Montebello, California Zoning Map

Heavy Manufacturing (M-2, ~349 acres) and Light Manufacturing (M-1, ~287 acres) together account for over 635 acres of industrial-zoned land, with additional capacity in the PD-overlaid variants. Montebello's location along the 60 freeway and proximity to the City of Commerce industrial corridor make this land competitive for logistics, warehousing, and manufacturing tenants. Buyers should distinguish between standard M-1/M-2 parcels and those with PD suffixes, as the latter carry individually negotiated development standards.

The city has four residential tiers above single-family: Two Family (R-2, ~62 acres), Multiple Family (R-3, ~495 acres), and High Density (R-4) in several configurations totaling roughly 56 combined acres. R-3 is the workhorse multifamily district at nearly 500 acres. Several R-3 and R-4 sub-zones carry PD and Specific Plan overlays with density suffixes in their codes (e.g. R-3-PD-D-19, R-4-PD-D-46) that specify approved densities - confirm these against actual entitlement records.

R-A at approximately 1,000 acres is likely a transitional large-lot residential classification common in older LA-area cities where agricultural legacy lots persist. Uses typically include single-family homes on larger parcels, with some agricultural accessory uses permitted. This zone can be a redevelopment opportunity where infrastructure capacity exists, but any intensification beyond by-right single-family use typically requires a General Plan amendment or rezoning application.

Montebello attaches PD and SP suffixes to most major zoning categories - from R-1-PD to M-2-PD to C-2-SP - indicating that a significant portion of larger or strategically positioned parcels operate under custom development agreements. These overlays can unlock higher density or more flexible uses than the base zone allows, but they also tie the parcel to specific approved plans. Due diligence should include pulling the specific plan documents for any PD or SP-designated site.

General Commercial (C-2, ~210 acres) is the primary commercial district, supplemented by a C-2-PD variant (~130 acres) for larger or planned commercial sites. Neighborhood Commercial (C-1, ~15 acres) serves local retail needs. Heavy Commercial Limited Industrial (C-M, ~25 acres) bridges commercial and industrial uses. Commercial Restricted (C-R, ~5 acres) likely reflects special-use commercial nodes. Together, commercial districts total roughly 400 acres - consistent with a city anchored by arterial retail corridors.