Local zoning · Montebello

Montebello — Overlay Districts

Overlay Districts under the Montebello local zoning and planning code, with the controlling citations.

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Last reviewed: July 2, 2026

Overview

Montebello’s zoning ordinance uses a set of overlay designations that modify or add rules on top of the underlying zone for specific geographic areas or policy goals. The city’s overlays include the Brownfield (BF) overlay, the Density (D‑#) modifying overlay, Planned Development (PD) overlays, and a series of overlays inside the Downtown Montebello Specific Plan (for example, Shopfront Frontage and Spatial Enclosure). Each overlay is procedural and substantive: it defines purpose, permitted or prohibited uses, and specific development standards that either supplement or supersede the underlying zone standards. See the city’s base development rules at Montebello Development Standards and parking rules at Montebello Parking for how overlays interact with general standards.

How to read this page

  • Every rule below is tied to the municipal code by the controlling code section (the § number) and the local file citation.
  • Links in the text point to Montebello topic pages you will most often use during project planning: design review, signage, nonconforming uses, variances, landscaping, ADUs, and the state building code references.

District-by-district breakdown

Brownfield Overlay — BF (Chapter 17.49)

Purpose and where it applies

  • The Brownfield overlay (BF) targets an approximately fifty‑five acre former landfill area bounded by the Atchison Topeka & Santa Fe railroad tracks, Maynard Road, the Rio Hondo Percolation Basin (Bluff Road), Slauson Avenue and a railroad spur near Chapin Road; the exact boundary is shown on an Exhibit A attached to the chapter. § 17.49.010

Typical permitted uses

  • Permits all uses and accessory uses allowed in the underlying zone (notably M‑2 heavy manufacturing) plus explicit trucking‑related uses such as truck terminals, truck transportation yards, and truck transfer/storage (these trucking uses are listed as permitted in § 17.49.040). § 17.49.040

Prohibited or limited uses

  • Uses specifically prohibited for the underlying M‑2 zone remain prohibited in the BF unless the chapter says otherwise; the Director may add prohibitions by finding similarity to the listed prohibited uses. § 17.49.050

Key development and operational standards (that supplement the underlying zone)

  • Underlying lot area, coverage, yards/setbacks, building heights, landscaping and parking remain those of the underlying zone unless superseded. § 17.49.060.A.1
  • Screening: all properties must be screened from public right‑of‑way to the satisfaction of the Director. § 17.49.060.B.1
  • Walls and planters adjoining residential zones: a solid decorative wall of at least eight feet is required along property lines abutting residential zones (three‑foot decorative wall within residential front yards with optional wrought iron on top); additionally a ten‑foot fully irrigated planted buffer is required along those property lines. § 17.49.060 (standards)
  • Trucking operational buffer and layout: truck parking/parking of trailers/fleet must be located a minimum of 100 feet from any property line shared with a residential zone (customer/employee parking allowed within that buffer); truck loading doors should not front the public street unless fully screened; trucks must not back in or onto the public right‑of‑way. § 17.49.060.B.3, B.5
  • Trash and service separation: trash / utility bins shall be located a minimum of 100 feet from any property line shared with a residential zone. § 17.49.060.B.4
  • Photometric plan: lighting must be demonstrated to meet limits (e.g., not exceed 0.5 foot‑candles along residential property lines). § 17.49.060.B.1.c
  • Intermodal containers: stacking permitted up to four containers high (maximum forty feet) and not subject to screening, but stacking must have a five‑foot setback from property lines that abut public right‑of‑way. § 17.49.060.B.10

Practical notes

  • The director can grant deviations for existing heavy trucking uses when strict compliance is physically impractical; but intensification or major expansion of trucking uses must meet all standards. § 17.49.060 (deviation & intensification rules)

Density Overlay — D (Chapter 17.48)

Purpose and where it applies

  • The Density overlay (shown on the zoning map as a symbol D followed by a number, e.g., D‑14) is a modifying overlay that adjusts the maximum dwelling units per acre for residential parcels in combination with their base zone. It is applied only after public hearings and specific findings. § 17.48.010–.040

Typical permitted uses and effect

  • Uses remain those of the underlying zone; the overlay only modifies density limits by setting a maximum number of dwelling units per acre as indicated by the numeric suffix. § 17.48.030

Key standards

  • The numeric figure following D indicates the maximum units per acre; the density overlay’s density rules supersede the density regulations of the underlying residential zone. § 17.48.020–.030

Practical notes

  • The overlay is activated only after a zone reclassification process (public hearing findings required); verify whether a parcel’s D value already appears on the zoning map and, if not, a reclassification is required. § 17.48.040

Planned Development Overlay — PD (Chapter 17.38)

Purpose and where it applies

  • The Planned Development (PD) classification functions as an overlay (the zoning map shows the parenthetical PD after the primary zone symbol) to allow integrated, flexible site design and mixed uses subject to a precise plan of development and findings. § 17.38.050–.070

Typical permitted uses

  • Uses and densities generally follow the underlying zoning classification but the PD can authorize a tailored mix of uses and modify standards if the PD approval explicitly does so. § 17.38.060–.070

Key standards and process

  • Minimum site area thresholds for PDs (e.g., 2 acres for multiple commercial/industrial occupancy; 1 acre for mixed‑use; ½ acre for certain residential PDs) and the required content for a precise plan (maps, covenants, phasing, etc.) are spelled out in the PD chapter. § 17.38.040, .090–.110
  • A PD’s precise plan may supersede certain underlying standards where expressly stated; conditions of approval may include recorded covenants, and the PD is created through the zone reclassification process. § 17.38.050–.070

Practical notes

  • The PD pathway is discretionary and requires public hearings; the approved PPD controls the subsequent permits for the site. § 17.38.100–.110

Downtown Specific Plan overlays (Downtown Code / Chapter 17.040.110)

Purpose and where it applies

  • The Downtown Montebello Specific Plan (the “Downtown Code”) establishes zoning districts and several overlays that apply only inside the Downtown Code boundaries (as shown on Figure D.4). The Downtown Code defers to, and where conflicting, supersedes the rest of Title 17 for properties within its area. Downtown Code 4.2A–4.9

Representative overlays inside Downtown

  • Shopfront Frontage Overlay — requires shopfront frontage and minimum floor‑to‑ceiling height to support active ground‑floor retail, live/work and pedestrian‑oriented uses. 4.2A.2.b (Shopfront Frontage Overlay)
  • Spatial Enclosure Frontage — requires building facades to align to form coherent public realm enclosure along specified streets or open spaces. 4.2A.2.c (Spatial Enclosure Frontage)

Key development standards and effects

  • The Downtown overlays regulate building placement, frontage types, allowed encroachments, parking placement, building height/size, and required parking as defined in the Downtown Code tables and the Regulating Plan (Figure D.4); where a conflict exists the Downtown Code controls. 4.2 and 4.9

Practical notes

  • The Downtown Code includes specific shopfront and frontage requirements that can make on‑site parking and building coverage expectations different from the rest of the city; plan review and minor deviation rules are also specified in the Downtown Code. 4.9 (Minor Deviations and Review Authority)

HOO (Article/Zone 17.47)

Purpose and where it applies

  • The ordinance contains an article under 17.47 that establishes an HOO zone. The chapter prescribes permitted uses (reference to underlying zone uses) and project review processes for HOO properties. § 17.47.040–.080

Typical permitted uses and process

  • All uses allowed in the applicable underlying zone are allowed; multiple‑family dwellings are explicitly allowed. Administrative review by the Director is available for projects complying with the standards; non‑complying projects go to the Planning Commission. § 17.47.040–.070

Key standards

  • HOO projects conform to the development standards of the R‑4 zone unless otherwise specified. Regulatory agreements and deed restrictions are required where the HOO article conditions affordable housing elements. § 17.47.060–.080

Practical notes

  • HOO includes density floors/ceilings and mandatory regulatory agreements for certain affordable housing projects — read § 17.47.050–.080 for details. § 17.47.050–.080

Quick reference table — most decision‑relevant overlay rules

Overlay / Standard Decision‑relevant rule (bolded) Typical code reference
Brownfield (BF) Permits heavy trucking uses; require 8‑ft decorative wall adjacent to residential; 10‑ft planter buffer; 100‑ft truck/trailer parking & trash buffer; lighting not to exceed 0.5 fc at residential lines. § 17.49.040, § 17.49.060
Density Overlay (D‑#) Numeric suffix sets maximum dwelling units per acre and supersedes underlying density. § 17.48.020–.030
Planned Development (PD) PD designation appears as (PD) after zone symbol; precise plan required; PD can supersede underlying standards where expressly stated. § 17.38.050–.070, .090–.110
Downtown overlays Overlays like Shopfront Frontage require active ground‑floor shopfronts; Downtown Code controls where conflict exists. Downtown Code 4.2A, 4.9
HOO Conforms to R‑4 development standards; administrative review if compliant; regulatory agreements for affordable units. § 17.47.060–.080

Checklist — what an applicant must satisfy (preliminary)

  • Confirm whether the parcel is mapped with an overlay (e.g., BF, D‑#, (PD)) on the official zoning map; if uncertain, verify with Planning. § 17.49.010; § 17.48.020
  • If BF applies: prepare screening/landscaping plans showing 8‑ft wall and 10‑ft planter where abutting residential and photometric plan showing ≤ 0.5 fc at residential property lines. § 17.49.060
  • If truck operations are proposed in BF: demonstrate truck circulation that prevents trucks from backing into public right‑of‑way; show 100‑ft buffers for truck/trailer parking and trash from residential lines where required. § 17.49.060.B.3–B.4
  • If parcel carries a D‑# overlay: calculate maximum units using the overlay numeric value and cite § 17.48.030 in submittal. § 17.48.030
  • For PD proposals: prepare a Precise Plan of Development (PPD) with required materials, acreage thresholds, phasing, covenants and submit for public hearing. § 17.38.040, .090–.110
  • For Downtown Project: demonstrate compliance with Downtown Code frontage overlays (Shopfront/Spatial Enclosure), required parking placement, and follow minor deviation rules if seeking adjustments. Downtown Code 4.2, 4.9
  • Verify signage commitments with Montebello Signage rules and ensure sign plans conform to Chapter 17.62. § 17.49.060.A.2
  • Check whether the project triggers design review under the city’s site plan and design processes at Montebello Design Review; submit required studies (lighting, landscaping, stormwater) and meet the California Building Standards Code (Title 24) where building permits are required. § 17.49.060.A.4; Downtown Code 4.9

Risks & Ambiguities

Issue Why it matters What to verify
Brownfield contaminant risk and cleanup obligations The BF overlay exists because the area may have hazardous substances; environmental constraints can limit buildability or require mitigation. Confirm environmental status, any required remediation or environmental review; Exhibit A map and any environmental studies. (Not found in retrieved materials; verify with Planning).
Exact overlay map boundaries Boundaries (Exhibit A, Figure D.4) determine whether overlay standards apply. Obtain the official zoning map / Exhibit A from Planning; parcel‑specific confirmation is required. § 17.49.010; Downtown Code Figure D.4
Director discretion and deviations The code allows the Director to permit deviations for existing trucking uses — creates unpredictability for new applicants. Verify precedents and whether the Director will require full compliance vs. allow deviations; request a pre‑application meeting. § 17.49.060 (director deviations)
Conflicts between Downtown Code and Title 17 Downtown Code intentionally supersedes Title 17 where it applies; this can change parking, frontage, and coverage expectations. Determine whether property lies inside Downtown Code boundaries; if so, use Downtown Code tables and figures. Downtown Code 1.2A, 4.2A
Nonconforming use treatment Prior uses may be protected but limited; expanding or changing may trigger different rules. Review Montebello Nonconforming Uses chapter for restoration and expansion limits before proposing intensification. § 17.54 (Not all application rules reproduced in retrieved snippets)

Information Gaps

  • The actual zoning map exhibits (Exhibit A for BF, Figure D.4 for Downtown overlays) were referenced but images/attachments were not included in the retrieved materials. Verify map boundaries with Planning. Not found in retrieved materials.
  • Detailed procedural forms, application checklists, fee schedules and the sample language of regulatory agreements (for PD or HOO affordable unit requirements) are not contained in the snippets provided. Not found in retrieved materials.
  • Parcel-specific environmental reports or Brownfield remediation plans that could affect buildability are not included here. Not found in retrieved materials.

Plain-English Summary

If your Montebello property carries an overlay label (for example BF, D‑14, (PD) or a Downtown overlay), that label adds extra rules on top of your base zone: it may change how many homes you can build, allow (or tightly regulate) trucking operations, require particular frontages or shopfronts downtown, or require a precise site plan for coordinated development. Always confirm overlay mapping with Planning and follow the specific overlay § requirements (for example § 17.49.060 for Brownfield) before assuming your project meets the rules.

Source References

  • Brownfield overlay (BF) — § 17.49.010–.070 in the Montebello Zoning Code.
  • Density overlay (D‑#) — § 17.48.010–.040 (density modifying zone).
  • Planned Development (PD) — § 17.38.040–.110 (PD creation, PPD content, thresholds).
  • Downtown Montebello Specific Plan / overlays — Downtown Code 4.2A, 4.9 and related tables (Regulating Plan, Figure D.4).
  • HOO zone — § 17.47.040–.080 (uses, density, review and regulatory agreements).
  • Nonconforming uses — Chapter 17.54 (general nonconforming rules referenced).

Additional Montebello resources referenced via internal topic pages used above:

  • Montebello Development Standards: /us/california/montebello/development-standards
  • Montebello Parking: /us/california/montebello/parking
  • Montebello Design Review: /us/california/montebello/design-review
  • Montebello Signage: /us/california/montebello/signage
  • Montebello Nonconforming Uses: /us/california/montebello/nonconforming-uses
  • Montebello Variances and Exceptions: /us/california/montebello/variances-and-exceptions
  • Montebello Landscaping and Screening: /us/california/montebello/landscaping-and-screening
  • Montebello ADUs: /us/california/montebello/adu
  • California Building Standards Code (Title 24): /us/california/building-codes

Sources

Retrieved passages

  • Montebello Zoning Code (§ 3) High relevance
  • Montebello Zoning Code (§ 9255) High relevance
  • Montebello Zoning Code (section establishes) High relevance
  • Montebello Zoning Code (§ 3) High relevance
  • Montebello Zoning Code (§ 4) Medium relevance
  • Montebello Zoning Code (§ 3) Medium relevance
  • CFC § 3 (Chapter 17.62) Medium relevance
  • Montebello Zoning Code (§ 6) Medium relevance

Cited sections

Frequently asked questions

What is the Brownfield overlay (BF) and where is it mapped?

The BF Brownfield overlay is a special overlay that applies to an approximately 55‑acre former landfill area in Montebello; it is mapped on an Exhibit A attached to the ordinance and designated on the zoning map with a BF symbol — see § 17.49.010 for purpose and mapping information.

What heavy trucking uses are allowed in the BF overlay?

The BF overlay expressly permits truck terminals, truck transportation yards, and truck transfer/moving/storage in addition to the underlying zone uses; see § 17.49.040 for the list of permitted trucking uses.

How does the Density overlay change how many homes I can build?

A Density overlay is shown as D plus a number (for example D‑14) and that number is the maximum dwelling units per acre for the parcel; the overlay’s density rule supersedes the underlying zone’s density. See § 17.48.020–.030.

If my property is in the Downtown Specific Plan, which rules apply?

Properties inside the Downtown Code boundaries must follow the Downtown Code’s zoning districts and overlays (for example Shopfront Frontage), and where there is a conflict the Downtown Code controls over the rest of Title 17. See Downtown Code 1.2 and 4.2.

Do overlays change parking and setback requirements?

Yes — overlays often supplement or supersede underlying parking, setbacks and coverage rules (for example Downtown overlays change frontage and parking expectations; the BF overlay defers generally to the underlying zone but adds special buffering/screening requirements). Always check the overlay text and the Montebello Development Standards and Montebello Parking tables. § 17.49.060; Downtown Code 4.2

Are there automatic variances for existing heavy trucking uses in the BF?

The Director may grant specific deviations for existing heavy trucking uses where strict compliance is impeded by physical constraints, but intensification or substantial expansion must meet the chapter’s requirements. See the deviation and intensification language in § 17.49.060.

If an overlay conflicts with the underlying zone, which rule controls?

Most overlays are written to either modify or supersede particular underlying zone standards. In the Downtown Code the Downtown standards explicitly prevail where conflicts occur. For density overlays the overlay density supersedes underlying density limits. See § 17.48.020 and Downtown Code administrative provisions.

What development materials will I typically need for an overlay‑area project?

Typically you will need site plans showing setbacks, screen walls and landscaping (e.g., 10‑ft planter for BF), photometric plans, truck circulation plans if applicable, any environmental/ remediation documentation for Brownfield sites, and the applicable design review or PD precise plan materials listed in the code. See § 17.49.060, § 17.38.090.

Can an overlay prevent an otherwise‑permitted use in the underlying zone?

Yes — overlays can add additional prohibitions or conditions (for example BF prohibits certain M‑2‑prohibited uses and the Director may deem additional uses prohibited) and a PD may condition or alter allowed uses. Check the overlay’s prohibited‑use section. § 17.49.050; § 17.38.060

Who decides whether a use similar to a listed use is allowed under an overlay?

In several overlays the ordinance authorizes the Director of Planning and Community Development to determine that an unlisted use is similar and therefore allowed (or prohibited) under the overlay; such administrative interpretations may be appealable. See § 17.49.040.B and Downtown Code interpretation provisions.

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