Planning Commission - Regular Meeting

Good evening. [snorts] We're going to go ahead and call this meeting to order. Uh, can we get a roll call, please? Yes. Commissioner Lopez, Commissioner Quas, present. Commissioner Morales, present. Vice Chairperson Lamelli is absent today. and chairperson Medina present. And we do have a quorum and a neighbor to proceed with tonight's meeting. Thank you so much. Your next next item is the pledge of allegiance. Please stand. [clears throat] Ready?

I pledge algiance to the flag of the United States of America and to the republic for it stands. One nation, indivisible, with liberty and justice for all. Let's see. Thank you so much. Our next item is to address any corrections to the agenda. Good evening, Mr. Chair, members of the commission. There are no corrections to the agenda for tonight's meeting. Thank you so much. Our next item would be the public comment. Uh, Director Palmy, can you help me with the statement?

Yes, Mr. Chair. So, at this time, the public may address the planning commission on any items listed on the agenda, including non-aggenda items that are within the planning commission subject matter jurisdiction. State law prohibits the planning commission from acting or entertaining extended discussion on a topic not listed on the agenda for tonight's meeting. Um, thank you. Thank you so much. I assume that there is no public comment. No public comment. Our next item is uh staff communications. Any staff communications? There are no staff communications tonight.

Thank you so much. Moving right along. Our next item is the approval of the planning commission minutes from January 20th, 2026. Can I get a motion? Sure. If I may, please. Um, I move to approve the planning commission meeting minutes for January 20, 2026. Thank you so much. Uh, can I entertain a second? I second. Thank you so much. Can we go to roll call, please? Commissioner Lopez, I believe abstain, correct? Because I wasn't here last one. Thank you. Commissioner Quas, I.

Commissioner Morales, I will abstain since I was in here. Chairperson Medina, I. And motion passes. Thank you. Thank you so much. Our next item is the public hearing. Do I have to open public hearing? Let me go ahead and open public hearing.

Good evening again. Yes. Um item two on tonight's agenda is a public hearing uh item on proposed amendments to the city zoning code. Uh these amendments are intended to address mixeduse development standards, objective design standards for residential and mixeduse projects, site plan review, which I think has been a long time coming, procedures and and updates to the zoning map for the city of Montabelloo. Uh the proposed changes are consistent with the city's general plan and housing element. Um and I just like would take I would like to take this opportunity to recognize the planning team who have worked tirelessly. Um, I don't know if you've reviewed the staff report, but there's a lot of information that was put together. Um, and I just want to commend them for working as a team um, and and really putting this all together. It's really reflected in the proposal before you this evening. Um, so at this time, I'll turn it over to Vivana who um, will kick off the presentation. Thank you.

Thank you.

And good evening, Chair Medina and members of the planning commission. The item before you tonight is a city initiated request to amend various provisions of the city zoning code. Specifically, title 17 of the Montabella Municipal Code related to mixeduse development standards, objective design standards for residential and mixeduse developments, site plan review standards, and corresponding amendments to the zoning map. Collectively, the proposed text amendments are intended to implement the goals and policies of the city's general plan and housing element in accordance with state housing law. So, to provide you with background on these documents, these approved documents, on June 22nd, 2022, the city council adopted the city's sixth cycle of housing uh housing element and subsequently was certified by the California Department of Housing and Community Development, also known as HCD, on July 11th, 2022. And two years later on April 10th, 2024, the city council adopted the Montabella 2040 general plan and downtown Montabella specific plan and certified a final environmental impact report in compliance with the SQA guidelines. Prior to the adoption of the general plan, the city council conducted the city, I'm sorry, conducted extensive community engagement from October 2020 through February 2024. And approximately 31 public outreach activities were held in connection with the 2040 general plan, bike plan, and downtown specific plan. And through this community-based and collaborative approach, the general plan was designed to represent the interest and feedback of the community. The proposed text amendments uh we're presenting tonight serve as a critical implementation tool for the city's six cycle housing element and Montabella general plan, ensuring that the adopted goals and policies are carried out through these regulatory updates. As previously mentioned, staff is proposing

several text code amendments to the city zoning code which are consistent with the city's general planned housing element in accordance with state housing law. The first text amendment would amend chapter 17.22 for commercial zones uh to establish new mixeduse development standards applicable to the C1 and C2 zoning districts. The second text amendment would request to amend title 17 of the Monabello Municipal Code to establish chapter 17.21, 21, a new chapter within the municipal code to provide objective design standards for residential and mixeduse development projects. The third amendment would amend chapter 17.74 site plan review to update thresholds for when a site plan review is required to remove provisions that would allow the combination of multiple discretionary entitlements approvals under a single application and include an exception that would allow certain qualifying mixeduse or residential projects to be reviewed ministerally. And lastly, staff is proposing a zone change and amendments to the city zoning map to reszone approximately 270 properties to ensure general consistency with the land use designations established by the Montabelloo 2040 general plan. Specifically, the opportunity sites identified in the city's six cycle housing element. and I will hand it over to assistant planner Emily Fernando Fernandez who will further discuss the mixeduse and objective design standards. Thank you. The mixeduse development standards are intended to implement the Montabelloo general plan by encouraging highquality mixeduse development that integrates housing, commercial and community serving uses particularly new near transit corridors. The ordinance would be applicable to the existing commercial zone C1 and C2. All new

mixeduse projects are required to dedicate at least 50% of the total building square footage to residential use. Development standards regulate regulations include density, height, and floor area ratio. This ordinance allows multifamily, residential, retail, office, and more as described in the table 172230 permitted uses for mixeduse projects with some uses requiring a a conditional use permit. Projects [snorts] with at least 20% affordable housing may qualify for administrative review supporting the city's housing affordability goals while maintaining the objective design standards. Um for the objective design standards, this chapter establishes objective measurable design standards for multifamily and mixeduse development. The standards will apply to new construction and expansions of projects with more than two housing units, including the commercial components of mixeduse projects unless a specific plan overlay or plan development is in place. The primary goal of the objective design standards is to provide transparency for applicants, staff, and decision makers when developing and reviewing projects. The standards address site planning, circulation, open space design standards, pedestrian connectivity, and utilities. Now, Grace Hayashi is going to explain the site plan review. Thank you, Emily. So the next tax code amendment we are proposing is within the site plan review chapter as Viviana mentioned uh within chapter 177430 when required. Section A we are first proposing to update the thresholds for when a site plan review is required for planning commission approval. Section A will be changed to as a site plan review is required for all residential projects

resulting in 10 instead of three or more dwelling units and for all commercial and industrial projects involving the construction of 25,000 square ft instead of 5,000 square ft or more of building area. Commercial and industrial projects under 25,000 square feet are less likely to generate substantial impacts. Therefore, requiring a site plan review on smaller projects may impose unnecessary regulatory burdens. Additionally, increasing the residential threshold from 10 to three dwelling units reflects development patterns and planning objectives. Smaller residential projects such as duplexes, triplexes, and small multi-unit developments typically have minimal impact on surrounding neighborhoods and are often consistent with the existing zoning standards. Within that same section, we are also proposing to remove the language that reads, "A separate site plan review is not required for projects which require the approval of a conditional use permit as this will allow each entitlement to be processed and reviewed independently. This will allow staff and decision makers to make distinct findings for each separate entitlement. Lastly, we are adding section B, exemptions, ministerial review of qualifying residential projects. Applicants for residential or mixeduse projects with at least 20% of the residential units reserved for lower income households may be exempt from discretionary review processes as long as such plans do not require any zoning change, variance, or general plan amendment. This exception is intended to support the development of affordable housing by reducing review time and cost. State housing laws increasingly encourage or require streamlined ministerial approval processes for housing projects that meet objective design standards and include affordable units. By allowing qualifying

projects to proceed through ministerial review, the city is aligning its local regulations with state housing policies and also reducing barriers to affordable housing projects. Projects eligible for this exemption would still be required to comply with all applicable zoning design and development standards, ensuring compatibility compatibility with surrounding areas. To coincide with these proposed changes and to ensure consistency with the underlying 2040 general plan land use designations, staff is proposing approximately 270 parcel zones to be amended. This proposed resoning will ensure consistency with the general plan and the opportunity sites identified in the city's housing element and also to correct non-conforming or improperly zoned parcels in order to align zoning designations with surrounding land use patterns and current development standards. Consistent with the proposed mixeduse development standards and objective design standards, the zoning amendments would allow mixeduse developments within the C1 neighborhood commercial and C2 general commercial zoning districts. These changes focus on the city's primary commercial corridors, including Montabella Boulevard, Beverly Boulevard, Whittier Boulevard, Washington Boulevard, and Garfield Avenue. Also, please note that the majority of parcels identified through this effort will be consistent with the general plan upon approval of the proposed amendments, although some parcels may remain unconsistent and will be evaluated and considered for potent potential general plan designation amendments or reszoning at a future date. The slide before you is the existing and current zoning map that we have and utilize as well as on our city website. The slide before you is the proposed zoning map with all proposed reszone

parcels. To correlate with the resoning, the proposed comprehensive zoning map updates advances this vision by enhancing opportunities for increased residential density along these corridors, supporting the provision of affordable and accessible housing and encouraging mixeduse development. Staff has also highlighted the underlying specific plans, adding the downtown specific plan and the Mon B Monabello Hills specific plan as a separate legend as these specific plans take precedent of the underlying zone. For reference, the proposed resoning ordinance is provided in attachment E and the updated zoning map is attachment F of the staff report. The proposed amendments to title 17 of the Montabelli Municipal Code and the zoning map are consistent with the 2040 general plan for which a final environmental impact report was approved by the city council on April 10th, 2024 in compliance with the SQA guidelines. The final EIR evaluated the environmental impacts of implementing the general plan, specific plan, and related zoning updates, and includes adopted findings, a statement of overriding considerations, and a mitigation monitoring and reporting program. The 2040 general plan includes the city's sixth cycle housing element, which was previously adopted and certified by the California Department of Housing and Community Development, and was also analyzed within the final EIR. The proposed zoning text and map amendments are within the scope of the certified EI and do not result in new or more severe impacts. No further environmental review is require required pursuant to SQA guidelines section 15162 and 15168. On January 23rd, 2026, the public hearing notice was published in the Montabelloo News. [snorts] Staff recommends that the planning

commission adopt resolution number 226 recommending that the city council introduce and adopt ordinance number 2487 approving tax code amendment number PC 20260013 TCA amending chapter 1722 titled commercial zones generally of the Montabella Municipal CO to establish new mixeduse development standards applicable to the C1 and C2 zoning districts. along with related updates incorporating mixeduse development provisions into chapter 1722 and adopt ordinance resolution number 0226 recommending that the city council introduce and adopt ordinance number 2488 approving tax code amendment number PC 202260014TCA amending title 17 zoning of the Montabella Municipal Code to establish chapter 1721 titled object objective design standards to provide new objective design standards for residential and mixeduse development projects and adopt resolution number 0226 recommending that the city council introduce and adopt ordinance number 2489 approving tax code amendment number PC 202260015 TCA amending chapter 1774 titled site plan review of the Montabella Municipal Code to update thresholds for when a site plan review is required. Remove provisions that allow the combination of multiple discretionary entitlement approvals under a single application and include an exception that would allow certain qualifying mixeduse or residential projects to be reviewed ministerally and adopt resolution number 0226 recommending that the city council introduce and adopt ordinance number 2490 related to proposed zone changes under case number PC 2026 0016 ZC

approving the reszoning of certain properties to ensure consistency with the land use designations established by the Montabella 2040 general plan and the opportunity sites identified in the city's six cycle housing element and adopts resolution number 0226 recommending that the city council approve an amendment to the city zoning map to ensure consistency with the land use designations established by the Montabella 2040 general plan and the opportunity sites identified in the city's six uh cycle housing element. Oops. And to determine and find that the proposed amendments to title 17 of the Monabella municipal code and the zoning map are within the scope and consistent with the 2040 general plan for which the city council certified a final environmental impact report on April 10th, 2024 in compliance with SQA. Thank you. Thank you so much. Well, well done. My goodness. [laughter] A lot

I have [laughter] it. It's okay. Yeah. [snorts] Um, any questions for staff? Comments? I don't have questions, but I do have comments. Well done. Um yes,

I know everyone is in agreement with that, but um just um looking at the focus of the objective and you know where the efforts were made to kind of expand the the municipal code u in the corridor or in the are focused in the corridors where we would expect this where it doesn't impact one and two family zones and areas. Um it also incorporates the you know Montabella Hills which is also good. I mean all the right areas that I think you know uh could justify this um change are where the focus was. So good job. the um uh scale of um projects that would be exempt from you know a condition use permit or a variance um al also within the scale of our city. They're not we're not LA city. We're not going to um promote monstrosities you know of buildings that would be out of character in our city. So that you know objective was also right on target. So um excluding projects beyond 10 units I mean under 10 units is also you know right on target with the objective. So um just overall it was well done. So, thank you. Appreciate this. And I think um it it will promote the the the right type of development that our city could benefit from, but also not hurt it in ways that would change our way of life. Um as we, you know, appreciate here in our small but big city. So, thank you.

Thank you, Victor. Appreciate it. Any other comments, questions? I think that was a good uh comment and I I do second what you you said commissioner

I have a quick maybe question or comment uh don't know which one it is but do we have a sense of is did did the reszoning uh move to create more how do I say this uh less restrictive zones or more restrictive zones. I'm not sure exactly how to verbalize that question, but I'm wondering if if we netted a loss in say manufacturing areas and we gained more commercial or more areas that would result in the ability to be have mixed use um residential, commercial, things of that [snorts] nature.

Yes. And I'll I'll answer that, Mr. Chair. Um so in our current zoning code, mixed use is not allowed on any of the in any of the commercial zones. Um staff really has to be creative when we get when we get approached for mixed use projects. Um and and it it creates a scenario where um you either need to um have a certain amount of uh you know square footage or acreage for the lot area to to you know have what's called a uh a planned unit development or a plan unit district. I forgot how it's referred to but it's a mini specific plan which is you know an entitlement process that has to work its way through the council. Um, so what we're doing here is we're really um kind of we're implementing the goals and the visions of the general plan where we're focused on the corridors and we're really creating opportunities for mixed use um where we're bringing I think more um housing, quality housing and also uh with the incentive for affordable housing mixed into these projects. I think that's one of the um objectives of this uh zoning code update is really to encourage um development that incorporates at least a minimum of 20% of mix of affordable housing and in addition to that bringing new retail opportunities. I think uh you know mixed use is very important right because you bring in retailers um whether they're local serving or or regional um it just depends on the project but creating an opportunity for them to come in and um incentivize them to use these uh new zoning standards to to move the project forward I think it it helps overall um with regard to the industrial we we are not um we didn't focus on any of the M m zones this this um the objective here is really focused on the commercial C1 and C2 zones. Uh and again, we didn't uh disrupt the residential areas either. Um we really wanted to just focus on the corridors as it was mentioned. So I think this will be a a step in the in the right direction. Um and also just again implementing the the goals and

policies in our plans which including the housing element. Can I make a comment to that? So, um, that's and I really, you know, I think I understood Commissioner Medino's question about the loss of zones because I think it's a good question to clarify. The zones are already existing. We just expanded the opportunity in the existing zones in the right corridors to expand that opportunity to build, you know, beyond just commercial um, you know, uh, type buildings, but the expand the opportunity to also include residential, right? And I think that was good. Thank you. That that is absolutely correct

and I think this will be great contribution to the affordable housing as we're seeing more you know the the incrementation of of more development. Yeah. So great. Thank you so much.

I I just had a clarification question really quick. Uh for the proposed versus the existing zoning map, I see that a few of the parcels are just uh blank where they were colored before. I I don't know if that's just a like a a fill-in issue or you know, anything like that, but I I think it's off of I don't even know where that is. right off of Garfield almost right there. Uh and I think near the water uh the water service.

Yeah, there's just a few. I I just wanted to ask [laughter] yes. No, that that is noted and um that appears to be maybe a glitch in the um in the copy. This was done with the GIS layers. you know, they could be Well, we we'll make sure that that is that is corrected. All right. Thank you for pointing that out. I just wanted to make sure no nonzoning. Thank you. Yeah. Make sure we didn't lose any land here. [laughter]

That was your original question, right? [laughter]

Yeah, this is really good. I I I mean, I agree with everybody else. It's it's a step in the right direction. I think it it will further expand the um the interest that I believe the city has already developed. Uh recently we were uh not nominated but we were uh the most business friendly city designated designated the one of the uh biggest uh business the most the most [laughter] the most businessfriendly city

and I I think that comes with uh having the right policies in place. So again, kudos to to the planning staff, kudos to uh Director Palumbi for going through this exhaustive effort to make this city better. If I may, Mr. Chair, it is a team effort and we're all part of the team. Um and really, you know, I think we are moving [clears throat] uh in the right direction. So, thank you for acknowledging that. Thank you. All righty. Any more questions, comments for staff? No. I guess I have to close the public hearing

earlier. [laughter] Gotcha. So again, no public comment received. Open. Close this one or open public comment? Let me go ahead and open public comment.

Any public comment received? I'm going to close public comment and uh get back to the agenda. All righty. So, I'm going to bring it back to the commission. Um can I entertain a motion for a brave soul to read through this whole [laughter] You do [laughter] [laughter]

all right. Help me Lord. [laughter] Oh no.

Motion. I'll motion to approve amendments to provisions of title 17 zoning of the city of Montabalo municipal code related to mixeduse development standards objective design standards for residential and mixeduse developments site plan review standards and corresponding amendments to the zoning map consistent with the Montabalo 20 uh 2040 uh general plan and the city's housing element with the recommendations to adopt resolution number 02-26 recommending that the city council introduce and adopt ordinance number 2487 approving text code amendment number PC uh-2026-000013-tc amending chapter 17.22 22 titled commercial zones generally of the Montabalo municipal code to establish new mixuse development standards applicable to the C-1 neighborhood commercial and C2 general commercial zoning districts along with related updates incorporating mixeduse development provisions into chapter 17.22 22 and adopt resolution number 02-26 recommending that the city council introduce and adopt ordinance number 2488 approving text code amendment number PC-2026-000014-TCA amending title 17 zoning of the MMC to establish chapter 17.21 21 titled Objective Design Standards to provide new objective design standards for residential and mixeduse development

projects and adopt resolution number two 026 recommending that the city council introduce and adopt ordinance number 2489 approving text code amendment number PC2060015- TCA amending chapter 17.74 titled site plan review of the MMC to update thresholds for when a site plan review is required. Remove provisions that allow the combination of multiple discretionary uh entitlement approvals under a single application and include an exemption exception that would allow certain qualifying mixed use or residential projects to be reviewed ministerally and adopt resolution number 02-26 recommending that the city council introduce and adopt ordinance number 2490. 0 related to proposed zone changes under case number PC2060016-Z approving the reszoning of certain prop properties to ensure consistency with the land use designations established by the Montabalo 2040 consistency with the land oh general plan and the opportunity sites identified in the city's six cycle housing element 2021 through 2029 and adopt resolution number 02-26 recommending that the city council approve an amendment to the city's zoning map to ensure consistency with the land use designations established by the Montabelloo 2040 general plan and

the opportunity sites identified in the city's six cycle housing element 2021 through 2029 and determine and find that the proposed amendments to title 17 of the MMC and the zoning map are within the scope of and consistent with the 2040 general plan for which the city council certified a final environmental impact report on April 10th, 2024 in compliance with the California Environmental Quality Act sequel. [laughter] Thank you so much.

Can I get a the simple one? Who gets Who wants a second? [laughter] I'll second. I'll second that. Commissioner Qua seconds. Okay, we're going to get a roll call, please. I'm almost forgetting here. Commissioner Lopez, hi. Commissioner Quueves, I. Commissioner Morales, I. Chairperson Medina I. The motion passes. Thank you so much. Commissioner Morales. Thank you so much. [laughter] Thank you.

Okay. Next. Moving on to the next item would be the any planning commission orals. No takers. No. I I do want to uh first and foremost thank Commissioner Lopez. I understand this is his last meeting. perhaps I I don't want to steal a thunder. Maybe you can tell us where he's going.

Uh thank you. So uh it's it's a little bit sudden because it was unexpected. Uh but I have received a job offer uh from an architecture company in Japan. So I will be moving out there for at least two years but uh possibly more hopefully more. And at the same time, uh, my fiance will also be having a job out there teaching English. So, uh, the last meeting I didn't get to come because I was, uh, doing interviews over there. And at the same time, I went and bought a house uh, for us to live in while we stay. So, this is all really sudden for everyone. I I'm packing uh, fervently right now and uh, yeah, trying to figure it all out. So, thank you.

Congratulations. Big move. Big move. Thank you. But, uh, thank you to everyone, planning, commission, everyone. Uh, unfortunately, it wasn't a full year yet, but I really enjoyed my time and learned a lot from everyone. And, you know, I hope to, you know, help in the future as much as I can. Maybe come back if I am able to. But, uh, thank you for everything. I appreciate every everything I've learned, everything we've deliberated on and yeah.

Yeah. Well, well, thank you more more than anything else. You know, your service was invaluable to the city. I think you brought in some really relevant experience. Uh your background definitely was was helpful. Um and I want to thank you. Thank you for your time and I wish you the absolute best. Hopefully we get you back in two years. Uh a better person. Uh uh not that you're bad bad person now. [laughter] That didn't come out like a a greater person than what you are now. Um for the benefit of the city, of course. Thank you. Congratulations, first of all, and we have a place to stay in Japan if we're No, I'm just kidding. [laughter]

Best [laughter] give me your address. Congratulations. Thank you for, you know, as Commissioner Medina indicated for your contributions, you know, very valuable. You, you know, you you um uh brought in an architectural perspective that um you know, uh that was good when it came to details that were important and necessary. So, thank you. Appreciate it. And sorry to see you go, but like Commissioner Medina said, maybe we'll have you back um a couple years. Thank you so much. Anybody else? No. Neckis go ahead and call this meeting adjourned.