Division 2 — Residential Zoning Districts and Overlays

Chapter 17.24 — MULTIPLE-FAMILY DWELLING ZONING DISTRICTS

El Monte Zoning Code · 2026-06 edition · ingested 2026-07-06 · El Monte

17.24.010 - Summary of the zoning districts.

modified

A.

Low-Density Multiple-family Dwelling (R-2) Zoning District—Consistent with the general plan land use designation of Medium Low Density Residential. This zoning district allows for attached and detached single-family dwellings, attached products with four (4) or fewer units.

B.

Medium-Density Multiple-Family Dwelling (R-3) Zoning District—Consistent with the general plan Land Use Designation of Medium Density Residential. This zoning district allows for apartments, townhouses and Planned Residential Developments (PRDs).

C.

High-Density Multiple-Family Dwelling (R-4) Zoning District—Consistent with the general plan Land Use Designation of High Density Residential. This zoning district allows for the highest residential densities among residential zoning districts for apartments, townhouses, condominiums and PRDs.

D.

Residential Mobilehome Park (RMP) Zoning District—Consistent with the general plan Land Use Designations of Medium Density Residential or High Density Residential. A majority of the city's one thousand three hundred (1,300) mobile home units are on land zoned specifically for mobilehome parks.

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

17.24.020 - Purpose.

modified

A.

Provide a variety of multi-family residential dwellings ranging from suburban to more urban standards characterized by multi-story residential structures focused around common open space areas and other amenities to suit a spectrum of individual lifestyles and needs.

B.

Maintain the existing character of the city's multiple-family residential neighborhoods, while providing new opportunities for unit additions and infill housing.

C.

Ensure that the scale and design of new development and alterations and additions to existing dwellings are compatible with the scale, mass and character of their neighborhoods, and protect adjacent properties from unreasonable obstruction of light and air.

D.

Provide for appropriate densities within the ranges established in the general plan.

E.

Create opportunities to develop walkable neighborhoods in close proximity to commercial areas, recreational amenities and different modes of transit.

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

17.24.030 - Applicability.

modified

This chapter identifies allowable land uses, permitted requirements and development standards for multiple-family residential dwelling zoning districts and applies to all areas in the city identified with an R-2, R-3 or R-4 on the city's zoning map.

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

17.24.040 - Permitted uses.

modified

A.

Permitted Uses. Table 17.24-1 prescribes the land use regulations for each Multiple-Family Dwelling Zoning District. Additional use-specific 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 17.24-1 shall not be permitted in the R-2, R-3 or R-4 zoning district, except as otherwise provided in Section 17.12.050 (Rules and Measurements—Additional Permitted Uses) of this title.

Table 17.24-1—Permitted Uses—Multiple-family Dwelling Zoning Districts

Residential—Main Uses R-2 R-3 R-4 Notes
Residential dwelling, single-family, one on a lot6 P P P
Residential dwellings, two-family, two attached or
detached on a lot		 P P P
Residential dwellings, multiple-family, three or more
attached or detached on a lot		 P P P
Factory-built housing P P P
Mobile home or trailer park7 — — C
--- --- --- --- ---
Planned Residential Development (PRD) — R R 17.127
Religious institutions housing P P P 17.110.080
Senior housing — C C
Residential Ancillary Uses
Accessory building P P P 17.110.020
Accessory Dwelling Unit (ADU) and Junior ADU P P P 17.110.030
Animals, husbandry product C C C
Community garden M M M
Garage sale P P P 5.44
Greenhouse or conservatory, private P P P
Home occupation business P P P 17.110.050
Lighted outdoor sporting feld or court, private M M M
Transitional parking M M M
Transitional use M M M 17.110.100
Community Care Uses
Adult daycare home—
Small, less than seven adults P P P
Large, seven to 12 adults C C C
Family daycare home—
Small, less than nine children P P P
Large, nine to 14 children Z Z Z
Group home—
Small, less than seven residents P P P
Large, seven or more residents Z Z Z
Residential care home—
Small, less than seven residents P P P
Large, seven to 12 residents Z Z Z
Supportive or transitional housing P P P
Public & Quasi-Public Uses
Government or government related facility P P P
Recreation facility—
Public P P P
Private C C C
School & educational facility—
K-12, public P P P
K-12, private — C C
Preschool, public P P P
Preschool, private — C C
--- --- --- --- ---
Utility facility C C C
Wireless facility See notes 17.90and17.92
Other Uses R-2 R-3 R-4
Cultural institution — C C
Philanthropic or charitable institution — C C
Religious institution — C C
Temporary use See notes 17.124

Key:

— 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).

R Use permitted after review and approval of a Planned Residential Development (PRD) permit.

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

Notes:

  • 6 Subject to the development standards of the R-1A Zoning District.

  • 7 Mobile home or trailer park is also permitted in the RMP Zoning District subject to the approval of a CUP.

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

17.24.050 - Development standards.

modified

A.

Development Standards—One Dwelling. For properties developed with one dwelling, refer to the One-family Dwelling (R-1A) Zoning District.

B.

Development Standards—Two (2) or More Dwellings. Table 17.24-2 prescribes the development standards for each Multiplefamily Dwelling Zoning District for properties developed with two (2) or more dwellings:

Table 17.24-2—Development Standards—Multiple-family Dwelling Zoning Districts

Maximum Height R-2 R-3 R-4
Height8 2 stories and 30 ft. 2 stories and 30 ft. 3 stories and 40 ft.
Minimum Yard Setbacks9
1ststory front 20 ft. 20 ft. 20 ft.
Upper story front An additional 5 ft. from the 1stfoor building wall line An additional 5 ft. from the 1stfoor building wall line
--- --- --- ---
1ststory street side 10 ft. 10 ft. 10 ft.
Upper story street side An additional 5 ft. from the 1stfoor building wall line
1ststory interior side 5 ft. 5 ft. 10 ft.
Upper story interior side 10 ft. 10 ft. 12 ft.
Rear 20 ft. if abutting R-1; Otherwise, 10 ft.
Minimum Lot Specifcations
10
Area 6,000 sq. ft. 6,000 sq. ft. 6,000 sq. ft.
Street frontage—
Interior lot 60 ft. 60 ft. 60 ft.
Corner lot 70 ft. 70 ft. 70 ft.
Cul-de-sac 35 ft. 35 ft. 35 ft.
Depth 100 ft. 80 ft. 80 ft.
Maximum Density
<100 ft. of frontage 1 unit/5,445 sq. ft. 1 unit/4,356 sq. ft. 1 unit/1,740 sq. ft.
101 to 150 ft. of frontage 1 unit/3,630 sq. ft.
>150 ft. of frontage 1 unit/3,111 sq. ft.
Maximum Floor Area Ratio
2 units 0.40 0.40 0.40
3 units 0.40 0.50 0.60
4—10 units with a
Floor Area Ratio (FAR)
bonus11		 0.60 0.70 0.80
Minimum Usable Open Space
12
2 to 9 units 600 sq. ft./unit
(w/ 200 sq. ft. private)		 550 sq. ft./unit
(w/ 150 sq. ft. private)		 500 sq. ft./unit
(w/ 100 sq. ft. private)
≥10 units 600 sq. ft./unit
(w/ 150 sq. ft. private)		 500 sq. ft./unit
(w/ 100 sq. ft. private)		 400 sq. ft./unit
(w/ 75 sq. ft. private)
Other Standards
Maximum lot coverage 40% 40% 45%
Maximum length of
building walls		 40 ft. with an
ofset of 4 ft. for a length of 6
ft.		 60 ft. with an
ofset of 4 ft. for a length of 8
ft.		 80 ft. with an
ofset of 4 ft. for a length of 10
ft.
Minimum distance
between buildings		 8 ft. 10 ft. 1 building >30 ft.
high: 15 ft.
All other instances:
10 ft.
Minimum distance from
accessory buildings		 6 ft. 6 ft. 6 ft.
Minimum dwelling size13 Studio: 500 sq. ft.
1-bedroom: 600 sq. ft.
2-bedroom: 800 sq. ft.
3-bedroom: 1,000 sq. ft.
4-bedroom: 1,200 sq. ft.
Each additional bedroom: 100 sq. ft.
--- ---
Swimming pools Minimum side yard setback: 10 ft.
Minimum front yard setback: 20 ft.
Laundry facilities Shall be located within a fully enclosed structure

Notes:

8 Refer to Section 17.60.030 of this title for additional height exceptions and restrictions.

9 Refer to Section 17.60.130 of this title for additional yard exceptions. All street setbacks shall be fully landscaped as prescribed in Section 17.72.050 of this title.

10 For new lots. Refer to Section 16.30.040 of Title 16 (Subdivisions) for additional standards and exceptions.

11 Refer to Section 17.24.050.C. of this chapter for information on the city's floor area ratio (FAR) bonus.

12 The minimum open space requirement per unit shall be determined prior to any density bonus or other state provision that permits a higher density than allowed in this title. Refer to Section 17.24.050.D. of this chapter for additional information on open space standards.

13 This requirement shall not apply to ADUs or projects that are 100% affordable.

C.

Floor Area Ratio (FAR) Bonus.

1.

Eligible housing development projects must satisfy all of the following criteria:

a.

The property shall be zoned R-3, R-4, Office Commercial (C-1), Neighborhood Commercial (C-2), or General Commercial (C-3).

b.

The property shall have a minimum area of ten thousand (10,000) square feet; and

c.

The project shall have a minimum of ten (10) units.

d.

The project shall meet all parking and open space requirements.

2.

The total maximum allowable FAR bonus for eligible projects shall be 0.20.

Table 17.24-3—Floor Area Ratio (FAR) Bonus

Afordable Units Bonus
1. Reserve 10% of the units for moderate income households. 0.025
2. In lieu of #1 above, reserve 15% of the units for moderate income households. 0.050
3. Reserve 5% of the units for lower or very low income households. 0.050
4. In lieu of #3 above, reserve 10% of the units for lower or very low income households. 0.075
--- --- ---
5. In lieu of #1 through #4 above, comply with Section 17.102.040.A. (Inclusionary Housing
Ordinance—Inclusionary Unit Requirements).		 0.100
Total maximum bonus for afordable units: 0.100
Environmental
6. Demonstrate a minimum 40% of the energy demands for each unit
comes from renewable sources.		 0.025
7. Individual garages - provide the regular amount of short-term bicycle parking
Shared garages - double the required bicycle parking		 0.025
8. Provide electric charging stations at a rate of 30% of the
required guest parking spaces, or 2 spaces, whichever is greater.		 0.025
9. Cover a minimum 25% of roofed areas with vegetation, over a
waterproofng membrane (i.e. green roofs).		 0.050
10. Achieve the Leadership in Energy and Environmental Design (LEED) equivalent
of Gold.		 0.025
11. In lieu of #10 above, achieve the LEED equivalent of Platinum. 0.050
Total maximum bonus for environmental: 0.100
Open Space and Landscaping
12. Have a minimum 50% of the unit entrances face a street or a main
common space area.		 0.025
13. Exceed the minimum overall open space requirement by 10% to 15%. 0.025
14. Exceed the minimum overall open space requirement by more than 15%. 0.050
15. Have 1 or more main common open space areas directly face a street. 0.025
Total maximum bonus for open space: 0.075
Design and Massing
16. Have upper stories of units that face the street step back a minimum 5 feet
compared to the frst story.		 0.025
17. In lieu of #16 above, for properties zoned R-2 or R-3, have the second story of units that
face the street step back a minimum 15 feet compared to the frst story.		 0.050
18. In lieu of #16 above, for properties zoned R-4, C-1 or C-2, have the second story of units
that face the street step back a minimum 5 feet compared to the frst story and the third
story of units that face the street step back a minimum 10 feet compared to the frst story.		 0.050
19. Recess all windows facing the street a minimum 3 inches. 0.025
20. Have upper stories of units that face the street step back a minimum 5 feet
compared to the frst story.		 0.025
21. Have porches make up a minimum 30% of the width of all units that face
the street.		 0.025
22. For projects where a minimum 50% of the units are 1 and/or 2 stories in
height, have the frst story top plate a maximum 12 feet high and the second
story top plate a maximum 20 feet high.		 0.025
23. Locate all garages at the rear or side of each unit, so the garage doors are not facing a
street.		 0.025
Total maximum bonus for design and massing: 0.075
--- --- ---
Other items
24. Consolidate 3 or more parcels. 0.015
25. Incorporate public art on site or on a nearby site. 0.015
26. Incorporate podium, underground or structure parking. 0.025
27. Improve a nearby bus stop that serves the project with a bench and shade canopy and/or
improve a pedestrian crosswalk that serves the project with decorative paving, fashing
lights and/or new signage.		 0.025
28. Incorporate up to 2 additional items as deemed appropriate by the
Community Development Director, related to afordable units, environmental,
open space and/or design and massing.		 Up to 0.025 for each

D.

Usable Open Space.

1.

Private Open Space.

a.

Private open space shall be provided for each unit as outlined in Table 17.24-2. Such space shall be directly accessible from the unit it serves.

b.

For properties zoned R-2 and R-3, private open space shall have a minimum dimension of ten (10) linear feet horizontally in each direction with an unobstructed vertical height of seven (7) feet. In addition, it shall be enclosed by a fence or building walls on all sides.

c.

For properties zoned R-4, private open space shall have a minimum dimension of six (6) linear feet horizontally in each direction with an unobstructed vertical height of seven (7) feet. The minimum dimension may be reduced to four (4) feet for upper floor balconies. In addition, it shall be enclosed by a fence or building walls on all sides.

2.

Common Open Space.

a.

Private open space shall be provided for each unit as outlined in Table 17.24-2. Such space shall be directly accessible from the unit it serves.

b.

General common open space that is outdoors shall have a minimum dimension of fifteen (15) linear feet horizontally in each direction with an unobstructed vertical height of seven (7) feet. In addition, it shall have a minimum overall area of five hundred (500) square feet.

c.

General common open space that is indoors shall have a minimum dimension of ten (10) linear feet horizontally in each direction with an unobstructed vertical height of seven (7) feet. In addition, it shall have a minimum overall area of two hundred fifty (250) square feet. This may be further reduced by the review authority if the space is providing one or more of the recreational amenities listed below.

d.

Main common open space areas shall be outdoors and have a minimum dimension of twenty (20) linear feet horizontally in each direction with an unobstructed vertical height of seven (7) feet. In addition, it shall have a minimum overall area of one thousand (1,000) square feet.

3.

Balconies, Decks and Recreation Rooms.

a.

For properties zoned R-2 and R-3, up to twenty-five (25) percent of the overall open space may be in the form of balconies or decks. When used as private open space, the balcony or deck shall be directly accessible from the unit it serves.

b.

For properties zoned R-4, up to fifty (50) percent of the overall open space may be in the form of balconies or decks. When used as private open space, the balcony or deck shall be directly accessible from the unit it serves.

c.

For properties zoned R-3 with eleven (11) or more units, up to six hundred (600) square feet of the overall open space may be in the form of recreation rooms.

d.

For properties zoned R-4, up to eight hundred (800) square feet of the overall open space may be in the form of recreation rooms.

4.

Recreational Amenities. For projects within the R-4 zoning district and with twenty (20) or more units, one common recreational amenity shall be provided for each twenty (20) units or fraction thereof. The following listed amenities satisfy the above recreational facilities requirements. Recognizing that certain facilities serve more people than others, have a wider interest or appeal and/or occupy more area, specified items may be counted as two (2) amenities, as noted.

a.

Barbeque with seating/picnic area (one).

b.

Basketball court (one per court).

c.

Bocce ball court (one per two (2) courts).

d.

Children's playground equipment (one).

e.

Citrus or vegetable gardens (one).

f.

Clubhouse or indoor community space (two (2)).

g.

Coworking space and lounge (one).

h.

Day care facility (two (2)).

i.

Designated dog run or play area (one).

j.

Horseshoes or cornholes (one per two (2) courts).

k.

Jacuzzi (one).

l.

Pickle ball court (one per two (2) courts).

m.

Racquetball court (one per court).

n.

Sauna (one).

o.

Swimming pool (two (2)).

p.

Tennis court (one per court).

q.

Weightlifting facility (one).

r.

Other recreational amenities deemed adequate by the Community Development Director.

E.

Undergrounding of Utilities. For all developments with five (5) or more dwelling units, all utility distribution lines including, but not limited to, electric, communication, natural gas and cable TV lines shall be placed underground.

F.

Lighting System. For all developments with three (3) or more dwelling units, an on-site lighting system shall be installed for all parking areas, vehicular access ways and along major walkways. Such lighting shall be directed onto driveways and walkways within the project and away from the dwelling units and adjacent properties.

G.

RMP Zoning District. The development standards shall be established through the conditional use permit process.

H.

Other Development Standards. Table 17.24-4 denotes additional development standards found in other chapters or sections of this title that apply to multiple-family dwelling zoning districts:

Table 17.24-4—Other Development Standards

Development Standard Chapter or Section
Existing fag lots 17.60.020
Height exceptions and restrictions 17.60.030
Landscaping 17.72and17.74
Outdoor lighting 17.60.050
Parking 17.70
Private streets and private driveways 17.60.070
Refuse storage facilities 17.60.080
Screening 17.60.100
Walls, fences and hedges 17.60.120
Yard encroachments 17.60.130

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