Division 12 — Applications and Permits
Chapter 17.122 — DESIGN AND MINOR DESIGN REVIEWS
El Monte Zoning Code · 2026-06 edition · ingested 2026-07-06 · El Monte
17.122.010 - Purpose. ¶
modified
New construction needs to be compatible and harmonious with the design and uses of surrounding properties. In order to achieve this, the Planning Commission or Community Development Director may grant design review approval for new buildings and additions or remodels to existing buildings, provided the architecture, building materials and landscaping are of high quality and are consistent with the city's comprehensive design guidelines. Conditions of approval may be added to ensure that the spirit and purpose of this title will be observed and that public health, safety and welfare are protected.
(Ord. No. 3053, § 3(Exh. A), 5-14-2025)
17.122.020 - Applicability. ¶
modified
A.
Levels of Review.
1.
Design Review Applications. The Planning Commission shall review and approve, conditionally approve or deny the site configuration, architectural design, signage and landscaping.
2.
Minor Design Review Applications in the Rurban Homesteads Overlay District (RHOD). The Community Development Director shall review and approve, conditionally approve, deny or refer to the Planning Commission the architectural design.
3.
All other Minor Design Review Applications. The Community Development Director shall review and approve, conditionally approve, deny or refer to the Planning Commission the site configuration, architectural design, signage and landscaping.
4.
Thresholds for Review. Tables 17.112-1 and 17.112-2 prescribe the thresholds for Design Review and Minor Design Review applications.
B.
Thresholds that Conflict. In the event of conflicting thresholds, the more specific threshold shall apply. For example, new buildings over five thousand (5,000) square feet in gross floor area require Design Review. However, if a new building for a drive-thru is proposed, it would require Design Review, regardless of the size of the building.
C.
Thresholds are Cumulative. The thresholds identified in this section shall be cumulative over a five (5) year period. The starting point for the five (5) years shall be when the Certificate of Occupancy has been issued.
Table 17.122-1—Thresholds for Review
| Nonresidential Uses | Planning Division | Minor Design Review | Design Review |
|---|---|---|---|
| Canopy structure, new or additions |
<3,500 sq. ft. | ≥3,500 sq. ft. and visible from a street |
— |
| Building, new | <500 sq. ft. | 500 sq. ft. to 5,000 sq. ft. in gross foor area |
>5,000 sq. ft. in gross foor area and visible from a street 2 |
| Building, additions | <10% of the gross foor area | 10% to 35% of the gross foor area |
>35% or 3,500 sq. ft., whichever is greater and visible from a street2 |
| Building, increased height | <10% of the roof area | 10% to 35% of the roofed area |
>35% of the roofed area and visible from a street |
| Building, exterior remodel | <35% of elevations | ≥35% of elevations | — |
| Conversion, from residential to a nonresidential use |
— | New conversion, may expand <50% of the gross foor area |
New conversion with an expansion ≥50% of the gross foor area |
| Billboards | — | — | New, remodel or expansion of an existing |
| Cannabis activity, commercial | — | New, remodel or expansion of an existing |
— |
| Drive-thru facilities | — | Expansion of an existing | New |
| Pylon signs | ≤25 ft. in height | Remodel of existing signs >25 ft. in height |
New signs >25 ft. in height |
| Vehicle retail and service uses 3 |
— | Expansion of an existing | New |
| Residential Uses | |||
| RHOD lot | New or expansion of an existing, 1 story |
1 new or expansion of an existing, >1 story |
— |
| Vacant lot | 1 new unit | 2 new units | >3 new units |
| --- | --- | --- | --- |
| >1 unit on a lot | Enlarge existing unit | 1 or 2 new units | |
| Mixed-use with residential | Subject to the residential and nonresidential thresholds listed above. The strictest threshold shall be followed for the entire project. |
||
| Certain special housing projects4 |
— | New or expansion of an existing |
— |
Notes:
2 New buildings and additions that are not visible from a street shall require Minor Design Review.
3 Shall not include vehicle parts and accessory store or vehicle rental when they are the primary use.
4 Certain special housing projects shall include the following: 1) "Housing Development Projects" as defined by the Housing Accountability Act (Section 65589.5(h)(2) of the California Government Code); 2) housing projects with more than 10 units where a minimum 20% are designed for lower-income or very-low income households as defined in Sections 50079.5 and 50105, respectively, of the California Health and Safety Code; 3) affordable housing in commercial areas as defined in Chapter 17.150 of this title; 4) corridor housing as defined in Chapter 17.150 of this title; and 5) religious institutions housing as defined in Chapter 17.150 of this title.
(Ord. No. 3053, § 3(Exh. A), 5-14-2025)
17.122.030 - General procedures. ¶
modified
A.
Applications. Applications for a design review permit shall be made on the appropriate form. The Community Development Director shall determine the minimum filing procedures, content and form of materials which must be submitted before the Planning Commission or director can review and take action on the request. The filing procedures and applications shall be published and made available to the public. No application shall be received unless it complies with all filing requirements. Refer to Section 17.10.080 (General Regulations—Projects with Multiple Applications or Actions) of this title if more than one entitlement or action is needed for the project.
B.
Records. Applications filed pursuant to this chapter shall be numbered consecutively in the order of their filing and shall be part of the permanent official records of the Planning Commission.
C.
Public Notices.
1.
Design Review and Minor Design Review applications as listed in subsections 17.122.020.A.1. and A.2., respectively, of this chapter. Public notices shall be provided and processed in a manner consistent with the provisions of Section 65090 and/or 65091 of the California Government Code as required, and shall be given by the method specified as follows:
a.
Publish a notice once in a newspaper of general circulation in the city a minimum ten (10) days prior to each public hearing. The notice shall include the date, time, place of hearing and location of the property and the nature of the request.
b.
Mail a notice, postage prepaid, to the applicant and to owners of all properties within a specified radius. Such notice shall be mailed a minimum ten (10) days prior to each public hearing or director-level decision. The applicant shall use the last known name and address of such owners as shown upon the last assessment roll of the city:
i.
For design review applications, the mailing radius shall be five hundred (500) feet of the exterior boundaries of the subject property. The Community Development Director may direct the applicant to increase the mailing radius, but in no event shall it be greater than seven hundred (700) feet.
ii.
For minor design review applications, the mailing radius shall be three hundred (300) feet of the exterior boundaries of the subject property.
c.
Post the Property. A minimum of one notice shall be posted along each street frontage. The posting shall be placed in the ground or on a fence, wall or building façade that is set back no more than ten (10) feet from the street property line.
2.
Minor Design Review applications as listed in subsection 17.122.020.A.3. of this chapter. Public notices shall not be required.
D.
Public Hearings and Decisions.
1.
Design review and minor design review applications as listed in subsection 17.122.020.A. of this chapter. Public hearings as provided for in this chapter shall be held before the Planning Commission at the time and place for which public notice has been given as before required in this chapter. The Planning Commission shall make its decision by resolution.
2.
Minor design review applications as listed in subsection 17.122.020.B. of this chapter. Public hearings shall not be required. However, the public shall be given an opportunity to provide comments a minimum of ten (10) days prior to the Community Development Director making a decision. The Community Development Director shall issue a decision letter within thirty (30) days of deeming the application complete.
3.
Minor design review applications as listed in subsection 17.122.020.C. of this chapter. Public hearings shall not be required. The Community Development Director shall issue a decision letter within thirty (30) days of deeming the application complete.
(Ord. No. 3053, § 3(Exh. A), 5-14-2025)
17.122.040 - Necessary findings. ¶
modified
Before a design review or minor design review approval may be granted, the Planning Commission or Community Development Director shall make all of the following findings, unless otherwise noted:
A.
The design review or minor design review will not be detrimental to the public health, safety or welfare or injurious to the subject property or other improvements in the vicinity;
B.
The architectural design provides a desirable environment for its occupants, neighbors and visitors through its careful placement of building mass and its use of materials, textures and colors and will remain appealing through ongoing maintenance;
C.
The site plan and layout incorporate measures to encourage and protect alternative modes of transportation such as pedestrians, bicyclists and transit riders (only required when the proposed project includes a new site plan or revisions to an existing site plan);
D.
The landscaping, including the location, type, size, quantity and maintenance, complies with Chapter 17.72 (Landscaping Requirements) and Chapter 17.74 (Water Efficiency) of this title (only required when landscaping is proposed or required); and
E.
The design review or minor design review is consistent with purpose, goals and policies of the city's general plan, zoning code, any applicable specific plan and its comprehensive design guidelines.
F.
For a project that is defined as a "Housing Development Project" by the Housing Accountability Act (Section 65589.5(h)(2) of the California Government Code), the reviewing body must approve or conditionally approve Design Review unless it makes one of the following findings supported by a preponderance of the evidence in the record:
1.
The project does not comply with all applicable objective general plan, zoning, subdivision and development standards including objective design review standards.
2.
The project would result in a specific adverse impact to public health and safety that cannot be feasibly mitigated without denying the project or reducing its density.
As used in subsection F above, a "specific, adverse impact" is defined by California Government Code Section 65589.5(j) and means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete.
(Ord. No. 3053, § 3(Exh. A), 5-14-2025)
17.122.050 - Time periods. ¶
modified
A.
The design review or minor design review shall be valid for two (2) years after the effective date of approval by the Planning Commission or Community Development Director.
B.
If the applicant has proceeded in good faith toward the implementation of the design review or minor design review, as determined by the Community Development Director, the applicant may request a twelve-month extension. The applicant shall submit the request prior to the expiration date. The extension shall be considered by the Community Development Director within thirty (30) days of the request. The applicant may request additional extensions, which shall be considered by the Planning Commission.
(Ord. No. 3053, § 3(Exh. A), 5-14-2025)
17.122.060 - Appeals. ¶
modified
Planning Commission decisions regarding this chapter are appealable to the City Council. Community Development Director decisions regarding this chapter are appealable to the Planning Commission and ultimately, the City Council. Refer to Section 17.10.100 (General Regulations—Ability to Appeal) of this title for additional information. For decisions that may be appealed by the public, the effective date of the decision shall not commence until the deadline to appeal has expired.
(Ord. No. 3053, § 3(Exh. A), 5-14-2025)