emissions
a. Assembly Bill (AB) 32—the Global
Warming Solutions Act of 2006 requires California to reduce statewide greenhouse gas (GHG) emissions
to 1990 levels by the year 2020. The
General Plan and its specific actions
to reduce community related and City
operations-related greenhouse gas
emissions would facilitate implementation of AB 32 and would lay the framework to help meet future goals.
b. Senate Bill (SB) 32—In September
2016, the governor signed SB 32 into
law, extending AB 32 by requiring
the state to further reduce GHGs to
40 percent below 1990 levels by 2030
(the other provisions of AB 32 remain
unchanged).
c. 2005 Executive Order S-3-05 —EO
S-3-05 was signed in 2005, establishing statewide GHG emissions reduction targets for the years 2020
and 2050. The EO calls for the reduction of GHG emissions in California to 2000 levels by 2010, 1990 levels
by 2020, and 80 percent below 1990
levels by 2050. The 2050 emission
reductions target would put the state’s
emissions in line with the worldwide
reductions needed to reach long-term
climate stabilization as concluded
by the Intergovernmental Panel
on Climate Change 2007 Fourth
Assessment Report.
d. 2018 Executive Order B-55-18—In
September 2018, the governor issued
Executive Order (B-55-18), which
established a new statewide goal
of achieving carbon neutrality by
2045 and maintaining net negative
emissions thereafter. This goal is in
addition to the existing statewide
GHG reduction targets established by
SB 375, SB 32, SB 1383, and SB 100.
e. Sustainable Communities and
Climate Protection Act of 2008 —
Senate Bill 375 requires regional
transportation planning organizations
(like SCAG) to develop a Sustainable
Community Strategy (SCS) designed
to coordinate regional transportation
plans with land use intensities to
reduce future GHG emissions. Local
adherence to SB 375 and the regional
SCS is not mandatory; however, the
goal is to motivate local governments
to align their land use planning with
the adopted SCS to capitalize on the
new CEQA streamlining opportunities (SB 97 updates). SB 375 provides financial and regulatory incentives to
achieve the target GHG reductions,
including streamlined environmental
review for projects that conform
to an adopted SCS. The CEQA
streamlining provisions require local
governments to define the extent of
GHG production and identify ways
to substantially reduce GHGs in
the future to minimize a potentially
significant environmental impact. If
the General Plan reduces city-wide
emissions to a level that is less than
significant, then a later project that
complies with the requirements
may be found to have a less than
significant impact. This will allow
the applicant to complete a quick
consistency analysis for their project
instead of a project specific analysis
for greenhouse gases that tends to be
costly and time consuming. Potential
improvements in air quality is an
additional benefit to pursuing GHG
reductions for Montebello.

Montebello will protect air resources,
improve regional and local air quality, and
minimize the impacts of climate change
by adopting land use and development
practices that reduce the distance people
must drive to meet their daily needs.

Part C, 1. Our Natural Community 69

2. Policies and Actions
P1.2 Support regional planning efforts to improve air
quality.

A1.2 Coordinate air quality planning efforts with local and regional agencies to meet State and Federal
ambient air quality standards in order to protect all
residents from the health effects of air pollution.

SE R
P1.3 Consider emission reduction goals in all major
decisions on land use and investments in public
infrastructure.

A1.3a Reduce potential GHG emissions from development by encouraging electrification of new developments, promoting energy conservation
in existing buildings, plan new development and
redevelopment to reduce single-occupancy vehicle
miles traveled, and consider green space during
development. R
A1.3b Educate property owners and developers on greenspace inclusion through educational pamphlets, programs, and webpages. SE R
P1.4 Educate businesses and the general public about
air quality standards, health effects, and best
practices they can make to improve air quality and
reduce greenhouse gas emissions.

A1.4a Promote public outreach and education campaigns
highlighting the benefits of renewable energy and
energy efficiency strategies. SE R
A1.4b Educate property owners and developers on greenspace inclusion through educational pamphlets, programs, and webpages. SE R
P1.5 Coordinate initiatives and regulatory changes
with local, regional, and state agencies to reduce
motor vehicle emissions.

A1.5a Develop incentives and adopt regulatory standards to reduce transportation emissions. In addition
to reducing the number of miles driven, the fuel
efficiency and emissions standards of vehicles
must also improve. Working in collaboration with
Local, Regional, and State agencies, Montebello
will seek to increase use of clean fuels in public and
private automobile fleets, consider new legislation,
and implement educational programs. R
A1.5b Promote use of alternate modes of transportation
in the City of Montebello, including pedestrian,
bicycling, public transportation, car sharing programs and emerging technologies. VZ SE R A1.5c Invest in low-emission or zero-emission vehicles
to replace the City’s gasoline powered vehicle fleet
and transition to available clean fuel sources such
as bio-diesel for trucks and heavy equipment. R
A1.5d Encourage the use of low or zero emission vehicles, bicycles, non-motorized vehicles, and car-sharing
programs by supporting new and existing development that includes sustainable infrastructure and strategies such as vehicle charging stations, dropoff areas for ride-sharing services, secure bicycle parking, and transportation demand management
programs. VZ SE R
A1.5e Require and incentivize projects to incorporate
Transportation Demand Management (TDM)
techniques. R
P1.6 Improve the City’s jobs/housing balance ratio.

A1.6 Support development that provides housing and
employment opportunities to enable people to live
and work within Montebello. VZ SE R
VZ Vision Zero SE Social Equity R Resilience

70 Montebello General Plan
E. WATER
California Water Service, Montebello Land and Water Company, San Gabriel Valley Water Company and City of Montebello Water Department, and South Montebello Irrigation District operates and maintains majority of potable and recycled water supply lines in the City. Montebello’s water management systems are organized around three major uses of water: drinking water, wastewater, and storm water.

To counter pressure on increasing stormwater management requirements and overburdened infrastructure systems, a Green Infrastructure approach to water management uses natural systems, or engineered systems that mimic natural processes to reduce water pollution and flooding. The existing “gray” infrastructure for stormwater management uses curbs, gutters and underground piping to convey water away from developed land. Green Infrastructure relies heavily on water infiltration, evapo-transpiration and collection to capture raindrops where they fall.

Natural systems, such as plants and soils, as well as cisterns and rain barrels, provide these functions to manage rainwater onsite.

Therefore, Green Infrastructure is a more cost effective means of maintaining water quality. By weaving natural processes into the built environment, Green Infrastructure provides both stormwater treatment and flood mitigation benefits.

1. Water Quality
a. MS4 Stormwater Permit
Improvement of water quality is a critical issue for all development. Local, State and Federal laws include requirements for the treatment of storm water runoff to reduce pollutants entering the environment.

The City of Montebello fall under the County of Los
Angeles MS4 Stormwater Permit (Order No. R4-2012-
0175-A01) which identifies stormwater runoff requirements and regulations for new development and significant redevelopment projects to be protective of water quality.

Best Management Practices (BMPs) are structural or
engineered devices and systems used to treat storm water runoff before it is discharged into a drainage system (storm drain or channel).

BMPs will be required to be implemented as part of the
DSP following local MS4 Permit requirements as well as the County of Los Angeles Department of Public Works Low
Impact Development (LID) Standards Manual (February
2014).

BMPs appropriate for an urbanized setting may include
the following the LID Hierarchy of items as defined in the permit and LID Development Standards Manual:
• Infiltration;
• Harvest and reuse; and
• Biofiltration
b. Enhanced Watershed Management Program (EWMP)
The local MS4 Permit requires each regulated entity including the City of Montebello to participate in regional watershed working groups to identify regional projects within the watershed to improve water quality in the local receiving waters. The City of Montebello falls within the Upper
Los Angeles River (ULAR) Watershed Group which also
includes the County of Los Angeles, Alhambra, Burbank,
Calabasas, Glendale, Hidden Hills, La Canada Flintridge, Monterey Park, Pasadena, Rosemead, San Gabriel, South El Monte, South Pasadena, San Marino and Temple City. The
ULAR EWMP is the largest of all the EWMP’s being developed in the Los Angeles region and represents 485 square miles of watershed and 50 miles of mainstream Los Angeles River from its headquarters to just above the estuary.

As part of the City of Montebello’s requirement to support EWMP projects (that undergo significant feasibility assessments, scoring and ranking and prioritization for funding based on maximum water quality benefits), the City approved a Partnership Agreement in February 2020 with Los Angeles County for the East Los Angeles Sustainable Median
Stormwater Capture Project located in unincorporated Los Angeles County adjacent to Montebello and Monterey Park.

The project will involve the collection of up to 5.5 acre-foot per storm event for treatment and infiltration into the local groundwater to improve water quality and support replenishment of the regional groundwater system. The City’s contribution for this project is approximately $5 million spread out over 6 years and the majority of the funding is anticipated to come from Measure W funds.

Part C, 1. Our Natural Community 71

2. Best Practices for Water Management:
a. Green Streets: Green Streets are defined as public right-ofway areas that incorporate infiltration, biofiltration, and/or storage to collect, retain, or detain stormwater runoff as well as a design element that creates attractive streetscapes. b. Low Impact Development (LID): LID is a strategy for
improving the quality runoff by requiring that development projects direct runoff to treatment systems consisting of vegetation and soil.
c. Recycled Water Systems:Recycled water is municipal
wastewater that goes through specified treatment so it can be suitable for a beneficial use. Currently approved uses of recycled water in California include non-potable uses, such as irrigation of turf and landscaping, agricultural uses, dust control and industrial cooling. With additional treatment recycled water can also be used to recharge groundwater aquifers.

P1.7 Montebello will protect, conserve, and replenish
existing and future water resources.

A1.7a Encourage and educate residents, business owners, and operators of public facilities to use water wisely
and efficiently. R
A1.7b Encourage public and private property owners to
plant native or drought-tolerant vegetation. R
A1.7c Continue to coordinate with the developers for
opportunities to expand use of reclaimed water
systems. R

3. Policies and Actions
Topics of Integrated Water Management Systems (potable, wastewater, and stormwater) are addressed in Our Well Planned Community.

72 Montebello General Plan

Part C, 2. Our Prosperous Community 73
2 Our Prosperous Community
Our Prosperous Community provides an economic development strategy framework for the City of Montebello (City). This chapter is informed by a market analysis as well as discussion with City Staff and the broader consultant team to articulate the following economic development focus Topics, Policies, and Actions in a manner that best addresses community needs and aspirations appropriate for the City as well as the identified Focus Areas.

A prosperous and economically vibrant Montebello will be aligned with the General Plan Update’s economic guiding principles that include using an integrated planning approach, is inclusive to all residents, invests in its residents, expands small scale manufacturing, and enhances place-making in the City. Over the period of the General Plan, the City and its economy are well-positioned to realize this vision based on guiding principles identified in the planning process.

This chapter provides a summary of the City’s economic context and a set of preliminary Focus Topics, Policies and Actions that address key aspirations and challenges. These Focus Topics, Policies and Actions will evolve with continued input from community members and City staff. The issues explored are broadly focused at the City with references to the eight Focus Areas that were identified as realistic areas to accommodate future growth.

Each area has its own unique characteristics, market considerations, and development potential that will be explored within this economic development strategy framework.

Montebello will attract and retain jobs within growth
industries; nurture small entrepreneurial businesses; redevelop underutilized properties along key corridors and districts; and build the city’s fiscal capacity.

A. GUIDING PRINCIPLES

1. Integrated Approach: Montebello’s government,
business, education, and the community will
work together to create a vibrant local economy,
through a long-term investment strategy that:
encourages local enterprise; serves the needs of
local residents, workers, and businesses; promotes
stable employment and revenues by building on
local competitive advantages; protects the natural
environment; increases social equity; and is
capable of succeeding in the regional marketplace.

2. Inclusive: Montebello will create opportunities
for all socio-economic groups of the population
and distribute investment and productive growth
fairly across the City.

3. Small-scale manufacturing: Montebello will
revitalize its corridors and downtown streets by
bringing in and supporting small-scale manufacturing businesses that offer well-paying jobs and support local business ownership.

4. Place-making: Montebello will have a distinctive
identity that creates a quality of life that is attractive for business retention and future residents and private investment. Community development
efforts will help to create and preserve the
community’s sense of uniqueness, attractiveness,
history, and cultural and social diversity, and
include public gathering places and a strong local
sense of place.

74 Montebello General Plan
B. MAJOR PROSPEROUS COMMUNITY CHALLENGES
Sample of written comments from the
Community Survey:
• Local Retail: A lot of shops have
closed down due to Covid & the mall
is starting to lose stores that capture
my interest.
• Job Availability: Adequate, more part
time opportunities for youth, seniors
& entry level positions.
• Job Quality: The quality is only for
low income people that work for
minimum wage. We need more jobs
with higher pay.
• Local Businesses: We need better,
safer, & variety of businesses to shop,
eat, & receive services.
• Downtown Corridor: There is some
improvement, but would definitely
love to see new businesses.

Following are comments from April 2021 Our Prosperous Focus Group Meeting and stakeholder interviews:

Montebello’s greatest assets are:
• Diverse community
• Central Location – proximity to
Downtown Los Angeles, central
location to SoCal attractions, and
freeway access.
• “Small town” sensibility
Montebello’s challenges are:
• Lack of community involvement and
lack of vision;
• Outdated land use designations;
• Lack of affordable housing and
deterioration of current housing stock;
• Lack of places that draws people; and
• Decades of disinvestment in South
Montebello.

Opportunities in Montebello:
• The downtown presents the best
opportunity to provide diverse
housing types in a mixed-use and
walkable setting. Repurpose vacant
and underperforming buildings in the
downtown area.
• Attract a major business to the old
Costco facility and the old Sears
building. The new homes being build
on the Montebello Hills should be
a huge incentive to attract quality
shopping and entertainment uses.
• The mini-malls that anchor commercial intersections throughout Montebello’s corridors need renewal. • Capitalize on assets and existing identity, and leverage those assets to draw visitors to these corridors. Build up
the entrepreneurial ecosystem of the
commercial corridors in Montebello
by expanding business development
opportunities, and promoting and
featuring local businesses.
• Reverse decades of disinvestment
in South Montebello. Provide the
southern half of Montebello with the
same opportunities and economical
investment.

Public Interventions for Business
• Small business stabilization funds in
the form of grants, loans, waivers on
permits and licensing fees can inject
temporary relief.
• Encourage/allow retail spaces to
become mixed use with residential.
• More local networking opportunities
like a small-business expo are needed.
• Funding opportunities may include
CDBG funds and micro-loans.
• Need clear and precise development
standards to improve the appearance
of the public and private areas along
the commercial corridors and promote
better circulation.

Figure C2.1. Community Survey

Part C, 2. Our Prosperous Community 75
Given its central location within the larger
Los Angeles Metropolitan Statistical
Area it is estimated that there are over
10 million people living within a 30-mile
radius of Montebello, which includes
major job centers such as Los Angeles and
Anaheim. From a regional perspective,
the City is easily accessible from numerous
State Routes as well as Interstate Highways. The City benefits from being near a major employment center in Downtown
Los Angeles as well as future Metro Gold
Line planning that will connect the City
to Downtown in the future via light rail
public transportation (2035).

The City is a mixed-income community
with higher income households in its
northern area (bifurcated by Whittier
Boulevard) and is primarily surrounded by
other mixed-income communities.

Currently, most City residents work
outside of the municipal boundaries with
strong concentrations of residents employed in areas within 10 miles.

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

C. ECONOMIC CONTEXT
100
110
120
130
140
4/901/931/961/991/011/041/071/101/121/151/181/21
Population Growth Index (100 = 1990)
Montebello
Los Angeles County
California
Figure C2.3. Population Growth Index. Population and households are expected to grow at a rate that is below projections for the greater Los Angeles County area. The rate of future growth could be affected by the introduction of Gold Line Extension light rail service, which could make the City a more attractive place to live for those who currently work in employment centers along the existing Gold Line corridor. Source: Department of Finance.

Figure C2.2. Economic Context. Montebello benefits from being near a major international employment center in Downtown Los Angeles. The future Metro Gold Line will further enhance connections to Downtown Los Angeles and the region (2035). Source: Los Angeles County Assessor Office, 2020.

76 Montebello General Plan
23%
45%
32%
39%
$1,250 or less
More than
$3,333
$1,251 to $3,333
19%
42%
Jobs by Weekly
Earnings
(2018)
LA County
Montebello
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
LA County
Montebello
Figure C2.4. Job Earnings. Workers in the City tend to have lower earnings than the County and have slightly different age characteristics. Source: US Census LEHD.

Professional, Scientific, and Technical Services
Other Services (excluding Public Administration)
Manufacturing
Educational Services
Wholesale Trade
Retail Trade
Real Estate and Rental & Leasing
Administration & Support, Waste Management & Remediation Information
Finance & Insurance
Utilities
Arts, Entertainment, & Recreation
Mining, Quarrying, and Oil & Gas Extraction
Construction
Professional, Scienti„c, & Technical Services
Agriculture, Forestry, Fishing & Hunting
Management of Companies & Enterprises
Transportation & Warehousing
Public Administration
Accommodation & Food Services
Health Care & Social Assistance

48.0%

21.0%

38.1%

26.6%

1.1%
(83.4%)

2.6%

11.4%
(97.9%)

19.1%

3.3%
(11.5%)

15.2%

15.4%

10.4%

0.1%
(0.1%)
(23.9%)
(53.3%)

14.5%

4.1%

18.8%
11%
1990
Q1- Q3
2002
Q1- Q3
Q1- Q3
Q1- Q3
2008
2020
Great
Recession
Dot - Com
Bubble
O COVID - 19 il Price
Shock
Historic In-Place Trends
(Growth Index 2008 = 100)

94.7 112.7
2008 2010 2012 2014 2016 2018
LA County
Montebello
Figure C2.6 In-Place employment refers to jobs located in the City. Since 2008 the City has lost approximately 1,200 jobs. Source: US Census LEHD Figure C2.5. Historic Unemployment Trends in Los Angeles County. The COVID-19 recession is an ongoing economic recession in direct result of the global pandemic. The recession is currently the worst economic crisis since the Great Depression. Source: US Census LEHD
Figure C2.7. Montebello Change in Employment (2008 – 2018). Job growth in Montebello has been driven by Health Care & Social Assistance and Accommodation & Food Services. Source: US Census LEHD.

Part C, 2. Our Prosperous Community 77
Analyzing the built environment, in general, the City has an older supply of residential and commercial development. The average pricing of the various residential and commercial development tend to be lower than the Countywide averages. However, residential housing has appreciated in value and most of the commercial uses all have very low levels of vacancy, suggesting a level of stability in the local market. Future long-term demand for new development in the City for office, industrial, retail and hotel uses will be a function of the attributes of the available site, adjacent land uses, and the regional economy. Although the Los Angeles office/industrial market is comprised of many submarkets, each with potentially a distinct tenant profile, office/ industrial space is highly substitutable, such that the potentials in any given market are determined by the strength of the regional office/industrial market. Retail real estate markets, on the other hand, are typically more subject to obsolescence and more locally based than either office or industrial markets. Finally, hotel demand is largely generated from two major sources, leisure tourism and business, but also can be generated by residents and employees from the submarket area.

The City is largely built out, resulting in slow growth projections for both population and housing. As a result, new development opportunities will be needed to grow the City’s base of residents and employment opportunities to ensure its long-term sustainability. Given anticipated demand for various residential and commercial land uses, the identification of key development sites should be explored within the Focus Areas to encourage future development. These include the future Metro station area, Downtown Montebello Specific Plan Area, commercial corridor’s intersections for higher intensity development, and transitional areas or redevelopment opportunities with “low/underperforming” Industrial/Commercial uses.

Careful consideration should be given to the desired mix of land uses to ensure the long-term financial sustainability of the City from a fiscal perspective. Various potential land use changes under consideration will have different fiscal impacts to the City’s General Fund. For example, multi-family residential land uses typically have the highest revenue and service level cost potential.

The development of Industrial and office space in the City will likely have a net positive fiscal impact, as typically jobs created by these land uses require fewer city services than residential development. New retail development can have a positive impact on the General Fund largely through the generation of sales tax and hotel land uses typically have high net positive fiscal impacts because, like other commercial uses, the service costs are lower than residential uses and the City receives the full voter-approved transient occupancy tax rate.
12% 11%
22%
18%
66% 72%
4&5 Star
3 Star
1&2 Star
Allocation of Rental by Type
$1,950
$1,370

6.2%

4.6%
4%
6%
Asking Rent per Unit
Vacancy
Rent & Vacancy
(Q1 2021)
LA County
Montebello
Figure C2.8. Renter-occupied units in the City, defined by the Star rating (class) is closely aligned with the County. The vacancy rate is very low in the City below industry standards for stabilized vacancy, which typically suggests new development is demanded.

1. Multi-Family Land Uses
Resident growth in the region will create demand for new housing in the City and its submarket areas. The declining affordability of the greater Los Angeles area will continue to push housing demand to the east. As such, the City is well positioned to capture future housing demand even though it has been historically a low growth area. The extension of the Gold Line will also create unique transit-oriented development opportunities for higher intensity development. The market analysis suggests a growth target of 2,650 units over the next 20-years.

78 Montebello General Plan
LA County
Montebello $3.40
$1.94
13%

5.1%
4%
12%
Asking Rent per SF
Vacancy
Oce Rent & Vacancy
(Q1 2021)
39%
36%
24%
25%
76%
4&5 Star
3 Star
3 Star
1&2 Star
1&2 Star
Allocation of Oce by Type
$2.70
$1.99

5.4%

3.1%

3.0%

5.0%
Asking Rent per SF
Vacancy
Retail Rent & Vacancy
(Q1 2021)
10%
20% 5%
25%
24%
9%
8%
8%
54%
37%
Malls
Power Center
Neighborhood Center
Strip Center
General Retail
Retail by Type
LA County
Montebello
Figure C2.9. The City has an over-representation of retail space in Malls and Power Center. These retail typologies rely on a broader market to support sales.

Neighborhood/Community serving retail, which relies on a more local market, are underrepresented. Overall, the City has a lower average asking rent and very low vacancy.

Figure C2.10. Over 75% of the existing office supply in the City is 1 or 2 star rated, which denotes a lower-class office product. The average asking rent is lower than the County, which aligns with lower quality/older office product.

The current estimated vacancy is vey low, which suggest stable tenants.

3. Office Land Uses
Office deliveries have historically been low in absolute and percentage terms in the City. There is a cluster of medical-office development along the Beverly Corridor, which should be supported to accommodate anticipated future growth in medical serving industries that need office space (also a growing industry).

A potential area of interest could be exploring live/work office development, which could satisfy demand from both residential and employee markets. It should be noted that the aftereffects of the pandemic’s impact on office demand is unknown. The potential increase in the number of telecommuting employees could weaken demand for future office demand. The market analysis suggests a growth target of approximately 286,000 square feet over the next 20-years.

2. Retail Land Uses
Resident and employment growth in the City will create modest demand across several retail categories. As retail continues to evolve, there continues to be a focus on creating unique, local, high-quality experience-based consumption activities. Demand for this experiential retail will come from smaller market areas.

As such, it is unlikely that the City will require planning for large, new regional shopping destinations (e.g. Mall, Power Center, etc.). In fact, redevelopment of underperforming large-format retail space to other uses may prove to be a better strategy given these changes in retail dynamics. The market analysis suggests a growth target of approximately 142,000 square feet over the next 20-years.

Part C, 2. Our Prosperous Community 79
94% 96%
6% 4%
Logistics/Warehouse
Flex
Allocation of Industrial by Type
$1.13
$0.85 3.4%

1.7%
1%
3%
Asking Rent per SF
Vacancy
Industrial Rent & Vacancy
(Q1 2021)
$134.97
76%
$100
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
ADR
Occupancy
ADR & Occupancy
(2010 - 2019)
Figure C2.12. The City has a similar allocation of Logistics/Warehouse and Flex in comparison with the County. The average asking rent per square foot is typically lower than the County average. The City’s vacancy percent is almost half of the County.

Figure C2.11. Average Daily Rates(ADRs) and Occupancy have increased over the last 10-years but remain lower than the overall County averages.

5. Hotel Uses
Most of the higher quality hotel supply in the market area are located adjacent to highways, suggesting that their base customer is likely choosing the location due to proximity to other locations.

Given the expansive Los Angeles tourist market, many price sensitive travelers will choose locations with access to multiple tourist attractions (e.g. Universal Studios Hollywood and Disneyland Resort within an equidistant 30-minute drive time).

Potential sites adjacent to the I-5 or 60 could be explored for a potential midscale class property (e.g. Holiday Inn Express). The market analysis suggests a growth target of approximately 100 hotel rooms over the next 20-years.

4. Industrial Land Uses
Traditional Industrial serving job growth is anticipated to decrease in future. Demand for Industrial/Flex space (typically higher job density more akin to office development and a smaller footprint) may potentially outpace demand for new industrial space, leading to redevelopment of underutilized industrial sites.

A strategy could be employed to protect higher value industrial space and encourage the redevelopment of existing underperforming industrial land to Industrial/Flex or to consider transitioning to other land uses as appropriate. The market analysis suggests a growth target of approximately 697,000 square feet over the next 20-years.

80 Montebello General Plan
D. POLICIES AND ACTIONS
Based on the market-based findings and commuity input the policies and actions are organized under four key topics:

1. Support economic development capacity and leadership;

2. Promote infill redevelopment,

3. Protect and invest in existing assets, and

4. Prioritize fiscal sustainability.

1. Support Economic Development Capacity and Leadership Maintaining the staff and resources to effectively monitor and evaluate economic development programs is instrumental to their deployment. To assure the best possible implementation and management of all such initiatives, Montebello should reflect upon its internal organizational approach to economic development, and its funding strategies to support it.

P2.1 Support the Creation of an Economic Development Organization in the City.

To guide and focus efforts to maximize economic development opportunities, the creation of an economic development organization for the City should be considered. It is important to understand how the City’s internal governance will interact with the organization or, if preferred, it could be established within the existing Economic Development Division. The organization will need dedicated staff and resources and should work with the Montebello Chamber of Commerce, San Gabriel Valley Economic Partnership, local businesses, and other cities to advance the strategic economic goals of the City.

A2.1a Determine the best governance of economic development efforts in the City. R Potential organizational structure for the economic development organization include:

Public – A division within the City or regional planning organization. Public economic development organizations have different formal and informal powers than private economic development organizations. For example, they can assemble land, access grants from the state and federal government and can provide public sector funding and tax incentives that otherwise would not be available.

Private – A private economic development organization typically is an organization with the express mandate of promoting economic growth, but which has no public control of governance and no formal links to government. Private economic development organizations emphasize business attraction, retention, and expansion as their primary economic development mission. Some of the most common economic development tools private economic development organizations use to achieve these goals include marketing, advertising, and business assistance. Examples of private economic development organizations include chambers of commerce and community development corporations.

Public/Private – In some cases, neither the public nor the private sector has sufficient resources to assume a lead role in addressing local economic development. In these situations, an organization that joins public and private sector resources can be effective in creating and implementing economic development policies and programs. Public-private partnerships are long-term shared commitments between the public and private sectors designed to pursue common goals related to the business environment in a community. Economic development outsourced to a public/private organization can be supported through taxes or municipal finance instruments.

A2.1b Monitor economic development activities in the City. R The economic development organization should reevaluate the Economic Development Strategy every five years. The organization should also monitor and report on economic activities on a regular basis.

VZ Vision Zero SE Social Equity R Resilience

Part C, 2. Our Prosperous Community 81

2. Promote Infill Development
Given the need for new housing and development careful consideration should be taken to identify locations where higher intensity, mixed-use, walkable development can occur without changing the existing character of the City.

P2.2 Promote corridor development.

Encourage strategic infill development to create nodes of mixed-use activity, potentially focused on Major/Major intersections.

Intensifying development at these nodes would also assist in protecting existing mid-block retail destinations that have been servicing the community. Given the larger streetscape, the scale of development could be varied to make development denser without making new development feel out of scale with the existing character of the corridor.

A2.2a Promote housing and job growth along the Beverly Boulevard Corridor. R Support new infill development around City Hall and the extension of the hospital campus to further the burgeoning employment center in the City. The inclusion of three- and four-story mixed-use infill along the corridor to create a new linear spine that could bring in new housing, potentially live/work oriented, without disrupting any of the existing residential assets of the City. This infill could be particularly important in addressing affordable housing in the context of the entire City.

A2.2b Encourage infill housing along Montebello Boulevard Corridor. R Support new infill along Montebello Boulevard between Washington Boulevard and Whittier Boulevard as means to connect the historic main street and new transit-district created by the future Gold Line station. This portion of the Montebello corridor could be designed to be bicycle-friendly and walkable to accord a seamless connection between the two east-west streets.

A2.2c Repurpose struggling retail along the Whittier Boulevard Corridor (outside Downtown). R New mixed-use infill could generate new housing and help connect the Downtown “Main Street” environment westward with a different character and uses based on various residential development typologies with supportive public realm improvements.

A2.2d Evaluate Feasibility of Enhanced Infrastructure Financing Districts (EIFD). R Establishing an EIFD could potentially assist funding placemaking and infrastructure improvements in the City. Tax increment financing (TIF) was historically used by redevelopment agencies to raise funding for infrastructure improvements, land assembly, housing, and other projects in redevelopment areas. With the dissolution of redevelopment agencies in 2012, EIFDs are a type of TIF district cities and counties could form to help fund economic development projects.

P2.3 Maximize future Light Rail Stop with TOD Planning.

The anticipated Gold Line station is a significant opportunity for the City that should foster transit oriented development (TOD) planning and encourage catalytic developments around the future Greenwood Station on Washington Boulevard.

A2.3a Capitalize on transit adjacency. R
The future station can become the focal point for a new vibrant mixed-use district where people can live close to public transit, thereby diminishing reliance on the car and would be particularly attractive to future residents that work in the greater downtown Los Angeles area.

A2.3b Prioritize placemaking. R
Create a plaza at the Greenwood station that features a variety of public amenities that will increase the attractiveness of the station and catalyze mixed-use development activity on adjacent land. Establishing an EIFD in the area could also help capture increased value that come along with TOD adjacencies as well help funding infrastructure needed for placemaking.

P2.4 Repurpose the regional retail centers to meet new community needs.

Shopping preferences have shifted, to increasingly favor place-based destinations with a mix of uses and walkable design elements.

The business model that sustained large-format, brick-and-mortar retail chains has been upended by these changing preferences, by increased competition from online retailers, and by large-scale global economic events.

A2.4 Redevelop struggling retail property as mixed-use urban places, re-use anchor store boxes as office space, or create newbuild housing and entertainment options. R Property owners, financial institutions, and local governments must work together with community stakeholders to allow for creatively repurposing these properties to experience based retail and entertainment uses and non-retail uses.

VZ Vision Zero SE Social Equity R Resilience

82 Montebello General Plan

3. Protect and Invest in Existing Assets
The City has many important assets, which should be protected and targeted for reinvestment. The City’s productive industrial area and stable residential neighborhoods should be protected and reinvested.

P2.5 Nurture the local business community.

Providing business support services and infrastructure improvements to major commercial corridors throughout the City will help assure that local business can thrive.

A2.5a Provide more resources to small businesses. SE R
The City can support the operations and growth of small businesses, at various stages:. • Expand business outreach. Updates to the City’s business resources, holding public meetings and information sessions, and considering ways to ease permitting and licensing processes could help forge stronger connections between the City and local businesses.
• Promote access to business support opportunities for minority- and women-owned businesses. Better connections to existing opportunities may come at little to no added cost to the City, and stand to greatly benefit the strength and diversity of Montebello’s local business profile.
• Provide technical assistance and financial literacy training. The City could stage quarterly trainings to help businesses navigate local processes, apply for grants or loans, find trained workers, and learn from one another.

A2.5b Support local business operations. SE R
The City can:
• Provide incentives for businesses to invest in these improvements, funded through sources such as CDBG grants, discounted or no-cost permits, or the establishment of a Special Revenue Fund. • Create a special incentive to contract/procure with Montebello-owned businesses, further strengthening the cycle of local investment.
• Pursue creative placemaking to assist in branding distinctives places.

A2.5c Establish an incubator for local start-ups. SE R
Providing a local incubator space can help businesses form and prosper, and help strengthen networks around a particular industry.

A2.5d Create pathways to high-quality jobs for residents. SE R Establishing avenues for youth to pursue high-quality jobs can help assure economic vitality and resiliency. The City can partner with local high schools to expand work-based learning opportunities through internships, and offer technical programs (particularly in STEM or healthcare) as part of daily curricula. The City can also host events and programming at the Catherine Hensel Youth Center, to familiarize young adults with local job opportunities.

P2.6 Preserve and enhance industrial areas.

Given the demand for industrial uses identified in the market analysis, it is critical to support the continued evolution of commercial industrial development in the City. This could take the form of higher intensity Flex/Industrial development as well aligned with developing industrial trends for growth industries within the greater Los Angeles Industrial Market area.

A2.6a Promote more compatible land uses adjacent to idustrial areas. SE R A2.6b Explore potential for higher value productive industrial users. R Target emerging industrial sectors that can provide high-value and high-wage jobs in the City.

VZ Vision Zero SE Social Equity R Resilience