El Monte | Lot Size and Subdivisions

El Monte, California Lot Size and Subdivisions: New Lot Standards, Parcel Maps, SB 9 Urban Lot Splits and Small-Lot Maps

A subdivision is the division of one piece of land into two or more lots that can be sold apart. El Monte's rules are in Title 16 of the Municipal Code, which Section 16.10.010 names the "Subdivision Ordinance." It dates from 2023, two years before the Zoning Code, and the two titles give different lot figures for some zones. This page sets out the size a new lot needs, the ways to divide a lot, and how the City applies the state laws SB 9 and SB 684. The El Monte overview has the summary.

The Size a New Lot Needs

Section 16.30.040 sets the "New Lot Specifications" for each group of zones. Street frontage is the length of the lot line along the street, and a cul-de-sac is a street closed at one end with a turning circle.

Source: El Monte Municipal Code Table 16.30-1 (Supplement 36 Update 1).

• Other zones. Table 16.30-2 sets 20,000 square feet for a new lot in the multiuse zones and in C-1 and C-2, 30,000 in C-3 and 40,000 in the manufacturing zones. In a specific plan, lot sizes come from the plan, "provided each lot has a minimum area of six thousand (6,000) square feet."
• Lot lines. "Lot lines shall be nearly perpendicular and parallel to the centerline of streets."
• Flag lots. A flag lot is a lot behind another lot, joined to the street by a narrow strip called the pole. The section says "The creation of new flag lots shall be prohibited." Section 17.60.020 repeats the rule. On an existing flag lot the pole "shall be less than forty (40) feet wide," new structures on it "shall be limited to a garage and/or Accessory Dwelling Unit (ADU)," and the pole does not count toward lot width, depth, floor area or lot coverage.
• Double frontage lots. A lot with a street at the front and another at the back may not be created in a residential zone.
• Lots in the RHOD overlay. In the Rurban Homesteads Overlay District a lot needs 10,000 square feet and a depth of twice its width. See the zoning districts page.
• Condominiums. In a residential zone the individual units of a condominium project "shall not be subject to this section provided the overall existing project area complies with Table 16.30-1." A condominium is a building or site where each home is owned apart and the land is owned in common.
• Three or more homes. Projects with three or more homes must record covenants, conditions and restrictions (CC&Rs), written rules that bind every owner, covering shared access, parking, landscaping and maintenance.

The Planning Commission may adjust two of these figures. It may "reduce the minimum lot depth by up to twenty-five (25) percent and the minimum lot width by up to ten (10) percent provided the minimum lot area is met," after finding exceptional circumstances on the property. In a residential zone it may also reduce lot width to the common width on the block where more than half the lots on that side are already divided and built, but "in no case shall the lot have a width with a street frontage of less than forty (40) feet."

Older Lots and How Lot Area Is Measured

The figures above apply to lots created now. Section 17.16.030 says "A nonconforming lot may be constructed upon provided that, the lot was legally created" and the structures and uses meet the rest of the code. A smaller lot recorded under earlier rules keeps its right to a home.

Section 17.12.060 separates gross lot area, "the total horizontal area within the lot lines of a lot," from net lot area. Net lot area leaves out "Private streets in the One-family Dwelling (R-1) zoning district," "The pole portion of flag lots" and "Any future street dedications." Floor area ratio, lot coverage and density are all counted on net lot area. Under Section 17.60.070, "The square footage for the shared driveway may count towards calculating the maximum FAR, lot coverage and density," while "a private street shall not count." The same section prohibits "New private driveways using access easements to serve a landlocked parcel" except in an urban lot split. An easement is a recorded right to cross or use part of another owner's land.

The Ways to Divide or Adjust a Lot

Sources: El Monte Municipal Code Table 16.10-1, 16.20.020, 16.21.030, 16.24.020 and 16.25.020; Gov. Code 66411.7 and 66499.41.

Parcel Maps and Tract Maps

A tentative map is the drawing of the proposed lots that the City reviews. The parcel map or final map is the surveyed version recorded with Los Angeles County after the conditions are met. Section 16.20.020 requires a tentative parcel map and parcel map for "The division of land into four (4) or fewer parcels." Five or more parcels need a tentative tract map and final map.

• Who prepares it. "The tentative map shall be prepared by a registered civil engineer or licensed land surveyor."
• First review. A Subdivision Committee with members from "Planning, Building, Engineering, Utilities and Los Angeles County Fire Department" reviews the map and sends comments to the decision maker.
• Notice. Section 16.21.010 requires a newspaper notice at least 10 days before the hearing, a mailed notice "to owners of all properties within a five hundred-feet radius," and a notice posted on each street frontage.
• Decision. The Planning Commission holds the hearing and decides by resolution. The section prints the deadline as "within fifty (500 days of the application being deemed complete," which reads as fifty days with a printing error in the figure.
• Grounds to deny. Section 16.21.020 lists seven, among them that the site "is not physically suitable for the proposed density of development" or that the map is not consistent with the General Plan and Zoning Code.
• Appeal. Section 16.10.100 says "The appeal must be submitted within ten (10) days following the date of the decision." A Planning Commission decision goes to the City Council.
• How long it lasts. "The tentative map shall be valid for two (2) years from the effective date of approval by the Planning Commission." The Director may grant "a twelve-month extension," and more are possible up to the state limit.
• The recorded map. Table 16.10-1 gives the parcel map and final map to the City Council. A note says "If no dedications, offers to dedicate easements or vacations are required, then the Review Authority shall be the City Engineer."
• Parks. Section 16.32.040 requires the subdivider "to dedicate land, pay fees in lieu thereof, or pay and dedicate a combination of both, for park and/or recreational purposes." The permits and fees page has the figures the City has published.

The Planning Division fee schedule effective July 1, 2026 lists $3,648.83 for a tentative parcel map, $3,648.83 for a tentative tract map of the first 10 parcels and $60.69 for each additional parcel, $1,020.75 for a CC&R review and $221.23 for a lot line adjustment. A hearing notice costs $239.75 for a 500 foot radius. The City's Subdivision Maps handout lists what the drawing must show, including the "Type, circumference and dripline of existing trees and any trees proposed to be removed."

SB 9 Urban Lot Splits (Chapter 16.25)

SB 9 is the 2021 state law that lets the owner of a single-family lot split it in two with staff approval. El Monte calls this an urban lot split. Section 16.25.020 says the Director "shall ministerially, and without discretionary review or a hearing, act on the application." Ministerial means staff check fixed written rules and have no power to refuse for other reasons. "A decision letter shall be issued within thirty (30) days of deeming the application complete." The City "shall not require any dedication of right-of-way" and "shall not require the construction of any offsite improvements."

• Where. "Urban lot splits shall only be permitted in One-Family Dwelling (R-1A and R-1B) zoning districts."
• Lot sizes. No more than two parcels. "One parcel shall not be smaller than forty (40) percent of the lot area of the original parcel," and "Both newly created parcels shall have a minimum size of one thousand two hundred (1,200) square feet." On a 7,260 square foot lot the smaller parcel must have at least 2,904 square feet (VanPlex arithmetic: 40 percent of 7,260).
• Shape. "The lot split line shall be parallel (i.e. a straight line) to the street property line," and "An access easement shall be recorded providing street access for the rear parcel." The result is a front lot and a rear lot.
• Owner. The applicant signs an affidavit, a sworn written statement, "stating they intend to occupy one of the dwelling units as their principal residence for a minimum of three (3) years."
• Homes. "More than two (2) units are not permitted on a parcel created through an urban lot split," counting primary dwellings, urban dwellings, ADUs and junior ADUs. A new home on either parcel "shall be limited to an urban dwelling."
• Not allowed. Historic properties, housing with rent limits, "Housing that has been occupied by a tenant within the past three (3) years," a property "currently developed with four (4) or more housing units," and a split next to a lot the same owner already split this way.
• Appeal and time. The Director's decision may be appealed to the Planning Commission, whose "decision shall be final." The approval "shall be valid for two (2) years."

Where Chapter 16.25 and the Statute Differ

Section 16.25.010 says the chapter "is not intended to conflict with state law and shall be interpreted to be compatible with state enactments." The chapter dates from May 2023, and Government Code 66411.7 was last amended effective June 30, 2026. Where the two differ, the statute controls.

• Zones. The City text names R-1A and R-1B. The statute applies where "The parcel is located within a single-family residential zone." R-1C is also named a "One-family Dwelling" zone in Table 17.14-1. Ask the Planning Division how it treats an R-1C lot.
• Inspections. The City adds that "The property owner must provide for an inspection every six (6) months for the first three (3) years to ensure the property owner is living onsite." The statute says "A local agency shall not impose additional owner occupancy standards, other than provided for in this subdivision."
• Four existing homes. The ban on splitting a property with four or more homes is in the City text and has no match in the statute's list of requirements.
• Deadline. The statute says an application "shall be considered and approved or denied within 60 days," and after that "the application shall be deemed approved." The City's 30 days is shorter and counts from the day the application is found complete.
• Grounds to deny. The City text names none. The statute allows denial only on a written finding by the building official of "a specific, adverse impact" on "public health and safety."
• Old numbers. Section 16.25.030 cites Government Code 65852.2 and 65852.22 for ADUs. The state ADU rules moved to Section 66314 and the sections after it in 2024.

Small-Lot Maps Under SB 684 and SB 1123

SB 684 and SB 1123 are state laws for dividing a lot into as many as 10 small lots with one home on each. A text search of Titles 16 and 17 on Municode found no mention of "66499.41," "SB 684" or "SB 1123," so El Monte has no section of its own and Government Code 66499.41 applies directly. The version in force until January 1, 2027 requires a city to consider, "without discretionary review or a hearing," a map that meets these points:

• "10 or fewer parcels" and "10 or fewer residential units."
• A lot "Zoned to allow multifamily residential dwelling use" that "is no larger than five acres," or a lot that is "Vacant and zoned for single-family residential development" and "no larger than one and one-half acres."
• New parcels "no smaller than 600 square feet," or 1,200 square feet where "the parcels are zoned for single-family residential use."
• An average home size of no more than "1,750 net habitable square feet."
• No demolition of rent-limited housing or of "Housing occupied by tenants within the five years preceding the date of the application."
• Compliance with "any local inclusionary housing ordinances." El Monte's rule starts at 10 homes; see the three or more homes page.

The city must act "within 60 days from the date the local agency receives a completed application," or "the application shall be deemed approved." El Monte's zones that allow apartments are R-2, R-3, R-4, MMU, UMU and C-1 to C-3. Table 16.10-1 has no row for this type of map, and the fee schedule has no line for it. Ask the Planning Division which application form and fee it uses.

Where Titles 16 and 17 Disagree

• R-2 lot depth. Table 16.30-1 gives 80 feet for R-2, R-3 and R-4. Table 17.24-2 in the Zoning Code gives 100 feet for R-2 and 80 feet for R-3 and R-4.
• C-2 lots. Table 16.30-2 gives 20,000 square feet and 125 feet of frontage for C-1 and C-2. Table 17.40-2 gives C-2 30,000 square feet and 150 feet.
• Condominium conversions. Section 16.10.050 says the City Council decides residential condominium conversions on the Planning Commission's recommendation. Table 16.10-1 lists the Planning Commission as the review authority and points to Chapter 16.24; the conversion rules are in Chapter 16.27.
• A chapter that is missing. Section 16.25.020 makes an urban lot split "subject to a tentative parcel map as outlined in Chapter 16.12." Title 16 has no Chapter 16.12; tentative maps are in Chapter 16.21. Title 16 also prints two sections numbered 16.25.030.
• The date. The code's history notes give May 2, 2023 for Ordinance No. 3023. The City's Planning Documents page labels the file "Subdivision Ordinance - 5/3/2023."
• The handout. The Subdivision Maps handout asks for "a scale not less than 100 feet to the inch (1″ = 20′)." The two figures in that line do not match each other.

The Zoning Code is the later of the two titles. Before a map is drawn, ask the Planning Division in writing which table it applies to the lot.

Where to Go Next

Related on VanPlex: the El Monte overview, the SB 9 page and the SB 684 and SB 1123 page.

Frequently Asked Questions

Official sources (checked October 2026)