South El Monte City Zoning Code
CHAPTER 17
14 OBJECTIVE DESIGN STANDARDS
§ 17.14.010 Intent and purpose.
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 developments. The objective design standards are intended to support a high-quality and desirable character for South EI Monte.
(Ord. 1271, 4/23/2024)
§ 17.14.020 Applicability.
The objective design standards only apply to qualifying multifamily and mixed-use projects unless specifically stated otherwise in this chapter. These qualifying projects are located on a site that is zoned for residential use (R-1, R-2, and R-3), commercial-residential use (C-R), or on a site that has a General Plan designation allowing residential use or a mix of residential and nonresidential 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 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 shall supplement and be in addition to other objective 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 EI Monte's Zoning Ordinance (Municipal Code, Title 17), these standards shall prevail.
(Ord. 1271, 4/23/2024)
§ 17.14.030 Site design.
A.
Neighborhood Compatibility.
1.
Projects located in single-family residential areas shall orient entrances, patios, and landscaping to the street. Residential uses and activities may be located near other residential uses.
2.
Projects located in the commercial-residential zone (C-R) shall orient all ground floor commercial and residential uses to the street, plazas, or parks to encourage public activity.
3.
Projects adjacent to single-family residential 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 dB shall have primary entries, window openings, and permitted outdoor uses front commercial streets and away from residential uses.
5.
Projects located adjacent to industrial uses that may generate noise over sixty dB shall have primary entries, window openings, and permitted outdoor uses front commercial streets and away from industrial uses.
B.
Transit Connections.
1.
Driveways shall not be located directly adjacent to bus stops to avoid conflicts between buses and vehicles entering or exiting the parking area.
2.
Projects adjacent to a transit stop shall provide a direct connection 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.
(Ord. 1271, 4/23/2024)
§ 17.14.040 Massing and form.
A.
Massing.
1.
Multi-unit residential-only projects shall have massing breaks at least every thirty feet along any street frontage using varying setbacks, vertical 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 distinguish nonresidential 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, vertical 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 addition to the requirements of this section.
2.
Setbacks for ground-floor residential units along street frontages shall not exceed ten feet. The setback area shall include street trees and understory plantings.
3.
Projects located in commercial-residential zones with ground-floor nonresidential 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 distinguishable.
D.
Single-Family Additions and Accessory Structures Design.
1.
New roofs shall be similar in form, pitch, slope and material with the existing permitted house.
2.
Architectural design shall match style, form, color and material of the existing permitted house and extend to all the exterior portions of the structure that are visible to the public right-of-way and/or visible from adjacent properties. Portions not visible shall incorporate complementary elements.
3.
Front Entry Orientation. New architecture, front additions 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.
(Ord. 1271, 4/23/2024)
§ 17.14.050 Entries and ground-level experience.
A.
Orientation and Dimensions.
B.
Corner Cutoff Entries.
1.
Mixed-use projects shall provide a ten-foot minimum corner cutoff at intersections 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 lighting. Anything constructed or installed within the corner cutoff area may not exceed forty-two inches in height.
C.
Residential access
1.
For buildings with ground floor residential 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 residential unit entrances located on the ground floor shall be elevated between two and three feet above grade to provide adequate separation from the public street while preserving a visual connection. 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 transition space must be provided between ground floor individual residential unit entrances and the street.
(Ord. 1271, 4/23/2024)
§ 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 residential zones shall have landscaped pedestrian walkways with shade trees at intervals of thirty feet. At least fifty percent of street trees shall be deciduous trees to shade walkways in summer and allow for the sun in winter.
3.
Projects with residential uses on the ground floor shall provide landscaping along the street frontage to create a buffer between the sidewalk and the residential units. The landscaped setback shall not be less than three feet.
4.
For projects in commercial-residential 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 lighting shall not exceed eighteen inches in height.
B.
Landscaping in Parking Areas.
1.
Landscaping shall be included in all parking lots and include drought-tolerant plantings that can thrive in an urban setting and be resilient to changing climate conditions, permeable pavers, and permanent water-efficient irrigation 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 residential and commercial-residential zones shall be selected in accordance with the city of South EI Monte Tree Policy.
D.
Common Open Space.
1.
All portions 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 fifty percent of the required ground level common open space shall consist of at least one amenity from the following options:
E.
Active recreational facilities, such as sports fields, sports courts, or areas for recreational/exercise equipment.
F.
Passive recreational facilities, 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 seating area.
I.
Lounge or reading area.
(Ord. 1271, 4/23/2024)
§ 17.14.070 Parking and access.
B.
Location and Access.
1.
Parking spaces (including structures) shall not occupy more than fifteen 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 multiple 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-residential 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 combination 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 residential zones and adjacent streets by a six-foot-high wall to avoid headlight impacts to adjoining properties. A five-foot-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 continuous, broken only for access driveways and walkways.
4.
Architectural elements used for screening purposes shall be three feet tall and shall utilize the same materials, colors, and lighting 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 residential uses.
D.
Parking Structures.
1.
Parking structures shall be consistent with the articulation and design of the building façade. Screening elements shall incorporate faux building façades and/or artistic elements along the full length of the façade.
2.
Glare-free, dark-sky compliant fixtures shall be utilized to prevent uneven light distribution and trespass or glare outside the structure or property line.
E.
Long-Term Bicycle Parking.
1.
Long-term bicycle parking is defined in Chapter 17.03 as 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 protection.
2.
Multi-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 location 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 Chapter 17.03 as bicycle parking where bicycles are left 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 facilities 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 facilities shall be in well-lit and convenient areas on private property within fifty feet of the main entrance to the building.
(Ord. 1271, 4/23/2024)
§ 17.14.080 Exterior and outdoor elements.
A.
Lighting.
1.
All walkways, steps, parking areas, driveways, on-site streets, and other facilities shall be illuminated to ensure safe and convenient nighttime use.
2.
All lighting 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 properties.
3.
Freestanding lighting shall be a maximum height of eight feet, and architecturally compatible with the architecture of the subject site.
4.
All bicycle parking and storage areas shall be illuminated.
B.
Fence and Wall Standards.
2.
Fences shall be constructed of vinyl, decorative 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, decorative 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.
(Ord. 1271, 4/23/2024)
§ 17.14.090 Façade and detailing.
A.
Articulation.
1.
Residential projects with street-facing façades greater than fifty feet long shall incorporate two or more of the following variations 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 projecting windows that encroach no more than two feet into the public right-of-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.
Projections 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.
1.
Mixed-use projects in commercial-residential zones shall have articulated street-facing façades for at least eighty percent of each façade length. Other façades shall be articulated for at least sixty percent of the façade length. Street-facing façades shall include at least one of the following variations:
H.
Changes in material from the remainder of the façade.
I.
Horizontal design features, such as water tables, belt courses, or belly bands to transition to the upper stories.
1.
Ground Floor Height.
a.
Mixed-use projects in commercial-residential zones with ground floor nonresidential uses shall have a minimum ground floor ceiling height of fourteen feet.
2.
Windows.
a.
Residential 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.
(Ord. 1271, 4/23/2024)
§ 17.14.100 Building equipment and service areas.
A.
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 heating/air conditioning 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 noncombustible screenings. Screenings are subject to all yard and setback regulations 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 partial penthouse with walls and roofs that have the same construction and appearance of the building served by the equipment.
2.
Utility Connections.
a.
All utility connections 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 locations 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 existing utility connections within the boundaries of the project shall be placed underground.
4.
Laundry Facilities.
a.
Standards for laundry facilities for multi-unit projects are found in Section 17.07.060 (Additional development standards).
5.
Storage Facilities.
a.
Projects shall be provided with a minimum of one hundred and fifty-cubic feet for storage space per dwelling unit plus fifty-cubic feet for each additional bedroom more than one. Bedroom closets and cubic feet utilized 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 decorative masonry walls and view-obstructing gates, both to be not less than five and five-tenths 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 residential dwelling unit outside such unit unless a private attached 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. 1271, 4/23/2024)