parcel containing the target unit and shall contain provisions as the city may require to ensure con�nued compliance with this chapter and the State Density Bonus Law.
E. In the case of rental housing developments, the agreement shall provide for the following condi�ons governing the use of target units during the use restric�on period:
1. The rules and procedures for qualifying tenants, establishing affordable rent, filling vacancies and the proper management and maintenance of target units for qualified tenants;
2. Provisions requiring owners to verify tenant incomes and maintain books and records to demonstrate compliance with this chapter; and
3. Provisions requiring owners to submit an annual report to the city, which includes the name, address and income of each person occupying target units, and which iden�fies the bedroom size and monthly rent or cost of each target unit. (Ord. 1173 §1, 2014)
17.13.080 Changes in State Density Bonus Laws.
It is the intent of the city council that the provisions of this chapter shall be interpreted so as to fulfill the requirements of Government Code Sec�on 65915 et seq., notwithstanding changes in state laws revising percentages, numerical thresholds and/or other standards applicable to the gran�ng of density bonuses or related incen�ves that may occur a�er the effec�ve date of the ordinance codified in this chapter.
Accordingly, it is the further intent of the city council that any such changed percentages, numerical thresholds or other standards shall be deemed to supersede and govern any conflic�ng percentages, numerical thresholds or other standards contained in this chapter, to the maximum extent permited by law. (Ord. 1173 §1, 2014)
Chapter 17.14
OBJECTIVE DESIGN STANDARDS
Sections
17.14.010 Intent and purpose.
17.14.020 Applicability.
17.14.030 Site design.
17.14.040 Massing and form.
17.14.050 Entries and ground-level experience.
17.14.060 Landscaping and open space.
17.14.070 Parking and access.
17.14.080 Exterior and outdoor elements.
17.14.090 Façade and detailing.
17.14.100 Building equipment and service areas.
17.14.110 Artistic elements.
17.14.010 Intent and purpose.
The purpose of the Objec�ve Design Standards is to provide architectural and design requirements aimed at streamlining the approval process for qualifying mul�-unit residen�al developments. The Objec�ve Design Standards are intended to support a high-quality and desirable character for South El Monte.
17.14.020 Applicability.
The Objec�ve Design Standards only apply to qualifying mul�family and mixed-use projects unless specifically stated otherwise in this chapter. These qualifying projects are located on a site that is zoned for residen�al use (R-1, R-2, and R-3), commercial-residen�al use (C-R), or on a site that has a General Plan designa�on allowing residen�al use or a mix of residen�al and non-residen�al uses. These qualifying projects are defined as “Projects” in this chapter.
These standards serve as the minimum requirements and are mandatory for Projects with at least twothirds of the square footage of the development designated for residen�al use for which a streamlined approval process is requested pursuant to State law per Government Code Sec�on 65913.4. These standards shall supplement and be in addi�on to other objec�ve standards within the zoning district in which the Project is located. In the event of any inconsistency between these standards and other provisions established by South El Monte’s Zoning Ordinance (Municipal Code, Title 17), these standards shall prevail.
17.14.030 Site design.
A. Neighborhood compa�bility
1. Projects located in single-family residen�al areas shall orient entrances, pa�os, and landscaping to the street. Residen�al uses and ac�vi�es may be located near other residen�al uses.
2. Projects located in the commercial-residen�al zone (C-R) shall orient all ground floor commercial and residen�al uses to the street, plazas, or parks to encourage public ac�vity.
3. Projects adjacent to single-family residen�al areas and industrial areas shall install solid masonry walls and landscaping at the adjoining property line in compliance with required setbacks.
4. Uses that may generate noise levels over sixty (60) dB shall have primary entries, window openings, and permited outdoor uses front commercial streets and away from residen�al uses.
5. Projects located adjacent to industrial uses that may generate noise over sixty (60) dB shall have primary entries, window openings, and permited outdoor uses front commercial streets and away from industrial uses.
B. Transit connec�ons
1. Driveways shall not be located directly adjacent to bus stops to avoid conflicts between buses and vehicles entering or exi�ng the parking area.
2. Projects adjacent to a transit stop shall provide a direct connec�on between the transit stop and any pedestrian and bicycle entrances via walkways, paseos, sidewalks, or any other path of travel uninterrupted by a driveway or parking area.
17.14.040 Massing and form.
A. Massing
1. Mul�-unit residen�al-only projects shall have massing breaks at least every thirty feet along any street frontage using varying setbacks, ver�cal recesses up to three feet deep and four feet wide, or recessed building entrances. Massing breaks shall be at least two feet deep and extend the full height of the building.
2. Mixed-use projects must dis�nguish non-residen�al uses at the ground floor from the upper stories by having massing breaks at least every sixty feet along any street frontage above the podium level using varying setbacks, ver�cal recesses up to three feet deep and four feet wide, or recessed building entrances. Massing breaks shall be at least two feet deep and extend the full height of the building.
B. Setbacks
1. Projects shall comply with the setbacks listed in the zoning district in addi�on to the requirements of this sec�on.
2. Setbacks for ground-floor residen�al units along street frontages shall not exceed ten feet. The setback area shall include street trees and understory plan�ngs.
3. Projects located in commercial-residen�al zones with ground-floor non-residen�al uses shall have a minimum of seventy percent of building frontage constructed to the front property line with a zero-foot front yard setback.
C. Materials
1. Exterior building façades shall be constructed of stucco, fiber cement, masonry, architectural concrete masonry units, pre-cast concrete, rock, wood, or simulated wood siding. All buildings shall have an integrated color or painted exterior.
2. For projects that have a mix of affordable units and market-rate units, exterior materials and details shall be the same for both such that the units are not dis�nguishable.
D. Single Family Addi�ons and Accessory Structures Design
1. New roofs shall be similar in form, pitch, slope and material with the exis�ng permited house.
2. Architectural design shall match style, form, color and material of the exis�ng permited house and extend to all the exterior por�ons of the structure that are visible to the public right-of-way and/or visible from adjacent proper�es. Por�ons not visible shall incorporate complementary elements.
3. Front Entry Orienta�on. New architecture, front addi�ons altering the entrance of the dwelling, and remodels altering the entrance of the dwelling shall be designed with the front door oriented towards the street.
17.14.050 Entries and ground-level experience.
A. Orienta�on and dimensions
1. Building frontages shall be oriented towards the street with clearly defined entrances.
Residen�al and commercial entrances must be clearly differen�ated.
2. Projects in commercial-residen�al zones with ground floor commercial and retail shall provide direct access from and to the street.
B. Corner Cutoff entries
1. Mixed-use projects shall provide a ten-foot minimum corner cutoff at intersec�ons to maintain visibility
2. Mixed-use projects with a corner cutoff shall have an entrance to the building from this area.
Corner cutoff areas can include features such as benches, public art, signage, or ligh�ng.
Anything constructed or installed within the corner cutoff area may not exceed 42-inches in height
C. Residen�al access
1. For buildings with ground floor residen�al units with street frontage, entrances shall be clearly defined and directly accessible from the public sidewalk. For units that do not face the street, entrances may face a forecourt with at least the primary building entrance having access to the public sidewalk.
2. Individual residen�al unit entrances located on the ground floor shall be elevated between two and three feet above grade to provide adequate separa�on from the public street while preserving a visual connec�on. Accessibility requirements may be met with an at-grade main entrance to the building and unit entries from the building interior.
3. A minimum three-foot deep transi�on space must be provided between ground floor individual residen�al unit entrances and the street.
17.14.060 Landscaping and open space.
A. Landscaping
1. All common space areas, building entries, and pedestrian walkways shall be landscaped with defined edges.
2. Projects in residen�al zones shall have landscaped pedestrian walkways with shade trees at intervals of thirty feet. At least fi�y percent of street trees shall be deciduous trees to shade walkways in summer and allow for the sun in winter.
3. Projects with residen�al uses on the ground floor shall provide landscaping along the street frontage to create a buffer between the sidewalk and the residen�al units. The landscaped setback shall not be less than three feet.
4. For projects in commercial-residen�al zones, a tree canopy shall be provided along the street frontage by installing shade trees at intervals of thirty feet or less.
5. Landscape accent ligh�ng shall not exceed 18 inches in height.
B. Landscaping in parking areas
1. Landscaping shall be included in all parking lots and include drought-tolerant plan�ngs that can thrive in an urban se�ng and be resilient to changing climate condi�ons, permeable pavers, and permanent water-efficient irriga�on systems.
2. One shade canopy tree shall be included for every seven parking spaces and shall be placed within the parking lot envelope. The trees shall be dispersed throughout the parking lot.
3. Solid plant hedges shall be designed and maintained to screen vehicles from view from the street to a minimum height of three feet.
C. Trees
1. Tree species for projects located in residen�al and commercial-residen�al zones shall be selected in accordance with the City of South El Monte Tree Policy.
D. Common Open Space
1. All por�ons of all common open space shall be accessible to all tenants.
2. Projects shall provide a minimum of four hundred square feet of ground level common open space per dwelling.
3. For projects with five or more units, no less than fi�y percent of the required ground level common open space shall consist of at least one amenity from the following op�ons:
E. Ac�ve recrea�onal facili�es, such as sports fields, sports courts, or areas for recrea�onal/exercise equipment.
F. Passive recrea�onal facili�es, such as paseos, plazas, or shaded gathering areas.
G. Community gardens.
H. Playgrounds or tot lots with a minimum of three structured play modules and a sea�ng area.
I. Lounge or reading area.
17.14.070 Parking and access.
A. Parking requirements
1. Parking requirements for mul�-unit and mixed-use projects shall conform with the standards established in 17.16(Off-street parking requirements).
B. Loca�on and access
1. Parking spaces (including structures) shall not occupy more than fi�een percent of the site frontage and shall be integrated into the design of the development. Parking may be placed behind buildings and/or on the interior of blocks to reduce visual prominence.
2. Parking areas along side or private streets shall occupy less than forty percent of the site frontage.
3. If mul�ple driveways are provided along the street frontage, they shall be at least sixty feet apart measured from the internal edges to reduce impacts of on-street parking capacity and minimize pedestrian and vehicular conflicts.
4. Projects in commercial-residen�al zones shall have parking and garage entrances with an architectural style that is consistent with the rest of the project.
5. Clearly defined pedestrian and bicycle access shall be provided and shall be accessible from the public street. All access points shall be a minimum of five feet in width and shall be unobstructed and conveniently accessible by walks, steps, or stepped ramps.
C. Screening
1. Parking shall be screened from street frontage by building placement, architectural elements, landscaping, planted fence, topography, or some combina�on of these elements. Landscaping used for screening purposes shall be no more than forty-two inches tall.
2. Parking behind buildings shall be screened on all sides from adjacent residen�al zones and adjacent streets by a six-foot-high wall to avoid headlight impacts to adjoining proper�es. A fivefoot-wide landscape buffer (from the back of the sidewalk or street curb to the parking lot paving) may be used for screening purposes.
3. Parking screening shall be con�nuous, broken only for access driveways and walkways.
4. Architectural elements used for screening purposes shall be three feet tall and shall u�lize the same materials, colors, and ligh�ng fixtures as the site or building, or include a mural.
5. For mixed-use projects, parking along the frontage street shall be wrapped with a linear space for retail, commercial, or residen�al uses.
D. Parking Structures
1. Parking structures shall be consistent with the ar�cula�on and design of the building façade.
Screening elements shall incorporate faux building façades and/or ar�s�c elements along the full length of the façade.
2. Glare-free, dark-sky compliant fixtures shall be u�lized to prevent uneven light distribu�on and trespass or glare outside the structure or property line.
E. Long-term bicycle parking
1. Long-term bicycle parking is defined in 17.03as bicycle parking designed for residents, employees, students, public transit users, and others that need to park their bicycles for several hours or more that provides security and weather protec�on.
2. Mul�-unit projects shall provide one long-term bicycle parking/storage space for every two units.
3. Long-term bicycle parking shall be located on the ground floor or first level of a parking structure in a secured loca�on within proximity to the public street.
4. Bicycle spaces shall not be located within required storage areas for the building; however, they may be located in common areas with direct access to the street.
5. Each required bicycle parking space shall be accessible without moving another bicycle.
F. Short-term bicycle parking
1. Short-term bicycle parking is defined in 17.03 as bicycle parking where bicycles are le� for two hours or less, such as bicycle racks.
2. Projects shall provide one short-term bicycle parking space for every ten parking spaces.
3. Bicycle parking facili�es shall be placed to include a three-foot buffer on all sides of a bicycle rack to accommodate a standard bicycle parked on-center to not interfere with pedestrian and vehicular access.
4. Each required bicycle parking space shall be accessible without moving another bicycle.
5. Bicycle parking facili�es shall be in well-lit and convenient areas on private property within fi�y feet of the main entrance to the building.
17.14.080 Exterior and outdoor elements.
A. Ligh�ng
1. All walkways, steps, parking areas, driveways, onsite streets, and other facili�es shall be illuminated to ensure safe and convenient nigh�me use.
2. All ligh�ng fixtures shall be fully shielded and directed downward to direct light to fall on the same premises upon which the light is located and prevent light from entering habitable rooms and enclosures, or from spilling onto adjacent proper�es.
3. Freestanding ligh�ng shall be a maximum height of eight feet, and architecturally compa�ble with the architecture of the subject site.
4. All bicycle parking and storage areas shall be illuminated.
B. Fence and wall standards
1. Residen�al fence and walls standards are found in Sec�ons 17.05.080.
2. Fences shall be constructed of vinyl, decora�ve iron, or welded steel. Barbed wire, electrified fence, chain link, and razor wire are prohibited.
3. All fences along a public street shall be constructed of masonry, decora�ve iron or welded steel.
4. Masonry walls are allowed and shall conform to the requirements of the California Building Code and will require a building permit.
17.14.090 Façade and detailing.
A. Ar�cula�on
1. Residen�al projects with street-facing façades greater than fi�y feet long shall incorporate two or more of the following varia�ons in the building frontage:
B. Changes in material or color every thirty feet or less. Upper stories shall exhibit a lighter character than the base.
C. Cornices that project no more than two feet into the public right-of-way (second floor and up).
D. Window bays or other projec�ng windows that encroach no more than two feet into the public rightof-way every thirty feet or less.
E. Above-ground balconies that encroach no more than two feet into the public right-of-way every thirty feet or less.
F. Projec�ons or recesses, such as porches, steps, entryway doors, or similar architectural elements, that may project up to six feet into the minimum front yard setback area to define the primary entrances of the building.
G. Changes in height of the building of at least four feet for projects with two or more stories. a. Mixed-use projects in commercial-residen�al zones shall have ar�culated street-facing façades for at least eighty percent of each façade length. Other façades shall be ar�culated for at least sixty percent of the façade length. Street-facing facades shall include at least one of the following varia�ons:
H. Changes in material from the remainder of the façade.
I. Horizontal design features, such as water tables, belt courses, or belly bands to transi�on to the upper stories.
1. Ground floor height
a. Mixed-use projects in commercial-residen�al zones with ground floor non-residen�al uses shall have a minimum ground floor ceiling height of fourteen feet.
2. Windows
a. Residen�al uses along street frontages shall have clear glass windows or doors of at least thirty percent transparency.
b. Mixed-use projects with retail and office uses along street frontages shall have windows and doors of a minimum of sixty percent transparency to provide views into the building. Views into the building shall not be blocked by shelving or displays.
3. Accessory structures
a. Accessory structures shall match the residen�al development by using the same roof form, overhangs, trims, windows, and colors.
17.14.100 Building equipment and service areas.
1. Mechanical equipment
a. Screening for both ground-level and roof-mounted mechanical equipment shall be consistent with the design of the building.
b. All mechanical equipment, including hea�ng/air condi�oning units, transformer, terminal boxes, meter cabinets, pedestals, and ducts, located at ground level shall be screened from view from streets, parks, gathering areas, and building entries using noncombus�ble screenings. Screenings are subject to all yard and setback regula�ons and shall exceed all mechanical equipment by one foot in height.
c. Elevator housing and mechanical equipment located on the roof of the building shall be screened from view behind a full or par�al penthouse with walls and roofs that have the same construc�on and appearance of the building served by the equipment.
2. U�lity connec�ons
a. All u�lity connec�ons shall be designed to be consistent with the architectural elements of the site so as not to be exposed except where necessary. Pad-mounted transformers and/or meter box loca�ons shall be included in the site plan and must be screened from view through the use of landscaping or other architectural elements. b. All new and exis�ng u�lity connec�ons within the boundaries of the project shall be placed underground.
3. Refuse and recycling enclosures
a. Standards for refuse enclosures are found in Sec�ons 17.05.120 and 17.07.040.
4. Laundry facili�es
a. Standards for laundry facili�es for mul�-unit projects are found in Sec�on 17.07.060 (Addi�onal development standards).
5. Storage facili�es
a. Projects shall be provided with a minimum of one hundred and fi�y-cubic feet for storage space per dwelling unit plus fi�y-cubic feet for each addi�onal bedroom more than one.
Bedroom closets and cubic feet u�lized by mechanical equipment shall not be included in the cubic feet requirement.
b. Outdoor storage areas shall be located to the rear of a building and enclosed by solid decora�ve masonry walls and view-obstruc�ng gates, both to be not less than 5.5 feet in height to adequately screen such areas from view.
c. Mixed-used projects shall provide a minimum of ninety cubic feet of private storage space for each residen�al dwelling unit outside such unit unless a private atached garage, serving only the dwelling unit, is provided. Such private storage space shall have a minimum horizontal surface area of twenty-four square feet and shall be fully enclosed and lockable. (Ord. 1161 §1, 2012)
17.14.110 Ar�s�c elements.
1. Public Art
a. Integrate permanent art into common open spaces and gathering areas in all projects.
2. Limita�on on Blank Walls
a. Decora�ve features and artwork, including but not limited to decora�ve ironwork and grilles, decora�ve panels, mosaics, or relief sculptures are allowed as features to break con�nuous blank walls.
b. A permanent ver�cal trellis with climbing plants or plant materials is allowed.
Chapter 17.15
ADVERTISING SIGNS
Sections
17.15.010 Intent and purpose.
17.15.020 Policy.
17.15.030 Sign approval and permits required.
17.15.040 Correc�ons and stoppage of work.
17.15.050 Revoca�on of sign permits.
17.15.060 General sign provision.
17.15.070 Sign uses.
17.15.080 Nonconforming signs.
17.15.090 Regula�on of off-site signs.
17.15.100 Modifica�on of standards.
17.15.110 Appeals.
17.15.010 Intent and purpose.
The intent and purpose of this sec�on is to regulate signage area, sign height, sign types and sign design.
These regula�ons are designed to protect the general welfare of the residents of the city by permi�ng signs which are both func�onal and aesthe�cally atrac�ve and which enhance the commercial and industrial areas of the city. (Ord. 822 §1, 1989)
17.15.020 Policy.
The policy of the city with regard to signs and sign structures shall be: to recognize that adver�sing, including signs, is an integral part of the commercial life of the city; to recognize that aesthe�cs of the streetscape may be a source of community pride; to encourage those signs which make a posi�ve contribu�on to aesthe�cs; to eliminate those signs which detract from the appearance of the city or of the neighborhood in which they are located and to vigorously enforce the provisions of these regula�ons. (Ord. 822 §1, 1989)
17.15.030 Sign approval and permits required.
It is unlawful for any person, firm, organiza�on, or corpora�on to authorize, erect, construct, maintain, move, alter, atach, change, place, or suspend any sign within the city without first obtaining a writen permit to do so from the building official and from the department of planning and community development, except that no such permit shall be required to maintain a sign legally in existence on the date of adop�on of these regula�ons. Such permit shall not be issued un�l approval of such sign or signs is granted by the department of planning and community development or if required by the planning commission.
17.15.040 Correc�ons and stoppage of work.
It is unlawful for any person, firm, organiza�on, or corpora�on to authorize, erect, construct, maintain, move, alter, atach, change, place, or suspend any sign within the city without first obtaining a writen permit to do so from the building official and from the department of planning and community development, except that no such permit shall be required to maintain a sign legally in existence on the date of adop�on of these regula�ons. Such permit shall not be issued un�l approval of such sign or signs is granted by the department of planning and community development or if required by the planning commission.
A. Applica�on for Sign Approval. When signs are to be considered in conjunc�on with new construc�on or development, which in itself is subject either to site plan review or condi�onal use permit approval, the sign shall be considered as a part of this review. Requests for signs other than as a part of an overall project or development shall be submited to the planning and community development department on forms prescribed by the department and accompanied by a fee established by resolu�on of the city council. The applica�on shall be accompanied by three copies of a plot plan showing the following informa�on:
1. The posi�on of the sign or other adver�sing structure in rela�onship to the adjacent buildings or structure;
2. The design and size, structural details and calcula�ons as required by the Uniform Sign Code or the building code, and the proposed loca�on of the sign or sign structure;
3. The loca�on, size and dimensions of all signs exis�ng on the premises at the �me of the filing of the applica�on.
B. Sign Approval. Upon evalua�on of the applica�on, and a�er consulta�on with the applicant or his or her contractor, the director of planning and community development, or his or her designee, shall approve the applica�on, disapprove the applica�on, or approve the applica�on with condi�ons. If the applicant disagrees with the decision of the director, or his or her designee, the applicant may appeal, at no cost, to the planning commission in accordance with provisions of Sec�on 17.03.130 of these regula�ons. (Ord. 963 §33, 1995; Ord. 822 §1, 1989)
17.15.050 Revoca�on of sign permits.
The gran�ng of a sign permit shall not prevent the director of planning or his or her designee from therea�er requiring the correc�on of errors in the work or from preven�ng further opera�ons being carried out when such work or opera�ons are in viola�on of the provisions of this sec�on or the condi�ons of the sign permit. (Ord. 963 §34, 1995; Ord. 822 §1, 1989)
17.15.060 General sign provision.
The provisions of this sec�on shall not apply to the following signs, nor shall the area of each sign be included in the area of signs permited for any lot, building or use:
A. Sign Maintenance.
1. All signs, together with their supports and appurtenances, shall be kept in a proper state of repair. The display surface of all signs shall be kept neatly painted or posted. The building official may order the repair or removal of any sign that is not maintained in accordance with the provisions of these regula�ons.
2. All signs and adver�sing structures which are constructed on property lines, or within five feet thereof, shall have a smooth surface. No nails, tacks or wires shall protrude, except for electrical reflectors and devices which extend over the top and in front of the adver�sing structure.
B. Signs at Intersec�ons. No on-site adver�sing display or por�on thereof shall be erected or maintained at the intersec�on of any public or private street within a triangular area formed by a line connec�ng points forty feet from the intersec�on of the projected street property lines. No sign shall be placed in such a loca�on as to interfere with, obstruct the view of, or be confused with any authorized traffic sign or signal.
C. Obstruc�on of Passage. No sign or sign structure shall be erected in such a manner that any por�on of its surface or supports will interfere in any way with the free use of a fire escape, exit or standpipe. No sign shall obstruct any window to such an extent that light or ven�la�on is reduced to a point below that required by any law, code or ordinance.
D. Signs on Public Property. Signs on public property or within the public right-of-way shall be prohibited unless otherwise authorized by these regula�ons.
E. Signs on Curbs, Streets or Street Signs. No person shall paint, mark, paste, fasten, or in any manner affix or cause to be painted, marked, pasted, fastened, or any manner affixed to or on the curb, street, sidewalk, street sign post, or to or on any sign erected for the purpose of direc�ng or warning traffic, or to or on any telephone, telegraph or electric light pole, or to or on any tree or shrub in any park, public street, alley, parkway or sidewalk any sign, poster, or adver�sement of any kind without first obtaining writen approval of the city council to do so. Nothing in this sec�on shall be construed as to prohibit the pos�ng of official signs by any department of the city, county, state or federal government, or to the pos�ng of legal no�ces in the place or manner prescribed by law. (Ord. 963 §36, 1995; Ord. 822 §1, 1989)
17.15.070 Signs uses.
Table 17.15.070-A Approval and Permit Requirements per Sign Type – All Zones Sign/Use Type Approval &
Permit
Requirements
Signs not exceeding one square foot in area, erected for convenience of the public such as signs identifying restrooms, public telephones, walkways and similar features or facilities E
Memorial signs or tablets, names of buildings and dates of erection, when cut into the surface of the façade of the building or when projecting no more than two inches from the face of the building
E
Traffic or other municipal signs (signs required by law), railroad crossing signs, legal notices, and such temporary advertising signs as may be authorized by the city council E
Signs of public utility companies indicating danger or which serve to aid the public safety or which show the location of underground facilities or public telephones E
Directional signs not exceeding three square feet in area, erected to aid the public in locating entrances to buildings, business or parking areas
E
Newspaper stands, provided the sign area does not exceed six square feet E One real estate sign per lot frontage, provided such sign meets the provisions of Section
17.15.060
E
House numbers, nonilluminated or directly illuminated, “no trespassing,” “no parking” and similar warning signs located on the lot to which the sign is appurtenant and provided that the sign does not exceed four square feet in area, one nonilluminated or directly illuminated name-plate, not exceeding one square foot in area for each dwelling unit, provided, that in the case of multiple dwellings, the total allowable area of such nameplates shall not exceed one square foot per dwelling unit, and provided further, that no sign identifying an occupation or business conducted on the premises shall be permitted
E
Signs located in the interior of any building or within an enclosed court or lobby of any building or group of buildings which signs are designed and located to be viewed exclusively from within the building, court or lobby
E
Window signs in all commercial and manufacturing zones, when placed within the inside of the window and not obscuring more than twenty-five percent of the total window area E
Wind signs (banners, pennants, etc.) in all commercial and manufacturing zones during a thirty-day period following the initial or grand opening of a store or business, or for a period or periods not to exceed thirty aggregate days per year for sales or promotional purposes E
Governmental or other legally required posters, notices or signs P – All Zones Real estate signs provided that:
• Only one such sign is displayed per street frontage on the property to which it refers, • No sign shall exceed three square feet in residential areas or twelve square feet in industrial and commercial areas,
• If freestanding, such sign shall not exceed six feet in overall height and shall be placed a minimum of five feet inside the property line,
• Vacant parcels containing five or more acres in area may be allowed one real estate sign for each one hundred fifty feet of street frontage. Such sign shall not exceed twenty square feet in area, nor be higher than eight feet above grade P – All Zones
The American flag, state flag, governmental flags or emblems or flags of nonprofit organizations or of the owner or tenant of the site. The height of such flags is subject to height restrictions applicable to freestanding signs
P – All Zones
One contractor’s sign on each street frontage of any construction site which will serve to identify the enterprises engaged in work on the project, or to announce intended or pro-posed future uses of the property. In the case of identification signs, a building permit shall have been issued prior to the issuance of the sign approval. In the case of signs announcing future uses, a building permit shall obtained not later than one year from the date of issuance of the sign permit. Such signs shall conform to the following conditions:
• Each enterprise or future use identified may be allowed up to twenty-four square feet of sign area, provided, that the total sign area shall not exceed one hundred twenty square feet, unless legally required to do so by government contract, • No sign shall exceed eight feet in overall height,
• No sign shall be located nearer than five feet to any property line, • Such sign may be either integral to a building or affixed to or in the ground, P – All Zones
• Such signs shall be removed at the termination of the construction and commencement of the use of the improvement, or at the expiration of the building permit whichever is sooner
Political Signs. Unless otherwise provided in this section, political signs shall be regulated solely by the provisions of this section.
• Temporary political signs may be erected on private property in any zone during the period beginning with the first date a declaration of candidacy may be filed in connection with any election or from the time a notice of intention to circulate an initiative or referendum petition is filed with the appropriate legal officer until five days following the subsequent election or, in the case of an initiative or referendum, ten days following the date upon which such petitions are deemed invalid by the proper officer,
• Such political signs are subject to the following conditions:
• No permitted political sign shall exceed sixteen square feet in sign area, • The total allowable sign area of all signs located on any single lot or parcel may not exceed sixty-four square feet, provided, that one sign with a sign area not to exceed sixteen square feet per candidate may be placed on any parcel or lot, • No political sign may be placed on any public property or public right-of-way, • The city may remove any political sign or signs not complying with this section fortyeight hours following notification to the property owner of the city’s intention to remove the sign or signs not in compliance. The city may have any political signs located in any public right-of-way immediately removed. Signs removed by the city may be claimed by the candidate, political committee or owner of the sign at any time following removal upon paying a service fee for the cost of removal as follows:
• Fifty cents for each temporary political sign, up to and including four square feet in area,
• One dollar for each temporary political sign exceeding four square feet in area, • A figure equal to the city’s costs of removal for all other political signs.
P – All Zones
Off-site signs (billboards), except as provided in Section 17.15.090 X – All Zones Roof signs X – All Zones
Signs extending above the roof line of any building X – All Zones Any sign, including the illumination thereof, which is animated or designed or operated so as to flash, scintillate, or in any way simulate motion or emit sound other than:
• Time and temperature signs (public service signs)
• Barber pole signs
• Public service reader boards
X – All Zones
Revolving signs X – All Zones
Portable signs, except as otherwise provided in these regulations X – All Zones Vehicle advertising displays other than those painted on or permanently affixed to public transportation vehicles used regularly in a business to which the sign pertains. No vehicle shall be parked in any parking area or public or private street for the purpose of displaying a sign X – All Zones
Signs, which by color, wording, design, location or illumination resemble or conflict with any traffic-control device, or which interfere with the safe and efficient flow of traffic X – All Zones
No sign in which a live animal or human being is included as a part of the advertising display shall be permitted
X – All Zones
No word, statement, or symbol of an obscene or immoral nature, or any picture, illustration or other depiction of the human body or any feature thereof in such detail as to offend the public morals or decency shall be permitted
X – All Zones
Signs, which because of location or physical characteristics are determined to be detrimental to the public health, safety or welfare
X – All Zones
Inflatable advertising devices X – All Zones
Neighborhood Identification Signs. Two nonilluminated neighborhood identification signs, each not exceeding an area of ten square feet nor a height of six feet, shall be permitted at each entry point in connection with any residential neighborhood P - Residential
Building Identification. One permanent wall sign, identifying the building, and not exceeding an area of twenty square feet, shall be permitted for each multifamily building of between three and ten units
P - Residential
Any sign advertising a home occupation X - Residential
Exterior lighted signs X - Residential
A. Freestanding Signs.
1. One freestanding sign shall be permitted for each three hundred lineal feet of street frontage or fraction thereof.
2. Sign Area. One square foot of sign area for each lineal foot of street frontage up to a maximum of one hundred square feet.
3. Sign Height. No sign shall exceed twenty feet in height which shall be measured from average grade.
4. Placement. No freestanding sign shall be placed in such a manner as to create a hazard or so as to eliminate any required parking.
5. No freestanding sign shall encroach into a public right-of-way.
P -
Commercial
and
Manufacturing
B. Wall Signs.
1. Sign Area. A sign area of one and one-half square feet for each lineal foot of building frontage shall be permitted. In the case of multiple tenancies, each occupant shall be entitled to the lineal portion of the building occupied.
2. Sign Height. No wall sign shall exceed a height of five feet.
3. Placement. The permitted sign area may be utilized on any or all building faces provided that the total permitted sign area is not exceeded and further provided that not more than two signs may be placed on any single building face.
4. Painted wall signs prohibited.
P -
Commercial
and
Manufacturing
Projecting Signs
• One projecting sign may be permitted for each building frontage in lieu of one permitted wall sign
• No projecting sign shall exceed twenty square feet in area nor project more than five feet from any wall surface. No projecting sign shall extend into a public right-of-way • No projecting sign shall be installed lower than eight feet in height measured from the ground level to the base of the sign
P -
Commercial
and
Manufacturing
Gateway Signs
• Gateway signs shall only be located on private property within two hundred lineal feet of the following locations: the intersections of the centerlines of Garvey Avenue and Rosemead Boulevard; Rosemead Boulevard and Rush Street; Santa Anita Avenue and Merced Avenue; Peck Road and Michael Hunt Drive; Durfee Avenue and Rush Street.
P -
Commercial
and
Manufacturing
• Only one gateway sign shall be permitted at each of the specified locations. • The height, area, design and placement of each gateway sign shall be determined by the planning commission and design review board. Where such signs are to be located in a business improvement district, the signs shall also be subject to review and approval by the district board.
Automobile Service Station Signs
• Freestanding Signs. Notwithstanding the provisions of subsections (A)(1) and (A)(2) of this section, the following freestanding sign(s) may be permitted for each automobile service station, regardless of the amount of the street frontage:
• One freestanding single or double face, interior illuminated single pole sign with an area not to exceed one hundred square feet per sign face • One freestanding single or double face, interior illuminated single pole sign with an area not to exceed fifty square feet per sign face and one freestanding single or double face, interior illuminated or nonilluminated monument type advertising sign not to exceed six feet in height measured from the finished grade, with an area not to exceed fifty square feet per sign face. • Wall Signs. Notwithstanding the provisions of subsection (B)(1) of this section, wall signs, not to exceed one hundred square feet in total shall be permitted for each automobile service station, regardless of building frontage. Such wall signs may be used on service station exterior walls, service station canopies, service bays and car wash facilities. When the service station also contains an additional retail commercial activity as per-mitted pursuant to Section 17.11.010(A), a total of one hundred fifty square feet of wall sign may be permitted
• Architectural Review. Signs permitted by these regulations are subject to the approval of the architectural review board
P -
Commercial
and
Manufacturing
Flags and Banners
• Flags used to attract the attention of potential customers shall be limited to businesses engaged in the outdoor sale of motor vehicles and watercraft. Flags shall be displayed only after the city of South El Monte community development department has issued a permit.
• Flags may only be displayed on the property where the motor vehicles or watercraft are displayed for sale.
• Each flag shall be no larger than one hundred forty-four square inches in size, but individual flags may be joined together with other flags to form a continuous string of flags.
• Each flag or string of flags shall be secured in such a manner to prevent it from moving about in a manor hazardous to persons or property. • Flags shall not be displayed over public rights-of-way nor attached to anything in the public right-of-way.
• Flags shall not be allowed to become faded, worn or tattered and shall be removed or replaced promptly when such conditions occur. • Banners may be used out of doors by commercial and industrial businesses, schools and churches to advertise special events and limited-time offers only. Banners shall not be placed or displayed in any location within a building that makes the banner conspicuous to persons outside of the building.
P -
Commercial
and
Manufacturing
• Commercial and industrial advertising banners.
Each business may only display one banner at any one time, except that businesses located on a corner lot or a through lot may have one banner for each street frontage. Banners shall be displayed only after the city of South El Monte community development department has issued a permit.
Banners may only be displayed on the property where the goods and/or services are available to the consumer.
Each banner shall be no larger than thirty square feet in size and may not obstruct the visibility of any other sign or business.
Advertising of each special event or limited-time offer by banner(s) shall not exceed thirty days for each event or offer.
Advertising by banners shall be limited to an aggregate of one hundred twenty days per year per business location.
• School, church, local charities and youth group banners. Each facility or group may only display one banner at any one time, except that schools or churches located on a corner lot or a through lot may have one banner for each street frontage.
Banners may only be displayed on the property where the special event is to occur, except that school, church, local charities and youth group banners may also be displayed, with permission, on the city-owned poles.
Banners dis-played on city-owned poles must be the standard size necessary to fit the pole spacing.
When displayed on the subject property, each banner shall be no larger than thirty square feet in size and may not obstruct the visibility of any other sign or business.
Signs advertising business, products or services not offered on the site (off-site signs). X - Commercial
and
Manufacturing
Signage permitted within the public facilities zone shall be determined by the planning commission on a case-by-case basis.
P – Public
Facilities
Commercial advertising except as it relates to publicly or privately owned public utility facilities
X – Public
Facilities
Off-site signs unless a conditional use permit has been granted permitting such use pursuant to the provisions set forth in Section 17.03.060. The provisions of subsection 17.15.090-C of this section shall be applicable to any off-site sign authorized by this section.
X - Residential
Off-site signs unless a conditional use permit has been granted permitting such use pursuant to the provisions set forth in Section 17.03.060. The provisions of subsection 17.15.090-C of this section shall be applicable to any off-site sign authorized by this section.
X –
Commercial
and
Manufacturing
E: Exemption from approval and permit requirements: The director of planning or designee is hereby authorized to revoke any permit upon failure of the holder thereof to comply with any provisions of these regulations or of the sign permit.
P – All Zones: Signs permitted in all zones, if nonilluminated.
P - Residential: Signs permitted in all residential zones (R-1, R-2 and R-3) P – Commercial and Manufacturing: Signs permitted in the commercial and manufacturing zones (C, C-M and M zones) P – Public Facilities: Signs permitted in the Public Facilities Zone
X – All Zones: Prohibited signs in all zones.
X – Residential: Signs prohibited in all residential zones (R-1, R-2 and R-3) X – Commercial and Manufacturing: Signs permitted in the commercial and manufacturing zones (C, C-M and M zones) X – Public Facilities: Signs prohibited in the Public Facilities Zone
17.15.080 Nonconforming signs.
Every sign or adver�sing structure or adver�sing device which does not comply with the provisions of these regula�ons, or any amendments thereto, but which was legally exis�ng at the effec�ve date of the regula�ons codified in this sec�on shall be nonconforming.
A. A nonconforming sign, sign structure, or device shall not be:
1. Changed to another nonconforming sign;
2. Structurally altered so as to extend its useful life;
3. Expanded or enlarged;
4. Reestablished a�er discon�nuance of one hundred twenty days or more; or
5. Reestablished a�er damage or destruc�on exceeding fi�y percent of its replacement value.
B. A sign which was not legally exis�ng on the date of adop�on of the regula�ons codified in this sec�on shall be removed or made to conform with these regula�ons within thirty days of their effec�ve date.
C. On-Site Adver�sing Displays. All nonconforming adver�sing devices or sign structures in existence on the effec�ve date of the regula�ons codified in this sec�on shall be altered or removed so as to conform with �me periods from the date such sign became nonconforming:
1. Less than one hundred dollars valua�on, ninety days;
2. One hundred dollars to nine hundred ninety-nine dollars valua�on, one hundred eighty days;
3. One thousand dollars to four thousand nine hundred ninety-nine dollars valua�on, one year;
4. Over five thousand dollars valua�on, three years.
D. Valua�on refers to the construc�on cost entered into the records of the building division at the �me the permit for the adver�sing display was issued. In the event such cost figures are not available or do not fairly represent the true value of the replacement costs, the valua�on shall be based upon a reasonable cost es�mate established by the building official.
E. Off-Site Adver�sing Displays. All off-site signs in existence on the effec�ve date of the regula�ons codified in this sec�on shall be altered to conform with the provisions of these regula�ons or may be removed in accordance with the provisions of state law. (Ord. 963 §37, 1995; Ord. 909 §1, 1992; Ord. 822 §1, 1989)
17.15.090 Regula�on of off-site signs.
A. No applica�on for a condi�onal use permit shall be processed and no permit shall be issued for the installa�on of any off-site sign pursuant to this sec�on unless the applicant:
1. Is replacing an exis�ng off-site sign with a new off-site sign to be located within the same general loca�on as the exis�ng off-site sign to be removed, as determined by the director of community development; or
2. Agrees, as a condi�on of approval for a new off-site sign to remove or cause to be removed a sufficient number of exis�ng off-site signs to cause a net reduc�on of off-site signs within the city. A list of signs to be removed shall accompany the applica�on. Actual removal of the off-site signs shall precede the installa�on of any new off-site sign(s).
3. Is proposing the sign on property owned and u�lized by the City of South El Monte for municipal purposes.
B. In addi�on to the criteria set forth in Sec�on 17.03.060, the following factors shall be considered in connec�on with the review of a condi�onal use permit for an off-site sign:
1. Whether the proposed off-site sign would be compa�ble with the area and neighboring uses, exis�ng or an�cipated;
2. Whether the off-site sign would create or cause any of the following:
a. An adverse traffic impact or a traffic safety hazard, b. An accumula�on of garbage or trash,
c. Interference with neighboring proper�es or uses;
3. Whether the off-site sign can be located or situated in such a manner that:
a. Ligh�ng can either be eliminated, mi�gated or reduced so as to not adversely affect neighboring proper�es or uses,
b. The impact on neighboring proper�es or uses does not exceed acceptable levels.
C. No off-site sign shall be approved unless it complies with the following design criteria:
1. Double-faced and “vee” signs shall be permited provided that no vee sign with an angle greater than forty-five degrees shall be permited, unless a variance is approved for the increased angle.
2. No off-site sign shall exceed twenty-five feet in height measured from ground level to the base of the sign, unless a variance is approved for the increase in height.
3. No off-site sign shall exceed six hundred seventy-two square feet in area, except for temporary cut-outs or extensions.
4. No off-site sign shall be located within five hundred linear feet of any other off-site sign located on the same side of any public or private street or thoroughfare.
5. All ligh�ng employed on an off-site sign shall be designed so as to eliminate any intrusive glare on public rights-of-way or on neighboring proper�es.
D. Any provision(s), requirement(s) or restric�on(s) of this sec�on shall not apply to any off-site sign when said provision(s), requirement(s) or restric�on(s) is/are superseded by any other applicable law, court order or li�gated setlement. (Ord. 1167 §1, 2012; Ord. 1028 §1, 2001; Ord. 987 §1, 1997; Ord. 905 §1, 1992)
17.15.100 Modifica�on of standards.
Any modifica�on of the standards contained in these regula�ons shall be subject to the provisions of Sec�on 17.03.180. (Ord. 822 §1, 1989)
17.15.110 Appeals.
A. Any decision of the director of planning and community development may be appealed, at no cost, to the planning commission. Such appeal must be presented in wri�ng to the director of planning and community development and must indicate why the appellant feels the decision of the director was incorrect or must provide extenua�ng circumstances which the appellant feels would jus�fy reversal or modifica�on of the director’s decision.
B. Any appeal from a decision of the planning commission must be presented in accordance with the provisions of Sec�on 17.03.130. (Ord. 822 §1, 1989
Chapter 17.16
OFF-STREET PARKING AND LOADING
Sections
17.16.010 General provisions.
17.16.020 Parking requirements.
17.16.030 Development standards.
17.16.040 Remote parking.
17.16.050 Loading facilities and truck maneuvering.
17.16.060 Parking and loading facilities—Nonconforming.
17.16.070 Maintenance of parking.
17.16.010 Purpose and applicability.
A. Off-street vehicle parking spaces shall be provided at the �me of the use of the land, or at the �me of the erec�on of the building or use of the land or building or structure is altered, enlarged converted or increased in capacity by the addi�on of uses, floor area, dwelling units guest rooms, beds or seats; provided, however, that addi�onal parking spaces shall not be required at the �me of the erec�on of an addi�on to a single-family residence if the director of community development shall find all of the following:
1. The proposed addi�on is otherwise in conformity with the provisions of the zoning regula�ons;
2. The provision of addi�onal off-street parking of the lot is impossible or imprac�cal because of the size or configura�on of the lot and improvement; and
3. The public safety and welfare will not be unreasonably jeopardized by waiving the requirements of addi�onal off-street parking.
B. All off-street parking spaces and areas required by these regula�ons, or otherwise provided, shall comply with all of the condi�ons, improvements and landscaping requirements set forth in these regula�ons, and shall be maintained as much as such therea�er in a reasonable and acceptable manner or condi�on.
C. All vehicle parking spaces and areas required or otherwise provided shall comply with the following condi�ons:
1. The number of spaces shall be determined by the amount of use of land, dwelling units, floor area guest rooms, beds, or seats provided, and such parking spaces and areas shall be maintained therea�er without reduc�on in the number of spaces required in connec�on with such buildings, structures and uses of land.
2. Each parking space shall be developed in accordance with standards established by writen resolu�ons of the planning commission and Sec�on 17.16.030.
3. Adequate driveways and aisles shall be provided as set forth in these regula�ons and in any standards adopted by the planning commission.
4. All vehicle parking spaces shall be on the same lot with the land use, building or structure except as otherwise provided in Sec�on 17.16.040.
5. Any carport or private garage which fronts upon a private street shall be located so as to provide for a minimum automobile ingress or egress of not less than twenty feet between the property line and the entrance to the garage or carport.
6. No vehicle parking spaces shall occupy or be designed in a required front yard, or in a side yard on a side street, except as specifically provided in these regula�ons or in the zone district regula�ons for the zone in which the property is located.
7. No parking spaces or areas shall be so designed as to require vehicles to back into a street except for single-family or duplex buildings.
8. No more than twenty feet of the width of the front yard in residen�al zones may be used or improved by paving or otherwise vehicle access. This area may be increased to a maximum of thirty feet if three covered spaces are provided in a single structure.
D. In all zones, parking plans for off-street parking facili�es shall be submited for approval to the planning division prior to the issuance of building permits or cer�ficates of occupancy. All plans shall clearly indicate the proposed development, including parking loca�on, size, design, ligh�ng, landscaping, curb cuts, ingress and egress.
E. Parking shall be based upon gross floor area, except for office buildings in excess of one story, the parking ra�o shall be based on net floor area, which is gross floor area minus elevator sha�s, stairwells, open courtyards and balconies. Frac�onal spaces may be rounded to the nearest whole parking space.
F. Whenever a nonresiden�al structure is enlarged or increased in capacity, or when a change in use creates an increase in the amount of off-street parking or loading area required, addi�onal spaces shall be provided. Furthermore, for all exis�ng uses or structures, including residen�al, herea�er expanded by fi�y percent or more of the exis�ng gross floor area, the required off-street parking for the en�re property or development shall conform to the most current parking standards.
G. All required parking spaces shall be used exclusively for operable, currently licensed motor vehicles of tenants, occupants, or visitors of the property.
H. No parking area shall be counted as both a required parking stall and a loading space.
I. Requirements for uses not specifically listed herein shall be determined by the community development director, based upon the requirements for comparable uses and upon par�cular characteris�cs of the use. Addi�onal parking over and above that required herein may be required upon determina�on of the planning commission that the specific type of business or user generates a greater demand for more parking than the requirement herein.
J. No tandem parking shall be allowed within private residen�al areas anywhere in the city, it would adversely impact the aesthe�c appeal and character of the city.
Figure 17.16.010-A Standards Spaces
Figure 17.16.010-B Handicapped Spaces
(Ord. 1120 §2, 2008; Ord. 822 §1, 1989)
17.16.020 Parking requirements.
Required vehicle parking shall be provided in accordance with the following schedule. Except that in cases of development for which no specific parking requirements have been established, the planning commission shall establish and approve parking requirements.
Table 17.16.020-A Parking Requirements
Land Use Required Parking
Residen�al:
Single-family dwelling 2 standard spaces within a garage.
Duplex (two-family) or triplex
(three-family) dwelling
2 standard spaces per dwelling unit within a garage.
Mul�ple dwelling 2 standard spaces per dwelling unit with a garage, plus 1 guest parking for every 4 units.
Mobile home park 2 standard spaces for each mobile home site or space. The parking may be tandem. 1 addi�onal space per each 5 mobile home sites or spaces shall be provided for guests.
Senior housing and very
low/low income
0.5 spaces per unit.
Land Use Required Parking
Commercial:
General retail or services 1 space for each 300 square feet of gross floor area. Handicapped parking spaces shall be provided in accordance with Title 24 of the California Building Code.
General professional offices 1 space for each 300 square feet of gross floor area. Handicapped parking spaces shall be provided in accordance with Title 24 of the California Building Code.
Restaurants, cafés and similar
establishments dispensing
food and beverages (including
drive-ins, drive-through and
take out establishments with
designated sea�ng areas)
1 space for each 4 fixed seats or for each 4 persons of occupant load in the dining area. There shall also be provided addi�onal 10% of the required parking with parking to be designated for use by employees.
Handicapped parking spaces shall be provided in accordance with Title 24 of the California Building Code.
Drive-in, drive-through and
take out business with no
designated interior or
exterior sea�ng areas
(including automobile service
sta�ons)
1 space for each 250 feet of gross floor area provided, a minimum of 5 spaces shall be provided. Handicapped parking spaces shall be provided in accordance with Title 24 of the California Building Code.
Hotels, motels,
boardinghouses, clubs, and
lodges
1 space for each guest room, suite or dwelling unit, and 2 spaces for any dwelling unit used by a residen�al manager. Handicapped parking spaces shall be provided in accordance with Title 24 of the California Building Code.
Assemblies such as theaters,
auditoriums, arenas,
stadiums and similar places of
assembly including churches
and private schools
1 space for each 3 permanent seats, or if movable or temporary seats are used, 1 space for each 3 persons of occupant load.
Handicapped parking spaces shall be provided in accordance with Title 24 of the California Building Code.
Industrial:
General manufacturing 1 space for each 750 square feet of gross floor area up to 10,000 square feet and 1 for each 750 square feet of gross floor area over 10,000 square feet plus 1 loading area for each 5,000 square feet of gross floor area.
Handicapped parking spaces shall be provided in accordance with Title 24 of the California Building Code.
Land Use Required Parking
Research and scien�fic
manufacturing
1 space per 750 square feet of gross floor area plus 1 space for each vehicle owned or leased by any occupant and operated from the site.
Handicapped parking spaces shall be provided in accordance with Title 24 of the California Building Code.
Warehousing 1 space per 1,000 square feet of gross floor area plus 1 space for each vehicle owned or leased by any occupant and operated from the site.
Handicapped parking spaces shall be provided in accordance with Title 24 of the California Building Code.
Office 1 space for each 300 square feet of gross floor area.
Handicapped parking spaces shall be provided in accordance with Title 24 of the California Building Code.
Self-storage Parking shall be provided along 30-foot wide parking/driving lanes adjacent to the storage buildings and a minimum of 10 spaces adjacent to the leasing office.
Vehicle-related use:
Auto repair 1 space per 300 square feet of gross floor area.
Auto sales/leasing 1 space per 750 square feet of lot size plus one space per 2,500 square feet of outdoor display and storage area.
RVs and related 1 space per 750 square feet of gross floor area plus one space per 2,500 square feet of outdoor display and storage area.
(Ord. 1120 §3, 2008; Ord. 822 §1, 1989)
17.16.030 Development standards.
A. Paving. All parking spaces, maneuvering, turnaround areas, and any driveways shall be paved with asphalt or concrete to city standards.
B. Marking of Parking Spaces. All parking spaces, except those within private garages or carport, shall be marked with dis�nguishable materials. Handicapped spaces shall be clearly iden�fied to preclude their use by unauthorized vehicles.
C. Bumper Guards or Wheel Stops. Bumper guards or wheel stops shall be provided as necessary to protect any buildings, structures, landscaping or other vehicles.
D. Illumina�on. All parking areas must be illuminated; lights shall be arranged so that there is no direct reflec�on of light toward any adjoining premises, public street, private street or alley.
E. Parking Area. Any parking area, other than that used for single-family or two-family dwellings (duplex), shall be separated from any adjoining residen�al zone, church, school, or park by a masonry wall six feet in height, except within a required front setback or front yard on the site of adjoining property, in which case the solid wall shall not exceed forty-two inches in height, but may
be increased to a total height of six feet if wrought iron, chain link, or other “see through” materials are used and the design is approved by the director of community development.
F. Driveways and Aisles. The minimum driveway and aisle widths necessary for adequate ingress and egress shall be provided and maintained free and clear of all obstruc�on as follows:
1. Minimum one-way driveway widths:
a. Single-family or duplex dwellings, ten feet,
b. Mul�ple dwellings, twelve feet,
c. All other uses, ten feet;
2. Driveways affording ingress and egress to a parking area with twenty or more spaces shall be designed for one-way circula�on or a double driveway system;
3. Aisle widths for parking areas shall be in accordance with parking standards adopted by the planning commission.
G. Landscaping. All parking areas required, or otherwise provided, except for residen�al zones, shall be landscaped as follows:
1. A minimum planter strip, as required by regula�ons of the zone district in which site is located, shall be provided on peripheral sides bounded by a public or private street, except for those areas devoted to crosswalks and traversing driveways.
2. A minimum of five percent of the total parking area must be landscaped; provided, however, that any such plan�ng beds shall have a minimum width of three feet and a minimum area of twenty square feet. These beds shall be drawn to scale and indicated on the plot plan.
3. Any unused space resul�ng from the design of parking may be used for plan�ng purposes; provided, however, that any such plan�ng beds shall have a minimum width of three feet and a minimum area of twenty square feet. These beds shall be drawn to scale and indicated on the plot plan.
4. In complying with the five percent landscaping requirements, the landscaping shall be distributed throughout the parking area as evenly as possible. When parking areas are not visible from the public right-of-way, the director of community development shall have the op�on of incorpora�ng the required parking area landscaping into other areas of the site including, but not limited to, the landscape front setback.
5. Planter curbing shall be used for landscaping containment. The height of such curbing shall be not less than six inches of concrete or eight inches in masonry.
6. All landscaping areas shall contain an accepted irriga�on system (sprinklers, bubblers, or diffuser heads) or hose bibs located within fi�y feet of all parts of a planted area, and the system shall be shown on the plot plan or on a separate drawing. (Ord. 1120 §4, 2008; Ord. 822 §1, 1989) H. Residen�al Parking. The minimum required dimensions of a parking space shall be as follows.
1. Parking space:
a. Ten feet (10ʹ) wide by twenty feet (20ʹ) in depth
2. Two car garage:
a. Minimum interior measurement of twenty feet (20ʹ) in width and twenty feet (20ʹ) in depth.
17.16.040 Remote parking.
Remote parking (parking located on a site other than that on which the use is located) may be u�lized for mul�ple dwellings and commercial and industrial facili�es under the following condi�ons:
A. That the lot or parcel to be u�lized for remote parking adjoins the lot or parcel it is to serve; or
B. That the lot or parcel to be u�lized for remote parking is separated only by an alley from the lot or parcel it is to serve; and in both cases;
C. The lot or parcel u�lized for remote parking is in the same ownership as the parcel being served or is held in a long-term (twenty-year) recorded lease providing that the owners or lessees and their heirs, assigns or successors in the interest shall maintain the parking facili�es so long as the building or use they are intended to serve be maintained. The covenant shall be prepared for the benefit of and in a form acceptable to the city, shall be recorded with the county recorder of Los Angeles County, and shall provided that the covenant may not be revoked, cancelled or modified without the writen consent of the city;
D. That the lot or parcel is located not more than one hundred fi�y feet from the lot or parcel to be served, the requirement for a covenant running with the land as shown in subsec�on C of this sec�on shall apply. (Ord. 1120 §5, 2008; Ord. 822 §1, 1989)
17.16.050 Loading facili�es and truck maneuvering.
A. All loading docks or loading doors facing upon a public or private street shall be located in such a manner that all truck maneuvering shall take place on the site whenever possible.
B. All drive approaches shall be designed so as to preclude direct access to a loading dock or loading door from the street whenever possible.
C. All areas used for parking, maneuvering, or vehicle storage shall be paved with asphalt or concrete to city standards.
D. For every commercial or industrial building erected or established on a lot which abuts an alley, there shall be provided and maintained a twenty-five-foot by ten-foot by fourteen-foot high loading space for each two thousand square feet of gross floor area. Each loading space shall be clearly marked and iden�fied and shall be kept clear and unobstructed at all �mes. (Ord. 822 §1, 1989)
17.16.060 Parking and loading facili�es—Nonconforming.
Any use of property which, on the effec�ve date of this sec�on is nonconforming only as to the regula�ons in this chapter regula�ng off-street parking and loading facili�es may be con�nued as if the off-street parking and loading facili�es were conforming, provided that:
A. There shall be no further reduc�on of off-street parking and loading facili�es that do not exist on the property as of the effec�ve date of this sec�on; and
B. The property complies with any applicable regula�ons requiring handicapped parking. (Ord. 937 §1, 1993)
17.16.070 Maintenance of parking.
A. Any parking spaces or loading zones that were required when the building was originally constructed or subsequently expanded shall be con�nually maintained.
B. All parking areas shall be permanently maintained in a safe and clean condi�on free of physical obstruc�ons and in good condi�on. All areas, including landscaping, shall be kept free of trash and weeds. Landscaped planters shall be permanently maintained with healthy nursery stock. Any altera�on, enlargement, maintenance or repairs shall be subject to the provisions of this chapter.
C. Any restriping or other changes made to a parking lot shall be reviewed and approved by the planning division prior to such work being commenced. (Ord. 1120 §6, 2008)
ZONING HANDBOOK
CITY OF SOUTH EL MONTE
Draft January 2024
Attachment C
ACKNOWLEDGEMENTS
CITY OF SOUTH EL MONTE
Guillermo Arreola, Director of Community Development
Gerardo Marquez, Planning Manager
WSP USA
David Suls
Juan Alberto Bonilla
Jorge Emilio Nozot
Jennie Noble
HOW TO USE THE
1 HANDBOOK
The purpose of this handbook is to provide zoning
information to all users, including those unfamiliar with zoning and South El Monte’s planning process. This
handbook includes charts, diagrams, drawings, and
images explaining the applicable zoning regulations to
allow the reader to understand them in greater detail.
The first three chapters provide background
information on the city’s planning process and the
basic concepts of zoning, including South El Monte’s
seven major zoning categories. The following chapters
go into detail about the development standards and
regulations regarding accessory dwelling units, density bonuses, commercial building signage, and parking.
CONTENTS
PLANNING PROCESS OVERVIEW....................................................................................2 WHAT IS ZONING?...............................................................................................................3 SOUTH EL MONTE’S ZONES..............................................................................................4 WHAT ARE OBJECTIVE DESIGN STANDARDS?.........................................................30 ACCESSORY DWELLING UNITS.....................................................................................32 DENSITY BONUS..............................................................................................................34 SIGN REGULATIONS........................................................................................................35 OFF-STREET PARKING AND LOADING..........................................................................36 DISCLAIMER: This guide is for informational purposes only and should not be substituted for a true search of Title 17 of the City South El Monte Municipal Code. The City of South El Monte assumes no legal responsibility for the accuracy of the information in this guide.
2 CITY OF SOUTH EL MONTE
PLANNING PROCESS OVERVIEW
All development proposals may be subject to one or more development application processing procedures. The exact application processing procedures that apply to a specific project will be determined by the City Planner based on project characteristics. For detailed information, please refer to Section 17.03.030 of the Municipal Code.
South El Monte
PLANNING
APPLICATION
PROCESS
STREAMLINED MINISTERIAL APPROVAL
Only for infill housing projects, including
mixed-use projects, that comply with California
Government Code Section 65913.4.
DISCRETIONARY APPROVAL
All other projects that require approvals that
involve the exercise of judgment by the City to
move forward.
CONDITIONAL USE PERMIT
Permits for uses that need conditions to
prevent adverse effects and make them more
compatible with the surrounding area.
TEMPORARY USE PERMIT
Permits for temporary activities to ensure they
are compatible with surrounding land uses and
do not have negative impacts on them.
HOME OCCUPANCY PERMIT
Permits for a variety of home occupations
within the residential zones to ensure that no
adverse effects will result.
ZONING HANDBOOK
3 WHAT IS
ZONING?
Zoning is a tool that most cities use to regulate land
“uses” (e.g., residential, commercial, or industrial), the size of buildings, and how buildings relate to their
surroundings, including other buildings, open spaces,
and the street.
4 CITY OF SOUTH EL MONTE
RESIDENTIAL ZONES
Provide opportunities for the development of low-, medium-, and highdensity residential development in areas that are suitable for housing and support other uses.
COMMERCIAL ZONES
Provide for commercial activities, including retail, professional office, and service-oriented businesses, designed to serve both the residents and visitors.
MIXED-USE ZONES
Provide opportunities for a broad range of activities, including a mix of commercial, office, and residential uses.
PUBLIC FACILITIES
Provide areas for a variety of public, quasi-public, and institutional facilities.
INDUSTRIAL USES
Provide areas for major industrial uses, including manufacturing and processing of all types, warehousing distribution, wholesaling, and laboratory operations.
OVERLAY DISTRICTS
Establishes a greater degree of control and regulation of architectural design in certain defined areas of the city felt to be of special concern, which is in addition to the regulations established in the zoning district.
SPECIAL USES
Provide for sites that require a special set of regulations to guide site design or allow certain uses.
SOUTH
EL MONTE’S
ZONES
The zoning designations
in South El Monte are
broken down into seven
different categories:
residential, commercial,
mixed-use, public facilities,
industrial, overlays, and
special zones. Each zoning
category is divided further
into zoning districts, each
with its own specific set of
regulations and standards.
ZONING HANDBOOK 5
Zoning Designations
Figure 1: SOUTH EL MONTE ZONING MAP
6 CITY OF SOUTH EL MONTE
RESIDENTIAL ZONES
The residential category includes three residential zones:
Single-Family Residential Zone (R-1), Multiple-Residential Zone (R-2), and Multiple-Residential Zone (R-3).
SINGLE-FAMILY RESIDENTIAL ZONE (R-1)
The single-family residential zone (R-1) is designed to provide stable, attractive single-family neighborhoods.
Protected from encroachment by other uses.
MULTIPLE-RESIDENTIAL ZONE (R-2)
The multiple residential zone (R-2) is designed to
permit multiple developments on existing smaller lots.
MULTIPLE-RESIDENTIAL ZONE (R-3)
The multiple-residential zone (R-3) is designed to
provide areas throughout the city with a range of
multiple residential developments.
Figure 2: RESIDENTIAL ZONES
ZONING HANDBOOK 7
Minimum lot area 5,000 sqft 5,000 sqft 11,000sqft
Minimum lot depth None 100 ft 100 ft
Maximum lot coverage 52% 61% 61%
Maximum building height 2 stories or 28 ft (whichever is less) 3 stories or 30 ft (whichever is less) 3 stories or 35 ft (whichever is less) Residential density 8 du/ac 8-12 du/ac 16 du/ac
Minimum front yard requirement 20 ft 15 ft 15 ft
Side yard (interior or key lot) 5 ft on each side 5 ft on each side 5 ft on each side Side yard (corner or
reversed corner lot)
10 ft on the street side
5 ft on the interior side
10 ft on the street side
5 ft on the interior side
10 ft on the street side
5 ft on the interior side
Rear yard 15 ft 15 ft 15 ft
R-1 R-2 R-3
Table 1: RESIDENTIAL ZONES
DEVELOPMENT STANDARDS
SUMMARY
Note: Please refer to South El Monte’s
Zoning Ordinance (Section 17.05.030)
for the complete set of development
standards applicable to all residential
zones.
8 CITY OF SOUTH EL MONTE
P = Permitted as a Principal Use
C = Permitted as a Conditional Use
A = Permitted as an Ancillary Use
X = Prohibited Use
NA = No information available regarding use
R-1 R-2 R-3
One additional single family dwelling (provided the lot contains a minimum of 10,000 sqft of lot area and provided that all setbacks, lot coverage limitations and parking requirements can be met)
P X X
Agricultural uses X X X
Boarding or roominghouses (10 guests or fewer) C C C
Places of Worship X X X
Commercial Uses X (except as permitted within this table) X (except as permitted within this table) X (except as permitted within this table) Community care facilities (6 persons or fewer) P P P
Community care faclities (7 persons or more) P P P
Conversion of a garage into any other use except ADUs as permitted by state law X X X
Duplexes P P P
Emergency shelters, transitional and supportive housing P P P Ground-mounted satettlite antennae – accessory building/use P P P Home Occupation P P P
Industrial uses C C C
Large day care facilities (14 children or fewer) P P P
Low barrier navigation centers X X X
Massage establishments P P P
Metal buildings X C C
Table 2: USES ALLOWED IN RESIDENTIAL ZONES
ZONING HANDBOOK 9
P = Permitted as a Principal Use
C = Permitted as a Conditional Use
A = Permitted as an Ancillary Use
X = Prohibited Use
NA = No information available regarding use
R-1 R-2 R-3
Mobile Home and trailer as part of an approved mobile home/trailer park (legally est. before January 01, 1980) X P P
Mobile home parks X X X
Multiple-family dwellings (3 units or more) P P P
Off site signs (such as billboards) P P P
On site signs P P P
Patios – accessory building/use P P P
Private garages – accessory building/use P P P
Private swimming pools – accessory building/use X X X
Recreation rooms – accessory building/use P P P
Schools (public or private) C C C
Second units (pursuant to the requirements spelled out in this Chapter
17.05) P P P
Senior citizen developments P P P
Single-family dwellings P P P
Small day care facilities (for the care of 8 or fewer children) X P P Supportive housing P P P
Triplexes X P P
Vegetable and flower gardens P P P
Vegetable and flower gardens P P P
TABLE 2: USES ALLOWED IN RESIDENTIAL ZONES (CONT.)
Note: Tables 1 and 2 are meant as a summary of the development standards and permitted uses for residential zones. South El Monte’s Zoning Ordinance (Municipal Code, Title 17, Section
17.05) should be referenced for all information regarding residential zones.
10 CITY OF SOUTH EL MONTE
COMMERCIAL ZONES
The commercial category includes one zone:
Commercial Zone (C).
COMMERCIAL ZONE (C)
The commercial zone (C) is designed to provide areas
in the city in which commercial facilities designed to
serve a broad area with a wide range of commercial
services may be located. These zones are located
along arterial and collector streets, buffering residential areas from traffic, noise, and pollutants.
Figure 3: COMMERCIAL ZONES
ZONING HANDBOOK 11
Minimum lot area No minumum
Minimum lot depth No minumum
Maximum lot coverage 50%
Maximum building height No minimum or 28 ft (if adjacent to residential zone)
Minimum front yard requirement 10 ft
Side yard (interior or key lot) No minimum or 10 ft (if adjacent/ across from a residential zone)
Side yard (corner or
reversed corner lot) 10 ft
Rear yard No minimum or 10 ft (if adjacent/
across from a residential zone)
C
Table 3: COMMERCIAL ZONES
DEVELOPMENT STANDARDS
SUMMARY
Category
P = Permitted as a Principal Use
C = Permitted as a Conditional Use
A = Permitted as an Ancillary Use
X = Prohibited Use
NA = No information available
regarding use
C
Agricultural
Facilities
Agricultural uses X
Aviaries X
Catteries X
Kennels X
Stables X
Automobile and
Other Vehicle
Sales
Automotive sales, leasing, or rental
further than 500 ft away from SR-60 P
Automotive sales, leasing, or rental within
500 ft of SR-60 C
Eating and
Drinking
Establishments
Bars (including entertainment and offsale of alcoholic beverages) C Beverage lounge C
Cafes P
Cafeterias P
Nightclubs (including entertainment and
off-sale of alcoholic beverages) C
Off-sale of alcoholic beverages other
than beer or wine within five hundred
linear feet of any church, school, or park
X
Off-sale of beer and wine on the site of
an automobile service station, subject to
the provisions of Chapter 17.11
C
On-sale of alcoholic beverages
in association with restaurants,
cafés, cafeterias, and similar eating
establishments
C
Restaurants P
Table 4: USES ALLOWED IN COMMERCIAL ZONES
Note: Please refer to South El
Monte’s Zoning Ordinance (Section
17.06.040) for the complete set of
development standards applicable
to all commercial zones.
12 CITY OF SOUTH EL MONTE
Category
P = Permitted as a Principal Use
C = Permitted as a Conditional Use
A = Permitted as an Ancillary Use
X = Prohibited Use
NA = No information available
regarding use
C
Eating and
Drinking
Establishments
Retail bakeries, all goods sold at retail,
on site P
Taverns (including entertainment and
off-sale of alcoholic beverages) C
Financial Banks, savings and loans and other
similar financial institutions P
General
Commercial
Uses
Adult businesses pursuant to the
provisions of Chapter 17.10 and 17.13 P
Amusement arcades C
Billiard halls C
Bowling establishments C
Certain commercial activity in
conjunction with, or on the site of an
automobile service station, subject to
the provisions of Chapter 17.11
C
Commercial athletic recreation facilities
(handball, racquetball)
P (if no alcohol sold or
consumed on site)
Fortunetelling P
Health clubs P (if no alcohol sold or
consumed on site)
Indoor theatres C
Live entertainment C
Massage establishments C
Miniature golf courses C
Pool halls C
TABLE 4: USES ALLOWED IN COMMERCIAL ZONES (CONT.)
Category
P = Permitted as a Principal Use
C = Permitted as a Conditional Use
A = Permitted as an Ancillary Use
X = Prohibited Use
NA = No information available
regarding use
C
General
Commercial
Uses
Retail businesses P
Spas P (if no alcohol sold or
consumed on site)
Wholesale businesses, including
warehousing and distribution X
Medical Facilities
Ambulance services X
Pharmacies associated with medical/
dental uses P
Dental Laboratories P
Dental Offices P
Medical Laboratories P
Medical Offices P
Professional and
Office Uses
Business and professional offices P
Business services P
Wholesale businesses, including
warehousing and distribution X
Residential Uses
Emergency shelters P
Hotels C
Motels C
Residential uses and structures except
as specifically permitted by Section
17.06.040
X
Services and
Equipment
Auto detail shops further than 500 ft
away from SR-60 P
Auto detail shops within 500 ft of SR-60 C
ZONING HANDBOOK 13
Category
P = Permitted as a Principal Use
C = Permitted as a Conditional Use
A = Permitted as an Ancillary Use
X = Prohibited Use
NA = No information available
regarding use
C
Services and
Equipment
Auto glass installation within 500 ft of
SR-60 C
Auto overhaul or repair C
Auto paint shops C
Auto upholstery within 500 ft of SR-60 C
Auto upholstery and auto glass
installation (all activities are to take place
within a completely enclosed building
with no openings other than required
emergency fire exits, facing or adjacent
to any residentially zoned property)
P (if located more than
five hundred feet of
SR-60)
Automobile service stations (minor
repair only) within 500 ft of SR-60 C
Automobile service stations (minor
repairs only) further than 500 ft away
from SR-60
P
Automotive repair facilities, including
body and fender shops C
Car washes further than 500 ft away
from SR-60 P
Car washes within 500 ft of SR-60 C
Engine rebuild C
Manufacturing uses
X (except where
manufacturing occupies
< 5% of gross floor
area and all goods
manufactures are sold
at retail, on suite)
Public utility facilities P
Category
P = Permitted as a Principal Use
C = Permitted as a Conditional Use
A = Permitted as an Ancillary Use
X = Prohibited Use
NA = No information available
regarding use
C
Other
Accessory buildings and uses normally
associated with any permitted use P
Any other use not specifically permitted
or prohibited, which is determined to be
compatible with the permitted uses of
the commercial zone
C
Any use listed as a conditional use
in this table, except that hotels,
public utility facilities and on-sale of
alcoholic beverages in association with
restaurants, cafés, cafeterias, and similar
eating establishments shall be permitted
with a conditional use permit
X (if adjacent to or
across from public/
private street from a
residential zone district)
Any use when such use is determined
to be hazardous in nature, either by
virtue of activity or product, or through
the emission of noise, pollutants, or
hazardous effluent
X
Gateway signs, subject to the provisions
of Section 17.11 S
Metal buildings as defined in Chapter 17.11 X
On-site advertising in accordance with
Chapter 17.11 P
Personal services P
TABLE 4: USES ALLOWED IN COMMERCIAL ZONES (CONT.)
Note: Tables 1 and 2 are meant as a summary of the development standards and permitted uses for commercial zones. South El Monte’s Zoning Ordinance (Municipal Code, Title 17, Section 17.06) should be referenced for all information regarding commercial zones.
14 CITY OF SOUTH EL MONTE
MIXED-USE ZONES
The mixed-use category includes one mixed-use zone:
Commercial-Residential (C-R).
COMMERCIAL-RESIDENTIAL (C-R)
The commercial-residential zone (C-R) is designed
to promote an appropriate mix of commercial and
residential activities in conformance with the General
Plan. The C-R zone allows a mix of commercial and
residential uses, as well as single commercial and
residential land uses.
Figure 4: MIXED-USE ZONES
ZONING HANDBOOK 15
Minimum lot area 15,000 sqft
Minimum lot depth None
Maximum lot coverage 80%
Maximum building height1 40-65 ft
Residential density2 20-100 du/ac
Minimum front yard requirement3 0-10 ft
Side yard (interior or key lot)3 0-10 ft
Side yard (corner or
reversed corner lot)3 0-10 ft
Rear yard No minimum
C-R
Table 5: MIXED-USE ZONE
DEVELOPMENT STANDARDS
SUMMARY
NOTES ON MIXED-USE ZONES DEVELOPMENT STANDARDS
1Maximum building heights vary depending on:
» Adjacency to residential zones
» Distance from zone district boundary
» Mix of uses within a proposed development
2Maximum residential densities vary depending on:
» Adjacency to residential zones
» Percentage of development dedicated to residential uses 3Front and side yard setbacks apply only to residential developments.
Please refer to South El Monte’s Zoning Ordinance (Sections 17.07.040 and 17.09.040) for the complete set of development standards applicable to all mixed-use zones.
16 CITY OF SOUTH EL MONTE
P = Permitted as a Principal Use
C = Permitted as a Conditional Use
A = Permitted as an Ancillary Use
X = Prohibited Use
NA = No information available regarding use
C-R
Any use which involves the mixing or handling of hazardous or toxic chemicals or products or requires the construction of any H-1 or H-2 structure
X
Any use which involves the use of cyclones or other similar methods of moving materials which could create excessive or irritating noise
X
Any uses listed as conditional uses in the manufacturing zone (M) X
Art stores or galleries P
Automobile service stations C
Banks, savings and loans, and finance services P
Business services (answering, copying, blueprinting, photo stating, data processing, mail order houses (retail), parcel pick up and delivery, photocopying and printing (nonpublishing) services; typewriter and office machine sales and service)
P
Car washes (full- or self-service) X
Carpet cleaning services P
Catering houses P
Commercial and accessory court game facilities, including, but not limited to, racquetball, tennis, paddleball, badminton and volleyball courts
C
Day care centers C
Diet centers P
Dish antennas C
Drugstores P
Employment agencies P
Gateway signs, subject to the provisions of Section 17.11. (Ord. 940 §3, 1993; Ord. 822 §1, 1989)S X
P = Permitted as a Principal Use
C = Permitted as a Conditional Use
A = Permitted as an Ancillary Use
X = Prohibited Use
NA = No information available regarding use
C-R
Accessory buildings, uses and structures
P (for gazebos,
greenhouses,
noncommercial
workshops, cabanas,
dressing rooms,
recreational buildings
and restrooms)
Adult businesses pursuant to the provisions of
Chapter 5.25 of the South El Monte Municipal Code X
Alcoholic beverage sales, serving or consumption within any use permitted in the C-R C
Ambulance services C
Antennas (pole type) and flagpoles P
Any use listed as a conditional use in the manufacturing zone (M) except that on-sale of alcoholic beverages in
association with restaurants, cafés, cafeterias and similar establishments may be permitted with a conditional use
permit
X
Any use listed as a conditionally permitted use in the
commercial zone (C) when not prohibited by this use table (17.07.030) Section 17.16.060
C
Any use listed as a principal permitted use in the
commercial zone (C) when not prohibited by this use table (17.07.030) Section 17.16.060
P
Any use not specifically permitted or prohibited which is determined to be compatible with the permitted uses of the commercial manufacturing zone (C-M)
C
Any use when such use is determined to be hazardous in
nature, either by virtue of activity or product, or through the emission of noise, pollutants, or hazardous effluents
X
Any use which involves heavy truck uses X
Table 6: USES ALLOWED IN MIXED-USE ZONE
ZONING HANDBOOK 17
P = Permitted as a Principal Use
C = Permitted as a Conditional Use
A = Permitted as an Ancillary Use
X = Prohibited Use
NA = No information available regarding use
C-R
Gift shops P
Gymnasiums and health clubs including diet centers and
tanning salons C
Hardware stores P
Hobby, collection and antique shops (hobby, music, stamp, coin, and staionary stores) P
Home occupations subject to the approval of a home
occupation permit P
Hospitals C
Hotels, motels, and extended stay uses C
Laundry facilities (exclusively as a retail business with nonindustrial machines, includes dry cleaning services) P Lighting stores P
Liquor stores C
Live/work units provided that the commercial portion is an office, retail or service use that is permitted in the C-R zone P Lock and key services P
Machine shops employing such operations as deburring,
the use of high speed drilling, sawing or cutting of metals; the use of any punch press over twenty tons capacity, and the use of brakes or other equipment capable of producing excessive noise or vibration
X
Manufacturing, processing, packaging, treatment,
fabrication or assembly when not specified as a conditional use in the M zone or prohibited by this use table (17.07.030) Section 17.16.060
X
Massage establishment C
Medical and dental laboratories above the first level only P TABLE 6: USES ALLOWED IN MIXED-USE ZONE (CONT.)
P = Permitted as a Principal Use
C = Permitted as a Conditional Use
A = Permitted as an Ancillary Use
X = Prohibited Use
NA = No information available regarding use
C-R
Metal buildings as defined in Chapter 17.11 of these
regulations X
Mixed-use development with a residential component P
Multiple residential dwelling units, including senior and affordable housing developments P
Multiple-family residential, affordable housing and single room occupancy (SRO) with a minimum density of 30 units per acre
P
Nightclubs X
Office uses P
Off-sale of alcoholic beverages other than beer and wine within five hundred linear feet of any place of worship, school, or park
X
Outdoor storage, as determined by the director of planning and community development or his or her representative
P (provided such storage
is conducted wholly
within an area completely
enclosed by a masonry
wall not less than 5.5
feet in height, with all
entrances and exits
enclosed with opaque
gates equal in height
of the wall. No outdoor
storage shall be permitted
to project above the
height of the masonry wall)
Parking lot/structure facilities C
Pawnshops C
Pet shops and grooming (no animals kept on premises
overnight); veterinary and pet hospitalization services P
18 CITY OF SOUTH EL MONTE
TABLE 6: USES ALLOWED IN MIXED-USE ZONE (CONT.)
P = Permitted as a Principal Use
C = Permitted as a Conditional Use
A = Permitted as an Ancillary Use
X = Prohibited Use
NA = No information available regarding use
C-R
Places of amusement (bowling alleys, ice skating, roller rinks) C
Places of worship P
Privately operated public utility uses, structures or
transmission facilities C
Publicly operated public utility uses P
Residential uses and structures See residential uses
throughout table
Schools/educational institutions
C – only private
educational institutions
(not allowed on the first
floor)
Seasonal sales lots (Christmas trees between 11/01 and 12/31 and Pumpkins between 10/15 and 11/01) T
Single-family with a minimum density of 30 units per acre.
The minimum number of units on each lot is 16 units per lot P Solar energy equipment P
Stores and restaurants selling food and food services
(bakeries, including baking of products sold on premises only (no off-site sales); delicatessens, food stores and markets, ice cream parlors, restaurants (fast food or full service, supermarkets)
P
Stores selling appliances and appliance repair services (household, radio, television, electronic components, and electrical applicance stores, as well as repair services) P
P = Permitted as a Principal Use
C = Permitted as a Conditional Use
A = Permitted as an Ancillary Use
X = Prohibited Use
NA = No information available regarding use
C-R
Stores selling clothing, accessories, beauty supplies and related services (beauty shops, clothing, appareal, shoes and jewelry stores, shoe repair, tailoring and custom
alteration shops)
P
Stores selling home goods and textiles (China, glassware, drapery, furniture, interior design, linen supply, paint and wallpaper stores)
P
Stores selling media products (audio/visual products,
cameras and photo development, portrait studios) P
Stores selling plants and landscaping materials (florist and plant shops, nuseries and garden supply) P
Stores selling recreational goods (sporting goods, bicycles (services and sales) P
Swimming pools, spas, and saunas (Primary Use) C
Swimming pools, spas, and saunas (Secondary Use) P
Tanning salons P
Taverns C
The slaughter, dressing, butchering or similar operations involving animals, seafood, poultry, or fowl or the tanning or other treatment of hides, skins, or the like
X
Theaters C
Tire stores P (C if within 500 feet of
SR 60)
Tire stores including tire installation service C
ZONING HANDBOOK 19
TABLE 6: USES ALLOWED IN MIXED-USE ZONE (CONT.)
Note: Tables 1 and 2 are meant as a summary of the development standards and permitted uses for mixed-use zones. South El Monte’s Zoning Ordinance (Municipal Code, Title 17, Sections 17.07 and 17.09) should be referenced for all information regarding mixed-use zones.
P = Permitted as a Principal Use
C = Permitted as a Conditional Use
A = Permitted as an Ancillary Use
X = Prohibited Use
NA = No information available regarding use
C-R
Tobacco shops P
Tools sharpening and repair services P
Toy stores P
Trade schools P
Travel agencies P
Vehicle repair garages C
Water softener services P
Wholesale businesses X
Wireless telecommunication facilities integrated into a building façade or structure or located behind a roof
parapet
C – must be located
at least 300 feet
from any residential
zone, measured as
the shortest distance,
without regard to
intervening buildings,
from the nearest point of
the proposed wireless
telecommunication
facility to the nearest
point of the zone district
boundary
20 CITY OF SOUTH EL MONTE
PUBLIC FACILITIES
The public facilities category includes one public
facilities zone: Public Facilities (P-F).
PUBLIC FACILITIES (P-F)
The public facilities zone (P-F) is designed to provide areas throughout the city for the location of a variety of public, quasi-public, and institutional facilities. These areas are meant to enhance the neighborhood and to
protect the surrounding areas from unnecessary noise,
traffic or other disturbance.
Figure 5: PUBLIC FACILITIES ZONES
ZONING HANDBOOK 21
Minimum lot area Not required
Minimum lot depth Not required
Maximum lot coverage Not required
Maximum building height1 No maximum / 28 ft
Minimum front yard requirement 10 ft
Side yard (interior or key lot)2 0-10 ft
Side yard (corner or
reversed corner lot) 10 ft
Rear yard3 0-10 ft
P-F
Table 7: PUBLIC FACILITIES ZONE
DEVELOPMENT STANDARDS
SUMMARY
Table 8: USES ALLOWED IN THE PUBLIC FACILITIES ZONE
P = Permitted as a Principal Use
C = Permitted as a Conditional Use
A = Permitted as an Ancillary Use
X = Prohibited Use
NA = No information available regarding use
P-F
Accessory buildings and uses customarily associated with any permitted use (see Chapters 17.12 ) A
Any public or quasi-public use not specifically permitted under this use table here (17.08.030) may be permitted
subject to obtaining a conditional use permit in accordance with Chapter 17.03 of these regulations.
C
Any use not specifically permitted by this use table here (17.08.030) X
City Hall P
City yards P
Cultural Institutions P
Metal buildings as defined in Chapter 17.02 of these
regulations. X
Other public buildings P
Other quasi-public facilities P
Outdoor commemorative or fundraising events if sponsored by the city or by the use permitted on the site. A
Places of worship P
Police and fire facilities P
Private schools C
Public libraries P
Public parks, recreational facilities and associated
structures P
Public utility facilities P
Public schools P
Special events P
Water wells P
Wireless communication facilities C
Note: Please refer to South El
Monte’s Zoning Ordinance (Section
17.08.040) for the complete set of
development standards applicable
to the public facilities zone.
22 CITY OF SOUTH EL MONTE
INDUSTRIAL ZONES
The industrial category includes two industrial zones:
Manufacturing (M) and Commercial-Manufacturing (M-F).
MANUFACTURING (M)
The manufacturing zone (M) is designed to encourage
the development of industrial uses in suitable
areas, promote a desirable and attractive working
environment, and minimize impacts to the surrounding
properties.
COMMERCIAL-MANUFACTURING (C-M)
The commercial-manufacturing zone (C-M) is designed
to provide areas where commercial and limited
manufacturing uses can be co-located while protecting
adjacent and neighboring properties.
Figure 6: INDUSTRIAL ZONES
ZONING HANDBOOK 23
Minimum lot area 10,000 sqft 10,000 sqft
Minimum lot depth 100 ft None
Maximum lot coverage No maximum 50% or N/A
Maximum building height1 None or 28 ft None or 28 ft
Minimum front yard requirement 5 ft 5 ft
Side yard (interior or key lot) None None
Side yard (corner or
reversed corner lot) 5 ft 5 ft
Rear yard None None
M C-M
Table 9: INDUSTRIAL ZONES
DEVELOPMENT STANDARDS
SUMMARY
Note: Please refer to South El
Monte’s Zoning Ordinance (Section
17.09.050) for the complete set of
development standards applicable to
the all industrial zones.
24 CITY OF SOUTH EL MONTE
P = Permitted as a Principal Use
C = Permitted as a Conditional Use
A = Permitted as an Ancillary Use
X = Prohibited Use
NA = No information available regarding use
M
Accessory buildings and uses normally associated with any permitted use S
Ambulance Services C
Any use which involves the mixing or handling of hazardous or toxic chemicals or products or requires the construction of any H-1 or H-2 structure
N
Any use which involves the use of cyclones or other similar methods of moving materials which would create noise
levels above city standards as spelled out in Title 8
N
Any use which would involve heavy truck uses. Heavy truck uses meaning any use in which the movement of goods
by truck on a regular basis is a major or principal part of the daily operation such as, but not limited to, distribution centers, moving and storage firms, steel distribution or any firm engaged primarily in transshipment of goods
N
Appliance repairs and service P
Audio and video recording studios P
Automotive impound and storage of inoperable vehicles X Automotive repair facilities, including body and fender shops, auto paint shops, engine rebuild, overhaul or repair, when located within 300 ft of a residential zone
C
Bakeries without retail P
Blueprint and Photocopy services P
Carpet and rug cleaning P
Catering facilities P
Drive-in movie theaters C
P = Permitted as a Principal Use
C = Permitted as a Conditional Use
A = Permitted as an Ancillary Use
X = Prohibited Use
NA = No information available regarding use
M
Existing single-family residence when such residence
is occupied either by the owner of the property or the
owner of a business when such is located on the site. The residence shall comply with regulations of the R-1 zone district and when any such structure is no longer occupied in accordance with the provisions of this chapter, it shall be removed within 60 days of notification that it is in violation of these regulations.
S
Gateway signs, subject to the provisions of Section 17.11 S Heavy metal works including drop forges, drop hammers,
punch presses, forges and forging works N
Industrial uses when such uses are determined to be
hazardous in nature, either by virtue of process or product or through the emission of hazardous effluents, offensive odors or pollutants
X
Junk yards, salvage yards, contractors’ equipment yards, building material yards, machinery and equipment storage yards
X
Laboratories, commercial testing, experimental research or similar operations, except that any experimental or research use of animals shall be prohibited
P
Laundry or Dry Cleaning, Limited. An establishment to
dry clean and/or wash and dry clothes and other fabrics brought in and carried away by the customer. This includes self-service or coin-operated facilities
P
Laundry, Unlimited. An establishment where large quantities of clothes and other fabrics are washed and/or ironed or dry-cleaned but are collected and delivered primarily by laundry employees
P
Table 10: USES ALLOWED IN THE MANUFACTURING ZONE
ZONING HANDBOOK 25
TABLE 10: USES ALLOWED IN THE MANUFACTURING ZONE (CONT.) P = Permitted as a Principal Use
C = Permitted as a Conditional Use
A = Permitted as an Ancillary Use
X = Prohibited Use
NA = No information available regarding use
M
Living quarters for switchboard or security personnel
subject to planning commission approval S
Machine shops employing such operations as deburring,
the use of high speed drilling, sawing or cutting of metals; the use of any punch press over twenty tons capacity, and the use of brakes or other equipment capable of producing excessive noise or vibration, including drop hammers. See Title 8 for noise regulations
N
Manufacture or processing of perfumes, vinegar, yeast,
sauerkraut, and similar highly aromatic products provided that no odors are allowed to emanate from the building(s) in which the operations occur or from the property in general P
Manufacturing, repair, maintenance, preparation,
compounding, processing, packaging, treatment,
fabrication or assembly when not specified as a conditional use in the zone or prohibited by this use table here
P
Massage establishment C
Medical marijuana dispensaries in accordance with Chapter
17.31 of these regulations P
Metal buildings as defined and regulated by 17.11.110 X Mini-warehouses or mini-storage facilities X
Offices related to, or supportive of, uses permitted in the manufacturing zone (M) P
Off-site signs and sign structures X
On-sale of alcoholic beverages in association with
restaurants, cafés, cafeterias and other similar eating establishments
C
On-site advertising in accordance with the provisions of Chapter 17.11 of these regulations P
P = Permitted as a Principal Use
C = Permitted as a Conditional Use
A = Permitted as an Ancillary Use
X = Prohibited Use
NA = No information available regarding use
M
Open storage, provided that the only materials, products, or equipment stored are necessary to the operation of
the use being conducted on the site, that all storage is located within a fence, screened area, that storage does not exceed the height of any fence or wall permitted or required, and that storage is not placed within any required yard or parking area
S
Outdoor market when conducted on a single site having
an area of five acres or more in addition to the required parking area
C
Personal and business services serving the building or
complex in which they are located. Such services may
include cafeterias, barber and beauty shops, travel services and similar businesses.
S
Pest control operators and services P
Places of worship and schools (public and private) X
Plumbing, electrical, mechanical shops and services P
Public utility facilities P
Radio, television or cellular telephone transmission towers or telephone switching and relay facilities, in accordance with Chapter 17.11 of these regulations
P
Recreational facilities, including, but not limited to, soccer facilities, basketball courts, and water polo facilities P Refrigeration repairs and services P
Research and development P
Residential uses and structures except as specifically
permitted by either this use table or Section 17.09.040 X Restaurants, cafes, cafeterias, and other similar eating establishments without on-sale alcoholic beverages. P
26 CITY OF SOUTH EL MONTE
TABLE 10: USES ALLOWED IN THE MANUFACTURING ZONE (CONT.) P = Permitted as a Principal Use
C = Permitted as a Conditional Use
A = Permitted as an Ancillary Use
X = Prohibited Use
NA = No information available regarding use
M
Restaurants with a drive-through C
Retail sales associated with the principal use in a building or complex in which they are located. Such uses shall
not exceed 25% of the gross floor area occupied by the
principal use and shall be subject to approval by the
director of planning and community development
S
Support services such as: truck and automobile sales,
leasing or rental and appurtenant facilities; restaurants; banks and other financial institutions, excluding check cashing services; business, trade and technical schools; labor or trade organizations and business offices; child care centers, when related to the industrial community; industrial medical clinics; and automobile service stations (minor repair only)
C
Swap meets C
Technical, trade, or vocational schools P
The manufacture of metal alloys, asphalt or asphalt
products, cement, lime gypsum or plaster of Paris, coal, coke, charcoal, fuel briquettes and similar products,
gas, rubber (natural or synthetic), soap, tallow, grease, lard and similar products, paints and paint products,
acetylene, chemicals and chemical products, cellulose and cellophane, and plastics
N
The manufacturing of explosives X
The refining or rerefining of petroleum or petroleum
products X
The slaughter, dressing, butchering or similar operations involving animals, seafood, poultry or fowl, or the tanning or other treatment of hides, skins, or the like
X
Tow yard X
P = Permitted as a Principal Use
C = Permitted as a Conditional Use
A = Permitted as an Ancillary Use
X = Prohibited Use
NA = No information available regarding use
M
Trucking, transit and transportation terminals and related repair and storage facilities X
Warehousing and bulk storage P
Water pumping and treatment plants, reservoirs, wells and appurtenant facilities N
Wholesaling P
Wireless telecommunication facilities C
P = Permitted as a Principal Use
C = Permitted as a Conditional Use
A = Permitted as an Ancillary Use
X = Prohibited Use
NA = No information available regarding use
C-M
Any use listed as a principal permitted use in the
commercial zone (C) when not prohibited by this table P Any use listed as a conditionally permitted use in the
commercial zone (C) when not prohibited by this table C Any use not specifically permitted or prohibited which is determined to be compatible with the permitted uses of the commercial manufacturing zone (C-M)
C
Any uses listed as conditional uses in the manufacturing zone (M) unless specifically permitted by this table X
Any use when such use is determined to be hazardous in
nature, either by virtue of activity or product, or through the emission of noise, pollutants, or hazardous effluents
X
Table 11: USES ALLOWED IN THE COMMERCIAL-MANUFACTURING ZONE
ZONING HANDBOOK 27
TABLE 11: USES ALLOWED IN THE COMMERCIAL-MANUFACTURING ZONE (CONT.) P = Permitted as a Principal Use
C = Permitted as a Conditional Use
A = Permitted as an Ancillary Use
X = Prohibited Use
NA = No information available regarding use
C-M
Any use which involves the mixing or handling of hazardous or toxic chemicals or products or requires the construction of any H-1 or H-2 structure
N
Any use which involves heavy truck uses. Heavy truck uses meaning any use in which the movement of goods by truck on a regular basis is a major or principal part of the daily operation such as, but not limited to, distribution centers, moving and storage firms, steel distribution or any firm engaged primarily in transshipment of goods
N
Any use which involves the use of cyclones or other similar methods of moving materials which could create excessive or irritating noise
N
Ambulance services N
Accessory buildings and uses customarily associated with any permitted use S
Adult businesses pursuant to the provisions of Chapter
5.25 of the South El Monte Municipal Code P
Catering Facilities P
Gateway signs, subject to the provisions of Section
17.62.130 S
Hotels and motels X
Machine shops employing such operations as deburring,
the use of high speed drilling, sawing or cutting of metals; the use of any punch press over twenty tons capacity, and the use of brakes or other equipment capable of producing excessive noise or vibration
N
Manufacturing, processing, packaging, treatment,
fabrication or assembly when not specified as a conditional use in the M zone or prohibited by this table
P
Massage establishment C
P = Permitted as a Principal Use
C = Permitted as a Conditional Use
A = Permitted as an Ancillary Use
X = Prohibited Use
NA = No information available regarding use
C-M
Metal buildings as defined in Chapter 17.56 of these
regulations X
Off-sale of alcoholic beverages other than beer and wine within five hundred linear feet of any church, school, or park X On-sale of alcoholic beverages in association with
restaurants, cafés, cafeterias and similar establishments C Outdoor storage, as determined by the director of planning and community development or his or her representative, provided that the only materials and products or equipment stored are necessary to the operation of a use being
conducted on the site. The height of the storage shall
not exceed the height of any fence or wall required or
permitted by these regulations, and storage shall not be permitted in any required front or side yard or in any area designated for required parking if such storage would
eliminate necessary employee parking or force employees to park on the public street
S
Places of worship and schools (both private and public) X Residential uses and structures except as specifically
permitted by Section 17.16.035 X
Retailer commercial cannabis operations in accordance
with Chapter 5.26 of Title 5 of this Code P
The slaughter, dressing, butchering or similar operations involving animals, seafood, poultry, or fowl or the tanning or other treatment of hides, skins, or the like
X
Technical, trade, or vocational schools C
Wholesale and distribution businesses, providing that no trucks shall be based on the premises other than those
owned, operated by, and servicing only the use on the site P
28 CITY OF SOUTH EL MONTE
OVERLAY DISTRICTS
The overlay zone districts are designed to establish a greater degree of control and regulation of architectural design in certain defined areas of the city felt to be of special concern. There are currently three overlay districts:
Adult Business Overlay Zone, Religious Establishments Overlay Zone, and Santa Anita Corridor Overlay District.
The overlay district regulations are in addition to or may supersede, regulations established for the individual zone districts included within the overlay zone district.
ADULT BUSINESS OVERLAY ZONE
The Adult Business Overlay Zone intends to provide ample reasonable opportunities for adult businesses.
RELIGIOUS ESTABLISHMENTS OVERLAY ZONE
The Religious Establishments Overlay Zone is designed to provide standards of development designed to ensure that religious establishments are compatible with the neighborhood in which they are located.
SANTA ANITA CORRIDOR OVERLAY DISTRICT
The Santa Anita Corridor Overlay District intends to encourage the development of affordable housing and a mixed land use pattern along an underutilized commercial corridor in the City.
Note: Please refer to South El Monte’s Zoning Ordinance (Chapter 17.10) for the complete set of development standards and regulations applicable to all overlay districts.
ZONING HANDBOOK 29
SPECIAL USES
In addition to the development standards and allowed uses established for each individual zone, the South El Monte Zoning Code Chapter 17.11 provides additional specific standards for special uses. Special uses include:
» Automobile service stations
» Boarding and roominghouses
» Day care centers
» Drive-in and drive-through establishments
» Hotels
» Industrial and commercial uses adjacent to a residential zone » Metal buildings
» Mobile home parks
» Off-sale of beer and wine
» On-sale of beer and wine
» Public utility facilities
» Radio and television antennas and wireless telecommunications antenna facilities » Residential condominiums
» Retail sales of alcoholic beverages
» Senior housing
» Water efficient landscaping
Note: Please refer to South El Monte’s Zoning Ordinance (Chapter 17.11) for the complete set of development standards and regulations applicable to all special uses.
30 CITY OF SOUTH EL MONTE
WHAT ARE
OBJECTIVE DESIGN
STANDARDS?
Objective design standards (ODS) are a set of
standards that only apply to qualifying mixed-use
projects aimed at streamlining the approval process.
These standards provide architectural and design
requirements support high-quality design while
creating a desirable character for the city.
ELIGIBILITY CRITERIA
2+ multifamily residential units
2/3 of sqft dedicated for residential use
Provide affordable housing
Be located on an infill site
Comply with General Plan and Zoning
Provisions
No significant public health and safety
impacts
OBJECTIVE
DESIGN
STANDARDS...
01 Involve no personal or subjective judgement from public officials Are verifiable by reference to criteria available and known to 02 applicants and City staff Provide clear and concise information on what can or cannot be 03 done 04 Leave little room for deviations
Help streamline the approval process for qualifying multifamily 05 residential and mixed-use developments
ZONING HANDBOOK 31
OBJECTIVE DESIGN STANDARDS ADDRESS...
Site design
Massing and form
Entries and ground-level experience
Landscaping and open space
Parking and access
Exterior and outdoor elements
Façade and detailing
Building equipment and service areas
Artistic elements
Figure 7: ODS APPLICABLE AREAS
Note: Please refer to South El Monte’s Zoning Ordinance (Chapter 17.14) for all regulations regarding objective design standards, including applicability.
32 CITY OF SOUTH EL MONTE
ACCESSORY
DWELLING UNITS
Accessory dwelling units (ADUs), also known as
granny flats, are attached or detached residential
dwelling units that provide complete independent
living facilities for one or more persons and are
located on a lot with a proposed or existing primary
residence. ADUs are permanent housing solutions
and include provisions for living, sleeping, eating,
cooking, and sanitation. ADUs may be attached to a
main building, or located within, an attached garage,
storage area, or accessory structure.
ADUs CAN PROVIDE HOUSING FOR:
Family members
Students
The elderly
In-home healthcare providers
The disabled
Renters
Homeowners
JUNIOR ACCESSORY DWELLING UNITS
Junior accessory dwelling units (JADUs) are living
units that do not exceed 500 square feet created
out of existing space that is contained entirely within an existing or proposed single-family residence or
an attached garage.
ZONING HANDBOOK 33
ADUs & JADUs...
Must be constructed on any legal parcel
in areas zoned to allow single-family or
multifamily dwellings.
Must use colors, materials and architectural
styles that are compatible with the primary
residence and adjacent properties.
Shall have rental terms that are longer
than 30 days.
Prior to issuance of a building permit,
the owner shall record a covenant in a
form approved by the city.
Shall only be built when there is an
existing or proposed single-family or
multifamily residence on site.
Do not count toward the density
requirements in the General Plan or
zoning regulations.
Note: Please refer to South El Monte’s Zoning Ordinance (Chapter
17.12) for all regulations regarding accessory dwelling units.
34 CITY OF SOUTH EL MONTE
DENSITY BONUS
To facilitate the production of housing for very lowincome, moderate-income, and senior households, South El Monte will grant density bonuses and
incentives to applicants. These incentives are in
accordance with Government Code Sections 65915—
65918 and will allow the City to implement the goals,
objectives, and policies of the General Plan.
ADDITIONAL INCENTIVES
Other incentives include but are not limited to:
» Reduction in site development standards (lot sizes,
lot setbacks, maximum height, etc.)
» Mixed-use zoning to include housing within
nonresidential zone
» Density bonus of more than 35%
» Waived, reduced, or deferred plan check, or
construction permit
The number of incentives received varies depending
on the percentage of household types provided.
Type of Units Percent of Total Units
(Minimum)
Very Low Income 5%
Lower Income 10%
Moderate Income
Condominium
10% as defined by Civil Code
Sections 1351(f)
Any senior development Any
VERY-LOW
INCOME
+20%
+16%
+5%
+80%
LOWER INCOME MODERATE
INCOME
CONDOMINIUM
100%
AFFORDABLE
DEVELOPMENTS
DENSITY BONUS PER
HOUSEHOLD TYPE
MINIMUM NUMBER OF UNITS REQUIRED
Note: Please refer to South El Monte’s Zoning Ordinance (Chapter 17.13) for all requirements and regulations regarding density bonuses and other incentives.
ZONING HANDBOOK 35
SIGN REGULATIONS
South El Monte has signage regulations to manage the area, height, types, and designs of signs to ensure these are both functional and aesthetically attractive and enhance the commercial and industrial areas of the city.
START SIGN APPROVAL APPLICATION
SUBMIT SIGN APPROVAL APPLICATION
SIGN APPROVAL APPLICATION REVIEW
SIGN APPROVAL DECISION
SIGN APPROVAL DECISION APPEAL
SIGN APPROVAL PROCESS
Applications must be submitted to the
include:
» Sign position in relation to the adjacent
building
» Sign design, size, structural details,
calculations, and proposed location
» Location, size, and dimensions of all
existing signs
The applicant may appeal, at no cost, to the
Planning Commission if they disagree with
the decision.
Note: Please refer to South El Monte’s Zoning Ordinance (Chapter
17.15) for all sign regulations and requirements before submitting a sign approval application.
36 CITY OF SOUTH EL MONTE
OFF-STREET
PARKING AND
LOADING
The Off-street parking and loading section includes
provisions, requirements, and standards applicable
to structures developed in South El Monte. Parking
requirements related to uses can be found on the
following tables. Additional guidance on parking can
be found in individual chapters of Title 17. The following sections are included in this chapter.
SECTIONS:
» General provisions
» Parking requirements
» Development standards
» Remote parking
» Loading facilities and truck maneuvering
» Parking and loading facilities - Nonconforming
» Maintenance of parking
Residential Required Parking
Single-family dwelling 2 standard spaces within a garage.
Duplex (two-family) or triplex
(three-family) dwelling
2 standard spaces per dwelling unit
within a garage.
Multiple dwelling
2 standard spaces per dwelling unit
with a garage, plus 1 guest parking for
every 4 units.
Mobile home park
2 standard spaces for each mobile
home site or space. The parking may
be tandem. 1 additional space per
each 5 mobile home sites or spaces
shall be provided for guests.
Senior housing and very
low/low income 0.5 spaces per unit.
Vehicle-related use Required Parking
Auto repair 1 space per 300 square feet of gross
floor area.
Auto sales/leasing
1 space per 750 square feet of lot
size plus one space per 2,500 square
feet of outdoor display and storage
area.
RVs and related
1 space per 750 square feet of
gross floor area plus one space
per 2,500 square feet of outdoor
display and storage area.
ZONING HANDBOOK 37
Commercial Required Parking
General retail or services 1 space for each 300 square feet of gross floor area.
General professional offices 1 space for each 300 square feet of gross floor area.
Restaurants, cafés and
similar establishments
dispensing food and
beverages (including driveins, drive-through and take
out establishments with
designated seating areas)
1 space for each 4 fixed seats or for
each 4 persons of occupant load
in the dining area. There shall also
be provided additional 10% of the
required parking with parking to be
designated for use by employees.
Drive-in, drive-through
and take out business with
no designated interior
or exterior seating areas
(including auto-mobile
service stations)
1 space for each 250 feet of gross
floor area provided, a minimum of 5
spaces shall be provided.
Hotels, motels,
boardinghouses, clubs,
and lodges
1 space for each guest room, suite
or dwelling unit, and 2 spaces
for any dwelling unit used by a
residential manager.
Assemblies such as
theaters, auditoriums,
arenas, stadiums and
similar places of assembly
including churches and
private schools
1 space for each 3 permanent
seats, or if movable or temporary
seats are used, 1 space for each 3
persons of occupant load.
Industrial Required Parking
General manufacturing
1 space for each 750 square feet of
gross floor area up to 10,000 square
feet and 1 for each 750 square feet of
gross floor area over 10,000 square
feet plus 1 loading area for each
5,000 square feet of gross floor area.
Research and scientific
manufacturing
1 space per 750 square feet of gross
floor area plus 1 space for each
vehicle owned or leased by any
occupant and operated from the site.
Warehousing
1 space per 1,000 square feet of
gross floor area plus 1 space for each
vehicle owned or leased by any
occupant and operated from the site.
Office 1 space for each 300 square feet of
gross floor area.
Self-storage
Parking shall be provided along
30-foot wide parking/driving lanes
adjacent to the storage buildings
and a minimum of 10 spaces
adjacent to the leasing office.
Attachment D
Planning Commission
Agenda Report
DATE: March 19, 2024
TO: Honorable Chairman and Members of the Planning Commission APPROVED BY: Guillermo Arreola, Director of Community Development PREPARED BY: Gerardo Marquez, Planning Manager
SUBJECT: Consideration of Resolution No. 24-02 Recommending City Council Approval of the South El Monte Comprehensive Zoning Code Update PUBLIC NOTICE: Notice of public comment period was from January 21, 2024 -February 21, 2024
ENVIRONMENTAL Negative Declaration, CEQA Section 15074
DETERMINATION: An Initial Environmental Study was prepared for the project in compliance with the California Environmental Quality Act (CEQA) and was made available for public review and comment January 22, 2024 through February 21, 2024. The study concluded the Zone Code update will not have any negative impacts on the environment.
_____________________________________________________________________________________ BACKGROUND:
In 2022, Southern California Association of Governments or SCAG was awarded Regional Early Action Planning (REAP) funding from Assembly Bill (AB) 101. The intent of these funds is to provide housing planning and process improvement services to cities and counties. This funding was provided to SCAG by the CA Department of Housing and Community Development with the goal of addressing the current housing crisis. As a result, City of South El Monte received a portion of those funds to update its zoning code with the intention of ensuring the zoning code is compliant with the latest State Housing Laws, implementing Housing Element programs and policies, and providing an overall simplified zoning code.
The South El Monte Comprehensive Zoning Code Update, referred as the Zone Code Amendment (ZCA), started in 2022. The preliminary steps included a recommendations memo for the zoning code update. The first Planning Commission Workshop was held on May 17, 2022, where attendees participated in an interactive exercise where they could share comments and questions about the ZCA. This gave the City of South El Monte staff the opportunity to introduce the project and gather additional insights from the public on goals for the ZCA. The second Planning Commission Workshop was held on January 16, 2024, the workshop provided a recent update of the ZCA and explained the next steps towards approval and implementation of the South El Monte Comprehensive Zoning Code Update.
Agenda
Item No.
7.a
Attachment E
2 PROJECT DESCRIPTION:
The City of South El Monte proposes an update of the existing Municipal Code Title 17 to facilitate housing development opportunities throughout the City. This effort includes the development of a Zoning Code Handbook to improve public accessibility and use of the Municipal Code. The ZCA will advance the City’s 6th Cycle Housing Element Goals, develop and adopt Objective Development Standards, implement pro-housing policies and programs, and revise and adopt housing-supportive parking policies and programs. Specifically, this project is intended to accelerate housing production, reduce housing costs through faster permitting, and improve consistency in local design and development standards. The main objective of the ZCA will be to provide an updated zoning code that is fully consistent with the latest General Plan, State and Federal law, creating a housing-friendly streamlined process that is consistent with the California Department of Housing and Community Development’s pro-housing goals. These updates will supersede the existing Municipal Code language within Title 17.
ANALYSIS: The Comprehensive Zoning Code Update resulted from the concerns and needs that were voiced by the public. During the visioning workshops, the public was able to provide insight on the existing zoning code and permit approval process, as well as sharing their comments and questions about the ZCA. The major themes and concerns that followed from the workshops included clarity of the municipal code, confusing review procedures, general zoning information, and the Zoning Handbook being accessible to all community members. As a result, the City of South El Monte was able to develop the following goals that would help address the needs and concerns voiced from the public:
• Updated structure to the zoning code
• Efficient permit approval process and a municipal code that is compliant with state law • Streamlined housing development
• New objective design standards
• Informational zoning handbook
FINDINGS:
Per SEMMC Section 17.66.040, Planning Commission shall approve a Zone Change Amendment based on the following finds:
A. Substantial proof exists that the proposed change will promote the public health, safety, convenience and general welfare of the citizens of the city; the Project will provide a comprehensive zoning code update and zoning handbook that is easy to read and interpret, therefore providing a convenience to the citizens of the city.
General Plan Conformance
The proposed Project is compatible with the objectives, policies, general land uses, and housing element specified in the General Plan which includes, but is not limited to, the following goals:
Housing Element
3 (1.) Goal 1: An adequate supply of a variety of housing types to meet the existing and future needs of City residents by streamlining ministerial approval and by clarifying density bonus incentives.
a. Policy 1.2: The City shall facilitate the development of housing through the removal of local regulatory constraints, especially for housing that serves lower-income households and those with special needs. This project and the zoning handbook clarify the density bonus incentives that facilitate the production of housing for very low-income, moderate-income, and senior households.
b. Policy 1.4: The City shall facilitate the development of housing by connecting developers with requirements, standards, and other relevant information needed to apply for development permits in the City. The project and zoning handbook provide tables that can be easily interpreted, including a planning process overview that explains the South El Monte Planning Application Process.
Land Use Element
(2.) Goal 2: High quality residential neighborhoods that are enhanced and wellmaintained by providing Objective Design Standards. ODS provides a clear criterion for architectural and design requirements that support high-quality design while creating a desirable character for the city.
B. The proposed change is in conformance with the purpose of this chapter and with all applicable, officially adopted policies and plans; the Project complies with General Plan provisions, ensures that the Zoning Code is compliant with State Housing Laws, and implements the programs and policies of the Housing Element.
General Plan Conformance
The proposed Project is compatible with the objectives, policies, general land uses, and housing element specified in the General Plan which includes, but is not limited to, the following goals:
Land Use Element
(3.)Goal 1.0: Maintain a balanced mix and distribution of land uses throughout South El Monte.
a. Policy 1.1: Provide opportunities for housing development at a range of densities and housing types that accommodate the varied interests and needs of present and future residents. This project will serve the City by providing Objective Design Standards (ODS) that apply to qualifying mixed-use projects aimed at streamlining the approval process. These standards provide architectural and design requirements that support high-quality design while creating a desirable character for the city.
4 b. Policy 1.2: Allow for the transition of mixed-density neighborhoods to higher density development consistent with underlying General Plan land use and zoning designation. This project will clarify density bonus incentives for development. These incentives are in accordance with Government Code Sections 65915—65918 and will allow the City to implement the goals, objectives, and policies of the General Plan.
(4.)Goal 3.0: Accommodate new development that is compatible with and complements existing land uses by allowing for the establishment of a large residential and mixeduse developments that fit with the surrounding uses. a. Policy 2.6: The City shall work to alleviate illegal conversions of garages, patios, and subdivision of single-family units through code enforcement that works to bring these conversions into compliance. The ZCA shall provide applicants with adopted development standards for ADU to facilitate compliance of illegal/non-conforming structures to accomplish structure conformance and state housing needs.
ENVIRONMENTAL REVIEW: Pursuant to the provisions of the California Environmental Quality Act (Public Resources Code Sections 21000, et seq. (“CEQA”), the State CEQA Guidelines (California Code of Regulations, Title 14, Sections 15000, et seq.), and the City’s Local CEQA Guidelines, City staff had an initial study prepared of the potential environmental effects of the proposed ZCA. Based on the information contained in the initial study, staff determined that there was no substantial evidence that the project will have a significant effect on the environment.
Accordingly, the City prepared Negative Declaration in accordance with Article 6 §15070 of the State CEQA Guidelines. Notice of Intent to adopt the Negative Declaration was prepared in accordance with Article 6 §15072. The NOI was circulated for public review and state review for the period of January 22, 2024 – February 21, 2024.
RECOMMENDATION: Staff recommends that the Planning Commission:
1. Adopt Resolution No. 24-02, recommending the City Council adopt a Negative Declaration and approval of Zone Code Amendment No. 24-01.
ATTACHMENT
A – Resolution No. 24-02, Exhibit A – South El Monte Comprehensive Zoning Code update B – Negative Declaration and Environmental Initial Study C – South El Monte Zoning Handbook
ATTACHMENT A
RESOLUTION NO. 24-02
A RESOLUTION OF THE SOUTH EL MONTE PLANNING
COMMISSION ADOPTING A NEGATIVE DECLARATION
AND RECOMMENDING APPROVAL TO CITY COUNCIL
ADOPTING ZONE CODE AMENDMENT NO. 24-01 TO
IMPLEMENT A COMPREHENSIVE ZONING CODE UPDATE
WHEREAS, in 2022, Southern California Association of Governments (“SCAG”) was awarded Regional Early Action Planning (“REAP”) funding from Assembly Bill (“AB”) 101; WHEREAS, the intent of these funds is to provide housing planning and process improvement services to cities and counties. This funding was provided to SCAG by the CA Department of Housing and Community Development (“HCD”) with the goal of addressing the current housing crisis; and
WHEREAS, this effort will produce the development of a Zoning Code Handbook to improve public accessibility and use of the Municipal Code. The Zoning Code Amendment (“ZCA”) will advance the City’s 6th Cycle Housing Element Goals, develop and adopt Objective Development Standards, implement pro-housing policies and programs, and revise and adopt housing-supportive parking policies and programs
WHEREAS, the first Planning Commission Workshop was held on May 17, 2022, where attendees participated in an interactive exercise where they could share comments and questions about the Zone Code Amendment (“ZCA”). The second Planning Commission Workshop was held on January 16, 2024, the workshop provided an update of the ZCA and explained the next steps towards approval and implementation of the South El Monte Comprehensive Zoning Code Update; and
WHEREAS, An Initial Environmental Study was prepared for the project in compliance with the California Environmental Quality Act (CEQA) and was made available for public review and comment January 22, 2024 through February 21, 2024; and WHEREAS, a public hearing notice was published on February 8, 2024 for the February 20, 2024 Planning Commission meeting; and
WHEREAS, the Planning Commission opened the public hearing, received testimony, and continued the Zone Code Amendment 24-01 to the March 19, 2024 Planning Commission meeting in order to satisfy CEQA public review periods; and
WHEREAS, a public hearing was held before the Planning Commission on March 19, 2024 to consider the proposal. All evidence, both written and oral, presented during said public hearing was considered by the Planning Commission in making its determination.
NOW, THEREFORE, THE OF THE CITY OF SOUTH EL MONTE HEREBY FINDS, RESOLVES, AND ORDERS AS FOLLOWS:
Section 1. The foregoing recitals are true and correct, and the City of South El Monte Planning Commission so finds and determines.
Section 2. Pursuant to the provisions of the California Environmental Quality Act (Public Resources Code Sections 21000, et seq. (“CEQA”), the State CEQA Guidelines (California Code of Regulations, Title 14, Sections 15000, et seq.), and the City’s Local CEQA Guidelines, City staff had an initial study prepared of the potential environmental effects of the proposed ZCA.
Based on the information contained in the initial study, staff determined that there was no substantial evidence that the project will have a significant effect on the environment. Accordingly, the City prepared Negative Declaration in accordance with Article 6 §15070 of the State CEQA Guidelines. Notice of Intent to adopt the Negative Declaration was prepared in accordance with Article 6 §15072. The NOI was circulated for public review and state review for the period of January 22, 2024 – February 21, 2024.
Section 3. All evidence, both written and oral, presented during said public hearing was considered by the City Council in making its determination. Based on the record of the proceeding, the City Council hereby finds as follows:
A. Substantial proof exists that the proposed change will promote the public health, safety, convenience and general welfare of the citizens of the city; the Project will provide a comprehensive zoning code update and zoning handbook that is easy to read and interpret, therefore providing a convenience to the citizens of the city.
General Plan Conformance
The proposed Project is compatible with the objectives, policies, general land uses, and housing element specified in the General Plan which includes, but is not limited to, the following goals:
Housing Element
(1.) Goal 1: An adequate supply of a variety of housing types to meet the existing and future needs of City residents by streamlining ministerial approval and by clarifying density bonus incentives.
a. Policy 1.2: The City shall facilitate the development of housing through the removal of local regulatory constraints, especially for housing that serves lower-income households and those with special needs. This project and the zoning handbook clarify the density bonus incentives that facilitate the production of housing for very low-income, moderate-income, and senior households.
b. Policy 1.4: The City shall facilitate the development of housing by connecting developers with requirements, standards, and other relevant information needed to apply for development permits in the City. The project and zoning handbook provide tables that can be easily interpreted, including a planning process overview that explains the South El Monte Planning Application Process.
Land Use Element
(2.) Goal 2: High quality residential neighborhoods that are enhanced and wellmaintained by providing Objective Design Standards. ODS provides a clear criterion
for architectural and design requirements that support high-quality design while creating a desirable character for the city.
B. The proposed change is in conformance with the purpose of this chapter and with all applicable, officially adopted policies and plans; the Project complies with General Plan provisions, ensures that the Zoning Code is compliant with State Housing Laws, and implements the programs and policies of the Housing Element.
General Plan Conformance
The proposed Project is compatible with the objectives, policies, general land uses, and housing element specified in the General Plan which includes, but is not limited to, the following goals:
Land Use Element
(3.)Goal 1.0: Maintain a balanced mix and distribution of land uses throughout South El Monte.
a. Policy 1.1: Provide opportunities for housing development at a range of densities and housing types that accommodate the varied interests and needs of present and future residents. This project will serve the City by providing Objective Design Standards (ODS) that apply to qualifying mixed-use projects aimed at streamlining the approval process. These standards provide architectural and design requirements that support high-quality design while creating a desirable character for the city.
b. Policy 1.2: Allow for the transition of mixed-density neighborhoods to higher density development consistent with underlying General Plan land use and zoning designation. This project will clarify density bonus incentives for development. These incentives are in accordance with Government Code Sections 65915—65918 and will allow the City to implement the goals, objectives, and policies of the General Plan.
(4.)Goal 3.0: Accommodate new development that is compatible with and complements existing land uses by allowing for the establishment of a large residential and mixeduse developments that fit with the surrounding uses. a. Policy 2.6: The City shall work to alleviate illegal conversions of garages, patios, and subdivision of single-family units through code enforcement that works to bring these conversions into compliance. The ZCA shall provide applicants with adopted development standards for ADU to facilitate compliance of illegal/non-conforming structures to accomplish structure conformance and state housing needs.
Section 4. Based upon the findings set forth in Sections 1 through 2 of this Resolution, the Planning Commission of the City of South El Monte hereby recommends that the City Council
reconfigure and update Chapter 17 of the South El Monte Municipal Code to read as shown in Exhibit A.
Section 5. Any interested party may appeal this decision to the City Council pursuant to Section 17.22.110 of the South El Monte Municipal Code. The time within which judicial review, if available, of the City Council’s decision must be sought is governed by Section 1094.6 of the California Code of Procedure and Section 1.24.010 of the South El Monte Municipal Code, unless shorter tie is provided by other applicable law.
PASSED, APPROVED AND ADOPTED this 19th day of March 2024 ATTEST:
Chairman
Renee Reyes, Secretary
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) SS:
CITY OF SOUTH EL MONTE )
I, Renee Reyes, Secretary to the Planning Commission of the City of South El Monte, do hereby certify that the foregoing Resolution, being Resolution No. 24-02 was duly passed and approved by the Planning Commission of the City of South El Monte, at a regular meeting of said Commission held on the 19th day of March 2024 and said Resolution was adopted by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Renee Reyes, Secretary
Initial Study/ Negative Declaration
South El Monte
Comprehensive Zoning
Update
City of South El Monte
Los Angeles County, California
Initial Study/
Negative Declaration
South El Monte
Comprehensive Zoning
Update
Prepared for:
City of South El Monte
1415 Santa Anita Avenue
South El Monte, CA 91733
Prepared by:
WSP USA
January 2024
i
Table of Contents
1.0 INTRODUCTION ....................................................................................................................1
1.1 Project Name..........................................................................................................................1
1.2 Document Purpose and Organization.....................................................................................1
1.3 Project Area............................................................................................................................1
1.4 Lead Agency Name and Address...........................................................................................1
1.5 Lead Agency Staff Contact.....................................................................................................1
1.6 Project Location......................................................................................................................1
1.7 General Plan ...........................................................................................................................2
1.8 Zoning ....................................................................................................................................2
1.9 Discretionary Actions.............................................................................................................2
1.10 Impact Terminology...............................................................................................................2
2.0 PROJECT DESCRIPTION.....................................................................................................2
2.1 Project Overview....................................................................................................................2
2.2 Purpose of Updates.................................................................................................................2
2.3 Environmental Setting............................................................................................................3
2.3.1 Project Location....................................................................................................3
2.3.2 Surrounding Land Uses and Development .............................................................3
2.4 Project Components................................................................................................................3
2.4.1 Zoning Code Handbook.........................................................................................4
2.5 Proposed Discretionary Approvals.........................................................................................4
3.0 ENVIRONMENTAL CHECKLIST.......................................................................................5
3.1 General Information ...............................................................................................................5
3.2 Environmental Factors Potentially Affected...........................................................................5
3.3 Determination.........................................................................................................................6
3.4 Evaluation of Environmental Impacts....................................................................................8 I. Aesthetics..............................................................................................................8 II. Agriculture and Forestry Resources ......................................................................9 III. Air Quality ..........................................................................................................12 IV. Biological Resources...........................................................................................14 V. Cultural Resources..............................................................................................17 VI. Energy.................................................................................................................18 VII. Geology and Soils................................................................................................19 VIII. Greenhouse Gas Emissions..................................................................................22 IX. Hazards and Hazardous Materials ......................................................................23 X. Hydrology and Water Quality..............................................................................26 XI. Land Use and Planning .......................................................................................29 XII. Mineral Resources...............................................................................................30 XIII. Noise ...................................................................................................................31 XIV. Population and Housing ......................................................................................33 XV. Public Services....................................................................................................34 XVI. Recreation...........................................................................................................35
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ii
XVII. Transportation.....................................................................................................36 XVIII. Tribal Cultural Resources ...................................................................................38 XIX. Utilities and Service Systems ...............................................................................40 XX. Wildfire ...............................................................................................................43 XXI. Mandatory Findings of Significance ....................................................................45
4.0 REFERENCES .......................................................................................................................47
5.0 APPENDICES.........................................................................................................................48 APPENDIX A – DRAFT TITLE 17 ZONING OF THE CITY OF SOUTH EL MONTE MUNICIPAL CODE..............................................................................................................49 APPENDIX B – AB 52 CONSULTATION LETTERS AND RESPONSES...............................50
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iii
List of Acronyms and Abbreviations
APN Assessor’s Parcel Number
BPS Best Performance Standards
CAA Clean Air Act
CGS California Geological Survey
CalEEMod California Emissions Estimator Model®
CalFire California Department of Forestry and Fire Protection CARB California Air Resources Board
CCR California Code of Regulations
CDFW California Department of Fish and Wildlife
CEQA California Environmental Quality Act
CNDDB California Natural Diversity Database
CUP Conditional Use Permit
DOC Department of Conservation
EIR Environmental Impact Report
GHG Greenhouse Gas
IS Initial Study
IPaC Information for Planning and Consultation
LOS Level of Service
MND Mitigated Negative Declaration
NOA Notice of Availability
PM2.5 Particulate Matter Less Than 2.5 Microns in Size
SCAQMD South Coast Air Quality Management District
sf Square Foot
SRA State Responsibility Area
U.S. EPA United States Environmental Protection Agency
USFWS United States Fish and Wildlife Service
VMT Vehicle Miles Travelled
WDR Waste Discharge Requirement
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South El Monte Comprehensive Zoning Update
1 1.0 INTRODUCTION
This Initial Study/Environmental Checklist and Negative Declaration has been prepared pursuant to the California Environmental Quality Act (CEQA) [Public Resources Code [Section 21000, et seq.] and the 2020 State CEQA Guidelines [California Code of Regulations Section 15000, et.
Seq.]. Article 6, Sections 15070 to 15075 of the 2020 CEQA Guidelines was referenced in the preparation of this Negative Declaration.
This Initial Study/Environmental Checklist and Negative Declaration determines that the adoption of the City of South El Monte Comprehensive Zoning Code Update project will result in no impacts or less than significant impacts on the environmental resources and issues evaluated herein, and hence not have a significant impact on the environment. As a result, this document serves as a Negative Declaration pursuant to Public Resources Code Sections 21064 and 21080 (c) and Article 6 of the 2020 CEQA Guidelines.
1.1 Project Name
South El Monte Comprehensive Zoning Code Update.
1.2 Document Purpose and Organization
The purpose of this Initial Study is to evaluate the potential environmental impacts of the proposed Zoning Code Update. This document is divided into the following sections:
1.0 Introduction
2.0 Project Description
3.0 Environmental Checklist
4.0 References
5.0 Appendices
1.3 Project Area
Citywide
1.4 Lead Agency Name and Address
City of South El Monte
1415 S Santa Anita Avenue
South El Monte, CA 91733
1.5 Lead Agency Staff Contact
Guillermo Arreola, Community Development Director
Phone: 626-579-6540
Email: [email protected]
1.6 Project Location
South El Monte, Los Angeles County, California
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South El Monte Comprehensive Zoning Update
2 1.7 General Plan
Citywide
1.8 Zoning
Citywide
1.9 Discretionary Actions
The Proposed Zoning Code Update will require the following approvals:
• Adoption of the Zoning Code Update by the City Council of South El Monte • Recommend adoption of the Negative Declaration by the City Council of South El Monte • Adoption of the Negative Declaration by the City Council of South El Monte
1.10 Impact Terminology
The following terminology is used to describe the potential level of significance of impacts:
• A finding of no impact is appropriate if the analysis concludes that there is no potential for the project to affect the resource in any way.
• An impact is considered less than significant if the project would not cause a substantial adverse change to the environment and would not require mitigation. • An impact is considered less than significant with mitigation incorporated if the analysis concludes that the project would not cause a substantial adverse impact to the environment with the inclusion of an environmental commitment that has been agreed to be implemented by the applicant.
• An impact is considered a potentially significant impact is the analysis concludes that the project could have a substantial adverse impact on the environment.
2.0 PROJECT DESCRIPTION
2.1 Project Overview
The City of South El Monte proposes an update of the existing Municipal Code Title 17 to facilitate housing development opportunities throughout the City. This effort includes the development of a Zoning Code Handbook to improve public accessibility and use of the Code.
2.2 Purpose of Updates
The Comprehensive Zoning Code Update will advance the City’s 6th Cycle Housing Element Goals, develop and adopt Objective Development Standards, implement pro-housing policies and programs, and revise and adopt housing-supportive parking policies and programs. Specifically, this project is intended to accelerate housing production, reduce housing costs through faster permitting, and improve consistency in local design and development standards. The main objective of the City of South El Monte will be to provide an updated zoning code that is fully consistent with the latest General Plan, State and Federal law, creating a housing-friendly streamlined process that is consistent with the California Department of Housing and Community
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South El Monte Comprehensive Zoning Update
3 Development’s pro-housing goals. These updates will supersede the existing Municipal Code language within Title 17.
2.3 Environmental Setting
2.3.1 Project Location
South El Monte, Los Angeles County, California.
2.3.2 Surrounding Land Uses and Development
Various.
2.4 Project Components
Notable changes to the language and organization of Title 17 include:
• Reorganization: several sections of Title 17 were reorganized. For example, 52 existing chapters were condensed into 16. Some sections of the updated code, such as 17.06 Commercial Zones (new chapter), only include text from one existing chapter (17.14 Commercial Zone (C)). Other sections, such as 17.11 Special Uses (new chapter) include text from 20 existing chapters. Other reorganization changes include alphabetizing 17.02 Definitions (new chapter), reorganizing sections within new chapters, and condensing development standards into tables.
• Non-substantial text deletions: some outdated existing code text was deleted in order to clean up and modernize the code with State law. Summaries were removed from 17.05 Residential Zones and 17.06 Commercial Zones as they were repetitive with the content in the existing code.
• Rewording: Section titles throughout the code were reworded to reflect updated code structure, and to convey more clearly the content of each section. In addition, the updated code text in section 17.10.010 Intent and purpose was revised to place emphasis on the social and health benefits of establishing zoning districts. • Moving text (relocation): additional definitions were moved from the original chapters to the 17.02 Definitions chapters in order to keep the code organized. • Non-substantial text additions: some text was added to new chapters to clarify the code.
Several definitions were added to 17.02 Definitions, overview language was added to 17.10 Overlay Zones, and certain non-substantial provisions were added to 17.12 ADUs and
17.13 Density Bonus to clarify ADU and DBL administrative procedures (additions do not constitute changes to density or development standards).
No amendments to the Zoning Map are proposed as part of this project. Substantive changes to the Municipal Code due to state legislation include:
• Changes to 17.03, the Permit Approval Procedures chapter to reflect changes per SB 35. SB 35 creates a ministerial approval process for certain affordable housing development projects. Several sections of 17.03 will receive text additions related to this new process (including an outline of permit filing, processing and approval). The text for this section was sourced from the City of Sacramento’s code, California Housing &
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South El Monte Comprehensive Zoning Update
4 Community Development Department resources and existing City of South El Monte files.
• Changes to 17.12, the Accessory Dwelling Unit (ADU) chapter to reflect changes per AB 68, AB 881 and SB 13. These bills update certain development standards such as parking, height restrictions, lot size requirements, ADU size requirements, and setbacks.
Sections of 17.12 were updated to reflect these new development standards, specifically that the height limit for ADUs is 16 feet, and that any onsite parking lost due to conversion of a garage, carport or covered parking structure into an ADU cannot be replaced with on-street parking.
• Changes to 17.13, the Density Bonus Law (DBL) chapter to reflect changes per AB 1763 and AB 2345. These two bills increase maximum allowable density for certain projects, such as developments containing 100% affordable housing (added density up to 80%). Projects that are 100% affordable developments and are located within a half (1/2) mile of major transit stop are exempt from any maximum controls on density. These two bills also change some development standards, allowing projects containing 100% affordable units and located within ½ mile of a major transit stop to increase their height by up to 3 stories or 33 feet. Finally, these two bills change parking standards for DBL projects. Units with 2-3 rooms may only provide 1.5 spaces. Supportive or special needs housing may not have parking standards imposed upon the project (no parking required).
DBL projects with 100% affordable units OR projects for persons 62 years or older meeting affordability restrictions and conditions, and within unobstructed access to a fixed bus route (operating at least 8 times a day) or paratransit service are only required to provide 0.5 space/unit.
• New Chapter 17.14 Objective Design Standards. The purpose of the Objective Design Standards is to provide architectural and design requirements aimed at streamlining the approval process for qualifying multi-unit residential projects. These standards serve as the minimum requirements and are mandatory for projects with at least two-thirds of the square footage of the development designated for residential use for which a streamlined approval process is requested pursuant to State law per Government Code Section 65913.4. These standards supplement other objective standards within the zoning district in which the project is located.
2.4.1 Zoning Code Handbook
A Zoning Code Handbook accompanies the Municipal Code updates enabling simple and easy navigation of the code updates. The handbook includes graphics and examples that demonstrate how the public can find answers to frequently requested information in the code (e.g., residential setbacks, lot coverage, commercial building signage, accessory structure standards, development standards, etc.). This is meant as a companion guide to the Municipal Code update.
2.5 Proposed Discretionary Approvals
This Initial Study assessed the potential environmental impacts of the proposed Zoning Code Update. The discretionary actions required by the City of South El Monte City Council include:
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South El Monte Comprehensive Zoning Update
5 • Adoption of the Initial Study/Negative Declaration
• Adoption of the Municipal Code Update
3.0 ENVIRONMENTAL CHECKLIST
The environmental checklist provides a standard evaluation tool to identify a project’s adverse environmental impacts. This checklist identifies and evaluates potential adverse environmental impacts that may be created by the Proposed Project.
3.1 General Information
Project Title: City of South El Monte Comprehensive Zoning Code Update
Lead Agency Name and Address:
City of South El Monte
1415 S Santa Anita Avenue
South El Monte, CA 91733
Contact Person and Phone Number:
Guillermo Arreola, Community Development
Director
Phone: 626-579-6540
Email: [email protected]
Objectives:
This project is intended to accelerate housing
production, reduce housing costs through faster
permitting, and improve consistency in local
design and development standards. This project
will provide an updated zoning code that is fully
consistent with the latest General Plan and State
and Federal law.
Project Location: South El Monte, Los Angeles County, California Description of Project:
The Comprehensive Zoning Code Update will
advance the City’s 6th Cycle Housing Element
Goals, develop and adopt Objective Development
Standards, implement pro-housing policies and
programs, and revise and adopt housingsupportive parking policies and programs.
Surrounding Land Uses and Setting: Various.
Discretionary approvals (other public
agencies):
Adoption of the Initial Study/Negative
Declaration.
Adoption of the Municipal Code Update.
3.2 Environmental Factors Potentially Affected
The following environmental impact areas have been assessed to determine their potential to be adversely affected by the Proposed Project. As indicated by the checklist on the following pages, environmental topics marked with a “✓” may be adversely affected by the Proposed Project. An
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South El Monte Comprehensive Zoning Update
6 explanation relative to the determination of impacts can be found following the checklist for each area.
☐ Aesthetics ☐
Agriculture/Forestry
Resources ☐ Air Quality
☐ Biological Resources ☐ Cultural Resources ☐ Energy
☐ Geology/Soils ☐
Greenhouse Gas
Emissions ☐
Hazards and Hazardous
Materials
☐ Hydrology/Water Quality ☐ Land Use/Planning ☐ Mineral Resources ☐ Noise ☐ Population/Housing ☐ Public Services
☐ Recreation ☐ Transportation ☐ Tribal Cultural Resources ☐ Utilities/Service Systems ☐ Wildfire ☐
Mandatory Findings of
Significance
3.3 Determination
On the basis of this initial evaluation:
☒ I find the proposed project COULD NOT have a significant effect on the environment, and that a NEGATIVE DECLARATION will be prepared. ☐ I find that although the proposed project could have a significant effect on the environment, there will not be significant effects in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared.
☐ I find that the proposed project MAY have a significant effect(s) on the environment, and an ENVIRONMENTAL IMPACT REPORT (EIR) is required.
☐ I find that the proposed project MAY have a “potentially significant impact” on the environment, but at least one effect: 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards; and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. ☐ I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects: 1) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards; and 2) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation
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South El Monte Comprehensive Zoning Update
7 measures that are imposed upon the Proposed Project, nothing further is required.
Signature: Date:
Name
Title
Organization
January 22, 2024
Gerardo Marquez
City of South El Monte
Planning Manager
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South El Monte Comprehensive Zoning Update
8 3.4 Evaluation of Environmental Impacts
No topical areas on the CEQA environmental checklist were found to have unmitigated impacts exceeding applicable thresholds of significance with mitigation incorporated. All topics on the checklist were determined to have Less Than Significant Impact or No Impacts, as discussed below.
I. Aesthetics
Issues
Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
I. Aesthetics. Except as provided in Public Resources Code Section 21099, would the project:
a) Have a substantial adverse effect
on a scenic vista? ☐ ☐ ☐ ☒
b) Substantially damage scenic
resources, including, but not limited
to, trees, rock outcroppings, and
historic buildings within a state
scenic highway?
☐ ☐ ☐ ☒
c) In nonurbanized areas,
substantially degrade the existing
visual character or quality of public
views of the site and its
surroundings? (Public views are
those that are experienced from
publicly accessible vantage point). If
the project is in an urbanized area,
would the project conflict with
applicable zoning and other
regulations governing scenic
quality?
☐ ☐ ☐ ☒
d) Create a new source of substantial
light or glare which would adversely
affect day or nighttime views in the
area?
☐ ☐ ☐ ☒
a) Have a substantial adverse effect on a scenic vista? Impact: No Impact.
There is no project component that has the potential to adversely impact scenic vistas in and around the city.
Mitigation Measures: None Required.
b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway?
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South El Monte Comprehensive Zoning Update
9 Impact: No Impact.
The project would not directly or indirectly damage scenic resources. There are no state scenic highways in the project vicinity.1
Mitigation Measures: None Required.
c) In nonurbanized areas, substantially degrade the existing visual character or quality of public views of the site and its surroundings? (Public views are those that are experienced from publicly accessible vantage point.) If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality?
Impact: No Impact.
See Response (a). The project is intended to better protect and enhance land use compatibility within the community, including through the introduction of additional safeguards for the city’s visual character. The project would not degrade the existing visual character or quality of the city.
Mitigation Measures: None Required.
d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area?
Impact: No Impact.
The Project does not, in itself, propose or authorize development. Therefore, its adoption would not produce physical infrastructure that would create a new source of substantial light or glare that would adversely impact daytime or nighttime views in the area and would have no impact on daytime or nighttime views. No new sources of light or glare would result from the project.
Mitigation Measures: None Required.
II. Agriculture and Forestry Resources
Issues
Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
1 Caltrans, List of eligible and officially designated State Scenic Highways. https://dot.ca.gov/programs/design/laplandscape-architecture-and-community-livability/lap-liv-i-scenic-highways
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10 II. Agriculture and Forestry Resources. In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. In determining whether impacts to forest resources, including timberland, are significant environmental effects, lead agencies may refer to information compiled by the California Department of Forestry and Fire Protection regarding the state’s inventory of forest land, including the Forest and Range Assessment Project and the Forest Legacy Assessment project; and forest carbon measurement methodology provided in Forest Protocols adopted by the California Air Resources Board. Would the project:
a) Convert Prime Farmland, Unique
Farmland, or Farmland of Statewide
Importance (Farmland), as shown
on the maps prepared pursuant to
the Farmland Mapping and
Monitoring Program of the
California Resources Agency, to
nonagricultural use?
☐ ☐ ☐ ☒
b) Conflict with existing zoning for
agricultural use, or a Williamson
Act contract?
☐ ☐ ☐ ☒
c) Conflict with existing zoning for,
or cause rezoning of, forest land (as
defined in Public Resources Code
Section 12220(g)), timberland (as
defined by Public Resources Code
Section 4526), or timberland zoned
Timberland Production (as defined
by Government Code Section
51104(g))?
☐ ☐ ☐ ☒
d) Result in the loss of forest land or
conversion of forest land to nonforest use?☐ ☐ ☐ ☒
e) Involve other changes in the
existing environment which, due to
their location or nature, could result
in conversion of Farmland, to nonagricultural use or conversion of forest land to non-forest use?
☐ ☐ ☐ ☒
a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? Impact: No Impact.
Initial Study/Negative Declaration
South El Monte Comprehensive Zoning Update
11 As identified by Map published by the California Department of Conservation’s Farmland Mapping and Monitoring Program2, no lands within the City of South El Monte or its sphere of influence are of agricultural significance. Further, there is no project component with the potential to convert farmland.
Mitigation Measures: None Required.
b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? Impact: No Impact.
Agriculture is not a principally permitted use in the City of South El Monte. There are no lands in the City of South El Monte that are subject to a Williamson Act contract. 3 Further,
no project component has the potential to impact agricultural activity or a Williamson Act contract.
Mitigation Measures: None Required.
c) Conflict with existing zoning for, or cause rezoning of, forestland (as defined in Public Resources Code Section 12220(g)), timberland (as defined by Public Resources Code Section 4526), or timberland zoned Timberland Production (as defined by Government Code Section 51104(g))?
Impact: No Impact.
There is no Timberland Production4or equivalent zoning district in the City of South El Monte, nor are there any zoning districts in the city that allow timber production as a use by right. There is no component of the project that has the potential to conflict with zoning for, or cause rezoning of, “forest land,” “timberland,” or lands zoned Timberland Production.
Mitigation Measures: None Required.
d) Result in the loss of forest land or conversion of forest land to non-forest use? Impact: No Impact.
The City of South El Monte does not contain forest land and therefore there would be no loss of forest land as a result of the project.
Mitigation Measures: None Required.
e) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland to non-agricultural use or conversion of forest land to non-forest use?
Impact: No Impact.
2 California Department of Conservation, California Important Farmlands Map Viewer. https://www.arcgis.com/home/webmap/viewer.html?featurecollection=https%3A%2F%2Fgis.conservation.ca.gov% 2Fserver%2Frest%2Fservices%2FDLRP%2FCaliforniaImportantFarmland_2018%2FMapServer%3Ff%3Djson%26 option%3Dfootprints&supportsProjection=true&supportsJSONP=true 3 California Department of Conservation, Williamson Act Program. https://www.conservation.ca.gov/dlrp/wa 4 California Department of Tax and Fee Administration. Laws, Regulations, and Annotations. Timberland. https://www.cdtfa.ca.gov/lawguides/vol4/ttl/ttl-ch6-7-all.html
Initial Study/Negative Declaration
South El Monte Comprehensive Zoning Update
12 As noted above in thresholds (a) through (d), no agricultural land or forest lands are present within the City of South El Monte; therefore, there would be no impact to conversion of these land types.
Mitigation Measures: None Required.
III. Air Quality
Issues
Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
III. Air Quality. Where available, the significance criteria established by the applicable air quality management district or air pollution control district may be relied upon to make the following determinations. Would the project:
a) Conflict with or obstruct
implementation of the applicable
air quality plan?
☐ ☐ ☐ ☒
b) Result in a cumulatively
considerable net increase of any
criteria pollutant for which the
project region is non-attainment
under an applicable federal or
State ambient air quality
standard?
☐ ☐ ☐ ☒
c) Expose sensitive receptors to
substantial pollutant
concentrations?
☐ ☐ ☐ ☒
d) Result in other emissions (such
as those leading to odors)
adversely affecting a substantial
number of people?
☐ ☐ ☐ ☒
Discussion:
a) Conflict with or obstruct implementation of the applicable air quality plan? Impact: No Impact.
Adoption of the Proposed Project does not authorize physical development and therefore, would not produce physical environmental impacts that would impact air quality.
Additionally, the Project does not change density or intensity of development, or land uses within the City of South El Monte. Therefore, there would be no impact to the implementation of an air quality management plan.
Mitigation Measures: None Required.
Initial Study/Negative Declaration
South El Monte Comprehensive Zoning Update
13 b) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard?
Impact: No Impact.
No development is proposed or would be likely to occur as a result of the project. Permitted densities, intensities, and land uses would remain substantially the same as they are at present. Therefore, there would be no net increase of any criteria pollutant.
Mitigation Measures: None Required.
c) Expose sensitive receptors to substantial pollutant concentrations? Impact: No Impact.
As previously noted, proposed densities, intensities, and land uses would remain substantially the same as they are at present, and there is also no development proposed or that would be likely to occur as a result of the Project. Therefore, the Project does not have the ability to generate pollutants or create odors impacting sensitive receptors. Its adoption would have no impact related to odors or exposing sensitive receptors to substantial pollutant concentrations.
Mitigation Measures: None Required.
d) Result in other emissions (such as those leading to odors) adversely affecting a substantial number of people?
Impact: No Impact.
See response above. As previously noted, proposed densities, intensities, and land uses would remain substantially the same as they are at present, and there is also no development proposed or that would be likely to occur as a result of the Project. Therefore, the Project does not have the ability to generate pollutants or create odors impacting sensitive receptors.
Its adoption would have no impact related to odors or exposing sensitive receptors to substantial pollutant concentrations.
Mitigation Measures: None Required.
Initial Study/Negative Declaration
South El Monte Comprehensive Zoning Update
14 IV. Biological Resources
Issues
Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
IV. Biological Resources. Would the project:
a) Have a substantial adverse effect,
either directly or through habitat
modifications, on any species
identified as a candidate, sensitive, or
special status species in local or
regional plans, policies, or
regulations, or by the California
Department of Fish and Wildlife or
U.S. Fish and Wildlife Service?
☐ ☐ ☐ ☒
b) Have a substantial adverse effect on
any riparian habitat or other sensitive
natural community identified in local
or regional plans, policies, regulations
or by the California Department of
Fish and Wildlife or U.S. Fish and
Wildlife Service?
☐ ☐ ☐ ☒
c) Have a substantial adverse effect on
state or federally protected wetlands
(including, but not limited to, marsh,
vernal pool, coastal, etc.) through
direct removal, filling, hydrological
interruption, or other means?
☐ ☐ ☐ ☒
d) Interfere substantially with the
movement of any native resident or
migratory fish or wildlife species or
with established native resident or
migratory wildlife corridors, or
impede the use of native wildlife
nursery sites?
☐ ☐ ☐ ☒
e) Conflict with any local policies or
ordinances protecting biological
resources, such as a tree preservation
policy or ordinance?
☐ ☐ ☐ ☒
f) Conflict with the provisions of an
adopted Habitat Conservation Plan,
Natural Community Conservation
Plan, or other approved local,
regional, or state habitat conservation
plan?
☐ ☐ ☐ ☒
Initial Study/Negative Declaration
South El Monte Comprehensive Zoning Update
15 a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service?
Impact: No Impact.
The Proposed Project does not authorize physical development and therefore would not result in adverse impacts to sensitive natural communities, riparian vegetation or protected wetlands.5 Additionally, the update does not change density or intensity of development, or land uses within the City of South El Monte. Therefore, there would be no impact to special status species, riparian areas, sensitive communities, or federally protected areas.
Mitigation Measures: None Required.
b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Wildlife [CDFW] or U.S. Fish and Wildlife Service [USFWS]?
Impact: No Impact.
The Proposed Project does not authorize physical development and therefore would not result in adverse impacts to sensitive natural communities, riparian vegetation or protected wetlands. Additionally, the update does not change density or intensity of development, or land uses within the City of South El Monte. Therefore, there would be no impact to special status species, riparian areas, sensitive communities, or federally protected areas.
Mitigation Measures: None Required.
c) Have a substantial adverse effect on state or federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means?
Impact: No Impact.
The Proposed Project does not authorize physical development and therefore would not result in adverse impacts to sensitive natural communities, riparian vegetation or protected wetlands. Additionally, the update does not change density or intensity of development, or land uses within the City of South El Monte. Therefore, there would be no impact to special status species, riparian areas, sensitive communities, or federally protected areas.
Mitigation Measures: None Required.
d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites?
Impact: No Impact.
5 California Department of Fish and Wildlife. CNDDB Plants and Animals. https://wildlife.ca.gov/Data/CNDDB/Plants-and-Animals
Initial Study/Negative Declaration
South El Monte Comprehensive Zoning Update
16 The Proposed Project does not authorize physical development with its adoption and therefore would have no impacts to migratory fish or wildlife species or with wildlife corridors or nursery sites.
Mitigation Measures: None Required.
e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance?
Impact: No Impact.
The Proposed Project does not authorize physical development and therefore would not result in impacts from conflict with any applicable policies, plans, or ordinances protecting biological resources.
Mitigation Measures: None Required.
f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan?
Impact: No Impact.
The Proposed Project does not authorize physical development and therefore would not result in impacts from conflict with any provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or any other applicable habitat conservation plans.
Mitigation Measures: None Required.
Initial Study/Negative Declaration
South El Monte Comprehensive Zoning Update
17 V. Cultural Resources
Issues
Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
V. Cultural Resources. Would the project:
a) Cause a substantial adverse
change in the significance of a
historical resource pursuant to
§15064.5?
☐ ☐ ☐ ☒
b) Cause a substantial adverse
change in the significance of
an archaeological resource
pursuant to §15064.5?
☐ ☐ ☐ ☒
c) Disturb any human remains,
including those interred outside
of dedicated cemeteries?
☐ ☐ ☐ ☒
a) Cause substantial adverse change in the significance of a historical resource pursuant to §15064.5?
Impact: No Impact.
There is no development or ground disturbance proposed, nor is there any component of the Project that has the potential to adversely impact these historic structures, any other structure, or any unknown historic resources that may be located in the City of South El Monte. Any development that has the potential to do so would be subject to additional analyses under CEQA as well as review by the Planning Division and City Council.
Mitigation Measures: None Required.
b) Cause substantial adverse change in the significance of an archaeological resource pursuant to §15064.5?
Impact: No Impact.
There would be no development or ground disturbance as a result of the project. Therefore, adoption of the zoning code update would have no impact on archaeological resources.
Mitigation Measures: None Required.
c) Disturb any human remains, including those interred outside of dedicated cemeteries? Impact: No Impact.
Adoption of the Proposed Project would not directly result in ground disturbing activities and therefore would have no impacts related to the disturbance of human remains. If human
Initial Study/Negative Declaration
South El Monte Comprehensive Zoning Update
18 remains are found, compliance with the California Native Graves Protection and Repatriation Act, and coordination with the local County Coroner would be required.6 Mitigation Measures: None Required.
VI. Energy
Issues
Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
VI. Energy. Would the project:
a) Result in potentially
significant environmental
impact due to wasteful,
inefficient, or unnecessary
consumption of energy
resources, during project
construction or operation?
☐ ☐ ☒ ☐
b) Conflict with or obstruct a
state or local plan for
renewable energy or energy
efficiency?
☐ ☐ ☐ ☒
a) Result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy?
Impact: Less than Significant Impact.
The Proposed Project is intended to facilitate development by eliminating identified constraints, however, proposed densities, intensities, and land uses would remain substantially the same as they are at present, and there is also no development proposed or that would be likely to occur as a result of the project. As such, there would not be a substantial change in energy demand resulting from the project.
Mitigation Measures: None Required.
b) Conflict with or obstruct a state or local plan for renewable energy or energy efficiency?
Impact: No Impact.
See response above. The Project would not conflict with or obstruct a state or local plan for renewable energy or energy efficiency.
Mitigation Measures: None Required.
6 State of California Native American Heritage Commission. CalNAGPRA. https://nahc.ca.gov/calnagpra/
Initial Study/Negative Declaration
South El Monte Comprehensive Zoning Update
19 VII. Geology and Soils
Issues
Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
VII. Geology and Soils. Would the project:
a) Directly or indirectly cause
potential substantial adverse effects,
including the risk of loss, injury, or
death involving:
☐ ☐ ☒ ☐
i) Rupture of a known earthquake
fault, as delineated on the most
recent Alquist-Priolo Earthquake
Fault Zoning Map, issued by the
State Geologist for the area or
based on other substantial evidence
of a known fault? Refer to Division
of Mines and Geology Special
Publication 42.
☐ ☐ ☒ ☐
ii) Strong seismic ground shaking? ☐ ☐ ☒ ☐
iii) Seismic-related ground failure,
including liquefaction? ☐ ☐ ☒ ☐
iv) Landslides? ☐ ☐ ☒ ☐
b) Result in substantial soil erosion
or the loss of topsoil? ☐ ☐ ☐ ☒
c) Be located on a geologic unit or
soil that is unstable, or that would
become unstable as a result of the
project, and potentially result in onor off-site landslide, lateral spreading, subsidence, liquefaction
or collapse?
☐ ☐ ☒ ☐
d) Be located on expansive soil, as
defined in Table 18-1-B of the
Uniform Building Code (1994),
creating substantial direct or indirect
risks to life or property?
☐ ☐ ☐ ☒
e) Have soils incapable of adequately
supporting the use of septic tanks or
alternative wastewater disposal
systems where sewers are not
available for the disposal of
wastewater?
☐ ☐ ☐ ☒
Initial Study/Negative Declaration
South El Monte Comprehensive Zoning Update
20 Issues
Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
f) Directly or indirectly destroy a
unique paleontological resource or
site or unique geologic feature?
☐ ☐ ☐ ☒
a) Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury or death involving:
i. Rupture of a known earthquake fault, as delineated on the most recent AlquistPriolo Earthquake Fault Zoning Map, issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42.
ii. Strong seismic ground shaking?
iii. Seismic-related ground failure, including liquefaction? iv. Landslides?
Impact: Less than Significant Impact.
The City of South El Monte is located within a liquefaction zone, as identified by the California Geologic Survey and shown on the Alquist-Priolo Earthquake Fault Zoning Map.
7 However, no development is proposed or would be likely to occur as a result of the project. Permitted densities, intensities, and land uses would remain substantially the same as they are at present. Therefore, the project would not directly or indirectly cause potential substantial adverse effects involving rupture of a known earthquake fault, strong seismic ground shaking, seismic related ground failure or landslides, than would occur without the project under current growth trends.
Mitigation Measures:
b) Result in substantial soil erosion or the loss of topsoil? Impact: No Impact.
Erosion is the process by which soil material is detached and transported from one location to another by wind or water. Erosion occurs naturally in most systems but is often accelerated by human activities that disturb soil and vegetation. The rate at which natural and accelerated erosion occur is largely a function of climate, soil cover, slope conditions, and inherent soil properties. According to the National Resources Conservation Service (NRCS), the principal soil types within the city exhibit a range of erosion potential from low to very high.8 Nevertheless, there would be no increase in permitted densities and intensities and no land disturbance is proposed.
7 California Department of Conservation. https://maps.conservation.ca.gov/cgs/EQZApp/app/ 8 National Resources Conservation Service. Web Soil Survey. https://www.nrcs.usda.gov/resources/data-andreports/web-soil-survey
Initial Study/Negative Declaration
South El Monte Comprehensive Zoning Update
21 Mitigation Measures: None Required.
c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse?
Impact: Less Than Significant.
See Response (a).
Mitigation Measures: None Required.
d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial direct or indirect risks to life or property? Impact: No Impact.
Expansive or shrink-swell soils are soils that swell when subjected to moisture and shrink when dry. Expansive soils typically contain clay minerals that attract and absorb water, greatly increasing the volume of the soil. However, there is no development proposed as a result of the project. Moreover, permitted densities and intensities would not increase relative to existing conditions. Therefore, there is no impact to the project due to expansive or shrink-swell soils.
Mitigation Measures: None Required.
e) Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater?
Impact: No Impact.
All development in the City of South El Monte is served by the City’s wastewater collection and treatment system.
Mitigation Measures: None Required.
f) Directly or indirectly destroy a unique paleontological resource or site or unique geological feature?
Impact: No Impact.
Due to historic ground disturbance and development patterns, the lack of proposed development, and because permitted densities and intensities would not increase, no impacts to undocumented paleontological resources or geological features would occur either.
Mitigation Measures: None Required.
Initial Study/Negative Declaration
South El Monte Comprehensive Zoning Update
22 VIII. Greenhouse Gas Emissions
Issues
Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
VIII. Greenhouse Gas Emissions. Would the project:
a) Generate greenhouse gas
emissions, either directly or
indirectly, that may have a
significant impact on the
environment?
☐ ☐ ☒ ☐
b) Conflict with an applicable plan,
policy or regulation adopted for the
purpose of reducing the emissions
of greenhouse gases?
☐ ☐ ☐ ☒
a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment?
Impact: Less Than Significant Impact.
Permitted densities, intensities, and land uses would remain substantially the same as they are at present under the Proposed Project. There is no development proposed or that would be likely to occur as a result of the Project. As such, there would not be a substantial change in energy demand resulting from the project beyond what would occur without the project under current growth trends. As such, the Project would not increase greenhouse gas emissions or significantly impact the environment.
Mitigation Measures: None Required.
b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases?
Impact: No Impact.
See response above. The Proposed Project would not conflict with any adopted plans, policies, or regulations adopted for the purpose of reducing greenhouse gas emissions.
Mitigation Measures: None Required.
Initial Study/Negative Declaration
South El Monte Comprehensive Zoning Update
23 IX. Hazards and Hazardous Materials
Issues
Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
IX. Hazards and Hazardous Materials. Would the project:
a) Create a significant hazard to the
public or the environment through
the routine transport, use, or
disposal of hazardous materials?
☐ ☐ ☐ ☒
b) Create a significant hazard to the
public or the environment through
reasonably foreseeable upset and
accident conditions involving the
release of hazardous materials into
the environment?
☐ ☐ ☐ ☒
c) Emit hazardous emissions or
handle hazardous or acutely
hazardous materials, substances, or
waste within one-quarter mile of an
existing or proposed school?
☐ ☐ ☐ ☒
d) Be located on a site which is
included on a list of hazardous
materials sites compiled pursuant
to Government Code §65962.5
and, as a result, would it create a
significant hazard to the public or
the environment?
☐ ☐ ☐ ☒
e) For a project located within an
airport land use plan or, where
such a plan has not been adopted,
within two miles of a public airport
or public use airport, would the
project result in a safety hazard or
excessive noise for people residing
or working in the project area?
☐ ☐ ☐ ☒
f) Impair implementation of or
physically interfere with an
adopted emergency response plan
or emergency evacuation plan?
☐ ☐ ☐ ☒
Initial Study/Negative Declaration
South El Monte Comprehensive Zoning Update
24 Issues
Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
g) Expose people or structures,
either directly or indirectly, to a
significant risk of loss, injury or
death involving wildland fires?
☐ ☐ ☐ ☒
a) Create significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials?
Impact: No Impact.
There is no component of the Proposed Project that would result in the routine transport, use, or disposal of hazardous materials.
Mitigation Measures: None Required.
b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment?
Impact: No Impact.
There is no component of the Proposed Project that has the potential to create a significant hazard to the public or the environment through the accidental release of hazardous materials into the environment.
Mitigation Measures: None Required.
c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? Impact: No Impact.
Schools within one-quarter mile of the City of South El Monte include South El Monte High School, Epiphany Catholic School, New Temple Elementary School, and Dean L.
Shively Middle School, all of which are located within city limits. There is no component of the project that has the potential to directly or indirectly result in hazardous emissions or the handling of hazardous or acutely hazardous materials, substances, or waste.
Mitigation Measures: None Required.
d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code 65962.5 and as a result, would it create a significant hazard to the public or the environment?
Impact: No Impact.
Although the project is intended to facilitate development by eliminating identified constraints, permitted densities, intensities, and land uses would remain substantially the same as they are at present, and there is no development proposed or that would be likely to occur as a result of the project. The project does not have the potential to exacerbate
Initial Study/Negative Declaration
South El Monte Comprehensive Zoning Update
25 risks associated with identified spill sites or to otherwise create a significant hazard to the public or the environment.
Mitigation Measures: None Required.
e) For a project located within an airport land use plan or where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard or excessive noise for people residing or working in the project area?
Impact: No Impact.
No portion of the City of South El Monte is within an airport land use plan. Additionally, there are no public airports or public use airports within two miles of the City of South El Monte.
Mitigation Measures: None Required.
f) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan?
Impact: No Impact.
There is nothing about the Proposed Project that would substantially interfere with an adopted emergency response plan or evacuation plan.
Mitigation Measures: None Required.
g) Expose people or structures, either directly or indirectly, to a significant risk of loss, injury or death involving wildland fires?
Impact: No Impact.
Permitted densities, intensities, and land uses will remain substantially the same as they are at present, and there is no development proposed or that would be likely to occur as a result of the Project. The Project is not expected to affect current growth trends. As a result, the project would not expose people or structures, either directly or indirectly, to a significant risk of loss, injury, or death involving wildland fires.
Mitigation Measures: None Required.
Initial Study/Negative Declaration
South El Monte Comprehensive Zoning Update
26 X. Hydrology and Water Quality
Issues
Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
X. Hydrology and Water Quality. Would the project:
a) Violate any water quality standards
or waste discharge requirements or
otherwise substantially degrade
surface or ground water quality?
☐ ☐ ☐ ☒
b) Substantially decrease groundwater
supplies or interfere substantially with
groundwater recharge such that the
project may impede sustainable
groundwater management of the
basin?
☐ ☐ ☐ ☒
c) Substantially alter the existing
drainage pattern of the site or area,
including through the alteration of the
course of a stream or river or through
the addition of impervious surfaces, in
a manner which would:
☐ ☐ ☐ ☒
i) result in a substantial erosion or
siltation on- or off-site; ☐ ☐ ☐ ☒
ii) substantially increase the rate or
amount of surface runoff in a
manner which would result in
flooding on- or offsite;
☐ ☐ ☐ ☒
iii) create or contribute runoff water
which would exceed the capacity of
existing or planned stormwater
drainage systems or provide
substantial additional sources of
polluted runoff; or
☐ ☐ ☐ ☒
iv) impede or redirect flood flows? ☐ ☐ ☐ ☒
d) In flood hazard, tsunami, or seiche
zones, risk release of pollutants due to
project inundation?
☐ ☐ ☐ ☒
e) Conflict with or obstruct
implementation of a water quality
control plan or sustainable
groundwater management plan?
☐ ☐ ☐ ☒
Initial Study/Negative Declaration
South El Monte Comprehensive Zoning Update
27 a) Violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or ground water quality?
Impact: No Impact.
There is no development proposed or that would be likely to result from the project.
Permitted densities, intensities, and land uses would remain substantially the same as they are at present and would be consistent with existing land uses. Accordingly, the project does not have the potential to result in a violation of water quality standards or waste discharge requirements, or otherwise substantially degrade surface or groundwater quality.
Mitigation Measures: None Required.
b) Substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the basin?
Impact: No Impact.
See Response above. The City does not own its own water system. Water is supplied to the City of South El Monte by San Gabriel Valley Water Company (“San Gabriel”). San Gabriel serves the City of South El Monte groundwater produced from its wells located in the Main San Gabriel Basin (“Main Basin”). Main Basin is an adjudicated groundwater basin managed and recharged by Main San Gabriel Valley Watermaster to insure future sustainable and reliable pumping. San Gabriel also serves the City of South El Monte recycled water for irrigation purposes to select sites.
Mitigation Measures: None Required.
c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would:
i. result in a substantial erosion or situation on- or off-site; ii. substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or offsite;
iii. create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff; or
iv. Impede or redirect flood flows?
Impact: No Impact.
See Responses 4.10(a) and 4.10(b) above. While the project is intended to facilitate development by eliminating identified constraints, proposed densities, intensities, and land uses would remain substantially the same as they are at present. There is also no development proposed or that would be likely to occur as a result of the project.
Accordingly, the project would not impact the existing drainage pattern of the city or surrounding area or result in substantial erosion or siltation. There is nothing about the project that has the potential to increase the rate or amount of surface runoff or that has the potential to result in flooding. There would be no increase in stormwater runoff as a result
Initial Study/Negative Declaration
South El Monte Comprehensive Zoning Update
28 of the project. there are no changes proposed that would increase development potential within the flood zones or floodway. Further, should future development occur within an identified flood hazard area, it would be required to comply with Municipal Code Chapter
17.58: Development Within Flood Hazard Area.
Mitigation Measures: None Required.
d) In flood hazard, tsunami or seiche zones, risk release of pollutants due to project inundation?
Impact: No Impact.
The City of South El Monte is not located near an ocean or large body of water. No development or change in land use is proposed or would be likely to occur within the floodplain or elsewhere in the city as a result of the project. Permitted land uses and development densities and intensities would remain substantially the same and consistent with existing development, and there would no change to the risk of pollutant release associated with flooding in the city.
Mitigation Measures: None Required.
e) Conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan?
Impact: No Impact.
The project would not conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan.
Mitigation Measures: None Required.
Initial Study/Negative Declaration
South El Monte Comprehensive Zoning Update
29 XI. Land Use and Planning
Issues
Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
XI. Land Use and Planning. Would the project:
a) Physically divide an established
community? ☐ ☐ ☐ ☒
b) Cause a significant environmental
impact due to a conflict with any land
use plan, policy, or regulation adopted
for the purpose of avoiding or
mitigating an environmental effect?
☐ ☐ ☐ ☒
a) Physically divide an established community?
Impact: No Impact.
There is no component of the Project that has the potential to result in a physical division of the community.
Mitigation Measures: None Required.
b) Cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect?
Impact: No Impact.
The City of South El Monte General Plan includes various policies and programs to avoid or mitigate potential environmental effects. The project would not eliminate, revise, or conflict with any General Plan policy or program, nor would it conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect.
Mitigation Measures: None Required.
Initial Study/Negative Declaration
South El Monte Comprehensive Zoning Update
30 XII. Mineral Resources
Issues
Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
XII. Mineral Resources. Would the project:
a) Result in the loss of availability of a
known mineral resource that would be
a value to the region and the residents
of the state?
☐ ☐ ☐ ☒
b) Result in the loss of availability of
a locally important mineral resource
recovery site delineated on a local
general plan, specific plan or other
land use plan?
☐ ☐ ☐ ☒
a) Result in the loss of availability of a known mineral resource that would be a value to the region and the residents of the state?
Impact: No Impact.
There is no component of the project that has the potential to result in the loss of available known mineral resources of value to the region or residents of the state.
Mitigation Measures: None Required.
b) Result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? Impact: No Impact.
See Response above. Per the City of South El Monte Resources Element of the General Plan, there are no known mineral resources of significant value or categorized as locally important within the City of South El Monte.
Mitigation Measures: None Required.
Initial Study/Negative Declaration
South El Monte Comprehensive Zoning Update
31 XIII. Noise
Issues
Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
XIII. Noise. Would the project result in:
a) Generation of a substantial
temporary or permanent increase in
ambient noise levels in the vicinity of
the project in excess of standards
established in the local general plan or
noise ordinance, or applicable
standards of other agencies?
☐ ☐ ☐ ☒
b) Generation of excessive
groundborne vibration or groundborne
noise levels?
☐ ☐ ☐ ☒
c) For a project located within the
vicinity of a private airstrip or an
airport land use plan or, where such a
plan has not been adopted, within two
miles of a public airport or public use
airport, would the project expose
people residing or working in the
project area to excessive noise levels?
☐ ☐ ☐ ☒
a) Generation of substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance or applicable standards of other agencies? Impact: No Impact.
There is no development proposed or that would be likely to result from the project. While the project is intended to facilitate development by eliminating identified constraints, permitted densities, intensities, and land uses would remain substantially the same as they are at present. Accordingly, there would be no increase in noise as a result of the project beyond what would be expected by current growth trends.
Initial Study/Negative Declaration
South El Monte Comprehensive Zoning Update
32 Mitigation Measures: None Required.
b) Generation of excessive groundborne vibration or groundborne noise levels? Impact: No Impact.
There is no development proposed or that would be likely to occur because of the project.
The project does not have the potential to generate groundborne vibration or noise.
Mitigation Measures:
c) For a project located within the vicinity of a private airstrip or an airport land use plan or where such a plan has not been adopted within two miles of a public airport or public use airport would the project expose people residing or working in the project area to excessive noise level?
Impact: No Impact.
There is no private airstrip or airport land use plan within the City of South El Monte.
Mitigation Measures: None
Initial Study/Negative Declaration
South El Monte Comprehensive Zoning Update
33 XIV. Population and Housing
Issues
Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
XIV. Population and Housing. Would the project:
a) Induce substantial unplanned
population growth in an area, either
directly (for example, by proposing
new homes and businesses) or
indirectly (for example, through
extension of roads or other
infrastructure)?
☐ ☐ ☒ ☐
b) Displace substantial numbers of
existing people or housing,
necessitating the construction of
replacement housing elsewhere?
☐ ☐ ☐ ☒
a) Induce substantial unplanned population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)?
Impact: Less Than Significant.
While the project is intended to facilitate development by eliminating identified constraints, proposed densities, intensities, and land uses would remain substantially the same as they are at present. No development is proposed or would be likely to occur as a result of the project. Accordingly, the project would not result in a substantial increase in population beyond what is expected under current growth trends.
Mitigation Measures: None Required.
b) Displace substantial numbers of existing people or housing, necessitating the construction of replacement housing elsewhere?
Impact: No Impact.
There is no component of the project that has the potential to, directly or indirectly, displace people or housing.
Mitigation Measures: None Required.
Initial Study/Negative Declaration
South El Monte Comprehensive Zoning Update
34 XV. Public Services
Issues
Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
XV. Public Services. Would the project:
a) Result in substantial adverse
physical impacts associated with the
provision of new or physically altered
governmental facilities, need for new
or physically altered governmental
facilities, the construction of which
could cause significant environmental
impacts, in order to maintain
acceptable service ratios, response
times, or other performance objectives
for any of the public services:
☐ ☐ ☒ ☐
Fire protection? ☐ ☐ ☒ ☐
Police protection? ☐ ☐ ☒ ☐
Schools? ☐ ☐ ☒ ☐
Parks? ☐ ☐ ☒ ☐
Other public facilities? ☐ ☐ ☒ ☐
a) Result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times, or other performance objectives for any of the public services:
Fire Protection?
Police Protection?
Schools?
Parks?
Other Public Facilities?
Impact: Less than Significant.
Fire Protection
Although the project is intended to facilitate development by eliminating identified constraints, proposed densities, intensities, and land uses would remain substantially the same as they are at present. There is no development proposed or that would be likely to occur as a result of the project. As such, the project would have little to no impact on the provision of fire protection services.
Police Protection
Initial Study/Negative Declaration
South El Monte Comprehensive Zoning Update
35 There is no development proposed or that would be likely to occur as a result of the project.
As such, the project would have little to no impact on the provision of police protection services.
Schools
The project would not create new housing or a substantial increase in students such that there would be a need for new or altered school facilities.
Parks
The project would have little to no impact on parks.
Other Public Facilities
The project would not have a substantial impact on any other government services or facilities.
Mitigation Measures: None Required.
XVI. Recreation
Issues
Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
XVI. Recreation.
a) Would the project increase the use
of existing neighborhood and regional
parks or other recreational facilities
such that substantial physical
deterioration of the facility would
occur or be accelerated?
☐ ☐ ☐ ☒
b) Does the project include
recreational facilities or require the
construction or expansion of
recreational facilities which might
have an adverse physical effect on the
environment?
☐ ☐ ☐ ☒
a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated?
Impact: No Impact.
Density, intensity, and land use would remain substantially the same under the proposed project. Additionally, there is also no development proposed or that would be likely to occur as a result of the project. As such, there would be no increase in the use of existing
Initial Study/Negative Declaration
South El Monte Comprehensive Zoning Update
36 neighborhood and regional parks or other recreational facilities that would accelerate deterioration of the facility.
Mitigation Measures: None Required.
b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment?
Impact: No Impact.
See response above. The project does not include or require the construction or expansion of recreational facilities.
Mitigation Measures: None Required.
XVII. Transportation
Issues
Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
XVII. Transportation. Would the project:
a) Conflict with a program, plan,
ordinance or policy addressing the
circulation system, including transit,
roadway, bicycle and pedestrian
facilities?
☐ ☐ ☐ ☒
b) Conflict or be inconsistent with
CEQA Guidelines §15064.3,
subdivision (b)?
☐ ☐ ☒ ☐
c) Substantially increase hazards due
to a geometric design feature (e.g.,
sharp curves or dangerous
intersections) or incompatible uses
(e.g., farm equipment)?
☐ ☐ ☐ ☒
d) Result in inadequate emergency
access? ☐ ☐ ☐ ☒
a) Conflict with a program, plan, ordinance or policy addressing the circulation system, including transit, roadway, bicycle and pedestrian facilities? Impact: No Impact.
The project would not conflict with any program, plan, ordinance, or policy addressing the circulation system, including transit, roadway, bicycle, and pedestrian facilities.
Mitigation Measures: None Required.
Initial Study/Negative Declaration
South El Monte Comprehensive Zoning Update
37 b) Conflict or be inconsistent with CEQA Guidelines § 15064.3, subdivision (b)? Impact: Less Than Significant Impact.
CEQA Guidelines Section 15064.3(b) provides criteria for analyzing transportation impacts based on a vehicle miles traveled (VMT) methodology instead of the now superseded level of service (LOS) methodology. However, Section 15064.3(b)(3) also allows an agency to determine a project’s transportation impact on a qualitative basis if a VMT methodology is unavailable, as is the case with the proposed project. There is no development proposed or that would be likely to occur as result of the project. Further, permitted densities, intensities, and land uses would remain substantially the same as they are at present. As a result, the project would not result in a substantial increase in VMT, area traffic, or otherwise negatively affect the level of service on city roadways.
Mitigation Measures: None Required.
c) Substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? Impact: No Impact.
No new design elements or equipment associated with incompatible uses would be introduced into or surrounding the City of South El Monte as a result of the project. The project would not increase hazards.
Mitigation Measures: None Required.
d) Result in inadequate emergency access?
Impact: No Impact.
The project would not impair emergency access to or from the City of South El Monte.
Mitigation Measures: None Required.
Initial Study/Negative Declaration
South El Monte Comprehensive Zoning Update
38 XVIII.Tribal Cultural Resources
Issues
Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
XVIII. Tribal Cultural Resources.
a) Would the project cause a
substantial adverse change in the
significance of a tribal cultural
resource, defined in Public Resources
Code §21074 as either a site, feature,
place, cultural landscape that is
geographically defined in terms of the
size and scope of the landscape,
sacred place, or object with cultural
value to a California Native American
tribe, and that is:
☐ ☐ ☒ ☐
i) Listed or eligible for listing in the
California Register of Historical
Resources, or in a local register of
historical resources as defined in
Public Resources Code section
5020.1(k), or
☐ ☐ ☒ ☐
ii) A resource determined by the
lead agency, in its discretion and
supported by substantial evidence,
to be significant pursuant to criteria
set forth in subdivision (c) of Public
Resources Code §5024.1. In
applying the criteria set forth in
subdivision (c) of Public Resource
Code § 5024.1, the lead agency shall
consider the significance of the
resource to a California Native
American tribe.
☐ ☐ ☒ ☐
a) Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code § 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is:
i. Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section 5020.1(k), or
Initial Study/Negative Declaration
South El Monte Comprehensive Zoning Update
39 ii. A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code § 5024.1. In applying the criteria set forth in subdivision (c) of Public Resource Code § 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe.
Impact: Less than Significant.
There are no tribal cultural resources in the city that are listed in, or which are known to be eligible for listing in, the California Register of Historic Resources or a local register of historical resources. There is also no development proposed or that would be likely to occur as a result of the project and no adverse impacts to tribal cultural resources would occur.
Pursuant to AB 52, the Gabrieleno Band of Mission Indians of the Kizh Nation were notified of the project with an invitation for consultation. The tribe sent a response stating that because there won’t be any type of ground disturbances taking place, there will be no need for a consultation. The notification letter as well as the response are included in Appendix B.
Mitigation Measures: None Required.
Initial Study/Negative Declaration
South El Monte Comprehensive Zoning Update
40 XIX. Utilities and Service Systems
Issues
Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
XIX. Utilities and Service Systems. Would the project:
a) Require or result in the relocation
or construction of new or expanded
water, wastewater treatment or storm
water drainage, electric power, natural
gas, or telecommunications facilities,
the construction or relocation of
which could cause significant
environmental effects?
☐ ☐ ☐ ☒
b) Have sufficient water supplies
available to serve the project and
reasonably foreseeable future
development during normal, dry and
multiple dry years?
☐ ☐ ☒ ☐
c) Result in a determination by the
wastewater treatment provider, which
serves or may serve the project that it
has adequate capacity to serve the
project’s projected demand in addition
to the provider’s existing
commitments?
☐ ☐ ☒ ☐
d) Generate solid waste in excess of
state or local standards, or in excess of
the capacity of local infrastructure, or
otherwise impair the attainment of
solid waste reduction goals?
☐ ☐ ☒ ☐
e) Comply with federal, state, and
local management and reduction
statutes and regulations related to
solid waste?
☐ ☐ ☐ ☒
a) Require or result in the relocation or construction of new or expanded water, wastewater treatment or storm water drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects?
Impact: No Impact.
Initial Study/Negative Declaration
South El Monte Comprehensive Zoning Update
41 The project is intended to facilitate development by eliminating identified constraints, however, permitted densities, intensities, and land uses would remain substantially the same as they are at present. There is no development proposed or that would be likely to occur as a result of the project. Accordingly, the project would not require or result in the relocation or construction of new utilities, including but not limited to water, wastewater treatment, stormwater, drainage, electric power, natural gas, and/or telecommunications facilities.
Mitigation Measures:
b) Have sufficient water supplies available to serve the project and reasonably foreseeable future development during normal, dry and multiple dry years? Impact: Less Than Significant Impact.
See response above. The project would not generate a substantial increase in water demand beyond what is anticipated under current growth trends. The City of South El Monte is served by adequate water supplies and has planned for expansion of its water system as needed to accommodate growth.
Mitigation Measures: None Required.
c) Result in a determination by the wastewater treatment provider, which serves or may serve the project that it has adequate capacity to serve the project’s projected demand in addition to the provider’s existing commitments?
Impact: Less than Significant.
See responses above. With proposed densities, intensities, and land uses remaining substantially the same as they are at present, and no development proposed or likely to occur as a result of the project, the project would not generate a substantial increase in wastewater beyond what is anticipated under current growth trends.
Mitigation Measures: None Required.
d) Generate solid waste in excess of state or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals?
Impact: Less Than Significant Impact.
See responses above. Because proposed densities, intensities, and land uses would remain substantially the same as they are at present, and no development is proposed or would be likely to occur as a result of the project, the project would not generate a substantial increase in solid waste beyond what is expected under current growth trends.
Mitigation Measures: None Required.
e) Comply with federal, state, and local management and reduction statutes and regulations related to solid waste?
Impact: No Impact.
The City of South El Monte will continue to comply with all state and federal statutes regarding solid waste.
Initial Study/Negative Declaration
South El Monte Comprehensive Zoning Update
42 Mitigation Measures: None Required.
Initial Study/Negative Declaration
South El Monte Comprehensive Zoning Update
43 XX. Wildfire
Issues
Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
XX. Wildfire. If located in or near state responsibility areas or lands classified as very high fire hazard severity zones, would the project:
a) Substantially impair an
adopted emergency response
plan or emergency evacuation
plan?
☐ ☐ ☐ ☒
b) Due to slope, prevailing
winds, and other factors,
exacerbate wildfire risks, and
thereby expose project occupants
to pollutant concentrations from
a wildfire or the uncontrolled
spread of a wildfire?
☐ ☐ ☐ ☒
c) Require the installation or
maintenance of associated
infrastructure (such as roads, fuel
breaks, emergency water
sources, power lines or other
utilities) that may exacerbate fire
risk or that may result in
temporary or ongoing impacts to
the environment?
☐ ☐ ☐ ☒
d) Expose people or structures to
significant risks, including
downslope or downstream
flooding or landslides, as a result
of runoff, post-fire slope
instability, or drainage changes?
☐ ☐ ☐ ☒
a) Substantially impair an adopted emergency response plan or emergency evacuation plan?
Impact: No Impact.
Under the project, permitted densities, intensities, and land uses would remain substantially the same as they are at present. There is no development proposed or that would be likely to occur as a result of the project. As such, there is no component of the project that has the potential to impair an adopted emergency response plan or emergency evacuation plan.
Mitigation Measures: None Required.
Initial Study/Negative Declaration
South El Monte Comprehensive Zoning Update
44 b) Due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and thereby expose project occupants to pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire?
Impact: No Impact.
See response above. There is no development proposed or that would be likely to occur as a result of the project. Permitted densities, intensities, and land uses would remain substantially the same as they are at present and consistent with existing development. As such, there is nothing about the project that has the potential to exacerbate wildfire risks or expose a much greater number of people to elevated wildfire risk than without the project.
Further, any development that occurs subsequent to the project would continue to be subject to applicable fire safety regulations adopted by the State of California and City of South El Monte for the purpose of reducing wildfire risk.
Mitigation Measures: None Required.
c) Require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment?
Impact: No Impact.
The project would not generate the need for installation or maintenance of additional infrastructure, and it does not have the potential to result in improvements that would exacerbate fire risk or result in temporary or ongoing impacts to the environment.
Mitigation Measures: None Required.
d) Expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post-fire slope instability, or drainage changes?
Impact: No Impact.
No development is proposed or would be likely to occur as a result of the project. Permitted densities, intensities, and land uses would remain substantially the same as they are at present. Therefore, the project would not exacerbate wildfire-related hazards or expose a much greater number of people to wildfire-related hazards than would occur without the project under current growth trends.
Mitigation Measures: None Required.
Initial Study/Negative Declaration
South El Monte Comprehensive Zoning Update
45 XXI. Mandatory Findings of Significance
Issues
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
XXI. Mandatory Findings of Significance.
a) Does the project have the potential
to substantially degrade the quality of
the environment, substantially reduce
the habitat of a fish or wildlife
species, cause a fish or wildlife
population to drop below selfsustaining levels, threaten to eliminate a plant or animal
community, substantially reduce the
number or restrict the range of a rare
or endangered plant or animal or
eliminate important examples of the
major periods of California history or
prehistory?
☐ ☐ ☐ ☒
b) Does the project have impacts that
are individually limited, but
cumulatively considerable?
(“Cumulatively considerable” means
that the incremental effects of a
project are considerable when viewed
in connection with the effects of past
projects, the effects of other current
projects, and the effects of probable
future projects.)
☐ ☐ ☒ ☐
c) Does the project have
environmental effects which would
cause substantial adverse effects on
human beings, either directly or
indirectly?
☐ ☐ ☐ ☒
a) Does the project have the potential to substantially degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, substantially reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory?
Impact: No Impact.
Initial Study/Negative Declaration
South El Monte Comprehensive Zoning Update
46 The project does not have the potential to substantially degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, substantially reduce the number or restrict the range of rare or endangered plants or animals, or eliminate important examples of the major periods of California history or prehistory.
Mitigation Measures: None Required.
b) Does the project have impacts that are individually limited, but cumulatively considerable? (“Cumulatively considerable” means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.) Impact: Less than Significant.
CEQA Guidelines Section 15065(a) states that a Lead Agency shall consider whether the cumulative impact of a project is significant and whether the effects of the project are cumulatively considerable. The assessment of the significance of the cumulative effects of a project must, therefore, be conducted in connection with the effects of past projects, other current projects, and probable future projects.
As described in the impact analyses in Sections I through XXI above, all potential impacts to resources are less than significant and would not require mitigation measures to reduce impacts. The Proposed Project would not contribute substantially to adverse cumulative conditions, or create any substantial indirect impacts (i.e., increase in population could lead to an increased need for housing, increase in traffic, air pollutants, etc.).
As currently designed, and by complying with applicable codes and regulations, the Proposed Project would not contribute to a cumulative impact. Thus, the cumulative impacts of pending, approved, and completed projects would be less than cumulatively considerable and therefore less than significant.
Mitigation Measures: None Required.
c) Does the project have environmental effects which would cause substantial adverse effects on human beings, either directly or indirectly? Impact: No Impact.
The project does not have the potential to result in environmental effects that could cause substantial adverse effects on human beings.
Mitigation Measures: None Required.
Initial Study/Negative Declaration
South El Monte Comprehensive Zoning Update
47 4.0 REFERENCES
California Department of Conservation. California Important Farmlands Map Viewer. Website Accessed December 15, 2023.
https://www.arcgis.com/home/webmap/viewer.html?featurecollection=https%3A%2F%2Fgis.co nservation.ca.gov%2Fserver%2Frest%2Fservices%2FDLRP%2FCaliforniaImportantFarmland_2 018%2FMapServer%3Ff%3Djson%26option%3Dfootprints&supportsProjection=true&supports JSONP=true
California Department of Conservation. Earthquake Zones Map. Website Accessed December 15, 2023. https://maps.conservation.ca.gov/cgs/EQZApp/app/
California Department of Conservation. Williamson Act Program. https://www.conservation.ca.gov/dlrp/wa
California Department of Fish and Wildlife. CNDDB Plants and Animals. Website Accessed December 15, 2023. https://wildlife.ca.gov/Data/CNDDB/Plants-and-Animals California Department of Tax and Fee Administration. Laws, Regulations, and Annotations.
Timberland. https://www.cdtfa.ca.gov/lawguides/vol4/ttl/ttl-ch6-7-all.html Caltrans, List of eligible and officially designated State Scenic Highways. Website Accessed December 15, 2023. https://dot.ca.gov/programs/design/lap-landscape-architecture-andcommunity-livability/lap-liv-i-scenic-highways National Resources Conservation Service. Web Soil Survey. Website Accessed December 15, 2023. https://www.nrcs.usda.gov/resources/data-and-reports/web-soil-survey State of California Native American Heritage Commission. CalNAGPRA. Website Accessed December 15, 2023. https://nahc.ca.gov/calnagpra/
Initial Study/Negative Declaration
South El Monte Comprehensive Zoning Update
48 5.0 APPENDICES
Initial Study/Negative Declaration
South El Monte Comprehensive Zoning Update
49 APPENDIX A – DRAFT TITLE 17 ZONING OF THE CITY OF SOUTH EL
MONTE MUNICIPAL CODE
Title 17
ZONING
Chapters:
17.01 GENERAL PROVISIONS
17.02 DEFINITIONS
17.03 PERMIT APPROVAL PROCEDURES
17.04 ZONING MAP
17.05 RESIDENTIAL ZONES – STANDARDS AND USES
17.06 COMMERCIAL ZONES – STANDARDS AND USES
17.07 MIXED-USE ZONES – STANDARDS AND USES
17.08 PUBLIC FACILITIES ZONES – STANDARDS AND
USES
17.09 INDUSTRIAL ZONES – STANDARDS AND USES
17.10 OVERLAY ZONES – STANDARDS AND USES
17.11 SPECIAL USES – STANDARDS AND USES
17.12 ACCESSORY DWELLING UNITS
17.13 DENSITY BONUS
17.14 OBJECTIVE DESIGN STANDARDS
17.15 ADVERTISING SIGNS
17.16 OFF-STREET PARKING AND LOADING
Chapter 17.01
GENERAL PROVISIONS
Sections
17.01.010 Purpose and applicability.
17.01.020 Repeal of Ordinance No. 182.
17.01.010 Purpose and applicability.
The purpose of these regulations is to serve the public health, safety and general welfare by establishing zone districts designed to obtain the social, health, and economic advantages resulting from the planned use of land, and by establishing those regulations of the use of land and improvements within the various districts which are deemed necessary to ensure that the growth and development of the city shall be orderly and proper for the maximum benefit of its citizens. This title shall also be known by its short title the “Zoning Ordinance.” When there is any question regarding the interpretation of the provisions of the Zoning Ordinance codified in this title, or its application to any specific case or situation, the planning commission shall have the authority to interpret the intent of the provisions of this title by written resolution, approved by a majority of its membership. Thereafter, such interpretation shall be followed in applying the provisions of this title unless the commission’s interpretation is changed by the city council, on appeal.
An appeal of any planning commission interpretation must comply with the appeal procedures codified within this title. A majority vote of the whole council shall be required to change an interpretation made by the planning commission.
This title and the various sections, subsections, and clauses thereof, are declared to be severable. If any section, subsection, or clause is adjudged unconstitutional or invalid, it is provided that the remainder of the title shall not be affected thereby. The city council of the city hereby declares that it would have passed this title and each section, subsection, paragraph, sentence, clause and phrase thereof, irrespective of the fact that any one or more portions thereof be declared invalid. (Ord. 963 §1, 1995; Ord. 822 §1, 1989)
17.01.020 Repeal of Ordinance No. 182.
Ordinance Number 182, and all other ordinances amending said Ordinance No. 182, are hereby repealed.
Subdivisions, plot plan condiƟonal use permits, variances, and any other acƟon approved by the city council and/or planning commission subject to the provisions of the Ordinance No. 182 and any amendments thereto, shall remain in full force and effect in accordance with the terms and condiƟons specified in the moƟons, resoluƟons or ordinances permiƫng them, except that uses made nonconforming by this Ɵtle shall be subject to the provisions of SecƟon 17.03.170. (Ord. 822 §1, 1989)
Title 17
ZONING
Chapters:
17.01 GENERAL PROVISIONS
17.02 DEFINITIONS
17.03 PERMIT APPROVAL PROCEDURES
17.04 ZONING MAP
17.05 RESIDENTIAL ZONES – STANDARDS AND USES
17.06 COMMERCIAL ZONES – STANDARDS AND USES
17.07 MIXED-USE ZONES – STANDARDS AND USES
17.08 PUBLIC FACILITIES ZONES – STANDARDS AND
USES
17.09 INDUSTRIAL ZONES – STANDARDS AND USES
17.10 OVERLAY ZONES – STANDARDS AND USES
17.11 SPECIAL USES – STANDARDS AND USES
17.12 ACCESSORY DWELLING UNITS
17.13 DENSITY BONUS
17.14 OBJECTIVE DESIGN STANDARDS
17.15 ADVERTISING SIGNS
17.16 OFF-STREET PARKING AND LOADING
Chapter 17.02
DEFINITIONS
Sections
17.02.010 Generally.
17.02.020 Definitions.
17.05.010 Generally.
For the purpose of this Ɵtle, unless it is plainly evident from the context that a different meaning is intended certain terms used herein are defined as follows:
A. Words used in the present tense include the future, the singular number includes the plural and the plural the singular.
B. The terms shall and will are imperaƟve, the words can and may are permissive. (Ord. 822 §1, 1989)
17.05.020 DefiniƟons.
Abut, Adjoining or ConƟguous.
Having a common border, boundary point, or lot line.
Access.
“Access” means the place, or way, by which pedestrians and vehicles shall have safe, adequate, and usable ingress and egress to a property or use as required by zoning regulaƟons. (Ord. 822 §1, 1989) Accessory building.
An “accessory building” means a porƟon of the main building, or a detached subordinate building located on the same lot, the use of which is customarily incident to that of the main building, or to the use of the land. Notwithstanding the foregoing, the term “accessory building” does not include second units. Where a substanƟal part of the wall of an accessory building is a part of the wall of the main building, or where the accessory building is aƩached to the main building in a substanƟal manner by a roof, such accessory building shall be considered as a part of the main building. (Ord. 1051 §2, 2003; Ord. 822 §1, 1989) Accessory dwelling unit.
“Accessory dwelling unit” means an aƩached or a detached residenƟal dwelling unit which provides complete independent living faciliƟes for one or more persons and is located on a lot with a proposed or exisƟng primary residence. It shall include permanent provisions for living, sleeping, eaƟng, cooking, and sanitaƟon on the same parcel as the single-family or mulƟfamily dwelling is or will be situated. An accessory dwelling unit may be aƩached to, or located within, an aƩached garage, storage area, or accessory structure. An accessory dwelling unit also includes the following:
A. An efficiency unit, as defined in SecƟon 17958.1 of the California Health and Safety Code.
B. A manufactured home, as defined in SecƟon 18007 of the California Health and Safety Code.
Accessory structure.
“Accessory structure” means a structure that is accessory and incidental to a dwelling located on the same lot.
Accessory use.
An “accessory use” means a use incidental, appropriate, subordinate and devoted exclusively to the main use of the lot or building. Notwithstanding the foregoing, the use of a building as a second unit shall not consƟtute an “accessory use.” (Ord. 1051 §3, 2003; Ord. 822 §1, 1989) Acreage, Gross.
The total land area within the lot lines of a parcel of land before the deducƟon of areas for public rights-ofway, easements, public parks, public school sites and any areas to be dedicated or reserved for public use are deducted from such lot or parcel and does not include adjacent lands already dedicated for such purposes.
Acreage, Net.
The area within the lot lines of a parcel of land aŌer all deducƟons are made. DeducƟons include public rights-of-way, public parks, public school sites, and any easement consƟtuƟng impairment of the fee.
AddiƟon.
A structure added to the original structure aŌer compleƟon of the original structure.
Adjacent.
Lying near or close to within one hundred (100) feet, including across a street or alley.
Adult.
“Adult” means persons eighteen years of age or older. (Ord. 822 §1, 1989) Adult Care Facility.
Adult care facility” means any facility licensed by the State and/or County that provides nonmedical care to persons eighteen (18) years of age or older in need of personal services, supervision, or assistance essenƟal for sustaining the acƟviƟes of daily living or for the protecƟon of the individual on less than a twenty-four (24) hour basis.
Affordable housing.
“Affordable housing” means housing for which the occupant is paying no more than 30 percent of gross income for housing costs, including uƟliƟes. “Affordable Housing” includes the following terms:
A. Adjusted for household size appropriate for the unit. A household of one person in the case of a studio unit, two persons in the case of a one-bedroom unit, three persons in the case of a twobedroom unit, four persons in the case of a three-bedroom unit, and five persons in the case of a four-bedroom unit.
B. Affordable. means dwelling units offered at affordable rent or at an affordable sales price.
C. Affordable Housing Cost. Has the same meaning as set forth in the California Health and Safety Code SecƟon 50052.5, or any successor statute or regulaƟon. This term means the total housing cost paid by a qualifying household, which shall not exceed a specified fracƟon of their gross income, adjusted for household size appropriate for the unit as follows:
1. Very Low Income Households. No more than thirty (30) percent of fiŌy (50) percent of the Los Angeles County median income.
2. Low Income Households. Thirty (30) percent of seventy (70) percent of the Los Angeles County median income.
3. Moderate Income Households. No less than twenty-eight (28) percent and no more than thirty-five (35) percent of one hundred ten (110) percent of the Los Angeles County median income.
Affordable rent.
“Affordable rent” means monthly housing expenses, including a reasonable allowance for uƟliƟes, for rental target units reserved for very low, lower, or moderate-income households, not exceeding the following:
A. Very Low Income. 30% to 50% of local area median income (AMI).
B. Lower Income. 50% to 80% of AMI; the term may also be used to mean 0% to 80% of AMI.
C. Moderate Income. 80% to 120% of AMI.
Affordable sales price.
“Affordable sales price” means a sales price at which very low, lower, or moderate-income households can qualify for the purchase of target units, calculated in accordance with California Health and Safety Code SecƟon 50052.5 and the regulaƟons adopted by the California Department of Housing and Community Development pursuant to that secƟon.
Affordable Senior Housing Development.
a residenƟal development developed, substanƟally rehabilitated, or substanƟally renovated for senior ciƟzens that meet the physical and social needs of senior ciƟzens as defined in California Civil Code SecƟon
51.2, and in which all of the residenƟal units are for lower income households or at least forty (40) percent of the total units of a mixed affordable senior housing development are for less than moderate income households and the property owner agrees to conƟnue the affordability of all such lower income units for at least fiŌy-five (55) years.
Alcoholic Beverage Control License.
A license issued by the California Department of Alcohol Beverage Control for businesses selling, purchasing, imporƟng, exporƟng, or conducƟng business with alcohol beverages which necessitates an ABC license.
Alley.
An “alley” means a public way, other than a street or highway, permanently reserved as a primary or secondary means of vehicle access to adjoining property. (Ord. 822 §1, 1989) AlteraƟon.
“AlteraƟon” means any exterior change or modificaƟon, through public or private acƟon, of any landmark or of any property located within an historic district, including, but not limited to, exterior changes to or modificaƟon of structure, architectural details or visual characterisƟcs such as paint, color and surface texture, grading, surface paving, features, disturbance of archaeological sites or areas, and the placement or removal of any exterior objects such as signs, plagues, light fixtures, street furniture, walls, fences, steps, planƟngs and landscape accessories affecƟng the exterior visual qualiƟes of the property.
AlternaƟve transportaƟon.
“AlternaƟve transportaƟon” means the use of modes of transportaƟon other than single-passenger motor vehicle, including, but not limited to, carpools, vanpools, buspools, public transit, walking and bicycling.
Amateur radio staƟon antenna.
“Amateur radio staƟon antenna” means any antenna, and its accompanying support structure, that is used solely for the purpose of transmiƫng and receiving radio signals in connecƟon with the operaƟon of an amateur radio staƟon in accordance with licenses issued by the FCC.
Amendment.
“Amendment” means a change in the wording, content or substance of this Ɵtle or an addiƟon or deleƟon or a change in the zone boundaries or classificaƟons upon the zoning map, when adopted by ordinance passed by the city council in the manner prescribed by law. (Ord. 822 §1, 1989) Ancillary.
“Ancillary” means the same as “accessory use.” (Ord. 822 §1, 1989) Animal Shelter.
A facility operated for the purposes of impounding, harboring, selling, placing and retrieving seized, strayed, distressed, homeless, abandoned or unwanted animals. May include incidental acƟviƟes including vaccinaƟon, training classes, spay/neuter services, and boarding services.
Antenna or antenna array, or wireless telecommunicaƟons antenna array. “Antenna,” “antenna array,” or “wireless telecommunicaƟons antenna array” means one or more rods, poles, panels, discs, or similar devices used for the transmission or recepƟon or radio frequency signals, which may include the omni-direcƟonal antennas (whip), direcƟonal antennas (panel), and parabolic antennas (disc), but excluding any support structure as defined below.
Antenna Support.
Any pole, telescoping mast, tower, tripod or any other structure that supports a wireless communicaƟon facility.
AnƟ-drain valve/check valve.
“AnƟ-drain valve/check valve” means a valve located under a sprinkler head to hold water in the system so it minimizes drainage from the lower elevaƟon sprinkler heads.
Animal Hospital.
A place where animals or pets are given medical or surgical treatment and are cared for during the Ɵme of such treatment. The use of the premises as a kennel or a place where animals or pets are boarded for remuneraƟon is not permiƩed.
Animal Sales and Services.
Include the following terms:
A. “Animal boarding” means the provision of shelter and care for animals or pets on a commercial basis including acƟviƟes (e.g., feeding, exercising, grooming, and incidental medical care).
B. “Animal grooming” means the provision of bathing and trimming services for animals or pets on a commercial basis. These uses include boarding of domesƟc animals for a maximum period of fortyeight (48) hours.
C. “Animals, retail sales” means the retail sales and boarding of animals or pets within an enƟrely enclosed building. These uses include grooming, if incidental to the retail use, and boarding of animals not offered for sale for a maximum of forty-eight (48) hours.
Apartment hotel.
An “apartment hotel” means a building, or porƟon thereof, designed for or containing both individual guest rooms or suites of rooms and dwelling units. (Ord. 822 §1, 1989) Apartment house.
An “apartment house” means the same as “dwelling, mulƟple.” (Ord. 822 §1, 1989) Appeal.
A request by an interested party for a de novo review of a decision.
Applicant.
A person who has applied for a building permit, business license, variance, condiƟonal use permit, code amendment, cerƟficate of zoning compliance, site plan review, or other permit or license issued by the City.
Architectural board of review.
“Architectural board of review” means the planning commission, which is authorized to act as the designated architectural board of review.
Architectural Feature.
Any porƟon of the outer surface of a structure, including the kind, color and texture of the building material, the type and style of all windows, doors, lights, signs, walls, fences, awnings, canopies, screens, sculptures, decoraƟon, roof shape and materials, and other fixtures appurtenant to a structure.
Architectural ProjecƟon.
A building feature that is mounted on, and/or extends from the surface of the building wall or façade, typically above ground level. Examples of architectural projecƟons include balconies, bay windows, lighƟng fixtures, a marquee, porch, canopy or similar projecƟon of a building.
Area, Bar.
An area accessible to the public used for preparing and serving alcoholic beverages, which may also be used for preparing and serving nonalcoholic beverages. Bar area shall include any seaƟng area where tables and chairs are devoted to serving or consuming these beverages.
Area, Dining.
The seaƟng area including aisles within a restaurant, fast-food, or formula fast-food restaurant where food and beverages are served. This includes any outdoor area not located on the sidewalk.
Area, SeaƟng.
An area that is part of a restaurant that includes tables and chairs that are movable or where seats are bolted or otherwise fixed and immovable or an area of a religious facility that does not have permanent seats that are used for religious worship.
AƩendant/Valet Parking.
The receiving, parking, and delivering of motor vehicles upon any premises solely by an employee of the owner or occupant of the premises as a service to those desiring to park on such premises.
Aƫc.
An unfinished space between the top floor of a structure and the roof. The aƫc shall only be used for storage or to contain mechanical equipment.
Authorized agent.
“Authorized agent” means anyone who has actual or ostensible authority to speak for or make presentaƟons on behalf of the owner of any property. An authorized agent shall be responsible for any informaƟon or data which he or she presents to the city. (Ord. 822 §1, 1989) Automated Teller Machine.
A pedestrian-oriented machine used by patrons for conducƟng transacƟons including deposits, fund transfers, and withdrawals without contact with financial insƟtuƟon personnel. The machines may be located at or within a bank, or in other locaƟons.
AutomaƟc controller.
“AutomaƟc controller” means a mechanical or solid state Ɵmer, capable of operaƟng valve staƟons to set the days and length of Ɵme of a water applicaƟon.
Automobile and trailer sales lot.
“Automobile and trailer sales lot” means an open area used for the display, sales, or rental of new or used automobiles and trailer coaches, but where no repair, repainƟng or remodeling is done. (Ord. 822 §1, 1989) Automobile dismantling yard.
“Automobile dismantling yard” means any lot or any porƟon of a lot used for the dismantling or wrecking of automobiles or other motor vehicles or trailers, or for the storage, sale, keeping for sale, or dumping of dismantled, partly dismantled, obsolete or wrecked motor vehicles or their parts, as a business, hobby or otherwise, other than the sale of used car parts within an enclosed building where no dumping is permiƩed. The presence on any lot or parcel of land of four or more motor vehicles which, for a period exceeding thirty days, have not been capable of being operated under their own power, and from which parts have been or are to be removed for reuse or sale, shall consƟtute prima facie evidence that such lot or porƟon thereof is an automobile dismantling yard. (Ord. 822 §1, 1989) Automobile impound yard.
“Automobile impound yard” means any lot or parcel of land used for the storage of any motor vehicle which has been impounded under court order or any state law. An automobile impounding yard shall not include the dismantling, reuse or sale of motor vehicles or their parts. (Ord. 822 §1, 1989) Automobile parking space.
“Automobile parking space” means a space within a building, designated area other than a street or an alley, or a lot reserved for the parking or temporary storage of an automobile and includes adequate provision for ingress and egress by an automobile of standard size. (Ord. 822 §1, 1989)
Automobile Repair.
The general repair of automobiles, including mechanical repairs, oil changes, tune-ups, upholstery and installaƟon of Ɵres, baƩeries and accessories, including the repair of trucks less than one ton capacity.
Includes body work and painƟng so long as acƟviƟes are conducted enƟrely within an enclosed building.
Automobile repair garage.
“Automobile repair garage” means a building, other than a private garage, used for the care, repair or equipment of automobiles or where such vehicles are parked or stored for remuneraƟon, hire or sale. (Ord. 822 §1, 1989)
Automobile Salvage/Wrecking.
The dismantling or wrecking of one or more used motor vehicles or trailers, or storage, sale or dumping of one or more dismantled or parƟally dismantled, obsolete or wrecked vehicles or their parts.
Automobile service staƟon.
“Automobile service staƟon” means any building or premises used primarily for the retail sale of gasoline and lubricants. (Ord. 985 §1, 1997; Ord. 822 §1, 1989)
Automobile storage of nonoperaƟng vehicles.
“Automobile storage of nonoperaƟng vehicles” means the presence on any lot or parcel of land of one or more motor vehicles which for a period exceeding thirty days have not been capable of operaƟng under their own power, and from which no parts have been or are to be removed for reuse or sale, shall consƟtute prima facie evidence of the storage of nonoperaƟng motor vehicles. The storage of nonoperaƟng motor vehicles shall not include automobile wrecking. (Ord. 822 §1, 1989) Automobile trailer.
“Automobile trailer” means a vehicle with or without moƟve power, designed and constructed to travel on public thoroughfares or designed to be used for human habitaƟon or for carrying persons or property or both including but not limited to trailer coaches, mobile homes, campers, and similar vehicles. (Ord. 822 §1, 1989)
Awning.
A permanent or temporary structure aƩached to and wholly supported by a building and installed over or in front of openings or windows, and consisƟng of a fixed or movable frame, and covered in canvas or other similar material.
Backflow prevenƟon device.
“Backflow prevenƟon device” means a safety device used to prevent polluƟon or contaminaƟon of the water supply due to the reverse flow of water from the irrigaƟon system.
Balcony.
An unenclosed area either recessed or projected from the walls of a building. Balconies are thirty (30) inches or more above grade, are aƩached to and supported primarily by the exterior wall of the building, are accessible from the building’s interior, and are unclosed on one (1) or more sides except for a railing or parapet that is not greater than 60 inches high. A balcony is not an accessory structure.
Bank.
A financial insƟtuƟon including savings and loan or credit union that provides retail banking services to individuals and businesses.
Banners, adverƟsing.
“AdverƟsing banners” means adverƟsing devices made from thin cloth, plasƟc, paper, or other similar material which carry printed adverƟsing copy used out of doors by commercial and industrial businesses, schools, and churches to adverƟse special events and limited-Ɵme offers only. (Ord. 1039 §1, 2002) Banner, flag, or pennant.
“Banner, flag or pennant” means any cloth bunƟng, paper, plasƟc, or similar material used for adverƟsing purposes which is aƩached to, or appended on or from any structure, staff, pole, line, framing, or vehicle.
Flags referred to herein, when the flag is of a naƟon or of the state of California, or other state, and is displayed as such in an appropriate manner, shall be excepted from these regulaƟons.
Bar, beer.
“Beer bar” means any establishment which is regularly used and kept open for, and is in the business of serving, for monetary compensaƟon, various alcoholic beverages, other than disƟlled spirits, to patrons comprised of the general public, and no food other than snack food such as peanuts, popcorn and pretzels are served. Live entertainment is not provided nor allowed. (Ord. 1009 §1, 1999) Bar, Tavern, or Cocktail Lounge, full service.
Means any establishment which is regularly used and kept open for, and in the business of serving, for monetary compensaƟon, alcoholic beverages, including disƟlled spirits, to patrons comprised of the general public, and no food other than snack food such as peanuts, popcorn and pretzels are served. Live entertainment is not provided nor allowed. (Ord. 1009 §2, 1999) Basement.
A “basement” means one or more stories wholly or partly underground. A basement shall be counted as a story for the purpose of height measurement if:
A. Over five feet of its height is above the average level of the adjoining ground; or B. Uses conducted therein are chargeable for parking. (Ord. 822 §1, 1989) Bedroom.
A “bedroom” means any separate room normally used for sleeping purposes, whether designated as a bedroom or den, study, library, bonus room, media room, or other similar term, specifically excluding, without limitaƟons, dining room, living room, kitchen, hall, closet, powder room, pantry, kitchen nook, garage, and bathroom.
Beverage lounge.
“Beverage lounge” means any establishment including, but not limited to, coffee houses, tea houses, juice bars and any similar establishment which, as its principal business, sells, offers for sale, or provides to patrons, nonalcoholic beverages for consumpƟon on, or within the premises with or without live
entertainment, and is not a donut shop, ice cream parlor, bakery, delicatessen, or full-service or fast-food restaurant or similar establishment. (Ord. 918 §1, 1992) Billboard.
“Billboard” means the same as “off-site sign.” (Ord. 822 §1, 1989) Billiard Parlor.
“Billiard parlor” means any place of business where any of several games are played on a table by driving small balls against one another or into pockets with a cue. Such place of business may include, as an accessory use, any mechanical amusement device not otherwise prohibited by this code.
Block.
“Block” means all property fronƟng upon one side of the street between intersecƟng and/or intercepƟng streets, or between a street and a right-of-way, waterway, dead-end of a street, or city boundary. An intercepƟng street shall determine only the boundary of the block on the side of the street which it intercepts. (Ord. 822 §1, 1989)
Boarding home.
A “boarding home” means the same as a “foster home.” (Ord. 822 §1, 1989) Boarding or rooming house.
A “boarding” or “rooming house” means a building containing a single dwelling unit and not more than ten guest rooms where lodging is provided with or without meals, for compensaƟon. A boarding or rooming house shall not include rest homes, nursing homes, boarding homes, or homes for the aged. (Ord. 822 §1, 1989)
Body Art.
Body piercing, taƩooing, branding, or applicaƟon of permanent cosmeƟcs as each of these terms are defined in California Business and Professions Code SecƟon 119301, and as that secƟon may be amended from Ɵme to Ɵme.
Building.
“Building” means a permanently located structure having a roof supported by walls or columns; provided, however, that no form of tent or vehicle shall be considered a building. Where this Ɵtle requires that a use shall be enƟrely enclosed within a building, it must meet the qualificaƟons of the definiƟon of Chapter
17.02. (Ord. 822 §1, 1989)
Building Code.
“Building Code” means the Building Code of the city. (Ord. 822 §1, 1989) Building, completely enclosed.
“Completely enclosed building” means a building enclosed by a permanent roof and on all sides by solid exterior walls pierced only by windows and customary entrance and exit doors. (Ord. 822 §1, 1989) Building frontage.
“Building frontage” means the primary wall of a building or buildings facing a private or public street (not including freeways). Buildings facing more than one street have mulƟple frontages. In cases where there is
no frontage on a public or private street, building frontage for signing purposes shall be the building face containing the principal entrance to the structure.
Building height.
“Building height” means the verƟcal distance measured from the adjoining curb level to the highest point of the building, exclusive of chimneys and venƟlators and other excepƟons to the building height permiƩed by these regulaƟons; provided, however, that where buildings are set back from the street line, the height shall be measured from the average elevaƟon of the finished grade at the front of the building. (Ord. 822 §1, 1989)
Building, Main.
“Main building” means a building in which is conducted the principal use permiƩed upon the lot upon which it is situated.
Building Site.
A land area consisƟng of one (1) or more parcels of land under common ownership or control, including all yards, parking spaces, and other open spaces required by this chapter.
Buspool.
“Buspool” means a vehicle carrying sixteen or more passengers commuƟng on a regular basis to and from work with a fixed route and according to a fixed schedule.
California Environmental Quality Act.
“California Environmental Quality Act” hereaŌer referred to as CEQA, Public Resources Code SecƟon 21000 et seq., is a statute that requires all jurisdicƟon in the state of California to evaluate the extent of environmental degradaƟon posed by proposed development.
Caretaker’s Residence.
A dwelling unit located on the premises of an enterprise where the principal use is other than residenƟal, and which is occupied by a person who is the owner, proprietor, manager, watch guard, or is otherwise at Ɵmes in charge of such enterprise.
Carpool.
“Carpool” means a vehicle carrying two to six passengers commuƟng together to and from work on a regular basis.
Carport.
A “carport” means a permanently roofed structure with not more than three enclosed sides, used for automobile shelter and storage. (Ord. 822 §1, 1989)
Car Wash.
“Car wash” means a building and related faciliƟes for the primary purpose of washing automobiles.
Catering Service.
“Catering service” means a business in which the primary funcƟon is to prepare food for distribuƟon off the premises. It shall not include a business in which the primary funcƟon is the sale of individual meals or porƟons thereof on the premises.
Catering trailer.
A “catering trailer” means a vehicle equipped to prepare food to be sold directly from such vehicles transported by a motorized vehicle.
Catering truck.
A “catering truck” means a motorized vehicle equipped to transport and prepare food to be sold directly from such vehicles.
Catering vehicle.
A “catering vehicle” means a catering truck or catering trailer as defined herein.
Cellar.
“Cellar” means that porƟon of a building between floor and ceiling which is wholly or partly below grade and so located that the verƟcal distance from grade to the floor below is equal to or greater than the verƟcal distance from grade to ceiling. For the purposes of this code, a cellar shall not be counted as a story, unless it is used as habitable space.
Charitable InsƟtuƟon.
“Charitable insƟtuƟon” means a nonprofit or philanthropic organizaƟon that provides a service beneficial to the general public or to a significant porƟon of the public for no fee or at a fee recognized as being less than that charged by profit-making organizaƟons.
Check Cashing.
Check cashing is a commercial land use that generally includes some or all of a variety of financial services including cashing of checks, warrants, draŌs, money orders, or other commercial paper serving the same purpose; deferred deposit of personal checks whereby the check casher refrains from deposiƟng a personal check wriƩen by a customer unƟl a specific date; money transfers; payday advances or payday loans; issuance of money orders; and similar uses. Check cashing does not include a state or Federally chartered bank, savings associaƟon, credit union, or industrial loan company. Check cashing also does not include a retail seller engaged primarily in the business of selling consumer goods, including consumables, to retail buyers that cashes checks or issues money orders for a fee as a service to its customers that is incidental to its main purpose or business.
City.
“City” means the city of South El Monte as the same now exists or may hereaŌer exist. (Ord. 822 §1, 1989) City council.
“City council” means the city council of the city of South El Monte. (Ord. 822 §1, 1989) Clinic, dental or medical.
“Dental or medical clinic” means a building or group of buildings which a group of physicians, and/or denƟsts and professional assistants allied therewith are associated for the purpose of carrying on their
profession and providing group medical services. The clinic may include a dental or medical laboratory but shall not include in-paƟent care or operaƟng rooms for major surgery. (Ord. 822 §1, 1989) Clinical Service.
An establishment which provides physical and mental health services on an individual, out-paƟent basis.
The services may be of preventaƟve, diagnosƟc, treatment, therapeuƟc, rehabilitaƟve or counseling nature, but do not include group counseling services. Typical uses would include, but not be limited to, medical and health clinics, chiropracƟc/physical therapy clinics, individual counseling services and emergency/urgent care centers.
Club.
A nonprofit associaƟon of persons, whether incorporated or unincorporated, for some common purpose, but not including groups organized primarily to render a service customarily carried out as a business.
Club house.
“Club house” means the building or group of buildings of an associaƟon of persons (whether incorporated) for the promoƟon of some nonprofit common interest and holding meeƟngs or funcƟons periodically which are limited to members and guests. It does not include groups organized primarily to render a service which is customarily carried on as a business. (Ord. 822 §1, 1989) Co-locaƟon.
“Co-locaƟon” means the use of a common wireless telecommunicaƟons antenna facility, or a common site, by two or more providers of wireless telecommunicaƟons services, or by one provider of wireless telecommunicaƟons services for more than one type of telecommunicaƟons technology.
CollecƟon Facility.
“CollecƟon facility” means a center for the acceptance by donaƟon, redempƟon or purchase of recyclable materials from the public. A collecƟon facility may include reverse vending machines, mobile collecƟon faciliƟes, kiosk type units, unaƩended containers and other small collecƟon faciliƟes which occupy an area of not more than five hundred (500) square feet. Materials may be accepted for compensaƟon or as donaƟons and are intended for transfer to a larger facility for processing. A collecƟon facility is intended for day-to-day collecƟon of materials and does not include power-driven processing equipment. A group of seven or less reverse vending machines shall be considered a small collecƟon facility.
Commercial RecreaƟon.
Any use or development, either public or private, providing amusement, pleasure or sport, diversion, exercises, or other resource affording relaxaƟon and enjoyment. Typical uses may include, but are not limited to: theaters, sports stadiums and arenas, amusement parks, bowling alleys, billiard parlors, bingo parlors, golf courses, miniature golf, ice/roller skaƟng rinks, model courses, shooƟng galleries, tennis and racquetball courts, amusement centers or arcades, dance studios, health and fitness clubs, baƫng cages, boxing gyms, and faciliƟes equipped and use for sprots training and condiƟoning. Excludes adult entertainment faciliƟes, marƟal arts faciliƟes, and massage therapy establishments.
Concession.
“Concession” means the same as “IncenƟve.”
CondiƟonal use.
“CondiƟonal use” means a land use which is not permiƩed by right, but which may be appropriate in a given zoning district subject to condiƟons of approval. Generally, condiƟonal uses are those that have the potenƟal for parƟcularly sensiƟve, objecƟonable operaƟng characterisƟcs, or appearance, which may be out of character in a parƟcular zone; of which may make those uses suitable or unsuitable for a parƟcular site or locaƟon. The use may occur only upon approval of a condiƟonal use permit pursuant to the procedures established in Chapter 17.03.
Contractor’s equipment yard.
“Contractor’s equipment yard” means any facility, building or premises used for the conduct of a business involved primarily with the rendiƟon of contractor’s services and the use or storage of trucks, trailers, semitrailers, cranes, hoists, storage tanks, large Ɵmbers or beams, or similar equipment or the storage of construcƟon or maintenance materials or supplies, but excluding any such equipment or materials when used as an incidental to a primary use lawfully conducted on the premises and stored thereon in accordance with all applicable provisions of this Ɵtle. (Ord. 822 §1, 1989) Convalescent home.
“Convalescent home” means the same as “rest home.” (Ord. 822 §1, 1989) Coordinated entry system.
“Coordinated entry system” means a centralized or coordinated assessment system developed pursuant to 576.400(d) or SecƟon 578.7(a)(8), designed to coordinate program parƟcipant intake, assessment, and referrals designated to coordinated program parƟcipant intake, assessment, and referrals.
County.
“County” means the county of Los Angeles. (Ord. 822 §1, 1989) Curb Level.
The top level of the established street curb in front of the building measured at the center of such building frontage. Where no curb has been established, the City Engineer shall establish such curb level, or its equivalent, for the purposes of this chapter.
Cultural insƟtuƟon.
“Cultural insƟtuƟon” means insƟtuƟons displaying or preserving objects of interest in one (1) or more of the arts or sciences. This classificaƟon generally includes libraries, museums and art galleries where displayed objects are not intended for sale. EaƟng and drinking establishments can be incidental to the operaƟon of public recreaƟonal faciliƟes or cultural insƟtuƟons; no drive-through faciliƟes allowed; sale of alcoholic beverages requires a CUP.
Dancing, public.
“Public dancing” means any occurrence of dancing or dance movements by persons other than professional or amateur performers when such dancing occurs in any bar, tavern, restaurant, or nightclub.
Any occurrence of dancing or dance movements by professional or amateur performers for the entertainment of the patrons of any bar, tavern, restaurant, or nightclub as defined in this chapter shall be deemed “entertainment, live” as defined by Chapter 17.02 of these regulaƟons. These regulaƟons shall not
apply to any duly licensed public or private school providing dance instrucƟon to students. (Ord. 1009 §7, 1999)
Day care facility.
“Day care facility” means a locaƟon where children less than eighteen years of age are given care, protecƟon, and supervision in the care giver’s home for periods of less than twenty-four hours per day, while the parents or guardians are away. (Ord. 822 §1, 1989) Day spa.
A commercial establishment, other than an adult business or adult use, which specializes in the full complement of beauty, health, or therapeuƟc treatments, including, but not limited to, body wraps, facials, pedicures, make-up, hairstyling, nutriƟon, exercise, water treatments and massage therapy which is open primarily during normal dayƟme business hours and without provisions for overnight accommodaƟons.
DecoraƟve Masonry Wall.
A masonry wall incorporaƟng architectural relief from a flat surface.
Density.
ResidenƟal dwelling units per net acre.
Density bonus.
“Density bonus” means an increase in the number of dwelling units over the otherwise maximum allowable residenƟal density as established in the Land Use Element of the City of South El Monte General Plan in accordance with State law and this chapter.
Density bonus housing agreement.
“Density bonus housing agreement” means a legally binding agreement between a developer of a housing development and the city, which ensures that the requirements in Chapter 17.02 and Chapter 17.13 and the State Density Bonus Law are saƟsfied. The agreement shall establish, among other things, the number of target units, their size, locaƟon, terms and condiƟons of affordability, and producƟon schedule.
Density bonus units.
“Density bonus units” means those residenƟal units granted pursuant to the provisions of Chapter 17.02 and Chapter 17.13 that exceed the maximum residenƟal density for the development site.
Density, gross.
“Gross density” means the number of dwelling units per gross acre of land.
Density, net.
“Net density” means the number of dwelling units per net acre of land.
Designated site.
“Designated site” means a parcel or part thereof on which a landmark is situated, and any abuƫng parcel or part thereof consƟtuƟng part of the premises on which the landmark is situated, and which has been designated a historic site.
Developer.
“Developer” means the person(s), partnership(s), corporaƟon(s) or agency(ies) responsible for the planning design and construcƟon of an applicable development project.
Development.
“Development” means any manmade change to improve unimproved real estate, including but not limited to buildings or other structures, mining, dredging, filling, grading, paving, excavaƟon, or drilling operaƟons.
Development Agreement.
“Development agreement” means an agreement entered into between the City and a developer pursuant to California Government Code SecƟon 65864.
DiscreƟonary Approval.
“DiscreƟonary approval” means a decision in which the approving enƟty or person can use their judgment in deciding whether and how to carry out or approve a project.
Dormitory.
A “dormitory” means a building containing rooms designed, intended, or occupied as sleeping quarters for two or more persons. (Ord. 822 §1, 1989)
Driveway.
A driveway shall mean:
A. On private property, the required paved access way from the street property line to any garage, carport, parking or loading space, or an approved auxiliary parking area; and B. In the public right-of-way, the driveway approach is a required paved access way from the curb line to the street property line.
Drought Tolerant Plant Material.
“Drought tolerant plant material” means those plants that tolerate heavy clay to sandy soils with use of limited supplemental water. Said plants are able to thrive with deep, infrequent watering once their root systems are established (three to twelve [12] month average Ɵme period). Plants include those that naturally grow in areas of limited natural water supply (naƟve and non-naƟve plant species) and are adaptable to weather and soil condiƟons prevalent in the City.
Duplex.
A “duplex” means the same as “dwelling, two-family.” (Ord. 822 §1, 1989) Dwelling.
A “dwelling” means a building or porƟon thereof, designed exclusively for residenƟal occupancy, including one-family, two-family, and mulƟple dwellings, but not including hotels, boarding or rooming-houses, or dormitories. (Ord. 822 §1, 1989)
Dwelling, ResidenƟal condominium.
“ResidenƟal condominium” means an estate in real property consisƟng of an undivided interest in common in a porƟon of real property together with a separate interest in a space in a residenƟal complex located on such real property. A residenƟal condominium may include, in addiƟon, a separate interest in other porƟons of such real property. Such estate may, with respect to the duraƟon of its enjoyment, be either: (1)