The purpose of these regulations is to serve the public health, safety and general welfare by establishing mixed-use zones. The Commercial-Residential Zoning District (C-R) is applied to areas appropriate for a mix of commercial and residential activities in conformance with the General Plan. This district allows for a mix of commercial and residential uses, or just commercial, or just residential land uses.
(Ord. 1271, 4/23/2024)
A. 
Permitted Primary Uses and Structures. No building, structure or land shall be used and no building, structure or use in the commercial-residential zone shall be erected, structurally altered, enlarged or established except the following permitted uses, buildings and structures identified with a "P" in Table 17.07.020-A.
B. 
Conditional Uses and Structures. The following uses and structures identified with a "C" in Table 17.07.020-A may be permitted in the commercial-residential zone subject to approval of a conditional use permit.
C. 
Temporary Uses. Temporary uses identified with as "T" in Table 17.07.020-A shall be allowed subject to approval and compliance with all applicable provisions of this zoning code.
D. 
Prohibited Uses. Prohibited uses are identified with no entry in the second column.
Table 17.07.020-A Uses for Commercial-Residential Zone (C-R)
Land Uses
C-R
Accessory Uses and Structures
Accessory uses, buildings and structures, including gazebos, greenhouses, noncommercial workshops, cabanas, dressing rooms, recreational buildings and restrooms
P
Antennas (pole type) and flagpoles
P
Dish antennas
C
Home occupations subject to the approval of a home occupation permit
P
Incidental outdoor storage shall be permitted provided such storage is conducted wholly within an area completely enclosed by a masonry wall not less than 5.5 ft 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
P
Swimming pools, spas and saunas
P
Tennis, paddleball, badminton, volleyball and similar recreational courts
P
Solar energy equipment
P
Education, Public Assembly, Recreation
Commercial court game facilities, including, but not limited to, racquetball, tennis, paddleball, badminton and volleyball courts
C
Gymnasiums and health clubs including diet centers and tanning salons
C
Places of amusement (bowling alleys, ice skating, roller rinks)
C
Places of worship
P
Private educational institutions (not allowed on the first floor)
C
Theaters
C
Residential Uses
Live/work units provided that the commercial portion is an office, retail or service use that is permitted in the C-R zone
C
Mixed-use development with a residential component
P
Multiple residential dwelling units, including senior and affordable housing developments
C
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
Multiple-family residential, affordable housing and single room occupancy (SRO) with a minimum density of 30 units per acre
P
Retail Uses
Alcoholic beverage sales, serving or consumption within any use permitted in the C-R zone
C
Art stores or galleries
P
Audio and visual products
P
Bakery shops, including baking of products sold on the premises only; baking for off-site sales prohibited
P
Bicycle, sales and service
P
Camera stores
P
China and glassware stores
P
Christmas tree sales lots, when maintained between November 1 and December 31
T
Clothing and apparel stores
P
Delicatessens
P
Drapery stores
P
Drugstores
P
Florist and plant shops
P
Food stores and markets
P
Furniture stores
P
Gift shops
P
Hardware stores
P
Hobby shops
P
Household appliance and repair shops
P
Ice cream parlors
P
Interior decorator shops
P
Jewelry stores (including incidental fabrication)
P
Lighting stores
P
Liquor stores
C
Lock and key services
P
Mail order houses, retail
P
Music stores
P
Nurseries and garden supplies
P
Office uses
P
Paint and wallpaper stores
P
Pet shops
P
Pumpkin sales lots, when maintained between October 15 and November 1
T
Radio, television and similar electronic component stores
P
Restaurants, fast food
P
Restaurants, full service
P
Shoe stores
P
Sporting goods stores
P
Stamp and coin shops
P
Stationery stores
P
Supermarkets
P
Taverns
C
Tobacco shops
P
Toy stores
P
Typewriter and office machine sales and service
P
Service Uses
Answering services
P
Automobile service stations
C
Banks, savings and loans, and finance services
P
Beauty shops
P
Carpet cleaning services
P
Car washes (full- or self-service)
C
Copying services, including, but not limited to, photo stating and blueprinting
P
Data processing services
P
Day care centers
C
Diet centers
P
Domestic pet grooming shops; provided that no animals shall be kept on the premises overnight
P
Dry cleaning and laundry establishments (non-industrial)
P
Electrical appliance repair shops
P
Employment agencies
P
Hotel and extended stay uses
C
Hospitals
P
Laundry operated exclusively as a retail-business with laundry machines that are the automatic type and capable of being operated by the public. Such use shall not include machines ordinarily found in industrial type uses
P
Linen supply services
P
Massage establishment
C
Medical and dental laboratories above the first level only
P
Nightclubs
C
Parcel delivery and pick up services
P
Pawnshops
C
Photocopying and blueprinting services
P
Photo developing stores
P
Portrait studios
P
Printing, other than publishing services
P
Shoe repair
P
Tailor, custom alteration shops
P
Tanning salons
P
Tire stores
P
Tire stores within 500 ft of SR 60
C
Tire stores with tire installation services
C
Tools sharpening and repair services
P
Travel agencies
P
Vehicle repair garages
Veterinary offices, including hospitalization services
P
Water softener services
P
Transportation and Communication Uses
Parking lot/structure facilities
C
Privately operated public utility uses, structures or transmission facilities
C
Publicly operated public utility uses
P
Wireless telecommunication facilities integrated into a building façade or structure or located behind a roof parapet; and located at least 300 ft 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
C
P = Permitted as a Principal Use
C = Permitted as a Conditional Use
T = Permitted as a Temporary Use
(Ord. 1271, 4/23/2024)
Table 17.07.030-A Commercial-Residential District General Development Standards
Development Feature
C-R
Minimum Lot Size
Minimum lot area and width required for new parcels
Area
15,000 sq ft
Width
100 ft
Maximum Residential Density
35 dwelling units per acre when abutting a single-family zone; 87 dwelling units per acre when abutting a multifamily zone; 100 dwelling units per acre when not abutting any residential zone
Minimum Residential Density
For developments comprised solely as residential, 20 dwelling units per acre
Front and Side Yard Setbacks
None
For residential development only, 10 ft shall be required
Interior Setback Abutting a Residential Zone
5 ft for 1 story, 15 ft for 2 stories and 25 ft for 3 to 5 stories. Setbacks are measured from the residential property line
Exceptions to Setbacks Requirements
See Section 17.07.050 for setback exceptions
Distance Between Dwellings
N/A
Maximum Height Limits
Maximum building height is 5 stories or 65 ft for commercial, commercial/residential and residential developments
Accessory Structures
N/A
Landscaping
Minimum 10% of lot area
Fences and Walls
See Section 17.06.080 for commercial uses and Section 17.05.080 for residential uses only
Rooftop Equipment
Must be screened from public view
Lighting
Photometric plan is required
Trash Collection Areas
Minimum dimensions: 8' x 10' interior must be enclosed and screened from public view with a decorative structure
Parking and Loading
Parking demand study required
A. 
Minimum Lot Size for Multifamily Development. The minimum lot size in the C-R zoning district shall be 15,000 square feet for new multifamily housing development.
B. 
No Setback Requirements for the First Two Floors from the Garvey or Santa Anita Avenue Property Lines. Above the second story, the setback from the Garvey or Santa Anita Avenue property lines shall be a minimum of five feet. All residential units developed at ground level along Garvey or Santa Anita Avenue shall be required to maintain a ten-foot setback from the front street property line.
C. 
Minimum Setbacks. No setbacks required from the street property line, except as required for corner cutoffs at intersections and residential development. If setbacks are provided, these areas shall only be used for landscaping and active pedestrian areas (e.g., plazas, outdoor dining). All street adjacent parking shall be set back a minimum of five feet and the setback area shall be fully landscaped.
D. 
Corner Cutoff at Intersection. In order to maintain visibility at intersections and to provide architectural interest for buildings at corner locations, buildings shall provide a ten-foot minimum corner cutoff and shall have an entrance to the building from this area. The minimum cutoff area shall be a triangular area that is determined by measuring ten feet back from the corner along both street property lines and drawing a line between the two points.
E. 
Landscaped Buffer Within Setback Area. Landscaped buffer required. A minimum five-foot wide landscaped buffer shall be provided on the subject property adjacent to any residentially zoned property or intervening alley regardless of the actual building setback that is provided. A landscaped buffer is not required adjacent to an alley at areas where direct vehicular access is provided to the subject property.
(Ord. 1271, 4/23/2024)
A. 
Limitations and Exceptions to Permitted Uses and Structures. Notwithstanding any other provisions of this chapter, the following limitations shall apply to the conduct of any use permitted in C-R zone as applicable:
1. 
All uses except outdoor eating areas, parking, growing plants, cut flowers, Christmas tree lots, pumpkin sales lots and provision and storage of shopping carts shall be subject to specific standards contained within this chapter; additionally in the C-R zone, car washes, incidental or temporary uses, service stations, storage yards, vehicle storage or display, tire store uses, and vending machines (vending machines shall not include coin operated amusement devices, rides, scales, or similar devices) shall be conducted entirely within a completely enclosed building which is attached to a permanent foundation. There shall be no outside storage of tools, equipment, supplies or materials.
2. 
No wholesaling of goods and materials shall be permitted in the C-R zone; retail sales to the general public only shall be permitted.
3. 
Shopping cart storage shall be located on site adjacent to the entry of a building and shall be screened with a minimum three-foot, six-inch high solid wall/fence or combination of fence and landscaping to obscure the visibility of shopping carts from the adjacent public rights-of-way. Where the director of the community development department, in his or her discretion, determines that screening interferes with the cart removal/retrieval "opening" given the unique location of the building (e.g., corner structure where cart storage may be visible from two or more intersecting public rights-of-way), the director of the community development department shall exempt the "opening" from the screening requirement and shall determine the orientation, location, size and configuration of the unscreened "opening." Shopping cart storage shall not intrude into any required pedestrian passageway or public right-of-way.
4. 
All shopping carts shall be contained or controlled within the boundaries of store premises, in accordance with the standards set forth in the Title 8, Chapter 8.26.
B. 
Performance Standards. In accordance with the goals and precepts of the comprehensive General Plan of the city environmental performance standards are hereby established to protect the community from hazards, nuisances and other negative factors; to ensure that land uses are not operated in such a manner as to cause a detrimental effect on adjacent land uses or the community environment; and to preserve and enhance the lifestyle of South El Monte residents through the protection of the public health, safety and general welfare. In the C-R zone, the following guidelines shall be evaluated on the basis of whether or not the activity is obnoxious to a person of normal sensitivity.
1. 
General Provisions. No land, building or structure shall be used or occupied in any manner so as to create or maintain any dangerous, injurious, noxious or otherwise objectionable condition caused by fire, explosion or other hazards; noise or vibration; smoke, dust or other form of air pollution; liquid or solid refuse or waste; or any other substance, condition or element used in such a manner or in such amount as to adversely affect the surrounding area or adjoining premises.
2. 
Air Quality. Any activity, operation, or device which causes or tends to cause the release of air contaminants into the atmosphere shall comply with the rules and regulations of the South Coast Air Quality Management District and with the following:
a. 
Visible Emissions. No visible emissions of air contaminants or particulate matter shall be discharge into the atmosphere. No combustible refuse incineration shall be permitted.
b. 
Dust. Windborne dusts and debris across lot lines shall be prevented by planting, wetting, compacting, paving or other suitable treatment of land surface; storing, treating or enclosing materials; controlling sources of dust and debris by cleaning; or, such other measures as may be required.
c. 
Odors. No odorous material shall be permitted so as to be obnoxious to persons of normal sensitivity as readily detectible at the property line or at any point off-site where the odor is greater.
3. 
Vibration. No activities shall be permitted which cause objectionable vibration to adjoining property except for construction activities in connection with an effective building permit.
4. 
Noise. No noise shall be generated which causes the maximum sound level to exceed the noise levels specified in the Title 8, Chapter 8.20. Further, in a mixed use project, no increase in the ambient noise base level for nonresidential uses shall be permitted. Such noise measurements shall be taken at the residential zone property line, or at any point within an abutting residential zone, or at a point within the residential portion of the mixed use project, where the noise level from the nonresidential use is greater. No steady impulsive noise (such as hammering or riveting) or steady audible tone components (such as whines, screeches or hums) shall be detectible from any residential use which is part or adjacent to the mixed use project.
C. 
Dwelling Unit Size. The gross floor area of any dwelling unit in the C-R zone shall be not less than provided herein. For the purpose of this section, dens, studies or other similar rooms which may be used as bedrooms shall be considered bedrooms. Living rooms, dining rooms, kitchens or bathrooms shall not be considered bedrooms, except that separate dining rooms in efficiency units or rooms that could be converted into additional bedrooms shall be considered bedrooms.
Table 17.07.040-A Minimum Size Requirements
Unit Type
Minimum Size Requirements
Efficiency and one-bedroom units
750 sq ft for the residential development
Two-bedroom units
900 sq ft for the residential development
Three- or more bedroom units
1,100 sq ft for the residential development
Senior affordable units
540 sq ft
D. 
Outdoor Space. A minimum outdoor space of one hundred forty square feet shall be provided per dwelling unit. Outdoor space may be provided as common or private space. Any common outdoor space shall have a minimum level surface dimension of twenty feet and a minimum area of four hundred square feet.
E. 
Distance Between Dwellings. A minimum distance of ten feet shall separate exterior walls of separate buildings containing dwelling units on the same lot. The windows or window/door or any one dwelling unit may not face the windows or window/door of any other dwelling unit unless separated by a distance of ten or more feet except where the angle between the wall of the separate dwellings units is ninety degrees or more. Walls parallel to each other shall be considered to be at a zero degree angle.
F. 
Access to Dwelling Units. An elevator shall be provided to serve all stories in a building containing more than three dwelling units where the floor area of any dwelling units is located only on the third story and other dwelling units are located on the first and second stories.
G. 
Laundry Facilities. Laundry facilities shall be provided to serve all residential dwelling units on a lot. Such laundry facilities, constituting washer and dryer appliances connected utilities, shall be provided in the individual dwelling units where there are three or less dwelling units on a lot. Where there are more than three dwelling units on a lot, laundry facilities shall either be provided in the individual dwelling units or in a common laundry room. A common laundry room shall be in an accessible location and shall have at least one washer and one dryer for each five welling units. A minimum of two washers and dryers shall be provided at all times. The washer and dryers shall be maintained in operable condition and accessible to all tenants daily between the hours of 7:00 a.m. to 10:00 p.m.
H. 
Storage Space—Private. A minimum of ninety cubic feet of private storage space shall be provided 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)
A. 
Street Front and Street Side Setback. In the C-R zone, no person shall construct, locate or maintain within the space between a street and a setback line established by ordinance or by this title, any building, wall, fence or structure except:
1. 
General Exceptions.
a. 
Driveway and walks, provided that a driveway shall be limited to that area reasonably necessary to provide safe and efficient ingress to and egress from off-street parking spaces located behind a setback area.
b. 
Eaves may project into a required setback area for a distance not to exceed thirty inches.
c. 
Flagpoles limited to one per site.
d. 
Footings and public utility vaults if fully subterranean.
e. 
Landscape accent lighting not to exceed eighteen inches in height.
f. 
Necessary railings adjacent to stairways.
g. 
Retaining walls, planters or curbs which are not more than eighteen inches in height above the ground surface existing at the time of construction.
h. 
Subterranean parking garages may extend to the street property line including equipment, service, utility and storage areas provided such areas do not have any door, window or other opening to the outside along the street property line.
i. 
Uncovered steps or landings not over four feet high as measured parallel to the natural or finish ground level at the location of the construction may project into the required setback area to the property line.
2. 
Storage of Material Prohibited. No person shall store materials or equipment within the space between a street and a setback line established by ordinance or by this chapter, except temporarily during construction on the same premises.
B. 
Interior Setback (Exceptions). In the C-R zone, no person shall construct, locate or maintain within the space between a property line and an interior setback line established by ordinance or by this title, any building, wall, fence or structure except:
1. 
General Exceptions.
a. 
Boundary line walls.
b. 
Eaves may project into a required setback area for a distance not to exceed thirty inches, provided they do not project closer than thirty inches to an interior property line.
c. 
Footings and public utility vaults if fully subterranean.
d. 
Driveways, walks and parking areas including lighting pursuant to the provisions of Chapter 17.16.
e. 
Railings adjacent to stairways.
f. 
Subterranean and semi-subterranean parking garages may extend to the interior property line including equipment, service, utility and storage areas provided such areas do not have any door, window or other opening to the outside along the interior property line.
g. 
Uncovered steps or landings not over four feet high as measured parallel to the natural or finish ground level at the location of the construction may project into the required setback are four feet for a length of fourteen feet measured parallel to the building.
2. 
Storage Prohibited. No required interior setback area shall be used to store any motor vehicle, trailer, camper, boat or parts thereof, equipment or any type of antenna except as provided for in this title.
3. 
Interior Setbacks abutting a Residential Zone:
a. 
Setback standards:
i. 
5 feet for one story.
ii. 
15 feet for two stories.
iii. 
25 feet for three to five stories.
b. 
Setbacks are measured from the residential property line.
(Ord. 1271, 4/23/2024)