CITY OF MONTEBELLO
CALL AND NOTICE OF A SPECIAL CITY COUNCIL MEETING AGENDA
MONDAY, JULY 27, 2026 AT 6:00 PM
TELECONFERENCE LOCATION FOR
COUNCILMEMBER ALONZO
3920 TERMINAL DR
SALT LAKE CITY, UT 84122
CITY HALL COUNCIL CHAMBERS
1600 WEST BEVERLY BOULEVARD
MONTEBELLO, CALIFORNIA
NOTICE IS HEREBY GIVEN that a Special Meeting for the City of Montebello City Council is hereby called to be held on Monday, July 27, 2026, at 6:00 p.m. at City Hall, Council Chambers, located at 1600 West Beverly Boulevard, Montebello, CA 90640. 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.
PUBLIC COMMENTS:
Remote: To watch the meeting and provide Live Comments on Agenda Items under Public Comment during the Meeting, join the Teams Webinar by calling: 917-768-4786 or using the Teams App with the following link:
https://teams.microsoft.com/meet/212521955537737?p=I4Fdq54unzY6491ijl Meeting ID: 212 521 955 537 737 Passcode: DS7Ac33G
Phone Conference ID: 431 203 441#
In-Person: Members of the public who wish to participate during the Public Comment period(s) or provide testimony during Public Hearings at City Council meetings may attend the meeting in person. The public may only address the City Council during this Special Meeting on items which have been described in the notice of this meeting, in accordance with Government Code Section 54954.3(a). 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; Public Hearing items do not require a speaker card. Please be aware that the maximum time allotted for members of the public to speak shall not exceed three (3) minutes per person; staff will number and call each speaker card in the order received. Closed Session begins at 6:00 p.m. and Regular Session immediately thereafter.
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.
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 48 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
July 27, 2026: Call and Notice of a Special Meeting Page 2 of 3
AGENDA MATERIALS: The agenda/agenda packet are available for public inspection at City’s website at: Agendas, Minutes, and Videos.
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
PUBLIC COMMENTS ON AGENDA ITEMS ONLY (30 MINUTES)
At this time, the general public may only address the City Council during this Special Meeting on items which have been described in the notice of this Special meeting in accordance with Government Code Section 54954.3(a). Please be aware that the maximum time allotted for members of the public to speak on shall not exceed three (3) minutes per person. State Law prohibits the City Council from taking action or entertaining extended discussion on a topic not listed on the agenda.
Please show courtesy to others and direct all of your comments to the Mayor.
CLOSED SESSION
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)
Michael Chee v. City of Montebello
Case No. 24STCV01736
2. CONFERENCE WITH LEGAL COUNSEL – ANTICIPATED LITIGATION Government Code section 54956.9(d)(2)
Threat of litigation in one matter
REGULAR SESSION – IMMEDIATELY FOLLOWING CLOSED SESSION
CLOSED SESSION REPORT
INVOCATION
PLEDGE OF ALLEGIANCE
REGULAR BUSINESS
3. RECEIVE AND FILE THE REQUIRED 10-DAY REPORT ON CITY OF MONTEBELLO’S TEMPORARY MORATORIUM ON SENATE BILL 79 DEVELOPMENT APPLICATIONS WITHIN THE WASHINGTON
BOULEVARD TRANSIT-ORIENTED DEVELOPMENT SPECIFIC PLAN AREA PURSUANT TO GOVERNMENT CODE SECTION 65858(d)
RECOMMENDATION: It is recommended that the City Council:
1. Receive, file, and issue the required 10-day report pursuant to Government Code Section 65858(d) regarding Urgency Ordinance No. 2495 establishing a temporary 45-day moratorium on the acceptance, processing, and approval of certain development applications pursuant to Senate Bill 79 within the Washington Boulevard Transit-Oriented Development Specific Plan Area; and
July 27, 2026: Call and Notice of a Special Meeting Page 3 of 3
2. Take such additional and/or related action that may be desirable.
ADJOURNMENT
The City of Montebello will adjourn to the next Regular Meeting on August 12, 2026, at 6:00 p.m., which can be live- streamed at https://www.montebelloca.gov (Click on Live Stream).
Date and Posted: July 23, 2026, at 5:30 p.m.
I, Kimberly Guillen, Director of City Clerk Services for the City of Montebello, hereby certify that the foregoing Notice of the Special Meeting was posted at City Hall and the City’s website and delivered to each member of the City of Montebello City Council no less than 24-hours before the start of the Special Meeting.
Kimberly Guillen, Director of City Clerk Services
ITEM # 3
CITY OF MONTEBELLO
SPECIAL CITY COUNCIL AGENDA STAFF REPORT
TO:
Honorable Mayor and City Council Members
FROM:
Raul Alvarez, City Manager
BY:
Joseph Palombi, Director of Planning & Community Development
SUBJECT:
RECEIVE AND FILE THE REQUIRED 10-DAY REPORT ON CITY OF
MONTEBELLO’S TEMPORARY MORATORIUM ON SENATE BILL 79
DEVELOPMENT APPLICATIONS WITHIN THE WASHINGTON
BOULEVARD TRANSIT-ORIENTED DEVELOPMENT SPECIFIC PLAN
AREA PURSUANT TO GOVERNMENT CODE SECTION 65858(d)
DATE:
July 27, 2026
RECOMMENDATION(S):
It is recommended that the City Council:
1. Receive, file, and issue the required 10-day report pursuant to Government Code Section 65858(d) regarding Urgency Ordinance No. 2495 establishing a temporary 45-day moratorium on the acceptance, processing, and approval of certain development applications pursuant to Senate Bill 79 within the Washington Boulevard Transit-Oriented Development Specific Plan Area; and
2. Take such additional and/or related action that may be desirable.
FISCAL IMPACT:
The recommended actions do not have a fiscal impact. A report per Government Code Section 65858(d) must be filed and issued by the City Council at least 10 days prior to the expiration of the moratorium, describing the measures taken to alleviate the conditions that led to the adoption of the urgency ordinance prior to the request for extension.
BACKGROUND/DISCUSSION:
SPECIAL CITY COUNCIL AGENDA REPORT - MEETING OF JULY 27, 2026
The City of Montebello is currently preparing the Washington Boulevard Transit-Oriented Development (TOD) Specific Plan, a comprehensive multi-year planning effort intended to guide future growth and development along the Washington Boulevard corridor and areas surrounding the future light rail station at Washington Boulevard and Greenwood Avenue within the City. The proposed Greenwood Avenue/Washington Boulevard Station is planned as a regional transit hub on Metro’s E Line, providing direct light rail connectivity between Montebello and major employment, educational, and activity centers throughout Los Angeles County while supporting transit-oriented development opportunities in the surrounding area. The Specific Plan is designed to establish a long- term vision for land use, economic development, housing, mobility, urban design, infrastructure improvements, and implementation strategies that will support investment while maintaining compatibility with surrounding neighborhoods.
The City has committed significant resources toward preparation of the Specific Plan, including the retention of professional planning, engineering, environmental, economic development, and public engagement consultants. The planning process includes evaluation of transportation and circulation systems, utility and infrastructure capacity, parking demand, housing opportunities, public realm improvements, environmental considerations, and economic development strategies. Community outreach efforts are ongoing to ensure meaningful public participation throughout the planning process.
Recent changes in State law, including Senate Bill 79 (SB 79), create new opportunities for increased residential density, building height, floor area ratio, parking reductions, and streamlined approval processes for qualifying projects located near future transit facilities. While the City supports the State's objective of increasing housing production and encouraging transit-oriented development, implementation of these provisions prior to completion of the Washington Boulevard TOD Specific Plan could result in development patterns that are inconsistent with the City's ongoing planning efforts and could undermine years of local planning invested in preparing the Washington Boulevard TOD Specific Plan.
Although the City strongly supports California's efforts to increase housing production and encourage transit-oriented development, implementation of SB 79 presents unique challenges for mid-sized jurisdictions actively engaged in comprehensive planning efforts. The City of Montebello has invested nearly six years in preparing the Washington Boulevard Transit-Oriented Development Specific Plan through extensive technical analysis, environmental review, infrastructure planning, and community engagement beginning in October 2020. This planning effort is intended to ensure that future housing and mixed-use development is coordinated with transportation improvements, utility capacity, public services, economic development strategies, parks, and other public infrastructure necessary to support long-term growth.
In June 2026, the Southern California Association of Governments (SCAG), in coordination with the California Department of Housing and Community Development (HCD), released draft Transit-Oriented Development implementation maps and methodology identifying areas subject to SB 79. While SCAG and HCD recognized that
SPECIAL CITY COUNCIL AGENDA REPORT - MEETING OF JULY 27, 2026
smaller jurisdictions require additional implementation flexibility by providing accommodations for cities with populations under 35,000, Montebello, despite functioning operationally as a similarly situated community, does not qualify for those provisions because of its population. As a result, the City remains subject to immediate implementation timelines while continuing to complete the comprehensive planning process already underway.
The City therefore adopted Urgency Ordinance No. 2495 to preserve the status quo while completion of the Specific Plan and associated environmental review proceeds. The temporary moratorium provides the City sufficient time to develop permanent regulations that appropriately integrate SB 79 into a coordinated planning framework rather than allowing piecemeal development that could compromise long-term planning objectives.
ENVIRONMENTAL IMPACT:
This Urgency Interim Ordinance is exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15061(b)(3) (Common Sense Exemption) because it can be seen with certainty that the ordinance will not result in a direct or reasonably foreseeable physical change in the environment. The ordinance is also exempt pursuant to CEQA Guidelines Section 15308 (Actions by Regulatory Agencies for Protection of the Environment) because it constitutes a regulatory action intended to preserve the status quo while the City completes comprehensive planning and environmental review activities.
ANALYSIS:
Pursuant to Government Code Section 65858, Urgency Ordinance No. 2495 became effective for an initial period of 45 days and will expire on August 8, 2026, unless extended by the City Council.
The purpose of Urgency Ordinance No. 2495 is to provide the Planning and Community Development Department with additional time to analyze and develop appropriate zoning regulations, development standards, and implementation measures associated with the Washington Boulevard Transit-Oriented Development (TOD) Specific Plan. Pursuant to Government Code Section 65858(a) and (d), the City may extend the interim ordinance for an additional ten (10) months and fifteen (15) days, provided that at least ten (10) days prior to the expiration of the ordinance, the legislative body issues a written report describing the measures taken to alleviate the conditions that led to its adoption.
Since initiating the Washington Boulevard TOD Specific Plan in June 2025, the Planning and Community Development Department, along with the Arroyo Group consulting team, has continued preparing land use alternatives, infrastructure analyses, transportation studies, environmental documentation, implementation strategies, and draft development standards necessary to support future transit-oriented development consistent with SB
79. Staff also continues to coordinate with consultants, regional agencies, Metro, and
SPECIAL CITY COUNCIL AGENDA REPORT - MEETING OF JULY 27, 2026
community stakeholders while conducting ongoing public outreach to ensure that future development within the corridor is consistent with the City's long-term planning objectives and adequately supported by public infrastructure, municipal services, and community amenities.
Upon receipt and filing of this report, this staff report shall constitute the City Council's 10-day report required by Government Code Section 65858(d), describing the measures taken to alleviate the conditions that led to the adoption of the urgency ordinance.
Without the temporary moratorium, qualifying development applications submitted pursuant to Senate Bill 79 (SB 79) could undermine the City's ability to complete a coordinated planning process and adopt comprehensive development standards for the Washington Boulevard corridor that appropriately incorporate the requirements of SB 79.
Specifically, projects approved during the planning process may:
• Establish development patterns inconsistent with the emerging TOD Specific Plan framework;
• Create vested development rights that could limit the City's future planning authority;
• Result in piecemeal development that impedes corridor-wide planning objectives; • Consume available transportation, utility, and public service capacity before completion of technical analyses;
• Undermine design standards, development regulations, and implementation measures currently under preparation;
• Complicate future public infrastructure investments and mobility improvements; • Result in environmental impacts currently being evaluated through the Specific Plan environmental review process;
• Impair future affordable housing, economic development, mobility, and public benefit programs being considered through the planning effort; and • Result in economic inefficiencies by undermining the City's ongoing planning and environmental review efforts.
Allowing projects to proceed under SB 79 before completion of the Specific Plan could substantially interfere with this coordinated planning effort by establishing development rights before the City has completed evaluation of infrastructure capacity, transportation improvements, environmental impacts, public facilities, affordable housing strategies, economic development opportunities, and urban design standards. Accordingly, the temporary moratorium remains necessary to protect the public health, safety, and welfare while these planning activities continue.
The temporary ordinance does not apply to development applications for tenant improvements, maintenance activities, projects subject to previously approved development agreements that remain consistent with the Montebello Municipal Code, or projects that the City is otherwise required by law to process.
SPECIAL CITY COUNCIL AGENDA REPORT - MEETING OF JULY 27, 2026
Consistent with the provisions of Urgency Ordinance No. 2495, property owners or applicants seeking relief from the temporary moratorium may request a waiver from the Planning and Community Development Department where one or more of the ordinance's specified exceptions apply. Waiver requests shall be reviewed in accordance with the procedures and findings established in the Urgency Ordinance to determine whether the proposed project qualifies for an exemption from the temporary restrictions.
The temporary moratorium preserves the status quo while allowing the City to complete the Washington Boulevard TOD Specific Plan, incorporate the requirements of SB 79 into a comprehensive planning framework, and complete the associated environmental review. Government Code Section 65858 authorizes the extension of an interim urgency ordinance when additional time is necessary to complete permanent regulations addressing the conditions that led to its adoption.
Planning staff requires additional time to complete the Washington Boulevard TOD Specific Plan, finalize associated development standards, complete environmental review, present proposed regulations to the Planning Commission for recommendation, conduct additional public outreach, and ultimately present permanent regulations to the City Council for consideration. These efforts are necessary to ensure that future development is coordinated with infrastructure capacity, mobility improvements, utility services, public safety, parks, economic development initiatives, and other community- serving investments.
Extending the temporary moratorium will allow the City to integrate SB 79 into a comprehensive planning framework that coordinates future housing production with infrastructure capacity, mobility improvements, utility services, public safety, parks, economic development, and community amenities. This approach advances the objectives of SB 79 while protecting the public health, safety, and welfare by ensuring that transit-oriented development occurs in a coordinated, sustainable, and well-planned manner.
SUMMARY:
Staff recommends that the City Council receive, file, and issue this 10-day report per Government Code Section 65858(d).
ATTACHMENT(S)
1. Attachment A_Urgency Ordinance No. 2495 - Temporary Moratorium on Development for Washingtong Blvd
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Attachment A