Chapter 17.134 — DOWNTOWN SPECIFIC PLAN[[9]]

modified

Footnotes:

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Note— The Downtown Specific Plan was adopted as the Downtown Main Street Transit-Oriented Specific Plan in 2017.

modified

This chapter sets the regulatory and design framework for developers, designers, city staff, and review bodies to develop and implement projects as they proceed through the entitlement process. The provisions of this chapter apply to building additions, exterior remodels, relocations, or new construction requiring a building permit within the Downtown Specific Plan.

(Ord. No. 3053, § 3(Exh. A), 5-14-2025)

modified

The vision for Downtown El Monte has been one that has been continually evolving over the past one hundred (100) years. The Downtown Specific Plan builds upon the existing historical context of the city while at the same time incorporating ongoing planning efforts to create a vision that emphasizes transit-oriented strategies, multi-modal options and public realm enhancements. Through interactive design exercises, stakeholder interviews and community feedback, crucial elements were identified that are necessary to make the downtown a beautiful, safe, historic and lively regional destination. The following serve as the specific plan's guiding principles:

A.

Mixed-Use, Pedestrian and Transit-Oriented Urban Village—Create a mixed-use, pedestrian and transit-oriented urban village focused around a pedestrian-friendly Main Street containing a mix of shops and supportive uses woven together by attractive streetscape improvements and paseos connecting to adjacent neighborhoods and transit centers.

B.

Central Shopping and Entertainment District—Transform the downtown into a central shopping and entertainment district that contains retail stores, neighborhood services, office spaces, and restaurants with outdoor dining; complemented by broad sidewalks, plazas and parks designed with music and performance areas for resident and visitor enjoyment.

C.

Enticing Place for Investment—Make downtown an enticing place for investment by designing an active and vibrant street environment that attracts new businesses downtown and by providing incentives to developers, downtown merchants, and property owners to locate in this area.

D.

Variety of Housing Opportunities—Incorporate a variety of housing opportunities throughout the downtown that include a mix of densities and product types that use engaging architecture to further define El Monte's historic downtown.

E.

Expanded and Improved Public Transit System—Create a downtown supported by an expanded and improved public transit system, including a new trolley route throughout the downtown core with connections to El Monte Bus Station and Metrolink Station.

F.

Blend of Old and New—Provide a blend of old and new, where new development takes its design cues from the existing El Monte culture, character, and history. Define unique public plazas and green-space improvements connected by distinctive streetscapes interconnected with pedestrian paseos.

G.

Balanced System of Multimodal Streets—Provide a well-connected and balanced system of multimodal streets (bus, auto, bike) connected to pedestrian linkages designed to accommodate all users regardless of age or ability.

H.

Entryways at Key Intersections—Create entryways at key intersections to denote entries into the Downtown Specific Plan through improved streetscapes and signage.

(Ord. No. 3053, § 3(Exh. A), 5-14-2025)

modified

The Downtown Specific Plan is divided into the following four (4) subareas. Refer to Figure 17.134-1 for a map of the subareas.

A.

Main Street (MS) Subarea—This subarea is the economic, cultural and historic "heart" of the city. It includes many existing momand-pop retail and dining establishments. Much of Main Street has been improved with wide sidewalks, street furnishings and pockets of enhanced landscaping. A network of alleys and paseos allow for access to/from parking areas and adjacent subareas. The subarea is envisioned to be revitalized with façade improvements and vertical mixed-use development with residential or office above retail and restaurants. Buildings up to three (3) stories in height will line Main Street and buildings up to four (4) stories in height will front along Valley Boulevard.

B.

Zócalo (Z) Subarea—Zócalo means "public square" which is a term that characterizes the physical location of this subarea. Today this subarea mostly includes residential, retail and office uses that are linked to the Main Street Subarea via paseos, alleys and Lexington Avenue. One large centrally located parking area is utilized for Downtown events and provides parking for the businesses along Main Street. This Subarea is envisioned to transform underutilized parking areas into retail and housing opportunities centered around outdoor open space. This plaza will provide space for community arts and cultural events to occur. Artist live/work units and urban housing developments up to five (5) stories in height will support Main Street retail uses a short walk away. Along Lexington Avenue, retail and professional offices will provide an extension of Main Street uses and support the surrounding residences with various job opportunities.

Within the Zócalo Subarea is a well-established residential neighborhood that is unlikely to change during the life of the Downtown Specific Plan. This area is exempt from the regulations and guidelines of the specific plan and shall follow the Lowdensity Multiple-family Dwelling (R-2) Zoning District standards.

C.

Station (ST) Subarea—This subarea embodies the transit-oriented elements of the Downtown Specific Plan. Broken into two (2) areas, the Station Subarea includes the El Monte Metrolink Station and properties across the street from the El Monte Bus Station. Both transit stops are within a comfortable five- to ten-minute walking distance to downtown restaurants, shops and services. This subarea is envisioned to include a complementary mix of retail, urban housing and transit uses. Stand-alone multifamily residential uses such as townhomes, studio flats and apartments up to six (6) stories will provide housing opportunities for transit users in close proximity to downtown.

D.

Monte Vista (MV) Subarea—This subarea is located along the southern and northern edges of the Downtown Specific Plan and is comprised of office, residential and public uses including the El Monte United States Post Office which occupies a large portion of the subarea. The area contains downtown supporting uses and creates a buffer to surrounding residential uses. This subarea will be enhanced with street corridor beautification, mixed-use development and downtown entry treatments in key locations. New development is limited to a maximum of four (4) stories to ensure an appropriate transition from the downtown core to areas outside the specific plan boundary.

Figure 17.134-1 Map of Subareas—Downtown Specific Plan

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(Ord. No. 3053, § 3(Exh. A), 5-14-2025)

modified

A.

Permitted Uses. Table 17.134-1 prescribes the land use regulations for the Downtown Specific Plan. Additional regulations are denoted in the right-hand column. These designations apply strictly to the permissibility of land uses; applications for building structures may require other discretionary review.

B.

Unlisted Uses. Any land use not listed in Table 17.134-1 is not permitted in the Downtown Specific Plan, except as outlined in Section 17.12.050 (Rules and Measurements—Additional Permitted Uses) of this title.

Table 17.134-1—Permitted Uses—Downtown Specific Plan

Key:

• Use is pedestrian oriented and may occupy the ground floor of vertical mixed-use buildings. Other uses shall not be permitted on the ground floor.

• ⁁ Use is pedestrian oriented and may occupy the ground floor of buildings facing Main Street west of Tyler Avenue. Other uses shall not be permitted on the ground floor.

• Use not permitted.

P Use permitted by-right.

M Use permitted after review and approval of a Minor Use Permit (MUP).

C Use permitted after review and approval of a Conditional Use Permit (CUP).

Z Use permitted after review and approval of a Director Level Zoning Clearance (ZCD).

Notes:

11 Ground-floor residential facing Santa Anita Avenue shall require approval of a CUP.

12 For vertical mixed-use residential, a minimum 50% of the total floor are shall be residential, with exception to projects in the Main Street DOR-1.

13 Only permitted in Main Street DOR-2 and Zócalo Subareas. Shall not be permitted in Main Street DOR-1.

• 14 If a use only has approval for beer and wine and wants to add distilled spirits, a new CUP or MUP shall be required.

• 15 Only applicable to assembly and entertainment uses permitted in the underlying zoning district.

16 If a use only has approval for beer and wine and wants to add distilled spirits, a new CUP or MUP shall be required.

17 Funeral home or mortuary shall not include crematories.

18 Car sharing shall be permitted by-right if there is no on-site parking of vehicle (i.e. it is only an office use).

(Ord. No. 3053, § 3(Exh. A), 5-14-2025)

modified

A.

General Development Standards.

1.

Table 17.134-2 prescribes the development standards for the Downtown Specific Plan. This includes maximum height, maximum Floor Area Ratio (FAR), minimum density and maximum density (by right and through the development opportunity reserve (DOR)). Figure 17.134-2 graphically prescribes the information provided in Table 17.134-2, as well as ground floor limitations on residential uses.

Table 17.134-2—Development Standards—Downtown Specific Plan[19 ][20]

Notes:

19 Minimum density only applies to residential-only projects. Maximum Floor Area Ratio (FAR) only applies to non-residential square footage.

20 The maximum height, number of stories and FAR permitted shall be prior to any density bonus or other state provision that permits a higher density than allowed in this title.

Figure 17.134-2 Height and Ground Floor Uses—Downtown Specific Plan

==> picture [321 x 204] intentionally omitted <==

2.

Figure 17.134-3 graphically prescribes minimum and maximum street setbacks. Street setbacks may be reduced by five (5) feet to accommodate Los Angeles County Fire requirements through the design review or minor design review process.

Figure 17.134-3 Street Setbacks—Downtown Specific Plan

==> picture [321 x 211] intentionally omitted <==

B.

Site Development Standards. Site planning and design is key to quality development. The following standards promote orienting buildings toward the street, minimizing curb cuts and improving pedestrian connectivity and safety.

1.

Building Location. Building shall be oriented toward the street. Refer to Figure 17.134-4. The minimum separation between building shall be ten (10) feet.

2.

Ingress and Egress.

a.

All Downtown Streets. Reciprocal ingress and egress with adjacent properties shall be provided for parcels fronting public streets. The city may waive this depending on location of existing structures, infrastructure or failure to reach an agreement between owners. Refer to Figure 17.134-5.

b.

Main Street. Only access to parking structures is permitted from Main Street. All other vehicular access shall be provided via an alley.

c.

Valley Boulevard, Ramona Boulevard and Santa Anita Avenue.

i.

Access should be taken from alleys where the condition exists.

ii.

A maximum of one vehicle access point shall be provided from a primary public street for parcels with less than one hundred fifty (150) linear feet of street frontage and/or a parcel less than fifteen thousand (15,000) square feet.

iii.

A maximum of two (2) vehicle access points shall be provided from a primary public street for parcels with more than one hundred fifty (150) linear feet of street frontage. Refer to Figure 17.134-6.

3.

Vehicle Line of Sight. The clear zone shall consist of an isosceles right triangle with seven and one-half (7½) sides from the edge of the curb. The clear zone shall not be occupied by a site feature or landscaping that is higher than three (3) feet. Refer to Figure 17.134-7.

4.

Service and Delivery.

a.

Loading docks and service areas shall not be visible from Main Street and Lexington Avenue.

b.

For all other streets, loading docks and service areas shall be located a minimum of twenty (20) feet from a public street and be screened from view. Refer to Figure 17.134-8.

c.

Refuse and recycling enclosures shall not be located adjacent to a public street and shall be located as far as possible from the on-site/off-site residential uses.

5.

Lot Coverage.

a.

Main Street and Zócalo Subareas. One hundred (100) percent.

b.

Station Subarea. Ninety (90) percent.

c.

Monte Vista Subarea. Eighty (80) percent.

Figures 17.134-4 through 17.134-8

==> picture [261 x 289] intentionally omitted <==

Building setbacks:

a.

Street. Refer to Figure 17.134-3.

b.

Interior Side. Five (5) feet for Monte Vista. Zero feet for all other subareas.

c.

Rear. Ten (10) feet for Monte Vista. Zero feet for all other subareas.

d.

Alley. Eight (8) feet.

C.

Frontage Regulations.

1.

Street Fronting Façades in all Subareas.

a.

Buildings shall have a primary entrance door facing public streets. Entrances at building corners may be used to satisfy this requirement. Figure 17.134-9.

b.

A combination of architectural design elements shall be used on the building façade, along with streetscape elements at the street level, to animate and enliven the streetscape. These design elements may include, but are not limited to: ornamentation; molding; changes in material or color; architectural lighting; works of art; fountains; display areas; awnings; balconies; porches; towers; landscaped planter boxes; trellises; columns; cornices; arches; decorative tiles; decorative grillwork and outdoor furniture along street frontages.

2.

Non-Street Fronting Façades in all Subareas. Shall not exceed fifty (50) feet without a change in wall plane, roof-line and/or change in material. Refer to Figure 17.134-10.

3.

Main Street and Lexington Avenue Façades. The following requirements are intended to create building forms that are pedestrian friendly and are representative of El Monte's historical character. Refer to Figures 17.134-11 and 17.134-12.

a.

Buildings shall provide a primary entrance and façade on Main Street and Lexington Avenue.

b.

A minimum fifty (50) percent of the ground floor façade for retail uses facing a street shall have transparent glazing. Opaque or reflective glazing shall not be permitted.

c.

A minimum thirty (30) percent of the ground floor façade for other uses facing a street shall have transparent glazing. Opaque or reflective glazing shall not be permitted.

d.

Buildings with more than forty (40) feet of linear street frontage shall be designed to replicate a traditional twenty-feet to forty-feet storefront façade with a minimum six-inch variation in wall plane.

e.

Building roof-lines shall provide variations in height for a maximum distance of forty (40) feet in wall plane length.

f.

Parcels backing or siding onto paseos, parks or plazas shall be designed with building articulation requirements consistent with Main Street and Lexington Avenue façade requirements.

4.

Station Subarea and Monte Vista Subarea Façades. Refer to Figure 17.134-13.

a.

A minimum thirty (30) percent of the ground floor façade facing a street shall have transparent glazing. Opaque or reflective glazing shall not be permitted.

b.

No building façade shall extend more than one hundred (100) feet in length without a five-feet minimum variation in the wall plane.

c.

Building roof-lines shall provide variations in height a maximum distance of one hundred (100) feet in wall plane length.

5.

Ground Floor Plate Height. Refer to Figure 17.134-14.

a.

Commercial Storefronts. The minimum height shall be twelve (12) feet floor-to-floor.

b.

Residential Fronts. The minimum height shall be nine (9) feet floor-to-floor.

c.

Director's Adjustments. The Community Development Director may reduce the minimum ground floor plate height by ten (10) percent if lower heights are necessary to meet Los Angeles County Fire Department requirements. However, the elevation should still be designed to give the appearance that the standard is being met.

Figures 17.134-9 through 17.134-14

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D.

Residential Open Space Requirements. Table 17.134-3 prescribes the open space requirements for mixed-use or residential only projects for properties located within the Downtown Specific Plan.

Table 17.134-3—Residential Open Space Requirements—Downtown Specific Plan[21]

Notes:

21 The minimum open space requirements shall be prior to any density bonus or other State provision that permits a higher density than allowed in this title.

22 Vertical mixed-use projects in the Main Street Subarea DOR-1 may reduce the overall open space requirement to 140 sq. ft. per unit.

1.

Private Open Space. Private open space shall be provided as outlined in Table 17.134-3 above. It shall be directly accessible from the unit it serves and enclosed by a fence or building wall on all sides. The minimum dimension may be reduced to four (4) feet in the form of a balcony or deck.

2.

Common Open Space. Common open space shall be provided as outlined in Table 17.134-3 above and shall be conveniently located and accessible to all units.

3.

Indoor Open Space. The Review Authority may reduce the minimum size and/or dimensions to provide a recreational amenity.

E.

Public Open Space Requirements. Proposed projects with more than three thousand five hundred (3,500) square feet of nonresidential space shall include a public open space amenity, or some form of physical interface for the pedestrian. The minimum size of the space shall be ten (10) percent of the combined nonresidential footprint. The space may be divided into

subareas, provided each subarea is a minimum three hundred fifty (350) square feet. Such space may include, but not be limited to:

1.

Formal Plazas. A formal plaza would be a publicly accessible open space which has a design that is influenced by classical urban planning design. A formal plaza would typically include some sort of central water fountain and/or symmetrical landscaping. The formal plaza shall have a minimum dimension of fifteen (15) linear feet horizontally in each direction with an unobstructed vertical height of seven (7) feet.

2.

Urban Gardens. An urban garden can be located on the ground level, or on upper levels of a structure. Urban gardens may include ornamental landscaping arranged in raised or at-grade planters or planting areas, potted plants and trees. Sculptures or other forms of public art would typically be included within the urban garden. The urban garden shall have a minimum dimension of 15 linear feet horizontally in each direction and shall be uncovered.

3.

Covered Colonnades. Colonnades are linear in design and provide a comfortably wide, covered pathway that is adjacent to the openings of a building. Sometimes the second floor of a building is utilized to create the "covered" element of the colonnade. Covered colonnades shall have a minimum depth of ten (10) feet with an unobstructed vertical height of seven (7) feet.

4.

Sidewalk Dining. Sidewalk dining may occur wherever a sidewalk space is ample enough to accommodate dining furniture without impeding pedestrian access of the sidewalk. Sidewalk dining may be defined with a railing or planters, or be open and accessible.

5.

Pedestrian Alleys and Walkways. A pedestrian alley or walkway is typically a "lane" that does not follow the alignment of a vehicular street, but provides a pedestrian access to a public space or some other feature within the interior of a development. It must be designed in such a manner as to be inviting to pedestrians. Therefore, issues such as lighting, security, line of sight, cleanliness and visual appeal are important considerations to a well-designed pedestrian alley or walkway. Public art, street furniture and access to shops and public spaces are features of pedestrian alleys and walkways. Pedestrian alleys or walkways shall have a minimum walkway width of ten (10) feet and shall be uncovered.

F.

Good Neighbor Buffer Development Standard. Such standards are provided to ensure future development within the Downtown Specific Plan is compatible with adjacent developments on residentially zoned properties.

1.

Building Setbacks from Residentially-Zoned Properties.

a.

Buildings shall be setback a minimum ten (10) feet from the property line.

b.

Portions of a building between thirty (30) feet and forty (40) feet in height shall be setback a minimum twenty (20) feet from the property line.

c.

Portions of a building forty (40) feet high or greater shall be setback a minimum thirty (30) feet from the property line.

d.

Subsection 17.60.030.B. (Height Exceptions and Restrictions—Variable Height Requirements) of this title shall not apply.

e.

Refer to Figures 17.134-15 and 17.134-16:

Figures 17.134-15 and 17.134-16

==> picture [321 x 124] intentionally omitted <==

2.

Loading docks, service areas and other noise generating operations from residentially zoned properties:

a.

Such operations shall be set back a minimum twenty (20) feet from the property line. See Figure 17.134-17;

b.

The Planning Commission may reduce this setback if the operations are buffered with an eight-feet high masonry wall and a fivefeet wide landscape planter. See Figure 17.134-18:

Figures 17.134-17 and 17.134-18

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3.

Mechanical Equipment from Residentially-Zoned Properties. HVAC systems, refrigeration units and other mechanical equipment shall be selected based on their noise rating or designed with features to reduce such noise. This may include parapet walls, equipment enclosures and/or placement of equipment.

G.

Other Development Standards. Table 17.20-3 denotes additional development standards found in other chapters or sections of this title that apply to one-family dwelling zoning districts:

Table 17.134-4—Other Development Standards

(Ord. No. 3053, § 3(Exh. A), 5-14-2025)

modified

A.

Purpose and Overview.

1.

The intent of the development opportunity reserve (DOR) is to encourage increased development intensity concurrent with the delivery of public improvements or other community benefits to satisfy the increased demand for public amenities that come with the increased development intensity.

2.

Each subarea within the Downtown Specific Plan has development standards on permitted maximum height, number of stories, nonresidential floor area ratio (FAR) and residential density by-right. A "development bonus" or DOR is also provided for in each sub-area. Through the DOR process, the applicant may increase the height, number of stories, nonresidential FAR and residential density, subject to the delivery of additional amenities by the applicant or payment of an in-lieu fee.

3.

The DOR supports an inventory of public improvements and amenities determined to be necessary to support development intensity within the Downtown Specific Plan. The applicant may deliver the improvements and amenities or pay an in-lieu fee.

B.

Types of DOR Credits. Increased levels of development intensity are permitted as consideration for the delivery of public improvements as measured by "residential DOR credit(s)" and "commercial DOR credit(s)," collectively "DOR credits," as described below:

1.

One residential DOR credit permits the development of one residential dwelling unit greater than the number permitted by-right, up to the maximum permitted under the specific plan DOR.

2.

One commercial DOR credit permits the development of two thousand (2,000) gross square feet of nonresidential square footage greater than the number permitted by-right, up to the maximum permitted under the specific plan DOR.

3.

Projects that exceed the height or number of stories permitted by-right, but do not exceed the number of residential dwelling units permitted by-right or the nonresidential square footage greater than the number permitted by-right. The minimum number of DOR Credits shall equal the number of residential dwelling units or nonresidential square footage that are located in the portions of the project that exceeds the height or number of stories permitted by-right. For example, if a property permits fifty (50) units and a height of two (2) stories by-right, and an applicant proposes fifty (50) units and a height of three (3) stories (allowed through the DOR process), the applicant will need to secure DOR credits for all the units that are fully or partially located on the third floor.

4.

The DOR credit in-lieu fee shall be as adopted by the most recent City Council fee resolution.

C.

Application. A DOR permit shall require the approval of a director level zoning clearance.

D.

DOR Credits—Private Improvements. The applicant may propose the following improvements, amenities and incentives on private property to receive DOR Credits:

1.

Affordable Housing.

a.

One very low income unit shall be equal to one and one-half (1½) DOR credit.

b.

One lower income unit shall be equal to one DOR credit.

c.

One moderate income unit shall be equal to one-half DOR credit.

2.

Arts or Cultural Space. One DOR credit for each two thousand (2,000) square feet of arts or cultural space.

3.

Parcel Consolidation. One DOR credit for each parcel consolidated into one parcel with a minimum total area of twenty thousand (20,000) square feet. Therefore, if four (4) parcels were consolidated to create one parcel with an area of twenty thousand (20,000) square feet, the project will be eligible for four (4) DOR credits.

4.

Parking Spaces.

a.

Privately-Accessible Parking Spaces. One DOR credit for every six (6) parking spaces in excess of the minimum required per Chapter 17.70 (Parking Regulations) of this title.

b.

Publicly-Accessible Parking Spaces. One DOR credit for every four (4) publicly accessible parking spaces in excess of the minimum required per Chapter 17.70 (Parking Regulations) of this title.

5.

Façade Remodel for Existing Structures. One DOR credit for each fifty (50) feet of linear building façade that will be remodeled. Minor improvements such as new paint and signage shall not constitute a façade remodel.

6.

Public Art.

a.

One DOR credit when public art in installed on-site or on a nearby site and the art has a minimum value of one-half percent of the total project cost; or

b.

Two (2) DOR credits when public art is installed on-site or on a nearby site and the art has a minimum value of one and onequarter (1¼) percent of the total project or exceeds the public art cap by more than ten (10) percent as adopted by the most recent City Council fee resolution.

7.

Publicly Accessible Open Space.

a.

Residential Only Projects. One Residential DOR Credit for each four hundred (400) square feet of publicly accessible open space, for a maximum of five (5) residential DOR credits.

b.

Nonresidential Projects or Mixed-Use Projects with Residential.

i.

Projects with three thousand five hundred (3,500) square feet or less of nonresidential space. One DOR credit for each four hundred (400) square feet of publicly accessible open space, for a maximum of eight (8) DOR credits.

ii.

Projects with more than three thousand five hundred (3,500) square feet of nonresidential space. One DOR credit for each four hundred (400) square feet of publicly accessible open space in excess of what is required in subsection 17.134.040.E. of this chapter, for a maximum of ten (10) DOR credits.

c.

Examples of Open Space. Examples include, but are not limited to, formal plazas, urban gardens, park/green space, open space and courtyard space.

Other Publicly-Accessible Improvements, Amenities or Other Incentives. Other proposals to secure DOR credits may be considered by the Community Development Director on a case-by-case basis. The Community Development Director may also refer the request to the Planning Commission for consideration.

E.

DOR Credits—Public Improvements. The applicant may propose improvements within the public right-of-way and on other city property to receive DOR credits:

1.

Calculations. The number of DOR credits shall be based on the value of the public improvement(s) in comparison to the DOR credit in-lieu fee. Therefore, if the value of the public improvement(s) is four (4) times the DOR credit in-lieu fee, the project will be eligible for four (4) DOR credits.

2.

Process. The contract for the delivery of public improvements shall be awarded through a public bid process managed by the city.

3.

Underpayment. To the extent that the actual contact amount is less than the equivalent amount of DOR credits required for the project, the applicant may deliver additional public improvements or pay the DOR credit in-lieu fee.

4.

Overpayment. To the extent that the actual contact amount is greater than the equivalent amount of DOR credits required for the project, the applicant may request a credit from the city for the difference. At the city's discretion, the city may reimburse the applicant with funds from the DOR Public Improvement Fund, or the city may wait for receipt of additional in-lieu payments from which it will reimburse the applicant. The applicant may not utilize the credits on another project without the expressed permission of the Community Development Director.

5.

Quality and Design of Improvements. The Community Development Director and Public Works Director must approve the design, plans and specifications for all public improvements delivered. All public improvements must meet or exceed city standards.

6.

Timing to Deliver the Public Improvements.

a.

The work shall be completed prior to the issuance of building permits; or

b.

A contract to complete the award shall be signed prior to the issuance of building permits. The applicant shall be responsible for maintaining a completion bond sufficient to cover the scope of the public improvements until the city has issued a certificate of completion for the public improvements. The cost of the competition bond may be included in the calculation of the contract amount and equivalent DOR credits in-lieu fee.

F.

DOR Credits—In-lieu Fee. The applicant may propose to pay an in-lieu fee to receive DOR credits. Payments shall be due at time of building permit issuance. Payments shall go into a DOR Public Improvement Fund. Such funds shall only be used to support the delivery of public improvements on the DOR Public Improvements list within the Downtown Specific Plan.

(Ord. No. 3053, § 3(Exh. A), 5-14-2025)

17.134.070 - Design guidelines.

modified

A.

Historic Compatibility. When a new development or rehabilitation of an existing is adjacent to or in the immediate area of an historic property, the development or rehabilitation shall comply with Secretary of Interior's Standards and Guidelines for the Treatment of Historic Properties. In addition, it shall be consistent with the following design guidelines for historic compatibility:

1.

Maintain historic features and elements of existing buildings.

2.

Restore existing historic features that may have been altered from past remodels (e.g. remove a false façade on a building to reveal its original brick exterior).

3.

New construction should respect and complement the original period and style of adjacent buildings without mimicking them exactly.

4.

New construction should avoid a false "historical" look.

B.

Sustainability. Sustainability includes the protection and conservation of irreplaceable non-renewable resources. The transitoriented nature of the Downtown Specific Plan is inherently sustainable as the intent is to connect nearby residential neighborhoods to transit facilities, services, shopping and dining establishments through a series of walkable streets and paseos. This will lead to a reduction in auto dependency, encourage an active lifestyle and add a sense of vibrancy to Main Street.

1.

General Sustainable Design Guidelines.

a.

Residences should be within one-quarter mile or less from services, transit and other daily needs, and should be linked with strong pedestrian connections.

b.

Auto-dependency should be reduced by providing pedestrian linkages through walkways or bike paths.

c.

Public parks and plazas should provide well-linked active and passive open space for an opportunity for exercise and recreation.

d.

Buildings should be oriented to maximize active and/or passive solar gain; this allows the façades to let light in, reduce glare, and reduce overheating to the building interior.

e.

Architectural elements such as skylights and high-performance glazing should be used to conserve energy, where possible.

f.

Climatic factors such as prevailing winds shade trees, window and door orientation, and the positioning of buildings should be coordinated to maximize energy conservation.

2.

Stormwater Management Design Guidelines.

a.

The project site should be designed to maintain natural stormwater flows by promoting infiltration.

b.

Impervious surfaces should be minimized.

c.

Site drainage should be designed to integrate a decentralized system that distributes stormwater across a project site.

d.

Various devices should be considered that filter water and infiltrate water into the ground.

e.

For areas with poor drainage conditions, the provision of drainage chimneys/wells, subsurface water storage or the provision of bioswales to clean the water and transfer off-site should be provided.

f.

Practices to control pollution should be incorporated. Examples include phased construction, seeding, non-invasive grading, mulching, filter socks, stabilized site entrances, sediment controls, fiber rolls and stabilized channels and outlets.

3.

Existing Building Reuse Design Guidelines.

a.

The reuse of existing structures should be considered. The energy required to reuse a structure is potentially less than the energy required to develop a new structure.

b.

Reused buildings should incorporate new architectural elements in juxtaposition with old ones where appropriate.

4.

Cool Roof and Green Roof Design Guidelines. Both cool roofs and/or green roofs should be considered for buildings.

5.

Solar System Design Guidelines.

a.

Buildings should be designed to take advantage of solar orientation to ensure that windows, walls and floors are built to collect, store and distribute solar heat efficiently.

b.

New residential and non-residential buildings should have solar-ready roofs.

c.

Solar panels should be incorporated in parking lots.

C.

Site Design. The following guidelines are designed to enhance the overall site layout to achieve the pedestrian-oriented vision for the Downtown Specific Plan.

1.

Buildings. Should be oriented toward the street and/or a publicly accessible space such as a plaza.

2.

Focal Points. Should be developed at intersections, corners and the end of streets and pedestrian walkways to create a sense of identification. Plazas, landscape, fountains, artwork, textured pavement and vertical building features may be combined to create focal points.

3.

Landscaping.

a.

Landscaping should be installed between the street and the sidewalk and/or trees planted in tree wells to buffer the sidewalk from traffic and to provide enhanced pedestrian areas.

b.

Landscaping within parking areas should be protected from encroaching vehicles by concrete curbing or raised planting areas.

4.

Outdoor Spaces.

a.

Outdoor spaces should have a clear purpose that reflects careful planning and not simply "left over" areas between structures. Such spaces should be landscaped and/or provide pedestrian amenities, including benches, bicycle racks, fountains and/or public art and should be coordinate with the city as part of a development proposal.

b.

Communal Open Spaces (e.g. plazas, common green spaces) should be integrated within commercial areas and residential developments to provide places for residents and visitors to relax, play and interact.

5.

Parking Areas.

a.

Parking lots should be provided behind buildings, subterranean or within parking structures, where possible.

b.

Parking areas should be landscaped to minimize glare and heat buildup and reduce negative visual impacts associated with large paving areas.

c.

Dead-end drive aisles should be avoided.

d.

The primary entry drive to parking lots, as well as pedestrian paths of travel within a parking lot, should be accented with enhanced paving and landscaping. Permeable or semi-permeable surfaces such as pavers are preferred for accent paving.

6.

Loading and Delivery Areas. Should be located at the rear or side of buildings and should be screened with decorative walls, trellises/vines, berms with landscaping and/or trees.

D.

Pedestrian and Vehicular Connections. The circulation pattern throughout the Downtown Specific Plan will play a pivotal role in the success of attracting visitors and potential tenants to the downtown. It is important to establish a well-connected system of streets and paths, both internally and to surrounding uses, to allow users to choose from a variety of transportation modes including public transit, walking and biking.

1.

Plazas and outdoor use areas should be enhanced with shade trees or shade structures and pedestrian amenities such as benches, fountains, landscaping and public art.

2.

Pedestrian paths and paseos should be designed as integral circulation routes to foster a vibrant environment that encourages walking and enhances the pedestrian experience.

3.

Access between transit stops and Main Street should be clearly defined.

4.

Surfaces made from permeable materials such as pavers should be provided, where possible.

5.

Outdoor furniture and fixtures should be compatible with the project's architecture and should be carefully considered as integral elements of the project.

E.

Building Form and Mass. Design building forms to create interesting architecture that relates to pedestrian scale, creates a downtown character, and minimizes the appearance of large box-like buildings.

1.

Variation in wall and roof planes should be used on large monolithic structures to break up the boxlike appearance. Surface detailing, such as score lines, should not serve as a substitute for distinctive massing.

Building designs should incorporate three hundred sixty-degree architecture. Such architecture is full of articulation on every building elevation. This includes variation in massing, roof forms, and wall planes, as well as surface articulation.

3.

Architectural elements that add visual interest, scale and character such as projecting balconies, trellises, recessed windows, window detailing and door detailing should be incorporated to create shadow patterns and help articulate façades and blank walls.

4.

Building surfaces that face walkways should be effectively articulated to enhance the pedestrian experience.

5.

Contrasting base materials and/or molding elements should be used to anchor the building to the ground plane.

6.

Entries, display windows, awnings, arcades and outdoor eating areas should be provided to create inviting public spaces.

7.

The visual impact of large monolithic structures should be minimized by creating a cluster of smaller buildings or the appearance of a series of smaller buildings.

8.

Stairways should be designed as an integral part of the overall architecture of the building and not appear as tacked on.

F.

Roof Form and Mass. Roof forms should be used to distinguish various building forms, create an interesting roof-line, and help to break up the building massing.

1.

Buildings with flat or low-pitched roofs should incorporate parapets or architectural elements to break up long horizontal rooflines.

2.

Deep roof overhangs are encouraged to create shadow and add depth to façades. Exposed structural elements (beams, rafter tails) are encouraged as roof overhang details.

3.

Full roofs are desirable. Hipped or gable roofs covering the entire building are preferred to mansard roofs and segments of pitched roofs applied at the building edge.

4.

Roof parapets should be well-detailed, be three (3) dimensional and of substantial size to complement the building. They should include one or more of the following detail treatments: pre-cast elements; continuous banding or projecting cornices; dentils; caps; corner details or variety in pitch (sculpted).

5.

Parapets should be designed to avoid visibility of the interior. If the interior side of a parapet is visible from pedestrian view, it should be finished with the same materials and a similar level of detail as the front façade.

Parapets should not appear "tacked on" and should convey a sense of permanence.

G.

Windows, Doors and Entries.

1.

Window, doors and entry design and materials should complement the desired architectural style of the building.

2.

Entry design should incorporate two (2) or more of the following methods:

a.

Change in wall/window plane;

b.

A projecting element above the entrance;

c.

A change in material or detailing;

d.

Architectural elements and decorative fixtures;

e.

A portico or formal porch projecting from or set into the surface;

f.

Changes in the roofline or a tower;

g.

Front porch; and

h.

Decorative detailing or placement of art.

3.

Where recessed entries occur, a decorative paving material, such as tile, marble or slate, is encouraged on the ground plane.

4.

Windows should be articulated with accent trim, sills, shutters, window flower boxes, balconies, awnings or trellises authentic to the architectural style of the building.

5.

Windows should be inset from building walls to create shade and shadow detail.

6.

Faux shutters should be proportionate to the windows to create the appearance of a real and functional shutter.

Long, monotonous balconies and exterior corridors that provide access to multiple units should be avoided. Instead, access points should be clustered.

H.

Awnings.

1.

All lots with more than one commercial occupant sharing contiguous frontage should maintain a common location and design for building awnings.

2.

The bottom edge of awnings should be a minimum of eight (8) feet off the ground.

3.

All awnings should be constructed with noncombustible materials such as a fireproof canvas or vinyl.

4.

Awnings should be centered over doorways and windows.

5.

Awnings should be in proportion to door and window openings.

6.

Awnings should be of a color which is appropriate to the overall colors of the façade.

7.

The shape, size, and number of awnings should be appropriate to the overall façade design and building size.

8.

Awning structure should be sufficient to support safely the awning and withstand the pressures of wind and weather.

9.

Awnings which become ripped, tattered, or damaged must be repaired or replaced within three (3) months of the occurrence/appearance of the damage.

10.

Barrel awnings should not be permitted.

I.

Materials and Colors.

1.

To convey a sense of high-quality design and permanence, building colors and materials should be selected to simulate authentic and timeless materials.

Contrasting colors are encouraged to accentuate details such as trim, windows, doors and key architectural elements, as long as selected colors reinforce the desired architecture style.

3.

Fluorescent paints and bright colors are strongly discouraged.

4.

Building base materials should be selected that are durable and highly resistant to pedestrian traffic such as pre-cast concrete, stone, masonry, brick, and commercial grade ceramic tile.

5.

Recommended Façade Materials.

a.

Exterior plaster (smooth troweled preferred);

b.

Cut stone, rusticated block (cast stone), stone tile, and pre-cast concrete;

c.

Brick veneer, new or re-used; and

d.

Ceramic tiles.

6.

Façade Materials That Are Discouraged.

a.

Imitation and crushed rock;

b.

Mirrored or reflective glass and heavily tinted glass;

c.

Windows with "tape on" divisions/mullions;

d.

Corrugated fiberglass;

e.

Vinyl and aluminum siding;

f.

Painted or baked enamel metal awnings;

g.

Rough "Spanish lace" stucco finish;

h.

Exposed concrete masonry units and split faced concrete masonry;

i.

Imitation brick; and

j.

Plywood siding.

7.

Recommended Roof Materials.

a.

Roof tiles made of clay, slate, or integrally colored concrete;

b.

Roof tiles with "Mission" or "Barrel" shaped roof profiles;

c.

Metal roof panels with standing seam texture; and

d.

Ridge and hip caps and/or flashing should coordinate with field colors.

8.

Roof Materials That Are Discouraged.

a.

Brightly colored material;

b.

Low-profile composition roof tile, wood and/or hard board, or synthetic shingles and shakes;

c.

Simulated clay tile roofs in metal;

d.

Corrugated metal roof panels; and

e.

Roof tiles with S-profile.

J.

Walls and Fencing/Screening.

1.

Walls and fences should be designed with materials and finishes that complement the project's architecture and should be planted with vines, shrubs and/or trees.

2.

All fences and walls required for screening purposes should be of solid material. Chain link or similar metal wire fencing with slats is prohibited for screening purposes.

3.

A combination of low walls and landscaping should be used to screen unsightly elements of the project and define private and semi-private areas.

4.

Fences and walls should be constructed as low as possible while still performing screening, noise attenuation and security functions.

5.

Service areas are to be separate and screened from public areas by the use of walls and landscaping as much as possible.

K.

Lighting.

1.

Light fixtures should be designed to relate in color, material, size, location and illumination with the building architecture.

2.

All building entrances should be well-lit.

3.

Exterior building lighting designated to illuminate signs should be mounted above the sign on the facade and should be appropriate to the size and scale of the signage.

4.

Alley lighting, marking building entries, should be surface mounted and may be either flush with, recessed, or extended from the wall. No fluorescent lighting is allowed for this purpose.

5.

Fluorescent lighting tubes shall be concealed by a shade or lens.

6.

Parking lots, pedestrian walkways and paseos should be illuminated to ensure safe nighttime conditions.

7.

Light fixtures should be sited, directed and/or shielded to prevent spot lighting, glare or light spillage beyond property lines.

8.

The lighting of building elements and trees is an effective and attractive lighting technique that is encouraged; however, light sources for wall washing and tree lighting should be hidden and located so as to not shine in the eyes of pedestrians.

Low-voltage/high efficiency lighting should be used in the landscape.

10.

Security lighting fixtures should not project above the fascia or roofline of the building and should not be substituted for parking lot or walkway lighting fixtures.

11.

Timers and sensors should be incorporated to avoid unnecessary lighting in low volume pedestrian traffic areas.

L.

Refuse Enclosures. Carefully design, locate and integrate trash enclosures into the site plan.

1.

Enclosures should be located away from adjacent residential uses to minimize nuisances to neighboring properties.

2.

Self-clinging vines are encouraged to discourage graffiti.

3.

Enclosures should be separated from adjacent parking stalls with a planter and paved surface behind the curb to provide easy access to a vehicle as well as adequate screening.

4.

Refuse enclosures should be designed with similar finishes, materials and details as the primary building(s) within the project area.

5.

Chain link or similar metal wire fencing with slats is prohibited.

6.

Enclosures should be unobtrusive and conveniently located for refuse disposal by tenants and collection by service vehicles.

7.

Where possible, a pedestrian entrance to the trash enclosure should be provided so that the large access doors do not have to be opened as frequently.

M.

Mechanical Equipment Screening.

1.

Mechanical equipment on the ground should be completely screened from street level view with attractive planting, masonry walls, or iron fencing with planting which compliment building architecture.

2.

All roof-mounted mechanical equipment should be located behind a permanent parapet wall and completely screened from ground level view.

N.

Parking Structures. Parking structures that seamlessly integrate with surrounding buildings are appropriate for Downtown El Monte. This can be accomplished by wrapping portions of the first floor with commercial uses and by articulating upper floors with elements that reflect an occupied building.

1.

Decorative and interesting architectural elements, such as towers and rotundas, should be utilized at street intersections. These elements could be used for stairwells and/or elevator towers.

2.

Parapets should be added to key areas on the structure to change the roof-line and reduce its horizontal appearance.

3.

Horizontal openings should be broken up with vertical columns to create a rhythm of openings.

4.

Framing should be added to openings to mimic windows. The framing should have vertical members to deemphasize the horizontal lines of the structure.

5.

Landscaping should be used to screen and enhance the structure. Landscaping and vines planted on structure façades can help reduce the visual impact of the structure while berms and trees planted at the perimeter of the garage can screen lower levels.

6.

Where commercial uses are not provided on the ground floor, the structure should be surrounded by landscaping so that the structure does not directly abut paved areas. A minimum five (5) feet wide landscaping strip should be provided between paved areas and the structure.

(Ord. No. 3053, § 3(Exh. A), 5-14-2025)

modified

The Downtown Specific Plan includes six (6) parts. Refer to the following for additional requirements:

A.

Introduction and Background. This includes an overview of the Downtown Specific Plan, its boundaries and setting, its relationship to other planning documents and its vision and guiding principles. The vision and guiding principles are also incorporated in this chapter.

B.

Land Use. This includes areawide development standards, the Main Street Subarea, the Zócalo Subarea, the Station Subarea, the Monte Vista Subarea and areawide design guidelines. The parking requirements are incorporate in Chapter 17.70 (Parking Regulations) of this title. The signage regulations are incorporate in Chapter 17.80 (Signage Regulations) of this title. The remaining information is incorporated in this chapter.

C.

Mobility and Beautification. This includes the transit network, pedestrian network, bicycle network, roadway network, streetscape beautification, public signage and wayfinding signs.

D.

Infrastructure and Public Facilities. This includes water systems, wastewater systems, storm drainage system, solid waste disposal, energy system, police protection services, parks and recreation, schools and libraries.

E.

Implementation. This includes attracting private investment and public funding benefits, key development opportunity sites, potential funding mechanisms and implementation action plan.

F.

Administration. This includes the Downtown Specific Plan's authority and adoption, specific plan administration and permitted land uses, nonconforming uses and structures, exceptions, specific plan building intensity, specific plan amendments, specific plan amendment process and development opportunity reserve (DOR).

(Ord. No. 3053, § 3(Exh. A), 5-14-2025)