Pico Rivera Municipal Code Ch. 18.13 Industrial Zones

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

1. 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.

2. 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.

3. Industrial Planned Development (IPD) Zone.

a. 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.

b. 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)

A. 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).

Table 18.13.020.A Allowed Uses and Regulations in Industrial Zones

Note:

B. 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

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

1. Carwashes, standalone — Automatic or coin-operated.

2. On-site and off-site hazardous waste facilities.

3. Slaughterhouses.

(Ord. 1201, 12/9/2025)

A. 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

Note:

(Ord. 1201, 12/9/2025)

A. Applicability.

1. 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.

2. 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.

B. Design Standards for Industrial Buildings.

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

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

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

2. 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.

3. 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.

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

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

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

d. Façade projections or recesses, such as pilasters.

e. Building signage.

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

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

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

d. A primary building entry.

5. 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.

6. 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.

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

8. 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)

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

(Ord. 1201, 12/9/2025)