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Local zoning · Pico Rivera

Pico Rivera — Land Use

Land Use under the Pico Rivera local zoning and planning code, with the controlling citations.

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Quick answer

Uses not listed in Pico Rivera’s Land Use Chart are prohibited (§ 18.40.010). Single-family S-F lots require a 20 ft front setback, 5 ft sides, 24 ft max height, and allow 40% lot coverage (§ 18.42.040). The M-U Overlay permits up to 30 du/ac and 60 ft height with a 15 ft front setback (§ 18.42.040). Many uses need a CUP (Note 1) or precise plan (Note 2) (§ 18.40.050).

Last reviewed: July 25, 2026 · AI-generated analysis · General information, not legal advice · details

Compiled from Pico Rivera's adopted code with AI research tools and grounded in the sources cited below. Verify with Pico Rivera planning staff before relying on it.

Overview

Pico Rivera regulates what you can do on land by zone using a citywide Land Use Chart and a companion Property Development Regulations Chart in Title 18 of the Municipal Code. Uses are permitted by-right, conditionally, or prohibited by reading the chart and any numbered notes tied to each zone. Dimensional standards (setbacks, height, coverage, density) are set district-by-district and, in some areas, by specific plans and overlays.

If a use is not listed in the Land Use Chart, it’s prohibited in Pico Rivera (§ 18.40.010).

How to read Pico Rivera’s Land Use rules

  • The Land Use Chart in Table 18.40.040 is the master list. Find your use, then read across to your zone; an “X” means permitted, and a number means allowed only if you meet the matching special condition(s) in § 18.40.050C (§ 18.40.030–.040).
  • A number “1” next to a use means it needs a Conditional Use Permit (CUP) (§ 18.40.050C Note 1; § 18.56.040). A “2” means a precise plan of design (Pico’s discretionary design review) is required (§ 18.40.050C Note 2). See Pico Rivera Design Review.
  • The Property Development Regulations Chart (Table 18.42.040) sets lot area, setbacks, height, coverage, and densities by district (§ 18.42.040; § 18.42.050). See companion definitions of building setback, front yard setback, and rear yard setback in §§ 18.04.172, 18.04.768, 18.04.772.
  • Overlays and specific plans (e.g., the M-U Overlay, R-40 Overlay, and Specific Plan areas) can change use permissions and standards; always check applicable Overlay Districts.

Special use conditions you’ll see often (selected)

  • Home occupations require a permit and exclude specific business types (e.g., alcohol or firearm sales, vehicle-related businesses, on-site hairdressers) (§ 18.40.050C Note 11).
  • Family day care homes: Small (≤8 children) are by-right in single-family homes; large (7–14) need a home-occupation permit with notice; must follow Health & Safety Code 1597.45–1597.46 (§ 18.40.050C Note 8).
  • Community care/foster: Generally limited to ≤8 persons including the resident family; 4+ foster children often require a CUP (§ 18.40.050C Note 10).
  • Drive-in businesses (e.g., drive-thru): strict site, driveway spacing, and lighting/screening rules, plus minimum lot sizes of 12,000 sf (corner) or 10,000 sf (interior) and frontage minimums of 110 ft (corner) and 100 ft (interior) (§ 18.40.050C Note 18).
  • Entertainment (public dances, music, DJ) is prohibited in all residential zones; churches, schools, public buildings, bona fide charities, and political orgs are exempt (§ 18.40.050B.1).

District-by-district land use and standards

Below are Pico Rivera’s core districts and overlays as they appear in the Land Use and Property Development Charts, with practical takeaways. For complete dimensional values, see the table that follows.

R-E district

  • Purpose and pattern: Large-lot single-family pattern indicated by minimum 15,000 sf lots (§ 18.42.040).
  • Typical permitted uses: Accessory buildings (X), guest house (one) (X), community care (<6) (X), supportive and transitional housing (X). Keeping of animals allowed per animal regulations (Note 3). Single-family dwellings are allowed subject to Note 6 (§ 18.40.040; § 18.40.050C Notes 3, 6).
  • Key standards: 30 ft front, 10 ft side interior, 20 ft side street; height 24 ft; lot coverage 35% (§ 18.42.040).
  • Where it applies: Citywide where mapped as R-E. Verify mapping with the City.

S-F district

  • Pattern: Conventional single-family lots (6,500 sf min) (§ 18.42.040).
  • Typical permitted uses: Accessory buildings (X), guest house (one) (X), community care (<6) (X), supportive/transitional (X). Single-family dwellings permitted subject to Note 6; animals per Note 3 (§ 18.40.040; § 18.40.050C Notes 3, 6).
  • Key standards: 20 ft front; 5 ft side interior; rear varies by context (5–15 ft cases); height 24 ft; coverage 40% (§ 18.42.040).
  • Special: On oversized lots, up to 4 detached homes may be considered with a precise plan of design (Notes 10–11; § 18.42.050 Notes 10, 11).
  • Where it applies: Citywide where mapped S-F. Verify with the jurisdiction.

R-I district

  • Pattern: Smaller-lot infill single-family (4,200 sf lot area) (§ 18.42.040).
  • Typical permitted uses: Single-family dwellings; accessory buildings (X); community care (<6) (X); supportive/transitional (X); SROs may be allowed with special notes (Not found in source materials for details) (§ 18.40.040).
  • Key standards: Front: 20 ft to garage and 15 ft to residence, with at least 50% of frontage at 20 ft; side interior 4 ft; height 26 ft; coverage 50% (§ 18.42.040).
  • Where it applies: Citywide where mapped R-I. Verify.

PUD (Planned Residential Unit Development)

  • Uses: Planned residential unit developments and single-family dwellings subject to special notes (Not found in source materials for details) (§ 18.40.040).
  • Density: 1–30 du/ac with dispersion controls (§ 18.42.040; § 18.42.050 Notes 12–13).
  • Key standards: PUD subcategories “A” and “B” have different minimum lot areas and yard patterns; PUD-B shows 18 ft to garage / 15 ft to residence front standards; heights 26 ft; coverage up to 80% (PUD-A) (§ 18.42.040).
  • Where it applies: Where a site is zoned PUD. Verify mapping and precise plan requirements (Note 2) with Design Review.

R-M (Multiple-Family Residential Variable Density)

  • Purpose: Establishes the city’s variable-density multifamily district (§ 18.18.010).
  • Permitted uses: Multiple-family dwellings (per variable density framework), single-family (X), two-family (subject to Note 5), senior housing by CUP, community care (<6) (X), 7+ persons by CUP, and supportive/transitional housing (X) (§ 18.40.040; § 18.56.040).
  • Density framework: RM subcategories by lot area per unit—RM-3000, RM-2500, RM-2000, and up to RM-1450—determine how many units per lot; dispersion and clustering rules also apply (§ 18.42.050 Note 14).
  • Key standards: 25 ft front; 5/10 ft side interior/street; rear varies (10–20 ft cases); height 28 ft; coverage 50% (§ 18.42.040).
  • Where it applies: Citywide where mapped R-M. Confirm specific RM density symbol with Planning.

M-U Overlay (Mixed-Use Overlay)

  • Uses: Enables residential in mixed-use contexts; multifamily listed with special notes (not provided here) (§ 18.40.040).
  • Standards: Density 30 du/ac; 15 ft front; 10 ft side; height up to 60 ft (§ 18.42.040).
  • Where it applies: Properties shown with an M-U Overlay. Verify overlay boundaries with the City.

R-40 Overlay

  • Uses/Intensity: Higher-density multifamily overlay with 40 du/ac max (§ 18.42.040).
  • Standards: 15 ft front; 10 ft side; 60 ft height cap (§ 18.42.040).
  • Where it applies: Properties shown with an R-40 Overlay. Verify the map.

Commercial districts (P-A, C-N, C-C, C-G, C-M, CPD)

  • Uses: The Land Use Chart lists dozens of commercial uses; many carry numbered conditions. Examples:
    • Bars/cocktail lounges require a CUP (Note 1) in several commercial zones (§ 18.40.040; § 18.40.050C Note 1).
    • Bakeries may be limited to pastries (Note 15) (§ 18.40.050C Note 15).
    • Antique shops must sell goods of intrinsic value (no secondhand) (Note 12) (§ 18.40.050C Note 12).
    • Drive-in businesses must meet Note 18 standards (see below) (§ 18.40.050C Note 18).
  • Development standards: The citywide dimensional chart for commercial districts is not included in the source materials. Some corridors have site-specific standards under specific plans (see Specific Plan 301 and § 18.21.040 below). For parking ratios, see Pico Rivera Parking.

I-L (Limited Industrial)

  • Purpose: Areas for limited/restricted manufacturing, processing, warehousing, distribution, assembly, storage, R&D tied to manufacturing, and related yards (§ 18.34.020).
  • Uses: Permitted uses are governed by the Land Use Chart (§ 18.34.040; § 18.40.040).
  • Development standards: Not found in source materials; industrial projects must still meet water-efficient Landscaping and Screening (§ 18.30.080).

IPD (Industrial Planned Development)

  • Uses: Governed by the Land Use Chart (§ 18.37.040; § 18.40.040).
  • Landscaping: Must meet city landscape efficiency provisions (§ 18.37.080).
  • Development standards: Not found in source materials; verify with Planning.

O-S, P, E-S (Open Space, Public, School)

  • Public uses (parks, trails, utilities, libraries, government, parking, etc.) are listed in the Land Use Chart, often with “X” or numbered notes requiring CUPs or precise plans (§ 18.40.040; § 18.40.050).
  • Development standards: Not found in source materials; verify zone-specific standards.

Corridor- and site-specific plans

Specific Plan 301 — Single-family and Commercial edges (§ 18.17.040; § 18.17.070)

  • Single-family area:
    • Max density 14 du/ac across 113 homes, with transferable surplus within SP 301 and overall cap not to exceed 30 du/ac per land use element (§ 18.17.040A).
    • Lot min 2,600 sf; coverage 50%; front 10 ft (or 7 ft on curves) to residence; average 18 ft to garage; rear 15 ft (50% of width) and 12 ft (remaining 50%); side 4 ft; height 2 stories/28 ft (§ 18.17.040C–D).
    • Accessory projections and fence rules are specified; see § 18.17.040E–I. Parking: 2 enclosed spaces per unit (§ 18.17.040J). Signs per Chapter 18.46 (§ 18.17.040K).
  • Commercial edge:
    • Minimum setbacks: 15 ft along Washington Ave and Rosemead Blvd; 25 ft side/rear; 5 ft landscape buffer where abutting residential (§ 18.17.070B).
    • Parking standard: 1 space/250 sf net floor area (§ 18.17.070C). Signs per Chapter 18.46 (§ 18.17.070D).

Specific Plan 400 — Eight sub-areas + rail yard (§ 18.19.030; § 18.19.040)

  • Four mutually exclusive development scenarios (manufacturing retention; mega-mall; theme park; mixed-use) with total square footage ranges by sub-area 1–8; rail yard retained in sub-area 9 and potential future Metrolink (§ 18.19.030B, C.5).
  • Each scenario’s detailed land uses and standards are in the Specific Plan 400 document (Table C to the Code), administered via CUP with urban design conformance (§ 18.19.030–.040).

Washington Blvd Mixed-Use standards (§ 18.21.040)

  • Heights up to 70 ft (1–6 floors), with rooftop elements up to +11 ft more; stepped massing down to 36 ft/3 stories near single-family (§ 18.21.040A–B).
  • Setbacks range from 10 ft to 50 ft by edge; largest separation on east (retail/plaza/parking) at 50 ft (table in § 18.21.040B).
  • Minimum unit sizes: studios 525 sf; 1-br 575 sf; 2-br 900 sf; 3-br 1,500 sf (§ 18.21.040D).
  • Private balconies by unit type (60–150 sf) and defined common open spaces (§ 18.21.040E–F).
  • Parking factors listed for residential, guest, leasing, retail, USPS; total example calc: 420 required, 464 provided (§ 18.21.040H). Bicycle parking standards included (§ 18.21.040I).

Selected residential and overlay standards (quick view)

District Max density Front setback Side setbacks (int/street) Rear setback (cases) Max height Lot coverage Code Reference
R-E One dwelling per lot (see multi-dwelling option) 30 ft 10 ft / 20 ft Case I: 10 ft; II/III not specified here 24 ft 35% § 18.42.040; § 18.42.050 Notes 10
S-F One dwelling per lot (multi-dwelling option) 20 ft 5 ft / 10 ft Case I: 5 ft; Case II: 10 ft; Case III: 15 ft 24 ft 40% § 18.42.040; § 18.42.050 Notes 11
R-I One dwelling per lot 20 ft to garage; 15 ft to residence; min 50% of frontage at 20 ft 4 ft / 8 ft 50% min 20 ft + 50% min 15 ft 26 ft 50% § 18.42.040
PUD-B 1–30 du/ac 18 ft (garage); 15 ft (residence) 4 ft / 8 ft 50% min 20 ft + 50% min 15 ft 26 ft 50% § 18.42.040
R-M Variable density scheme (RM-3000 to RM-1450) 25 ft 5 ft / 10 ft Case I: 10 ft; II: 15 ft; III: 20 ft 28 ft 50% § 18.42.040; § 18.42.050 Note 14
M-U Overlay Up to 30 du/ac 15 ft 10 ft / 10 ft As specified (not listed here) 60 ft — § 18.42.040
R-40 Overlay Up to 40 du/ac 15 ft 10 ft / 10 ft As specified (not listed here) 60 ft — § 18.42.040

Notes:

  • In S-F and R-E, large lots may host up to four detached single-family homes subject to precise plan of design (Notes 10–11; § 18.42.050).
  • “Rear setback cases” (I/II/III) are context-specific in the chart; confirm with Planning (§ 18.42.040).

Drive-in business standards that frequently control commercial projects

Key elements you’ll be asked to prove up front (§ 18.40.050C Note 18):

  • Lot size/frontage: Corner lots need ≥12,000 sf and 110 ft on each street; interior lots need ≥10,000 sf and 100 ft frontage.
  • Driveway spacing: Corner lots—≤1 approach per 110 ft of frontage; ≥60 ft from intersection; ≥10 ft from interior property lines; max 30 ft driveway length. Interior lots—≤2 approaches per 150 ft; ≥15 ft from interior lines; ≥30 ft spacing between approaches; max 30 ft length.
  • Screening and ops: Screen exterior restroom access; provide enclosed trash areas; use indirect area lighting; conduct all operations indoors except direct car service; all products stored inside.
  • Landscaping: Continuous planters (≥5 ft net width) along interior property lines.

Other citywide guardrails

  • Landscaping: Industrial and IPD development must meet Pico’s water-efficient landscape provisions (§ 18.30.080; § 18.37.080). See Pico Rivera Landscaping and Screening.
  • Signage: Apply the city sign rules for projects in specific plans and corridors (§ 18.17.040K; § 18.17.070D). See Pico Rivera Signage.
  • CUP framework: If the Land Use Chart shows Note 1, a CUP is required before the use can operate (§ 18.56.020; § 18.56.040).
  • Precise plan/design review: If the Land Use Chart shows Note 2, a precise plan of design is required (§ 18.40.050C Note 2). See Pico Rivera Design Review.
  • Residential protections: The City may add conditions beyond minimums to protect neighborhood integrity (§ 18.15.080).
  • ADUs/second units: The Land Use Chart lists “Second dwelling units” in several residential districts, but the operative local standards are not included in these source materials (§ 18.40.040). See Pico Rivera ADUs and California ADU law. Building standards are under the California Building Standards Code.

Checklist

  • Identify base zone and any overlays (e.g., M-U Overlay, R-40 Overlay) on your parcel. See Pico Rivera Zoning and Overlay Districts.
  • Confirm your proposed use appears in the Land Use Chart and note whether it is “X” (permitted) or numbered (conditional) (§ 18.40.030–.040; § 18.40.050).
  • If numbered, list all applicable notes and conditions (e.g., Note 1 – CUP, Note 2 – precise plan, Note 8 – family day care, Note 11 – home occupations).
  • Check dimensional controls for your district (lot area, setbacks, height, coverage, and density) in Table 18.42.040 (§ 18.42.040; § 18.42.050).
  • If in Specific Plan 301, Specific Plan 400, or the Washington Blvd standards area, apply those plan-specific heights, setbacks, open space, and parking (§ 18.17.040; § 18.17.070; § 18.19.030–.040; § 18.21.040).
  • Verify Parking ratios if not dictated by a specific plan (e.g., SP 301 or § 18.21.040).
  • Confirm landscaping compliance per Chapters 18.30/18.37 (as applicable) and water-efficiency provisions (§ 18.30.080; § 18.37.080).
  • Check Signage rules for any proposed signs (e.g., SP 301 references Chapter 18.46).
  • If nonconforming, confirm status and limits before altering the site or use. See Nonconforming Uses.
  • If standards cannot be met on a unique parcel, discuss relief under Variances and Exceptions.

Risks & Ambiguities

Issue Why it matters What to verify
“Numbered” chart notes beyond those provided (e.g., 23, 55, 57, 61) Many commercial rows cite notes not in these materials Exact content of all applicable notes in § 18.40.050C for your use (§ 18.40.040)
Rear yard “Case I/II/III” Rear setbacks vary by case; misreading leads to violations Which “case” applies to your lot in § 18.42.040
Multi-dwelling options on large S-F/R-E lots Adds density but triggers precise plan/design review Applicability of Notes 10–11 to your parcel and [Design Review] process (§ 18.42.050; § 18.40.050C Note 2)
Drive-in business siting Strict lot size, frontage, driveway spacing, and screening Site plan conformance with Note 18 (§ 18.40.050C Note 18)
ADUs/second units The chart lists them, but operative standards aren’t shown here Local ADU chapter and state law; confirm district allowances (§ 18.40.040)
Specific Plan vs. base zoning SP 301, SP 400, § 18.21.040 can supersede base standards Whether a specific plan governs your site and its exact standards (§ 18.17.040; § 18.19.030; § 18.21.040)
Entertainment in residential Prohibited in all residential districts Whether your proposal involves any “entertainment” as defined (§ 18.40.050B.1)

Plain-English Summary

Pico Rivera uses a two-chart system: a Land Use Chart to say what uses are allowed in each zone, and a Development Chart to set lot size, setbacks, height, coverage, and density. Look up your zone, see if your use is listed as permitted or needs a CUP or precise plan, then design to the setbacks and height for that district. Overlays and specific plans like SP 301 or the Washington Blvd standards can change the numbers, so check those first.

Information Gaps

  • Full text for many Land Use Chart notes (e.g., 20, 23, 33, 39, 55–67, 70–84) is not included in the source materials.
  • Complete development standards for commercial/industrial base zones (outside specific plans) are not provided.
  • Details for certain residential notes (e.g., 74–76) and exact RM subcategory mapping on parcels are not shown.
  • Overlay boundaries for M-U Overlay and R-40 Overlay are not included.

Source References

  • § 18.40.010 (Purpose; unlisted uses prohibited)
  • § 18.40.030–§ 18.40.040 (Land Use Chart and how to use it)
  • § 18.40.050 (Special use conditions and chart notes; entertainment prohibition; home occupation; day care; drive-in)
  • § 18.42.040–§ 18.42.050 (Property Development Regulations Chart and notes)
  • § 18.04.172; § 18.04.768; § 18.04.772 (Setback definitions)
  • § 18.56.010; § 18.56.020; § 18.56.030; § 18.56.040 (CUP purpose, applicability)
  • § 18.18.010; § 18.18.040; § 18.18.050 (R-M zone establishment; permitted uses reference; development reference)
  • § 18.34.020; § 18.34.040 (I-L intent; permitted uses reference)
  • § 18.37.040; § 18.37.080 (IPD permitted uses; landscaping)
  • § 18.30.080 (Industrial landscaping)
  • § 18.15.080 (Minimum regulations; additional conditions)
  • § 18.17.040; § 18.17.070 (Specific Plan 301 residential and commercial standards)
  • § 18.19.030; § 18.19.040 (Specific Plan 400 scenarios and design conformance)
  • § 18.21.040 (Washington Blvd mixed-use standards)

Also see:

Sources

Source passages

  • Pico Rivera Zoning Code (§ 18.40.050) Medium relevance
  • Pico Rivera Zoning Code (§ 18.56.020) Medium relevance
  • Pico Rivera Zoning Code (§ 18.40.040) Medium relevance
  • Pico Rivera Zoning Code (§ 18.19.030) Medium relevance
  • Pico Rivera Zoning Code (§ 18.04.172) Medium relevance
  • Pico Rivera Zoning Code (§ 18.17.040) Medium relevance
  • Pico Rivera Zoning Code (§ 18.42.050) Medium relevance
  • Pico Rivera Zoning Code (§ 18.37.080) Medium relevance
  • Pico Rivera Zoning Code (§ 18.17.070) Medium relevance
  • Pico Rivera Zoning Code (§ 18.56.010) Medium relevance
  • Pico Rivera Zoning Code (§ 18.40.010) Medium relevance
  • Pico Rivera Zoning Code (§ 18.04.768) Medium relevance
  • Pico Rivera Zoning Code (§ 18.18.040) Medium relevance
  • Pico Rivera Zoning Code (§ 18.37.040) Medium relevance
  • Pico Rivera Zoning Code (§ 18.56.030) Medium relevance
  • Pico Rivera Zoning Code (§ 18.19.040) Medium relevance

Cited sections

Frequently asked questions

What can I build on an S-F lot in Pico Rivera?

Typically one single-family home with 20 ft front setback, 5 ft side setbacks, and 24 ft max height; lot coverage up to 40% (§ 18.42.040). Accessory buildings and one guest house are permitted (X) and small community care homes (<6) are allowed by-right (§ 18.40.040). Large lots may allow more than one detached home subject to a precise plan of design (§ 18.42.050 Notes 10–11).

Are bars or cocktail lounges allowed in neighborhood commercial zones?

Bars and cocktail lounges appear in the commercial section of the Land Use Chart and require a Conditional Use Permit where shown with Note 1 (§ 18.40.040; § 18.40.050C Note 1). A CUP is required before the use may operate (§ 18.56.040).

Can I run a business from home in Pico Rivera?

Yes, but only as a compliant home occupation. Certain businesses (alcohol or firearm sales, on-site salon services, vehicle sales/repair, kennels, etc.) are prohibited from homes; a home occupation or cottage food permit is required as applicable (§ 18.40.050C Note 11).

Are drive-thru restaurants allowed? What are the key site rules?

Drive-in businesses are allowed only when all Note 18 standards are met, including minimum lot sizes of 12,000 sf (corner) or 10,000 sf (interior), frontage minimums, driveway spacing and screening, indoor operations, and landscape planters of at least 5 ft net width (§ 18.40.050C Note 18).

Are ADUs (second units) allowed in single-family zones?

The Land Use Chart lists “Second dwelling units” for several residential districts (§ 18.40.040). However, the specific local ADU standards are not included in these source materials; confirm on the City’s ADU page and apply state ADU law. Verify with the jurisdiction.

What’s allowed in the R-M multifamily zone, and how dense can it be?

R-M allows multifamily and some related residential uses (e.g., senior housing by CUP), with a variable-density scheme: RM-3000, RM-2500, RM-2000, and up to RM-1450, each tied to lot area per unit and dispersion rules (§ 18.42.050 Note 14; § 18.18.010; § 18.40.040). Typical setbacks include 25 ft front and 28 ft max height (§ 18.42.040).

Is entertainment (music, DJs, dances) allowed at homes or apartments?

No. Advertising, promoting, holding, conducting, or participating in any public dance or entertainment in single-family, planned residential, or multifamily zones is prohibited. Limited exceptions exist for churches, schools, public buildings, bona fide charities, and political organizations (§ 18.40.050B.1).

What are the M-U Overlay basics (height and density)?

The M-U Overlay allows residential up to 30 du/ac, with 15 ft front setbacks, 10 ft sides, and 60 ft maximum building height per the development chart (§ 18.42.040).

What setbacks apply to SP 301 single-family lots?

Front 10 ft to the residence (or 7 ft on curves), average 18 ft to garage; rear 15 ft across at least half the lot width (and 12 ft minimum on the remainder); sides 4 ft; height limited to 2 stories/28 ft (§ 18.17.040C–D).

Do commercial projects on Washington or Rosemead have special setbacks?

Yes. In SP 301’s commercial edge: 15 ft minimum along Washington Ave and Rosemead Blvd; 25 ft side/rear; and a 5 ft landscape buffer next to residential (§ 18.17.070B).

General information, not legal advice.

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