Division 4 — Commercial and Manufacturing Zoning Districts

Chapter 17.40 — COMMERCIAL ZONING DISTRICTS

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

17.40.010 - Summary of zoning districts.

modified

A.

Office Commercial (C-1) Zoning District—Consistent with the general plan Land Use Designation of Office Commercial. This zoning district includes low-scale, two-story offices and other supporting uses such as restaurants in areas where such uses may serve as a buffer between less compatible uses.

B.

Neighborhood Commercial (C-2) Zoning District—Consistent with the general plan Land Use Designation of Neighborhood Commercial. This zoning district includes convenient, small to medium-scale retail, office and personal services businesses in close proximity to residential neighborhoods.

C.

General Commercial (C-3) Zoning District—Consistent with the general plan Land Use Designations of General Commercial and Regional Commercial. This zoning district includes a wide range of retail sales, business, professional and personal service uses, as well as recreation, entertainment and transient lodging to serve the community and the region.

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

17.40.020 - Purpose.

modified

A.

Provide a variety of commercial uses that meet the needs of private enterprise and current and future residents that do not generate significant levels of traffic or parking impacts.

B.

Promote the development of distinctive regional uses that generate revenues such as new vehicle automobile dealerships, hotels and shopping centers. Such uses should be focused adjacent to the freeway or at major intersections.

C.

Allow for the development of offices including professional, medical and financial, where the city can evolve into a growing business hub.

D.

Allow for the development of limited residential uses when such uses are compatible with neighborhood commercial environments and/or near major transit hubs.

E.

Provide for appropriate buffers between commercial and residential uses to preserve both commercial feasibility and residential environments.

F.

Provide development standards that support the adaptive reuse of existing buildings when appropriate and the construction of new projects utilizing sustainable principles.

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

17.40.030 - Permitted uses.

modified

A.

Permitted Uses. Table 17.40-1 prescribes the land use regulations for commercial zoning districts. 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 17.40-1 is not permitted in commercial zoning districts, except as outlined in Section 17.12.050 (Rules and Measurements—Additional Permitted Uses) of this title.

Table 17.40-1—Permitted Uses—Commercial Zoning Districts

Residential—Main Uses C-1 C-2 C-3 Notes
Afordable housing in commercial areas P P P 17.104
Corridor housing P P P 17.110.040
Factory-built housing P P P1
Live/work units C C C1 17.110.060
Mixed-use development—horizontal — — P1 17.110.070
Multiple-family, three (3) or more attached or detached
dwellings on a lot		 P P P1 17.40.040.B.
Planned Residential Developments (PRD) R R R1 17.127
Religious institutions housing P P P 17.110.080
Senior housing C C C1
Single Room Occupancy (SRO) facility — — C1 17.110.090
Residential—Ancillary Uses
Accessory building P P P 17.110.020
Home occupation business P P P 17.110.050
Lighted outdoor sporting feld or court, private M M M
Community Care Uses
Adult daycare facility, general* C C C
Alcoholism or drug abuse treatment facility — — C
Childcare facility* C C C
Elder care or assisted living facility* — C C
Emergency shelter—
--- --- --- --- ---
Less than 25 beds/occupants — — P 17.112.090
25 or more beds/occupants — — C 17.112.090
Low barrier navigation center—
Less than 25 beds/occupants P P P2 17.112.110
25 or more beds/occupants Z Z Z2 17.112.110
Residential care facility, general — C C
Social rehabilitation facility — — C
Supportive or transitional housing P P P2
Public and Quasi-Public Uses
Electrical distribution substation C C C
Government or government related facility* P P P
Hospital or clinic—
Hospital — — C
Urgent care or medical clinic* P P P
Recreation facility—
Public P P P
Private — C C
School and educational facility—
College or university, public — C C
College or university, private — C C
K-12, public P P P
K-12, private C C C
Preschool, public* P P P
Preschool, private* C C C
Specialized education and training* — M M
Tutoring and education center* P P P
Utility facility C C C
Wireless facility* See notes 17.90and17.92
Assembly and Entertainment Uses
Ancillary entertainment* — P P
Assembly or meeting facility — C C
Commercial entertainment — — C
Commercial recreation facility—
Indoor* — — C 5.76for billiards
Outdoor — — C
Community center* P P P
Cultural institution* C C C
--- --- --- --- ---
Family entertainment center — — C
Gaming center or arcade — C M/C3 5.96
Nightclub — — C 5.32
Religious institution* C C C
Retail and Ofce Uses
Alcohol sales4
Assembly and entertainment use, on-site5 C C C 17.112.030
Bar or tavern, on-site — C C 17.112.030
Brew pub, on-site and of-site — — C 17.112.030
Liquor store, of-site — C C 17.112.030
Restaurant, limited hours, on-site* M M M 17.112.030
Restaurant, on-site* C C C 17.112.030
Retail store, of-site* — C C 17.112.030
Cannabis activity, commercial—dispensary* P P P 5.18
Convenience store or minimart* — C C
Food or beverage establishment—
Bakery or pandacirc;tisserie, retail* P P P
Bakery, commercial — — P
Cofeehouse or ice cream parlor* P P P
Outdoor seating/dining* P P P 17.112.130
Restaurant* P P P
Grocery store* — P P
Multiple-tenant center* P M M 17.112.120
Ofces—
Ancillary* P P P
Administrative, business professional* P P P
Government* P P P
Medical and dental* P P P
Ofce supply store* P P P
Pawnbroker or pawnshop — — C 5.68and17.112.140
Pharmacy* P P P
Retail sales (unless listed as a separate use)* — P P
Secondhand vendor* — P P 5.68and17.112.170
Showroom sales P P P
Signifcant tobacco retailer — — C 17.112.180
Vehicle retail use—
Parts and accessory store* — P P
--- --- --- --- ---
Sale and lease, limited* — M M
Sale and lease, general new and used — C C 17.112.190
Sale and lease, general used — — C 5.96and17.112.190
Sale and lease, major — — C 17.112.190
Warehouse retailer or retail warehouse — P P
Wholesaler — — P
Service Uses
Alternative fnancial establishment* — — M 17.112.040
Ambulance service — — C
Animal service—
Animal boarding/kennel — C6 C 5.96
Animal grooming* P P P
Veterinary service or animal hospital/clinic — P P
Appliance or electronics repair — P P
Automated Teller Machine (ATM), walk-up* P P P 17.112.050
Bail bonds — — M
Collection containers—
Small — Z Z 17.112.060
Large — — Z 17.112.060
Correctional facility — — C 17.112.070
Drive-thru business—
Food or beverage establishment — C C 17.112.080
Service or retail* M M M 17.112.080
Financial institution* P P P
Funeral home or mortuary — P P
Hotels and motels* — — C 5.48and17.112.100
Ofce concierge service* P P P
Personal service use—
General* P P P 17.112.150
Restricted* — M M 17.112.150
Massage — — C 5.56and17.112.150
Philanthropic or charitable institution* P P P
Recycling facility—
Mobile P P P 17.112.160
Self-service — Z Z 17.112.160
Small — — M 17.112.160
Vehicle service uses—
Repair, limited — M M 17.112.200
--- --- --- --- ---
Repair, minor — C C 17.112.200
Repair, major — — C 17.112.200
Rental, automobile — M M
Rental, truck — — C
Service station, minimum — C C 17.112.210
Service station, full — — C 17.112.210
Washing facility — C C 17.112.220
Wedding chapel* — M M
Industrial, Transportation and Other Uses
Cannabis, commercial—
Cultivation, distributor, manufacturing and Microbusiness — — P7 5.18
Testing laboratory* P P P 5.18
Commercial fulfllment center — — C8
Manufacturing—
Ancillary — — Z
Commercial — — C8
Passenger transport or taxi service — — C
Temporary use See notes 17.124
Vehicle parking—
Attendant or valet parking* C M M
Car sharing, residential use* M M M 17.70.070.C.
Car sharing, nonresidential use*9 M M M
Commercial parking* — M M
Parking structure*10 — M M
Shared parking* Z Z Z 17.70.070.D.
Vehicle parking, feet/ancillary — M M

Key:

  • Horizontal mixed-use projects in the C-3 zone: Use may be permitted. Other uses shall be prohibited.

— 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:

1 Housing shall not be permitted in the East Valley Entryway East Valley Entryway Area as shown on the city's Zoning Map or on Valley Boulevard at the intersections of Baldwin Avenue and Peck Road.

2 Housing shall not be permitted in the East Valley Entryway East Valley Entryway Area as shown on the city's Zoning Map or on Valley Boulevard at the intersections of Baldwin Avenue and Peck Road.

3 A CUP shall be required for arcades with more than 3,500 sq. ft. in Gross Floor Area (GFA). An MUP shall be required in all other instances.

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

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

6 Overnight boarding shall be limited to indoors.

7 Limited to the East Valley Entryway Area, west of Durfee Avenue, as shown on the city's Zoning Map.

  • 8 Limited to the East Valley Entryway Area as shown on the city's Zoning Map.

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

10 Parking structures shall be ancillary to a permitted use.

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

17.40.040 - Development standards.

modified

A.

Nonresidential Development Standards. Table 17.40-2 prescribes the development standards for commercial zoning districts:

Table 17.40-2—Development Standards—Commercial Zoning Districts

Maximum Height C-1 C-2 C-3
Height11 2 stories and 30 ft. 3 stories and 40 ft. 4 stories and 50 ft.
Minimum Lot Specifcations
12
Area 20,000 sq. ft. 30,000 sq. ft. 30,000 sq. ft.
Street frontage—
Interior lot 125 ft. 150 ft. 150 ft.
Corner lot 150 ft. 175 ft. 175 ft.
Cul-de-sac 60 ft. 60 ft. 60 ft.
Depth 150 ft. 175 ft. 175 ft.
Minimum Yard Setbacks13
Front 10 ft. 10 ft. 5 ft.
Street side 5 ft. 5 ft. 5 ft.
Interior side 0 ft. 0 ft. 0 ft.
Rear 10 ft. 15 ft. 20 ft.
Bufer standards when
abutting an R-zoned property
Street side 10 ft. for the frst
15 ft. from the
R-zoned property		 10 ft. for the frst
20 ft. from the
R-zoned property		 10 ft. for the frst
25 ft. from the
R-zoned property
--- --- --- ---
Interior side 10 ft. 15 ft. 20 ft.
Rear 15 ft. 20 ft. 25 ft.
Other standards
Minimum distance between
on-site buildings		 10 ft. 1 building greater than 30 ft. high: 20 ft.
All other instances: 10 ft.
Maximum lot coverage 45% 50% 50%
Maximum Floor Area Ratio
(FAR)		 0.50 to 0.75
(see 2011 General Plan Figure LU-1)		 0.75 to 1.00
(see General Plan
Figure LU-1)

Notes:

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

12 For new lots. Refer to Section 16.26.020 of Title 16 (Subdivisions) for additional standards and exceptions.

13 All street setbacks shall be fully landscaped as prescribed in Section 17.72.060.

B.

Residential Development Standards. Table 17.40-3 prescribes the development standards for commercial zoning districts:

Table 17.40-3—Residential Development Standards—Commercial Zoning Districts

Development Standard Commercial Zoning District
Height
Maximum height14 3 stories and 40 ft.
Minimum Yard Setbacks15
1ststory front 10 ft.
Upper story front An additional 5 ft. from the 1stfoor building wall line
1ststory street side 10 ft.
Upper story street side An additional 5 ft. from the 1stfoor building wall line
1ststory interior side 5 ft.
Upper story interior side 8 ft.
Rear If adjacent property is R-1: 20 ft.
All other properties: 10 ft.
Minimum Lot Specifcation
Area Properties along major arterials: 15,000 sq. ft.16
All other properties: R-4
Street frontage Properties along major arterials: 100 ft.16
All other properties: R-4
Lot depth R-4
Density
--- ---
Minimum Projects with horizontal mixed-use: 1 unit/2,900 sq. ft.
All other projects: 1 unit/2,200 sq. ft.
Maximum Lot area <30,000 sq. ft: 1 unit/1,740 sq. ft.
Lot area ≥30,000 sq. ft: 1 unit/1,450 sq. ft.
Maximum Floor Area Ratio17
<3 units 0.50
≥3 units 0.60
>10 units with a Floor Area Ratio (FAR) bonus18 Properties zoned C-1: 0.80
Properties zoned C-2 and C-3: 0.85
Minimum Usable Open Space19
2 to 9 units 400 sq. ft./unit (w/ 75 sq. ft. private)
≥10 units 300 sq. ft./unit (w/ 60 sq. ft. private)
Other Standards
Maximum lot coverage 45%
Maximum length of building walls 80 ft. with an ofset of 4 ft. for a
Minimum distance between
buildings		 1 building >30 ft. high: 15 ft.
All other instances: 10 ft.
Minimum distance from
accessory buildings		 6 ft.
Minimum dwelling size20 Studio: 500 sq. ft.
1-bedroom: 600 sq. ft.
2-bedroom: 800 sq. ft.
Horizontal mixed-use projects The maximum FAR and lot coverage for the residential portion
of the property shall be calculated as outlined in this Table.
The maximum FAR and lot coverage for the nonresidential
portion of the property shall be calculated per the underlying
commercial zoning district.
All other standards Refer to the provisions of the R-4 zoning district.

Notes:

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

15 Refer to Section 16.60.130 of this title for additional yard exceptions. All street setbacks shall be fully landscaped as prescribed in Section 17.72.050.

16 See General Plan Figure C-4 for a map of major arterials.

17 The maximum floor area ratio (FAR) permitted shall be prior to any density bonus or other state provision that permits a higher density than allowed in this title.

18 Refer to Section 17.24.050.C. of this title for information on the city's Floor FAR bonus provisions.

19 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 title for additional information on open space standards.

20 This requirement shall no apply to ADUs or projects that are 100% affordable.

C.

Other Development Standards. Table 17.40-4 denotes additional development standards found in other chapters or sections of this title that apply to the commercial zoning districts:

Table 17.40-4—Other Development Standards

Development Standard Chapter or Section
Height exceptions and restrictions 17.60.030
Landscaping 17.72and17.74
Outdoor display and storage 17.60.040
Outdoor lighting 17.60.050
Parking 17.70
Refuse storage facilities 17.60.080
Screening 17.60.100
Security bars 17.60.110
Walls, fences and hedges 17.60.120

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