Pico Rivera — Land Use

Last reviewed: July 2, 2026

Overview

This page summarizes how the Pico Rivera Municipal Code regulates land use through its zoning classifications, the Land Use Chart, and the Property Development Regulations Chart. The zoning rules are laid out in Title 18 (commonly referenced as the city’s zoning code) and implement permitted uses, conditional uses, and the dimensional/development standards that apply to each zone. The governing land‑use matrix is the Land Use Chart in § 18.40.040 and the dimensional standards are in the Property Development Regulations Chart at § 18.42.040; both control what you may do on a parcel and what setbacks, heights and lot coverage apply.

Below I synthesize the Pico Rivera rules and give a district‑by‑district breakdown (purpose, typical permitted uses, key dimensional standards and where the district applies). Always confirm parcel‑specific rules with the city — Verify with the jurisdiction.

How to read this material

• The Land Use Chart (Table 18.40.040) shows whether a use is permitted (X) or conditionally allowed (numbered note) in each zone; unlisted uses are prohibited. § 18.40.010–§ 18.40.040.
• Dimensional and development rules (minimum lot area, front/side/rear setbacks, maximum height, lot coverage) are in the Property Development Regulations Chart (Table 18.42.040) and its notes. § 18.42.030–§ 18.42.040.

District-by-district breakdown

Notes: I cite the code paragraphs that set the district purpose and point to the Land Use Chart or Property Development Chart. For specific permitted uses consult Table 18.40.040 (the Land Use Chart) and for numeric standards consult Table 18.42.040 (the Property Development Regulations Chart).

O-S (Open Space)

• Purpose: The O-S zone is intended for parks, schools, permanent open space and transitional buffer areas between heavy and light uses; non‑qualifying uses are expressly prohibited. § 18.10.020.
• Typical permitted uses: public parks, recreational facilities, publicly owned open space (check Table 18.40.040). § 18.10.040 / § 18.40.040.
• Key standards: development in O-S is normally controlled by a precise plan of design; parking, signage, and setbacks are governed by Chapters 18.44, 18.46, and 18.42.040 respectively. § 18.10.050; see § 18.42.040 for setbacks/height.
• Where it applies: parks, school sites and other publicly‑oriented parcels shown on the Official Zone Map. § 18.10.010–§ 18.10.030.

R-E (Single‑Family Residential Estate)

• Purpose: The R-E zone is for large‑lot single‑family homes and limited private agricultural/equestrian activities. § 18.12.020.
• Typical permitted uses: single‑family dwellings and accessory uses listed in Table 18.40.040 (family day care, home occupations subject to notes). § 18.40.040.
• Key dimensional standards (from Table 18.42.040): typical minimum lot area 15,000 sq ft, front setback 30 ft, side setbacks 10 ft, rear setback 10–20 ft depending on case, max height 42 ft and lot coverage 60% where the table indicates; consult § 18.42.040 for exact entries and notes.
• Where it applies: large‑lot residential pockets; see Official Zone Map. § 18.12.010.

S-F (Single‑Family — the mapped successor of old R‑1 / R‑1 PD)

• Purpose: S-F (single‑family) implements conventional single‑family neighborhoods and replaced earlier R‑1 classifications during conversion. § 18.08.050 (conversion table) and S‑F chapters.
• Typical permitted uses: single‑family dwellings, accessory residential uses; small family day care by‑right; other uses per Table 18.40.040.
• Key dimensional standards: Table 18.42.040 shows lot area ~6,500 sq ft, front setback ~20 ft, side setback ~5 ft, max height ~24 ft, lot coverage ~45% (see § 18.42.040).
• Where it applies: standard single‑family neighborhoods. § 18.15.040 references Chapter 18.40 for permitted uses.

R-I (Residential — medium/transition)

• Purpose: R-I is a residential category with development/regulation specifics set out cross‑referencing Chapter 18.40 and Chapter 18.42. § 18.15.040–§ 18.15.060.
• Typical permitted uses: single‑family (in some cases), and other residential uses noted in Table 18.40.040; several residential conversions and PUD options exist but may require CUP/precise plan notes. § 18.40.040.
• Key dimensional standards: see Table 18.42.040 (example: front setback 15–20 ft to residence; side 4–8 ft; height ~38 ft; lot coverage ~60% depending on subcases and notes). Verify case by case in § 18.42.040.

R-M (Multiple‑Family variable density)

• Purpose: R-M supports apartment complexes and variable density multi‑family housing; it explicitly allows transitional densities between single‑family neighborhoods and commercial uses. § 18.18.020.
• Typical permitted uses: multi‑family dwellings, senior housing subject to notes, some public/institutional uses—refer to Table 18.40.040.
• Key dimensional standards: Table 18.42.040 shows lot area ~12,500 sq ft, front setback ~25 ft, side setback ~5 ft, rear setbacks per Case I/II/III, max height often ~38 ft, lot coverage ~60%; specific open‑space requirements are in table notes (e.g., private & common open space minimums). § 18.42.040 and notes.

PUD (Planned Residential Unit Development)

• Purpose: The PUD zone is a flexible residential zone intended to permit innovative residential design and reserving open space amenities. § 18.16.020.
• Typical permitted uses: residential as set in PUD approval; PUD projects are controlled by a conditional use permit and precise plan requirements (Note 40 and Chapter 18.56).
• Key standards: PUDs have their own development program but are measured against § 18.42.040 and special PUD notes (lot sizes, setbacks and densities are in Table 18.42.040 under PUD column). § 18.42.040.

P-A, C-N, C-C, C-G, C-M (Commercial / Professional)

• Purpose: These commercial/professional zones serve neighborhood shopping, community commercial and general commercial uses, with C‑M blending commercial and light industrial. See Chapter entries such as § 18.17.070 for C‑G and § 18.32.030 for C‑M.
• Typical permitted uses: retail, personal services, offices, restaurants (subject to the Land Use Chart § 18.40.040); certain uses may be conditioned or prohibited (notes in § 18.40.050).
• Key dimensional standards (Table 18.42.040, Part 2): front setbacks typically 15 ft (some tradeoffs shown in parenthetic notes), building heights vary 24–42 ft depending on zone, and lot coverage 45–60%; see § 18.42.040 Part 2 for exact numbers per zone.

I-L and I-G (Industrial)

• Purpose: Light and general industrial zones for manufacturing, warehousing and industrial uses; industrial parks and heavier manufacturing locate in I‑G (per Chapter entries for those zones). § 18.32.030 / Chapter references.
• Typical permitted uses: industrial, R&D, warehousing, and supporting commercial—see Table 18.40.040.
• Key dimensional standards: front setbacks often 25 ft, heights ~38–60 ft in some industrial plan areas, lot coverage ~50–60%; consult § 18.42.040 Part 2 and related Table notes.

M-U (Mixed‑Use Overlay) and R-40 (Residential / Density Overlays)

• Purpose: The M‑U Overlay allows integrated residential + commercial development as an alternative to the base zone and is intended to implement housing goals (including opportunity sites). § 18.33.020. The R‑40 Overlay allows higher‑density residential/mixed‑use options consistent with housing objectives. § 18.09.030.
• Typical permitted uses: Mixed residential and commercial uses per Table 18.40.040; property owners may elect to use overlay standards or the underlying base zone standards. § 18.33.040 / § 18.09.040.
• Key dimensional standards: the overlay columns in Table 18.42.040 specify lot area, setbacks and density caps (e.g., R‑40 shows densities up to 40 DU/acre in the chart notes). Always check the overlay column in § 18.42.040 and the overlay chapter for options.

Specific Plans (SP‑301, SP‑400, SP‑Mercury)

• Purpose: Specific plan zones (e.g., SP‑301, SP‑400, SP‑MERCURY) set site‑specific land uses and standards for major redevelopment sites and are implemented by the corresponding specific plan documents and Table C to the Municipal Code. § 18.19.010–§ 18.19.030; § 18.21.010–§ 18.21.040.
• Typical permitted uses: depend on the selected specific plan scenario (SP‑400 includes manufacturing retention, mega‑mall, theme park or mixed‑use scenarios — each with different permitted uses). § 18.19.030.
• Key standards: SP documents and Table C hold the setbacks, heights (e.g., the Mercury plan caps certain areas at 70 ft with stepping at residential interfaces) and project‑level design rules — check the specific plan sections and Table C. § 18.21.040; § 18.19.030(C).

Quick decision‑relevant table (excerpt)

Practical guidance & comparisons (plain‑English synthesis)

• Start with the Land Use Chart (§ 18.40.040) to see whether your proposed use is allowed in the zone; if the chart cell shows a number rather than an X, read the numbered note in § 18.40.050 because that use will be conditional or limited.
• Numeric setbacks, lot area, height and lot coverage are controlled by Table 18.42.040; the same table also contains parenthetic note references that can change or add conditions — always read the parenthetic notes for the applicable column. § 18.42.040 and § 18.42.030 explain how to use the chart.
• Overlays (for example M‑U or R‑40) are elective: property owners usually may choose to develop under the overlay standards or remain under the base‑zone standards. If considering higher density or mixed use, review the overlay chapter and the overlay column in § 18.42.040. § 18.33.030 / § 18.09.030.
• Many uses (e.g., breweries, adult uses, certain entertainment venues) have special notes with operational conditions — consult the relevant numbered notes in § 18.40.050 and the brewery note text. § 18.40.050 and brewery note.
• Design matters: projects often require objective design standards, design review, or a precise plan of design (common for specific plans and some conditional approvals). See chapters on design and the specific plan sections when applicable. § 18.19.040.

Useful internal links you will hit while carrying out a project: parking, development standards, design-review, overlay-districts, ADUs, and the California Building Standards Code. See the city pages for each topic: Pico Rivera Parking, Pico Rivera Development Standards, Pico Rivera Design Review, Pico Rivera Overlay Districts, Pico Rivera ADUs and California Building Standards Code.

Checklist (what an applicant must satisfy before issuance / to evaluate feasibility)

• Determine zoning on the parcel (Official Zone Map) and read the zone chapter (e.g., § 18.12, § 18.18, § 18.32, § 18.19 as applicable).
• Check the Land Use Chart (Table 18.40.040) to confirm whether the proposed use is permitted or conditional. § 18.40.040.
• Read Table 18.42.040 to pull numeric setbacks, heights, lot area, lot coverage and density limits for the zone. § 18.42.040.
• Identify any numbered notes referenced by the chart cell (these add CUPs, precise plan, or other conditions) — see § 18.40.050.
• If use is conditional or unlisted, prepare a Conditional Use Permit (CUP) application per Chapter 18.56 and verify the required findings. § 18.56.030–§ 18.56.110.
• Confirm off‑street parking requirements in Chapter 18.44 and signage rules in Chapter 18.46. See Pico Rivera Parking and Pico Rivera Signage.
• For overlays or specific plans (e.g., M‑U, SP‑400, SP‑Mercury), check overlay chapter language and plan tables/appendices for project‑level constraints. § 18.33.030 / § 18.19.030 / § 18.21.040.

Risks & Ambiguities

Plain-English Summary

Pico Rivera’s zoning code uses a city Land Use Chart (Table 18.40.040) to list what is allowed in each zone and a Property Development Chart (Table 18.42.040) to set setbacks, heights, lot sizes and coverage; many uses are allowed only with a conditional use permit or follow special notes, and specific plans or overlays can replace the base rules — always check the chart cell, the parenthetic notes, and the specific plan or overlay chapter that applies to your site. § 18.40.040, § 18.42.040, § 18.19.030.

Source References

• Land use rules and Land Use Chart (Table 18.40.040): § 18.40.010 – § 18.40.040.
• Special use conditions and chart notes (numbered notes that create conditional uses): § 18.40.050.
• Property development regulations and Table 18.42.040 (setbacks, heights, lot coverage, density): § 18.42.010 – § 18.42.040.
• Conditional Use Permits, purpose and process: § 18.56.010 – § 18.56.110.
• R‑M zone intent and applicability: § 18.18.010 – § 18.18.050.
• O‑S and R‑E zone purpose & permitted uses: § 18.10.010 – § 18.10.050, § 18.12.010 – § 18.12.030.
• Mixed‑Use Overlay (M‑U) chapter and purpose: § 18.33.010 – § 18.33.040.
• Specific Plan 400 (SP‑400) and SP‑Mercury summaries and standards pointer: § 18.19.010 – § 18.19.060, § 18.21.010 – § 18.21.040.
• Off‑street parking rules: Chapter 18.44 and Table 18.44.040 (see § 18.44.050 for notes).

Retrieved passages

• Pico Rivera Zoning Code (chapter is) High relevance show source text
• Pico Rivera Zoning Code (§ 3) High relevance show source text
• Pico Rivera Zoning Code (§ 18.15.040.) High relevance show source text
• Pico Rivera Zoning Code (§ 18.40.050.) High relevance show source text
• Pico Rivera Zoning Code (section will) High relevance show source text
• Pico Rivera Zoning Code High relevance show source text
• Pico Rivera Zoning Code (§ 18.08.010.) High relevance show source text
• Pico Rivera Zoning Code High relevance show source text
• Pico Rivera Zoning Code High relevance show source text
• Pico Rivera Zoning Code (§ 4) High relevance show source text
• Pico Rivera Zoning Code (§ 18.04.148.) Medium relevance show source text
• Pico Rivera Zoning Code (§ 18.17.070.) Medium relevance show source text
• Pico Rivera Zoning Code (§ 9205.06) Medium relevance show source text
• Pico Rivera Zoning Code (§ 9205.07) Medium relevance show source text
• Pico Rivera Zoning Code Medium relevance show source text
• Pico Rivera Zoning Code Medium relevance show source text
• Pico Rivera Zoning Code (§ 9207.03) Medium relevance show source text
• Pico Rivera Zoning Code Medium relevance show source text
• Pico Rivera Zoning Code Medium relevance show source text
• Pico Rivera Zoning Code Medium relevance show source text

Cited sections

• Land use rules and Land Use Chart (Table 18.40.040): **§ 18.40.010 – § 18.40.040**. (§ 18.40.010)
• Special use conditions and chart notes (numbered notes that create conditional uses): **§ 18.40.050**. (§ 18.40.050)
• Property development regulations and Table 18.42.040 (setbacks, heights, lot coverage, density): **§ 18.42.010 – § 18.42.040**. (§ 18.42.010)
• Conditional Use Permits, purpose and process: **§ 18.56.010 – § 18.56.110**. (§ 18.56.010)
• R‑M zone intent and applicability: **§ 18.18.010 – § 18.18.050**. (§ 18.18.010)
• O‑S and R‑E zone purpose & permitted uses: **§ 18.10.010 – § 18.10.050**, **§ 18.12.010 – § 18.12.030**. (§ 18.10.010)
• Mixed‑Use Overlay (M‑U) chapter and purpose: **§ 18.33.010 – § 18.33.040**. (chapter and)
• Specific Plan 400 (SP‑400) and SP‑Mercury summaries and standards pointer: **§ 18.19.010 – § 18.19.060**, **§ 18.21.010 – § 18.21.040**. (§ 18.19.010)
• Off‑street parking rules: **Chapter 18.44** and Table **18.44.040** (see **§ 18.44.050** for notes). (Chapter 18.44)
• PicoRivera_ZoningCode.md
• 2025 California ADU handbook.md

• Official Pico Rivera code library