CITY OF MONTEBELLO
CITY COUNCIL
REGULAR MEETING
WEDNESDAY, MAY 14, 2025 AT 6:00 PM
CITY HALL COUNCIL CHAMBERS
1600 WEST BEVERLY BOULEVARD
MONTEBELLO, CALIFORNIA
CITY COUNCIL
Salvador Melendez, Mayor
Georgina Tamayo, Mayor Pro Tem
Scarlet Peralta, Councilmember
Ric Alonzo, Councilmember
Danielle Romero, Councilmember
CITY MANAGER
Raul Alvarez
CITY TREASURER
David Matanga
CITY ATTORNEY
Arnold M. Alvarez-Glasman
CITY CLERK
Christopher Jimenez
DEPARTMENT HEADS
Acting Assistant City Manager
Fire Chief
Police Chief
Director of Finance
Director of Human Resources
Director of Planning/Community Development
Director of Public Works
Director of Recreation and Community Services
Director of Transportation
Angelica Palmeros
Fernando Pelaez
Luis Lopez
Michael Solorza
Ramon Figueroa
Joseph Palombi
Cesar Roldan
David Sosnowski
John Soria
May 14, 2025: City Council Meeting Page 2 of 10
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,
May 14, 2025: City Council Meeting Page 3 of 10
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)
Lilian Tostado v. City of Montebello et. al.
Los Angeles County Superior Court Case No. 22STCV12953
2. CONFERENCE WITH LEGAL COUNSEL – EXISTING LITIGATION
Government Code Section 54956.9(d)(1)
C. Sanchez v. City of Montebello
Case No. ADJ14896913
3. CONFERENCE WITH LABOR NEGOTIATORS
Government Code Section 54957.6
Agency Negotiator: Raul Alvarez
Labor Groups: MFA, MFMA, MCEA, MMMA, MSA, MMPA, MEMA, SMART-TD
4. PUBLIC EMPLOYEE DISCIPLINE, DISMISSAL, RELEASE
Government Code Section 54957
One matter to review on appeal from a decision of the Civil Service Commission
REGULAR SESSION - IMMEDIATELY FOLLOWING CLOSED SESSION
CLOSED SESSION REPORT
INVOCATION
PLEDGE OF ALLEGIANCE
CORRECTIONS TO THE AGENDA - CITY MANAGER
CEREMONIAL ITEMS/PRESENTATIONS
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5. PROCLAMATION FOR NATIONAL MILITARY APPRECIATION MONTH
6. PROCLAMATION FOR PUBLIC WORKS WEEK
7. CERTIFICATE OF RECOGNITION FOR RETIRED FIRE CAPTAIN FRANK OSORIO
8. PROCLAMATION FOR NATIONAL POPPY DAY
9. MONTEBELLO DOG PARK UPDATE
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. PUBLIC HEARING TO ADOPT RESOLUTION NO. 25-28 APPROVING AND ADOPTING THE CITY OF
MONTEBELLO'S COMMUNITY DEVELOPMENT BLOCK GRANT (CDBG) AND THE HOME INVESTMENT PARTNERSHIP (HOME) PROGRAM FIVE-YEAR 2025-2029 CONSOLIDATED PLAN, THE 2025-2026
ANNUAL ACTION PLAN, THE CITIZEN PARTICIPATION PLAN AND HOME POLICIES AND PROCEDURES MANUAL
RECOMMENDATION: It is recommended that the City Council:
1. Conduct a Public Hearing; and
2. Adopt Resolution No. 25-28 approving and adopting the City of Montebello’s Community Development Block Grant Program (CDBG) and the HOME Investment Partnership Program (HOME) Five-Year Consolidated Plan, Annual Action Plan, Citizen Participation Plan, and the HOME Policies and Procedures Manual; and
3. Take such additional, related action that may be desirable.
REGULAR BUSINESS
11. ADOPT RESOLUTION NO. 25-29 FOR THE INSTALLATION OF AN ALL-WAY STOP AT THE INTERSECTION OF 3RD STREET AND LOS ANGELES AVENUE
RECOMMENDATION: It is recommended that the City Council:
1. Adopt Resolution No. 25-29 (Attachment A) approving the installation of an all-way stop at the intersection of 3rd Street and Los Angeles Avenue; and,
2. Approve Environmental Assessment pursuant to 14 California Code of Regulations § 15301 as a Class 1 categorical exemption under the California Environmental Quality Act; and
3. Authorize the Public Works Department to place the appropriate pavement markings, advance warning signs and appropriate signage in accordance with the California Manual on Traffic Control Devices. and,
4. Take such additional, related action that may be desirable.
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12. AWARD PROFESSIONAL SERVICES AGREEMENT NO. 4313 FOR FINAL DESIGN OF STORM DRAIN IMPROVEMENTS ON 4TH STREET, FROM BEACH STREET TO MINES AVENUE
RECOMMENDATION: It is recommended that the City Council:
1. Find that it would be impractical, useless, or uneconomical in this project to follow the bidding procedures, and that the welfare of the public would be promoted by dispensing said procedures.
2. By a four-fifth vote of the City Council, staff recommend authorizing the dispensing of a formal request for proposal (RFP) procedure and award a professional services agreement for the design of a storm drain system on 4th Street between Beach Street and Mines Avenue, in accordance with Montebello Municipal Code Chapter 3.21.025(C); and,
3. Due to the consultant’s familiarity, experience, intimate knowledge, and dealings with the Los Angeles County Department of Public Works and Flood Control District, award Professional Services Agreement No. 4313 to West & Associates Engineering, Inc. for the amount of $114,800 payable from Gas Tax funds in Account No. 200-30-330-6040.96 (Gas Tax, Public Works, Engineering, Contract Services Engineering Design Services); and,
4. Authorize the City Manager to execute the professional services agreement in good faith;
5. Take such additional, related action that may be desirable.
13. AWARD CONSTRUCTION AGREEMENT NO. 4311 FOR THE PAVING THE WAY PROGRAM MONTEBELLO BOULEVARD FROM LOS ANGELES AVENUE TO LINCOLN BOULEVARD (CP 888)
RECOMMENDATION: It is recommended that the City Council:
1. Award a Construction Agreement to Toro Enterprises, Inc. for the Paving the Way Program Montebello Boulevard from Los Angeles Avenue to Lincoln Boulevard (CP 888) as the most responsive, responsible bidder in the amount of Three Million, Two-Hundred Ninety-Eight Thousand, Seven Hundred Five Dollars ($3,298,705) payable from Paving the Way — Proposition C funds; and
2. Approve a 15% construction contingency of $494,806 payable from Paving the Way – Proposition C funds; and
3. Authorize the City Clerk’s Office to release all-other bidders’ bonds; and
4. Authorize the City Manager to execute the Construction Agreement (attached hereto in substantial form) and all applicable change orders in good faith; and
5. 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.
14. APPROVE AGREEMENT NO. 4301 WITH BRIAN D. HEINZ (DBA HEINZ LABORATORIES) FOR
HAZARDOUS MATERIALS (HAZMAT) TRAINING OF FIRE SUPPRESSION PERSONNEL
RECOMMENDATION: It is recommended that the City Council:
1. Approve Professional Services Agreement No. 4301 between the City of Montebello and Brian D. Heinz (DBA Heinz Laboratories) for provision of Hazardous Materials Specialist Training of Fire Suppression Personnel; and
2. Amend the Fiscal Year 2024-25 adopted budget to increase appropriations by $140,000 in Account No. 600-90-915-6040.10 (Transit, Transportation, Corporate Shop, Contract Services-Outside Contracts); and
3. Take such additional, related action that may be desirable.
15. AUTHORIZE SUBMITTING AN APPLICATION FOR THE 2025 AIR QUALITY MANGEMENT DISTRICT (AQMD) CARL MOYER MEMORIAL AIR QUALITY STANDARDS ATTAINMENT GRANT PROGRAM
RECOMMENDATION: It is recommended that the City Council:
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1. Authorize submission of a grant application to the South Coast Air Quality Management District (AQMD) Carl Moyer Program for the replacement of fire department apparatus as determined appropriate by the Fire Department during the application process; and
2. Take such additional, related action that may be desirable.
16. AUTHORIZE SUBMITTING AN APPLICATION FOR COUNTY OF LOS ANGELES MEASURE B FUNDING TO
PURCHASE FIRE DEPARTMENT EMERGENCY MEDICAL EQUIPMENT
RECOMMENDATION: It is recommended that the City Council:
1. Authorize submission of a funding proposal to the County of Los Angeles for Measure B funding to purchase Automated External Defibrillators (AEDs) and training equipment, or other emergency medical equipment as determined appropriate by the Fire Department during the application process; and
2. Take such additional, related action that may be desirable.
17. ACCEPTANCE OF THE MONTEBELLO DRIVING RANGE PROJECT - TOP GOLF – NOTICE OF
COMPLETION
RECOMMENDATION: It is recommended that the City Council:
1. Accept the Top Golf Project as completed by McCarthy Building Companies, Inc.; and,
2. Approve the final contract amount with McCarthy Building Companies, Inc. for the construction of the Top Golf Project in the amount of $45,268,224; and,
3. Approve the Final Total Project Budget (Attachment A); and,
4. Authorize the City Clerk to execute, verify and file the Notice of Completion (Attachment B) with the Los Angeles County Registrar-Recorder; and,
5. Take such additional, related action that may be desirable.
18. AWARD CONSTRUCTION AGREEMENT NO. 4312 FOR PLAZA DRIVE PAVEMENT REHABILITATION PROJECT (CP 917)
RECOMMENDATION: It is recommended that the City Council:
1. Award a Construction Agreement to All American Asphalt for Plaza Drive Pavement Rehabilitation Project (CP 917) as the most responsive, responsible bidder in the amount of Four Hundred Fourteen Thousand, Nine Hundred Fifty-One Dollars ($414,951) payable from Proposition C funds; and
2. Approve a 10% construction contingency of $41,495 payable from Proposition C funds; and
3. Authorize the City Clerk’s Office to release all-other bidders’ bonds; and
4. Authorize the City Manager to execute the Construction Agreement (attached hereto in substantial form) and all applicable change orders in good faith; and
5. Take such additional, related action that may be desirable.
19. ADOPT RESOLUTION NO. 25-30 APPROVING THE ENGINEER’S REPORT FOR THE FISCAL YEAR 2025- 26 ANNUAL NATASHA LANE LANDSCAPE ASSESSMENT DISTRICT NO. 2005-1 AND SETTING A DATE
FOR THE PUBLIC HEARING
RECOMMENDATION: It is recommended that the City Council:
1. Adopt Resolution No. 25-30 (Attachment A) approving the Fiscal Year 2025-26 Engineer’s Report (Attachment B) for the Annual Natasha Lane Landscape Assessment District No. 2005-1, setting a date for the Public Hearing for the regular meeting scheduled for June 25, 2025 at 6:00 pm; and,
2. Take such additional, related action that may be desirable.
20. ADOPT RESOLUTION 25-31 APPROVING THE ENGINEER'S REPORT FOR THE FISCAL YEAR 2025-26 ANNUAL NATASHA LANE SEWER AND STORM WATER PUMP STATION ASSESSMENT DISTRICT NO. 2005-2 AND SETTING A DATE FOR THE PUBLIC HEARING
RECOMMENDATION: It is recommended that the City Council:
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1. Adopt Resolution No. 25-31 (Attachment A) approving the Fiscal Year 2025-26 Engineer’s Report (Attachment B) for the Annual Natasha Lane Sewer and Storm Water Pump Station Assessment District No. 2005-2, setting a date for the Public Hearing for the regular meeting scheduled on June 25, 2025, at 6:00 pm; and,
2. Review the draft engineer’s report and comment prior to acceptance; and,
3. Take such additional, related action that may be desirable.
21. APPROVE ISSUING A REQUEST FOR QUOTATIONS FOR EQUIPMENT, HARDWARE, TOOLS, AND RELATED MATERIALS; AUTOMOTIVE SUPPLIES; RENTAL EQUIPMENT; SIGNAGE AND TRAFFIC SUPPLIES; ASPHALT SUPPLIES AND DELIVERY
RECOMMENDATION: It is recommended that the City Council:
1. Approve issuing a Request for Quotations (“RFQ”) for Equipment, Hardware, Tools, and Related Materials; and,
2. Approve issuing a Request for Quotations (“RFQ”) for Automotive Supplies; and,
3. Approve issuing a Request for Quotations (“RFQ”) for Rental Equipment; and,
4. Approve issuing a Request for Quotations (“RFQ”) for Signage and Traffic Supplies; and,
5. Approve issuing a Request for Quotations (“RFQ”) for Asphalt Supplies and Delivery; and,
6. Take such additional, related action that may be desirable.
22. APPROVE ISSUING REQUEST FOR PROPOSALS (RFP) NO. 25-10 FOR CITYWIDE HVAC MAINTENANCE
AND REPAIR SERVICES
RECOMMENDATION: It is recommended that the City Council:
1. Authorize issuing a Request for Proposals (RFP) No. 25-10 for citywide HVAC maintenance and repair services; and
2. Take such additional, related action that may be desirable.
23. APPROVE AMENDMENT NO. 1 TO AGREEMENT NO. 4175 WITH YUNEX LLC TO INCREASE THE NOT- TO-EXCEED AMOUNT IN YEAR 2 OF THE AGREEMENT BY $90,000
RECOMMENDATION: It is recommended that the City Council:
1. Approve Amendment No. 1 to Agreement No. 4175 between the City of Montebello and Yunex LLC to increase the not-to-exceed amount of Year 2 of the Agreement by $90,000; and,
2. Amend the Fiscal Year 2024-25 budget by increasing appropriations by $90,000 in Account No. 200-99- 6040.50 (Gas Tax, Non-Departmental, Contract Services Street Maintenance); and,
3. Authorize the City Manager to execute the Amendment on behalf of the City; and,
4. Take such additional, related action that may be desirable.
24. TREASURER'S REPORT FOR THE QUARTER ENDING MARCH 31, 2025
RECOMMENDATION: It is recommended that the City Council:
1. Receive and file the Quarterly Treasurer's Report for the quarter ending March 31, 2025 (Third Quarter of Fiscal Year 2024-25); and,
2. Take such additional, related action that may be desirable.
25. APPROVE AMENDMENT NO. 1 TO AGREEMENT NO. 4040 WITH UNIVERSAL PROTECTION SERVICES,
LP TO PROVIDE UNARMED TRANSIT SECURITY GUARD SERVICES
RECOMMENDATION: It is recommended that the City Council:
1. Approve Amendment No. 1 to Agreement No. 4040 with Universal Protection Service, LP dba Allied Universal Security Services, for an additional two-year (2-year) term through June 30, 2027, increasing
May 14, 2025: City Council Meeting Page 8 of 10
the not-to-exceed amount by nine hundred twenty-four thousand, three hundred sixty-four dollars ($924,364) to provide Unarmed Transit Security Guard Services; and
2. Authorize the City Manager and/or his designee to execute Amendment No. 1 on behalf of the City of Montebello; and
3. Take such additional, related, action that may be desirable
26. REJECT ALL PROPOSALS RECEIVED IN RESPONSE TO REQUEST FOR PROPOSALS (RFP) NO. 25-03
FOR CITYWIDE VEHICLE BODY REPAIR AND PAINTING SERVICES
RECOMMENDATION: It is recommended that the City Council
1. Reject all proposals received in response to Request for Proposals (RFP) No. 25-03 for citywide vehicle body repair and painting services in accordance with the City of Montebello Municipal Code Section
3.20.080; and
2. Authorize staff to re-issue a Request for Proposals for similar services at a future date if so desired; and,
3. Take such additional, related, action that may be desirable.
27. APPROVE AMENDMENT NO. 6 TO AGREEMENT NO. 3733 WITH LPM CONSULTING INC., TO PROVIDE MONITORING AND OVERSIGHT CONSULTING SERVICES FOR MONTEBELLO BUS LINES’ SUBSTANCE
ABUSE PROGRAM
RECOMMENDATION: It is recommended that the City Council
1. Approve Amendment No. 6 to Agreement No. 3733 with LPM Consulting Inc. to provide monitoring and oversight consulting services for Montebello Bus Lines’ (MBL) Substance Abuse Program; and
2. Authorize the City Manager to execute Amendment No. 6 on behalf of the City of Montebello; and
3. Take such additional, related, action that may be desirable.
28. APPROVE THE CITY OF MONTEBELLO DISADVANTAGED BUSINESS ENTERPRISE (DBE) PROGRAM
RECOMMENDATION: It is recommended that the City Council
1. Approve the City of Montebello Disadvantaged Business Enterprise (DBE) Program; and
2. Take such additional, related action that may be desirable.
29. AWARD AGREEMENT NO. 4280 TO PALADIN TECHNOLOGIES FOR THE PURCHASE AND
INSTALLATION OF A SECURITY AND SURVEILLANCE CAMERA SYSTEM FOR THE TRANSPORTATION
DEPARTMENT
RECOMMENDATION: It is recommended that the City Council:
1. Award Agreement No. 4280 with Paladin Technologies (Paladin), for a one-year (1-year) term, to purchase and install a security and surveillance camera system for the Transportation Department, for a total not-to-exceed amount of $545,850; and
2. Amend the Fiscal Year 2024-25 adopted operating budget to increase appropriations by $136,472 in Account No. 600-90-915-6040.95 (Transit, Administration, Corporate Shop, Contract Services - Other Professional Services); and
3. Authorize the City Manager to approve change orders up to an additional ten percent (10%) or $54,585 of the total agreement amount; and
4. Take such additional, related, action that may be desirable.
30. APPROVE PURCHASE TWO (2) LOW-EMISSIONS VEHICLES FOR THE PLANNING AND COMMUNITY
DEVELOPMENT DEPARTMENT UTILIZING SOUTH COAST AIR QUALITY MANAGEMENT DISTRICT (AQMD) FUNDING
RECOMMENDATION: It is recommended that the City Council:
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1. Approve the purchase of two (2) vehicles for the Planning and Community Development Department, including one (1) vehicle for the Code Enforcement Division and one (1) vehicle for the Building and Safety Division, using South Coast Air Quality Management District (AQMD) funds; and
2. Declare that the purchase of these vehicles is exempt from Montebello Municipal Code Section 3.20.080 since the acquisition of these vehicles would be impractical and uneconomic to procure through the standard bidding process to maintain the public safety for the proper operation of the City’s Code Enforcement and Building and Safety divisions; and
3. Authorize the City Manager to execute all necessary documents related to the purchase of two vehicles using AQMD funding (Account No. 245-99-6082) to fully cover the purchase of vehicles in an amount not-to-exceed $120,000; and
4. Declare the vehicles to be replaced as surplus and authorize the City Manager to dispose of them as per the City’s Municipal Code and related administrative policies; and
5. Take such additional, related action that may be desirable.
31. AUTHORIZE INCREASING THE BLANKET PURCHASE ORDER WITH DELL MARKETING LP IN THE AMOUNT OF $100,000 TO PURCHASE COMPUTER TECHNOLOGY EQUIPMENT FOR FISCAL YEAR 2024-
25. RECOMMENDATION: It is recommended that the City Council:
1. It is recommended that the City Council increase the blanket purchase order amount to $100,000 for Dell Marketing LP for information technology-related purchases for Fiscal Year 2024-25; and,
2. Take such additional, related action that may be desirable.
32. APPROVE PURCHASE OF NON-REVENUE SUPPORT VEHICLES FOR THE TRANSIT DEPARTMENT FROM MONTEBELLO AUTO GROUP LLC AND FORD OF MONTEBELLO, INC.
RECOMMENDATION: It is recommended that the City Council:
1. Approve establishing a Purchase Order (PO) with the Montebello Auto Group LLC (Montebello Chevrolet), for a total not-to-exceed amount of $273,540, to purchase eight (8) non-revenue support vehicles; and
2. Approve establishing a Purchase Order (PO) with Ford of Montebello, Inc. (Montebello Ford), for a total not-to-exceed amount of $155,192, to purchase three (3) non-revenue support vehicles; and
3. Authorize the City Manager and/or his designee to approve change orders up to ten percent (10%) for each PO; and
4. Amend the Fiscal Year 2024-25 adopted operating budget to increase appropriations by $471,605 in Account No. 600-90-900-6082 (Transit – Administration – Vehicle Purchase); and
5. Authorize the disposal of vehicles per the City's surplus property policy; and
6. Take such additional, related, action that may be desirable.
33. APPROVE PURCHASE OF NON-REVENUE SUPPORT VEHICLES FOR THE TRANSIT DEPARTMENT
FROM FLEET VEHICLE SOURCE, INC
RECOMMENDATION: It is recommended that the City Council:
1. Approve establishing a Purchase Order (PO) with Fleet Vehicle Source, Inc. (Fleet Source), for a total not-to-exceed amount of $250,960, to purchase nine (9) non-revenue relief vehicles; and
2. Authorize the City Manager and/or his designee to approve change orders up to ten percent (10%) of the PO; and
3. Authorize the disposal of vehicles per the City’s surplus property policy; and
4. Take such additional, related, action that may be desirable.
34. WAIVE THE SECOND READING AND ADOPTION OF ORDINANCE NO. 2482 ADDING CHAPTER 12.27 - "PUBLIC DOG PARK FACILITIES" - AND AMENDING CHAPTER 12.24 - "CONDUCT IN PUBLIC PARKS" - OF TITLE 12 OF THE MONTEBELLO MUNICIPAL CODE
RECOMMENDATION: It is recommended that the City Council:
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1. Waive the Second Reading and adopt Ordinance No. 2482 (Attachment A) to add Chapter 12.27 ("Public Dog Park Facilities") to Title 12 ("Streets, Sidewalks and Public Places") and amend Chapter 12.24 ("Conduct in Public Parks") of the Montebello Municipal Code; and,
2. Take such additional, related action that may be desirable.
35. PAYMENT OF BILLS: ADOPT RESOLUTION NO. 25-27 APPROVING THE CITY WARRANT REGISTER OF DEMANDS DATED MAY 14, 2025
RECOMMENDATION: It is recommended that the City Council:
1. Adopt Resolution No. 25-27 approving the Warrant Register dated May 14, 2025.
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.
• Ric Alonzo, Councilmember
• Danielle Romero, Councilmember
• Georgina Tamayo, Mayor Pro Tem
• Scarlet Peralta, Councilmember
• Salvador Melendez, Mayor
CLOSED SESSION - CONTINUED
ADJOURNMENT
The City of Montebello will adjourn to the next Regular Meeting on May 28, 2025, at 6:00 p.m., which can be live- streamed at https://www.montebelloca.gov (Click on Live Stream).
I, Kimberly Guillen, Senior Deputy City Clerk for the City of Montebello, hereby certify that a copy of this agenda has been posted on or before Sunday, May 11, 2025, no later than 6:00 p.m.
Kimberly Guillen, Senior 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 Rosemary Perich, Housing Manager
SUBJECT: PUBLIC HEARING TO ADOPT RESOLUTION NO. 25-28 APPROVING
AND ADOPTING THE CITY OF MONTEBELLO'S COMMUNITY
DEVELOPMENT BLOCK GRANT (CDBG) AND THE HOME
INVESTMENT PARTNERSHIP (HOME) PROGRAM FIVE-YEAR 2025-
2029 CONSOLIDATED PLAN, THE 2025-2026 ANNUAL ACTION PLAN,
THE CITIZEN PARTICIPATION PLAN AND HOME POLICIES AND
PROCEDURES MANUAL
DATE: May 14, 2025
RECOMMENDATIONS:
It is recommended that the City Council:
1. Conduct a Public Hearing; and
2. Adopt Resolution No. 25-28 approving and adopting the City of Montebello’s Community Development Block Grant Program (CDBG) and the HOME Investment Partnership Program (HOME) Five-Year Consolidated Plan, Annual Action Plan, Citizen Participation Plan, and the HOME Policies and Procedures Manual; and
3. Take such additional, related action that may be desirable.
FISCAL IMPACT:
The U.S. Department of Housing and Urban Development (“HUD”) has not yet announced allocations for local jurisdictions for Federal Fiscal Year 2025-26. However, it is anticipated that the City of Montebello will receive approximately $3 million in Community Development Block Grant (“CDBG”) entitlement funds, and approximately $1 in HOME entitlement funds, from HUD for FY 2025-2029. In addition, $1,872 in CDBG program income, $622,548 in HOME program income, and $1,122,169 from prior-year
CITY COUNCIL AGENDA REPORT - MEETING OF MAY 14, 2025
HOME allocations are available. The CDBG and HOME activities, along with associated administrative costs, will be appropriated in the FY 2025-26 budget.
BACKGROUND/DISCUSSION:
The City of Montebello is considered an entitlement jurisdiction and receives an annual allocation from the U.S. Department of Housing and Urban Development (HUD) for the operations of its CDBG and HOME programs. The funding is determined by a formula calculated by HUD based on population, age of the city, poverty levels, etc. The City’s allocation can vary from year to year, causing funding to increase or decrease in variou s programs.
As a recipient of the federal funds, the City is required to submit a five- year Consolidated Plan, an Annual Action Plan, and monitor its progress, outcomes, and expenditures through the Consolidated Annual Performance and Evaluation Report (“CAPER”).
As presented at the January 8, 2025, meeting, the purpose of the ConPlan is to identify the City’s housing and community development needs, priorities, goals, and strategies and to stipulate how funds will be allocated to housing and community development activities over the next five (5) years. The CDBG Program provides Federal funds for local improvement projects and programs. Activities assisted with CDBG funds must meet one of the three (3) national objectives:
1. Benefit low and moderate-income persons; or
2. Aid in the elimination of slums and blight; or
3. Meet a particular urgent community need because existing conditions pose a serious threat, and no other source of funds is available. This national objective is rare and is designated only for activities that alleviate emergency conditions, e.g., fire, flood, earthquake.
The HOME program provides formula grants, often in partnership with local nonprofit groups, to fund a wide range of activities including building, buying, and/or rehabilitating affordable housing or providing direct rental assistance to low-income persons. HOME is the largest Federal Block Grant to State and Local Governments designed exclusively to create affordable housing for low-income households.
In addition to the ConPlan, HUD requires public input on amendments to the City’s Citiz en Participation Plan and public input on the Annual Action Plan.
On February 26, 2025, the Office of the Secretary of the U.S. Department of Housing a nd Urban Development (HUD) formally announced the termination of the Affirmatively Furthering Fair Housing Rule. Consequently, the city is no longer required to perform a n Analysis of Impediments to Fair Housing Choice, as was previously mandated.
HUD regulations 24 CFR 92.500 and 24 CFR 570 require that entitlement jurisdictions
CITY COUNCIL AGENDA REPORT - MEETING OF MAY 14, 2025
certify to HUD that they have adopted local policies and procedures concerning the administration of the HOME and CDBG Programs. HUD requires implementation of comprehensive written policies and procedures which provide internal controls and uniform guidance for these federal programs. A recent HUD audit required that the city develop a comprehensive cost accounting and finance policy and procedure.
ENVIRONMENTAL:
The California Environmental Quality Act (CEQA), outlined in Section 2100 et seq. of the California Public Resources Code, mandates the analysis of agency approvals for discretionary "projects." According to CEQA, a "project" is defined as "the whole of an action, which has the potential for resulting in either a direct physical change in the environment, or a reasonably foreseeable indirect physical change in the environment" (State CEQA Guidelines Section 15378). The proposed Project qualifies as a project under CEQA.
Staff have evaluated the Project to determine the necessary level of review under CEQA and has concluded that the proposed Project is exempt from CEQA under State CEQA Guidelines Section 15061(b)(3) (Common Sense Exemption). This section states that the commonsense exemption applies to activities where CEQA only pertains to projects that could potentially cause a significant effect on the environment. If it can be determined with certainty that the activity will not result in a significant environmental effect, then it is not subject to CEQA review. However, it is important to note that specific projects or programs eligible for funding under the proposed Project may still require environmental review prior to implementation.
ANALYSIS:
The Consolidated Plan is a HUD-required plan assessing affordable housing and community development needs for the next five-year (2025-2029 period). The ConPlan determines how funds from HUD will be used. The following tables show the proposed 2025-2029 Con Plan goals for the city:
Proposed Montebello
2025-2029 Goals
Goal Name Category Geographi
c Area
Needs
Addressed
Housing Affordable
Housing
Citywide Provide Decent
Housing
Public
Services
Other: Public
Services
Citywide Provide Vital
Public Services
Economic
Development
Other:
Economic
Development
Eligible
Low- and
Moderate-
Income
Block
Create
Economic
Development
Opportunities
CITY COUNCIL AGENDA REPORT - MEETING OF MAY 14, 2025
Groups,
Citywide
Public
Facilities and
Infrastructure
Improvement
Other: Public
Facilities and
Infrastructure
Improvements
Citywide Rehabilitation of
Public Facilities
and
Infrastructure
Improvements
Fair Housing Other: Fair
Housing
Citywide Expand Fair
Housing
Choice/Access
Planning and
administration
Other:
Planning and
Administration
of the CDBG
and HOME
programs
Citywide Planning and
Administration
The Annual Action Plan is submitted to HUD on an annual basis and identifies how the city plans to use the Federal money during the next fiscal year to meet the goals and objectives approved by the City Council in the Five-Year Consolidated Plan.
CDBG FY 2025-2026
$614,925 CDBG Allocation
$1,872 Program Income
($122,985) Administration CAP (up to
20% of Allocation)
$493,812 Available for Programming
HOME FY 2025-2026
$202,734 HOME Allocation
$622,548 Program Income
$1,122,169 Prior Year Available
Resource
($194,746) Administration CAP (10%
of Allocation)
$1,752,707 Available for Programming
Proposed Project
Name
Funding Proposed FY 2025-
2026
CDBG Program
Administration
CDBG Admin $ 102,985
Housing Rights
Center
CDBG Admin $ 20,000
CITY COUNCIL AGENDA REPORT - MEETING OF MAY 14, 2025
Section 108 - Loan
Payment
CDBG $ 84,136
Hearts of
Compassion (HOC)
CDBG $ 52,500
Youth Employment
Program (YEP)
CDBG $ 40,000
Fire Emergency
Response Vehicle
CDBG $ 317,176
HOME Program
Administration
HOME Admin $194,745.
Housing
Rehabilitation Grant
Program
HOME $1,052,707
CHDO - Acquisition
and New
Construction
HOME $700,000
The Citizen Participation Plan outlines the process when conducting program planning and reporting for the CDBG and HOME programs. The Citizen Participation Plan (CPP) sets forth policies and procedures to encourage citizen involvement and provides an opportunity for non-profit service agencies and the community to work in partnership with the City to identify needs and allocate CDBG and HOME funds. The proposed CPP incorporates the following language:
• Removed the Analysis of Impediments to Fair Housing Choice Section. As mentioned above, on February 26, 2025, the Office of the Secretary of the U.S.
Department of Housing and Urban Development (HUD) formally announced the termination of the Affirmatively Furthering Fair Housing Rule. Consequently, the city is no longer required to perform an Analysis of Impediments to Fair Housing Choice, as was previously mandated.
• Added a section addressing access to records. The citizen participation plan must require the jurisdiction to provide residents of the community, public agencies, and other interested parties with reasonable and timely access to information and records relating to the jurisdiction's consolidated plan and use of assistance under the programs covered by this part during the preceding 5 years .
• Added a section addressing the use of citizen participation plan. The jurisdiction must follow its citizen participation plan.
HOME Investment Partnerships Program Policies and Procedures Manual ensures that program funds are expended and provides benefit to low-income eligible recipients and comply with the national objectives, where applicable. The HOME Program Policies and Procedures Manual has been updated to include the following:
CITY COUNCIL AGENDA REPORT - MEETING OF MAY 14, 2025
• The Policies and Procedures have been revised to include a section specifically dedicated to the homebuyer assistance program. This section offers additional guidance to staff regarding the adherence to the requirements for committing HOME funds.
• The Policies and Procedures have been updated to ensure that an underwriting and subsidy layering review is conducted prior to the commitment of HOME fund s, and that underwriting is modified in response to any alterations that may arise in the project budget.
• The Policies and Procedures have been amended to affirm the City’s responsibili ty and direct oversight of all relevant projects managed by the City, or through a subrecipient, developer, or Community Housing Development Organization (CHDO), to ensure compliance with procurement regulations. Furthermore, all procurement documentation related to third-
party projects should be preserved by the City both during the project timeline and particularly upon completion.
• The Policies and Procedures have been revised to incorporate the requirements of the HOME Rehabilitation Grant Program, replacing the previous HOME loan program.
• The Policies and Procedures have been revised to include guidance for the “Buy America Preference” (BAP) imposed by the Build America, Buy America Act (BABA) enacted under Division G, Title IX of the Infrastructure Investment and Jobs Act (IIJA, Pub. L. No. 117-58) was signed into law on November 15, 2021.
The Build America, Buy America Act (BABA) requires that all iron and steel, construction materials, and manufactured products used in federally-funded infrastructure projects are produced in the United States.
SUMMARY:
The City Council is requested to conduct a public hearing to receive input from the public and to adopt the Five-Year Consolidated Plan, the Annual Action Plan, and the Citizen Participation Plan. Following City Council adoption, all plans will be submitted to HUD.
ATTACHMENT(S)
1. Attachment A Proposed Resolution
2. Attachment B-Five-Year Consolidated Plan with Annual Action Plan with Appendixes
3. Attachment C-Citizen Participation Plan
4. Attachment D- HOME Investment Partnership Program Policies and Procedures Manual
5. Attachment E- Proof of Publication
ATTACHMENT A
RESOLUTION NO. 25-28
A RESOLUTION TO THE CITY COUNCIL OF THE CITY OF MONTEBELLO,
APPROVING THE COMMUNITY DEVELOPMENT BLOCK GRANT PROGRAM AND
HOME INVESTMENT PARTNERSHIP PROGRAM FIVE-YEAR CONSOLIDATED PLAN 2020-2025, FISCAL YEAR 2025-2026 ANNUAL ACTION PLAN, CITIZEN
PARTICIPATION PLAN AND POLICY AND PROCEDURES MANUAL FOR HOME
INVESTMENT PARTNERSHIP PROGRAM, AND AUTHORIZING THE CITY MANAGER, OR DESIGNEE, TO SUBMIT TO THE US. DEPARTMENT OF HOUSING
AND URBAN DEVELOPMENT
RECITALS
WHEREAS, the City of Montebello ("City") participates in the U.S. Department of Housing and Urban Development's ("HUD") Consolidated Plan Process and receives Community Development Block Grant ("CDBG"), and Home Investment Partnership ("HOME"), funds. Agencies that receive funds from HUD are required to prepare and submit a Five-Year Consolidated Plan and an Annual Action Plan; and WHEREAS, the City wishes to receive HUD funds to provide decent housing, a suitable living environment, and economic opportunities to develop a viable urban community for low to moderate income households; and WHEREAS, the City has developed a Consolidated Plan, including an Annual Action Plan, and Citizen Participation Plan, and has satisfactorily followed HUD requirements for the creation of each.
WHEREAS, On February 26, 2025, the Office of the Secretary of the U.S.
Department of Housing and Urban Development (HUD) formally announced the termination of the Affirmatively Furthering Fair Housing Rule. Consequently, the city is no longer required to perform an Analysis of Impediments to Fair Housing Choice, as was previously mandated.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF MONTEBELLO DOES HEREBY FIND, DETERMINE, AND RESOLVE AS FOLLOWS:
SECTION 1. The City Council does hereby declare that the above recitals are true and correct and are incorporated herein by reference.
SECTION 2. The City Council hereby find that adoption of the Five- Year Consolidated Plan 2025-2029 and 2025-2026 Annual Action Plan, the Citizen Participation Plan, and the Policy and Procedures Manual for the HOME Investment Partnership Program is a "project" under the California Environmental Quality Act (CEQA), however it qualifies for an exemption under CEQA Guidelines Section 15061(b)(3), which exempts activities under the common sense rule that CEQA only
RESOLUTION NO. 25-28
applies to projects that have the potential for causing a significant effect on the environment. Pursuant to 14 California Code of Regulations, Sec. 15061(b)(3) the City Council finds that the adoption of the above documents is regulatory in nature and it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, and therefore the activity is not subject to CEQA. The specific program projects proposed under this project may nevertheless be subject to environmental review prior to implementation at a later time.
SECTION 3. The City Council hereby approves the Five-Year Consolidated Plan 2025-2029 and 2025-2026 Annual Action Plan, the Citizen Participation Plan, and the Policy and Procedures Manual for the HOME Investment Partnership Program.
SECTION 4. The adoption of this Resolution will serve as approval of the Five- Year Consolidated Plan 2025-2029, 2025-2026 Annual Action Plan, the Citizen Participation Plan, and the Policy and Procedures Manual for the HOME Investment Partnership Program.
SECTION 5. The City Manager, and/or his designee, is authorized to take reasonable action needed to implement this Resolution, including submittal of the HOME Investment Partnerships Program and Community Development Block Grant Program to the applicable federal and state agencies.
SECTION 6. If any part of this Resolution or its application is deemed invalid by a court of competent jurisdiction, the City Council intends that such invalidity will not affect the effectiveness of the remaining provisions or applications and, to this end, the provisions of this Resolution are severable.
SECTION 7. The City Manager and/or his designee are hereby directed to file a copy of said Consolidated Plan, Annual Action Plan, and the Citizen Participation Plan with HUD.
SECTION 8. The City Manager is hereby authorized to enter into agreements with eligible sub-recipients, in a form acceptable to the City Attorney.
SECTION 9. The City Clerk shall certify to the adoption of this Resolution which shall be effective upon its adoption.
[Signatures on the following page.]
RESOLUTION NO. 25-28
APPROVED AND ADOPTED THIS 14TH DAY OF MAY 2025.
____________________________
Salvador Melendez, 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. 25-28 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 14th day of May 2025 and that said Resolution was adopted by the following vote, to-wit:
AYES:
NOES:
ABSTAIN:
ABSENT:
The undersigned, City Clerk of the City of Montebello, does hereby attest and certify that the foregoing Resolution is a true, full and correct copy of a resolution duly adopted at a meeting of said City which was duly convened and held on the date stated thereon, and that said document has not been amended, modified, repealed or rescinded since its date of adoption and is in full force and effect as of the date hereof.
DATE:
Christopher Jimenez, City Clerk
LOS ANGELES COUNTY
2025-2029
CONSOLIDATED PLAN
AND 2025-2026
ANNUAL ACTION PLAN
DRAFT APRIL 14, 2025 -MAY 14, 2025
PLANNING AND COMMUNITY DEVELOPMENT DEPARTMENT HOUSING DIVISION
ATTACHMENT B
Consolidated Plan MONTEBELLO 1
OMB Control No: 2506-0117 (exp. 09/30/2021)
Table of Contents
Executive Summary ....................................................................................................................................... 3 ES-05 Executive Summary - 24 CFR 91.200(c), 91.220(b) ......................................................................... 3 The Process ................................................................................................................................................... 8 PR-05 Lead & Responsible Agencies 24 CFR 91.200(b) ............................................................................. 8 PR-10 Consultation – 91.100, 91.110, 91.200(b), 91.300(b), 91.215(I) and 91.315(I) .............................. 9 PR-15 Citizen Participation – 91.105, 91.115, 91.200(c) and 91.300(c) ................................................. 14 Needs Assessment ...................................................................................................................................... 16 NA-05 Overview ...................................................................................................................................... 16 NA-10 Housing Needs Assessment - 24 CFR 91.205 (a,b,c) .................................................................... 17 NA-15 Disproportionately Greater Need: Housing Problems – 91.205 (b)(2) ........................................ 34 NA-20 Disproportionately Greater Need: Severe Housing Problems – 91.205 (b)(2) ............................ 37 NA-25 Disproportionately Greater Need: Housing Cost Burdens – 91.205 (b)(2) .................................. 40 NA-30 Disproportionately Greater Need: Discussion – 91.205(b)(2) ..................................................... 41 NA-35 Public Housing – 91.205(b) .......................................................................................................... 42 NA-40 Homeless Needs Assessment – 91.205(c).................................................................................... 51 NA-45 Non-Homeless Special Needs Assessment - 91.205 (b,d) ............................................................ 57 NA-50 Non-Housing Community Development Needs – 91.215 (f) ....................................................... 60 Housing Market Analysis ............................................................................................................................. 62 MA-05 Overview ..................................................................................................................................... 62 MA-10 Number of Housing Units – 91.210(a)&(b)(2) ............................................................................. 64 MA-15 Housing Market Analysis: Cost of Housing - 91.210(a) ............................................................... 72 MA-20 Housing Market Analysis: Condition of Housing – 91.210(a)...................................................... 77 MA-25 Public and Assisted Housing – 91.210(b) .................................................................................... 84 MA-30 Homeless Facilities and Services – 91.210(c) .............................................................................. 89 MA-35 Special Needs Facilities and Services – 91.210(d) ....................................................................... 93
Consolidated Plan MONTEBELLO 2
OMB Control No: 2506-0117 (exp. 09/30/2021)
MA-40 Barriers to Affordable Housing – 91.210(e) ................................................................................ 97 MA-45 Non-Housing Community Development Assets – 91.215 (f) ...................................................... 98 MA-50 Needs and Market Analysis Discussion ..................................................................................... 109 MA-60 Broadband Needs of Housing occupied by Low- and Moderate-Income Households -
91.210(a)(4), 91.310(a)(2) ..................................................................................................................... 116 MA-65 Hazard Mitigation - 91.210(a)(5), 91.310(a)(3) ......................................................................... 120 Strategic Plan ............................................................................................................................................ 123 SP-05 Overview ..................................................................................................................................... 123 SP-10 Geographic Priorities – 91.215 (a)(1) .......................................................................................... 124 SP-25 Priority Needs - 91.215(a)(2)....................................................................................................... 129 SP-50 Public Housing Accessibility and Involvement – 91.215(c) ......................................................... 148 SP-55 Barriers to affordable housing – 91.215(h) ................................................................................. 149 SP-60 Homelessness Strategy – 91.215(d) ............................................................................................ 151 SP-65 Lead based paint Hazards – 91.215(i) ......................................................................................... 155 SP-70 Anti-Poverty Strategy – 91.215(j) ............................................................................................... 156 SP-80 Monitoring – 91.230 ................................................................................................................... 157 Expected Resources .................................................................................................................................. 158 AP-15 Expected Resources – 91.220(c)(1,2) ......................................................................................... 158 Annual Goals and Objectives .................................................................................................................... 162 Projects ................................................................................................................................................. 165 AP-35 Projects – 91.220(d) ................................................................................................................... 165 AP-38 Project Summary ........................................................................................................................ 166 AP-50 Geographic Distribution – 91.220(f) ........................................................................................... 171 Affordable Housing ................................................................................................................................... 172 AP-55 Affordable Housing – 91.220(g) ................................................................................................. 172 AP-60 Public Housing – 91.220(h) ......................................................................................................... 174 AP-65 Homeless and Other Special Needs Activities – 91.220(i) .......................................................... 175
Consolidated Plan MONTEBELLO 3
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AP-75 Barriers to affordable housing – 91.220(j) ................................................................................. 179 AP-85 Other Actions – 91.220(k) .......................................................................................................... 181 Program Specific Requirements ................................................................................................................ 184
Executive Summary
ES-05 Executive Summary - 24 CFR 91.200(c), 91.220(b)
1. Introduction
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OMB Control No: 2506-0117 (exp. 09/30/2021)
In 1994, the U.S. Department of Housing and Urban Development (HUD) introduced new regulations that streamlined the planning, application, reporting, and public engagement processes for the Community Development Block Grants (CDBG) and HOME Investment Partnership (HOME). This newly unified planning procedure aimed to more effectively achieve three fundamental objectives: to ensure adequate housing, to create a suitable living environment, and to enhance economic opportunities. This initiative was named the Consolidated Plan for Housing and Community Development.
According to HUD, the Consolidated Plan is meant to be a cooperative effort in which a community formulates a cohesive vision for housing and community development initiatives. It provides entitlement communities with the chance to mold these housing and community development programs into efficient, coordinated strategies for neighborhood and community advancement. Additionally, it facilitates strategic planning and public engagement in a more holistic manner, thereby minimizing redundancy in efforts.
As the primary agency responsible for the Consolidated Plan, the City of Montebello adheres to HUD's standards for community and citizen engagement. Moreover, it takes on the responsibility of managing the citizen participation obligations that are part of the Consolidated Plan.
The City of Montebello has developed this Consolidated Plan to comply with HUD's guidelines, which is divided into five sections: The Process, Needs Assessment, Market Analysis, Strategic Plan, and Annual Action Plan.
2. Summary of the objectives and outcomes identified in the Plan Needs Assessment Overview
The objectives of the CDBG program are to ensure quality housing, a suitable living environment for low- and moderate-income residents of the area, and to create economic opportunities for these individuals.
The City aims to meet these objectives by maximizing and effectively utilizing all available funding sources to facilitate housing and community development initiatives. These objectives are detailed as follows:
• Ensuring quality housing involves aiding homeless individuals in securing appropriate accommodation and providing support to those at risk of becoming homeless; preserving the existing affordable housing inventory; enhancing the availability of permanent housing that is affordable for low and moderate-income individuals without discrimination; and increasing the number of supportive housing options.
• Creating a suitable living environment includes enhancing the safety and livability of neighborhoods; improving access to quality amenities and services; and decreasing the segregation of income groups within an area by integrating low-income housing opportunities. • Generating economic opportunities entails creating jobs that are accessible to low- and moderate-income individuals; offering down payment and closing cost assistance for these
Consolidated Plan MONTEBELLO 5
OMB Control No: 2506-0117 (exp. 09/30/2021)
individuals; fostering long-term economic and social sustainability; and empowering low-income individuals to attain self-sufficiency.
3. Evaluation of past performance
The City of Montebello has finalized a comprehensive Consolidated Annual Performance and Evaluation Report (CAPER) assessing its historical performance. These reports outline the goals and results specified in each Annual Action Plan and provide an assessment of previous performance by measuring set goals and objectives against actual results. You can access these documents on Montebello’s official website at:
https://www.montebelloca.gov/departments/planning_community_development/housing_division
4. Summary of citizen participation process and consultation process To engage citizens in the development of the Five-Year Consolidated Plan (CP) for 2025-2029 and the accompanying Annual Action Plan for FY 2025-2026, City of Montebello Housing Division staff undertook the following participation and consultation processes:
• Community Workshop: The City hosted a workshop to gather input on community needs during the development of this Consolidated Plan. The workshop took place at the City Hall Council Chamber on Tuesday, October 8, 2024, from 4:00 to 5:00 PM.
• Housing and Community Needs Survey: The City conducted two surveys, the "2025-2029 Consolidated Plan/2025-2026 Annual Action Plan Community Survey" and the "2025-2029 Consolidated Plan/2025-2026 Annual Action Plan Stakeholder Survey," from October 2024 to December 2024. These surveys asked participants to rank the severity of needs for various housing programs, public services, and community facilities and improvements. A total of 72 residents and 12 stakeholders responded to the surveys.
• Outreach for the Community/Stakeholder workshops and the Housing and Community Needs Development Survey included: Notice posted on the City website, Notice posted at Montebello City Hall, Announcements through City social media accounts, and Flyers advertising the Community Workshop and Survey distributed to over 3,000 households. • Public Hearing: A public hearing before the City Council was held on January 8, 2025, to discuss the CDBG program and gather input on community development needs. Another public hearing will take place on May 14, 2025, to adopt the Consolidated Plan and Action Plan. • Public Notices: Notices for the hearings were published in the Whittier Daily News and the San Gabriel Valley Tribune. Proof of publication for all public hearings, meetings, and general outreach efforts is attached.
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• Access to Meetings and Information: The City of Montebello ensures adequate notification of public hearings and meetings related to the Consolidated Plan by providing advance notice in newspapers of general circulation at least 30 days prior to the meeting date. • 30-Day Public Review: A public review period was held from April 14, 2025, through May 14, 2025.
Copies of the draft Consolidated Plan and Action Plan were available for public review on the City website, at the Planning and Community Development Department Counter, and at the City Hall Counter. Additionally, the City ensures reasonable access to information and records related to the development of the Plan and the expenditure of resources for CDBG-funded programs by posting all documents on its website and maintaining related files and reports for five years at City Hall. Copies are available for review upon request in person, by telephone, or via email. • Consultation: The City of Montebello consulted with key City departments in the development of the 2025-2026 Consolidated Plan, including City Officials, Planning, and Public Works. Information was also collected from other public agencies, including the Los Angeles Homeless Services Authority (LAHSA), Los Angeles Community Development Authority (LACDA), Cesar Chavez Foundation (CCF), Montebello Housing Development Corporation (MHDC), Housing Rights Center (HRC), Heart of Compassion, YMCA, and The San Gabriel Valley Regional Housing Trust (SGVRHT).
In preparing the needs assessment, the service providers mentioned above were contacted to compile information on community needs. These agencies represent individuals with HIV/AIDS, homeless persons, low-income youth, persons with disabilities, elderly individuals, and those struggling with alcohol or substance abuse issues. They were invited to participate in the Community Workshop and Community Needs Survey.
5. Summary of public comments
All Public comments will be added in this section.
6. Summary of comments or views not accepted and the reasons for not accepting them Not applicable.
7. Summary
The primary aim of the City for the CDBG program is to establish a thriving community by offering adequate housing, a suitable living environment, and economic prospects, primarily for individuals with low and moderate incomes. To achieve this goal in the City of Montebello, the following ConPlan objectives were put in place:
Consolidated Plan MONTEBELLO 7
OMB Control No: 2506-0117 (exp. 09/30/2021)
• Provide Decent Housing Opportunities
• Provide Vital Public Services
• Create Economic Opportunities
• Improve Public Facilities and Infrastructure
• Expand Fair Housing Choice and Access
• Administration and Planning
Consolidated Plan MONTEBELLO 8
OMB Control No: 2506-0117 (exp. 09/30/2021)
The Process
PR-05 Lead & Responsible Agencies 24 CFR 91.200(b)
1. Describe agency/entity responsible for preparing the Consolidated Plan and those responsible for administration of each grant program and funding source The following are the agencies/entities responsible for preparing the Consolidated Plan and those responsible for administration of each grant program and funding source.
Agency Role Name Department/Agency
CDBG Administrator MONTEBELLO Planning & Community Development Department
HOME Administrator MONTEBELLO Planning & Community Development Department
Table 1 – Responsible Agencies
Narrative
Consolidated Plan Public Contact Information
City of Montebello
Community Development Department
1600 West Beverly Boulevard Montebello, California 90640 Phone: (323) 887-1200 Ext 1598
Attn: Joseph Palombi, Director
Consolidated Plan MONTEBELLO 9
OMB Control No: 2506-0117 (exp. 09/30/2021)
PR-10 Consultation – 91.100, 91.110, 91.200(b), 91.300(b), 91.215(I) and
91.315(I)
1. Introduction
The following is a discussion of the consultation process carried out during the development of the Consolidated Plan (ConPlan).
Provide a concise summary of the jurisdiction’s activities to enhance coordination between public and assisted housing providers and private and governmental health, mental health and service agencies (91.215(I)).
In the course of preparing the Annual Action Plan (AAP), the City engaged in consultations with a diverse array of agencies, which encompassed both local and regional social services organizations, San Gabriel Valley Regional Housing Trust, the Los Angeles Homeless Services Authority (LAHSA), and the Los Angeles County Development Authority (LACDA). Additionally, local social service providers included the Heart of Compassion (HOC), Housing Rights Center (HRC), Cesar Chavez Foundation (CCF), Montebello- Commerce YMCA, and the Youth Employment Program (YEP).
The primary objective of this consultation process was to solicit feedback and collect data regarding the priority needs of the City of Montebello, as well as to identify potential opportunities for enhanced coordination aimed at improving the availability and accessibility of services.
Describe coordination with the Continuum of Care and efforts to address the needs of homeless persons (particularly chronically homeless individuals and families, families with children, veterans, and unaccompanied youth) and persons at risk of homelessness The City of Montebello is involved in the LAHSA Continuum of Care (CoC). It falls within the Service Planning Area (SPA) 7, which is situated in the East Los Angeles region. SPA 7 includes 28 cities, with Montebello being one of them. Throughout the consultation process, it became evident that the homeless population in the city and nearby regions is supported by a network of organizations and service providers, including LAHSA, the City, the Montebello Police Department, local school districts, and various social service agencies.
Describe consultation with the Continuum(s) of Care that serves the jurisdiction's area in determining how to allocate ESG funds, develop performance standards and evaluate outcomes, and develop funding, policies and procedures for the administration of HMIS The City of Montebello lacks a large enough population to qualify for direct Emergency Solutions Grant (ESG) funding. The Los Angeles Homeless Services Authority (LAHSA) oversees ESG funding in the Los Angeles County metropolitan area.
Consolidated Plan MONTEBELLO 10
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The Continuum of Care (CoC) employs the Homeless Management Information System (HMIS) to gather individual-level data and information regarding the provision of housing and services to those experiencing homelessness, as well as individuals and families at risk of becoming homeless. Through HMIS, a community can collect data from programs assisting homeless individuals and families to aid in their needs assessments and to set funding priorities.
2. Describe Agencies, groups, organizations and others who participated in the process and describe the jurisdictions consultations with housing, social service agencies and other entities
Table 2 – Agencies, groups, organizations who participated 1 Agency/Group/Organization Los Angeles County Development Authority Agency/Group/Organization Type Housing
PHA
Services - Housing
What section of the Plan was addressed by
Consultation?
Housing Need Assessment
Public Housing Needs
Market Analysis
How was the Agency/Group/Organization
consulted and what are the anticipated
outcomes of the consultation or areas for
improved coordination?
An over the phone interview and survey were
conducted in November 2024. This agency was
recognized as a valuable resource for the city in
addressing local needs for publicly assisted
housing.
2 Agency/Group/Organization LAHSA
Agency/Group/Organization Type Housing
PHA
Services - Housing
Services-Children
Services-Elderly Persons
Services-Persons with Disabilities
Services-Persons with HIV/AIDS
Services-Victims of Domestic Violence
Services-homeless
What section of the Plan was addressed by
Consultation?
Homelessness Strategy
Homeless Needs - Chronically homeless
Homeless Needs - Families with children
Homelessness Needs - Veterans
Homelessness Needs - Unaccompanied youth
Consolidated Plan MONTEBELLO 11
OMB Control No: 2506-0117 (exp. 09/30/2021)
How was the Agency/Group/Organization
consulted and what are the anticipated
outcomes of the consultation or areas for
improved coordination?
An over-the-phone interview and survey were
conducted in November 2024. This agency was
recognized as a valuable resource for the city in
addressing homeless needs within the City of
Montebello.
3 Agency/Group/Organization Cesar Chavez Foundation
Agency/Group/Organization Type Housing
What section of the Plan was addressed by
Consultation?
Housing Need Assessment
Public Housing Needs
How was the Agency/Group/Organization
consulted and what are the anticipated
outcomes of the consultation or areas for
improved coordination?
An over-the-phone interview and survey were
conducted in November 2024. This agency was
recognized as a valuable resource for the city in
addressing housing development needs within
the City of Montebello.
4 Agency/Group/Organization Montebello Housing Development Corporation Agency/Group/Organization Type Services - Housing
What section of the Plan was addressed by
Consultation?
Housing Need Assessment
How was the Agency/Group/Organization
consulted and what are the anticipated
outcomes of the consultation or areas for
improved coordination?
An over-the-phone interview and survey were
conducted in February 2025. This agency
provided information on unmet needs that they
have encountered in the City of Montebello.
5 Agency/Group/Organization HOUSING RIGHTS CENTER
Agency/Group/Organization Type Services - Housing
Service-Fair Housing
What section of the Plan was addressed by
Consultation?
Housing Need Assessment
How was the Agency/Group/Organization
consulted and what are the anticipated
outcomes of the consultation or areas for
improved coordination?
An over-the-phone interview and survey were
conducted in November 2024. This agency
provided information on unmet needs that they
have encountered in the City of Montebello.
6 Agency/Group/Organization Heart of Compassion
Agency/Group/Organization Type Food Distribution
What section of the Plan was addressed by
Consultation?
Housing Need Assessment
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How was the Agency/Group/Organization
consulted and what are the anticipated
outcomes of the consultation or areas for
improved coordination?
An over-the-phone interview and survey were
conducted in November 2024. This agency
provided information on unmet needs that they
have encountered in the City of Montebello.
7 Agency/Group/Organization Montebello-Commerce YMCA
Agency/Group/Organization Type Services-Children
Services-Elderly Persons
Services-Persons with Disabilities
What section of the Plan was addressed by
Consultation?
Housing Need Assessment
How was the Agency/Group/Organization
consulted and what are the anticipated
outcomes of the consultation or areas for
improved coordination?
An over-the-phone interview and survey were
conducted in February 2025. This agency
provided information on unmet needs that they
have encountered in the City of Montebello.
8 Agency/Group/Organization San Gabriel Valley Regional Housing Trust (SGVRHT)
Agency/Group/Organization Type Housing
Services - Housing
What section of the Plan was addressed by
Consultation?
Housing Need Assessment
How was the Agency/Group/Organization
consulted and what are the anticipated
outcomes of the consultation or areas for
improved coordination?
An over-the-phone interview and survey were
conducted in November 2024. This agency was
recognized as a valuable resource for the city in
addressing housing development needs within
the City of Montebello.
Identify any Agency Types not consulted and provide rationale for not consulting The city engaged in discussions with various organizations that provide services to residents of Montebello and the surrounding area. All types of agencies were included in the consultation process without exception.
Other local/regional/state/federal planning efforts considered when preparing the Plan Name of Plan Lead
Organization
How do the goals of your Strategic Plan overlap with the goals of each plan?
Continuum of
Care
LAHSA Both address matters related to homelessness and households with special needs.
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Name of Plan Lead
Organization
How do the goals of your Strategic Plan overlap with the goals of each plan?
2021-2029
Housing
Element (6th
Cycle)
City of
Montebello
Both focus on specific populations with special needs (especially single-parent families, seniors, and larger households), create additional affordable housing, tackle the high expense of housing, address low vacancy levels, ensure the upkeep and preservation of housing, encourage equitable housing practices, implement density bonuses, support mixed-use development, and address homeownership assistance.
Measure H Los Angeles
County
Homeless
Initiative
Both focus on Permanent housing, veteran homelessness,
homeless incentive programs, and landlord assistance.
Table 3 – Other local / regional / federal planning efforts Describe cooperation and coordination with other public entities, including the State and any adjacent units of general local government, in the implementation of the Consolidated Plan (91.215(l))
Collaboration and coordination with other public agencies involved phone consultations and data analysis of neighboring general local government units during the implementation of the Consolidated Plan. City personnel participate in various meetings and workshops each fiscal year as part of this initiative. In particular, regarding the needs of the homeless, which is a regional concern, the City depends on nearby local government units for shelter provision; since the number of homeless individuals within the City is minimal, it is not practical for Montebello to allocate its limited resources to this issue. Additionally, the City collaborates with State and neighboring governments in other sectors such as transportation, economic development, housing, public works projects, and environmental matters.
Narrative (optional):
See Description above.
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PR-15 Citizen Participation – 91.105, 91.115, 91.200(c) and 91.300(c)
1. Summary of citizen participation process/Efforts made to broaden citizen participation Summarize citizen participation process and how it impacted goal-setting
In developing this Annual Action Plan, the City adhered to its approved Citizen Participation Plan, which complies with HUD's federal requirements for citizen involvement. The City provided multiple opportunities for participation and feedback throughout the Consolidated Plan (ConPlan) process. A community meeting was held on October 8, 2024 to introduce the ConPlan process to the community and to make a community/stakeholder survey available. A public hearing was held on January 8, 2025 and to gather public input on the ConPlan, and the 2025 Annual Action Plan (AAP) process, as well as to assess community needs. A 30-day public review period for the ConPlan and 2025 AAP was published on March 6, 2025.
Following this period, a final public hearing will be conducted on May 14, 2025 by the City Council to adopt the ConPlan, and 2025 AAP. A 30-day public review period for the ConPlan and 2025 AAP was published on April 14, 2025.
Public comments received during the citizen participation process are an important part of identifying priority needs, along with the findings from the Community Needs Survey. Most of the needs identified throughout the ConPlan process have been incorporated. Table 4 outlines the citizen participation initiatives related to the ConPlan.
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Citizen Participation Outreach
Sort Order Mode of Outreach Target of Outreach Summary of response/attendance
Summary of
comments received
Summary of comments
not accepted
and reasons
URL (If
applicable)
1 Public Meeting Non-
targeted/broad
community
Staff Introduced the
Five Year ConPlan
Process and timeline
to the community
during this meeting.
There were no
public comments.
There were no public
comments.
2 Community Needs
Survey
Non-
targeted/broad
community
A Summary survey
was prepared (see
attached).
The Survey was
completed online
by 75 participants.
All comments were
accepted.
3 Community Needs
Survey
Targeted
Stakeholders and
Social Service
Agencies
Surveys were
conducted virtually,
in person or over the
phone.
All comments were
received.
All comments were
accepted.
4 Community Needs
Survey
Non-
targeted/broad
community
Presentation given to
City Council and
public on the process
and to receive input
and direction
Public Comments
will be documented
here.
Public Comments will
be documented here.
Table 4 – Citizen Participation Outreach
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Needs Assessment
NA-05 Overview
Needs Assessment Overview
To ensure the efficient and effective use of resources, the City of Montebello, CA must first assess the community's needs. This section describes and analyzes various demographic and economic indicators to provide an understanding of the community’s needs. By using data gathered from state, local, and federal sources, the City can identify needs based on broad trends in population, income, and household demographics. Primary data sources include the U.S. Census Bureau, HUD, and the Bureau of Labor Statistics. Once gathered, the data is analyzed to explore how family and household dynamics, race, and housing problems are interconnected. A key objective of this Needs Assessment is to identify the nature and extent of housing problems experienced by Montebello residents.
In addition to demographic analysis, this section examines factors that influence, or are influenced by, the housing market. These include public housing needs, the needs of individuals facing homelessness, and non-homeless special needs populations. Furthermore, non-housing development needs, such as public services and infrastructure, are also evaluated to guide resource allocation decisions.
Community and stakeholder surveys conducted as part of this assessment highlight several key challenges facing Montebello residents. Housing affordability remains one of the most pressing concerns, with a growing need for affordable rental housing, senior housing, and housing for persons with disabilities. Many respondents also emphasized the need for home rehabilitation programs to address aging housing stock and improve safety, energy efficiency, and accessibility. Additionally, public services—including youth and senior centers, mental health resources, and homeless services—were identified as high priorities, particularly for low-income and vulnerable populations. Infrastructure needs, such as street and sidewalk repairs, improved public safety, and ADA accessibility enhancements, were also frequently cited as critical to enhancing community livability. By incorporating these findings into its resource allocation strategy, Montebello aims to ensure that investments are effectively targeted to address the city's most urgent housing and community development challenges.
Each of these issues is analyzed alongside economic and demographic indicators to determine if certain groups are disproportionately affected. By understanding the scale and prevalence of housing challenges within Montebello, the City can set evidence-based priorities for their CDBG and HOME programs. This approach ensures that resources are directed toward the areas and populations that need them most, promoting more equitable outcomes across the community.
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NA-10 Housing Needs Assessment - 24 CFR 91.205 (a,b,c)
Summary of Housing Needs
The housing needs of a community are influenced by supply and demand. However, the factors that impact housing supply and demand are far more complex than simply matching one house to one household. Variables such as population growth, household size, availability of rental housing, income levels, and property conditions all contribute to shaping the community's housing needs.
The following section highlights that the most significant housing challenge in Montebello is the lack of affordable housing. According to the 2018-2022 American Community Survey (ACS) 5-Year Estimates, approximately 18,542 households in the city are cost burdened, representing 44.5% of the population.
HUD defines cost burden as a household spending more than 30% of their income on housing costs.
Both Renters and Homeowners are similarly affected, with 9,784 rental households and 8,758 homeowner households experiencing cost burden. This data suggests that the current housing supply is either insufficient or too expensive to meet the needs of the community.
Demographics Base Year: 2012 Most Recent Year: 2022 % Change Population 62,697 62,056 -1%
Households 18,782 19,241 2%
Median Income $50,581.00 $72,317.00 43%
Table 5 - Housing Needs Assessment Demographics
Alternate Data Source Name:
2018-2022 ACS
Data Source Comments: Data sets used for this section are as follows: 2008-2012 ACS (Base Year), 2018-2022 ACS (Most Recent Year)
Since 2012, Montebello's population has decreased by approximately 1.0%. Despite this slight decline, the number of households in the city has increased by 2.4%, indicating a reduction in the average household size. This trend suggests that while the overall population is shrinking, there remains a growing demand for housing, driven potentially by shifts in household composition. Such changes might include an increase in young adults or seniors living independently.
Over the same period, Montebello's Median Household Income (MHI) rose by 43.0%. While this growth surpasses inflation to some extent, the actual impact on purchasing power is limited. Using the Bureau of Labor Statistics (BLS) inflation calculator, a household earning $50,581 in 2012 would need $62,739 in 2022 to maintain the same purchasing power. With the actual MHI for 2022, the effective increase in purchasing power is approximately 15.3%, highlighting that income growth has only partially kept pace with inflation-adjusted economic demands.
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Change in Population from 2017-2022
This map highlights population changes in Montebello between 2013-2017 and 2018-2022, illustrating significant demographic shifts across the city. Much of Montebello has experienced population declines, with reductions often exceeding 10% in many areas. However, certain sections, particularly near the city center, have seen substantial growth, with some areas reporting increases surpassing 20%. These trends reflect evolving population dynamics, which suggest shifts in residential density and changes in the composition of Montebello’s communities over time.
Change in Population from 2017-2022 Map
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Median Household Income
Montebello demonstrates a diverse range of income levels across its neighborhoods. Median household incomes (MHI) below $60,000 are concentrated primarily in the central and southern portions of the city. In contrast, much of the northern region and select areas south of the city center report higher median incomes, with some neighborhoods exceeding $90,000. This income distribution reflects significant economic variation within the city, highlighting disparities between different areas of Montebello.
Median Household Income Map
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Poverty
The poverty map for Montebello highlights a significant concentration of poverty in the southern and central areas, with many parts of the city reporting rates exceeding 10%, and some surpassing 20%. In contrast, much of the northern portion of the city exhibits notably lower poverty rates, with many areas reporting rates below 10% and some below 5%. These disparities reflect a clear socioeconomic divide within Montebello, underscoring the need for targeted efforts to address poverty in the more affected regions.
Poverty Map
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Number of Households Table
0-30%
HAMFI
>30-50%
HAMFI
>50-80%
HAMFI
>80-100%
HAMFI
>100%
HAMFI
Total Households 3,145 3,820 4,275 1,990 5,890
Small Family Households 935 1,855 2,140 1,115 3,155
Large Family Households 345 565 720 275 945
Household contains at least one
person 62-74 years of age 755 1,010 920 385 1,480
Household contains at least one
person age 75 or older 835 565 680 335 830
Households with one or more
children 6 years old or younger 520 780 709 314 730
Table 6 - Total Households Table
Alternate Data Source Name:
2017-2021 CHAS
Data Source Comments:
Number of Household Table Explanation
In the above table, data from HUD’s 2017-2021 Comprehensive Housing Affordability Strategy (CHAS) provides a detailed look at households in Montebello, using the HUD Area Median Family Income (HAMFI) as a baseline. This document uses the following income group definitions:
• Extremely Low Income: 0-30% HAMFI
• Very Low Income: 30-50% HAMFI
• Low Income: 50-80% HAMFI
• Moderate Income: 80-100% HAMFI
• Above Moderate Income: >100% HAMFI
According to 2017-2021 CHAS data, almost 59% (11,240) of Montebello’s households earn below 80% of the Area Median Income (AMI), classifying them as low-income. Among these low-income households, small households make up approximately 43.9%, while large households represent only 14.5%. There are similar findings of elderly households (those with at least one member aged 62 or older) having
61.1% below 80% HAMFI. Approximately 65.8% of households with children under six are below 80% HAMFI. These trends emphasize diverse housing and service needs across age and income groups, highlighting the need for targeted support for these demographics in Montebello.
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Housing Needs Summary Tables
1. Housing Problems (Households with one of the listed needs) Renter Owner
0-30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Total 0-30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Total
NUMBER OF HOUSEHOLDS
Substandard
Housing -
Lacking
complete
plumbing or
kitchen facilities 75 125 20 0 220 10 25 110 10 155
Severely
Overcrowded -
With >1.51
people per
room (and
complete
kitchen and
plumbing)
30 90 145 90 355 4 20 75 4 103
Overcrowded -
With 1.01-1.5
people per
room (and none
of the above
problems) 320 380 285 160 1,145 10 35 35 65 145
Housing cost
burden greater
than 50% of
income (and
none of the
above
problems) 1,315 620 80 0 2,015 430 365 175 15 985
Housing cost
burden greater
than 30% of
income (and
none of the
above
problems) 170 1,165 1,140 30 2,505 140 140 340 260 880
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Renter Owner
0-30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Total 0-30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Total
Zero/negative
Income (and
none of the
above
problems) 115 0 0 0 115 75 0 0 0 75
Table 7 – Housing Problems Table
Alternate Data Source Name:
2017-2021 CHAS
Data Source
Comments:
Housing Needs Summary
The table above provides a summary of housing issues in Montebello by income group and tenure (renter or homeowner), using 2017-2021 CHAS data. The table only looks at households at or below the city’s AMI. Among the households referenced in Table 7, the most common issues are cost-burden and overcrowding. Specifically, 4,520 renters and 1,865 homeowners in Montebello are cost-burdened, spending 30% or more of their income on housing. Within this group of cost-burdened households, almost half of those who are renters and around 45% of those who are homeowners are classified as severely cost-burdened, with housing expenses consuming more than 50% of their income.
In addition to being cost-burdened, many households in Montebello also face overcrowding.
Approximately 1,500 renter households and 248 homeowner households live in conditions where there are more than 1.01 persons per room. This highlights the dual challenges of financial strain and inadequate living space faced by Montebello residents, with renters experiencing particularly high rates of overcrowding.
2. Housing Problems 2 (Households with one or more Severe Housing Problems: Lacks kitchen or complete plumbing, severe overcrowding, severe cost burden) Renter Owner
0-30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Total 0-
30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Total
NUMBER OF HOUSEHOLDS
Having 1 or more of
four housing
problems 1,915 2,385 1,665 280 6,245 600 585 735 350 2,270 Having none of four
housing problems 225 410 1,030 830 2,495 220 440 845 530 2,035
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Renter Owner
0-30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Total 0-
30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Total
Household has
negative income, but
none of the other
housing problems 115 0 0 0 115 75 0 0 0 75
Table 8 – Housing Problems 2
Alternate Data Source Name:
2017-2021 CHAS
Data Source
Comments:
Severe Housing Problems
Severe housing problems are widespread among lower-income households in Montebello. Of the 8,855 renter households earning between 0% and 100% of the Area Median Income (AMI), approximately
71.8% face at least one documented housing problem. Similarly, about 53.5% of the 4,380 owner households in the same income range experience at least one significant housing problem. These challenges are especially acute for those with extremely low incomes, with 90% of renter households and around 75% of homeowners earning between 0-30% of AMI facing at least one housing problem.
Data from Tables 7 and 8 indicate that cost burden remains the most widespread housing issue in Montebello, as many households struggle to meet housing expenses. This underscores the urgent need for targeted efforts to improve housing affordability, particularly for lower-income households.
3. Cost Burden > 30%
Renter Owner
0-30%
AMI
>30-
50%
AMI
>50-80%
AMI
Total 0-30%
AMI
>30-
50%
AMI
>50-
80%
AMI
Total
NUMBER OF HOUSEHOLDS
Small Related 10 345 780 1,135 65 160 425 650
Large Related 35 40 360 435 4 35 145 184
Elderly 170 50 20 240 100 150 185 435
Other 25 35 170 230 0 25 75 100
Total need by
income
240 470 1,330 2,040 169 370 830 1,369
Table 9 – Cost Burden > 30%
Alternate Data Source Name:
2017-2021 CHAS
Data Source
Comments:
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Housing Cost-Burdened
The table above, based on 2017-2021 CHAS data, provides a detailed analysis of cost-burdened households in Montebello with incomes ranging from 0% to 80% of the Area Median Income (AMI).
Among renter households facing cost burdens, 55.6% are small households, while large households account for only 21.3%. A similar trend is observed among homeowners, with 47.5% of small households experiencing cost burdens compared to just 13.4% of large households.
Cost burden for elderly households is more common among homeowners than renter households. This suggests that older residents who own their homes may continue to face significant challenges with housing costs in Montebello.
The likelihood of a household being cost-burdened is heavily influenced by location, as indicated by the maps that follow. Factors impacting housing supply and demand contribute to these variations, with lower-income areas showing a higher need for affordable housing. In regions with higher median home values, housing costs are often out of reach for many residents. The maps, utilizing U.S. Census Bureau data, illustrate cost-burdened households by census tracts across Montebello.
Homeowner Cost Burden
Cost-burdened homeowners in Montebello are distributed throughout the city, with many census tracts reporting over 30% of households facing housing cost burdens. The highest concentrations are found near the city center, where some tracts report more than 50% of homeowners spending over 30% of their income on housing. Although a few neighborhoods show lower cost-burden rates, with less than 20% of households affected, the widespread nature of affordability challenges underscores that housing cost burdens are a significant issue impacting homeowners across the city.
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Homeowner Cost Burden Map
Cost Burdened Renters
Cost-burden rates for renters in Montebello are significant, with many areas showing moderate to high prevalence. In most parts of the city, over 40% of renters spend more than 30% of their income on housing, and some neighborhoods in the northern region experience rates exceeding 80%. This widespread cost burden underscores a critical affordability challenge for renters, highlighting the urgent need for targeted strategies to address housing stability and affordability across Montebello.
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Cost Burdened Renters Map
4. Cost Burden > 50%
Renter Owner
0-30%
AMI
>30-
50%
AMI
>50-
80%
AMI
Total 0-30%
AMI
>30-
50%
AMI
>50-
80%
AMI
Total
NUMBER OF HOUSEHOLDS
Small Related 710 355 15 1,080 55 115 60 230
Large Related 270 40 20 330 10 70 45 125
Elderly 250 50 0 300 200 45 20 265
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Renter Owner
0-30%
AMI
>30-
50%
AMI
>50-
80%
AMI
Total 0-30%
AMI
>30-
50%
AMI
>50-
80%
AMI
Total
Other 205 70 45 320 115 45 20 180
Total need by
income
1,435 515 80 2,030 380 275 145 800
Table 10 – Cost Burden > 50%
Alternate Data Source Name:
2017-2021 CHAS
Data Source
Comments:
Severe Cost Burden
In Montebello, a significant proportion of cost-burdened households are classified as severely cost- burdened, meaning they spend over 50% of their income on housing. Among renters with severe cost burdens, small, related households constitute approximately 53.2% of this group, while large households account for about 16.3%. Homeowners experience slightly lower rates of severe cost burdens. Small, related households comprise 28.8% of the group and large households represent 15.6%.
Elderly households are especially affected, with a higher incidence of severe cost burdens among homeowners compared to renters.
Severely cost-burdened households are particularly vulnerable to housing instability, as unexpected expenses—such as utility bill increases or medical costs—can exacerbate financial strain and increase the risk of displacement or homelessness. These residents would benefit from targeted interventions, including financial aid, housing subsidies, and other supportive resources, to help maintain stable housing. Addressing the challenges faced by severely cost-burdened households is critical to preventing housing crises and ensuring long-term stability for at-risk residents in Montebello.
5. Crowding (More than one person per room)
Renter Owner
0-
30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Total 0-
30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Total
NUMBER OF HOUSEHOLDS
Single family
households 320 380 325 195 1,220 24 55 45 20 144
Multiple, unrelated
family households 35 130 115 50 330 4 25 64 59 152
Other, non-family
households 0 0 0 10 10 0 0 0 0 0
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Renter Owner
0-
30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Total 0-
30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Total
Total need by
income
355 510 440 255 1,560 28 80 109 79 296
Table 11 – Crowding Information – 1/2
Alternate Data Source Name:
2017-2021 CHAS
Data Source
Comments:
Overcrowding
HUD defines overcrowding as a household with over 1.01 occupants per room. Overcrowding patterns show significant variation by housing tenure, with renters disproportionately affected. Renters account for the majority of overcrowded households, with 1,560 cases, compared to only 296 among homeowners. This issue is particularly severe among lower-income renters, as nearly 84% of overcrowded renter households earn less than 80% of the Area Median Income (AMI).
These findings highlight the disproportionate impact of overcrowding on low-income renter households, emphasizing the urgent need for strategies that address both spatial constraints and affordability challenges. Targeted solutions are essential to improving living conditions and alleviating housing pressures for Montebello's most vulnerable residents.
Renter Owner
0-30%
AMI
>30-
50%
AMI
>50-
80%
AMI
Total 0-30%
AMI
>30-
50%
AMI
>50-
80%
AMI
Total
Households with
Children Present 490 720 595 1,805 30 60 114 204
Table 12 – Crowding Information – 2/2
Alternate Data Source Name:
2017-2021 CHAS
Data Source
Comments:
Describe the number and type of single person households in need of housing assistance.
According to 2018-2022 ACS data, single-person households are more prevalent among renters, with approximately 2,175 single-person renter households compared to 1,408 single-person homeowner households. As previously noted, about 50% of small households are cost-burdened, which means an estimated 1,792 single-person households may require housing assistance. These findings underscore the vulnerability of single-person households, particularly regarding housing affordability and access to essential services like transportation.
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Single-person households in Montebello are particularly vulnerable to housing instability due to lower income levels and limited access to resources. According to ACS 2018-2022 data, the median income for a single-person household is $32,731, placing many of these households at risk of financial strain. These households often face additional challenges, such as limited transportation options, with many lacking vehicle ownership, which complicates access to jobs and essential services.
Single-person households are more common among renters than homeowners in Montebello, with approximately 2,175 single-person renter households compared to 1,408 single-person homeowner households. Based on data showing that about 50% of small households are cost-burdened, an estimated 1,792 single-person households likely require housing assistance. These findings highlight the heightened vulnerability of single-person households, emphasizing the need for targeted housing affordability and transportation solutions to support this at-risk population.
Estimate the number and type of families in need of housing assistance who are disabled or victims of domestic violence, dating violence, sexual assault and stalking.
Disability
In Montebello, based on 2018-2022 American Community Survey (ACS) data, 7,820 residents, or approximately 12.7% of the population, report having a disability, with prevalence increasing significantly with age. Among residents aged 65 and older, 12.7% experience some form of disability, emphasizing the importance of housing that accommodates both physical and cognitive limitations. For many individuals, accessible housing features and supportive services are crucial for maintaining safe and independent living.
The most common disability reported is ambulatory difficulty affecting approximately 4,453 residents who may benefit from ADA-compliant modifications, such as ground-level units, ramps, and widened doorways to accommodate mobility aids. The second most common disability is cognitive difficulty, which affects memory, concentration, or decision-making and impacts around 2,831 residents. To support these individuals, ADA guidelines recommend structured, easy-to-navigate environments, in- home assistance, and access to communities designed to meet cognitive needs.
Survivors of Domestic Violence, Dating Violence, Sexual Assault, and Stalking Accurate crime statistics for incidents such as domestic violence and sexual assault are often difficult to obtain due to significant underreporting. Survivors frequently refrain from reporting incidents because of fears of retaliation, child custody concerns, or limited access to economic or housing resources.
Ensuring the availability of accessible resources is critical for supporting survivors seeking safety and stability.
According to California's OPEN JUSTICE crime reporting portal, the Montebello Police Department reported 26 cases of sexual assault in 2023, a decrease from 36 cases in the previous year. The U.S.
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Department of Justice estimates that only 42% of violent victimizations are reported to law enforcement. Applying this underreporting rate, it is estimated that approximately 62 sexual offenses may have occurred in Montebello in 2023. This highlights the pressing need for expanded housing and support services to help survivors achieve safety and stability.
In 2023, Montebello recorded 52 domestic violence cases, a significant decline from 197 cases in 2022.
Of the reported cases in 2023, nearly half involved the use of weapons. These figures underscore the importance of addressing domestic violence through enhanced support services, safe housing options, and preventative measures to reduce the risk of harm to survivors.
What are the most common housing problems?
According to 2018–2022 ACS data, Montebello has only 880 vacant housing units. Homeownership opportunities are especially limited, with just 0.8% of vacant homeowner properties compared to 1.9% of vacant rental properties, exacerbating overcrowding and instability. This scarcity disproportionately affects single-person households, elderly residents, and lower-income families, who face challenges securing stable housing and accessing essential services. The city’s aging housing stock adds complexity, with 16,644 housing units built before 1980 and 4,452 predating 1950. HUD guidelines identify lead- based paint hazards (LBPHs) and asbestos as significant risks in these older homes. Montebello utilizes HOME funds to support housing redevelopment and requires developer partners to mitigate these hazards, ensuring safer and healthier living conditions for residents.
Are any populations/household types more affected than others by these problems? Household income is strongly correlated with the likelihood of experiencing housing problems, particularly among renters. Lower-income households are disproportionately affected, with those in the extremely low-income range (30% AMI and below) being the most impacted. Households in this category are statistically more likely to face at least one severe housing problem, such as cost burden, overcrowding, or inadequate housing conditions, compared to those in higher income ranges.
Certain populations are especially vulnerable. Residents with disabilities often encounter accessibility challenges in addition to financial burdens, further limiting their housing options. Similarly, individuals and families that have experienced homelessness face extreme housing instability and are at a heightened risk of living in unsafe or unsuitable conditions.
Housing problems also reveal disparities along racial and ethnic lines, with some groups experiencing higher rates of cost burden, overcrowding, and substandard housing. These disparities, along with a more detailed analysis by race, ethnicity, and income, are discussed in sections NA-15 to NA-30.
Describe the characteristics and needs of Low-income individuals and families with children (especially extremely low-income) who are currently housed but are at imminent risk of either residing in shelters or becoming unsheltered 91.205(c)/91.305(c)). Also discuss the
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needs of formerly homeless families and individuals who are receiving rapid re-housing assistance and are nearing the termination of that assistance HUD defines extremely low-income households as those earning 0–30% of the Area Median Income (AMI) and classifies households spending over 50% of their income on housing as severely cost- burdened. According to 2017–2021 CHAS data from the Housing Needs Summary Tables, Montebello’s extremely low-income households, especially families with children, face acute affordable housing shortages. Approximately 380 extremely low-income homeowner households and 1,435 renter households in Montebello are severely cost-burdened, spending more than half of their income on housing. These 1,815 households are at significant risk of housing instability and potential homelessness.
The data also indicates that Montebello has 520 extremely low-income households with children, the majority of whom are renters. These families experience severe housing challenges, highlighting the critical need for targeted interventions to stabilize housing for the city’s most vulnerable residents.
Addressing these affordability issues is crucial to preventing housing instability and ensuring long-term security for low-income families and households in Montebello.
If a jurisdiction provides estimates of the at-risk population(s), it should also include a description of the operational definition of the at-risk group and the methodology used to generate the estimates:
The City of Montebello, in collaboration with the Los Angeles County Department of Public Health (LACDPH), provides estimates of at-risk populations to inform public health strategies and allocate resources effectively.
Montebello's At-Risk Population Estimates:
• Low-Income Households: A significant portion of Montebello's population falls below the poverty line, with 13% of residents living in poverty.
• Elderly Population: Approximately 15% of Montebello’s residents are aged 65 and over, a demographic often at risk due to age-related health concerns. • Overcrowded Housing: Overcrowding is a common issue, particularly among lower-income renters, due to the limited availability of affordable, family-sized units.
Operational Definition of At-Risk Populations:
At-risk populations are defined as groups more susceptible to adverse health outcomes due to factors such as socioeconomic status, age, disability, housing conditions, and access to healthcare. These groups often include low-income households, elderly individuals, people with disabilities, and those living in overcrowded or substandard housing.
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Methodology for Generating Estimates:
The LACDPH and associated agencies utilize the following data sources:
• Community Health Profiles: These profiles provide local-level data on over 100 indicators impacting community health and well-being. Data are organized into thematic areas like demographics, social determinants of health, and housing, with specific profiles for Montebello. • U.S. Census Bureau Data: The Community Resilience Estimates (CRE) program offers metrics on social vulnerability to disasters, including data specific to Montebello. • American Community Survey (ACS): The ACS provides detailed demographic, social, economic, and housing data, which are used to assess factors contributing to vulnerability, such as income levels, housing conditions, and access to healthcare.
These estimates help inform public health strategies and resource allocation to support Montebello's vulnerable populations.
Specify particular housing characteristics that have been linked with instability and an increased risk of homelessness
In Montebello, several housing characteristics contribute to instability and elevate the risk of homelessness. The city’s high percentage of older housing stock often requires costly repairs and updates to meet safety standards, leaving many properties vulnerable to deferred maintenance or structural issues that could render them uninhabitable. Low-income tenants are especially at risk of displacement if they cannot afford these repairs. Additionally, inadequate maintenance and unmet needs for essential repairs, such as plumbing, heating, and electrical work, can create health hazards, often forcing residents to vacate or face eviction when they lack resources to address or contest unsafe conditions.
The limited housing availability, with only a 4.4% vacancy rate, combined with a shortage of affordable options, as indicated by the high proportion of cost-burdened households, compounds these challenges.
This situation highlights an urgent need for affordable and stable housing solutions in Montebello.
Discussion
See Discussion above.
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NA-15 Disproportionately Greater Need: Housing Problems – 91.205 (b)(2) Assess the need of any racial or ethnic group that has disproportionately greater need in comparison to the needs of that category of need as a whole.
Introduction
To better understand community needs, it is crucial to determine if specific racial or ethnic groups face greater housing problems. This section examines housing problems across racial and ethnic groups within each income category, following HUD guidelines. According to these guidelines, a disproportionately greater need exists when a group's rate of housing problems exceeds the citywide average by at least 10 percentage points. This analysis helps identify whether certain groups in Montebello are more significantly impacted by housing problems. 0%-30% of Area Median Income
Housing Problems Has one or more of
four housing
problems
Has none of the
four housing
problems
Household has
no/negative
income, but none
of the other
housing problems
Jurisdiction as a whole 2,515 635 0
White 260 85 0
Black / African American 10 0 0
Asian 335 40 0
American Indian, Alaska Native 0 0 0
Pacific Islander 0 0 0
Hispanic 1,875 325 0
0 0 0 0
Table 13 - Disproportionally Greater Need 0 - 30% AMI
Alternate Data Source Name:
2017-2021 CHAS
Data Source Comments:
*The four housing problems are:
1. Lacks complete kitchen facilities, 2. Lacks complete plumbing facilities, 3. More than one person per room, 4.Cost Burden greater than 30%
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30%-50% of Area Median Income
Housing Problems Has one or more of
four housing
problems
Has none of the
four housing
problems
Household has
no/negative
income, but none
of the other
housing problems
Jurisdiction as a whole 2,970 850 0
White 140 120 0
Black / African American 0 0 0
Asian 105 94 0
American Indian, Alaska Native 0 0 0
Pacific Islander 0 0 0
Hispanic 2,690 635 0
0 0 0 0
Table 14 - Disproportionally Greater Need 30 - 50% AMI
Alternate Data Source Name:
2017-2021 CHAS
Data Source Comments:
*The four housing problems are:
1. Lacks complete kitchen facilities, 2. Lacks complete plumbing facilities, 3. More than one person per room, 4.Cost Burden greater than 30%
50%-80% of Area Median Income
Housing Problems Has one or more of
four housing
problems
Has none of the
four housing
problems
Household has
no/negative
income, but none
of the other
housing problems
Jurisdiction as a whole 2,400 1,875 0
White 225 145 0
Black / African American 70 0 0
Asian 205 245 0
American Indian, Alaska Native 0 0 0
Pacific Islander 0 0 0
Hispanic 1,885 1,445 0
0 0 0 0
Table 15 - Disproportionally Greater Need 50 - 80% AMI
Alternate Data Source Name:
2017-2021 CHAS
Data Source Comments:
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*The four housing problems are:
1. Lacks complete kitchen facilities, 2. Lacks complete plumbing facilities, 3. More than one person per room, 4.Cost Burden greater than 30%
80%-100% of Area Median Income
Housing Problems Has one or more of
four housing
problems
Has none of the
four housing
problems
Household has
no/negative
income, but none
of the other
housing problems
Jurisdiction as a whole 630 1,360 0
White 8 65 0
Black / African American 0 0 0
Asian 100 205 0
American Indian, Alaska Native 0 0 0
Pacific Islander 0 0 0
Hispanic 105 1,065 0
0 0 0 0
Table 16 - Disproportionally Greater Need 80 - 100% AMI Alternate Data Source Name:
2017-2021 CHAS
Data Source Comments:
*The four housing problems are:
1. Lacks complete kitchen facilities, 2. Lacks complete plumbing facilities, 3. More than one person per room, 4. Cost Burden greater than 30%
Discussion
Extremely Low Income: The jurisdiction-wide rate of households with a housing problem in this income group is 79.8%. Black / African American households in this income range are considered disproportionately in greater need.
Very Low Income: In this income group, 77.7% of households report a housing problem. No households in this income range are considered disproportionately in greater need.
Low Income: The jurisdiction-wide rate of households with a housing problem in this income group is
56.1%. Black / African American households in this income range are considered disproportionately in greater need.
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NA-20 Disproportionately Greater Need: Severe Housing Problems – 91.205 (b)(2)
Assess the need of any racial or ethnic group that has disproportionately greater need in comparison to the needs of that category of need as a whole.
Introduction
To better understand community needs, it is crucial to determine if specific racial or ethnic groups face greater housing challenges. This section examines housing problems across racial and ethnic groups within each income category, following HUD guidelines. According to these guidelines, a disproportionately greater need exists when a group's rate of severe housing problems exceeds the citywide average by at least 10 percentage points. This analysis helps identify whether certain groups in Montebello are more significantly impacted by severe housing problems.
0%-30% of Area Median Income
Severe Housing Problems* Has one or more of
four housing
problems
Has none of the
four housing
problems
Household has
no/negative
income, but none
of the other
housing problems
Jurisdiction as a whole 2,200 945 0
White 240 105 0
Black / African American 10 0 0
Asian 220 40 0
American Indian, Alaska Native 0 0 0
Pacific Islander 0 0 0
Hispanic 1,705 505 0
0 0 0 0
Table 17 – Severe Housing Problems 0 - 30% AMI
Alternate Data Source Name:
2017-2021 CHAS
Data Source Comments:
*The four severe housing problems are:
1. Lacks complete kitchen facilities, 2. Lacks complete plumbing facilities, 3. More than 1.5 persons per room, 4. Cost Burden over 50%
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30%-50% of Area Median Income
Severe Housing Problems* Has one or more of
four housing
problems
Has none of the
four housing
problems
Household has
no/negative
income, but none
of the other
housing problems
Jurisdiction as a whole 1,660 2,150 0
White 105 155 0
Black / African American 0 0 0
Asian 55 145 0
American Indian, Alaska Native 0 0 0
Pacific Islander 0 0 0
Hispanic 1,495 1,830 0
Other 0 0 0
Table 18 – Severe Housing Problems 30 - 50% AMI
Alternate Data Source Name:
2017-2021 CHAS
Data Source Comments:
*The four severe housing problems are:
1. Lacks complete kitchen facilities, 2. Lacks complete plumbing facilities, 3. More than 1.5 persons per room, 4. Cost Burden over 50%
50%-80% of Area Median Income
Severe Housing Problems* Has one or more of
four housing
problems
Has none of the
four housing
problems
Household has
no/negative
income, but none
of the other
housing problems
Jurisdiction as a whole 920 3,355 0
White 60 315 0
Black / African American 0 70 0
Asian 95 355 0
American Indian, Alaska Native 0 0 0
Pacific Islander 0 0 0
Hispanic 760 2,565 0
Other 0 0 0
Table 19 – Severe Housing Problems 50 - 80% AMI
Alternate Data Source Name:
2017-2021 CHAS
Data Source Comments:
*The four severe housing problems are:
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1. Lacks complete kitchen facilities, 2. Lacks complete plumbing facilities, 3. More than 1.5 persons per room, 4.Cost Burden over 50%
80%-100% of Area Median Income
Severe Housing Problems* Has one or more of
four housing
problems
Has none of the
four housing
problems
Household has
no/negative
income, but none
of the other
housing problems
Jurisdiction as a whole 345 1,645 0
White 4 70 0
Black / African American 0 0 0
Asian 75 235 0
American Indian, Alaska Native 0 0 0
Pacific Islander 0 0 0
Hispanic 70 1,315 0
Other 0 0 0
Table 20 – Severe Housing Problems 80 - 100% AMI
Alternate Data Source Name:
2017-2021 CHAS
Data Source Comments:
*The four severe housing problems are:
1. Lacks complete kitchen facilities, 2. Lacks complete plumbing facilities, 3. More than 1.5 persons per room, 4. Cost Burden over 50%
Discussion
Extremely Low Income: The jurisdiction-wide severe housing problem rate in this income group is 70.0%.
Asian and Black / African American households in this income range are considered disproportionately in greater need.
Very Low Income: In this income group, 43.6% of households report a severe housing problem. No households in this income range are considered disproportionately in greater need.
Low Income: The jurisdiction-wide severe housing problem rate in this income group is 21.5%. No households in this income range are considered disproportionately in greater need.
Moderate Income: In this income group, 17.3% of households report a severe housing problem. No households in this income range are considered disproportionately in greater need.
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NA-25 Disproportionately Greater Need: Housing Cost Burdens – 91.205 (b)(2) Assess the need of any racial or ethnic group that has disproportionately greater need in comparison to the needs of that category of need as a whole.
Introduction:
To understand community needs, it is essential to identify whether any racial or ethnic groups face greater housing challenges. This section compares housing cost burdens across racial and ethnic groups within each income category, using HUD guidelines that define a disproportionately greater need as when a group experiences housing cost burdens at a rate of at least 10 percentage points higher than the city’s average, highlighting whether certain groups in Montebello are more affected by housing cost burdens.
Housing Cost Burden
Housing Cost Burden <=30% 30-50% >50% No / negative
income (not
computed)
Jurisdiction as a whole 11,155 4,305 3,475 185
White 905 315 360 15
Black / African American 40 70 10 0
Asian 2,175 385 365 50
American Indian, Alaska
Native 25 0 0 0
Pacific Islander 0 0 0 0
Hispanic 7,805 3,490 2,700 120
Table 21 – Greater Need: Housing Cost Burdens AMI
Alternate Data Source Name:
2017-2021 CHAS
Data Source Comments:
Discussion:
Cost Burden: The jurisdiction-wide housing cost burden rate (30% to 50% of household income) is
22.5%. Black / African American households are disproportionately impacted.
Severe Cost Burden: The jurisdiction-wide rate of severe housing cost burden (over 50% of household income) is 18.2%. No households in this category are considered disproportionately in greater need.
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NA-30 Disproportionately Greater Need: Discussion – 91.205(b)(2) Are there any Income categories in which a racial or ethnic group has disproportionately greater need than the needs of that income category as a whole? Housing Problems
• Extremely Low Income: Black / African American households • Very Low Income: No racial or ethnic groups
• Low Income: Black / African American households
• Moderate Income: No racial or ethnic groups
Severe Housing Problems
• Extremely Low Income: Black or African American and Asian households • Very Low Income: No racial or ethnic groups
• Low Income: No racial or ethnic groups
• Moderate Income: No racial or ethnic groups
Housing Cost Burden
• Cost Burden: Black / African American households
• Severe Cost Burden: No racial or ethnic groups
If they have needs not identified above, what are those needs? The most pressing needs in Montebello include the development of new or renovated affordable housing for both homeownership and rental purposes, alongside expanded economic opportunities such as job training and job placement. Further analysis exploring the intersections of race and ethnicity, income, and housing issues is provided in section MA-50.
Are any of those racial or ethnic groups located in specific areas or neighborhoods in your community?
The relationship between racial or ethnic groups and specific neighborhoods is included in section MA-
50.
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NA-35 Public Housing – 91.205(b)
Introduction
Public housing was established to provide decent and safe rental housing for eligible low- and moderate-income families, the elderly, and persons with disabilities. Public housing includes federally subsidized affordable housing that is owned and operated by the public housing authorities. Montebello, CA is primarily served by the Los Angeles County Development Authority (LACDA).
In 1982, the Los Angeles County Board of Supervisors merged the Housing Authority, Community Development Department, and Redevelopment Agency to create the Community Development Commission (CDC), which was rebranded in 2019 as the Los Angeles County Development Authority (LACDA). Though part of the Los Angeles County family, the LACDA operates independently and is dedicated to affordable housing, community, and economic development. Its broad programs support residents and business owners across both unincorporated Los Angeles County areas and participating incorporated cities, serving a wide range of needs for over one million residents in unincorporated regions alone.
This section provides an overview of current data on the total number of Housing Choice Vouchers (HCV), public housing units, and affordable housing initiatives managed by the LACDA. Additionally, it includes a demographic breakdown of the populations served by these programs, highlighting support provided to low-income families, elderly residents, and individuals with disabilities.
Totals in Use
Program Type
Certificate Mod-
Rehab
Public
Housing
Vouchers
Total Project -
based
Tenant -
based
Special Purpose Voucher
Veterans
Affairs
Supportive
Housing
Family
Unification
Program
Disabled
*
# of units vouchers in use 0 0 0 26,867 2,412 24,194 3,442 524 303 Table 22 - Public Housing by Program Type
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*includes Non-Elderly Disabled, Mainstream One-Year, Mainstream Five-year, and Nursing Home Transition
Alternate Data Source Name:
Housing Choice Voucher Data Dashboard 2024 (CA002)
Data Source Comments:
Housing Choice Voucher Distribution
The map below illustrates the distribution of Housing Choice Voucher (HCV) households in Montebello as of 2023, showing the highest concentrations in the central areas of the city. In the western portion of the city center, over 8% of households are utilizing HCVs, creating localized clusters of voucher-supported residents. In contrast, the northern and southern sections of Montebello display significantly lower HCV concentrations. This distribution reflects the uneven reliance on housing subsidies across the city, emphasizing the need to address housing affordability in areas with lower HCV utilization.
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Housing Choice Voucher Distribution Map
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Characteristics of Residents
Program Type
Certificate Mod-
Rehab
Public
Housing
Vouchers
Total Project -
based
Tenant -
based
Special Purpose Voucher
Veterans
Affairs
Supportive
Housing
Family
Unification
Program
Average Annual Income 0 0 0 0 0 0 0 0
Average length of stay 0 0 0 0 0 0 0 0
Average Household size 0 0 0 0 0 0 0 0
# Homeless at admission 0 0 0 0 0 0 0 0
# of Elderly Program Participants
(>62) 0 0 0 0 0 0 0 0
# of Disabled Families 0 0 0 0 0 0 0 0
# of Families requesting accessibility
features 0 0 0 21,087 47 20,550 268 163
# of HIV/AIDS program participants 0 0 0 0 0 0 0 0
# of DV victims 0 0 0 0 0 0 0 0
Table 23 – Characteristics of Public Housing Residents by Program Type
Alternate Data Source Name:
Housing Choice Voucher Data Dashboard 2024 (CA002)
Data Source Comments:
The City of Montebello is not a Public Housing Authority therefore it relies on the available data for this section of the Con Plan. The Housing Choice Voucher Data Dashboard 2024 Data does not provide the Characteristics of Residents.
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Race of Residents
Program Type
Race Certificate Mod-
Rehab
Public
Housing
Vouchers
Total Project -
based
Tenant -
based
Special Purpose Voucher
Veterans
Affairs
Supportive
Housing
Family
Unification
Program
Disabled
*
White 0 0 0 0 0 0 0 0 0
Black/African American 0 0 0 0 0 0 0 0 0
Asian 0 0 0 0 0 0 0 0 0
American Indian/Alaska
Native 0 0 0 0 0 0 0 0 0
Pacific Islander 0 0 0 0 0 0 0 0 0
Other 0 0 0 0 0 0 0 0 0
*includes Non-Elderly Disabled, Mainstream One-Year, Mainstream Five-year, and Nursing Home Transition Table 24 – Race of Public Housing Residents by Program Type Alternate Data Source Name:
Housing Choice Voucher Data Dashboard 2024 (CA002)
Data Source Comments:
The City of Montebello is not a Public Housing Authority therefore it relies on the available data for this section of the Con Plan. The Housing Choice Voucher Data Dashboard 2024 Data does not provide the Race of Residents.
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Ethnicity of Residents
Program Type
Ethnicity Certificate Mod-
Rehab
Public
Housing
Vouchers
Total Project -
based
Tenant -
based
Special Purpose Voucher
Veterans
Affairs
Supportive
Housing
Family
Unification
Program
Disabled
*
Hispanic 0 0 0 0 0 0 0 0 0
Not Hispanic 0 0 0 0 0 0 0 0 0
*includes Non-Elderly Disabled, Mainstream One-Year, Mainstream Five-year, and Nursing Home Transition Table 25 – Ethnicity of Public Housing Residents by Program Type Alternate Data Source Name:
Housing Choice Voucher Data Dashboard 2024 (CA002)
Data Source Comments:
The City of Montebello is not a Public Housing Authority therefore it relies on the available data for this section of the Con Plan. The Housing Choice Voucher Data Dashboard 2024 Data does not provide the Ethnicity of Residents.
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Section 504 Needs Assessment: Describe the needs of public housing tenants and applicants on the waiting list for accessible units:
Montebello does not have public housing developments managed by a local housing authority. Instead, affordable housing needs are addressed through various programs and organizations. Residents living in or waiting for affordable housing with accessibility features face several challenges. The limited availability of accessible housing units creates significant barriers for individuals with disabilities, often resulting in long waiting times. This issue is further compounded by high demand for affordable housing, which exceeds the available supply and complicates access to accessible units. Additionally, many of Montebello’s housing units were built before modern accessibility standards, making them less suitable for residents with disabilities.
Most immediate needs of residents of Public Housing and Housing Choice voucher holders The most immediate needs of HCV holders in Montebello are affordable, decent, safe, and sanitary housing. Once families have secure housing it is important for them to have pathways to financial independence. This means that public housing must be near economic opportunities, educational facilities, and a robust public transportation system.
Additionally, many residents require units with accessibility features, such as stairless entryways, grab bars, non-slip flooring, and emergency alert systems to ensure safety and independence. Households with sensory impairments need accommodations like tactile signage or specialized signaling devices.
Elderly residents often require housing near healthcare facilities and supportive services, while individuals with disabilities benefit from proximity to public transportation and community resources.
In addition to physical housing modifications, access to supportive services is critical for stability and improved quality of life. Services such as case management, mental health care, and employment assistance are essential for HCV holders to maintain independence and navigate daily challenges. By addressing these immediate needs, Montebello can better support its vulnerable populations and foster equitable access to safe and stable housing.
Specifically for the city of Montebello, see the following data for the approximate 598 Montebello Residents that do receive Housing Choice Vouchers:
As of January 22, 2025, there are currently 598 Housing Choice Voucher participants that currently reside in the City of Montebello.
Voucher Types: Housing Choice Voucher program which includes the following targeted programs:
Emergency Housing Voucher, Foster Youth to Independence, Veteran Affairs Supportive Housing, and the Family Unification Program.
Average Annual Income: $21,540
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Average Length of Stay: This is not tracked.
Average Household Size: 2
# of Homeless at Admission: 103
# of Elderly: 346
# of Disabled: 358
# of HIV/AIDS Program Participants: 1
Race
American Indian/Alaskan Native: 8
Asian: 11
Black/African American: 24
Native Hawaiian/Other Pacific Islander: 2
White: 553
Grand Total: 598
Ethnicity
Hispanic or Latino: 441
Non-Hispanic: 157
Grand Total: 598
How do these needs compare to the housing needs of the population at large The housing needs of Housing Choice Voucher (HCV) holders in Montebello present unique challenges compared to those of the general population. While the broader population prioritizes affordability,
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neighborhood quality, and proximity to amenities, HCV holders often encounter additional barriers that require targeted interventions.
For example, many HCV holders are single-parent households or families with children, needing housing that supports family-oriented priorities, such as access to quality schools, child-friendly neighborhoods, and reliable public transportation. These factors are essential for stability and upward mobility but are not always readily available in the private rental market, even with voucher assistance.
HCV holders also face difficulties in finding landlords willing to accept vouchers. This issue limits their housing options, often concentrating them in areas with fewer amenities or higher poverty rates. These obstacles add complexity to their housing search that the general population may not encounter as frequently.
Financially, HCV households are more likely to experience severe cost burdens even with subsidies, as rents in Montebello often exceed payment standards. The gap between voucher amounts and actual rental prices can make it challenging for these households to secure suitable housing, an issue that is less common among higher-income residents.
Discussion
Addressing these disparities requires targeted efforts to expand the availability of accessible and affordable housing units. Providing supportive services tailored to the specific needs of individuals with disabilities is essential for ensuring equitable access to stable housing. By prioritizing these initiatives, Montebello can improve housing outcomes and enhance the quality of life for its most vulnerable residents.
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NA-40 Homeless Needs Assessment – 91.205(c)
Introduction:
Homelessness is a complex issue that affects communities across the United States, and its challenges stem from a combination of overlapping and interrelated factors. The causes of homelessness rarely arise from a single issue, but rather from the convergence of multiple events and conditions. Economically, homelessness can result from unemployment, a lack of affordable housing, or poverty. Health factors such as mental illness, physical disabilities, HIV/AIDS, and substance abuse also contribute significantly to housing instability. Additionally, social issues like domestic violence, educational attainment, and racial disparities play a role. Since these factors are often interconnected, addressing homelessness requires a collaborative, community-based approach that considers economic, health, and social dimensions simultaneously.
The Stewart B. McKinney Homeless Assistance Act defines the “homeless” or “homeless individual” or “homeless person” as an individual who lacks a fixed, regular, and adequate night-time residence; and who has a primary night-time residence that is:
• A supervised publicly or privately-operated shelter designed to provide temporary living accommodations (including welfare hotels, congregate shelters, and transitional housing for the mentally ill) • An institution that provides a temporary residence for individuals intended to be institutionalized • A public or private place not designed for, or ordinarily used as a regular sleeping accommodation for human beings The Los Angeles City and County Continuum of Care (CoC), managed by Los Angeles Homeless Services Authority (LAHSA), coordinates the region’s response to homelessness, including conducting the annual Point-In-Time (PIT) Count. A homeless count was completed for SPA 7 in which the City of Montebello is a part of. The PIT Count is conducted annually in late January to get a snapshot of sheltered and unsheltered homelessness in the region. The data in this section comes from the Service Planning Area 7 2024 PIT Homeless Count, conducted by the CA-600 Los Angeles City and County CoC which includes the city of Montebello and other surrounding cities.
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Homeless Needs Assessment
Population Estimate the # of persons
experiencing homelessness
on a given night
Estimate the #
experiencing
homelessness
each year
Estimate the #
becoming
homeless
each year
Estimate the #
exiting
homelessness
each year
Estimate the #
of days persons
experience
homelessness
Sheltered Unsheltered
Persons in Households with Adult(s)
and Child(ren) 575 202 0 0 0 0
Persons in Households with Only
Children 1 0 0 0 0 0
Persons in Households with Only
Adults 981 4,140 0 0 0 0
Chronically Homeless Individuals 277 1,583 0 0 0 0
Chronically Homeless Families 69 53 0 0 0 0
Veterans 71 81 0 0 0 0
Unaccompanied Child 154 66 0 0 0 0
Persons with HIV 24 43 0 0 0 0
Table 26 - Homeless Needs Assessment
Alternate Data Source Name:
2024 Greater Los Angeles Homeless Count (SPA 7)
Data Source Comments:
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Montebello Homeless Count Data
Indicate if the homeless population is: Has No Rural Homeless
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If data is not available for the categories "number of persons becoming and exiting homelessness each year," and "number of days that persons experience homelessness," describe these categories for each homeless population type (including chronically homeless individuals and families, families with children, veterans and their families, and unaccompanied youth):
• Homeless Individuals and Families: Chronically homeless individuals and families are those who experience long-term or repeated episodes of homelessness, often for a year or more. This population frequently faces mental health challenges, substance use disorders, or physical disabilities that complicate efforts to find and retain stable housing. Due to the enduring nature of their homelessness, these individuals and families typically require intensive support services and permanent supportive housing to achieve housing stability. • Families with Children: Homeless families with children usually consist of one or more adults with minor dependents. These families often face homelessness due to economic hardship, domestic violence, or a lack of affordable housing. Homelessness can have particularly adverse effects on children, disrupting their education, healthcare access, and overall well-being. Providing stable housing for these families is essential to support the developmental needs of children and promote family stability. • Veterans and Their Families: Veterans experiencing homelessness often have unique needs related to physical or mental health, such as post-traumatic stress disorder (PTSD) or physical disabilities acquired during military service. Veterans are more likely than the general population to experience homelessness, and they frequently benefit from tailored services, such as specialized healthcare and housing assistance. Although most data focuses on individual veterans, families of veterans may also face housing instability, especially when veterans face barriers to employment or healthcare.
• Unaccompanied Youth: Unaccompanied youth experiencing homelessness are young individuals, under the age of 24, who are without parental or guardian care. This population often includes those who have aged out of foster care, fled abusive households, or faced family rejection due to sexual orientation or other factors. Unaccompanied youth face unique vulnerabilities, including limited access to education, healthcare, and employment, and they are at higher risk for exploitation and mental health issues. Targeted interventions are essential to support these youth and help them transition to stable, independent living.
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Nature and Extent of Homelessness: (Optional)
Race: Sheltered: Unsheltered (optional)
White 693 748
Black or African American 485 493
Asian 32 43
American Indian or Alaska
Native 39 297
Pacific Islander 12 5
Ethnicity: Sheltered: Unsheltered (optional)
Hispanic 879 2,929
Not Hispanic 678 1,413
Alternate Data Source Name:
CoC: CA-600 Los Angeles City and County CoC
Data Source
Comments: 2024 Greater Los Angeles Homeless Count Data
Estimate the number and type of families in need of housing assistance for families with children and the families of veterans.
The table above presents data from the Los Angeles City and County Continuum of Care (CoC) 2024 Point-In-Time (PIT) count for Service Planning Area 7 (SPA), highlights the significant housing needs of families with children experiencing homelessness. Among the total homeless population, there were 190 families with children comprised of 575 individuals that were experiencing sheltered homelessness on the night of the count, while 62 families with children comprised of 202 individuals were experiencing unsheltered homelessness. Collectively, these families included 373 individuals under the age of 18, demonstrating the substantial presence of children in need of stable housing solutions. The high number of unsheltered families underscores the urgent need for interventions to address both immediate shelter needs and long-term housing stability for families with children. There were no Veterans in families with children identified during the 2024 PIT count.
Addressing the housing needs of these families with children requires expanded access to affordable housing, tailored support services, and programs designed to promote long-term housing stability.
These efforts are essential for ensuring that vulnerable populations can transition from homelessness and achieve a higher quality of life.
Describe the Nature and Extent of Homelessness by Racial and Ethnic Group.
Based on data from the Los Angeles City and County Continuum of Care (CoC) 2024 Point-In-Time (PIT) count for Service Planning Area 7 (SPA), there were a total of 1,557 individuals experiencing sheltered homelessness and 4,342 individuals experiencing unsheltered homelessness.
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Among the sheltered homeless population, approximately 44.5% were White individuals, 31.1% Black/African American individuals, and 56.5% Hispanic individuals.
Of the unsheltered homeless population, approximately 17.2% were White individuals, 11.4% were Black/African American individuals, and 67.5% were Hispanic individuals. Hispanic individuals represented the largest demographic group among unsheltered individuals, reflecting unique challenges in accessing housing stability.
This demographic data underscores the need for targeted interventions to address the racial and ethnic inequities within the homeless population, ensuring that resources are equitably distributed and tailored to meet the specific needs of these communities.
Describe the Nature and Extent of Unsheltered and Sheltered Homelessness.
According to the Los Angeles City and County Continuum of Care (CoC) 2024 Point-In-Time (PIT) count for Service Planning Area 7 (SPA), there were 1,557 individuals experiencing sheltered homelessness and 4,342 individuals experiencing unsheltered homelessness across the region. Within this CoC, the Los Angeles Homeless Services Authority (LAHSA) provides localized data through its Homeless Count by City Dashboard. A local count conducted in January 2024 for Montebello identified 28 individuals residing in shelters, 132 unsheltered individuals, and 96 improvised dwellings, such as cars, vans, RVs, tents, or makeshift shelters.
This data provides valuable insights into the scope of homelessness in Montebello, emphasizing the urgent need for targeted interventions to address both sheltered and unsheltered homelessness.
Additionally, the presence of individuals in temporary or informal accommodation highlights the importance of solutions that ensure housing stability for all affected residents.
Discussion:
All data from the 2024 Point-In-Time (PIT) count provided in the previous tables pertains to the Los Angeles City and County Continuum of Care (CoC) Service Planning Area 7, which includes the city of Montebello unless otherwise noted. This regional data offers valuable insights into the scope of homelessness within the broader CoC and informs local planning and resource allocation for cities like Montebello. As part of the CoC, Montebello’s homelessness challenges and housing needs are reflected within these aggregated statistics, underscoring the shared responsibility to address homelessness across the region.
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NA-45 Non-Homeless Special Needs Assessment - 91.205 (b,d) Introduction:
This section includes an assessment of non-homeless special needs groups in the city, including the elderly, developmentally disabled, persons with disabilities, persons with HIV/AIDS, and persons with drug and alcohol addictions. Services for these populations are critical in the prevention of homelessness. Common special needs populations identified in the city’s Consolidated Plan public/stakeholders’ forums included ex-offenders, and persons in need of non-traditional childcare (nights, evening, weekends).
Describe the characteristics of special needs populations in your community:
Elderly: According to 2018-2022 ACS data, approximately 10,614 individuals in Montebello are over the age of 65, representing 17.1% of the population. Among them, approximately 41.5% have a disability, and 12.9% live below the poverty level. Elderly households are predominantly homeowners, with 65.7% owning their homes. These figures underscore the need for housing affordability initiatives and support services to help Montebello's aging population maintain stability and independence.
HIV/AIDS: In Montebello, various housing programs funded by federal, state, and local resources aim to support vulnerable populations, including low-income households and individuals facing health challenges such as HIV/AIDS. Although specific HIV/AIDS data for Montebello are unavailable, Los Angeles County's 2022 HIV Surveillance Report indicated 53,599 people living with diagnosed HIV (PLWDH) countywide, with significant racial disparities and housing instability affecting health outcomes.
Black/African Americans and Hispanic individuals experience higher rates of new HIV diagnoses and lower rates of viral suppression compared to White individuals. Approximately 20% of PLWDH in Los Angeles County reported housing instability, emphasizing the need for stable housing to support effective medical care and treatment adherence.
Affordable housing programs in Montebello provide critical support to residents with chronic health conditions, including HIV/AIDS. Stable housing is vital for improving health outcomes, especially for low- income families and individuals on fixed incomes or facing housing cost burdens. By addressing both housing and healthcare needs, these programs play a key role in promoting long-term stability and well- being.
Alcohol and Drug Addiction: Substance use disorders are a critical concern in Montebello, with recent data indicating that alcohol and opioids (including prescription opioids and heroin) are the most frequently reported substances associated with hospitalizations. In 2022, Los Angeles County reported
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approximately 131,365 emergency department (ED) visits due to alcohol-related health issues and 129,449 hospitalizations related to alcohol and illicit drug use. Additionally, according to the Los Angeles County Department of Public Health, around 54% of adults aged 18 and older consumed alcohol at least once in the past month, with 18% engaging in binge drinking—defined as consuming five or more drinks on a single occasion for men, or four or more drinks for women.
Opioid-related issues also remain prevalent, with 2021 data showing 16,663 opioid-related ED visits and 11,022 hospitalizations across the county. In 2022, the number of accidental fentanyl overdose deaths reached 1,910, reflecting a drastic 1,652% increase from 2016. These statistics underscore the pressing need for targeted interventions and comprehensive support services to address the substance use challenges affecting communities in Montebello and surrounding areas.
Disability: In Montebello, 18,524 individuals live with a disability, representing 10.3% of the population.
Disability rates naturally increase with age, as older residents are more likely to experience one or more disabilities. Disabilities are less common among children, with only 1,176 individuals 17 years and younger reporting a disability, and no reported cases under the age of 5. However, this demographic still requires attention. Households with children who have disabilities may need additional support and resources to address their unique needs, emphasizing the importance of targeted services for this group.
What are the housing and supportive service needs of these populations and how are these needs determined?
Elderly: Housing options for the elderly range from independent living to assisted living, nursing homes, and support facilities like adult day care. Key considerations include location, affordability, proximity to healthcare and essential services, and ease of upkeep. As health issues become more common with age, elderly individuals benefit from access to healthcare and assistance with daily activities such as shopping and housekeeping. Proximity to essential services and reliable transportation is critical as mobility decreases, and safety becomes a growing concern for those living alone.
Providing secure, affordable housing for the elderly is vital. Access to healthcare, shopping, social networks, and public transportation supports seniors in maintaining independence. Additionally, housing may require modifications to address disabilities that often arise with aging, further ensuring a safe and supportive living environment.
Alcohol and Drug Addiction: Individuals with substance abuse problems require a comprehensive support network to maintain sobriety and overall health. Their housing needs often include sober living environments that provide a structured, substance-free setting conducive to recovery. Access to employment support services is also critical, as stable income can be a key factor in maintaining long- term sobriety. Additionally, housing should be located near health facilities for ongoing medical and psychological treatment, as well as close to family and social networks that can offer emotional support.
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Detoxification facilities are essential at the onset of treatment, offering medical supervision during the withdrawal process. These facilities, along with rehabilitation centers, provide the foundation for recovery. Access to such resources, coupled with stable housing and employment, plays a crucial role in breaking the cycle of addiction and preventing relapses. Long-term housing stability, combined with ongoing access to medical and social support services, is key to helping individuals with substance abuse issues rebuild their lives.
Disability: Individuals with disabilities represent a diverse population with varying levels of independence and abilities. While they face many of the same housing challenges as the general population, they also have unique needs based on their capabilities. Many individuals with disabilities rely on a fixed income, limiting their housing options. Those with greater independence often utilize subsidized housing, while individuals requiring more support typically reside in community homes funded by public welfare or privately-owned personal care settings. Some adults with disabilities continue to live with their families throughout adulthood.
Regardless of the type of housing, continuous support services are crucial and must be tailored to each individual's abilities. These services may include assistance with daily living activities, transportation, or medical care. The availability of these support systems is essential to ensure that individuals with disabilities can maintain a stable and comfortable living environment, promoting independence and improving their quality of life.
Discuss the size and characteristics of the population with HIV/AIDS and their families within the Eligible Metropolitan Statistical Area:
Within the Los Angeles Eligible Metropolitan Statistical Area (EMSA), which includes Montebello, there were 53,599 people living with diagnosed HIV (PLWDH) as of 2022. Black/African Americans and Hispanic individuals are disproportionately affected, with higher rates of new diagnoses and lower viral suppression compared to White individuals. Housing instability impacts approximately 20% of PLWDH, emphasizing the critical need for stable housing to support effective treatment and care. Families impacted by HIV/AIDS often face additional challenges, including economic instability and barriers to accessing comprehensive healthcare and supportive services.
If the PJ will establish a preference for a HOME TBRA activity for persons with a specific category of disabilities (e.g., persons with HIV/AIDS or chronic mental illness), describe their unmet need for housing and services needed to narrow the gap in benefits and services received by such persons. (See 24 CFR 92.209(c)(2) (ii)) Not applicable.
Discussion:
See Discussion above.
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NA-50 Non-Housing Community Development Needs – 91.215 (f) Describe the jurisdiction’s need for Public Facilities:
Montebello requires enhanced public facilities to adapt to shifting household dynamics and support economic growth by providing diverse community resources such as recreation spaces, multi-use facilities, and community centers tailored to seniors, youth, and independent young adults. The Community and Stakeholder Surveys identified a strong demand for youth, senior centers, expanded recreational spaces, historical preservation and ADA-compliant public facilities to ensure equitable access to services. Additionally, respondents emphasized the importance of mental health facilities, homeless service centers, and spaces for workforce development programs to support vulnerable populations. These facilities are critical for fostering community engagement, improving quality of life, and ensuring Montebello remains an attractive place to live and work.
How were these needs determined?
These needs were identified through the 2021 Parks Master Plan, which incorporated resident surveys and public input sessions, as well as recent findings from the Community and Stakeholder Surveys.
Feedback emphasized the need for spaces accommodating evolving household structures, such as senior programs, youth services, and shared community areas. The surveys also highlighted accessibility barriers for individuals with disabilities and the need for expanded mental health and homelessness resources. This approach ensures the city's facilities can address current demands while aligning with long-term goals for livability and economic development.
Describe the jurisdiction’s need for Public Improvements:
Montebello’s infrastructure requires substantial upgrades to improve livability and economic opportunities. Key needs include modernizing transportation infrastructure, enhancing stormwater drainage systems, and maintaining streets and alleys to ensure accessibility and safety for residents and businesses. The Community and Stakeholder Surveys revealed concerns regarding poor road conditions, sidewalk accessibility, inadequate lighting, and drainage issues, particularly in lower-income areas.
Respondents also highlighted the need for ADA-compliant infrastructure improvements and better pedestrian and bike-friendly routes to enhance mobility. Improvements to infrastructure not only benefit residents but also attract businesses, fostering economic development and job creation.
How were these needs determined?
The city’s Public Works Department conducts regular assessments of roadways, drainage systems, and transportation infrastructure, but additional feedback from the Community and Stakeholder Surveys helped identify specific issues affecting residents’ daily lives. Public input highlighted frequent flooding, insufficient pedestrian crossings, and deteriorating road conditions as major concerns. Stakeholders also
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emphasized the importance of safe and efficient public transportation, particularly for seniors and individuals with disabilities. These findings underscore the need for targeted infrastructure investments to enhance safety, accessibility, and economic mobility.
Describe the jurisdiction’s need for Public Services:
Montebello has a strong need for expanded public services to support families, enhance housing stability, and drive economic opportunities. Key priorities include job training programs, housing assistance, and mental health services, as well as youth services and food assistance programs identified in the Community and Stakeholder Surveys. The surveys highlighted gaps in workforce development, financial literacy programs, and social services for low-income households, particularly those experiencing housing instability. Residents also expressed the need for emergency assistance programs, childcare support, and expanded mental health counseling services to address the challenges faced by vulnerable populations.
How were these needs determined?
The city’s Planning and Community Development Department’s Housing Division and local organizations conduct assessments through outreach programs, but recent Community and Stakeholder Surveys provided additional insights into service gaps affecting Montebello residents. Respondents emphasized the need for accessible healthcare services, rental assistance programs, and workforce development initiatives to help low-income households achieve financial stability. Stakeholder feedback further identified the importance of services for seniors, unaccompanied youth, and individuals with disabilities, highlighting the necessity of a more comprehensive public service network. Addressing these needs through strategic investments in public services, workforce development, and housing assistance programs will support long-term economic resilience and improve quality of life for Montebello residents.
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Housing Market Analysis
MA-05 Overview
Housing Market Analysis Overview:
Montebello, CA, located in Los Angeles County, is a vibrant community blending historical significance with modern suburban appeal. Established in the early 20th century as an agricultural hub, Montebello has transitioned into a predominantly residential city, characterized by its diverse population and proximity to urban amenities. The local economy is multifaceted, with key industries including healthcare, retail, and manufacturing, contributing to a steady demand for both affordable and market- rate housing options.
Montebello’s population is diverse in terms of age, income, and cultural backgrounds. The city’s housing stock is relatively older, with approximately 83% of homes built before 1980, including a significant number constructed before 1950. Many of these properties require upgrades to meet modern safety, efficiency, and accessibility standards. While much of the housing is in fair to good condition, deferred maintenance is common, particularly among lower-income households. Housing availability remains constrained, with a homeowner vacancy rate of 0.8% and a rental vacancy rate of 1.9%, limiting options for new residents and driving competition in both rental and ownership markets.
Montebello faces several key housing and community needs. Socially, the city requires more affordable and accessible housing to support low-income families, seniors, and individuals with disabilities.
Economically, continued investments in workforce development and job creation can enhance economic stability. Infrastructure improvements—such as modernized utilities, expanded public facilities, and safer pedestrian pathways—are necessary to improve connectivity and resilience. Addressing these needs in a comprehensive manner will strengthen Montebello’s housing market, enhance quality of life, and ensure long-term stability and opportunity for its residents.
Overcoming Impediments such as homelessness, the availability of affordable housing, the balance between jobs and housing, and access to essential services require a special partnership among cities in the region, the County, and nonprofit organizations.
The County of Los Angeles and the City of Los Angeles persist in their efforts to implement effective programs centered on housing-related issues. These initiatives include programs for first-time homebuyers, supportive and transitional housing, enhancements to rental properties, and the development of new affordable housing units.
The City of Montebello actively implements and delivers essential programs aimed at assisting low- income residents, in collaboration with local and county social services. The city maintains a close partnership with the Housing Rights Center (HRC) to address investigations and allegations related to
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housing discrimination within the community. Furthermore, the community significantly benefits from the quarterly fair housing education sessions that are offered by HRC. Initiatives of this nature play a significant role in reducing the inequalities that community members may encounter.
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MA-10 Number of Housing Units – 91.210(a)&(b)(2)
Introduction
This section provides an analysis of Montebello's housing stock, focusing on housing types and occupancy trends. It examines the number of units per structure, the distribution of multifamily housing, and the range of unit sizes available. Additionally, it explores the balance between owner-occupied and renter-occupied housing, offering insights into the city's housing composition and the availability of diverse housing options throughout the community.
All residential properties by number of units
Property Type Number %
1-unit detached structure 9,922 49%
1-unit, attached structure 1,629 8%
2-4 units 2,581 13%
5-19 units 2,410 12%
20 or more units 3,269 16%
Mobile Home, boat, RV, van, etc 310 2%
Total 20,121 100%
Table 27 – Residential Properties by Unit Number
Alternate Data Source Name:
2017-2021 CHAS
Data Source Comments:
Residential Properties by Number of Units
Montebello's housing stock is diverse, with traditional single-family detached homes comprising 49.3% of all units and multifamily housing, defined as buildings with four or more units, making up 28.2%.
Multifamily units vary in size, ranging from small buildings with 3-19 units to medium-sized buildings with 20-49 units, and large developments with 50 or more units, which are primarily located in urban areas. This range of housing types provides options to accommodate various household sizes and preferences, reflecting the city's commitment to meeting diverse housing needs.
Property Type: Small Multifamily Developments (3-19 Units) Small Multifamily Developments (3-19 Units)
Small multifamily developments (3-19 units) are distributed throughout Montebello, with notable concentrations in the southern and western portions of the city. Most census tracts in Montebello report a prevalence of small multifamily buildings above 10%, with many areas exceeding 20% of the housing stock. In contrast, the northern and northeastern parts of the city have significantly lower prevalence, with some areas falling below 5% of the housing stock. This variation underscores the
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localized distribution of smaller multifamily housing options, highlighting specific areas where these developments are more common.
Small Multifamily Developments (3-19 Units) Map
Medium Multifamily Developments (20 - 49 Units)
Medium multifamily developments (20-49 units) are relatively uncommon throughout most of Montebello, with the majority of census tracts reporting less than 3% of housing units in this category.
However, notable concentration exists in specific areas, particularly in the southern and central portions of the city. In these neighborhoods, certain census tracts report that over 9% of housing units are classified as medium multifamily developments, with a few tracts exceeding 12%. This distribution
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underscores the localized presence of mid-sized multifamily housing within Montebello, catering to specific community and housing needs.
Medium Multifamily Developments (20 - 49 Units) Map
Large Multifamily Developments (50 or More Units)
Large multifamily developments with 50 or more units are relatively sparse across most of Montebello, with the majority of census tracts reporting less than 3% of housing units in this category. However, noticeable concentration exists in the central, northern, and western areas of the city. In these regions, several tracts have 12% or more of their housing stock in large multifamily buildings. This distribution
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highlights areas of higher housing density, particularly in the northern and central portions of Montebello, where large apartment complexes and similar housing options are more prevalent.
Large Multifamily Developments (50 or More Units) Map
Unit Size by Tenure
Owners Renters
Number % Number %
No bedroom 124 1% 679 7%
1 bedroom 220 2% 2,445 24%
2 bedrooms 2,014 23% 5,317 51%
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Owners Renters
Number % Number %
3 or more bedrooms 6,517 73% 1,925 19%
Total 8,875 99% 10,366 101%
Table 28 – Unit Size by Tenure
Alternate Data Source Name:
2017-2021 CHAS
Data Source Comments:
Unit Size by Tenure
In Montebello, there is a notable contrast in unit sizes between owner-occupied and rental properties.
Larger units with three or more bedrooms dominate the homeowner market, accounting for approximately 73.4% of owner-occupied units, whereas only 18.6% of rental units fall into this category.
Conversely, smaller units with one bedroom or less are uncommon among homeowner properties, comprising just 3.9%, but are significantly more prevalent in the rental market, where they make up
30.2% of all units. This disparity highlights a concentration of smaller living spaces within Montebello's rental housing market.
Describe the number and targeting (income level/type of family served) of units assisted with federal, state, and local programs.
Montebello does not have traditional public housing but offers several affordable housing developments supported by federal, state, and local programs. These properties target a range of income levels and family types, reflecting the city’s commitment to meeting diverse housing needs. Below is a summary of these developments:
Vista de J.J. Rodriguez:
• Funding Sources: Tax Credit Proceeds, City of Montebello, Los Angeles County Affordable Housing Trust Fund, Infill Infrastructure Grant, San Gabriel Valley Regional Housing Trust, City National Bank
• Number of Affordable Units: 63 units
• Target Population: Families, including permanent supportive housing for survivors of domestic violence
Montebello Affordable Housing Project:
• Funding Sources: State of California Affordable Housing Development under Executive Order N- 06-19
• Number of Affordable Units: 57 units
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• Target Population: Permanent supportive and income-restricted units for families and individuals
Beverly Towers:
• Funding Sources: HUD Section 8 Project-Based Rental Assistance • Number of Affordable Units: 189 units
• Target Population: Seniors
Casa La Merced:
• Funding Sources: HUD Section 8 Project-Based Rental Assistance • Number of Affordable Units: 129 units
• Target Population: Seniors
Greenwood Gardens:
• Funding Sources: HUD Section 8 Project-Based Rental Assistance • Number of Affordable Units: 30 units
• Target Population: Families
These developments highlight Montebello's ongoing efforts to provide stable housing options to seniors, families, and individuals through partnerships and a combination of funding sources.
Additional Program Funding
Community Development Block Grant (CDBG):
• 5-Year Goals: Montebello expects to receive $3,074,625 in CDBG entitlement funds over the next five years, including $614,925 in Year 1. Any unencumbered funds from prior years will be allocated to:
• Public facility improvements (including historical preservation) • Housing Rehabilitation Grants/Loans Program
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HOME Investment Partnerships Program (HOME):
• 5-Year Goals: Montebello expects to receive $1,351,571.65 in HOME entitlement funds over the next five years, including $270,314.33 in Year 1. Funds will support:
• Acquisition
• Homebuyer assistance
• Homeowner rehabilitation
• Multifamily rental new construction and rehabilitation • New construction for ownership
• Tenant-Based Rental
These programs demonstrate Montebello’s proactive approach to addressing housing challenges and improving the quality of life for its residents.
Provide an assessment of units expected to be lost from the affordable housing inventory for any reason, such as expiration of Section 8 contracts.
Montebello currently has three properties under contract with Section 8, all of which are set to expire in 2025. The expiration of these contracts would result in the loss of 348 affordable housing units, which are crucial for meeting the city's housing needs:
• Beverly Towers: 189 units, serving seniors
• Casa La Merced: 129 units, serving seniors
• Greenwood Gardens: 30 units, serving families
The potential loss of these units highlights the urgent need for contract renewals or alternative measures to preserve affordable housing options for Montebello's vulnerable populations, including seniors and low-income families.
Does the availability of housing units meet the needs of the population? Montebello is experiencing a significant shortage of affordable housing, particularly in small to medium- sized units suitable for both growing families and elderly households, as identified in local housing assessments. This shortage is evident in the high rate of cost-burdened households, with many families spending more than 30% of their income on housing. Overcrowding is also a prevalent issue among small family households, highlighting the urgent need for more affordable housing options that can reduce financial strain and better accommodate larger household sizes within the city.
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Describe the need for specific types of housing:
Montebello faces a critical need for specific housing types to address the diverse needs of its residents.
There is a shortage of affordable rental units for low-income households, particularly those earning below 30% of the Area Median Income (AMI). Many of these households are severely cost-burdened and at risk of housing instability. There is also strong demand for small to medium-sized owner-occupied units, which could accommodate growing families seeking homeownership opportunities and elderly residents seeking accessible, downsized living spaces.
The supply of ADA-compliant housing in Montebello is limited, creating challenges for elderly residents and individuals with disabilities who require modifications such as ramps, grab bars, and zero-step entries to maintain independent living. Rising home prices and interest rates further limit homeownership opportunities for middle-income families, emphasizing the need for affordable options like townhomes or small single-family homes.
Additionally, there is a significant need for supportive housing with integrated services, including mental health care and substance abuse counseling, to assist residents with complex needs. Expanding these housing options would help alleviate Montebello’s housing shortages, reduce cost burdens, and support a more stable and inclusive community.
Discussion
See Discussion above.
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MA-15 Housing Market Analysis: Cost of Housing - 91.210(a) Introduction
In this section, the cost of housing for both homeowners and renters in the City of Montebello is described and analyzed. A review is made of the current home values and rents, as well as how those amounts have changed since 2012. Housing affordability, availability, and cost burden are major issues facing the residents of Montebello.
Cost of Housing
Base Year: 2012 Most Recent Year: 2022 % Change
Median Home Value 404,500 628,400 55%
Median Contract Rent 1,046 1,596 53%
Table 29 – Cost of Housing
Alternate Data Source Name:
2018-2022 ACS
Data Source Comments: 2008-2012 ACS (Base Year)
Rent Paid Number %
Less than $500 448 9.0%
$500-999 655 14.5%
$1,000-1,499 2,264 42.0%
$1,500-1,999 3,974 28.7%
$2,000 or more 2,595 5.9%
Total 9,936 100.0%
Table 30 - Rent Paid
Alternate Data Source Name:
2017-2021 CHAS
Data Source Comments:
Housing Costs
Housing costs in Montebello have skyrocketed since 2012, with home prices increasing by 55.4% and rents rising by 52.6%. Currently, 66.1% of renters pay over $1,500 per month, while 22.8% pay between $1,000 and $1,500. These trends highlight growing affordability challenges as housing costs outpace wage growth, underscoring the urgent need for expanded affordable housing options to meet demand.
Median Home Values
The map shows median home values in Montebello, with the highest values, exceeding $700,000, concentrated in the northeast. Nearby, lower-value areas to the south and west have median values below $550,000, highlighting significant disparities within close proximity.
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Median Home Values Map
Median Rent
The following map illustrates median rent by census tract across Montebello, showing a more dispersed pattern compared to home values. The highest rents, exceeding $2,000, are concentrated in the northeastern part of the city, while nearby tracts have significantly lower median rents, with some areas reporting figures below $1,249. This variation highlights notable rental cost disparities within proximity, shaping a diverse and uneven rental landscape that affects affordability.
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Median Rent Map
Housing Affordability
Number of Units affordable to
Households earning
Renter Owner
30% HAMFI 560 No Data
50% HAMFI 2,385 185
80% HAMFI 7,440 499
100% HAMFI No Data 1,187
Total 10,385 1,871
Table 31 – Housing Affordability
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Alternate Data Source Name:
2016-2020 CHAS
Data Source Comments:
Monthly Rent
Monthly Rent ($) Efficiency (no
bedroom)
1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom
Fair Market Rent 1,777 2,006 2,544 3,263 3,600
High HOME Rent 1,559 1,671 2,007 2,310 2,558
Low HOME Rent 1,213 1,300 1,560 1,803 2,011
Table 32 – Monthly Rent
Data Source Comments: Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area
Fair Market Rents (FMRs) are set by HUD and used to determine payment standard amounts for HUD Programs. HUD annually estimates FMRs for the Office of Management and Budget (OMB) defined metropolitan areas, some HUD defined subdivisions of OMB metropolitan areas and each nonmetropolitan county.
HOME Rents Limits are based on FMRs published by HUD. HOME Rent Limits are the maximum amount that may be charged for rent in HOME-assisted rental units and are applicable to new HOME leases.
The City of Montebello is part of the Los Angeles-Long Beach-Glendale, CA HUD Metro Fair Market Rent (FMR) Area. According to HUD's 2024 calculations, the FMRs for this metro area range from $1,777 for an efficiency unit to $3,600 for a four-bedroom unit. According to 2018-2022 ACS data, two-bedroom units are the most occupied rental type in Montebello, with a FMR of $2,544. For a household to afford this rent without being considered cost-burdened (spending over 30% of income on housing costs), an annual income of approximately $101,760 would be required, assuming the household has no other housing expenses.
Is there sufficient housing for households at all income levels? As outlined in NA-10, Montebello faces a shortage of affordable housing, particularly for small to medium-sized homeowner households, which include both growing families and elderly households.
This shortage is evident in the high rate of cost-burdened households.
How is affordability of housing likely to change considering changes to home values and/or rents?
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The current trend of rising housing costs for both renters and homeowners may slow, but it is unlikely to reverse without major shifts in the housing market. To alleviate cost burdens and reduce the risk of homelessness, a significant increase in affordable housing units is essential. Without such efforts, many households will continue to face housing affordability challenges and remain at risk of housing instability.
How do HOME rents / Fair Market Rent compare to Area Median Rent? How might this impact your strategy to produce or preserve affordable housing? In 2022, the median rent in Montebello was $1,596, placing it above the Low HOME Rent Limit and below the Fair Market Rent (FMR) and High HOME Rent Limit for efficiency units. For 1-bedroom and 2- bedroom units, the median rent exceeded the Low HOME Rent Limit but remained below the FMR and High HOME Rent Limit. For larger units, the median rent fell below all specified rent limits, highlighting affordability challenges particularly for smaller units in the city.
Discussion
See Discussion above.
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MA-20 Housing Market Analysis: Condition of Housing – 91.210(a) Introduction
The tables and maps below offer insights into the condition of housing units across Montebello by examining factors such as age, vacancy rates, and the occurrence of housing issues. HUD defines the four housing problems as:
1. Homes lacking complete or adequate kitchen facilities
2. Homes lacking complete or adequate plumbing facilities
3. Overcrowding, meaning there is more than one person per room
4. Households that are cost burdened, spending more than 30% of their income on housing costs.
These factors provide a comprehensive overview of housing quality and affordability challenges throughout the city.
Describe the jurisdiction's definition of "standard condition" and "substandard condition but suitable for rehabilitation":
Standard Condition:
In Montebello, housing classified as being in "standard condition" meets the requirements of the California Building Code (CBC), which incorporates the International Building Code (IBC) as adopted and amended by the state of California. Housing in standard condition is structurally sound, provides safe and adequate shelter, and complies with all applicable buildings, health, and safety regulations. These units are fully habitable, free from significant defects, and meet local and state housing codes.
Substandard Condition but Suitable for Rehabilitation:
Housing classified as "substandard condition but suitable for rehabilitation" fails to meet minimum safety and habitability standards but is considered repairable with reasonable investments. This classification is consistent with the definitions provided in the California Health and Safety Code and federal standards under 24 CFR § 5.425. Substandard housing may exhibit issues such as dilapidation, lack of essential utilities or plumbing, inadequate electrical systems, structural defects, or formal declarations of being unfit for habitation by a government agency. Properties within this classification can be restored to meet code requirements without excessive reconstruction, making them viable for rehabilitation.
By aligning with both state and federal guidelines, Montebello prioritizes the rehabilitation of substandard housing to preserve its affordable housing stock while ensuring safe, habitable environments for its residents.
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Condition of Units
Condition of Units Owner-Occupied Renter-Occupied
Number % Number %
With one selected Condition 2,716 31% 5,557 54%
With two selected Conditions 139 2% 872 8%
With three selected Conditions 40 0% 43 0%
With four selected Conditions 0 0% 18 0%
No selected Conditions 5,980 67% 3,876 37%
Total 8,875 100% 10,366 99%
Table 33 - Condition of Units
Alternate Data Source Name:
2017-2021 CHAS
Data Source Comments:
Housing Conditions
The table above highlights the number of owner and renter households in Montebello that face at least one housing problem. Renters are significantly more likely to experience housing problems, with approximately 62.6% of renters affected, compared to only 32.6% of homeowners. Very few households face multiple housing issues, and based on data presented in the Needs Assessment, it is clear that the most common housing problem is cost burden. This indicates that many households are struggling to afford their housing costs, which remains a critical issue for the city.
Year Unit Built
Year Unit Built Owner-Occupied Renter-Occupied
Number % Number %
2000 or later 334 4% 429 4%
1980-1999 745 8% 1,885 18%
1950-1979 5,116 58% 6,456 62%
Before 1950 2,680 30% 1,596 15%
Total 8,875 100% 10,366 99%
Table 34 – Year Unit Built
Alternate Data Source Name:
2017-2021 CHAS
Data Source Comments:
Year Unit Built
In Montebello, a considerable portion of the housing stock was built before 1980, making these units at risk for lead-based paint hazards, as lead paint was widely used before its ban in 1978. Approximately
87.8% of owner-occupied units and 77.7% of renter-occupied units fall into this category, exposing an
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estimated 15,848 households to possible lead-based paint exposure. This poses a public health concern, especially for families with young children, emphasizing the need for targeted mitigation efforts in older homes to reduce exposure risks.
Age of Housing
The map below illustrates the widespread presence of older housing units across Montebello, with homes built before 1980 dominating the city’s housing stock. In most neighborhoods, more than 70% of the housing stock was constructed prior to 1980, with certain areas exhibiting over 90% of units built before that year. This trend underscores significant challenges related to aging housing infrastructure, including the need for ongoing maintenance and upgrades to ensure safety, energy efficiency, and compliance with modern building standards.
Older homes are more likely to face issues such as outdated electrical systems, inefficient plumbing, and potential environmental hazards like lead-based paint or asbestos. Additionally, these properties may lack modern accessibility features, creating challenges for elderly residents or individuals with disabilities. Addressing these concerns through targeted rehabilitation efforts and funding programs is essential to preserving Montebello's aging housing stock while improving the quality of life for its residents. This also highlights the importance of leveraging federal, state, and local resources to support maintenance, repairs, and upgrades to sustain safe and habitable housing across the city.
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Housing Built Before 1980 Map
Risk of Lead-Based Paint Hazard
Risk of Lead-Based Paint Hazard Owner-Occupied Renter-Occupied Number % Number %
Total Number of Units Built Before 1980 7,796 88% 8,052 78% Housing Units build before 1980 with children present 624 7% 1,874 18% Table 35 – Risk of Lead-Based Paint
Alternate Data Source Name:
2017-2021 CHAS
Data Source Comments: (Total Units) and (Units with children present)
Lead-Based Paint Hazard
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As mentioned previously, any housing unit built prior to 1980 may contain lead-based paint in portions of the home. The most common locations are window and door frames, walls, and ceilings, and in some cases throughout the entire home. Thus, it is generally accepted that these homes at least have a risk of lead-based paint hazards and should be tested in accordance with HUD standards. Within the City there are approximately 15,858 total units built prior to 1980 according to 2018-2022 ACS Data. Based on the 2017-2021 CHAS data, we can estimate that there are around 2,500 units at risk of having a Lead-Based Paint Hazard that have children under the age of 6 present.
Vacant Units
Suitable for
Rehabilitation
Not Suitable for
Rehabilitation
Total
Vacant Units 880 0 880
Abandoned Vacant Units 0 0 0
REO Properties 0 0 0
Abandoned REO Properties 0 0 0
Table 36 - Vacant Units
Alternate Data Source Name:
2018-2022 ACS
Data Source Comments:
Vacancy Rate
The map illustrates average housing vacancy rates across Montebello, highlighting notable regional differences. Some western tracts of the city exhibit significantly higher vacancy rates, with some neighborhoods exceeding 10%. In contrast, the northern and southern areas maintain much lower vacancy rates, with most tracts below 4%. This disparity reflects variations in housing demand and occupancy patterns, with stronger demand and occupancy levels observed in the southern regions.
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Vacancy Rate Map
Need for Owner and Rental Rehabilitation
The City of Montebello has a growing need for housing rehabilitation due to the prevalence of aging housing units. As these homes continue to age, maintaining safe and secure housing becomes increasingly important, particularly for low-income households residing in older properties. Financial constraints often prevent these residents from making essential repairs, leading to potential safety hazards and deteriorating living conditions. Addressing this need is essential for preserving the housing stock and ensuring long-term livability for residents.
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Estimated Number of Housing Units Occupied by Low- or Moderate-Income Families with LBP Hazards
Housing units built before 1980 in Montebello may contain lead-based paint (LBP) in areas such as window and door frames, walls, ceilings, or even throughout the entire structure. These homes are considered at risk for LBP hazards and should be tested according to HUD standards. As indicated by the Age of Housing table and maps, 88% of owner-occupied and 78% of renter-occupied units in Montebello were built before 1980. Given the potential risks, it is safest to assume that all homes with LBP hazards are occupied by low- and moderate-income (LMI) households, affecting approximately 2,103 units. This underscores the need for targeted interventions to mitigate potential health risks for these residents, particularly vulnerable populations.
Discussion
See Discussion Above.
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MA-25 Public and Assisted Housing – 91.210(b)
Introduction
There are no public housing units in the City, and the City does not operate a housing authority. Instead, public housing assistance for the City comes from Housing Choice Vouchers and other forms of support offered by the LACDA.
Totals Number of Units
Program Type
Certificate Mod-Rehab Public
Housing
Vouchers
Total Project -based Tenant -based
Special Purpose Voucher
Veterans
Affairs
Supportive
Housing
Family
Unification
Program
Disabled
*
# of units vouchers
available 0 0 0 0 0 0 0 0 0
# of accessible units
*includes Non-Elderly Disabled, Mainstream One-Year, Mainstream Five-year, and Nursing Home Transition Table 37 – Total Number of Units by Program Type
Alternate Data Source Name:
Housing Choice Voucher Data Dashboard 2024 (CA002)
Data Source Comments:
As previously stated, the city does not function as a public housing authority and does not oversee public housing units. The LACDA office supports the city of Montebello by offering Housing Vouchers to eligible residents of Montebello. Accordingly, the following outlines the housing vouchers that are administered in the city of Montebello by LACDA:
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LACDA City of Montebello Data as of 1/22/2025
Describe the supply of public housing developments:
Describe the number and physical condition of public housing units in the jurisdiction, including those that are participating in an approved Public Housing Agency Plan:
The City does not own or operate any public housing developments within the jurisdiction.
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Public Housing Condition
Public Housing Development Average Inspection Score
Table 38 - Public Housing Condition
Describe the restoration and revitalization needs of public housing units in the jurisdiction:
The City does not own or operate any public housing developments within the jurisdiction.
Describe the public housing agency's strategy for improving the living environment of low- and moderate-income families residing in public housing:
The City of Montebello, in collaboration with local housing agencies, has implemented several strategies to enhance the living environment for low- and moderate-income families residing in assisted affordable housing. Key initiatives include:
1. Affordable Housing Development: The city has partnered with organizations like the Cesar Chavez Foundation to develop new affordable housing projects. A notable example is the Vista de J.J. Rodriguez development, a $46.7 million project that broke ground in June 2023. This four- story building will offer 63 units for families, including permanent supportive housing for survivors of domestic violence. Amenities include a learning center, playground, and multi-use community space, aiming to provide a supportive and enriching environment for residents.
2. Community Development Block Grant (CDBG) and HOME Programs: Montebello utilizes federal funding through the CDBG and HOME programs to support housing initiatives. These funds are allocated for residential rehabilitation opportunities, community housing resources, and economic development projects. The city's Housing Division is dedicated to providing affordable housing support, resources, and opportunities to improve the quality of life for its residents.
3. Fair Housing Workshops: To educate and empower residents, the city organizes workshops focusing on fair housing laws, disability accommodations, protections for families with children, eviction processes, rent increases, and updates on new laws. For instance, a workshop was scheduled for November 21, 2024, at the Montebello Senior Center, demonstrating the city's commitment to informing residents about their rights and available resources.
4. Permanent Local Housing Allocation (PLHA) Plan: Under Senate Bill 2, Montebello is eligible for up to $1,900,548 over a five-year period to support housing-related projects. The PLHA funding aims to increase the supply of affordable housing units, assist persons experiencing or at risk of homelessness, and facilitate housing rehabilitation, thereby improving living conditions for low- and moderate-income families.
Through these comprehensive strategies, Montebello strives to create a supportive and improved living environment for its low- and moderate-income residents, addressing both immediate housing needs and long-term community development goals.
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Discussion:
See Discussion Above.
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MA-30 Homeless Facilities and Services – 91.210(c)
Introduction
The needs of the homeless and how the City responds to those needs are identified and discussed in this section. Numerous organizations citywide (Montebello) provide facilities, shelters, counseling services, food and nutrition and healthcare services to persons who are experiencing homelessness or at-risk of experiencing homelessness. The table below provides the number of Emergency Shelter (ES), Transitional Housing (TH), and Permanent Supportive Housing (PSH) beds available throughout the Los Angeles City and County Continuum of Care (CoC). In Service Planning Area 7, which includes Montebello, there are 1,659 ES beds, 290 TH Beds, 30 Safe Haven beds, and 1,134 PSH beds.
Facilities and Housing Targeted to Homeless Households
Emergency Shelter Beds Transitional
Housing Beds
Permanent Supportive Housing
Beds
Year Round Beds
(Current & New)
Voucher /
Seasonal /
Overflow Beds
Current & New Current & New Under
Development
Households with Adult(s) and
Child(ren) 4 535 6 692 0
Households with Only Adults 1,101 19 284 442 156
Chronically Homeless Households 0 0 0 55 0
Veterans 0 0 177 54 26
Unaccompanied Youth 0 0 38 26 0
Table 39 - Facilities and Housing Targeted to Homeless Households Alternate Data Source Name:
CoC: CA-600 Los Angeles City and County CoC
Data Source Comments: 2024 HUD Los Angeles City and County CoC Housing Inventory Count (HIC) Report SPA 7
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Describe mainstream services, such as health, mental health, and employment services to the extent those services are use to complement services targeted to homeless persons In Montebello, various organizations and programs provide mainstream services across multiple sectors to support the needs of the community, including individuals experiencing homelessness. Below is a categorized list of these services:
Health Services
These organizations provide medical care, preventive services, and health education to promote physical well-being.
• Montebello Community Assistance Program (MCAP): Offers case management and connections to medical care for individuals with complex health needs. • Los Angeles County Department of Health Services: Provides general medical services to low- income individuals through affiliated health centers.
Mental Health Services
These agencies offer counseling, psychiatric care, and support for individuals facing mental health challenges.
• Montebello Mental Health Evaluation Team (MMHET): Provides mental health intervention and case management for individuals experiencing mental illness. • Pacific Clinics: Offers behavioral health and wellness programs, including support for mental health and substance use issues.
Employment Services
These organizations assist individuals in job placement, career development, and workforce readiness. • Goodwill Southern California Employment Services: Provides job training and placement support for low-income and unemployed individuals.
• Montebello Employment Development Department (EDD): Assists residents in accessing job opportunities and career resources.
Food Services
These entities provide food assistance, meal programs, and nutrition education to combat hunger. • Heart of Compassion (HOC): Distributes food and essential resources to individuals and families in need.
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• Los Angeles Regional Food Bank: Partners with local organizations to provide food assistance in Montebello.
Transportation Services
These services offer mobility solutions, including public transit and specialized transportation for those in need.
• Montebello Bus Lines: Provides affordable and accessible public transportation throughout the city and surrounding areas.
• Dial-A-Ride Services: Offers transportation for elderly and disabled residents unable to use traditional transit.
Education Services
These institutions provide educational programs, literacy initiatives, and learning resources for all ages. • Montebello Unified School District (MUSD): Offers educational resources and support programs for students in the city.
• Montebello Public Library: Provides access to literacy initiatives, digital resources, and community learning programs.
These organizations collectively contribute to the well-being of Montebello residents by addressing essential health, mental health, employment, food, transportation, and educational needs, while complementing services targeted to homeless individuals.
List and describe services and facilities that meet the needs of homeless persons, particularly chronically homeless individuals and families, families with children, veterans and their families, and unaccompanied youth. If the services and facilities are listed on screen SP-40 Institutional Delivery Structure or screen MA-35 Special Needs Facilities and Services, describe how these facilities and services specifically address the needs of these populations.
In Montebello, several organizations and programs provide services and facilities to address the needs of homeless individuals and families, including chronically homeless persons, families with children, veterans and their families, and unaccompanied youth. Below is a categorized list of these services:
Emergency Shelters and Transitional Housing
• Heart of Compassion Men's Recovery Home: Offers a 12-month sober living program for men, providing shelter, community service opportunities, and support services aimed at recovery and reintegration.
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• Operation Stay Safe Tiny Homes: Opened in May 2022, this facility provides 30 tiny home units with a local preference for Montebello community members experiencing homelessness.
Amenities include on-site supportive services, daily meals, case management, and 24/7 security.
Supportive Services
• Montebello Community Assistance Program (MCAP): A field-based outreach program serving individuals with complex medical conditions, homelessness, and behavioral health issues. MCAP provides intensive case management, connecting participants with services such as mental health care referrals and housing assistance.
• Montebello Mental Health Evaluation Team (MMHET): Comprises a police officer and a licensed mental health clinician from the Los Angeles County Department of Mental Health.
They offer intervention and case management services to individuals with mental illness, assisting in placing persons into facilities that can provide necessary mental health services or community resources.
Food and Basic Needs Assistance
• Heart of Compassion (HOC) Distribution: Founded in 1993, HOC is a food bank and social service organization located at 600 S. Maple Avenue, Montebello, CA 90640. HOC works to alleviate hunger and food insecurities, providing essential resources to those in need.
Health and Mental Health Services
• Pacific Clinics: Offers behavioral health, unhoused support services, social services, substance use treatment, and wellness programs for children, youth, adults, and families throughout California. Their comprehensive services address mental health and substance use issues, which are often underlying factors contributing to homelessness.
These organizations and programs collectively contribute to addressing the needs of homeless individuals and families in Montebello, providing essential services and facilities to support their well- being and transition towards stable housing.
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MA-35 Special Needs Facilities and Services – 91.210(d) Introduction
Montebello is dedicated to addressing the housing and supportive service needs of its most vulnerable populations, including the elderly and frail elderly, individuals with mental, physical, and developmental disabilities, persons recovering from substance use disorders, individuals living with HIV/AIDS and their families, and unaccompanied youth. The city recognizes the unique challenges these groups face, from securing affordable and accessible housing to accessing essential health and support services and focuses on creating solutions tailored to their diverse needs.
For elderly residents, the city prioritizes affordable housing options that offer proximity to healthcare and daily living assistance to maintain their independence. Persons with disabilities require accessible housing, transportation, and supportive services to enable stable and self-sufficient lives. Individuals recovering from substance use disorders benefit from housing that supports a structured and substance- free environment alongside access to counseling and employment resources. Those living with HIV/AIDS face the dual challenges of managing health and securing stable housing, necessitating integrated healthcare and supportive housing solutions. Unaccompanied youth often need transitional housing paired with educational resources and life skills training to achieve independence and stability.
Montebello also addresses the needs of individuals transitioning from institutional care, ensuring they receive appropriate supportive housing and access to the services needed for successful community reintegration. The city focuses on coordinating resources to provide stable housing, behavioral support, healthcare, and case management, aligning with best practices for long-term stability.
The city’s strategy will continue to emphasize expanding affordable housing options, rehabilitating older housing stock, and improving public facilities to ensure accessibility for all residents. Additionally, Montebello aims to meet the needs of special populations by funding programs that provide supportive services, ensuring they have access to resources that promote stability, health, and well-being. These efforts reflect the city’s commitment to fostering an inclusive and supportive community for all its residents.
Including the elderly, frail elderly, persons with disabilities (mental, physical, developmental), persons with alcohol or other drug addictions, persons with HIV/AIDS and their families, public housing residents and any other categories the jurisdiction may specify, and describe their supportive housing needs
Elderly: In Montebello, housing options for elderly residents include independent living, assisted living, nursing homes, and adult day care centers. Key considerations for elderly housing include affordability, proximity to healthcare services, and ease of maintenance. As seniors face increased health concerns with age, access to healthcare, assistance with daily activities (like meal preparation, shopping, and
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housekeeping), and transportation is essential to maintaining their independence and quality of life.
Safety is a significant concern, especially for elderly individuals living alone, and housing modifications, such as accessibility features, may be required to accommodate common aging-related disabilities.
Persons with Disabilities (Mental, Physical, Developmental): Montebello's population includes individuals with a range of disabilities, each requiring specific support levels to maintain a stable living environment. Many individuals with disabilities face limited income, restricting their housing options to affordable or subsidized units. Independent individuals often benefit from accessible subsidized housing, while those needing more intensive support might reside in publicly funded community homes or private care facilities. Key supportive needs include accessible transportation, case management, and assistance with daily living activities, which together help residents maintain their independence and improve their quality of life.
Persons with Alcohol or Drug Addictions: For individuals facing substance abuse challenges, supportive housing options are available, including sober living environments designed to provide a structured, substance-free setting crucial for recovery. Stable housing is often combined with employment support services, as a reliable income can contribute significantly to long-term sobriety. Additionally, close proximity to healthcare facilities ensures access to essential medical and psychological support.
Connections to family and social networks can also provide necessary emotional support, helping to reduce relapse rates and promote recovery.
Persons with HIV/AIDS and Their Families: In Montebello, the need for stable, affordable housing for individuals living with HIV/AIDS is growing, as housing security significantly impacts health outcomes.
Supportive housing that combines affordable living with healthcare access is vital, especially for those unable to afford market-rate housing. Additionally, housing must be designed to meet the healthcare needs of aging residents. Comprehensive community services are equally critical. These should include culturally competent healthcare, mental health support, substance use services, and case management to help individuals effectively manage their condition and provide targeted support to high-risk groups.
Unaccompanied Youth: Social service agencies offer emergency shelter and transitional housing for unaccompanied youth, paired with essential services such as education, job training, and counseling. To successfully transition to independent adulthood, many youth also require life skills training in areas like financial literacy, employment readiness, and health education. Supportive housing that integrates these educational and social services is critical for fostering stability and helping unaccompanied youth avoid long-term homelessness.
These supportive housing options aim to provide stable, accessible, and affordable environments that meet the unique needs of Montebello’s most vulnerable residents, enhancing their ability to lead independent and healthy lives.
Describe programs for ensuring that persons returning from mental and physical health institutions receive appropriate supportive housing
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Montebello has several programs and services that are designed to support individuals transitioning from mental and physical health institutions to community living, ensuring they receive appropriate supportive housing and related services.
1. Montebello Community Assistance Program (MCAP): MCAP is a field-based outreach initiative serving individuals with complex medical conditions, homelessness, and behavioral health issues. It provides intensive case management, connecting participants with services such as mental health care referrals and housing assistance.
This program plays a crucial role in facilitating the transition from institutional care to community-based supportive housing.
2. Montebello Mental Health Evaluation Team (MMHET): MMHET comprises a police officer and a licensed mental health clinician from the Los Angeles County Department of Mental Health. They offer intervention and case management services to individuals with mental illness, assisting in placing persons into facilities that can provide necessary mental health services or community resources. This team ensures that individuals discharged from mental health institutions receive appropriate housing and support.
3. Pacific Clinics: Pacific Clinics offers behavioral health, unhoused support services, social services, substance use treatment, and wellness programs for children, youth, adults, and families throughout California. Their comprehensive services address mental health and substance use issues, which are often underlying factors contributing to homelessness. By providing these services, Pacific Clinics complements housing initiatives and supports individuals in achieving long-term stability.
These programs collectively contribute to a coordinated approach in Montebello, ensuring that individuals existing mental and physical health institutions receive the necessary support and housing to facilitate their successful reintegration into the community.
Specify the activities that the jurisdiction plans to undertake during the next year to address the housing and supportive services needs identified in accordance with 91.215(e) with respect to persons who are not homeless but have other special needs. Link to one-year goals. 91.315(e)
In the upcoming year, the City of Montebello plans to implement several activities to address the housing and supportive service needs of non-homeless individuals with special needs, including the elderly, persons with disabilities, and low-income families. These initiatives are outlined in the city's Annual Action Plan for Program Year 2025 in the AP-35.
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For entitlement/consortia grantees: Specify the activities that the jurisdiction plans to undertake during the next year to address the housing and supportive services needs identified in accordance with 91.215(e) with respect to persons who are not homeless but have other special needs. Link to one-year goals. (91.220(2)) Approximately 50% of the City’s allocation for the Community Development Block Grant (CDBG) for the period of 2025-2029 will be dedicated to initiatives that support services for populations with special needs (please refer to AP-35 for a detailed list of specific activities). The City plans to fund public services aimed at promoting fair housing and to undertake improvements to public facilities.
In collaboration with the Continuum of Care (CoC) and the Los Angeles Homeless Services Authority (LAHSA), the City provides support for various homeless shelters and associated public services that offer food, shelter, clothing, and counseling within a 1 to 7-mile radius from the city. These services include the Salvation Army-Bell Shelter, Family Promise of San Gabriel Valley, Dolores Mission Church, Volunteers of America Los Angeles, Emmanuel Baptist Rescue Mission, East San Gabriel Valley Coalition for the Homeless, Whittier First Day, People Assisting the Homeless (PATH), The Whole Child, and Jovenes, Inc.
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MA-40 Barriers to Affordable Housing – 91.210(e)
Negative Effects of Public Policies on Affordable Housing and Residential Investment The City of Montebello faces several barriers to the development, maintenance, and availability of affordable housing. These barriers include regulatory constraints, market conditions, financial limitations, and community opposition. The challenges, as outlined in recent reports and analyses, include the following:
• High Demand of affordable housing and/or homebuyer assistance (Housing) • Necessary Owner/renter housing rehabilitation (Safe, decent, affordable housing and energy efficient)
• Promoting fair housing awareness
• Urgency for Public services (employment training, homeless, elderly, crime, park and recreation programs, etc.)
• Necessary Economic development (Commercial Facade, Workforce Development, etc.) • Required Public facilities and infrastructure improvements (Street Improvements, Additional Street Lighting, and Historic Preservation)
• Need for Removal of slum and blight (Graffiti Removal) • Land Use and Zoning Regulation Restrictions
• High Cost of Land and Construction
• Limited Availability of Funding for Housing Development • Opposition to Affordable Housing
• Infrastructure and Environmental Constraints
• Economic Challenges and Wage Disparities
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MA-45 Non-Housing Community Development Assets – 91.215 (f) Introduction
This section provides an overview of Montebello's economic development, with a focus on key areas such as business sector employment, unemployment rates, commuting times, and education levels. The accompanying table outlines employment distribution across the city's business sectors. Additionally, the analysis delves into trends in unemployment, average commuting times for workers, and educational attainment, all of which play significant roles in shaping Montebello's economic landscape and future growth.
Economic Development Market Analysis
Business Activity
Business by Sector Number of
Workers
Number of Jobs Share of Workers
%
Share of Jobs
%
Jobs less workers
%
Agriculture, Mining, Oil & Gas Extraction 141 30 0 0 0
Arts, Entertainment, Accommodations 3,195 2,046 10 9 -1 Construction 1,817 398 6 2 -4
Education and Health Care Services 6,871 6,251 22 28 6
Finance, Insurance, and Real Estate 1,670 752 5 3 -2
Information 407 51 1 0 -1
Manufacturing 2,968 2,679 10 12 2
Other Services 2,081 691 7 3 -4
Professional, Scientific, Management Services 2,825 2,523 9 11 2 Public Administration 1,149 581 4 3 -1
Retail Trade 3,678 3,691 12 16 4
Transportation and Warehousing 2,675 1,315 9 6 -3
Wholesale Trade 1,279 1,523 4 7 3
Total 30,756 22,531 -- -- --
Table 40 - Business Activity
Alternate Data Source Name:
2018-2022 ACS (Workers), 2021 Longitudinal Employ
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Data Source Comments: 2018-2022 ACS (Workers), 2021 Longitudinal Employer-Household Dynamic (Jobs)
The above table highlights the distribution of workers and jobs across various sectors in Montebello. The city faces a significant job shortage relative to its local workforce, with 30,756 residents in the workforce compared to only 22,531 available jobs. This gap suggests that many residents likely commute outside the city for employment due to insufficient local opportunities. The Construction sector shows the largest disparity, with 1,419 more workers than jobs, followed closely by the "Other Services" sector and Transportation and Warehousing. Conversely, the Wholesale Trade sector is an exception, with 244 more jobs than local workers, indicating a slight surplus in this area. This highlights the need for a balanced approach to workforce development and job creation, ensuring that local employment opportunities match the skills and availability of Montebello’s residents.
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Labor Force
Total Population in the Civilian Labor Force 32,167
Civilian Employed Population 16 years and over 29,987
Unemployment Rate 5.10
Unemployment Rate for Ages 16-24 7.40
Unemployment Rate for Ages 25-65 4.30
Table 41 - Labor Force
Alternate Data Source Name:
2018-2022 ACS
Data Source Comments:
Unemployment
There are several methods for measuring unemployment, each with distinct advantages and limitations.
The U.S. Census collects annual unemployment data by census tract, enabling geographic comparisons of unemployment rates across smaller areas. However, this data is typically two or more years old, making it less useful for real-time analysis. In contrast, the Bureau of Labor Statistics (BLS) provides monthly unemployment data, which is more current but only available at the citywide level, limiting its ability to reflect localized trends within specific neighborhoods or tracts. This section will analyze both sources to provide a comprehensive understanding of unemployment trends in Montebello.
Table 1 -Unemployment Rate in 2023, BLS-Montebello, CA
In 2023, Montebello's unemployment rate fluctuated throughout the year. The year began with an unemployment rate of 5.0% in January, which gradually declined to 4.5% in April. This was followed by an upward trend, peaking at 5.6% in August. After the peak, unemployment rates steadily decreased, ending the year at 4.9% in December. These trends highlight seasonal and economic factors impacting employment levels within Montebello throughout 2023.
Unemployment Rate
The following map illustrates unemployment rates across Montebello, highlighting variations at the census tract level. Most areas in the city report low unemployment rates, with the majority of tracts showing rates below 5%. However, a few tracts, particularly in central Montebello, exhibit significantly higher unemployment rates, with some areas exceeding 10% and one tract surpassing 20%. These localized disparities emphasize the need for targeted economic and employment initiatives in specific parts of the city to address concentrated unemployment challenges.
Occupations by Sector Number of People
Management, business and financial 9,450
Farming, fisheries and forestry occupations 101
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Occupations by Sector Number of People
Service 5,244
Sales and office 6,934
Construction, extraction, maintenance and
repair 2,627
Production, transportation and material moving 5,631
Table 42 – Occupations by Sector
Alternate Data Source Name:
2018-2022 ACS
Data Source Comments:
Occupations by Sector
The "Occupations by Sector" table illustrates the distribution of job types across various industries in Montebello, differing from a previous table that focused on the distribution of jobs within specific sectors. For instance, managerial positions, whether in corporate offices or retail, are classified under "Management, Business, and Financial" in this table but would be categorized by industry in the earlier table.
In Montebello, the largest occupational group is the Management, Business, and financial sector, with 9,450 jobs. The second largest group is the Sales and Office sector, comprising almost 7,000 jobs. These sectors encompass vital roles such as financial analysts, retail workers, administrative staff, and customer service representatives, emphasizing the importance of professional and office-related occupations in the city's workforce.
Travel Time
Travel Time Number Percentage
< 30 Minutes 12,929 48%
30-59 Minutes 10,154 38%
60 or More Minutes 3,825 14%
Total 26,908 100%
Table 43 - Travel Time
Alternate Data Source Name:
2018-2022 ACS
Data Source Comments:
Commute Travel Time
In Montebello, most residents experience short to medium commutes. Approximately 48.0% of commuters, or 12,929 individuals, travel less than 30 minutes each way to work. Additionally, 37.7%, or 10,154 people, commute between 30 and 59 minutes. In contrast, only 14.2%, or 3,825 commuters, face
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longer commutes of 60 minutes or more. This data highlights that the majority of Montebello's workforce enjoys relatively short travel times to their places of employment.
Education:
Educational Attainment by Employment Status (Population 16 and Older) Educational Attainment In Labor Force
Civilian Employed Unemployed Not in Labor Force
Less than high school graduate 4,858 278 2,257
High school graduate (includes
equivalency) 6,378 333 1,907
Some college or Associate's degree 7,145 517 1,833
Bachelor's degree or higher 6,192 248 1,114
Table 44 - Educational Attainment by Employment Status
Alternate Data Source Name:
2018-2022 ACS
Data Source Comments:
The table above details educational attainment by employment status for persons 16 years of age and older within the City. Unemployment is lower and labor force participation is generally higher for residents who have achieved a higher level of educational attainment.
Educational Attainment by Age
Age
18–24 yrs 25–34 yrs 35–44 yrs 45–65 yrs 65+ yrs
Less than 9th grade 75 324 628 2,252 2,362
9th to 12th grade, no diploma 548 609 1,069 2,423 1,555 High school graduate, GED, or
alternative 1,983 2,757 2,001 3,792 2,427
Some college, no degree 2,381 2,470 1,543 2,910 1,821
Associate's degree 224 965 557 956 624
Bachelor's degree 418 2,259 1,227 1,743 1,283
Graduate or professional degree 67 684 580 1,031 542
Table 45 - Educational Attainment by Age
Alternate Data Source Name:
2018-2022 ACS
Data Source Comments:
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Educational Attainment by Age
The table above illustrates educational attainment by age for individuals 18 years and older in Montebello. Education levels show notable variation across age groups, with one consistent pattern: a below 9th-grade level of education is significantly more prevalent among older residents compared to younger age groups. This trend underscores generational differences in access to and attainment of formal education within the city.
Educational Attainment – Median Earnings in the Past 12 Months Educational Attainment Median Earnings in the Past 12 Months Less than high school graduate 30,014
High school graduate (includes equivalency) 32,967
Some college or Associate's degree 41,090
Bachelor's degree 56,063
Graduate or professional degree 84,494
Table 46 – Median Earnings in the Past 12 Months
Alternate Data Source Name:
2018-2022 ACS
Data Source Comments:
Median Earnings by Educational Attainment
Educational attainment plays a critical role in determining earning potential and financial stability in Montebello. Individuals with higher levels of education consistently earn significantly more than those with lower educational attainment. For example, a person with a bachelor’s degree typically earns approximately 85% more than someone without a high school diploma. Similarly, individuals with a graduate or professional degree earn more than twice the income of those with only a high school education.
This disparity is even more pronounced over a lifetime. A person with a bachelor’s degree working from age 23 to 62 can expect to earn around $2.2 million, compared to $1.3 million for someone with a high school diploma working from age 18 to 62 resulting in an earnings difference of approximately $900,000. This gap significantly impacts wealth accumulation, as higher earnings often translate to increased opportunities for homeownership, investments, and retirement savings, further solidifying financial security for those with higher education levels.
Based on the Business Activity table above, what are the major employment sectors within your jurisdiction?
In Montebello, the Education and Health Care Services sector is a significant contributor to the local economy, with 6,251 jobs available, which is slightly lower than the number of workers in this sector.
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This represents 28% of all jobs in the city, highlighting the sector's vital role in providing stable employment and addressing community needs. The sector encompasses a variety of roles, ranging from healthcare services to educational positions, supporting the well-being of residents while bolstering the city's economic stability.
Describe the workforce and infrastructure needs of the business community:
The business community in Montebello has identified several key workforce and infrastructure needs to support economic growth and competitiveness through ongoing engagement between the city and the business community, including feedback collected via the Economic Development Division and the Montebello Chamber of Commerce. Regular consultations and surveys have highlighted the necessity for skilled labor and infrastructure enhancements to support business growth and operational efficiency.
Workforce Needs:
• Skilled Labor Availability: Businesses require a workforce proficient in technical skills, particularly in sectors like manufacturing and healthcare. The City of Montebello's Economic Development Division collaborates with local educational institutions to align training programs with industry demands, ensuring a pipeline of qualified workers. • Workforce Development Programs: There is a need for initiatives that enhance employee skills and adaptability. The city partners with organizations such as the East L.A./West San Gabriel Valley America's Job Center of California (AJCC) to provide resources and training opportunities for both job seekers and employers.
Infrastructure Needs:
• Transportation and Accessibility: Efficient transportation networks are crucial for business operations. The city's Public Works Department is responsible for maintaining and improving infrastructure, including streets and traffic signals, to facilitate smooth logistics and commuter access.
• Modernized Facilities: Upgrading commercial and industrial facilities is essential to meet contemporary business requirements. The Economic Development Division assists businesses in navigating development processes and accessing resources for facility improvements.
By addressing these workforce and infrastructure needs, Montebello aims to create a conducive environment for business development and economic prosperity.
Describe any major changes that may have an economic impact, such as planned local or regional public or private sector investments or initiatives that have affected or may affect job and business growth opportunities during the planning period. Describe any needs for workforce development, business support or infrastructure these changes may create.
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Montebello is undergoing significant economic development over the next five years due to major public and private sector investments and initiatives. These changes are expected to impact job growth, business opportunities, and infrastructure needs within the city.
1. Eastside Transit Corridor Phase 2 Extension
The Los Angeles County Metropolitan Transportation Authority (Metro) is advancing the Eastside Transit Corridor Phase 2 project, which involves extending the E Line light rail through Montebello. This project aims to improve regional connectivity and stimulate local economic development by attracting businesses and increasing property values. Enhanced transit access is anticipated to create jobs and expand opportunities for residents and businesses throughout Montebello.
2. BLVD MRKT Development
The BLVD MRKT project, highlighted by California FreshWorks in 2023, is a community-focused initiative revitalizing downtown Montebello by providing a platform for local food vendors and entrepreneurs.
This project supports cultural heritage and small business growth, fostering economic activity through job creation and increased visitor engagement. It serves as a model for urban development tailored to local needs.
3. Affordable Housing Projects
In 2023, The Cesar Chavez Foundation announced the development of a 132-unit affordable housing complex on Whittier Boulevard. According to The Real Deal, this project addresses critical housing shortages while supporting local economic stability by offering affordable living options for the workforce. This development is expected to strengthen Montebello’s appeal as a place to live and work.
Emerging Needs
Workforce Development
Montebello faces an increased demand for workforce training programs to prepare residents for new opportunities in expanding industries. According to Montebello's Economic Development Division, collaborations with educational institutions and agencies like the East Los Angeles Workforce Development Board are vital for equipping residents with skills for sectors such as transit, hospitality, and retail.
Business Support
The Montebello Chamber of Commerce identified the need for enhanced small business support, including access to capital, mentorship programs, and marketing resources. As new developments like BLVD MRKT and expanded transit options take shape, small businesses will require these services to capitalize on growth opportunities.
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Infrastructure Development
Montebello's Public Works Department highlighted the importance of updating transportation networks and utility systems to accommodate anticipated growth. With projects like the Eastside Transit Corridor Phase 2 extension, improvements in roads, traffic management, and public amenities are essential to support a growing population and business base.
Montebello’s strategic investments and initiatives provide opportunities to address workforce, business, and infrastructure needs, fostering a sustainable and vibrant economic future.
How do the skills and education of the current workforce correspond to employment opportunities in the jurisdiction?
In Montebello, the skills and education of the workforce align well with employment opportunities in sectors like retail trade and manufacturing, which together employ a significant portion of the population. These industries typically require lower educational attainment, making them accessible to the many residents whose highest level of education is a high school diploma or less. For example, manufacturing accounts for 12% of local jobs and offers positions well-suited for individuals with mid- level skills or vocational training. Likewise, the retail trade sector, comprising 16% of jobs, provides accessible employment opportunities for those without advanced degrees.
However, there are notable gaps between the workforce’s education levels and opportunities in higher- skill sectors like professional, scientific, and management services, and healthcare, which often require bachelor’s degrees or specialized certifications. While 28% of jobs are in the education and healthcare sector, access to these roles may be limited for residents with lower educational attainment. Addressing these disparities through workforce development programs and increased access to higher education will be critical in improving alignment between workforce skills and employment opportunities in Montebello.
Describe any current workforce training initiatives, including those supported by Workforce Investment Boards, community colleges and other organizations. Describe how these efforts will support the jurisdiction's Consolidated Plan.
Montebello is actively enhancing its workforce through various training initiatives supported by local organizations, community colleges, and Workforce Investment Boards. These programs aim to improve the city's livability, economy, and affordability by addressing the needs of residents and businesses.
1. East L.A./West San Gabriel Valley America's Job Center of California (AJCC): The East L.A./West San Gabriel Valley AJCC offers comprehensive employment services, including job search assistance, resume workshops, and vocational training programs tailored to local industry demands. By equipping residents with relevant skills, the AJCC enhances employability and supports local businesses in finding qualified candidates.
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2. County Department of Economic Opportunity: Youth at Work Elevate Program: This program focuses on youth employment, providing paid internships, job readiness training, and career exploration opportunities for young residents. By engaging youth in meaningful work experiences, the program fosters economic self-sufficiency and prepares the future workforce to meet the evolving needs of Montebello's economy.
3. Community College Partnerships: Local community colleges collaborate with Montebello's Economic Development Division to offer customized training programs aligned with the city's economic goals. These partnerships ensure that educational curricula meet the specific needs of local industries, thereby enhancing the skill set of the workforce and supporting business growth.
By providing residents with access to quality education and training, Montebello enhances livability by improving individual career prospects and cultivating a more skilled and adaptable community. These efforts also drive economic growth, as a well-trained workforce attracts businesses seeking qualified employees, resulting in job creation and greater economic diversification within the city. Moreover, the employment opportunities generated by these programs empower residents to achieve financial stability, making life in Montebello more affordable while helping to reduce economic disparities.
Through these targeted workforce training initiatives, Montebello effectively addresses the needs of its citizens and businesses, building a resilient and prosperous community.
Does your jurisdiction participate in a Comprehensive Economic Development Strategy (CEDS)?
No
If so, what economic development initiatives are you undertaking that may be coordinated with the Consolidated Plan? If not, describe other local/regional plans or initiatives that impact economic growth.
The city does not participate in a CEDS, however, the Economic Development Division has developed the "Economic Prosperity Action Plan 2024-2027," which outlines strategic initiatives to enhance Montebello's economic growth and resilience. This plan aligns with the principles of a CEDS by engaging community leaders, leveraging private sector involvement, and establishing a strategic blueprint for regional collaboration.
Montebello's "Economic Prosperity Action Plan 2024-2027" outlines several initiatives aimed at enhancing economic development:
• Business Attraction and Retention: The city aims to attract new businesses and support existing ones through incentives and streamlined processes. This aligns with the Consolidated Plan's goals of economic revitalization and job creation.
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• Workforce Development: Collaboration with educational institutions and training programs are planned to equip residents with skills matching local industry needs, addressing employment objectives in the Consolidated Plan. • Infrastructure Improvement: Investments in transportation and utilities are proposed to support business operations and community development, complementing the Consolidated Plan's goals for infrastructure improvements.
Other Local/Regional Plans Impacting Economic Growth:
• General Plan Update and Downtown Specific Plan:
Montebello is actively updating its General Plan and developing a Downtown Specific Plan, as noted by the city’s Planning Division in 2023. These plans aim to guide land use and economic policies, focusing on sustainable growth, revitalization, and enhanced livability within the city. • Eastside Transit Corridor Phase 2 Extension:
The Los Angeles County Metropolitan Transportation Authority (Metro) is extending the E Line light rail through Montebello, as outlined in the California Environmental Quality Act (CEQA) Notice of Preparation published in May 2023. This project is expected to enhance regional connectivity, attract businesses, and stimulate economic growth in the city.
These initiatives collectively aim to create a conducive environment for economic growth, aligning with Montebello's strategic objectives.
Discussion
See Discussion Above.
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MA-50 Needs and Market Analysis Discussion
Are there areas where households with multiple housing problems are concentrated? (include a definition of "concentration")
HUD identifies four specific data points that constitute “housing problems”: cost burden, overcrowding, lack of complete plumbing facilities and lack of complete kitchen facilities. In Montebello, housing problems are rare with the exception of cost burden.
For this analysis, “substantially higher” is based on the HUD provided standards set in the Needs Assessment. A tract with a housing problem rate of 10% higher than the citywide average is considered substantially higher. Areas of concentration are census tracts that have two or more housing problems that are substantially higher than the citywide average.
According to the 2018-2022 ACS 5-Year Estimates, the citywide rate of each is:
• Overcrowding: 11.8%
• Lack of Complete Plumbing Facilities: 1.4%
• Lack of Complete Kitchen Facilities: 1.0%
• Homeowner Cost Burden: 27.2%
• Renter Cost Burden: 60.0%
Substantial Rate
• Overcrowding: 21.8%Census Tract 5319.02– 25.2%Census Tract 5321.01– 21.8%Census Tract 5322– 22.3%Lack of Complete Plumbing Facilities: 11.4%No Census Tracts with a concentration Lack of Complete Kitchen Facilities: 11.0%No Census Tracts with a concentration Homeowners Cost Burden: 37.2%Census Tract 5300.07 – 38.3%Census Tract 5301.01– 37.2%Census Tract 5302.04 – 37.2%Renter Cost Burden: 70.0%Census Tract 5302.03 – 70.6%Census Tract 5321.01 –
72.2%Census Tract 5321.02 – 72.1%
Only one tract has multiple housing problems:
• Census Tract 5321.01
o Overcrowding
o Renter Cost Burden
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Are there any areas in the jurisdiction where racial or ethnic minorities or low-income families are concentrated? (include a definition of "concentration") For the purposes of this analysis a “racial or ethnic concentration” will be any census tract where a racial or ethnic minority group makes up 10 percent or more than the citywide rate. According to the 2018- 2022 ACS 5-Year estimates the racial and ethnic breakdown of Montebello’s population is:
• Black, non-Hispanic: 0.7%
• American Indian and Alaska Native, non-Hispanic: 0.2% • Asian, non-Hispanic: 13.3%
• Native Hawaiian and Other Pacific Islander, non-Hispanic: 0.0% • Other Race, non-Hispanic: 0.4%
• Two or More Races, non-Hispanic: 0.5%
• Hispanic or Latino: 78.1%
Montebello exhibits notable racial and ethnic concentrations across its census tracts. The most significant concentration is among Hispanic/Latino households, who comprise the overwhelming majority of the population and are distributed throughout most of the city. Additionally, there are smaller but distinguishable concentrations of Asian households, reflecting the city's diversity.
Please see the following corresponding maps below which illustrate areas with concentrated populations by race and ethnicity, highlighting demographic patterns across the city. Maps are not provided for populations without a concentration.
What are the characteristics of the market in these areas/neighborhoods? In Montebello, two racial/ethnic populations demonstrate concentrations: Asian households and Hispanic/Latino households. In the northern portions of the city, where Asian households are concentrated, there is a high prevalence of homeownership, coupled with income levels significantly above the poverty threshold and low unemployment rates. These areas reflect economic stability and access to resources. In contrast, Hispanic/Latino households constitute the overwhelming majority of Montebello’s population, resulting in varied characteristics across the areas they predominantly inhabit.
These neighborhoods exhibit diverse socioeconomic conditions, including a mix of income levels, housing types, and employment rates.
Are there any community assets in these areas/neighborhoods? Montebello offers a variety of community assets that enhance the quality of life for its residents.
Notable facilities and services in or near these areas of racial/ethnic household concentrations include:
• Grant Rea Park: This park features the Montebello Barnyard Zoo, offering pony rides, train rides, and a miniature water park, providing recreational opportunities for families.
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• Montebello City Park: As the city's oldest park, it includes a skateboard park and serves as a central gathering place for community events and activities. • Sanchez Adobe Park: Home to the historic Juan Matias Sanchez Adobe, built in 1845, this park offers a glimpse of the area's rich history.
• Montebello Women’s Club: A Spanish Colonial Revival single-story, wood-frame stucco finish clubhouse built in 1925.
• Montebello Municipal Golf Course: A 120-acre, 18-hole course founded in 1928, it provides golfing facilities along with hotels and a conference center, contributing to local tourism and recreation.
• Montebello Bus Lines: As the sixth largest public transit agency in Los Angeles County, it offers extensive bus services, enhancing mobility for residents and connecting them to neighboring communities.
These assets collectively contribute to the community's recreational, cultural, and transportation needs, enriching the living experience in Montebello.
Are there other strategic opportunities in any of these areas? Montebello possesses several strategic opportunities that can enhance the well-being of its residents and stimulate economic growth. These opportunities leverage the city's unique attributes, including its location, cultural heritage, and existing infrastructure.
1. Strategic Location for Logistics and Commerce
Situated near major transportation corridors such as the I-5 and I-710 freeways, Montebello offers prime access to regional markets. This proximity positions the city as an attractive hub for logistics, warehousing, and distribution centers, potentially creating jobs and boosting local commerce. The city's Economic Development Division emphasizes the importance of leveraging this strategic location to attract businesses that can benefit from efficient transportation links.
2. Cultural Tourism and Heritage Sites
Montebello's rich cultural history, including landmarks like the Juan Matias Sanchez Adobe, presents opportunities for cultural tourism. Developing heritage trails, museums, and cultural festivals can attract visitors, celebrate the city's diverse heritage, and support local businesses. The city's Planning & Community Development Department recognizes the potential of these cultural assets in promoting tourism and community engagement.
3. Revitalization of Underutilized Commercial Areas
The city has identified several underutilized commercial zones that hold significant potential for transformation into vibrant economic hubs. Through strategic investments, these areas can be
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repurposed to support economic growth and foster community engagement. A prime example is the BLVD MRKT, which successfully converted existing structures into a thriving food hall and business incubator. Projects like these not only boost the local economy but also create dynamic spaces for residents to gather and connect, contributing to a stronger sense of community.
4. Expansion of Public Transit Infrastructure
Enhancing public transportation, including potential expansions of bus lines and connectivity to regional transit systems, can improve mobility for residents, reduce traffic congestion, and attract businesses seeking accessible locations. The city's Economic Development Division highlights the role of improved transit in supporting economic growth and quality of life.
5. Development of Green Spaces and Recreational Facilities Investing in parks and recreational facilities can improve residents' quality of life and attract families to the area. Green spaces contribute to environmental sustainability and provide venues for community events, promoting social cohesion. The Planning & Community Development Department emphasizes the importance of such developments in urban planning.
By capitalizing on these strategic opportunities, Montebello can foster a thriving, inclusive, and sustainable community that benefits all its residents.
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Concentration of Asian (Non-Hispanic) Households over 23.3%
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Concentration of Hispanic / Latino Households over 88.1% Low Income Households
Census Tract 5302.03
Census Tract 5301.02
Census Tract 5301.01
Census Tract 5321.01
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Low Income Households Map
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MA-60 Broadband Needs of Housing occupied by Low- and Moderate-Income Households - 91.210(a)(4), 91.310(a)(2)
Describe the need for broadband wiring and connections for households, including low- and moderate-income households and neighborhoods.
Internet access is a critical component of modern communication and information-sharing, enabling users to benefit from the growing interconnectedness of business, education, commerce, and everyday activities. Reliable internet connectivity has become essential for success in today’s economic landscape.
Communities without broadband access face significant challenges in keeping pace with the rest of the country. The lack of broadband infrastructure limits residents' ability to access educational and entrepreneurial opportunities, which is especially concerning in low- to moderate-income (LMI) areas where economic opportunities are often limited.
Research from the Pew Research Center underscores the vital role that high-speed internet plays in enhancing educational and employment opportunities, particularly in underserved communities. The center's studies have shown that individuals with reliable broadband access are more likely to engage in online learning, apply for jobs, and participate in economic activities that can improve their quality of life.
Similarly, reports from the Federal Communications Commission (FCC) highlight the direct correlation between broadband availability and economic development. The FCC's findings indicate that regions with robust internet infrastructure experience higher rates of job creation, educational attainment, and overall community growth.
Montebello, California enjoys comprehensive broadband coverage across residential areas, including LMI areas. The average Montebello household has access to two (2) broadband-quality internet service options. According to ISPReports.org, the city benefits from a variety of infrastructure options, including cable, fiber, fixed wireless, and DSL. However, only 83% of Montebello households have an internet connection despite having 99.88% availability. Of the households with internet connection, 67% have fiber, cable, or DSL, 8% have satellite, 0% are still on dial-up, and 2% of households have internet but don’t pay for a subscription because it’s subsidized by the Affordable Connectivity Program. The map below illustrates broadband availability throughout Montebello, defined as advertised internet speeds of 768 kilobits per second or higher.
See map: Broadband Access
Describe the need for increased competition by having more than one broadband Internet service provider serve the jurisdiction.
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To ensure high-quality broadband service, it is crucial to foster competition among service providers. A lack of competition, where a single provider dominates an area, diminishes the incentive to deliver reliable and consistent services. According to ISPReports.org, Montebello is served by eleven (11) internet providers offering residential service. Among these, AT&T and Spectrum stand out as leading providers in terms of coverage and speed. Internet providers throughout the city include:
• Spectrum (Cable)
• EarthLink (Fiber, DSL, and Fixed Wireless)
• AT&T (Fiber, DSL, and Fixed Wireless)
• Frontier (Fiber)
• T-Mobile Home Internet (Fixed Wireless)
• Verizon (Fixed Wireless)
• DISH (Satellite)
• DirecTV (Satellite)
• Starlink (Satellite)
• Viasat (Satellite)
• HughesNet (Satellite)
The map below shows the number of broadband service providers by census tract. While most of Montebello offers two (2) high-speed internet options from competing providers, a broader range of choices could better enhance service reliability and affordability across the city. The limited variety of providers may be linked to the relatively low number of households with internet service, despite comprehensive availability, highlighting a potential barrier in ensuring widespread, affordable access.
See maps below:
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Broadband Access
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Highspeed Internet Providers
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MA-65 Hazard Mitigation - 91.210(a)(5), 91.310(a)(3)
Describe the jurisdiction’s increased natural hazard risks associated with climate change.
Montebello, CA has historically faced various natural hazard risks, including extreme heat, inland flooding, droughts, and earthquakes, as outlined in the 2020 County of Los Angeles All-Hazards Mitigation Plan (AHMP). Research from the AHMP indicates that extreme weather patterns are expected to become increasingly common over the next century. Average summer temperatures are projected to rise significantly, with inland areas experiencing a greater frequency of days exceeding 100°F and regional temperatures increasing by 2.5°F to 8°F. Drier conditions are expected to intensify the frequency and severity of wildfires. Furthermore, sea level rise poses a substantial threat to Los Angeles County, with 3 feet of rise anticipated to flood 2.25 square miles by 2050–2060 and 6 feet of rise projected to inundate 6.13 square miles by 2100. According to the FEMA National Risk Index, Los Angeles County, which encompasses Montebello, is particularly vulnerable to hazards such as earthquakes, heat waves, landslides, lightning, tornadoes, and wildfires.
While Montebello is considered an inland city, it may still experience indirect coastal effects. Rising sea levels and increased storm activity could lead to population displacement from coastal areas, and an influx of new residents to the city could drive up housing costs, reduce job availability, and strain local resources. As climate-related hazards pose greater threats to coastal regions, stable inland communities like Montebello may see an increase in climate migrants from more vulnerable areas, further impacting state infrastructure, housing, and resources.
The AHMP highlights that climate change will impact all residents and areas of Los Angeles County. It projects a significant increase in the number of extreme heat days, with inland areas experiencing temperatures exceeding 100°F more frequently. These extreme heat events can lead to heat-related illnesses, such as heat stroke, and exacerbate respiratory issues due to increased air pollution.
Additionally, hotter and drier conditions are expected to intensify the frequency and severity of wildfires, particularly in High and Very High Fire Hazard Severity Zones (FHSZ). Wildfire poses substantial risks, including the destruction of homes, businesses, and critical infrastructure; disruption of transportation and utilities; and threats to human and animal life.
These factors reflect the broader impact of climate change on Montebello’s natural hazard profile, affecting public health, infrastructure, and resource management. To counter these challenges, proactive measures are essential for fostering community resilience in an evolving climate landscape.
Montebello is involved in broader regional initiatives to address climate change. The California Department of Water Resources (DWR) addresses these issues with a Climate Action Plan focusing on mitigation and adaptation through greenhouse gas reduction, vulnerability assessments, and standardized climate analysis tools. Additionally, Governor Newsom is leading California’s climate efforts
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by committing to net-zero emissions by 2045, expanding carbon capture technology, and investing over $48 billion in sustainable infrastructure, with a focus on equity and protecting vulnerable communities (SGC California) (Environmental Defense Fund).
Describe the vulnerability to these risks of housing occupied by low- and moderate-income households based on an analysis of data, findings, and methods.
Low- and moderate-income households, whether renting or owning, face heightened vulnerability to the impacts of climate change and natural disasters due to their limited financial resources. The 2024 America’s Rental Housing Study from the Joint Center for Housing Studies at Harvard University underscores this growing threat, revealing that escalating insurance premiums and the withdrawal of coverage by providers in high-risk markets complicate efforts to secure adequate protection against weather- and climate-related losses. Additionally, the study highlights the obstacles property owners encounter when trying to invest in climate resilience measures, given the stagnation in operating income growth.
The 2021 EPA study on Climate Change and Social Vulnerability in the United States further illustrates these challenges, showing that low-income individuals are more likely to live in areas facing significant increases in mortality rates due to extreme temperature changes, as well as experiencing the highest rates of labor hour losses among weather-exposed workers. Rural communities are particularly disadvantaged, often lacking access to public support during emergencies and having fewer resources to repair or fortify their homes against climate-related damage.
The AHMP for Los Angeles County identifies vulnerable populations within the county, including individuals who face challenges accessing medical care, maintaining independence, or require supervision. One of the most at-risk groups is people experiencing homelessness, with nearly 60,000 individuals affected in the region. The AHMP acknowledges that additional vulnerable groups will be recognized in future updates, particularly with new data from the 2020 U.S. Census on factors like socioeconomic status, disability, housing, and transportation.
FEMA’s National Risk Index identifies Los Angeles County as having a very low level of community resilience, indicating that its residents have a very low ability to prepare for, adapt to, and recover from natural hazards. This assessment encompasses six broad categories: social, economic, community capital, institutional, infrastructural, and environmental factors at the county level. The map below illustrates FEMA’s qualitative risk to natural hazards at the census tract level in Montebello, providing an intuitive way to gauge community risk based on Expected Annual Loss (EAL), Social Vulnerability, and Community Resilience scores.
Risk levels throughout the city vary with areas classified from "relatively moderate” to "very high" risk.
This indicates that certain areas are more vulnerable and in need of targeted attention and resources to address specific hazards. However, focusing solely on localized risks may not be enough; a comprehensive approach is needed to effectively reduce the city's overall risk index. These two indexes
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measure risk from different perspectives—FEMA’s risk index evaluates a community's ability to respond to hazards (resilience), while the city’s qualitative assessment concentrates on the likelihood and severity of those hazards. This dual approach ensures that resources are allocated where they are most needed, promoting both preparedness and targeted intervention.
Montebello is dedicated to educating and preparing the public for multi-hazard mitigation through a variety of channels. Additionally, the Los Angeles County Office of Emergency Management website provides vital information, such as emergency preparedness resources and Alert LA County Emergency Notification system. The Voluntary Organizations Active in Disaster (VOAD) for Los Angeles County also provides valuable resources to enhance community disaster resilience. To effectively tackle the increasing impacts of climate change, ongoing investment is crucial for maintaining and expanding these programs and resources.
Risk to all Natural Hazards
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Strategic Plan
SP-05 Overview
Strategic Plan Overview
The Consolidated Plan outlines the goals and objectives of the city's Community Development Block Grant (CDBG) and HOME Investment Partnerships Programs (HOME), informed by the needs identified in the analysis section. The strategic plan builds on this by providing the framework necessary to achieve these goals and objectives. During the development of the consolidated plan for fiscal years 2025 to 2029, which serves as the foundation for establishing objectives and outcomes in the strategic plan and the five subsequent annual action plans, the following priority needs and objectives were identified:
Housing: Increase affordable housing opportunities by allocating resources toward the development of new affordable housing projects, enhancing energy efficiency in existing homes, and implementing programs aimed at rehabilitating homes for low- and moderate-income families.
Public Services: Provide supportive services for the city's growing moderate-income residents and individuals with special needs.
Economic Development: Address the economic development needs of low- and moderate-income individuals and targeted neighborhood areas.
Public Facilities and Infrastructure: Improve and expand infrastructure and public facilities that benefit low- and moderate-income neighborhoods and residents.
Fair Housing: Promote fair and equal housing choices for all individuals, ensure housing is accessible and usable by persons with disabilities, and comply with non-discrimination requirements outlined in various housing laws.
Planning and Administration: Facilitate administration and planning activities to develop housing and community development strategies and programs necessary to identify needs in the consolidated plan.
These priority needs serve as the foundation for allocating investments geographically within the jurisdiction over the next five years. The results of various community outreach efforts and consultation meetings conducted under the citizen participation process have guided this approach. The following strategic plan will outline the framework for implementing the city's 2025 to 2029 consolidated plan and subsequent annual action plans, detailing all processes, projects, and activities to be undertaken.
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SP-10 Geographic Priorities – 91.215 (a)(1)
Geographic Area
Table 47 - Geographic Priority Areas
1 Area Name: Citywide
Area Type: Local Target area
Other Target Area Description:
HUD Approval Date:
% of Low/ Mod:
Revital Type: Other
Other Revital Description: Target Area
Identify the neighborhood boundaries
for this target area.
Montebello, located in southern California just 11 miles east of Los Angeles, covers an area of 8.37 square miles.
The city is traversed by Routes 72, 60, and 5, which run east-west toward Los Angeles. Major transportation
corridors within the city include Whittier Blvd, Beverly Blvd, Montebello Blvd, Washington Blvd, and Greenwood
Ave.
Include specific housing and
commercial characteristics of this
target area.
How did your consultation and citizen
participation process help you to
identify this neighborhood as a target
area?
Identify the needs in this target area.
What are the opportunities for
improvement in this target area?
Are there barriers to improvement in
this target area?
2 Area Name: Qualified Census Tracts
Area Type: Local Target area
Other Target Area Description: Local Target area
HUD Approval Date:
% of Low/ Mod:
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Revital Type:
Other Revital Description:
Identify the neighborhood boundaries
for this target area.
Census tracts within the city where the percentage of
low- and moderate-income residents is greater than 51
percent.
Include specific housing and
commercial characteristics of this
target area.
Please see CDBG LMI Map.
How did your consultation and citizen
participation process help you to
identify this neighborhood as a target
area?
Community feedback on the needs of low/moderate-
income areas, households, and individuals was collected through a combination of meetings, a community-wide
survey, and public meetings. This feedback was gathered from residents, local and regional social service agencies, and other nonprofits. The needs were identified during
the consultation process, where information was
documented, needs were prioritized, and
recommendations were developed.
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Identify the needs in this target area. In the course of preparing the Consolidated Plan, a Community Needs Survey was conducted in both English
and Spanish, alongside interviews with various
stakeholders. Below is a summary of the findings from
the survey:
• Energy Efficient Home Improvements
• Affordable Rental Housing
• Parks and Recreational Facilities
• Homeless Prevention
• Permanent Housing
• Street Improvements
• Graffiti Removal
• Street Lighting
• Community Programs and Services (crime
prevention, children/youth programs, etc.)
• Affordable Childcare
• Public Services
• Removal of slum and blight
• Economic Development (Commercial Facade,
Workforce Development, etc.)
• Housing Rehabilitation
• Promote Fair Housing Awareness
What are the opportunities for
improvement in this target area?
The City is steadfast in its commitment to revitalizing key corridors throughout the city. This includes
enhancements to streets, sidewalks, and other
streetscapes. Plans are in place for the development of housing which will continue to boost economic
opportunities and generate new tax revenues for the City.
Additionally, improvements to city parks is on the
horizon.
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Are there barriers to improvement in
this target area?
Developing eco-friendly communities requires additional financial resources beyond what is currently accessible.
Although there are consistent attempts to preserve and
upgrade essential infrastructure and community
amenities, the City's public infrastructure is gradually deteriorating. It is important to set up thorough
assessments and priorities for major construction
projects.
General Allocation Priorities
Describe the basis for allocating investments geographically within the jurisdiction (or within the EMSA for HOPWA)
The City typically does not distribute funds based on geographic considerations, with the exception of certain slum and blight areas designated for specific code enforcement activities. Financial resources are allocated to subrecipients that deliver housing resources and supportive services to low-income households. Annually, the City establishes priorities for the utilization of its Community Development Block Grant (CDBG) and HOME Investment Partnerships Program (HOME) funding, focusing on citywide housing and community development initiatives, which encompass housing, public services, fair housing, and a segment of code enforcement. Activities categorized under public services and aimed at special needs populations are made available on a citywide basis or where it is feasible to coordinate resources with existing facilities or services. Public improvements and facilities are deemed to benefit low- and moderate-income individuals.
The areas eligible for Community Development Block Grant (CDBG) funding are delineated below by census tract/block group, percentage of pre-1980 housing units, and the proportion of low to moderate- income residents, specifically for cases meeting the Low-Moderate Income (LMI) National Objective. A significant portion of the beneficiaries of capital and community facilities projects consists of the City’s primarily low- and moderate-income residents who inhabit the census tracts/block groups outlined in this Consolidated Plan. In the city of Montebello there are a total of 39 census block groups. Out of these 39 census block groups, 28 of them are low-and-moderate income block groups.
Historically, the City has allocated 70% or more of its CDBG resources to benefit these designated areas and/or to administer programs exclusively available to low- and moderate-income individuals, in contrast to the HUD regulations, which mandate a minimum of 70% low/mod benefit level for CDBG activities. To maintain this elevated ratio of low/mod benefits for its CDBG resources, and in light of the pressing need to support these targeted areas, the City will persist in directing CDBG resources towards these specific geographic locations.
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SP-25 Priority Needs - 91.215(a)(2)
Priority Needs
Table 48 – Priority Needs Summary
1 Priority Need
Name
Housing: Provide Decent Housing
Priority Level High
Population Extremely Low
Low
Moderate
Middle
Large Families
Families with Children
Elderly
Elderly
Geographic
Areas
Affected
Citywide
Associated
Goals
Housing
Description Maintain decent and energy efficient housing stock. Assistance with energy efficient home improvements and other housing rehabilitation needs including persons with special needs. Affordable Housing opportunities including lower housing costs.
Basis for
Relative
Priority
The basis of this priority is the community input through a survey format which was distributed to all Montbello Residents regarding Housing Needs in the city. This was rated as an extremely important priority for the Montebello community members. 2 Priority Need
Name
Public Service: Provide Vital Public Services
Priority Level High
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Population Extremely Low
Low
Moderate
Large Families
Families with Children
Elderly
Individuals
Elderly
Geographic
Areas
Affected
Citywide
Associated
Goals
Public Services
Description Provide vital public services including but not limited to: food bank, homeless prevention services, providing job training and opportunities for more jobs to increase earning capacity for LMI families through youth employment opportunities and recreation scholarship programs.
Basis for
Relative
Priority
The basis of this priority is the community input through a survey format which was distributed to all Montbello Residents regarding Housing Needs in the city. This was rated as an extremely important priority for the Montebello community members. 3 Priority Need
Name
Economic Development: Creating Eco. Opportunities
Priority Level High
Population Extremely Low
Low
Moderate
Large Families
Families with Children
Elderly
Geographic
Areas
Affected
Citywide
Associated
Goals
Economic Development
Description Expanding Economic Opportunities such as repayment of section 108 loan, Commercial Facade Rehabilitation, Workforce Development and other economic opportunities.
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Basis for
Relative
Priority
The basis of this priority is the community input through a survey format which was distributed to all Montbello Residents regarding Housing Needs in the city. This was rated as an extremely important priority for the Montebello community members. 4 Priority Need
Name
Public Facilities and Infrastructure Improvement
Priority Level High
Population Extremely Low
Low
Moderate
Large Families
Families with Children
Elderly
Geographic
Areas
Affected
Citywide
Local Target area
Associated
Goals
Public Facilities and Infrastructure Improvement
Description Creating sustainable neighborhoods by enhancing public facilities and establishing programs for youth and seniors. Infrastructure Improvements for street improvements throughout eligible low- and moderate-income block groups. Rehabilitate Historic Preservation.
Basis for
Relative
Priority
The basis of this priority is the community input through a survey format which was distributed to all Montbello Residents regarding Housing Needs in the city. This was rated as an extremely important priority for the Montebello community members. 5 Priority Need
Name
Fair Housing: Expand fair housing choice/access
Priority Level High
Population Extremely Low
Low
Moderate
Middle
Large Families
Families with Children
Elderly
Elderly
Persons with Physical Disabilities
Victims of Domestic Violence
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Geographic
Areas
Affected
Citywide
Associated
Goals
Fair Housing
Description Expand fair housing choice and access by promoting equitable and impartial housing options for all persons, advocate for housing that is accessible and functional for persons with disabilities, and adhere to the non-discrimination mandates outlined in the various Fair Housing laws.
Basis for
Relative
Priority
The basis of this priority is the community input through a survey format which was distributed to all Montbello Residents regarding Housing Needs in the city. This was rated as an extremely important priority for the Montebello community members. 6 Priority Need
Name
Planning and Administration
Priority Level High
Population Extremely Low
Low
Moderate
Geographic
Areas
Affected
Citywide
Associated
Goals
Planning and Administration
Description Facilitate the administration and planning activities necessary to formulate housing and community development strategies and programs that effectively address the identified needs outlined in the Consolidated Plan. The objective categories will focus on ensuring a suitable living environment, as well as availability and accessibility, with the overarching goal of successfully administering the CDBG and HOME programs in accordance with HUD regulations.
Basis for
Relative
Priority
Priority is designated as a high need, necessitating annual funding to implement the City's Five-Year Consolidated Plan projects and activities.
Narrative (Optional)
The priority needs and objectives outlined above have been established for the Consolidated Plan period spanning from 2025 to 2029. These needs serve as the foundation for the geographical allocation of
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investments within the jurisdiction throughout the upcoming five-year period. They have been developed as a result of extensive community outreach efforts and consultation meetings conducted in accordance with the Citizen Participation process.
SP-30 Influence of Market Conditions – 91.215 (b)
Influence of Market Conditions
Affordable
Housing Type
Market Characteristics that will influence
the use of funds available for housing type
Tenant Based
Rental Assistance
(TBRA)
Montebello is allocated HOME funds; however, these funds will not be utilized to finance Tenant-Based Rental Assistance (TBRA).
TBRA for Non-
Homeless Special
Needs
Montebello is allocated HOME funds; however, these funds will not be utilized to finance Tenant-Based Rental Assistance (TBRA).
New Unit
Production
According to the data presented in the Needs Assessment of the Consolidated Plan, the 2018–2022 Comprehensive Housing Affordability Strategy (CHAS) and American Community Survey (ACS) data indicate a rising cost burden for both owner-occupied and renter-occupied households. Opportunities for homeownership are particularly constrained, with a mere 0.8% of vacant properties designated for homeowners, in contrast to 1.9% of vacant properties for renters. This scarcity has a disproportionate impact on single-person households, senior residents, and low-income families, who encounter difficulties in securing stable housing and accessing essential services. According to an article by the Local Housing Solutions from 2024, it is identified that the "natural" vacancy rate is about 7 to 8 percent which indicates that there is a growing necessity for the ongoing preservation of the city's older housing stock in order to maintain the availability of these historic properties in the market. Considering these findings and the housing market analysis conducted as part of this plan, there is a demonstrable need for additional affordable housing units. A policy outlined in the Housing Element stipulates that the City will persist in pursuing programs and funding sources, as well as adopting policies that ensure the continued affordability of housing units. A recent example of this initiative is an affordable housing project developed by the Cesar Chavez Foundation that was completed in 2024, which successfully made 62 units available.
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Affordable
Housing Type
Market Characteristics that will influence
the use of funds available for housing type
Rehabilitation The City of Montebello has recognized housing rehabilitation as a top priority to preserve and maintain its affordable housing inventory, including mobile homes.
The city is committed to utilizing HOME funds to rehabilitate properties both within and outside designated target areas.
Based on the information provided in the Needs Assessment of the Consolidated Plan, there exists a considerable number of residences, specifically 16,644 housing units, constructed prior to 1980. In light of this, it is imperative to implement home rehabilitation programs within the city. This initiative will be funded through HOME funds, which will be distributed as grants to eligible homeowners.
Acquisition,
including
preservation
Within the City of Montebello, the American Community Survey estimates that there were 716 vacant housing units in 2023 indicating that there is a need for preservation of housing units. The City of Montebello will continue to actively take steps to maintain the condition of housing units and prevent damage or decay, essentially acquiring if needed to ensure preservation.
Table 49 – Influence of Market Conditions
Since 2012, Montebello's population has decreased by approximately 1.0%. Despite this slight decline, the number of households in the city has increased by 2.4%, indicating a reduction in the average household size. This trend suggests that while the overall population is shrinking, there remains a growing demand for housing, driven potentially by shifts in household composition. Such changes might include an increase in young adults or seniors living independently.
Over the same period, Montebello's Median Household Income (MHI) rose by 43.0%. While this growth surpasses inflation to some extent, the actual impact on purchasing power is limited. Using the Bureau of Labor Statistics (BLS) inflation calculator, a household earning $50,581 in 2012 would need $62,739 in 2022 to maintain the same purchasing power. With the actual MHI for 2022, the effective increase in purchasing power is approximately 15.3%, highlighting that income growth has only partially kept pace with inflation-adjusted economic demands.
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Change in Population from 2017-2022
This map highlights population changes in Montebello between 2013-2017 and 2018-2022, illustrating significant demographic shifts across the city. Much of Montebello has experienced population declines, with reductions often exceeding 10% in many areas. However, certain sections, particularly near the city center, have seen substantial growth, with some areas reporting increases surpassing 20%. These trends reflect evolving population dynamics, which suggest shifts in residential density and changes in the composition of Montebello’s communities over time.
Change in Population from 2017-2022 Map
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Median Household Income
Montebello demonstrates a diverse range of income levels across its neighborhoods. Median household incomes (MHI) below $60,000 are concentrated primarily in the central and southern portions of the city. In contrast, much of the northern region and select areas south of the city center report higher median incomes, with some neighborhoods exceeding $90,000. This income distribution reflects significant economic variation within the city, highlighting disparities between different areas of Montebello.
Median Household Income Map
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Poverty
The poverty map for Montebello highlights a significant concentration of poverty in the southern and central areas, with many parts of the city reporting rates exceeding 10%, and some surpassing 20%. In contrast, much of the northern portion of the city exhibits notably lower poverty rates, with many areas reporting rates below 10% and some below 5%. These disparities reflect a clear socioeconomic divide within Montebello, underscoring the need for targeted efforts to address poverty in the more affected regions.
Poverty Map
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SP-35 Anticipated Resources - 91.215(a)(4), 91.220(c)(1,2) Introduction
The chart provided outlines the plan, which includes the Annual Allocation, Program Income, Prior Year Resources, and the Expected Amount Available for the remainder of the Consolidated Plan for each identified funding source (CDBG and HOME funds), as well as other resources from private, state, and local sources that are reasonably expected to be available to address the needs identified in the plan.
Anticipated Resources
Program Source
of
Funds
Uses of Funds Expected Amount Available Year 1 Expected Amount
Available
Remainder
of ConPlan
$
Narrative Description
Annual
Allocation:
$
Program
Income:
$
Prior Year
Resources:
$
Total:
$
CDBG public -
federal Acquisition
Admin and
Planning
Economic
Development
Housing
Public
Improvements
Public Services 615,000 0 0 615,000 2,409,654
The City anticipates receiving a total of
$3,075,000 in Community Development
Block Grant (CDBG) entitlement funds
over the forthcoming five years, with an
allocation of $615,000 designated for
Year 1. Any unencumbered funds from
previous years will be directed towards
enhancements of public facilities,
economic development initiatives, and
public service programs.
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Program Source
of
Funds
Uses of Funds Expected Amount Available Year 1 Expected Amount
Available
Remainder
of ConPlan
$
Narrative Description
Annual
Allocation:
$
Program
Income:
$
Prior Year
Resources:
$
Total:
$
HOME public -
federal
Acquisition
Homebuyer
assistance
Homeowner
rehab
Multifamily
rental new
construction
Multifamily
rental rehab
New
construction for
ownership
TBRA 202,735 622,548 1,122,169 1,947,452.69 810,940
The City anticipates receiving a total of
$1,013,675 in HOME entitlement funds
over the course of the next five years,
with an allocation of $202,735
designated for Year 1. Any
unencumbered funds from previous
years will be directed toward Housing
Rehabilitation Grant programs.
Table 50 - Anticipated Resources
Explain how federal funds will leverage those additional resources (private, state and local funds), including a description of how matching requirements will be satisfied
The City will continue to utilize state and local funds to leverage federal entitlement dollars, including, but not limited to:
• City General Funds
• In-kind Donations
• Partnerships with local banks for home buying assistance