Pico Rivera, CA Zoning Ordinance

§ 18.09.010 Purpose and Intent.

The purpose of this Division is to promote and protect the public health, safety, peace, comfort, convenience, and general welfare in accordance with the City's adopted General Plan, and to accomplish this purpose, it is the intent of this Division to:

Achieve the arrangement of land uses depicted in the City's adopted General Plan, in a manner consistent with the goals and policies of the General Plan.

Provide standards for the orderly growth and development of the City.

Guide, control, and regulate the use of land to foster compatibility among land uses.

Promote high-quality design in the development process so that new development enhances the appearance of the City over time.

Ensure that lands are used for the purposes which are most appropriate and most beneficial to the City as a whole.

Revitalize and connect communities to preserve and enhance quality of life in the City.

(Ord. 1201, 12/9/2025)

§ 18.10.010 Zones and Overlays Established.

In order to classify and regulate the uses of land, the height and bulk of buildings, the area of yards and other open spaces surrounding buildings, and environmental quality in a manner consistent with the goals and policies of the General Plan, this Section establishes the zones, overlay zones, and Specific Plans applied to property in City.

The establishment of zones, overlay zones, and Specific Plans have the following intent:

Zones are established to implement the City's adopted General Plan land use designations by providing specific areas for each category of land use.

Overlay zones are established to provide additional regulations to address special or unique needs or characteristics of certain geographic areas in the City, or to limit or expand uses or development standards in the underlying zones due to the special characteristics of the site.

Specific Plans are established to guide new development through detailed development standards and implementation measures at the neighborhood scale on areas defined as Specific Plan on the City's Zoning Map.

Table 18.10.010.A (Zones, Overlay Zones, and Specific Plans) below identifies the established zones, overlay zones, and Specific Plans and their respective corresponding land use designation, consistent with the adopted General Plan land use diagram.

Table 18.10.010.A Zones, Overlay Zones, and Specific Plans
Zone Symbol	Zone Classification	General Plan Land Use Designation
Residential Zones
R-E	Single-Family Residential Estate	Rural Residential
S-F	Single-Family Residential	Low Density Residential
R-I	Residential Infill	Low Density Residential
R-M-M	Multiple-Family Residential Medium Density	Medium Density Residential
R-M-H	Multiple-Family Residential High Density	High Density Residential
PUD	Planned Residential Unit Development	May be consistent with more than one land use designation
Commercial Zones
C-G	General Commercial	Commercial
C-C	Community Commercial	Commercial
C-M	Commercial Manufacturing	Commercial, Light Industrial
P-A	Professional Administrative	Commercial
CPD	Commercial Planned Development	May be consistent with more than one land use designation
Industrial Zones
I-G	General Industrial	General Industrial
I-L	Limited Industrial	Light Industrial
IPD	Industrial Planned Development	May be consistent with more than one industrial land use designation
Special Purpose Zones
O-S	Open Space	Park/Open Space
P-F	Public Facilities	Public Facilities
P	Parking	May be consistent with more than one land use designation
Overlay Zones
M-U-30	Mixed-Use 30 Overlay	May be consistent with more than one land use designation
M-U-40	Mixed-Use 40 Overlay	May be consistent with more than one land use designation
E-S	Emergency Shelter	May be consistent with more than one land use designation
Specific Plans
SP 301	Specific Plan 301	Specific Plan
SP 400	Specific Plan 400 (City of Pico Rivera Rancho De Bartolo Specific Plan)	Specific Plan

(Ord. 1201, 12/9/2025)

§ 18.10.020 Zoning Map.

Zones, overlay zones, and Specific Plans listed in Table 18.10.010.A (Zones, Overlay Zones, and Specific Plans) are represented on the City's "Official Zone Map of the City of Pico Rivera" or "Zoning Map." The "Official Zone Map of the City of Pico Rivera" is hereby adopted and made a part of this Title pursuant to the provisions of Chapter 4, Division 1, Title 7 of the Government Code of the State of California.

(Ord. 1201, 12/9/2025)

§ 18.10.030 Interpretation of Boundaries.

Wherever uncertainty exists as to the boundaries of any zone or other features shown on the Zoning Map, the precise location of the boundary shall be determined by the Zoning Administrator in accordance with Section 18.01.050 (Interpretation of Regulations) and as follows:

Where such zone boundaries are indicated as approximately following public street and alley right-of-way or lot lines, such right-of-way or lot lines shall be construed to be such zone boundaries;

In the case of unsubdivided property and where a zone boundary divides a parcel of land, the location of such zone boundary or boundaries, unless otherwise indicated by dimensions, shall be determined by use of the scale appearing on the official Zoning Map; and

Where a public street or alley is officially vacated or abandoned, the area comprising such vacated street or alley shall automatically acquire the zone classification of the property to which it reverts.

(Ord. 1201, 12/9/2025)

§ 18.11.010 Purpose and Applicability.

The purpose of the residential zones is to provide for areas of residential development at various specified densities throughout the City. The residential zones are intended to accommodate a variety of housing types and to encourage the provision of housing. The purpose and applicability of each residential zone identified in Table 18.10.010.A (Zones, Overlays Zones, and Specific Plans) are as follows:

Single-Family Residential Estate (R-E) Zone. The intent and purpose of the R-E zone is to designate areas within the City that may best facilitate the development and use of single-family homes on large parcels, where a rural character and atmosphere can be maintained and preserved in an urban setting.

Single-Family Residential (S-F) Zone. The intent and purpose of the S-F zone is to designate certain residential areas within the City that may best facilitate the development of single-family homes and other compatible uses in a low-density residential neighborhood setting, where development characteristics promote neighborhood quality and livability. Compatible uses may include recreational, religious, and educational facilities, when deemed to be essential elements of a balanced neighborhood, while minimizing adverse impacts to adjacent properties.

Residential Infill (R-I) Zone. The intent and purpose of the R-I zone is to designate certain residential areas within the City that may best facilitate smaller-sized, low-density residential developments that accommodate attached and detached residential dwelling types and allow for sufficient design flexibility in order to utilize unique physical land characteristics such as size, shape, and configuration while preserving the nature of single-family neighborhoods.

Multiple-Family Residential, Medium Density (R-M-M) Zone. The intent and purpose of the R-M-M zone is to designate certain areas within the City that may best facilitate the development of medium-density residential housing types such as multifamily residential housing, including detached and attached dwellings, apartment complexes, and other compatible uses of land that can serve as a transition between more intense residential uses of land and single-family residential neighborhoods. The R-M-M zone can provide compatible development along principal streets and highways, and in transitional areas can provide for developments and uses of land closely related to multifamily residential characteristics best suited to carry out the needs of the community. Other compatible uses of land may include public, semipublic, institutional, and other transitional land uses which may contribute to a variety of community needs and may not necessarily be compatible with solely residential or limited commercial uses.

Multiple-Family Residential, High Density (R-M-H) Zone. The intent and purpose of the R-M-H zone is to designate certain areas in the City that may best accommodate high-density residential housing types, such as townhouses, condominiums, and apartments primarily along major street corridors, near major activity centers, and adjacent to large-scale commercial developments to act as a transitional zone.

Planned Residential Unit Development (PUD) Zone.

Purpose. The intent and purpose of the PUD zone is to principally designate and distinguish certain areas within the City that can best be utilized to attain the following:

To create a better living environment;

ii.

To promote the achievement of residential land use amenities that could not otherwise be obtained under more conventional methods and development;

iii.

To achieve greater design flexibility of residential acreage than could otherwise be possible through the application of more conventional residential zone regulations;

iv.

To encourage well-planned developments through more creative, innovative, and imaginative planning principles, practices, and techniques;

To reserve a greater proportion of open space land for recreation, conservation, park, and other similar kinds of use facilities than is otherwise required by more conventional residential zone regulations;

vi.

To provide for a more efficient, appropriate, and desirable use of land which is sufficiently unique in its physical characteristics and other circumstances to warrant special methods of development;

vii.

To provide areas of natural scenic beauty, vistas, landmarks, promontories, and other environmental features through integrated land planning, design, and unified control of physical development patterns; and

viii.

To set forth use regulations and property development regulations that will best assure that the intent and purpose of this Chapter are carried out.

The PUD zone is a land use classification which, in part, assists in the implementation of the residential land use, housing, and environmental elements of the General Plan. It is a zone classification designed to be applied on selective areas of the community where the land is of sufficient size, shape, and configuration, and possesses the characteristics to warrant a planned residential unit development. The development of property herein shall be determined by and subject to a Conditional Use Permit in accordance with Section 18.05.030 (Conditional Use Permits).

(Ord. 1201, 12/9/2025)

§ 18.11.020 Use Regulations for Residential Zones.

Table 18.11.020.A (Allowed Uses and Regulations in Residential Zones) establishes the uses allowed in each residential zone and the land use permit required to establish each use. Section numbers in the right-hand column refer to other sections of this Title. Uses of land and development which are not specifically permitted are hereby expressly prohibited. In cases where a specific land use or activity is not defined, the Zoning Administrator shall assign the land use or activity to a classification that is substantially similar in character as provided in Section 18.01.050 (Interpretation of Regulations).

Symbol	Permit Requirement	Procedure Section
P	Permitted, Zoning Consistency Review, and Certificate of Occupancy required	§ 18.05.060
AUP	Administrative Use Permit required	§ 18.05.020
CUP	Conditional Use Permit required	§ 18.05.030
—	Use Not Allowed

Table 18.11.020.A Allowed Uses and Regulations in Residential Zones
Land Use	R-E	S-F	R-I	R-M-M	R-M-H	PUD	Additional Regulations
Residential Uses
Assisted Living	—	—	—	CUP	CUP	—
Employee Housing	P	P	P	P	P
Foster Care Homes <3 foster children	P	P	—	—	—	—
Foster Care Homes >4 foster children	CUP	CUP	—	—	—	—
Group Home (<6 persons)	P	P	P	P	P	P	Subject to a Group Home Permit in all residential zones where this use is Permitted. See Section 18.22.120 (Group Homes).
Group Home (7+ persons)	—	—	—	CUP	CUP	—
Mobile Home Parks	CUP	CUP	CUP	CUP	CUP	CUP
Residential Care Facility (7+ persons)	CUP	CUP	CUP	CUP	CUP	CUP
Residential Care Facility (<6 persons)	P	P	P	P	P	P	Residential Care Facilities (less than 6 persons) constitute a residential use and are subject only to those restrictions that apply to other residential uses of the same type in the same zone
Residential Dwelling Types	See subclassification below.
Single-Unit Dwelling	P	P	P	P	P	P
Two-Unit Dwelling (SB 9 Projects)	P	P	P	—	—	—	Refer to Government Code Section 65852.21 for additional procedures and requirements applicable to all residential zones where this use is Permitted
Multifamily Dwelling	—	—	—	P	P	—	Section 18.05.060A (Zoning Consistency Review)
Single Room Occupancy Units	—	—	CUP	P	P	—	Section 18.22.190 (Single Room Occupancy)
Sober Living Home (<6 persons)	P	P	P	P	P	—	Subject to a Group Home Permit in all residential zones where this use is Permitted. See Section 18.22.120 (Group Homes)
Sober Living Home (7+ persons)	—	—	—	CUP	CUP	—
Supportive Housing	P	P	P	P	P	P	Supportive Housing and Transitional Housing constitute a residential use and are subject only to those restrictions that apply to other residential uses of the same type in the same zone
Transitional Housing	P	P	P	P	P	P
Communication and Utilities
Electric Distribution Substations	CUP	CUP	CUP	CUP	CUP	CUP
Water Facilities	CUP	CUP	CUP	CUP	CUP	CUP
Wireless Tele-communication Facilities	CUP	CUP	CUP	CUP	CUP	CUP	Section 18.22.200 (Tele-communication Facilities)
Public and Semi-Public
Community Assembly	CUP	CUP	CUP	CUP	CUP	CUP
Day Care Centers	AUP	AUP	AUP	AUP	AUP	AUP
Educational Institutions, Private	AUP	AUP	—	AUP	AUP	—
Recreational Facility	—	AUP	—	AUP	AUP	AUP
Other Uses
Accessory Buildings and Uses	P	P	P	P	P	P
Accessory Dwelling Unit	P	P	P	P	P	P	Section 18.22.030 (Accessory Dwelling Units)
Cottage Food Operations	See Section 18.22.090 (Cottage Food Operations)
Family Day Care Homes, Small or Large	P	P	P	P	P	P	Section 18.22.110 (Family Day Care Homes) Health and Safety Code Chapter 3.6, §§ 1597.30 — 1597.622, Family Day Care Homes
Farms	P	P	P	P	P	P
Home Occupations	See Section 18.22.130 (Home Occupations)
Microenterprise Home Kitchen Operations	See Section 18.22.140 (Microenterprise Home Kitchen Operations). Refer to Health and Safety Code Section 114367 et seq., Los Angeles County Code Title 8 Consumer Protection, Business and Wage Regulations and Title 11 Health and Safety
Temporary Uses	See Section 18.05.040 (Temporary Use Permits)

(Ord. 1201, 12/9/2025)

§ 18.11.030 Development Standards for Residential Zones.

Applicability. The provisions of this Section shall apply to residential development in residential zones as established in Table 18.11.030.A (Development Standards — Residential Zones), with the exceptions and additional standards as listed in this Section. Letters in parentheses refer to additional development standards that immediately follow the table.

Table 18.11.030.A Development Standards — Residential Zones
Standard	R-E	S-F	R-I	R-M-M	R-M-H	Reference
Lot Standards
Lot Area, minimum	15,000 square feet	6,000 square feet	4,200 square feet	12,500 square feet		Section 18.26.030 (Measuring Area, Lot Width, and Depth)
Lot Width, minimum	100 feet	50 feet	40 feet	60 feet
Lot Depth, minimum	150 feet	100 feet	70 feet	100 feet
Lot Coverage, maximum	35%	40%	40%	50%		Section 18.26.070 (Calculating Lot Coverage)
Floor Area Ratio	0.5	0.5	0.5	N/A		Section 18.26.080 (Calculating Floor Area Ratio [FAR])
Setback Standards
Front, minimum (a)	30 feet	20 feet	20 feet	15 feet		Section 18.26.060 (Measuring Setbacks)
Side, street, minimum (a)	10 feet	5 feet		10 feet
Side, interior, minimum	5 feet
Rear, first story, minimum	5 feet		5 feet	10 feet
Rear, second story, minimum	7 feet		5 feet	10 feet
Separation between Structures Standards
From accessory structures, minimum	5 feet with the separation of any roof eaves at least 3 feet					Section 18.26.020 (Measuring Distances)
From other habitable buildings on the same lot, minimum	10 feet					Section 18.26.020 (Measuring Distances)
Building Height Standards
Building Height, maximum (b)	26 feet			42 feet		Section 18.26.040 (Measuring Height)
Density Standards
Dwelling Unit Density, maximum	1 DU/lot		1 DU/lot	14 DU/acre	30 DU/acre	Section 18.26.090 (Calculating Dwelling Unit Density)
Private Open Space Standards
Area of private open space per dwelling unit, minimum	N/A			For townhomes with <50 units: 200 square feet with a minimum 100 square feet on the ground floor and the option of 100 square foot balcony. For townhomes with >50 units: 200 square feet per unit shall be located at the ground floor only. For all other multifamily dwelling units: 80 square feet per unit.		Section 18.11.040 (Design Standards for Residential Buildings) for Private Open Space requirements
Common Open Space Standards
Area of common open space per dwelling unit, minimum	N/A			For developments with > 50 units: 200 square feet per unit.		Section 18.11.040 (Design Standards for Residential Buildings) for Common Open Space requirements

Notes:
(a)	Subject to Section 18.18.110 (Visibility at Driveways and Intersections).
(b)	Up to 6 feet additional height shall be permitted for roof elements that match and/or complement the architectural style, color, material, and finish of the primary building, such as parapets, chimneys, cupolas, skylights, or similar elements, as approved by the Zoning Administrator.

(Ord. 1201, 12/9/2025)

§ 18.11.040 Design Standards for Residential Buildings.

Applicability.

The provisions of this Section shall apply to all residential buildings in any zone, including, but not limited to, a residential building in a commercial zone, or the residential component in a mixed-use building, with the exceptions and additional standards as listed in this Section. In the event of a conflict, the more stringent standard shall apply.

For commercial buildings, including the commercial component in a mixed-use building, the provisions of Section 18.12.050 (Design Standards for Commercial Buildings) shall apply.

The provisions of this Section shall also apply to residential projects using objective standards. The Zoning Administrator may allow 10% deviation from the design standards of this Section. Proposals seeking to deviate greater than 10% may make an application for a Conditional Use Permit in accordance with Section 18.05.030 (Conditional Use Permits). The Planning Commission must make the findings for a Conditional Use Permit as provided in Section 18.05.030E.

Design Standards for Residential Buildings.

Accessory Structures.

Accessory structures may be attached or detached from the primary residential building and include, but are not limited to, garages, carports, sheds, gazebos, porches, cabanas, covered patios, and greenhouses.

Accessory dwelling units, whether attached or detached, shall comply with the provisions of Section 18.22.030 (Accessory Dwelling Units).

If attached, accessory structures shall be attached to the primary residential building by a common wall of at least five feet in length.

Accessory structures shall not exceed a height of 16 feet.

Accessory structures shall maintain a minimum four-foot setback from rear and side property lines and a minimum five-foot setback from any other building or structure on the same lot.

Architectural styles. Each residential building, inclusive of additions and renovations to the building, shall be consistent with a singular architectural style and its associated materials, finishes, and colors.

Building Entries. All primary residential building entries with frontage along a street shall be visible from the street, be oriented towards the street, and provide a pedestrian walkway to the public sidewalk. Entries in multifamily residential buildings with no frontage along a street, with the exception of back-of-house entries, shall be oriented towards common areas, such as courtyards, plazas, and paseos. Every primary residential building entry shall incorporate a minimum of two of the following design features:

A roofed element over the entry, such as a portico, awning, canopy, trellis, or overhang.

A change in roof height from the rest of the building façade, such as a tower element.

A projected or recessed area, such as a porch, terrace, or stoop.

Bedrooms. All bedrooms must be connected via a common hallway.

Façade Articulation. All façades of a residential building shall receive equivalent architectural detailing and articulation utilizing similar and complementary application of materials and modulation.

Façade Articulation, Blank Façades. Residential building façades without the use of windows or doors shall not span a continuous horizontal length or vertical height greater than 10 feet.

Façade Articulation, Corners. Materials shall wrap all exterior corners of every residential building by a minimum of two feet in length. In addition, multifamily residential buildings with frontage along two intersecting public streets shall incorporate a minimum of one of the following design features at the building's corner:

A building façade projection or recess, such as a wrap-around porch, corner bay window, recessed corner entry, corner overhang, or similar corner element.

A change in roof height from the rest of the building façade, in addition to a change in material, finish, or color from the rest of the building façade.

Façade Colors. With the exception of applications to façade trim or accent detailing, but not inclusive of a façade's base color, prohibited façade colors shall include those colors defined, described, marketed, sold, or distributed with terms such as neon, fluorescent, luminescent, iridescent, ultra-violet, electric, metallic, glow, Day-Glo, and similar terms.

Façade Modulation. Multifamily residential building façades with frontage along a street shall provide a minimum of one façade break measuring at least two feet deep by eight feet long from ground to sky such that no façade exceeds a continuous length of 100 feet, as illustrated in Figure 18.11.040.A.

Figure 18.11.040.A Residential Façade Modulation

10.

Façade Hierarchy. Residential buildings of three or more stories in height shall incorporate one of the following design features:

A change in façade material and color between the ground floor and the upper floors, where the ground floor is distinguished through the application of brick, stone, concrete, wood, or similar material or color, and the upper floors vary in material and color from the ground floor.

Recess or projection of the upper floors from the ground floor for a minimum of three feet in depth.

11.

Ground Floor Transparency. Ground floor residential building façades with frontage along a street and visible from a street shall include windows and doors for a minimum of 25% of the ground floor façade area. The use of tinted, mirrored, or reflective glass is prohibited.

12.

Open Space, Common. For multifamily residential developments, common open space shall comply with the following:

Shall provide the minimum area for common open space per Table 18.11.030.A (Development Standards — Residential Zones).

Shall be for the common use of all residents of dwelling units in a residential development and shall be conveniently located and accessible to all residents of dwelling units in a residential development.

May be an indoor or outdoor area and may include, but is not limited to, terraces, courtyards, plazas, usable landscaped areas, swimming pools, picnic/barbeque areas, sports courts, recreational rooms, game areas, dog wash area, playgrounds, or other similar common open space areas that allow for public leisure, recreation, and/or gathering.

Ground-mounted building or mechanical equipment, such as air conditioning units, heaters, or utility boxes, shall not occupy required common open space area.

Shall provide at least one contiguous area with a minimum area of 200 square feet and a minimum length and width of 10 feet.

Shall provide at least one outdoor portion, which shall be landscaped for a minimum of 25% of the total required common open space area and provide a minimum of one 24-inch box tree for every 500 square feet of landscaped area. The outdoor area shall provide a minimum of two of the following amenities:

Dog park.

ii.

Patio area with barbeque amenity.

iii.

Pool.

iv.

Patio area with seating.

Playground.

13.

Open Space, Private. For all multifamily residential buildings, private open space shall comply with the following:

Shall provide the minimum area for private open space per Table 18.11.030.A (Development Standards — Residential Zones).

Shall be for the exclusive use of a single dwelling unit and shall be contiguous to and directly accessible from the dwelling unit.

For ground floor units, there shall be a ground-level outdoor area that is enclosed by a fence or wall of a minimum height of three feet.

Shall maintain a minimum length and width of five feet.

14.

Roofs. Roofs shall maintain a consistency of a singular style characterized by shape, slope, pitch, and material. Accessory structures within single-family residential developments; garages, carports, porte cocheres, and front porches shall match and complement the shape, slope, pitch, and material of the primary building. Use of sheet metal and plastic panels for roofing shall be prohibited.

15.

Windows, Alignment. Windows shall not directly align with windows of adjacent dwelling units. Windows located within 20 feet of an adjacent dwelling unit shall be horizontally offset a minimum of 12 inches from windows of adjacent dwelling units so as not to produce a direct line-of-sight into adjacent dwelling units, as illustrated in Figure 18.11.040.B. In addition, windows located on upper floors within 20 feet of an adjacent dwelling shall incorporate the use of landscaping to obscure the view.

Figure 18.11.040.B Residential Window Alignment

16.

Windows, Detailing. All windows shall either be recessed a minimum of two inches from the building façade or shall provide a trim of a minimum of two inches in depth. Windows with frontage along a street shall incorporate a minimum of one of the following design features:

Sills, aprons, or lintels.

Shutters, awnings, or trellises.

Faux balconies or window planter boxes.

Decorative grillwork.

(Ord. 1201, 12/9/2025)

§ 18.11.050 Supplemental Citywide Standards.

The applicable standards in Division 4 (Supplemental Citywide Standards) of this Title shall also apply to residential development.

(Ord. 1201, 12/9/2025)

§ 18.12.010 Purpose and Applicability.

The purpose of the commercial zones is to provide for the employment, shopping, services, and resource needs of residents, property owners, employees, and visitors to the City. The intent of the commercial zones is to provide distinct regulations for size, intensity, and design to reflect the variety of desired development patterns. The purpose and applicability of each commercial zone identified in Table 18.10.010.A (Zones, Overlay Zones, and Specific Plans) are as follows:

General Commercial (C-G) Zone. The intent and purpose of the C-G zone is to designate areas within the City for providing a full range and wide variety of retail commercial stores and service establishments along major corridors to serve residents and the broader community. The C-G zone should be protected from uses of land that are more compatible with industrial activities.

Community Commercial (C-C) Zone. The intent and purpose of the C-C zone is to designate certain areas for the development of neighborhood shopping areas and individual or multi-tenant development, adjacent to or within residential neighborhoods of the City. Neighborhood shopping areas shall provide commercial goods and services appropriate and compatible with the residential area and patterns of development. The C-C zone should provide for land uses and development that provide a convenient neighborhood commercial function to serve surrounding residential neighborhoods.

Commercial Manufacturing (C-M) Zone. The intent and purpose of the C-M zone is to designate certain areas of the City for the development of general commercial uses with functions that involve wholesaling and limited manufacturing uses. The C-M zone should provide for land uses and development that does not conflict with adjacent properties while acting as a buffer near more intensive uses.

Professional Administrative (P-A) Zone.

Purpose. The intent and purpose of the P-A zone is to designate certain areas within the City for the use and development of business office centers and complexes; institutional, professional, and administrative facilities; and other similar uses of land specializing in the rendering of services. The zone classification is designed to be applied on areas of the community of a general business nature and to limit and restrict uses of land wherein the general development of mixed commercial uses would not be appropriate or compatible.

Applicability. Application of the P-A zone must be clearly defined and protected from the encroachment of land uses and development that do not exhibit or perform a service rendering function and purpose.

Commercial Planned Development (CPD) Zone.

Purpose. The intent and purpose of the CPD zone is to provide for a more efficient, appropriate, and desirable commercial use of land which integrates land planning, design, and physical characteristics sufficiently unique, creative, innovative, and imaginative in nature and scope and to provide for the unified control of architectural design features and a method by which existing deteriorating commercial activity can be revitalized through both private and public interests.

Applicability. In order to qualify for application of the CPD zone, land must first be recognized in the commercial land use element of the General Plan; be of sufficient size, shape, and configuration for the division of land and interests in common; and demonstrate a clear need for revitalization and commercial land use distributions that cannot be adequately provided for in the P-A, C-N, C-C, or C-G zones. The development of property herein shall be determined by and subject to a Conditional Use Permit.

(Ord. 1201, 12/9/2025)

§ 18.12.020 Use Regulations for Commercial Zones.

Commercial Zoning Land Uses and Permit Requirements. Table 18.12.020.A (Allowed Uses and Regulations in Commercial Zones) establishes the uses allowed in each commercial zone and the land use permit required to establish each use. Section numbers in the right-hand column refer to other sections of this Title. Additional permit requirements may apply per Subsection B (New Development and Additions in Commercial Zones Permit Requirements). Uses of land and development which are not specifically permitted are hereby expressly prohibited. In cases where a specific land use or activity is not defined, the Zoning Administrator shall assign the land use or activity to a classification that is substantially similar in character as provided in Section 18.01.050 (Interpretation of Regulations). Retail and Commercial Uses and Professional and Personal Services Uses shall be conducted entirely within an enclosed building except as otherwise permitted in this Section. Outdoor storage is prohibited in all commercial zones.

Symbol	Permit Requirement	Procedure Section
P	Permitted, Zoning Consistency Review, and Certificate of Occupancy required.	§ 18.05.060
AUP	Administrative Use Permit required.	§ 18.05.020
CUP	Conditional Use Permit required.	§ 18.05.030
—	Use Not Allowed	—

Table 18.12.020.A Allowed Uses and Regulations in Commercial Zones
Land Use	P-A	C-M	C-C	C-G	CPD	Additional Regulations
Residential Uses and Lodging
Hotels and Motels	—	—	—	CUP	—
Residential Uses	See subclassifications below.
Assisted Living	CUP	—	CUP	CUP	—
Live-Work	—	—	—	AUP	AUP	Live/work lofts permitted in vertical mixed-used developments only with direct access to street
Multifamily Dwelling	P	—	P	P	P	Permitted as a standalone use or as part of a mixed-use development Multifamily dwellings as part of a mixed-use development are only permitted above the first floor Section 18.05.060A (Zoning Consistency Review)
Communication and Utilities
Electric Distribution Substation	CUP	—	CUP	CUP	—
Wireless Telecommunication Facilities	CUP	CUP	CUP	CUP	CUP	Section 18.22.200 (Telecommunication Facilities)
Assembly, Manufacturing, and Repairs
Appliance Repair Services	—	P	—	—	—
Assembly and Packaging of Non-Hazardous Products	—	P	—	—	—
Minor Manufacturing	—	P	—	—	—
Recycling Collection Center	—	CUP	—	CUP	—	Section 18.22.170 (Recycling Facilities)
Reverse Vending Machine	—	CUP	CUP	CUP	—	Section 18.22.170 (Recycling Facilities)
Public/Semi-Public Uses
Community Assembly	CUP	—	CUP	—	—
Community Clinic	P	P	P	P	P
Medical Clinic	AUP	AUP	AUP	AUP	AUP
Medical Facilities/Hospitals	CUP	—	—	CUP	—
Medical Offices — Specialist Services	AUP	—	AUP	AUP	AUP
Trade Schools	CUP	CUP	—	CUP	CUP
Retail and Commercial Uses
Adult Uses	—	P	—	—	—	Section 18.22.040 (Adult-Oriented Businesses)
Animal Hospitals	—	P	P	P	—
Automated Teller Machines, Freestanding Drive-Through	AUP	AUP	—	AUP	AUP	Permitted only in conjunction with a Bank or Financial Service Section 18.22.070 (Automated Teller Machine (ATM)) Section 18.22.100 (Drive-Through Establishments)
Automobile Parts and Accessories Stores	—	AUP	AUP	AUP	AUP
Bank and Financial Services	P	P	—	P	P
Barbershops and Beauty Shops	AUP	—	AUP	AUP	AUP	Distance requirement of 1,000 feet between property lines of the same use
Commercial Recreation	—	—	CUP	CUP	CUP	Use may include limited outdoor operation subject to the regulation in Chapter 18.21 (Performance Standards for Non-Residential Uses)
Discount Clothing Store	—	CUP	CUP	CUP	CUP
Dollar Store	—	CUP	CUP	CUP	CUP
Drive-Through Business	—	—	CUP	CUP	CUP	Section 18.22.100 (Drive-Through Establishments)
Drugstore			CUP	CUP	CUP
Dry Cleaning and Laundry Establishments	P	—	P	P	P
Eating and Drinking Establishments	See subclassifications below.					Section 18.22.160 (Outdoor Dining)
Bars	—	—	—	CUP	CUP
Brewery	—	CUP	CUP	CUP	CUP
Restaurant, Full-Service	P	P	P	P	P	Section 12.22.050 (Alcohol Sales)
Restaurant, Limited-Service (Fast Food)	P	P	P	P	P
Food and Beverage Sales	—	P	P	P	P
Fortune Telling	—	—	—	CUP	—	This use shall only be operated between 7 a.m. and 10 p.m. and shall not be conducted within 1,000 feet of another such use or an Adult Use
Grocery Stores	—	—	P	P	P
Galleries, Works of Art and Collections	P	—	—	P	P
Laundromats	—	—	AUP	AUP	AUP
Massage Establishments	—	—	—	CUP	—	Section 18.22.150 (Massage Establishments)
Nail Salon	—	AUP	AUP	AUP	AUP	Distance requirement of 1,000 feet between property lines of the same use
Nightclubs/Banquet Hall	—	—	—	CUP	—
Shoe Warehouse Retail Store	—	CUP	CUP	CUP	CUP
Studios	—	—	AUP	AUP	AUP
Offices	See subclassifications below.
Business Offices and Services	P	P	P	P	P
Medical and Dental Laboratories	AUP	AUP	—	AUP	—
Medical Offices — Specialist Services	—	—	AUP	AUP	AUP
Physical Fitness Clubs	See subclassifications below.
< 10,000 square feet	—	AUP	—	AUP	AUP
>10,000 square feet	—	CUP	—	CUP	CUP
Retail and Merchandise, General	P	P	P	P	P
Self-Storage Facility	CUP	—	—	—	—	Shall not be conducted within 1,000 feet of another self-storage facility
Tattoo Shops	—	P	P	P	—	Distance requirement of 1,000 feet between property lines of the same use
Theaters	—	—	—	CUP	CUP
Vehicle Sales and Services	See subclassification below.
Automobile Gas Station	—	CUP	CUP	CUP	CUP
Carwashes	—	CUP	CUP	CUP	CUP	Permitted only in conjunction with an Automobile Gas Station
Automobile Renting	—	—	—	CUP	—	Use shall have a minimum lot size of 20,000 square feet
New/Used Vehicles Leasing and Sales: Passenger, Commercial Trucks, Boats, Motorcycles, RVs, and Trailers	—	CUP	—	CUP	—	Use shall have a minimum lot size of 20,000 square feet On-premises car washing, cleaning, and repairs prohibited
Other Uses
Accessory Uses	See subclassifications below.
Automated Teller Machines, Wall-Mounted	See Section 18.22.070 (Automated Teller Machine [ATM])
Cottage Food Operations	See Section 18.22.090 (Cottage Food Operations)
Home Occupations	See Section 18.22.130 (Home Occupations)
Instructional Tasting, Off-Sale	See Section 18.22.050 (Alcohol Sales)
Microenterprise Home Kitchen Operations	See Section 18.22.140 (Microenterprise Home Kitchen Operations) Refer to Health and Safety Code Section 114367 et seq. Los Angeles County Code Title 8 Consumer Protection, Business and Wage Regulations and Title 11 Health and Safety
Off-Sale Alcohol	—	— CUP	CUP	CUP	CUP	Section 18.22.050 (Alcohol Sales)
On-Sale Alcohol	—	CUP	CUP	CUP	CUP	Section 18.22.050 (Alcohol Sales)
Temporary Uses	See Section 18.05.040 (Temporary Use Permits)
Vending Machines and Lockers	—	—	—	P	—	Section 18.22.220 (Vending Machines and Lockers)

New Development and Additions in Commercial Zones Permit Requirements. All new development and additions in the commercial zones are permitted in accordance with Table 18.12.020.B (New Development and Additions in Commercial Zones — Permits and Approvals).

Table 18.12.020.B New Development and Additions in Commercial Zones — Permits and Approvals
Square Footage of New Development or Addition
<999 sq. ft.	Zoning Consistency Review (ZCR)
1,000-2,499 sq. ft.	Administrative Use Permit (AUP)
>2,500 sq. ft.	Conditional Use Permit (CUP)

Nonpermitted Uses. The following uses are expressly prohibited in the commercial zones:

Automobile repair facilities.

Building materials supply store.

Carwashes, standalone — Automatic or coin-operated.

Check cashing establishments.

(Ord. 1201, 12/9/2025)

§ 18.12.030 Development Standards for Commercial Zones.

Applicability. The provisions of this Section shall apply to commercial development in commercial zones as established in Table 18.12.030.A (Development Standards — Commercial Zones), with the exceptions and additional standards as listed in this Section. Letters in parentheses refer to additional development standards that immediately follow the table.

For multifamily residential development in a commercial zone or mixed-use overlay zone on a lot with an area greater than 20,000 square feet, the provisions of the applicable R-M zone in Section 18.11.030 (Development Standards for Residential Zones) shall apply.

For infill multifamily residential development in a commercial zone or mixed-use overlay zone on a lot with an area of 20,000 square feet or less, the provisions of Section 18.12.040 (Development Standards for Multifamily Residential Development in Commercial Zones) shall apply.

Table 18.12.030.A Development Standards — Commercial Zones
Standard		P-A		C-C	C-G	C-M	Reference
Lot Standards
Lot Area, minimum		10,000 square feet			15,000 square feet	20,000 square feet	Section 18.26.030 (Measuring Area, Lot Width, and Depth)
Street Frontage, minimum		50 feet					Section 18.26.050 (Measuring Street Frontage)
Lot Coverage, maximum		60%					Section 18.26.070 (Calculating Lot Coverage)
Setback Standards
Front (a)		5 feet minimum					Section 18.26.060 (Measuring Setbacks)
Side, street, minimum (a)		5 feet
Side, interior, minimum:		As noted below:
•	Abutting non-residential	•	5 feet, and an additional 5 feet for each story greater than 2, up to 20 feet
•	Abutting residential	•	15 feet for first and second story, and 20 feet for third story and above
Rear, minimum:		As noted below:
•	Abutting non-residential	•	5 feet
•	Abutting residential	•	15 feet for first and second story, and 20 feet for third story and above
FAR Standards
Floor Area Ratio, maximum		2.5 FAR					Section 18.26.080 (Calculating Floor Area Ratio [FAR])
Building Height Standards
Building Height, maximum		45 feet			55 feet		Section 18.26.040 (Measuring Height)
Open Space Standards
Publicly Accessible Open Space, minimum		5% of the gross floor area for commercial developments with a gross floor area greater than 75,000 square feet					Section 18.12.050 (Design Standards for Commercial Buildings) for Publicly Accessible Space requirements

Notes:
(a)	Subject to Section 18.18.110 (Visibility at Driveways and Intersections).

(Ord. 1201, 12/9/2025)

§ 18.12.040 Development Standards for Multifamily Residential Development in Commercial Zones.

Purpose. The purpose of this Section is to provide standards for multifamily residential development in commercial zones thereby encouraging the use of otherwise unused or underutilized commercial land in a way that promotes more vibrant, balanced, and complete communities with housing and jobs.

Applicability. The provisions of this Section shall apply to multifamily residential development on lots in commercial zones that meet all of the following criteria:

Vacant or underutilized lots with an area of 20,000 square feet or less.

Lots bounded on at least two sides by existing development.

Development Standards for Multifamily Residential Development in Commercial Zones. Multifamily residential development in commercial zones shall comply with Table 18.12.040.A (Development Standards — Multifamily Residential Development in Commercial Zones) with the exceptions and additional standards listed in this Section.

For residential buildings, including a residential building in a commercial zone or the residential component in a mixed-use building, the provisions of Section 18.11.040 (Design Standards for Residential Buildings) shall apply.

Table 18.12.040.A Development Standards — Multifamily Residential Development in Commercial Zones
Standard			Reference
Lot Standards
Lot Area, maximum	20,000 square feet		Section 18.26.030 (Measuring Area, Lot Width, and Depth)
Lot Width, minimum	Same as underlying base zone
Lot Depth, minimum	Same as underlying base zone
Lot Coverage, maximum	75%		Section 18.26.070 (Calculating Lot Coverage)
Floor Area Ratio	2.0		Section 18.26.080 (Calculating Floor Area Ratio [FAR])
Setback Standards
Front, minimum (a)	5 feet		Section 18.26.060 (Measuring Setbacks)
Side, street, minimum (a)	5 feet
Side, interior, minimum	•	1st and 2nd story: 5 feet
Side, interior, minimum	•	3rd story, 10 feet
Rear, minimum	•	1st and 2nd story: 5 feet
Rear, minimum	•	3rd story, 10 feet
Separation between Structures Standards
From detached accessory structures, minimum	The provisions for R-M-H in Section 18.11.030 (Development Standards for Residential Zones) shall apply		Section 18.26.020 (Measuring Distances)
From other habitable buildings on the same lot, minimum			Section 18.26.020 (Measuring Distances)
Building Height Standards
Building Height, maximum (b)	42 feet		Section 18.26.040 (Measuring Height)
Density Standards
Dwelling Unit Density, maximum	30 du/ac		Section 18.26.090 (Calculating Dwelling Unit Density)
Private Open Space Standards
Area of Private Open Space per Dwelling Unit, minimum	The provisions for R-M-H in Section 18.11.030 (Development Standards for Residential Zones) shall apply		Section 18.11.040 (Design Standards for Residential Buildings) for Private Open Space requirements
Common Open Space Standards
Area of Common Open Space per Dwelling Unit, minimum	The provisions for R-M-H in Section 18.11.030 (Development Standards for Residential Zones) shall apply		Section 18.11.040 (Design Standards for Residential Buildings) for Common Open Space requirements

Notes:
(a)	Subject to Section 18.18.110 (Visibility at Driveways and Intersections).
(b)	Up to 6 feet additional height shall be permitted for roof elements that match and/or complement the architectural style, color, material, and finish of the primary building, such as parapets, chimneys, cupolas, skylights, or similar elements, as approved by the Zoning Administrator.

(Ord. 1201, 12/9/2025)

§ 18.12.050 Design Standards for Commercial Buildings.

Applicability.

The provisions of this Section shall apply to all commercial buildings in any zone, including, but not limited to, the commercial component in a mixed-use building, with the exceptions and additional standards as listed in this Section. In the event of a conflict, the more stringent standard shall apply.

Exceptions or modifications to the design standards of this Section may be granted as specifically stated or subject to the approval of the Zoning Administrator, where they find that an alternative design has been incorporated to meet the overall design intent of the standard.

Design Standards for Commercial Buildings.

Building Entries. Commercial building facades with frontage along a street shall provide a minimum of one primary ground floor building entry for every 100 feet of frontage. All primary building entries shall be visible from the street, be oriented towards the street, and provide a pedestrian walkway to the public sidewalk. Building entries with no frontage along a street, with the exception of back-of-house entries, shall be oriented towards common areas, such as courtyards, plazas, and paseos. Primary building entries shall be clearly demarcated and discernable from the rest of the building through the use of a change in color or material from the rest of the façade and shall additionally incorporate a minimum of one of the following design features:

A roofed element over the entry, such as a portico, awning, canopy, trellis, or overhang.

A change in roof height from the rest of the building façade, such as a tower element.

A projected or recessed area, such as a terrace, forecourt, or gateway entry.

Flanking structural elements, such as columns or similar structures.

Façade Articulation. All facades of a commercial building shall receive equivalent architectural detailing and articulation utilizing a similar and complementary application of materials and modulation.

Façade Articulation, Blank Facades. Commercial building facades without the use of windows, doors, or other openings shall not span a continuous horizontal length or vertical height greater than 20 feet, unless it incorporates a minimum of two of the following design features, as illustrated in Figure 18.12.050.A:

Surface detailing, such as score or reveal lines and a change in color or material.

Landscaping, such as espalier, green or living walls, or other similar landscaping techniques.

Lattices, louvers, trellises, or grillwork, or other similar decorative façade applications.

Façade projections or recesses, such as pilasters.

Building signage.

Figure 18.12.050.A Commercial Façade Articulation

Façade Articulation, Corners. Materials shall wrap all exterior corners of every commercial building by a minimum of two feet in length. In addition, commercial buildings with frontage along two intersecting public streets shall provide a change in color or material to distinguish the building's corner and incorporate a minimum of one of the following design features at the building's corner:

A roofed element, such as an awning, canopy, trellis, or overhang.

A change in roof height from the rest of the building façade, such as a tower element.

A façade projection or recess, such as a corner entry or gateway entry.

A primary building entry.

Façade Colors. With the exception of applications to façade trim or accent detailing, not inclusive of a façade's base color, prohibited façade colors shall include those colors defined, described, marketed, sold, or distributed with terms such as neon, fluorescent, luminescent, iridescent, ultra-violet, electric, metallic, glow, Day-Glo, and similar terms.

Façade Modulation. Commercial building facades with frontage along a street shall provide a minimum of one façade break measuring at least five feet deep by 15 feet long from ground to sky such that façade exceeds a continuous length of 150 feet, as illustrated in Figure 18.12.050.B.

Figure 18.12.050.B Commercial Façade Modulation

Ground Floor Height. The ground floor of a commercial building shall have a minimum height of 12 feet, measured from floor to floor.

Ground Floor Transparency. Ground floor commercial building facades with frontage along a street shall include windows and doors for a minimum of 50% of the ground floor facade area. The use of tinted, mirrored, or reflective glass is prohibited.

Ground Floor Uses. For mixed-use buildings, active uses shall occupy the ground floor areas that have frontage along a street, such as:

Commercial uses, such as retail, restaurants, or other commercial services.

Office uses, such as professional/business offices.

Common residential uses, such as lobbies and recreation rooms, or similar active uses subject to the approval of the Zoning Administrator.

10.

Open Space, Publicly Accessible. For commercial and mixed-use developments, publicly accessible open spaces shall comply with the following:

Shall provide the minimum area for publicly accessible open space per Table 18.12.030.A. (Development Standards — Commercial Zones).

Shall be privately owned, improved, and maintained.

Shall provide direct access to a public right-of-way, and be usable, open, and accessible to all residents, tenants, patrons, and the public in a development at a minimum between 8 a.m. and 10 p.m.

Shall be a usable outdoor space and may include, but is not limited to, parks, plazas, courtyards, paseos, arcades, or other similar open spaces that allow for public leisure, recreation, and/or gathering.

Shall provide at least one contiguous area with a minimum area of 400 square feet and a minimum length or width of 20 feet.

Shall be landscaped for a minimum of 25% of the total area, inclusive of plants and trees.

Shall be hardscaped for a minimum of 25% of the total area.

Shall provide a minimum of one seat for every 200 square feet of the total area, where seating may be permanent or movable and may be in the form of a chair, bench, ledge, low wall, or similar usable seating arrangement.

(Ord. 1201, 12/9/2025)

§ 18.12.060 Supplemental Citywide Standards.

The applicable standards in Division 4 (Supplemental Citywide Standards) of this Title shall also apply to commercial development.

(Ord. 1201, 12/9/2025)

§ 18.13.010 Purpose and Applicability.

The purpose and applicability of each industrial zone identified in Table 18.10.010.A (Zones, Overlay Zones, and Specific Plans) are as follows:

General Industrial (I-G) Zone. The intent and purpose of the I-G zone is to designate selected areas within the City for providing a wide variety and range of heavy manufacturing, the processing of limited raw materials, large-scale assembly, warehousing and distribution uses, and wholesale activities, and may include other uses which by the nature and scope of operation more closely resemble heavy industry and large-scale industrial operations to carry out the mass production of goods and materials and provide for an employment base vital to the City as a whole. The I-G zone should provide for land uses and development that protects base employment while preventing uses that can create detrimental impacts or create a nuisance that would adversely affect the community.

Limited Industrial (I-L) Zone. The intent and purpose of the I-L zone is to designate areas within the City for providing a variety of light industrial uses, including light manufacturing, warehousing, distribution, assembly, mini-storage and storage of products, materials and equipment, repair facilities, and research and development activities in conjunction with product manufacturing and wholesaling operations. The I-L zone should provide for land uses and development in a manner that protects the base employment provided and prevents encroachment from other types of industrial uses that do not meet the intent of the I-L zone.

Industrial Planned Development (IPD) Zone.

Purpose. The intent and purpose of the IPD zone is to establish certain areas within the City that would promote desirable industrial and certain sales-related uses conducive to the physical characteristics of the land and surrounding development through development flexibility and innovative architectural design. The IPD should encourage high-quality industrial development in areas where existing unimproved land or underutilized and/or deteriorating industrial activity should be revitalized.

Applicability. In order to qualify for application of the IPD zone, land must first be designated for industrial development in the land use element of the General Plan; be of commensurate size, shape, and configuration for industrial development; and demonstrate a clear need for revitalization. The development of property herein shall be determined by and subject to a Conditional Use Permit.

(Ord. 1201, 12/9/2025)

§ 18.13.020 Use Regulations for Industrial Zones.

Industrial Zoning Land Uses and Permit Requirements. Table 18.13.020.A (Allowed Uses and Regulations in Industrial Zones) establishes the uses allowed in each industrial zone and the land use permit required to establish each use. Section numbers in the right-hand column refer to other sections of this Title. Additional permit requirements may apply per Subsection B (New Development and Additions in Industrial Zones Permit Requirements). Uses of land and development which are not specifically permitted are hereby expressly prohibited. In cases where a specific land use or activity is not defined, the Zoning Administrator shall assign the land use or activity to a classification that is substantially similar in character as provided in Section 18.01.050 (Interpretation of Regulations). Incidental outdoor storage in conjunction with the uses below shall comply with screening requirements provided in Chapter 18.21 (Performance Standards for Non-Residential Uses) and any other applicable regulations as approved with a Zoning Consistency Review (ZCR).

Symbol	Permit Requirement	Procedure Section
P	Permitted, Zoning Consistency Review, and Certificate of Occupancy required	§ 18.05.060
AUP	Administrative Use Permit required	§ 18.05.020
CUP	Conditional Use Permit required	§ 18.05.030
—	Use Not Allowed

Table 18.13.020.A Allowed Uses and Regulations in Industrial Zones
Land Use	I-L	I-G	IPD	Additional Regulations
Assembly, Manufacturing, and Processing
General Industrial	CUP	AUP	AUP
Light Industrial	AUP	P	AUP
Manufacturing of Food Products	AUP	AUP	CUP
Manufacturing of Meat, Poultry, Fish, or Similar Products	—	CUP	—	Excludes slaughterhouses
Research and Development	P	P	P
Storage, Distribution, and Warehouse
Contracting Equipment Storage and Rental Yards	—	CUP	CUP
Distribution Plants and Warehouses (a)	CUP	CUP	CUP	Neither a CUP nor Section 18.07.070 (Time for Elimination When Use or Structure Becomes Nonconforming) shall apply to Distribution and Warehouses for which the City issued a precise plan of design on or before October 26, 2021, unless the precise plan of design has been revoked under Section 18.04.090 (Revocation of Permits and Entitlements) or the precise plan of design has been terminated or changed to a new use Uses qualifying for the exception referenced herein shall instead be permitted and regulated in compliance with Section 18.05.020 (Administrative Use Permits) including modifications, revisions, or amendments to the permit
Logistics	—	CUP	—
Moving Storage Facilities	—	CUP	—
Wholesaling and Warehousing	CUP	CUP	CUP
Retail and Commercial Uses
Automobile-Related Services	See subclassification below.
Automobile Gas Stations	—	AUP	—
Automobile Repair Facilities, Minor and Major	—	CUP	CUP
Carwashes		CUP		Permitted only in conjunction with an Automobile Gas Station
Towing Service	—	CUP	—
Building Materials Supply Stores	CUP	CUP	CUP
Business Offices and Services	P	P	P
Commercial Recreation	CUP	CUP	CUP
Drive-Through Business	CUP	CUP	CUP
Eating and Drinking Establishments	See subclassification below.			Section 18.22.160 (Outdoor Dining)
Brewery	CUP	CUP	CUP	Section 18.22.050 (Alcohol Sales)
Restaurants, Full-Service	P	P	P
Restaurants, Limited-Service (Fast Food)	P	P	P
General Retail and Merchandise	AUP	AUP	AUP
Nightclubs/Banquet Hall	—	CUP	—
Physical Fitness Clubs	AUP	AUP	AUP
Theaters, Walk-In	—	—	CUP
Public and Semi-Public Uses
Community Assembly	CUP	CUP	—
Medical Facilities/Hospitals	—	—	CUP
Trade Schools	CUP	CUP	—
Communication and Utilities
Electric Distribution Substation	CUP	CUP	CUP
Public Utility Service Yards	CUP	CUP	CUP
Recycling Collection Center	CUP	CUP	—	Section 18.22.170 (Recycling Facilities)
Reverse Vending Machine	CUP	CUP	CUP	Section 18.22.170 (Recycling Facilities)
Water Facilities	CUP	CUP	CUP
Wireless Telecommunication Facilities	CUP	CUP	CUP	Section 18.22.200 (Telecommunication Facilities)
Other Uses
Accessory Uses	See subclassification below.
Automated Teller Machines (ATM)	P	P	P	ATMs shall only be located within the interior of a building Section 18.22.070 (Automated Teller Machine [ATM])
Off-Sale Alcohol	CUP	CUP	CUP	Section 18.22.050 (Alcohol Sales) Off-Sale Alcohol not permitted in conjunction with a liquor store
On-Sale Alcohol	CUP	CUP	CUP	Section 18.22.050 (Alcohol Sales)
Temporary Uses	See Section 18.05.040 (Temporary Use Permits)

Note:
(a)	Warehouse and distribution plants may include limited "fulfillment center," "parcel hub," and "logistics" activities that are incidental to the primary business conducted on the premises.

New Development and Additions in Industrial Zones Permit Requirements. All new development and additions in the Industrial Zones are permitted in accordance with Table 18.13.020.B (New Development and Additions in Industrial Zones — Permits and Approvals).

Table 18.13.020.B New Development and Additions in Industrial Zones — Permits and Approvals
Square Footage of New Development or Addition	Permit and Approval Requirement
< 2,499 sq. ft.	Zoning Consistency Review (ZCR)
2,500-7,499 sq. ft.	Administrative Use Permit (AUP)
> 7,500 sq. ft.	Conditional Use Permit (CUP)

Nonpermitted Uses. The following uses are expressly prohibited in the Industrial Zones:

Carwashes, standalone — Automatic or coin-operated.

On-site and off-site hazardous waste facilities.

Slaughterhouses.

(Ord. 1201, 12/9/2025)

§ 18.13.030 Development Standards for Industrial Zones.

Applicability. The provisions of this Section shall apply to industrial development in industrial zones as established in Table 18.13.030.A (Development Standards — Industrial Zones), with the exceptions and additional standards as listed in this Section. Letters in parentheses refer to additional development standards that immediately follow the table.

Table 18.13.030.A Development Standards — Industrial Zones
Standard		I-L		I-G	Reference
Lot Standards
Lot Area, minimum		20,000 square feet			Section 18.26.030 (Measuring Area, Lot Width, and Depth)
Street Frontage, minimum		50 feet			Section 18.26.050 (Measuring Street Frontage)
Lot Coverage, maximum		60%			Section 18.26.070 (Calculating Lot Coverage)
Setback Standards
Front, minimum (a)		15 feet			Section 18.26.060 (Measuring Setbacks)
Side, Street, minimum (a)		10 feet
Side, Interior, and Rear, minimum:		5 feet, otherwise:
•	>2 stories	•	Additional 5 feet for each story more than two, up to 20 feet
•	Abutting residential	•	20 feet, regardless of presence of alley
FAR Standards
Floor Area Ratio, maximum		0.6 FAR			Section 18.26.080 (Calculating Floor Area Ratio [FAR])
Building Height Standards
Building Height, maximum		45 feet		55 feet	See Section 18.26.040 (Measuring Height)
Open Space Standards
Publicly Accessible Open Space, minimum		None			N/A

Note:
(a)	Subject to Section 18.18.110 (Visibility at Driveways and Intersections).

(Ord. 1201, 12/9/2025)

§ 18.13.040 Design Standards for Industrial Buildings.

Applicability.

The provisions of this Section shall apply to all industrial buildings in any zone. In the event of a conflict, the more stringent standard shall apply.

Design Standards for Industrial Buildings.

Building Entries. Industrial building façades with frontage along a street shall provide a minimum of one primary ground floor building entry for every 200 feet of frontage. Primary building entries shall be visible from the street, be oriented towards the street, and provide a pedestrian walkway to the public sidewalk. Building entries, with the exception of back-of-house entries, with no frontage along a street shall be oriented towards common areas, such as courtyards, plazas, and paseos. Primary building entries shall be clearly demarcated and discernable from the rest of the building through the use of a change in color or material from the rest of the façade and shall additionally incorporate a minimum of one of the following design features:

A roofed element over the entry, such as an awning, canopy, trellis, or overhang.

A change in roof height from the rest of the building façade, such as a tower element.

A projected or recessed area, such as a gateway entry.

Façade Articulation. All façades of an industrial building shall receive equivalent architectural detailing and articulation utilizing a similar and complementary application of materials and modulation.

Façade Articulation, Blank Façades. Industrial building façades without the use of windows, doors, or other openings shall not span a continuous horizontal length or vertical height greater than 20 feet, unless it incorporates a minimum of two of the following design features, as illustrated in Figure 18.13.040.A.

Surface detailing, such as score or reveal lines and a change in color or material.

Landscaping, such as espalier, green or living walls, or other landscaping techniques.

Lattices, louvers, trellises, or other decorative façade applications.

Façade projections or recesses, such as pilasters.

Building signage.

Figure 18.13.040.A Industrial Façade Articulation

Façade Articulation, Corners. Materials shall wrap all exterior corners of every industrial building by a minimum of two feet in length. In addition, industrial buildings with frontage along two intersecting public streets shall provide a change in color or material to distinguish the building's corner and incorporate a minimum of two of the following design features at the building's corner:

A roofed element, such as an awning, canopy, trellis, or overhang.

A change in roof height from the rest of the building façade, such as a tower element.

A façade projection or recess, such as a corner entry or gateway entry.

A primary building entry.

Façade Modulation. Industrial building façades with frontage along a street shall provide a minimum of one façade break measuring at least five feet deep by 15 feet long from ground to sky such that no façade exceeds a continuous length of 200 feet, as illustrated in Figure 18.13.040.B.

Figure 18.13.040.B Industrial Façade Modulation

Façade Transparency. Industrial building façades with frontage along a street shall include windows and doors for a minimum of 50% of the facade area.

Ground Floor Height. The ground floor of an industrial building shall have a minimum height of 12 feet, measured from floor to floor.

(Ord. 1201, 12/9/2025)

§ 18.13.050 Supplemental Citywide Standards.

The applicable standards in Division 4 (Supplemental Citywide Standards) of this Title shall also apply to industrial development.

(Ord. 1201, 12/9/2025)

§ 18.14.010 Purpose and Applicability.

The purpose of this Chapter is to establish the purpose and applicability of Special Purpose Zones identified in Table 18.10.010.A (Zones, Overlay Zones, and Specific Plans) and establish allowed land uses and corresponding requirements for permits.

(Ord. 1201, 12/9/2025)

§ 18.14.020 Open Space Zone.

Purpose. The intent and purpose of the Open Space (O-S) zone are:

To principally designate and classify certain lands within the City for providing both interim and permanent open space areas;

To recognize those other open space lands generally oriented to public interests and owned or controlled by a governmental or quasi-public agency;

To recognize and restrict development and uses to such functions that primarily serve the interest of the community as a whole; and

To function and serve as the instrument by which the preservation and conservation of open space areas can be attained.

Applicability. The O-S zone is a land use classification which, in part, assists in the implementation of the environmental and public facilities elements of the General Plan. It is a zone classification designed to be applied on land for the purpose of providing permanent open space lands such as public schools, parks, recreational facilities, and other publicly oriented uses.

Application of the O-S zone must be clearly defined within the scope and purpose qualifying land for an open space function and must be protected from the encroachment of land uses and development not performing such overall function and purpose.

Use Regulations and Development Standards. Use regulations and development standards of property shall be determined by the applicable permit and additional regulations required as provided in Table 18.14.050.A (Allowed Uses and Regulations in Special Use Zones).

Supplement Citywide Standards. The applicable standards in Division 4 (Supplemental Citywide Standards) of this Title shall also apply to applicable development.

(Ord. 1201, 12/9/2025)

§ 18.14.030 Public Facilities Zone.

Purpose. The intent and purpose of the Public Facilities (P-F) zone is to recognize existing publicly owned facilities and to clearly distinguish certain areas within the City that will best facilitate the development of government- and public-related institutional activities.

Applicability. The P-F zone is a land use classification which, in part, assists in the implementation of the community facilities element of the General Plan. It is a zone classification designed to be applied on selective areas of the community most appropriately located for public and public-oriented institutional activities.

Application of the P-F zone must identify and define those specific public and/or public-oriented institutional uses, facilities, and agencies that preserve and maintain civic integrity and public services and must be fully protected from the encroachment of land uses and development which may tend to deteriorate or destroy its function and purpose.

The maximum non-residential floor area ratio is 1.0.

Supplement Citywide Standards. The applicable standards in Division 4 (Supplemental Citywide Standards) of this Title shall also apply to applicable development.

(Ord. 1201, 12/9/2025)

§ 18.14.040 Parking Zone.

Purpose. The intent and purpose of the Parking (P) zone is to designate selected areas within the City which assist in the implementation of multiple General Plan land use designations including commercial, public facilities, and industrial.

Applicability.

The P zone is limited to property that was previously zoned B, buffer zone, in which the use and development property was restricted to off-street parking areas and related purposes but is no longer in effect.

Application of the P zone must identify and define the specific communication, or utility uses which maintain the integrity of the applicable General Plan land use designation.

Supplement Citywide Standards. The applicable standards in Division 4 (Supplemental Citywide Standards) of this Title shall also apply to applicable development.

(Ord. 1201, 12/9/2025)

§ 18.14.050 Use Regulations.

Table 18.14.050.A (Allowed Uses and Regulations in Special Use Zones) establishes the uses allowed in each zone identified as a special use zone category in Table 18.10.010.A (Zones, Overlay Zones, and Specific Plans) and the land use permit required to establish each use. Section numbers in the right-hand column refer to other sections of this Title. Uses of land and development which are not specifically permitted are hereby expressly prohibited. In cases where a specific land use or activity is not defined, the Zoning Administrator shall assign the land use or activity to a classification that is substantially similar in character as provided in Section 18.01.050 (Interpretation of Regulations).

Symbol	Permit Requirement	Procedure Section
P	Permitted, Zoning Consistency Review, and Certificate of Occupancy required.	§ 18.05.060
AUP	Administrative Use Permit required.	§ 18.05.020
CUP	Conditional Use Permit required.	§ 18.05.030
—	Use Not Allowed

Table 18.14.050.A Allowed Uses and Regulations in Special Purpose Zones
Land Use	O-S	P-F	P	Additional Regulations
Public and Semi-Public
Educational Institutions, Public	P	P	—
Public Services, General		AUP	—
Public Recreation and Open Space	P	—	—
Communication and Utilities
Electric Distribution Substations	—	—	—
Flood Control Facilities	P	P	—
Public Parking Lots and Structures	—	P	P
Public Utility Facilities and Structures	AUP	AUP	—
Water Facilities	—	—	CUP
Wireless Telecommunication Facilities	AUP	AUP	AUP	Section 18.22.200 (Telecommunication Facilities)
Other
Temporary Uses	See Section 18.05.040 (Temporary Use Permits)

(Ord. 1201, 12/9/2025)

§ 18.15.010 Purpose and Applicability.

The purpose of this Chapter is to establish the purpose and applicability of overlay zones identified in Table 18.10.010.A (Zones, Overlay Zones, and Specific Plans) and provide additional regulations to address special or unique needs or characteristics of certain geographic areas in the City.

(Ord. 1201, 12/9/2025)

§ 18.15.020 Emergency Shelter Overlay Zone.

Purpose. The E-S zone is a land use classification which, in part, assists in the implementation of the land use and housing elements of the General Plan. It is a zone classification designed to be applied on selective areas of the community where an emergency shelter can be located and served by accessible public transportation, job centers, and public and community services.

Applicability. Application of the E-S zone must be clearly defined within the scope and purpose of qualifying land for an emergency shelter and should account for environmental constraints, such as flooding, seismic hazards, chemical contamination, slope instability, or erosion that could make building an emergency shelter infeasible.

Standards and Regulations.

Capacity and Permitting Requirements. A single emergency shelter for 20 occupants, or a combination of multiple shelters with a combined capacity not to exceed 20 occupants, shall be allowed as a permitted use, consistent with Section 65583(4)(A) of the Government Code. All emergency shelters, regardless of the number of occupants, shall meet all applicable development standards of the base zones in which they are permitted in addition to the standards contained herein below. Any emergency shelter with a capacity greater than 20 occupants shall also be subject to the approval of a Conditional Use Permit, as provided in Section 18.05.030 (Conditional Use Permits).

A single emergency shelter for 20 occupants or a combination of multiple shelters with a combined capacity not to exceed 20 occupants shall be permitted in accordance with the E-S zone, located south of Beverly Boulevard, north of the Union Pacific Railroad, east of Tobias Avenue, and west of the San Gabriel River.

Distance Requirements. To avoid over-concentration of emergency shelter facilities, a minimum distance of 300 feet shall be maintained from any other emergency shelter, as measured from the property line.

Outdoor Storage. Any outdoor storage, including, but not limited to, items brought on site by clients for overnight stays, shall be screened from public view by a minimum six-foot-tall wall or fence in accordance with the regulations and materials provided in Section 18.18.020 (Fences, Walls, and Hedges). Shopping carts are not permitted on site.

Waiting Areas. Adequate waiting areas must be provided within the premises for clients and prospective clients including 10 square feet per bed, minimum 100 square feet to ensure that public sidewalks or private walkways are not used as queuing or waiting areas.

Shelter Management Plan. Similar types of facilities to address the needs of homeless clients, as determined by the Zoning Administrator. A shelter management plan shall be submitted as a part of the permit application, which addresses all of the following:

A minimum of one staff member per 15 beds shall be awake and on duty when the facility is open. Facility staff shall be trained in operating procedures, safety plans, and assisting clients. The facility shall not employ staff who have been convicted of a felony or who are required to register as a sex registrant under Penal Code Section 290.

Service providers shall continuously monitor waiting areas to inform prospective clients whether they can be served within a reasonable time. If they cannot be served by the provider because of time or resource constraints, the monitor shall inform the client of alternative programs and locations where they may seek similar service.

Service providers will educate on-site staff to provide adequate knowledge and skills to assist clients in obtaining permanent shelter and income, including referrals to outside assistance agencies. An annual report on this activity will be provided to the City.

Parking. An emergency shelter facility shall provide off-street parking based on the required standards for residential uses or commercial uses within the same zone as provided in Section 18.19.030 (Parking).

Lighting. Exterior lighting shall be provided for the entire outdoor and parking area of the property per the lighting standards of Section 18.18.050 (Outdoor Lighting) and Section 18.19.030 (Parking).

Facility Services. The facility may provide the following services in a designated area separate from sleeping areas:

A recreation area inside the shelter or in an outdoor area visually separated from public view by a minimum six-foot tall, visually screening decorative wall or fence.

A counseling center for job placement, educational, health care, legal, or mental health services.

Laundry facilities to serve the number of clients at the shelter.

Kitchen and dining area.

Client storage area.

10.

Conformance with Applicable Regulations. The facility shall comply with all other laws, rules, and regulations that apply, including, but not limited to, Building and Fire Codes and applicable standards in Division 4 (Supplemental Citywide Standards) of this Title.

(Ord. 1201, 12/9/2025)

§ 18.15.030 Mixed-Use Overlay Zones.

Purpose. The purpose of the mixed-use (M-U) overlay zone identified in Table 18.10.010.A (Zones, Overlay Zones, and Specific Plans) is to allow for a variety of housing types through an overlay, while permitting uses consistent with the underlying base zone. The M-U overlay zone is intended to support the development of higher density housing and promote the development of residential uses in non-residential areas to create a balance within the City. The M-U overlay should encourage mixed-use and residential development that is pedestrian-oriented with storefront-style shopping to create additional employment opportunities and accommodate housing for a diversity of multifamily housing types to meet varying housing needs including housing for those with special housing needs and large families. The M-U overlay zone includes the following objectives:

Implement the City's 6th cycle 2021-2029 Housing Element by facilitating residential development on identified parcels and enabling the development of affordable housing consistent with the requirements of Government Code Article 10.6 (Section 65580).

Facilitate well-designed standalone residential and mixed-use developments that promote pedestrian-oriented design that creates a more vibrant and active street environment.

Contribute to the City's mix of housing types.

Promote a compatible mix of residential, commercial, and service uses with strong functional relationships.

Strengthen the City's economic base and provide employment opportunities close to home for residents of the City.

The designation of property in the M-U overlay zone shall include the Zoning Map showing a numerical suffix to the M-U map symbol (e.g., "M-U-30") which shall note the maximum number of dwelling units allowed per acre of site area for residential development.

Applicability. For properties within the M-U overlay zone, the regulations allow standalone residential and mixed-use development as an alternative to the stand-alone base zone development allowed under the base (underlying) zone standards.

Base Zone Standards.

New development may be developed in compliance with the existing underlying base zone, provided that all standards and requirements of the underlying base zone are met, or may be developed in compliance with the M-U overlay zone, provided that all standards and requirements of the M-U overlay zone are met.

Regulations, development standards, and requirements in the underlying base zone shall continue to apply to those developments that are currently developed according to the existing standards.

An applicant may choose to develop standalone multifamily developments or mixed-use developments within the M-U overlay zone.

Any standalone multifamily residential development proposed in the overlay zones must meet the development and design standards of the R-M zone.

ii.

The commercial component of a mixed-use development shall include retail sales, personal services, restaurants, offices and other similar uses as determined by Zoning Administrator.

Exception. Properties zoned I-L developing as mixed-use may not include an industrial land use component. The property owner may not subdivide properties for the purpose of allocating land uses. The property owner must choose to continue the existing industrial land use or choose to develop the entire property under the M-U overlay zone.

Permitted Uses. For properties within the M-U overlay zone, the permitted uses shall include residential uses, including multifamily dwellings, senior citizen housing, single room occupancy units, and transitional and supportive housing, in addition to the allowed uses as permitted in the underlying zone and any applicable Specific Plan governing uses on the property. In cases where a specific land use or activity is not defined, the Zoning Administrator shall assign the land use or activity to a classification that is substantially similar in character.

Parking Standards.

Regulations governing off-street parking requirements for uses and development of property in the M-U overlay zone are calculated per the land use proposed to be developed as specifically set forth in Chapter 18.19 (Off-Street Parking and Loading Standards), except as provided below.

Minimum off-street parking requirements, inclusive of accessible parking and guest parking, shall comply with California Density Bonus Law (Government Code Section 65915).

Procedures. Qualifying multifamily developments located on sites identified in the Housing Element sites inventory (Appendix B, Candidate Sites Analysis, of the 2021-2029 Housing Element in the General Plan) in which at least 20% of the units are affordable to lower-income households are permitted by-right pursuant to Government Code Section 65583.2(h) and (i), provided the development standards for the M-U overlay zone are met. Qualifying developments shall be approved with an administrative Zoning Consistency Review as provided in Section 18.05.060 (Other Permits and Approvals) and the provisions of this Section.

Findings. The Zoning Administrator shall make the following findings in approving an application for review:

That the site plan is consistent with the goals and policies of the General Plan;

That the proposed development is in accordance with all applicable and objective provisions of the Pico Rivera Municipal Code; and

That the proposed development shall not have a specific, adverse impact upon the public health or safety, and there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact without rendering the development unaffordable to low- and moderate-income households. As used in this paragraph, a "specific, adverse impact" means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete. Inconsistency with the zoning ordinance or General Plan land use designation shall not constitute a specific, adverse impact upon the public health or safety.

Building Permit. A building permit shall be issued pursuant to an administrative Zoning Consistency Review approval. If there is a substantial change from the original site plan as determined by the Zoning Administrator, a revised application shall be resubmitted.

Appeal. The actions and decisions of the Zoning Administrator may be appealed as provided in Section 18.04.100 (Appeals).

Development Standards for Mixed-Use Overlay Zones.

The provisions of this Section shall apply to mixed-use development in M-U overlay zones as established in Table 18.15.030.A (Development Standards — Mixed-Use Overlay Zones), with the exceptions and additional standards as listed in this Section. Letters in parentheses refer to additional development standards that immediately follow the table.

For stand-alone multifamily residential development in an M-U overlay zone, the provisions of the applicable R-M zone in Section 18.11.030 (Development Standards for Residential Buildings) shall apply.

For standalone commercial development in an M-U overlay zone, the provisions of the C-G zone in Section 18.12.030 (Development Standards for Commercial Zones) shall apply.

Table 18.15.030.A Development Standards — Mixed-Use Overlay Zones
Standard		M-U-30		M-U-40	Reference
Lot Standards
Lot Area, minimum		Per underlying zone			Section 18.26.030 (Measuring Area, Lot Width, and Depth)
Lot Width, minimum		100 feet			Section 18.26.030 (Measuring Area, Lot Width, and Depth)
Lot Coverage, maximum		Per underlying zone			Section 18.26.070 (Calculating Lot Coverage)
Setback Standards
Front (a)		5 feet minimum			Section 18.26.060 (Measuring Setbacks)
Side, Street, minimum (b)		5 feet
Side, Interior, minimum:		As noted below:
•	Building <42 feet in height and/or located along a Major Roadway	•	5 feet
•	Building >42 feet in height and/or NOT located along a Major Roadway	•	10 feet
Rear, minimum:		5 feet, otherwise:
•	Abutting residential	•	20 feet
Building Separation Standards
Separation Between Buildings, minimum:		As noted below:			Section 18.26.020 (Measuring Distances)
•	Building <25 feet in height	•	15 feet
•	Building >25 feet in height	•	25 feet
Building Height Standards
Building Height, maximum:		As noted below:			Section 18.26.040 (Measuring Height)
•	Lots along a major arterial	•	5 stories and/or 60 feet
•	Lots not along a major arterial	•	Per underlying zone
Density and FAR Standards
Dwelling Unit Density, maximum		30 DU/acre		40 DU/acre	Section 18.26.090 (Calculating Dwelling Unit Density)
Dwelling Unit Density, minimum (b)		N/A		20 DUs/acre	Section 18.26.090 (Calculating Dwelling Unit Density)
FAR, maximum		1.0 FAR			Section 18.26.080 (Calculating Floor Area Ratio [FAR])
Private Open Space Standards
Area of Private Open Space per Dwelling Unit, minimum		The provisions for R-M-H in Section 18.11.030 (Development Standards for Residential Zones) shall apply			Section 18.11.040 (Design Standards for Residential Buildings) for Private Open Space requirements
Width or Depth of Private Open Space, minimum
Common Open Space Standards
Area of Common Open Space per Dwelling Unit, minimum		The provisions for R-M-H in Section 18.11.030 (Development Standards for Residential Zones) shall apply			Section 18.11.040 (Design Standards for Residential Buildings) for Common Open Space requirements
Width or Depth of Common Open Space, minimum
Publicly Accessible Open Space
Publicly Accessible Open Space, minimum		The provisions for Publicly Accessible Open Space in Chapter 18.12 (Commercial Zones) shall apply to the commercial component of a mixed-use development			Section 18.12.050 (Design Standards for Commercial Buildings) for Publicly Accessible Open Space requirements

Notes:
(a)	Subject to Section 18.18.110 (Visibility at Driveways and Intersections).
(b)	Mixed-use developments shall provide residential uses for at least 50% of the gross floor area.

Design Standards for Mixed-Use Overlay Zones.

The provisions of this Section shall apply to all mixed-use buildings in all zones, including, with the exceptions and additional standards as listed in this Section. In the event of a conflict, the more stringent standard shall apply.

For the residential use component in a vertical mixed-use building, the provisions of Section 18.11.040 (Design Standards for Residential Buildings) shall apply.

For the commercial use component in a vertical mixed-use building, the provisions of Section 18.12.050 (Design Standards for Commercial Buildings) shall apply.

For stand-alone multifamily residential development in an M-U overlay zone, the provisions of the applicable R-M zone in Section 18.11.040 (Design Standards for Residential Buildings) shall apply.

For standalone commercial development in an M-U overlay zone, the provisions of the C-G zone in Section 18.12.050 (Design Standards for Commercial Buildings) shall apply.

Supplement Citywide Standards. The applicable standards in Division 4 (Supplemental Citywide Standards) of this Title shall also apply to mixed-use development.

(Ord. 1201, 12/9/2025)

§ 18.16.010 Purpose and Applicability.

The purpose of this Chapter is to establish the Specific Plans identified in Table 18.10.010.A (Zones, Overlay Zones, and Specific Plans).

(Ord. 1201, 12/9/2025)

§ 18.16.020 Specific Plan 301.

Establishment. There is established a zone which shall hereinafter be known as the "Specific Plan 301 zone" (SP-301 zone), and which shall function and serve as set out in this Chapter. All development in this zone requires the approval of a CUP in accordance with Section 18.05.030 (Conditional Use Permit).

Scope and Purpose. The intent and purpose of the Specific Plan 301 zone is to provide a comprehensive set of guidelines, regulations, and implementation programs to guide the future development of a 12.84-acre site located at the southeast corner of Rosemead Boulevard and Washington Boulevard. The primary objective of this Specific Plan is to ensure that the future development of this area mirrors the City's land use and development objectives outlined in the City's General Plan.

Land Use Development Concepts.

Specific Plan 301 provides for four distinct development components:

A single-family neighborhood composed of 113 single-family detached dwellings on 8.13 net acres;

A common recreation area which should serve the single-family residential development consisting of approximately 14,000 square feet;

A senior housing development consisting of up to four stories and 128 units located within a 1.93-acre parcel; and

An existing commercial retail use located on a 0.28-acre parcel at the corner of Washington and Rosemead Boulevards should be retained and any future commercial use should be consistent with the requirements and standards outlined in this Specific Plan.

Design Concepts.

Density Transitions. Density increases should be transitioned from the streetscape to ensure that the scale of the development is compatible with the neighborhood streetscape. New development should be consistent in density and form with the existing Specific Plan area.

Respect Setbacks. Residential infill on vacant parcels should respect existing setbacks along the streetscape.

Design Compatibility. New infill developments should be designed to be compatible with surrounding development so as to enhance and not detract from the character of the existing neighborhood.

Bungalow Theme. Residential development should combine aspects of a contemporary planned development with aspects of neighborhoods established in California during the early decades of the twentieth century. The architectural style of the California Craftsman Bungalow should be used as the model for development due to its inherent attractiveness, informality, elegance, and compatibility with contemporary housing.

Single-Family Residential Development Standards.

Density Standards. The maximum density applicable to the 113 single-family units should not be permitted to exceed 14 units per net acre. However, surplus density entitlement will be transferable to the senior development so that the overall net density of Specific Plan 301 shall not exceed the highest density residential designation outlined in the land use element (30 units/acre).

Permitted Uses. Land uses permitted within this portion of the planning area are restricted to single-family detached residential homes and the open space areas used for landscaping and common recreation. Single-family homes refer to a detached structure located on a separate lot or parcel of land that has been designed and constructed exclusively for the use and occupancy of one household for living purposes. Limited accessory uses may be permitted when that use is clearly incidental and subordinate to the primary structure and use. Accessory uses may include terraces, decks, spas, barbecue areas, patios, etc.

Lot Size and Dimensions. Except as otherwise approved by an amendment of this Specific Plan, no further division of parcels should be allowed beyond those contemplated under Specific Plan 301. The maximum lot coverage is 50% for all structures. The minimum lot size permitted is 2,600 square feet, the minimum lot depth is 63 feet, and the minimum lot width is 42 feet. In cases where these standards cannot be complied with due to physical constraints, the minimum lot depths and lot widths should be established through a CUP.

Buffers. Buffers (berms, landscaping, etc.) between commercial and residential areas should be required to reduce potential land use-related conflicts. A parkway area with a variable depth of four feet to eight feet should be landscaped within the Washington Boulevard and Rosemead Boulevard frontages.

Setback Requirements. Specific Plan 301 setback standards for front yard setbacks, side yard setbacks, and rear yard setbacks are as follows:

Front yard areas refer to the open yard area extending across the full width of a lot between the front lot line to the front of the housing unit. The front of the housing unit is defined as that portion of the unit containing the main entryway and the garage entryway. The minimum front yard setback is 10 feet excluding the porch, except those lots fronting a street radius. In such cases, the front yard setback should be no less than seven feet to the residence. In addition, an average 18-foot setback to the garage should be provided.

Rear yard refers to the open rear yard area extending from the rear of the lot line to the wall of the structure opposite the front wall. The minimum rear yard setback should be no less than 15 feet for 50% of the rear yard area. The minimum setback in the remaining 50% of the rear yard area should be no less than 12 feet. Projections are excluded from these requirements.

Side yard setback refers to the open area extending across the full depth of a lot between the front yard and rear yard setbacks, between the side lot line and the side wall of the housing unit. The minimum side yard setback is four feet (a minimum separation of eight feet should be provided between adjacent housing units).

Maximum Building Height. Building heights of the single-family detached homes should be no greater than two stories or 28 feet, whichever is less. No structures or accessory structures should be allowed to exceed this standard.

Projections Permitted into Front Yards. A covered porch may project into the front yard, but in no instance may the projection exceed three feet.

Projections Permitted into Side Yards. Fireplaces and/or chimneys may encroach into the side yard setback, though in no case can this encroachment exceed one foot.

Projections Permitted into Rear Yards. The following may project into the rear yard setback area: open-sided roofed patios, barbecues, terraces, decks, and spas. Patios should maintain a five-foot rear yard setback (inclusive of overhang). Patio coverage may not exceed 50% of the rear yard area.

10.

Exterior Fences, Hedges, and Walls. A six-foot-high block wall should be required along the perimeter of the subdivision. The masonry wall should consist of earth-tone slump stone with select locations of stucco with randomly placed river rock in the wall facing street frontages. River rock pilasters should be placed at a minimum of 80-foot intervals. The balance of the development perimeter should be provided with a six-foot-high tan precision block wall.

11.

Interior Fence. Interior fences should be consistent with the overall California Bungalow design theme established in Specific Plan 301. The maximum permitted height is six feet from the finished grade of the subject property. Fences within front yard areas are prohibited.

12.

Parking Requirements. Two enclosed parking spaces should be provided for each single-family dwelling unit, with no less than an 18-foot by 19-foot interior space provided within the garage area, and no obstructions should be permitted.

13.

Signage. Signage should conform to Chapter 18.20 (Sign Standards).

14.

Animals, Poultry, and Livestock. Property owners and/or occupants shall conform to all regulations set forth in Section 18.22.060 (Animal Keeping), except that no more than two dogs or cats, or any combination of the two being more than three months of age, are permitted. The keeping of pigeons or outdoor aviaries are prohibited.

15.

Home Occupations. Property owners and/or occupants are permitted in conformance with Section 18.05.060 (Other Permits and Approvals).

16.

Architectural Elements.

Doors and Entryway. Proper use of roof elements, columns, feature windows, and architectural forms contribute to the overall impact of the entry. The entry may serve as a living activity area (i.e., porch or veranda) and still has an important function as a semi-private transition between the public walkway and the private interior.

The entire door assembly should be treated as a single design element including surrounding frame, molding, and glass side lights.

ii.

The door should be covered by an overhead element or recessed into the wall plane, and single or double doors may be used.

iii.

The color of the door may match or contrast the accent trim but should be differentiated from the wall color.

iv.

Typically, wood should be used for the entry door. Metal entry doors, if used, should have the appearance of wood grain and panels.

Roof Form. The following standards apply to the architectural design of the roof and upper floor elevations. These standards discuss allowable roof pitch, roof types, colors, and other design elements.

The principal roof forms should have a pitch between 4:12 and 5:12. A single roof pitch should be used on opposite sides of a ridge. This shallower pitch should lessen the apparent building mass.

ii.

Low-pitched (4:12) gabled roof with eave overhangs and elaborate, exposed rafter tails should be provided, and decorative beams and braces under the gables should be used.

iii.

Primarily horizontal wood siding, shingles, and stucco; stone or brick used for the porch base, lower half of columns, and chimney.

iv.

Colors should range from earth tones to pastels, with low contrasts between colors and materials.

Horizontal groups of three or more windows on second floor should be provided.

Window Treatment. Window placement and organization should positively contribute to the architectural character of the individual homes. Windows greatly enhance the elevation through vertical or horizontal groupings and coordination with other design elements. Windows are to be used as a focal point to decrease the visual impact of the garage door, draw attention to the entry, or emphasize some other element of the building. Greater design emphasis should be given to windows on the sides and second-story rear windows.

A visual hierarchy of windows which relate and complement one another should be used as a design element. Within the window hierarchy, the front window should create the dominate theme or form and act as a strong visual focal point.

ii.

Bronze anodized aluminum frames or those complementary to the color pallet may be used. Natural, silver, or gold anodized frames should not be used.

iii.

Aluminum framed windows should be accentuated with other design elements including wood trim, stucco surrounds, shutters, or recessed openings.

iv.

The placement of windows in architectural projection or recesses incorporated with gable, hip, or shed roof overhangs should be used where practical to create visual focal points.

Overhangs and projections should be used to shade windows with south and west exposures.

vi.

If utilized, skylights should be weatherproofed. The skylight should be designed to appear as an integral part of the roof plane. Skylights should be clear or bronzed with the framework matching the roof or trim color.

Garage Doors. Care needs to be taken so the garage doors do not dominate the front elevation and streetscape. Utilizing a variety of garage types, door designs, and siting techniques should lessen the impact of repetitious garage doors lining the residential streets. The visual impact of the garage door shall be mitigated by any of the following measures:

The overall width of the unit should be great enough to allow the living area to be wide enough to minimize the impact of the garage.

ii.

The second floor level should have a strong elevation.

iii.

The living area, porch, or stoop element should be forward of the garage, and emphasis should be placed on the design and impact of the front door and windows.

iv.

The architectural and site design should utilize second story feature windows above the garage and strong architectural entry elements.

The development should incorporate eight-foot setbacks between adjacent garages where possible.

vi.

Garage doors should be recessed six to 12 inches from the face of the building to decrease the impact of the door.

vii.

Sectional garage doors should be used to maximize the availability of usable driveway length.

viii.

Metal doors may only be used when they include either texture or raised panels.

ix.

The design of garage doors should reflect the theme or style of the overall unit design.

Accent colors should complement the architecture and provide visual variety along the streetscape.

xi.

The door design should break up the expanse of the door plane while not being so excessively decorative as to draw attention away from the unit's architectural elevation.

Accessory Elements.

It is important that both columns and posts project a substantial and durable image.

(A)

Posts should be of wood, not less than six inches in diameter, and may be built up from multiple pieces. Use of four-inch posts and metal pipe columns is prohibited.

(B)

The post supported on a masonry base should typically be used as it is most representative of the Craftsman Bungalow style. Columns may be clad in masonry or stucco. They should be square, rectangular, or round and should be at least 14 inches wide with a height of approximately four to five times the width.

ii.

The type of exterior railing used on balconies, decks, and stairs, creates a significant impact on the elevation. An extensive variety of rail types are available, including closed stucco, open wrought iron, and wood picket.

(A)

Choice of rail type should be consistent or be historically correct for the Bungalow style. Functional equipment should be covered or designed as integral visual element.

(B)

Exposed gutters should be colored to match fascia material. Exposed downspouts should be likewise colored to match the surface to which they are attached unless copper is used.

(C)

All mechanical equipment should be screened from public view. Air conditioning pad placement should be within the rear yard to minimize impact on yard use layout.

iii.

Properly designed and located chimneys can serve as a major design element and focal point for the building elevation. It is frequently the major architectural element on an exposed side or a rear elevation. The use of steps and banding on the shaft and capital have major visual impact against the sky and roof plane.

(A)

Fireplaces shall be provided for no less than 50% of the homes. Chimneys shall be finished with unpainted masonry or the dominant wall material.

(B)

Any chimney accent materials or cap design shall be historically correct for the Bungalow style.

iv.

Building plans allow space for the later addition of usable patio covers within the buildable envelope and setbacks. Patio covers, trellises, pergolas, and other exterior structures reflect the character, color, and materials of the building to which they are related.

(A)

Supports, columns, and posts are to be architecturally compatible to the residence.

(B)

The materials for the horizontal elements should be limited to either wood or the dwelling's roof material. The pitch of the patio roof may be less than the adjacent building.

(C)

The side elevation of the patio structure should not be enclosed except in the case where a wall of the dwelling forms a natural enclosure.

(D)

Patio additions cannot exceed 50% of the usable rear yard area.

(E)

Awnings of solid accent color may be permitted with moderation. Metal awnings are prohibited.

Individual and group mailboxes reflect the architectural and community theme. This can be either the theme of the entire development or of the individual architectural detailing of the adjacent dwelling. Mailbox location should be placed to minimize visual impact while ensuring easy accessibility. When common mailboxes are provided, they be near either the development entryway or recreation facility.

vi.

Lighting Plan. The single-family units should require security lighting on walkways and along the internal streets. The following standards should be followed:

(A)

Exterior building materials and the on-site lighting plan should be reviewed by the Planning Division to minimize the potential for light and glare impacts.

(B)

The site lighting plan should be designed to direct all light sources downward and into the site. Landscaping and other buffering measures should be provided where lighting poles and vehicle headlights would directly cause spillover light to adjacent residential uses.

(C)

Outdoor lighting should be designed and installed so that all direct illumination is confined to the site and adjacent properties are protected from spillover illumination.

(D)

Low wattage security lighting directed away from light-sensitive uses should be utilized and should be shielded so as not to be visible from off-site locations.

(E)

Street lights should be consistent with the development in terms of scale and design.

Common Recreation Area Development Standards.

Development Timing. The recreation area should be fully developed prior to the final inspection of the first 40% of the 113 single-family homes to be constructed.

Land Area. The area to be devoted to common recreation should reflect the design and location depicted in Specific Plan 301. No less than 14,000 square feet of land area should be included within the recreation area.

Maintenance. The City of Pico Rivera should not be responsible for the maintenance and operation of the recreation area. The maintenance of the recreation area should be the responsibility of the property owners (or homeowner's association), and this area should be maintained in good conditions at all times.

Amenities. The amenities provided within the recreation should include a 20-foot by 40-foot pool for swimming, an eight-foot spa, restrooms, a tot lot with a sand area and play equipment, and a picnic area containing at least five covered tables and five barbecues. Access should conform to Americans with Disabilities Act (ADA)[1] guidelines, and playground equipment should conform to NRPA (National Recreational Parks Association) safety requirements.

[1]

Editor's Note: 42 U.S.C. Section 12101 et seq.

Landscaping. The portion of the recreation area not devoted to the aforementioned amenities should be turfed, and a sprinkler system should be provided.

Architecture. All structures, including the restrooms, table coverings, and fences, should be consistent in style and constructed of materials compatible with the surrounding residential development.

Safety. The recreation area should be fully enclosed by a fence, and an additional safety fence should be placed around the pool area. Pedestrian crossings across Blossom Court and Orchid Lane should be clearly delineated. The pavement materials around the pool and spa areas should consist of slip-resistant paving materials. No stairways will be permitted within the recreation area.

Lighting. Nighttime lighting should be provided, and lighting placement and shielding should be effective in eliminating light spillover to adjacent residences. Lighting plans should be approved by the department of community development.

Senior Housing Development Standards. All development standards for the senior housing component of this plan shall be established through the CUP process in accordance with Section 18.05.030 (Conditional Use Permits).

Commercial Development Standards.

Permitted Uses. Use regulations in the C-G zone shall govern existing and future permitted uses in accordance Section 18.12.020 (Use Regulations for Commercial Zones).

Setback Requirements. The setback standards for front yard setbacks, rear yard setbacks, and buffering shall be as follows:

Washington/Rosemead Setbacks. The minimum setback along Washington Boulevard and Rosemead Boulevard is 15 feet.

Rear/Side Yard. The minimum rear and side yard setbacks should be no less than 25 feet. A landscaped buffer with a minimum depth of five feet should be provided along the south and east property lines adjacent to residential development.

Parking Requirements. One open parking space should be provided for each 250 square feet of net building floor area.

Signs and Advertising. Signs and advertising should be enforced according to Chapter 18.20 (Sign Standards).

Nonconforming Requirements. Building expansions of 100 square feet or less are permitted provided that all other setback and parking provisions can be complied with.

Consistency and Compliance with Specific Plan 301. All development shall be consistent with the provisions of Specific Plan 301 and shall comply with the land use plan, urban design plan, and infrastructure plan contained in Specific Plan 301.

Administration.

The Zoning Administrator shall have the duty to enforce the provisions of the Specific Plan 301 zone. Any use of a building or structure hereafter erected, built, maintained, or used contrary to the provisions of the SP-301 zone is prohibited.

The Zoning Administrator shall have the duty to interpret the provisions of this SP-301 zone. All such interpretations shall be prepared in written form and should be permanently maintained. Any person aggrieved by such an interpretation may appeal the decision to the Planning Commission and if denied by the Planning Commission, the decision may be appealed to the City Council in accordance with Section 18.04.100 (Appeals).

All development within the planning area should comply with the terms of Specific Plan 301. However, upon application by the developer and upon good cause shown, the Zoning Administrator may allow minor variations from the urban design plan upon a finding that such variation is consistent with the design concepts contained in this Specific Plan 301. The decision of the Zoning Administrator may be appealed to the Planning Commission and City Council in the same manner as a CUP in accordance with Section 18.04.100 (Appeals).

(Ord. 1201, 12/9/2025)

§ 18.16.030 Rancho De Bartolo Specific Plan 400.

Establishment. There is established a zone which shall hereinafter be known as the "Specific Plan 400 zone" (SP-400), and which shall function and serve as set out in this Section. Prior to commencement of any development within the subject planning area, approval of a CUP and phased time line agreement for sub-areas 1 through 8 is required.

Scope and Purpose.

The intent and purpose of the Specific Plan 400 zone is to provide a comprehensive set of guidelines, regulations, and implementation programs to guide the future redevelopment of a 235-acre site bounded by Washington Boulevard, Rosemead Boulevard, and Paramount Boulevard.

The primary objective of this Specific Plan is to ensure that development of this planning area mirrors the City's land use and development objectives outlined in the City's General Plan.

Land Use and Development Standards.

The specific land use and development standards for Specific Plan 400 are contained in the Specific Plan 400 document contained in Table C[1] to the Pico Rivera Municipal Code.

[1]

Editor's Note: Table C is included as an attachment to this Title.

Specific Plan 400 provides for four distinct, mutually exclusive development scenarios.

The manufacturing retention scenario allows heavy industrial uses within sub-area 8 and expansion of the existing facility within sub-areas 1 through 8 with a maximum build-out capacity ranging between 4,020,000 to 4,238,000 square feet.

The mega-mall scenario allows optional commercial or office/institutional uses ranging between 1,971,000 to 2,126,000 square feet within sub-areas 1 through 8.

The theme park scenario allows optional commercial, office/institutional, hotel and entertainment uses ranging between to 2,835,000 to 3,633,000 square feet within sub-areas 1 through 8.

The mixed-use scenario allows optional commercial, office/institutional, entertainment, manufacturing R&D and heavy industrial uses ranging between 3,026,300 to 4,311,000 square feet within sub-areas 1 through 8.

Development Standards.

Manufacturing Retention.

The Specific Plan 400 land use plan provides for retention and a 10% expansion of the existing facility to accommodate a potential user. This scenario assumes that the majority of the existing facility will be retained and permits sub-area 8 south of Rex Road to be developed as a business park or heavy manufacturing.

ii.

The specific development standards and requirements are set forth in the Specific Plan 400 document contained in Table C to the Pico Rivera Municipal Code.

Mega-Mall.

The Specific Plan 400 land use plan provides for commercial retailing uses to be constructed as part of a larger regional shopping center within sub-areas 1 through 8, and office/institutional uses in sub-areas 2 and 4.

ii.

The specific development standards and requirements are set forth in the Specific Plan 400 document contained in Table C to the Pico Rivera Municipal Code.

Theme Park.

The Specific Plan 400 provides for sub-areas 4 through 8 to be developed in theme park-related uses while commercial development is permitted in sub-areas 1, 2, and 3; commercial entertainment is permitted in sub-areas 3 and 8; the amphitheater is permitted in sub-areas 7 and the west portion of sub-area 8; the hotel is permitted in sub-areas 3, 4, 5, and 7; and office/institutional is permitted in sub-areas 1, 2, and 4.

ii.

The specific development standards and requirements are set forth in the Specific Plan 400 document contained in Table C to the Pico Rivera Municipal Code.

Mixed-Use.

The Specific Plan 400 provides for commercial uses in sub-area 1, office/institutional uses in sub-areas 2 and 4, entertainment and commercial uses in sub-area 3, and manufacturing/R&D n sub-areas 4 through 8. Heavy industrial uses are permitted in sub-areas 7 and 8.

ii.

The specific development standards and requirements are set forth in the Specific Plan 400 document contained in Table C to the Pico Rivera Municipal Code as amended by Specific Plan Amendment 400.4.

Rail Yard.

The Specific Plan 400 provides for retention of the rail yard and the potential for a Metrolink station within sub-area 9.

ii.

The specific development standards and requirements are set forth in the Specific Plan 400 document contained in Table C to the Pico Rivera Municipal Code.

Urban Design Concepts and Development Standards.

Future development of each sub-area will conform to design standards which will be specifically established by a CUP in accordance with Section 18.05.030 (Conditional Use Permits).

The submitted development shall conform to the design concepts and development standards set forth in the urban design plan of Specific Plan 400 contained in Table C to the Pico Rivera Municipal Code.

Consistency and Compliance with Specific Plan 400. All development shall be consistent with the provisions of Specific Plan 400, and shall comply with the land use plan, urban design plan, and infrastructure plan contained in Specific Plan 400 contained in Table C to the Pico Rivera Municipal Code.

Administration.

The Zoning Administrator shall have the duty to enforce the provisions of the Specific Plan 400 zone. Any use of a building or structure hereafter erected, built, maintained, or used contrary to provisions of the SP- 400 zone is prohibited.

The Zoning Administrator shall have the duty to interpret the provisions of this SP-400 zone. All such interpretations shall be prepared in written form and should be permanently maintained. Any person aggrieved by such an interpretation may appeal the decision to the Planning Commission and if denied by the Planning Commission, the decision may be appealed to the City Council in accordance with Section 18.04.100 (Appeals).

All development within the planning area should comply with the terms of Specific Plan 400. However, upon application by the developer and upon good cause shown, the Zoning Administrator may allow minor variations from the urban design plan upon a finding that such variation is consistent with the design concepts contained in this Specific Plan 400. The decision of the Zoning Administrator may be appealed to the Planning Commission and City Council in the same manner as a CUP in accordance with Section 18.04.100 (Appeals).

(Ord. 1201, 12/9/2025)

Pico Rivera City Zoning Code

Division 3

§ 18.09.010 Purpose and Intent.

§ 18.10.010 Zones and Overlays Established.

§ 18.10.020 Zoning Map.

§ 18.10.030 Interpretation of Boundaries.

§ 18.11.010 Purpose and Applicability.

§ 18.11.020 Use Regulations for Residential Zones.

§ 18.11.030 Development Standards for Residential Zones.

§ 18.11.040 Design Standards for Residential Buildings.

§ 18.11.050 Supplemental Citywide Standards.

§ 18.12.010 Purpose and Applicability.

§ 18.12.020 Use Regulations for Commercial Zones.

§ 18.12.030 Development Standards for Commercial Zones.

§ 18.12.040 Development Standards for Multifamily Residential Development in Commercial Zones.

§ 18.12.050 Design Standards for Commercial Buildings.

§ 18.12.060 Supplemental Citywide Standards.

§ 18.13.010 Purpose and Applicability.

§ 18.13.020 Use Regulations for Industrial Zones.

§ 18.13.030 Development Standards for Industrial Zones.

§ 18.13.040 Design Standards for Industrial Buildings.

§ 18.13.050 Supplemental Citywide Standards.

§ 18.14.010 Purpose and Applicability.

§ 18.14.020 Open Space Zone.

§ 18.14.030 Public Facilities Zone.

§ 18.14.040 Parking Zone.

§ 18.14.050 Use Regulations.

§ 18.15.010 Purpose and Applicability.

§ 18.15.020 Emergency Shelter Overlay Zone.

§ 18.15.030 Mixed-Use Overlay Zones.

§ 18.16.010 Purpose and Applicability.

§ 18.16.020 Specific Plan 301.

§ 18.16.030 Rancho De Bartolo Specific Plan 400.