South El Monte City Zoning Code
CHAPTER 17
05 RESIDENTIAL ZONES-STANDARDS AND USES
§ 17.05.010 Intent and purpose.
A.
Single-Family Residential Zone (R-1). The single-family residential zone (R-1) is designed to provide for conservation and development of stable, attractive single-family residential neighborhoods, protected from encroachment by uses which may be detrimental to the enjoyment of property rights.
B.
Multiple-Residential Zone (R-2). The multiple-residential zone (R-2) is designed to permit multiple development on existing smaller lots which are not suitable for more intensive multiple residential development. These regulations will permit better utilization of properties while retaining the low-density single-family appearance of the areas.
C.
Multiple-Residential Zone (R-3). The multiple-residential zone (R-3) is designed to provide areas throughout the city in which a range of multiple residential development can be located and protected from encroachment by incompatible uses.
(Ord. 1271, 4/23/2024)
§ 17.05.020 Uses.
No building or structure shall be erected, reconstructed or structurally altered or enlarged nor shall any building, structure or land be used for any purpose except as allowed by this chapter.
Table 17.05.020-A Permitted Uses | |||
|---|---|---|---|
Use | Zone | ||
Single-Family Residential Zone (R-1) | Multiple-Residential Zone (R-2) | Multiple-Residential Zone (R-3) | |
One additional single family dwelling (provided the lot contains a minimum of 10,000 sq ft 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 facilities (7 persons or more) | P | P | P |
Conversion of a garage into any other use except ADUs as permitted by state law (unless a replacement garage in on site) | X | X | X |
Duplexes | P | P | P |
Emergency shelters, transitional and supportive housing | P | P | P |
Ground-mounted satellite antennae - accessory building/use | P | P | P |
Home occupation | P | P | P |
Large day care facilities (14 children or fewer) | C | C | C |
Metal buildings | X | X | X |
Mobile home and trailer as part of an approved mobile home/trailer park (legally est. before January 01, 1980) | P | P | P |
Mobile home parks | X | C | C |
Multiple-family dwellings (3 units or more) | X | P | P |
Off site signs (such as billboards) | X | X | X |
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 | P | P | P |
Recreation rooms - accessory building/use | P | P | P |
Schools (public or private) | X | X | X |
Second units (pursuant to the requirements spelled out in this Chapter 17.05) | P | P | P |
Senior citizen developments | C | C | C |
Single-family dwellings | P | P | P |
Small day care facilities (for the care of 8 or fewer children) | P | P | P |
Supportive housing | P | P | P |
Triplexes | X | P | P |
Vegetable and flower gardens | P | P | P |
P = Permitted as a Principal Use C = Permitted as a Conditional Use A = Permitted as an Ancillary Use X = Prohibited Use |
(Ord. 1271, 4/23/2024)
§ 17.05.030 Property development standards.
A.
Property Development Standards for Single-Family Residential Zone (R-1)—Generally. Development standards for the R-1 zone can be found below in Table 17.05.030-A; large day care facilities and second units shall be subject to the additional development standards contained in Chapters 17.03, 17.10, 17.11, 17.12, 17.13 and 17.14, and provided further that any lot or parcel which is substandard in width, depth or area and was legally recorded as a separate lot as of July 1, 1988, may be used for any use permitted by the R-1 zone district regulations.
B.
Property Development Standards for Multiple-Residential Zone (R-2)—Generally. Development standards for the R-2 zone can be found below in Table 17.05.030-A; single-family dwellings shall be subject to development standards of the R-1 zone, and provided further that any lot or parcel which is substandard in width, depth or area and was legally recorded as a separate lot as of July 1, 1988, may be used for any use permitted by the R-2 zone district regulations.
C.
Property Development Standards for Multiple-Residential Zone (R-3)—Generally. Development standards for the R-3 zone can be found below in Table 17.05.030-A; single-family dwellings shall be subject to standards of the R-1 zone and townhouses and condominiums to the provisions of Section 17.11.130, and provided further that any lot or parcel which is substandard in width, depth or area and was legally recorded as a separate lot as of July 1, 1988, may be used for any use permitted by the R-3 zone district regulations.
Table 17.05.030-A Development Standards for Single-Family Residential Zone (R-1), Multiple-Residential Zone (R-2) and Multiple-Residential Zone (R-3) | |||
|---|---|---|---|
Zone | Single-Family Residential Zone (R-1) | Multiple-Residential Zone (R-2) | Multiple-Residential Zone (R-3) |
Low density | 1 to 8 du per acre | N/A | N/A |
Medium density | Prohibited | 9 to 12 du per acre | 16 du per acre |
Minimum lot area | 5,000 sq ft | 5,000 sq ft | 11,000 sq ft |
Minimum lot area per dwelling unit (du) (single family) | 5,000 sq ft (a second unit does not constitute a dwelling unit) | 5,000 sq ft (a second unit does not constitute a dwelling unit) | 5,000 sq ft (a second unit does not constitute a dwelling unit) |
Minimum lot area per dwelling unit (du) (2- and 3-family dwellings) | Prohibited | 3500 sq ft | 3500 sq ft |
Minimum lot area per dwelling unit (du) (multi-family) | Prohibited | Prohibited | 2750 sq ft |
Minimum lot width (non-cul-de-sac) | 50 ft | 50 ft | 75 ft |
Minimum lot width (cul-de-sac) | 30 ft at the front of the property 50 ft at the rear of the front setback | 30 ft at the front of the property 50 ft at the rear of the front setback | 40 ft at front of the property 75 ft at the rear of the front setback |
Maximum lot coverage | 52% | 61% | 61% |
Minimum lot depth | None | 100 ft | 100 ft |
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) |
Minimum distance between main buildings | None specified | 15 ft | 15 ft |
Minimum floor area per dwelling unit, exclusive of patios, garages or porches (Single-family dwellings) | 950 sq ft | 950 sq ft | 950 sq ft |
Minimum floor area per dwelling unit, exclusive of patios, garages or porches (duplexes) | Duplexes | 950 sq ft | 950 sq ft |
Minimum floor area per dwelling unit, exclusive of patios, garages or porches (triplexes) | Triplexes prohibited | 950 sq ft | 950 sq ft |
Minimum floor area per dwelling unit, exclusive of patios, garages or porches (Detached second units) | 500-640 sq ft | 150-640 sq ft | 150-640 sq ft |
Minimum floor area per dwelling unit, exclusive of patios, garages or porches (Attached second units) | Maximum: 15% of gross floor area of attached residence | Minimum: 150 sq ft Maximum: 15% of gross floor area of attached residence or 200 sq ft if residence < 1335 sq ft | Minimum: 150 sq ft Maximum: 15% of gross floor area of attached residence or 200 sq ft if residence < 1,335 sq ft |
Refuse enclosures provision | None specified | Must be provided when 2 or more units located on site | Must be sufficient refuse enclosures provided to serve each development |
Refuse enclosure dimensions | None specified | 5 ft x 7 ft Shall be completely enclosed by gates but not by a roof | 5 ft x 7 ft Shall be completely enclosed by gates but not by a roof |
Refuse enclosure materials | None specified | None specified | Wood, masonry, block or a combination of such materials |
(Ord. 1271, 4/23/2024)
§ 17.05.040 Minimum yard requirements.
Table 17.05.040-A Minimum Yard Standards for Single-Family Residential Zone (R-1), Multiple-Residential Zone (R-2) and Multiple-Residential Zone (R-3) | |||
|---|---|---|---|
Zone | Single-Family Residential Zone (R-1) | Multiple-Residential Zone (R-2) | Multiple-Residential Zone (R-3) |
Front yard | 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 |
Through lot - setbacks on street frontage | Equal to required yard depth | Equal to required yard depth | Equal to required yard depth |
Legally existing substandard widths and depths | Side and rear yards of not less than 10 or 15% of the required width or depth, respectively, shall be maintained | Side and rear yards of not less than 10 or 15% of the required width or depth, respectively, shall be maintained | Side and rear yards of not less than 10 or 15% of the required width or depth, respectively, shall be maintained |
(Ord. 1271, 4/23/2024)
§ 17.05.050 Open space requirements-Multiple dwellings.
A.
Multiple Residential Zone (R-3). A minimum of four hundred square feet of ground level common open space per dwelling unit shall be provided for all multiple dwellings. This required area may be incorporated in landscaping or recreation areas for use by all residents, except that any multiple residential development of five or more units shall include in its design a formal outdoor recreation area for residents which shall include not less than fifty percent of the required open space. The planning commission shall have the authority to modify the percentage of formal recreational space based on the quality of the design submitted and the amenities provided.
1.
Open space shall consist of one or more of the following amenities:
a.
Playgrounds, play equipment, and/or tot lots;
b.
Recreational facilities - fountains, sculptures, etc.;
c.
Tennis courts, basketball courts, and similar sports courts;
d.
Recreational building(s)/room(s);
e.
Game areas;
f.
Picnic/barbecue areas; and
g.
Required common open space in the form of decks located above the first floor may be permitted subject to the review and approval of the commission.
(Ord. 1271, 4/23/2024)
§ 17.05.060 Electronic gates.
The provisions of Section 17.05.080 notwithstanding, a minimum six-foot-high, decorative wrought iron fence shall be provided along the front of the property, to the rear of any required setback. Such fence shall incorporate a self-locking remote controlled vehicle and pedestrian entry/exit gate. The vehicle entry shall incorporate an electronically activated tenant marquee to permit notification of tenants in the event of visitors. Such marquee shall be five feet above finished grade.
(Ord. 1271, 4/23/2024)
§ 17.05.070 Landscaping.
All areas not used for buildings, structures, patios, parking or pedestrian walks shall be landscaped with ground cover or other low-water plantings. If an irrigation system is installed (such as sprinklers, bubblers, or diffuser heads) it shall be designed with water conservation in mind. For units in single-family residential Zone R-1, hose bibs not over fifty feet from any portion of the planted area shall be provided. For units in multiple-residential zones R-2 or R-3, one hose bib for each three automobile parking spaces shall be provided.
A.
In all residential zones, the front and street side yards shall be landscaped and maintained in good condition and shall be kept free and clear of all construction and automotive materials and parts, trash, refuse, debris, trash storage receptacles, inoperative motor vehicles, discarded or broken materials, appliances, junk, equipment, car cover structures or similar materials and shall not be paved except for approved pedestrian walkways, driveways, and patios.
B.
Front and Street Side Yards - Maximum Paving (Hardscape).
1.
For properties with a width of sixty feet or greater, the total of all paving (hardscape) within the front setback or street side setback, including all driveways and walkways, shall not exceed forty percent of the area within the total front setback or street side setback.
2.
For properties that are less than sixty feet wide, the total of all paving (hardscape) within the front setback or street side setback, including all driveways and walkways, shall not exceed fifty percent of the total front setback or street side setback.
(Ord. 1271, 4/23/2024)
§ 17.05.080 Fences, walls, and hedges.
A.
Single-Family Residential Zone (R-1).
1.
Fences, walls and hedges shall be permitted in a required front yard setback provided that no sight obscuring fence (concrete, block, masonry or wood) shall exceed forty-two inches in height, except that the fence may be increased in height to six feet if the increase consists of wrought iron, chain link, or other "see through" materials and the design is approved by the director of planning and community development. Fences and walls located to the rear of the front setback and along the side and rear property line shall not exceed six feet in height, except that fences, hedges and walls located adjacent to a freeway right-of-way shall not exceed ten feet in height; provided, that any height increase exceeding six feet will require a building permit.
2.
Corner or Reversed Corner Lot. On property at any corner formed by intersecting streets it shall be prohibited to construct, install or maintain any fence, hedge or wall or any other obstruction to view higher than forty inches above the reference point located at either:
3.
Within the triangular area between the curb or edge of the paved roadway lines and a diagonal line joining points on the curb or edge of paved roadway lines forty feet from the point of their intersection, or in the case of rounded corners, the triangular area included between the reference point and the curbline or edge of paved roadway line forty feet from the point of their intersection (see Figure 17.05.080-A).
Figure 17.05.080-A Fences, Hedges and Walls—Corner or Reverse Corner Lot  |
B.
Multiple-Residential Zone (R-2).
1.
Interior Lots. Fences, hedges and walls shall be permitted in a required front yard area, provided that no sight-obscuring fence (concrete, block, masonry or wood) shall exceed forty-two inches in height, except that the fence may be increased to an overall height of six feet if the increase consists of wrought iron, chain link, or other "see through" materials and the design approved by the director of planning and community development, and provided that no plants, vines or other material shall be planted in such a way as to limit visibility through the fence. Fences, hedges and walls located to the rear of the front setback and along the side and rear of the property shall not exceed six feet in height except that fences or walls located adjacent to a freeway right-of-way shall not exceed ten feet in height.
2.
Corner or Reversed Corner Lots. On property at any corner formed by intersecting streets it shall be prohibited to construct, install or maintain any fence, hedge or wall or any other obstruction to view higher than forty inches above the reference point located at either:
3.
Within the triangular area between the curb or edge of the paved roadway lines and a diagonal line joining points on the curb or edge of paved roadway lines forty feet from the point of their intersection, or in the case of rounded corners, the triangular area included between the reference point and the curbline or edge of paved roadway line forty feet from the point of their intersection (see Figure 17.05.080-A).
C.
Multiple-Residential Zone (R-3).
1.
Interior Lots. Fences, hedges and walls shall be permitted in a required front yard area, provided that no sight-obscuring fence (concrete, block, masonry or wood) shall exceed forty-two inches in height, except that the fence may be increased to an overall height of six feet if the increase consists of wrought iron, chain link, or other see through materials and the design is approved by the director of planning and community development, and provided that no plants, vines or other material shall be planted in such a way as to limit visibility through the fence. Fences, hedges and walls located to the rear of the front setback and along the side and rear of the property shall not exceed six feet in height except that fences or walls located adjacent to a freeway right-of-way shall not exceed ten feet in height.
2.
Corner or Reversed Corner Lot. On property at any corner formed by intersecting streets it shall be prohibited to construct, install or maintain any fence, hedge or wall or any other obstruction to view higher than forty inches above the reference point located at either:
3.
Within the triangular area between the curb or edge of the paved roadway lines and a diagonal line joining points on the curb or edge of paved roadway lines forty feet from the point of their intersection, or in the case of rounded corners, the triangular area included between the reference point and the curbline or edge of paved roadway line forty feet from the point of their intersection (see Figure 17.05.080-A).
(Ord. 1271, 4/23/2024)
§ 17.05.090 Parking requirements.
For each single-family, duplex, or triplex dwelling unit, not including second units, there shall be provided two parking spaces contained within an enclosed garage. See Chapter 17.16 for parking standards.
A.
For each single-family dwelling, there shall be provided two covered parking spaces located within an enclosed garage. Each parking space shall be a minimum of ten feet by twenty feet.
D.
Parking on Unpaved Areas. No parking, whether the provision of required spaces or other parking, shall be permitted on unpaved areas in the front setback or in the side yard of a corner or reversed corner lot except on an approved, paved driveway which leads to a garage, carport or approved parking area.
(Ord. 1271, 4/23/2024)
§ 17.05.100 Access.
A.
No building permit shall be issued for any lot or parcel of land unless said lot or parcel has frontage on a dedicated and improved public street or on a private street conforming to street standards established by the city.
1.
Driveways to required garages having a setback from the street property line greater than forty feet shall have a minimum width of ten feet and a maximum width of twelve feet in the front or street side setback area. Driveways located outside of the setback area, shall be a minimum of ten feet wide.
2.
Where required garage spaces are equal to or less than forty feet to the property line, the maximum width of a driveway shall not exceed eighteen feet or two feet wider than the opening of the garage door, whichever is greater, but in no event shall the maximum width exceed thirty feet at the front property line.
3.
A driveway that serves as required access to a garage, in which the garage door is not parallel to the front property line, or side property line in the case of a corner lot, shall not exceed twelve feet in width at the property line, provide a maximum turn radius of twelve feet, and a minimum twenty-four foot back up (see Figure 17.05.110).
Figure 17.05.110-A: Access to Garage  |
B.
A back up triangle on the garage side closest to the residence shall be required as depicted in Figure 17.05.110-B. The sight area shall be free from visual and physical obstructions.
Figure 17.05.110-B: Back-up Triangle  |
C.
When a driveway and walkway are parallel to each other, there shall be a minimum two foot separation between the driveway and walkway. Said separation shall be landscaped with a combination of mulch, plants, shrubs, (no rock, pebbles, decomposed granite or similar material).
(Ord. 1271, 4/23/2024)
§ 17.05.110 Pedestrian safety.
Multiple-Residential Zone (R-3). Each driveway serving a multiple dwelling building or complex shall contain not less than two strips of bomanite or comparable material to provide warning of approaching or departing vehicles. The strips shall be a minimum of ten feet in depth and shall extend the full width of the driveway. One strip shall be located within six feet of the entry to the driveway, the second shall be located approximately midway in the drive. These strips shall be shown on the site plan for the development.
A.
The minimum required dimension of a parking space shall be ten feet wide by twenty feet in depth; with a two car garage or carport having a minimum interior measurement of twenty feet wide and twenty feet in depth.
B.
Access to garages, carports, or automobile parking areas required by this section which serve four or less multiple dwelling units shall have an unobstructed paved driveway not less than ten feet in width. Each required parking space, including garages, carports, or automobile parking areas, shall have a back up area as depicted in the figure above.
C.
Access to garages, carports, or automobile parking areas required by this section which serve five or more multiple dwelling units shall have an unobstructed paved driveway not less than twelve feet in width for one way only driveways and twenty feet in width for two way driveways. Each required parking space, including garages, carports, or automobile parking areas.
(Ord. 1271, 4/23/2024)
§ 17.05.120 Miscellaneous standards (Multiple-Residential Zone (R-3) only).
A.
Lighting. Lighting designed to reduce hazards and to illuminate potentially unsafe areas such as walkways, passages between buildings, garage areas and parking areas and areas containing heavy or high foliage shall be installed. Consideration should be given to both elevated and ground level lighting and all lighting shall be designed to ensure that neighboring properties or public streets are protected from direct or hazardous glare. The location, foot candle power and type of light fixtures shall be shown on the site plan.
B.
Refuse Enclosures. There shall be a refuse enclosure provided when two or more units are located on a site. This enclosure shall have minimum interior dimensions of five feet by seven feet and shall be completely enclosed, including gates, but excluding a roof. The placement and design of such enclosure shall be determined during review of the development.
(Ord. 1271, 4/23/2024)