1. Why revisit housing and zoning policies right now?
The City has a critical opportunity to re-evaluate how to address vacant commercial space. With high building vacancies in some areas, we must pivot the City’s land use strategy to prevent long-term blight and foster the development of vibrant and thriving neighborhoods
2. What happened to the data center proposed at Saturn Park?
The developer officially withdrew their application. This followed intense community opposition, the City Council's implementation of an ordinance prohibiting data centers, and the Council's decision to pursue a ballot measure banning data centers.
3. What does the City hope to accomplish with this new engagement effort?
The City aims to transition a rigid zoning approach to one that allows for flexible development. The City Council is interested in hearing ideas about ways to potentially transform empty office parks into walkable neighborhoods that integrate residential, commercial, and retail uses, which will boost local tax revenue and create vibrant community spaces.
4. How does this address Monterey Park's housing needs?
The State of California requires Monterey Park to plan for an additional 5,257 new housing units between 2021 and 2029. Re-zoning vacant commercial areas for housing can help the City meet this legal obligation while providing workforce housing—such as townhomes and condominiums—so young families and seniors can afford to stay in our City.
5. What will happen if the City does nothing?
Doing nothing is not a viable option; it will result in continued deterioration and blight of our commercial sectors. Furthermore, failing to proactively update our housing policies leaves the City vulnerable to state penalties and projects that invoke state laws which bypass Monterey Park's local zoning and housing laws.
6: How is the City navigating the impact of short-term rentals on housing stock?
Short-term rentals (Airbnb/VRBO) are currently permitted with a specific permit process through the Community Development Department. The City is actively working on additional policies surrounding short-term rentals which will be brought forward for City Council discussion.
7. What is the role of public feedback in this process?
Public input is the cornerstone of engagement. As a result of productive community conversations around the Saturn Park data center, the City is seeking feedback to ensure that any new approach to zoning and housing reflects the community’s desire for safe, vibrant, and family-oriented neighborhoods. We invite all residents to participate in upcoming workshops to help shape the future of Monterey Park.
8. Didn't we already vote regarding land uses with Measure JJ in 2020?
Yes, voters approved the 2040 Land Use Element (Measure JJ), which designated areas like Saturn Park for "Innovation/Technology". Since 2020, however, the economic landscape has changed drastically. Importantly, Measure JJ explicitly authorized the City Council to adopt the flexible zoning regulations needed to implement the plan and improve the City's livability. But Measure JJ did not give the City the ability to proactively respond to changing economic and housing priorities. We now need a new approach to addressing underutilized areas like Saturn Park.
9. Is it feasible to implement a vacancy tax on empty commercial units? For example, if a property has been vacant for six months?
A commercial vacancy tax is a tool that some cities have explored to encourage property owners to activate long-term vacant spaces. However, implementing this type of tax requires careful consideration, including legal authority, administrative requirements, economic impacts and potential unintended consequences.
In California, cities cannot create new taxes without voter approval. A vacancy tax would need to be structured carefully so that it achieves the intended goal of encouraging productive use of commercial properties. Additionally, these taxes can be difficult to apply because they would require a great deal of time to monitor effectively.
The City continues to explore strategies to reduce long-term vacancies, including working with property owners, supporting business attraction efforts, streamlining development processes, and identifying tools that encourage investment in underutilized properties.
10. As the City develops to meet the need for business opportunities and housing options, how will this impact City services such as police, fire, animal services, and code enforcement? Will staffing requirements increase?
New development can increase demand for services; however, it can also generate additional revenue through sources such as property taxes, sales taxes, business license fees and other revenues that help support City operations. New developments are also required to pay Development Impact Fees that go towards improving and expanding capital improvements to City facilities such as recreation spaces, parks and the Library.
Staffing needs are continuously monitored based on service levels, community needs, workload, and available funding. Any future staffing increases would be evaluated through the City’s budgeting process to ensure resources are aligned with community priorities.
11. What incentives exist for small businesses (as opposed to larger corporations) to develop in vacant areas?
The City recognizes that small businesses are an important part of the community and local economy. While cities typically do not control which businesses choose to locate in privately owned commercial spaces, there are several ways a city can support small business growth.
Monterey Park’s Economic Development Division is responsible for encouraging business investment opportunities and job creation, expanding the City's tax base, supporting business attraction and retention activities, and assisting business building efforts.
Economic Development also runs the Monterey Park Business Alliance (MPBA), a collaborative, City-led initiative which supports businesses of all sizes and sectors through valuable resources, networking opportunities and concierge services.
Our Economic Development staff:
- helps business owners navigate the business creation process,
- conducts outreach within the business community to identify the needs and concerns of local business owners,
- identifies and creates programs to assist local businesses,
- Provides grants to small businesses
- locates underused commercial properties and works with owners and leasing agents to help them find the right tenants,
- markets and promotes the City at events like the International Council of Shopping Centers conference to attract high-profile tenants,
- manages the lease and sale of City-owned properties, and
- acts as liaison to the Economic and Business Development Commission
The City’s goal is to create an environment where businesses of all sizes can successfully open, grow and contribute to the community.
12. How does the City get businesses like Trader Joe’s or IKEA to come to the City?
Attracting major retailers is a collaborative process between the City, property owners, developers, brokers, and the businesses themselves. Cities generally cannot require a private company to locate in a particular community.
Companies evaluate many factors when selecting a location, including available sites, market demand, demographics, customer base, access, parking, real estate costs and long-term business potential.
The City’s role is to create conditions that make the community attractive for investment by maintaining a strong economic environment, supporting quality development, planning for appropriate commercial areas, and working with property owners and businesses interested in locating here.
13. Can the City outright deny any project? What are the State limitations on local control?
The City has the authority to review and make decisions on development projects based on adopted plans, zoning regulations, building standards, and other applicable laws. However, that authority is subject to limitations established by the State of California.
State laws limit local discretion in certain areas, particularly related to housing production, environmental review and development standards. For example, cities must comply with State housing laws and cannot deny projects that meet all applicable requirements simply because the City or community may prefer a different type of development.
The City’s role is to balance community goals, local planning priorities, legal requirements, and responsible growth while ensuring decisions are consistent with adopted policies and State law.
14. Can’t we just turn vacant lots into parks?
Turning vacant land into parks can be a great opportunity in some circumstances, but it depends on many factors, including property ownership, funding availability and long-term maintenance costs.
Vacant properties are privately owned, meaning the City cannot simply convert them into public parks without acquiring the property or reaching an agreement with the owner for its long-term use. Purchasing land and developing parks requires significant funding, and ongoing maintenance costs must also be considered.