A. 
Manufacturing Zone (M). The purpose of the manufacturing zone (M) is to provide for and encourage the development of industrial uses in suitable areas throughout the city, and to promote a desirable and attractive working environment with a minimum of detriment to surrounding properties and a maximum of protection for the permitted uses through the prohibition of incompatible uses.
B. 
Commercial-Manufacturing Zone (C-M). The purpose of the commercial manufacturing zone (C-M), is to provide areas within the city in which general commercial and limited manufacturing uses can be colocated. Development standards are imposed in order to control the type and intensity of uses and to ensure quality of design which will enhance the area in which the use is located and which will protect adjacent and neighboring properties.
(Ord. 1271, 4/23/2024)
Manufacturing Zone (M). 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 provided in this chapter. Any other use not specifically permitted or prohibited, which is determined to be compatible with the permitted uses of the manufacturing zone is subject to a conditional use permit. Any use not specifically permitted by these regulations unless determined by the planning commission to be the same as, or similar to, a permitted use is prohibited.
Table 17.09.020-A Uses for Industrial Zones - Manufacturing Zone (M)
Uses
Zone
Manufacturing Zone (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
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 Chapter 17.15
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
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 20 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
Metal buildings as defined and regulated by 17.11.070
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 17.15 of these regulations
P
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 5 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 Section 17.11.120.
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
Restaurants with a drive-through
C
Retailer commercial cannabis operations in accordance with Chapter 5.26 of Title 5 of this Code
P
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
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
Vehicle accessory sales and installation
P
P = Permitted as a Principal Use
C = Permitted as a Conditional Use
S = Permitted as a Secondary Use
X = Prohibited Use
N = Uses allowed in areas non-adjacent to residential uses (adjacent defined as: next to or across a public or private street from residential uses)
Table 17.09.020-B Uses for Industrial Zones - Commercial-Manufacturing (C-M)
Uses
Zone
Commercial-Manufacturing (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
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 Chapter 17.15
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 20 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
Metal buildings as defined in Section 17.11.070 of these regulations
X
Off-sale of alcoholic beverages other than beer and wine within 500 linear ft 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 17.09.030
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
P = Permitted as a Principal Use
C = Permitted as a Conditional Use
S = Permitted as a Secondary Use
X = Prohibited Use
N = Uses allowed in areas non-adjacent to residential uses (adjacent defined as: next to or across a public or private street from residential uses)
(Ord. 1271, 4/23/2024; Ord. 1287, 2/17/2026)
A. 
Each residential use and structure legally existing as of January 1, 1980, is a permitted use in the manufacturing zone.
B. 
Residential uses and structures as set forth in this chapter are defined herein as single-family residential dwellings, two-family dwellings, three-family dwellings, multiple-family dwellings, and mobile homes or trailers designed and used for residential occupancy located within a mobile home park legally established prior to January 1, 1980. Each such mobile home park legally established prior to January 1, 1980, shall comply with the provisions of Chapter 17.11.
C. 
No residential uses, including single-family residential dwellings, two-family dwellings, three-family dwellings, multiple-family dwellings, and mobile homes or trailers designed and used for residential occupancy located within a mobile home park legally established after January 1, 1980 are permitted in this zone.
D. 
The development standards set forth in Chapter 17.05 of this Code shall apply to each residential dwelling permitted by this section, except townhouses and condominiums.
E. 
The development standards set forth in Chapter 17.05 of this Code shall apply to each townhouse and condominium permitted by this section.
F. 
The development standards set forth in the applicable sections of Chapter 17.11 that are applicable to mobile home sites and structures shall apply to each mobile home and trailer permitted by this section.
(Ord. 1271, 4/23/2024)
There are two situations involving the location of industrial sites in proximity to multiple residential zone districts. Adjacent, either to the side or rear, and across a public or private street. Each of these situations requires separate design treatment to ensure a minimum of conflict between the two dissimilar uses.
A. 
Across a Public or Private Street. No industrial or commercial building shall be constructed closer than one hundred feet from building envelope of an existing residence located in a multiple residential zone district when the residence is across a public or private street from the industrial or commercial parcel. If the residential parcel is vacant, the one hundred feet will be measured from the building setback line established by the zone district regulations. If more than one residential parcel is involved, the distance shall be computed from the closest residential structure or from setback line if there is a vacant parcel involved. Measurements shall be made from the building envelope of a property; detached garages, or accessory buildings will not be considered. (See Figure 17.09.040-A.)
B. 
Adjacent to a Multiple Residential Zone District (Side or Rear). Industrial or commercial buildings will maintain a five feet side or rear setback from a multiple residential zone district with no openings, other than required fire exits facing the residential property. The only exception to this shall be in the case of a rear yard which abuts a multiple residential zone district. In this case, a forty-six-foot rear yard may be maintained providing that this area is used only for passenger vehicle parking and that the only openings facing the residential property are required fire exits. (See Figure 17.09.040-B.)
C. 
Required Front Setback. That area between the property line and the face of a commercial or industrial building created to maintain the required one hundred foot separation for buildings facing a multiple residential zone district shall be considered a required front yard. Parking shall be permitted to the rear of the first ten feet of the setback.
Figure 17.09.040-A
Figure 17.09.040-B
(Ord. 1271, 4/23/2024)
The following standards shall apply to uses within the manufacturing zone (M) and the commercial-manufacturing zone (C-M) provided that automobile service stations, day care centers and any use located adjacent to or directly across a public or private street from a residentially zoned district shall be subject to development standards contained in Section 17.09.040, 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 manufacturing zone district regulations. Notwithstanding the above, residential uses and structures permitted by Section 17.09.040 shall be subject to development standards contained therein.
Table 17.09.050-A Property Development Standards for Industrial Zones - Manufacturing Zone (M) and Commercial-Manufacturing (C-M) Zone
Zone
Manufacturing Zone (M)
Commercial-Manufacturing (C-M)
Minimum lot area
10,000 sq ft
10,000 sq ft
Maximum building coverage
No maximum building coverage
50% or NA
Minimum lot width
100 ft
50 ft
Minimum lot depth
100 ft
None
Maximum building height (50 ft from zone district boundary)
28 ft
28 ft
Maximum building height (not within 50 ft from zone district boundary)
No maximum
No maximum
Accessory buildings and structures
Shall conform to the standards contained in Chapter 17.12 of these regulations
Shall conform to the standards contained in Chapter 17.12 of these regulations
(Ord. 1271, 4/23/2024)
Table 17.09.060-A Minimum Yard Requirements for Industrial Zones - Manufacturing Zone (M) and Commercial-Manufacturing (C-M) Zone
Zone
Manufacturing Zone (M)
Commercial-Manufacturing (C-M)
Front yard
5 ft
5 ft
Side yard (interior or key lot)
No requirement
No requirement
Side yard (corner or reversed corner lot)
5 ft
5 ft
Rear yard
No requirement
No requirement
(Ord. 1271, 4/23/2024)
A minimum of five percent of the total area devoted to parking shall be landscaped as well as other areas not designated for parking, structures, or pedestrian walkways. Landscaping shall consist of grass, groundcover, or other plant material and shall include an accepted automatic irrigation system (sprinklers, bubblers, or diffuser heads) or hose bibs not over fifty feet from any portion of a planted area and all landscaping shall be contained within six-inch concrete or eight-inch masonry curbing. Provision of landscaping within parking areas shall be in accordance with Chapter 17.09.
A. 
A solid masonry wall, eight feet in height, shall be constructed and maintained along any side or rear property line which adjoins a residential zone, school, church or park, except that the wall shall not exceed forty-two inches in height when it adjoins the front setback of the adjacent residential property, except that the fence may be increased to a height of eight feet if the increase in height consists of wrought iron, chain link or other "see-through" material and the design is approved by the director of planning and community development.
B. 
On property which is located in a block which is entirely zoned C-M or M and developed in permitted manufacturing uses, fences or walls shall not exceed eight feet in height on sides, front or rear, provided that any wall located in the front or on the side, in the case of a corner or reversed corner lot, shall be constructed to the rear of the required setback. If outdoor storage is conducted on the property, all fences must be sight-obscuring.
C. 
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:
1. 
The point of intersection with the prolongation of the curblines; or
2. 
The point of intersection of the prolongation of the edge of the paved roadway when curblines do not exist.
D. 
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).
E. 
When parking is so located that vehicles are facing a public or private street, a forty-two inch high decorative block wall shall be installed to the rear of the required setback.
(Ord. 1271, 4/23/2024)
A. 
Manufacturing Zone (M).
1. 
Except as permitted by Section 17.09.100 all business operations in the manufacturing zone must be conducted entirely within a completely enclosed building. However, automobile and light truck sales, automobile service stations, outdoor dining, and other businesses which, by their nature, require operations outside of a building may be conducted outside of a building. Also, certain ancillary operations, such as the immediate loading and unloading of merchandise and supplies, routine property and building maintenance and permitted advertising may be conducted out of doors. Non-spoilable trash and/or recyclable material may be temporarily stored in approved and permitted trash enclosure area(s) for not more than seven days.
2. 
Loading Doors and Access.
a. 
Access to an industrial or commercial site shall be located on the side farthest from the residential property when the properties are adjacent.
b. 
Any loading doors which face a multiple residential zone district shall be designed to require that all truck maneuvering take place on site where possible.
B. 
Commercial-Manufacturing Zone (C-M).
1. 
Except as permitted by Chapter 17.14 all business operations in the commercial-manufacturing zone must be conducted entirely within a completely enclosed building. However, automobile and light truck sales, automobile service stations, outdoor dining, and other businesses which, by their nature, require operations outside of a building may be conducted outside of a building. Also, certain ancillary operations, such as the immediate loading and unloading of merchandise and supplies, routine property and building maintenance and permitted advertising may be conducted out of doors. Non-spoilable trash and/or recyclable material may be temporarily stored in approved and permitted trash enclosure area(s) for not more than seven days.
(Ord. 1271, 4/23/2024)
Businesses selling merchandise retail purposes in the manufacturing zone (M) and commercial-manufacturing zone (C-M) may display sale or promotional items outdoors subject to the following regulations:
A. 
The merchandise must be displayed on the same lot as the principal location of the business.
B. 
The area occupied by the outside display of merchandise shall not exceed an area greater than the gross square footage of the principal building on the lot multiplied by a factor of 0.025. The maximum permissible area occupied by outdoor display of merchandise shall be five hundred square feet.
C. 
The displayed merchandise must be grouped into a single area and visible from the public street. The displayed merchandise shall not block, or diminish the public view of, or physical access to, any other business or use.
D. 
The merchandise may not be displayed on, or over, any public right-of-way and may not be located within ten linear feet of any public right-of-way.
E. 
The displayed merchandise may not be located in, or encroach into, any required yard or setback, or unpaved area.
F. 
The displayed merchandise must not be located in, or encroach into, any designated driveway, required parking space, or designated fire lane.
G. 
The displayed merchandise may not block any doorway, designated private pedestrian walkway or obstruct accessibility. The displayed merchandise must follow all ADA standards and regulations.
H. 
The merchandise may not be displayed on top of any portion of any building, hung from, or affixed to building walls, rafters or eaves. Nor may any merchandise be hung from, or affixed to, any fence or wall or inflatable device.
I. 
The outdoor display of merchandise shall be subject to all applicable health, safety and fire codes.
J. 
The outdoor display of merchandise for sale, is in and of itself, a form of advertising and no additional signage shall be permitted for the displayed merchandise except price signs measuring no larger than three inches by five inches may be affixed to the items displayed for sale.
K. 
The outdoor display of merchandise shall be subject to an outdoor display site plan review and approval by the planning commission and said approval shall be subject to conditions, if any, that may be imposed by the planning commission as needed to mitigate any potential negative effects created by the proposed outdoor display, and the planning commission shall deny the application if the planning commission finds that the outdoor display would be detrimental to persons or properties in the immediate vicinity of the subject property or to the city in general. The planning commission may revoke any approval for cause.
L. 
Application for an outdoor display site plan approval shall be made on application forms supplied by the city and pursuant to the instructions provided by the city. At the time of submittal, applicant shall pay an application fee in the same amount as the application fees established for development site plan review.
(Ord. 1271, 4/23/2024)
Exterior lighting facilities shall be arranged in a manner that will not provide a direct glare or create hazardous interference with highways and neighboring properties.
(Ord. 1271, 4/23/2024)
There shall be sufficient refuse enclosures provided to serve each development. Each enclosure shall have minimum interior dimensions of five feet by seven feet and shall be constructed of wood, masonry, block, or a combination of such materials and shall be designed to be compatible with the principal structure or structures on the site. The number, placement and design of such enclosures shall be determined during review of the proposed development.
(Ord. 1271, 4/23/2024)
A. 
Off-street parking and loading shall be provided in accordance with Chapter 17.16.
B. 
No parking, whether the provision of parking spaces, or other parking, shall be permitted on unpaved areas, including the storage of trucks or other types of equipment.
1. 
No tow yards, impounding, or storage of inoperable vehicles are permitted per 17.09.020.
C. 
All loading docks and doors facing a public or private street shall be located in such a way that all truck maneuvering shall take place on site whenever possible.
D. 
All drive approaches shall be so designed as to preclude direct access to a loading door or loading dock from a public or private street wherever possible.
E. 
Vehicle maintenance and repair must take place within a solid masonry structure enclosed on at least three sides with any openings, other than windows or fire exits, facing away from any public or private street.
(Ord. 1271, 4/23/2024)