Pico Rivera — Zoning

Last reviewed: July 2, 2026

Overview

Pico Rivera's zoning rules are codified in the municipal code (Chapters that run from Chapter 18.10 through Chapter 18.38) and are shown on the city's Official Zone Map (§ 18.08.030, § 18.08.060) . The code uses local zone symbols such as S‑F, R‑M, C‑G, C‑N, C‑C, C‑M, I‑L, I‑G, P‑A, P, O‑S, special planned zones (for example SP‑301 and SP‑400), and overlays such as R‑40; additions/modifications to the Official Zone Map are handled by ordinance (§ 18.66.040) . Numerical development standards for these zones (setbacks, heights, lot coverage) appear in the Property Development Regulations Chart (Table 18.42.040) and in the specific zone chapters (§ 18.42.040, Chapter 18.10–18.38) .

Note: this page covers zoning (land‑use designations and development standards in the municipal code). For on‑site parking calculations consult the city's parking rules and for construction/building code compliance consult the California Building Standards Code.

How Pico Rivera organizes zoning (quick map)

• The city's zones are set out in Chapters 18.10–18.38 and shown on the Official Zone Map (§ 18.08.030, § 18.08.060) .
• Conversion from older designations to the current symbols is published in the code conversion table (e.g., former R‑1 → S‑F, former R‑2/R‑3 → R‑M) (§ 18.08.050) .
• Where a use table or special plan controls permitted uses, the zone chapter will point to Chapter 18.40 (permitted uses) or to the specific plan document (e.g., SP‑400) for allowed land uses (§ 18.17.070, § 18.19.030) .

For zoning review of a ministerial proposal the city uses a Zoning Consistency Review (ZCR) process administered by the zoning administrator; that process is intended to confirm objective compliance with the zoning ordinance (§ 18.04.924, § 18.48.040) . Design review or precise plan requirements are contained in the precise plan/Design chapter; see the design review page for when a precise plan applies (§ 18.48.010—§ 18.48.040) .

District-by-district breakdown

Below are the principal zone districts used in Pico Rivera's code. Each subsection lists the established purpose, where permitted uses are defined, the key objective dimensional standards (source: Table 18.42.040 and the zone chapter), and where the zone typically applies or is further controlled by a specific plan. Always confirm parcel‑level zoning on the Official Zone Map (§ 18.08.060) .

S‑F (Single‑Family Residential)

• Purpose: To designate and regulate single‑family residential development (converted from former R‑1) (§ 18.08.050) .
• Typical permitted uses: Single‑family dwellings, accessory structures; specific uses are listed in Chapter 18.40 (permitted uses) — confirm in the permit table (§ 18.40.*) .
• Key dimensional standards (Table 18.42.040): Front setback: 20 ft, Side interior: 5 ft, Rear: 5–10 ft depending on case, Height: 24 ft, Lot coverage: 40% (see Table 18.42.040) .
• Where it applies: Residential neighborhoods outside mixed‑use corridors; parcel‑level boundaries on the Official Zone Map (§ 18.08.080) .

R‑E (Residential Estate)

• Purpose: Larger‑lot single‑family estate development (§ 18.42.040) .
• Permitted uses: Estate single‑family uses and accessory uses (see Chapter 18.40).
• Standards: Front setback: 30 ft, Side: 10 ft, Height: 24 ft, Lot coverage: 35% (Table 18.42.040) .
• Where: Scattered larger parcels preserved for lower density; verify with Official Zone Map § 18.08.060 .

R‑I (Residential‑Intermediate)

• Purpose: Intermediate residential lot types; consult Table 18.42.040 for specific dimensional differences .
• Standards: Front setback: 20 ft to garage, 15 ft to residence portion, Side: 4 ft, Height: 26 ft, Lot coverage: 50% (Table 18.42.040) .

R‑M (Multiple‑Family Residential, variable density)

• Purpose: To designate areas for apartments and multifamily housing (§ 18.18.020) .
• Typical permitted uses: Multifamily residential developments—permitted uses and accessory uses are listed in Chapter 18.40; parking rules cross‑reference Chapter 18.44 (§ 18.18.060) .
• Key standards: Front setback: 18 ft to garage/15 ft residence portions, Side: 4–8 ft, Rear: 10–20 ft depending on case, Height: 26 ft (typ.), Lot coverage: 50% (Table 18.42.040) .
• Where: Higher‑density corridors and areas identified for multifamily—special approvals (precise plans or conditional use permits) may apply (§ 18.48.010—§ 18.48.040) .

PUD (Planned Unit Development)

• Purpose: Flexible planned residential developments; detailed requirements in the PUD chapter and site‑specific PUD ordinance (§ 18.66.040 conversion entries) .
• Standards: PUD standards are parcel/specific‑plan driven—consult the PUD subsection and Table 18.42.040 for baseline references (§ 18.42.040) .
• Where: Applied by reclassification ordinance and attachments showing map/legal descriptions (§ 18.66.040) .

P‑A (Professional & Administrative)

• Purpose: Office, professional and administrative uses supporting civic/commercial activity (conversion from P‑A) (§ 18.08.050) .
• Standards: Front setback: 15 ft, Height: 42 ft, Lot coverage: 60% (Table 18.42.040) .
• Permitted uses: Offices, clinics, professional services — see Chapter 18.40.

C‑N (Neighborhood Commercial)

• Purpose: Small‑scale neighborhood shopping/services (§ 18.42.040) .
• Standards: Front setback: 15 ft, Height: 24 ft, Lot coverage: 45% (Table 18.42.040) .
• Uses: Convenience retail and services that serve nearby residents; see Chapter 18.40 for permitted uses.

C‑C (Community Commercial)

• Purpose: Larger commercial retail and service uses serving a community area; see Chapter 18.17 (Specific Plan 301 references and commercial standards) (§ 18.17.070) .
• Standards: Front setback: 15 ft (with special Washington/Rosemead setback 15 ft), Rear/side: 25 ft buffer to residential with a 5 ft landscaped buffer where adjacent to residences (§ 18.17.070) .
• Uses: Community retail, eating establishments (subject to outdoor dining rules), and services — details in Chapter 18.40 and notes in Chapter 18.17.

(First natural mention of parking links here) For on‑site calculations, see the city's Parking rules and Chapter 18.44; commercial parking rates and residential parking minimums are enforced there (§ 18.44.*) .

C‑G (General Commercial)

• Purpose: Higher intensity commercial activity along major corridors (§ 18.17.070) .
• Standards: Front setback: 15 ft on arterials, Rear/side: 25 ft adjacent to residential with landscape buffer, parking rates generally 1 space / 250 sf retail (as noted in § 18.17.070) .
• Uses: Regional retail, auto‑oriented services (where allowed), offices (permitted uses in Chapter 18.40).

C‑M (Commercial Manufacturing)

• Purpose: Mixed commercial/manufacturing and research & development uses (conversion from R‑D) (§ 18.08.050) .
• Standards: Front setback: 20 ft, Height: 38 ft, Lot coverage: 60% (Table 18.42.040) .

I‑L and I‑G (Limited & General Industrial)

• Purpose: Industrial uses—light manufacturing in I‑L, broader industrial uses in I‑G (§ 18.08.050) .
• Standards: Typical front setback: 25 ft, height: 38 ft (Table 18.42.040) and lot coverage: 60%; special buffers and screening required when adjacent to residential (see Table notes) .
• Uses: Manufacturing, warehousing, distribution—permitted uses and operational limitations are in Chapter 18.40 and notes within the industrial zone chapters.

O‑S (Open Space)

• Purpose: Preserve publicly owned or passive open space; conversion table maps older buffer zones to O‑S (§ 18.08.050) .
• Standards and permitted uses: Conservancy, parks, public facilities as set in the O‑S chapter and general provisions.

P (Parking Zone)

• Purpose: Public parking lots and structuring of parking uses (§ 18.08.050) .
• Standards: Special parking and circulation standards apply (see Chapter 18.44 and the P zone chapter).

Civic Center Zone

• Purpose: Civic and governmental functions (converted from Civic Center District) (§ 18.08.050) .
• Uses: City buildings, libraries, municipal facilities; standards in the Civic Center chapter.

Commercial Planned Development (CPD) / Industrial PD (IPD)

• Purpose: Site‑specific planned commercial or industrial developments; applied by zone reclassification with attachments that include design standards (see § 18.66.040 examples) .
• Standards: Determined by the CPD/IPD ordinance and attachments—consult the reclassification ordinance and Table references.

SP‑301 (Specific Plan 301) (Chapter 18.17)

• Purpose: Governs the SP‑301 planning area with its own land use and design rules (§ 18.17.010—§ 18.17.090) .
• Standards: Specific plan sets development rules and design review process; all development in the area must comply with SP‑301 (§ 18.17.080—§ 18.17.090) .

SP‑400 (Specific Plan 400) (Chapter 18.19)

• Purpose: Large (approx. 235 acres) redevelopment area bounded by Washington, Rosemead and Paramount Boulevards; provides four mutually exclusive development scenarios (manufacturing retention, mega‑mall, theme park, mixed‑use) and a sub‑area approach (§ 18.19.010—§ 18.19.030) .
• Standards: The specific plan document (Table C in the code) contains the land use matrix and development standards; master conditional use permits and phased agreements are required before development (§ 18.19.010—§ 18.19.030) .

R‑40 Overlay

• Purpose: An overlay to allow an integrated mix of residential and commercial uses and enable higher density housing in targeted areas (§ 18.09.020) .
• How it changes standards: Overlays modify the base zone rules (see Table 18.42.040 Part 1 where overlays are listed) and add objectives for pedestrian orientation and mixed‑use development (§ 18.09.020; Table 18.42.040) .

Decision‑relevant standards (at a glance)

The table below summarizes the most commonly checked numeric standards pulled from Table 18.42.040 (the Property Development Regulations Chart). Always verify parcel‑specific conditions, overlays, and notes in the full table.

Practical note: Table 18.42.040 includes many notes (cases, projections, exceptions). Use it as the primary numeric source for design checks and cite the specific note when applying an exception (§ 18.42.040) .

Checklist

• Confirm parcel zone on the Official Zone Map (§ 18.08.060) .
• Review the base‑zone permitted uses in Chapter 18.40 and any SP/PD documents that overlay the parcel (§ 18.40, § 18.19.030) .
• Check dimensional standards and overlays in Table 18.42.040 (setbacks, height, lot coverage) (§ 18.42.040) .
• Determine parking requirement source (Chapter 18.44) and site circulation needs; consult the city's Parking rules (§ 18.44) .
• Verify design review / precise plan triggers and process (Chapter 18.48) and consult the design review guidance (§ 18.48.010—.040) .
• Identify overlay zones (for example R‑40) and specific plans (SP‑301, SP‑400) that modify base rules; consult overlay districts and corresponding chapters (§ 18.09, § 18.19) .
• Determine whether a conditional use permit, PUD approval, or variance is required (Chapters 18.56, 18.62) and prepare for public hearing if needed (§ 18.56.110) .
• Cross‑check ADU allowances and objective standards with local ADU rules and applicable state law; see the ADUs page and California ADU law link (§ local ADU chapter / state law) .

Risks & Ambiguities

Plain‑English summary

Pico Rivera divides the city into named zones (for example S‑F, R‑M, C‑G, I‑G) that dictate what you can build where, how close to the property line buildings can be, how tall they may be, and how much of the lot they can cover; the numeric rules are in Table 18.42.040 and individual zone chapters, and some areas are governed by specific plans or overlays that change the base rules (§ 18.42.040, § 18.19.030, § 18.09.020) .

Source References

• § 18.08.030, § 18.08.060 — Zones established; Official Zone Map adoption (Official Zone Map is the controlling map) .
• Table 18.42.040 — Property Development Regulations Chart (setbacks, heights, lot coverage) (§ 18.42.040) .
• Chapter 18.18 (§ 18.18.010–.070) — R‑M multiple‑family zone (intent, parking cross‑reference) .
• Chapter 18.17 (§ 18.17.070–.090) — SP‑301 commercial development standards and administration .
• Chapter 18.19 (§ 18.19.010–.060) — SP‑400 specific plan (land use scenarios and Table C reference) .
• Chapter 18.09 (§ 18.09.010–.020) — R‑40 Overlay establishment and intent .
• § 18.66.020, § 18.66.040 — Zone code amendments and Official Zone Map additions (how reclassifications are adopted) .
• Zoning administration and precise plan procedures — Chapter 18.48 (§ 18.48.010—.040) and Zoning Consistency Review definitions (§ 18.04.924) .
• Parking and off‑street parking cross‑references — Chapter 18.44 and zone cross‑references (see § 18.18.060) .
• For ADU state requirements referenced by local rules see California ADU Law summary (state changes summarized) and the city's ADU chapter (local ADU chapter excerpts noted) .

Retrieved passages

• Pico Rivera Zoning Code High relevance show source text
• Pico Rivera Zoning Code (chapter is) High relevance show source text
• Pico Rivera Zoning Code (§ 2) High relevance show source text
• Pico Rivera Zoning Code (§ 18.04.896.) High relevance show source text
• Pico Rivera Zoning Code (section and) High relevance show source text
• Pico Rivera Zoning Code (Section 9310) High relevance show source text
• Pico Rivera Zoning Code High relevance show source text
• Pico Rivera Zoning Code (section and) High relevance show source text
• Pico Rivera Zoning Code (§ 9205.07) High relevance show source text
• Pico Rivera Zoning Code (§ 9204.10) High relevance show source text
• Pico Rivera Zoning Code High relevance show source text
• Pico Rivera Zoning Code (§ 18.17.070.) 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 High relevance show source text

Cited sections

• § **18.08.030**, § **18.08.060** — Zones established; Official Zone Map adoption (Official Zone Map is the controlling map) fileciteturn1file13.
• Table **18.42.040** — Property Development Regulations Chart (setbacks, heights, lot coverage) (§ **18.42.040**) .
• Chapter **18.18** (§ **18.18.010–.070**) — **R‑M** multiple‑family zone (intent, parking cross‑reference) fileciteturn1file3.
• Chapter **18.17** (§ **18.17.070–.090**) — **SP‑301** commercial development standards and administration .
• Chapter **18.19** (§ **18.19.010–.060**) — **SP‑400** specific plan (land use scenarios and Table C reference) .
• Chapter **18.09** (§ **18.09.010–.020**) — **R‑40 Overlay** establishment and intent .
• § **18.66.020**, § **18.66.040** — Zone code amendments and Official Zone Map additions (how reclassifications are adopted) fileciteturn0file1.
• Zoning administration and precise plan procedures — Chapter **18.48** (§ **18.48.010—.040**) and Zoning Consistency Review definitions (§ **18.04.924**) fileciteturn0file2.
• Parking and off‑street parking cross‑references — Chapter **18.44** and zone cross‑references (see § **18.18.060**) .
• For ADU state requirements referenced by local rules see California ADU Law summary (state changes summarized) and the city's ADU chapter (local ADU chapter excerpts noted) fileciteturn0file14. (chapter excerpts)
• PicoRivera_ZoningCode.md
• 2025 California ADU handbook.md

• Official Pico Rivera code library