The intent and purpose of this Chapter is to set forth and establish general procedures that are applicable to the application and processing of all permits or other approvals or entitlements provided for in this Title unless specific requirements are provided in the individual sections of this Title.
(Ord. 1201, 12/9/2025)
A. 
Application Forms and Materials.
1. 
Applicant. Applications shall be completed by the person or persons, firm, or corporation that owns the property or the authorized agent or representative. If the applicant does not own the property, proof, satisfactory to the Zoning Administrator, of consent from the property owner to submit the application shall accompany the application.
2. 
Application Forms and Supporting Materials. Applications for permits or other approvals authorized or required by this Title shall be made in writing on forms approved and made available by the Zoning Administrator. The applications shall specify the supporting information or documentation that will be required by the applicant and may include other items necessary to describe existing conditions and the proposed development and to determine the level of environmental review pursuant to CEQA.
B. 
Application Fees.
1. 
Schedule of Fees. Fees for permits and other such items or applications authorized or required by this Title shall be assessed in accordance with the City's Fee Schedule established by resolution of the City Council.
2. 
Payment of Fees. All applications shall be accompanied by any required fees at the time an application is filed, and no permits and/or other entitlements shall take effect until a fee in the amount established by resolution of the City Council has been paid. However, no fee shall be required when the applicant is the City.
3. 
Multiple Applications. If a proposed development requires multiple applications, the applicant shall pay 100% of all required application fees and/or deposits in accordance with the City's Fee Schedule.
4. 
Refund of Fees. No refund due to application denial shall be allowed. In the case of a withdrawal, the Zoning Administrator shall have the discretion to authorize a partial refund based upon the pro-rated costs to-date and the status of the application at the time of withdrawal.
C. 
Concurrent Applications. When a development requires two or more applications to be considered by different Review Authorities, all applications for the development shall be filed concurrently, together with all application fees, and shall be reviewed and decided on by the highest Review Authority for any of the permits.
D. 
Review of Application.
1. 
Review Process. The Zoning Administrator shall determine whether an application is complete and notify the applicant in writing within 30 days of the date the application is filed with the required fee unless specific requirements are provided in the individual sections of this Title or as required by State law.
2. 
Incomplete Application. If the Zoning Administrator deems an application to be incomplete, they shall notify the applicant in writing and provide a list of the information, forms, additional permit(s), or fees that are necessary to complete the application.
a. 
Submittal of Additional Information. The applicant shall provide the additional information within the time limit specified by the Zoning Administrator, which shall be no later than 60 days. The Zoning Administrator may grant one extension of up to 90 days.
b. 
Resubmittal Review. Upon receipt and resubmittal of any incomplete application, a new 30-calendar-day period shall begin during which the Zoning Administrator shall determine the completeness of the application.
c. 
Expiration of Application. If an applicant fails to correct the specified deficiencies within the specified time limit, the application shall expire and be deemed withdrawn. After the expiration of an application, development review shall require the submittal of a new, complete application, along with all required fees.
3. 
Complete Application. If the Zoning Administrator deems an application to be complete, they shall make note of the date of completion and notify the applicant in writing and shall distribute the application to the various City departments and agencies, as applicable. After examination of the application by the applicable City departments, any comments and/or conditions shall be provided to the Planning Division in writing by the other departments and agencies. If an application requires a public hearing, the City shall schedule it in a reasonable and timely manner, in accordance with Section 18.04.040 (Public Noticing and Hearings).
E. 
Public Image Enhancement Program Fee.
1. 
Purpose. The purpose of the Public Image Enhance Program is to enhance the overall image of the City through aesthetic and cultural improvements. The "Public Image Enhancement Fund" is created to account for fees paid in accordance with this Subsection. The fund shall be maintained by the City Treasurer and shall be used solely for the implementation of the Public Image Enhancement Program.
2. 
Applicability.
a. 
The provisions of this Subsection shall apply to all new development in residential zones of building valuation of $100,000 or more or for new or remodeled development in all commercial and industrial zones of building valuation of $150,000 or more. The applicability shall be determined by the overall estimated development valuation upon completion of the ultimate development proposal or final phase, as applicable. Building valuation shall be computed using the latest building valuation data as set forth by the City Building Division.
b. 
Exemptions. The following developments are exempt from the provisions of this Subsection:
i. 
Remodel of existing single-family development where such remodeling does not entail the complete demolition of the unit down to foundation;
ii. 
Residential units covenanted for low or moderate income housing;
iii. 
Seismic retrofit;
iv. 
Reconstruction due to damage inflicted by an earthquake or natural disaster if so declared by the Mayor of the City.
3. 
Fees. Fees are to be paid at time of certificate of occupancy issuance in the following amounts:
a. 
Residential. 0.5% of building valuation. For an owner-constructed and -occupied single-family residential unit, the first $100,000 of building valuation is exempt from fee calculations; fees shall be calculated based on valuations greater than $100,000. For all other uses, fees shall include the first $100,000 of building valuation.
b. 
Commercial or Industrial. 1.0% of building valuation. Expenditure of fee may only be allotted for public space and right-of-way improvements.
4. 
Priority Program. The Public Image Enhancement Fund shall be prioritized for developments, including, but not limited to, signage, landscape, or median improvements at key entry points to the City; art in public places; street banners or pole flags; railroad overpass or overhead pedestrian crosswalk signage; median and parkway improvements; or similar image enhancement programs as determined by the City Council. The actual list of program priorities shall be adopted or amended by resolution of the City Council upon recommendation by the Planning Commission. Specific development enhancements or expenditures from the Public Image Enhancement Fund can only be made for those enhancements contained in the priority program.
5. 
Review Authority. The Planning Commission shall act as the advisory body to the City Council involving expenditures from the Public Image Enhancement Fund.
6. 
Return of Fees.
a. 
Fees paid into the Public Image Enhancement Fund which are not committed within five years from the date of payment may be returned to the current owner of the development, with all interest earned, if a written request for return is filed with the City Clerk after the date, and refund of fees is approved by the City Council.
b. 
No refund shall be appropriate if the City Council determines that the fee is needed for the Public Image Enhancement Program within an additional two years or that the administrative costs of refunding uncommitted fees pursuant to this Subsection exceeds the amount to be refunded.
(Ord. 1201, 12/9/2025)
A. 
All discretionary approvals by the City under this Title shall be reviewed for compliance with or exemption from CEQA. Environmental review, including time limits concerning CEQA implementation, will be conducted pursuant to the State CEQA Guidelines (State Guidelines), Title 14 of the California Code of Regulations.
B. 
The Zoning Administrator shall review applications to determine whether the application is exempt from review under CEQA pursuant to State law and notify the applicant if any additional information is necessary to conduct the review.
C. 
The State Guidelines are hereby incorporated by reference. If any portion of the procedures in this Title conflict with any provision of CEQA or the State Guidelines, the provisions of CEQA and the State Guidelines shall prevail.
(Ord. 1201, 12/9/2025)
A. 
Noticing. Whenever public noticing is required by the provisions of this Title, the City shall provide public noticing in compliance with State law and the following provisions.
1. 
Mailed Notice for Public Hearings. A notice of time, date, and place of the public hearing shall be mailed not less than 10 days prior to the date set for such hearing to the owner, applicant, lessee and/or other persons having a vested interest therein, and to all owners of property within a radius of 500 feet, or as determined by the Zoning Administrator, measured from the external boundaries of the subject property described in said notice of which such owners of property appear on copies of the equalized assessment roll of the Los Angeles County on file in the office of the County Assessor. Any error in the copy of the assessment roll shall not invalidate any act of the Review Authority. If the number of owners to whom notice would be mailed or delivered pursuant to this paragraph is greater than 1,000, the City, in lieu of mailed or delivered notice, may provide notice by placing a display advertisement of at least 1/8th page in at least one newspaper of general circulation within the City at least 10 days prior to the hearing.
2. 
Location for Posting Notices. At least 10 days before the day of the public hearing notice shall be posted in the following five public places:
a. 
City Hall, 6615 Passons Boulevard;
b. 
United States Post Office, 6320 Passons Boulevard;
c. 
Rivera Park;
d. 
Pico Park;
e. 
Smith Park.
3. 
Newspaper Notice for Public Hearings. A notice of time, date, and place of the public hearing shall be published in at least one newspaper of general circulation within the City in an edition published therefor not less than 10 days prior to the date set for the public hearing.
4. 
Form, Wording, and Contents of Notices. The form, wording, and content of notices for public hearings shall set forth the day of the week, date, place or exact location, time, file number or other identification, name of the applicant or initiator, description of the matter under consideration, and the address or general location thereof, relative to the public hearing or hearings to be held on the matter. Such notices shall appear in a format acceptable to the Zoning Administrator.
B. 
Hearings. Whenever the provisions of this Title require a public hearing, the hearing shall be conducted in compliance with State law and the following provisions:
1. 
Date and Time of Hearing. When an application requires a public hearing, the Zoning Administrator or City Clerk shall schedule the date and time for the public hearing.
2. 
Hearing on Application. The Zoning Administrator shall prepare and transmit a written report, based upon an examination and review of the application and other written investigations, and complete record of the application to the Review Authority, or as otherwise provided in this Title.
3. 
Conduct of Public Hearings. Whenever the provisions of this Title require a public hearing, the hearing shall be conducted in compliance with the requirements in Pico Rivera Municipal Code Chapter 2.44, Planning Commission, of Title 2 (Administration and Personnel).
(Ord. 1201, 12/9/2025)
A. 
Timing of Decision. The Review Authority shall announce its findings and decisions by formal written resolution within 40 days after conclusion of the public hearing or proceeding unless specific requirements are provided in the individual sections of this Title. If no public hearing is required, the findings and decisions must be made within the time periods set by statutory requirements (e.g., Permit Streamlining Act[1], Housing Accountability Act)[2].
[1]
Editor's Note: See Government Code § 65920.
[2]
Editor's Note: See Government Code § 65589.5.
B. 
Findings. Findings, when required by State law or this Title, shall be based upon consideration of the application, plans, testimony, reports, and other materials or pertinent facts that constitute the administrative record and shall be stated in the written resolution or record of the action on the permit.
C. 
Notice of Decision. The Review Authority shall give written notice of their findings and decisions to the owner, applicant, and/or any other persons connected with or having an interest in the application, including other City departments and agencies, accompanied by the declaration of findings, decisions, and actions. Such declaration shall recite and set forth the facts, reasons, and/or conditions and other applicable matters, which make the determination, approval, conditional approval, modification, revocation, or denial of any permit under this Title considered necessary to carry out and implement the purpose and provisions of this Title.
(Ord. 1201, 12/9/2025)
The application exhibits, including, development description, uses and activities proposed, site plan, floor plans, building elevations, and/or any additional information or representations, whether oral or written, indicating the proposed structure or manner of operation submitted with an application or submitted during the approval process, are the scope for which a determination or approval is made and shall be deemed conditions of approval.
(Ord. 1201, 12/9/2025)
A final decision on an application for any approval subject to appeal shall become effective after the expiration of the 14-day appeal period following the date of action unless an appeal is filed.
(Ord. 1201, 12/9/2025)
A. 
Time Limits and Expiration.
1. 
All conditions of approval as set forth by the Review Authority shall be fully complied with and must be undertaken, or completed, within the time period specified in the granting of any permit or approval. If no time period is specified by the Review Authority, other provisions of this Title, or State law, any permit or approval granted under this Title must be undertaken or exercised within two years from the effective date of approval.
2. 
Failure to comply with the specified time periods shall automatically render the permit or approval null and void, and it shall not be reconsidered except upon filing a new application.
B. 
Extensions of Time. Upon written request, the Zoning Administrator may approve an extension of time for any permit or approval granted under this Title. An applicant shall file a written request for an extension of time with the Zoning Administrator at least 30 days before the expiration date of the permit or approval and pay required fees, if applicable.
(Ord. 1201, 12/9/2025)
Any permit or entitlement granted under this Title may be revoked if any conditions or terms of the permit are violated or are in violation of the law or provisions of the Pico Rivera Municipal Code, in compliance with the procedures in this Section.
A. 
Initiation and Review Authority.
1. 
Initiation. The Zoning Administrator may initiate the revocation of a permit or entitlement.
2. 
Review Authority. The Planning Commission is the Review Authority for the revocation of a permit or entitlement.
B. 
Proceedings and Required Findings.
1. 
Noticing and Hearing. The Zoning Administrator shall inspect the property, other written reports, and investigations, shall review all facts which may warrant revocation, shall set the matter of revocation for hearing before the Planning Commission, in accordance with Section 18.04.040 (Public Noticing and Hearings), and shall provide the permit holder 15 days' written notice prior to the hearing. The permit holder may present evidence and contest the revocation.
2. 
Required Findings. In reviewing the factors for revocation, the Review Authority shall make any one of the following findings:
a. 
That the permit holder is in violation of any of the terms and conditions of approval set forth in the permit;
b. 
That the permit holder is in violation of any provision of the California Health and Safety Code (Health and Safety Code) or the permit is being exercised in such a manner as to constitute a public nuisance by improper operation or maintenance of the property and or structures;
c. 
That the permit was obtained in a fraudulent manner.
C. 
Notice of Action. Following Planning Commission action to revoke or modify a permit, the Zoning Administrator shall issue a Notice of Action within 15 days of the hearing in accordance with the Findings and Notice of Decision provisions under Section 18.04.050 (Notice of Decision and Findings Required).
(Ord. 1201, 12/9/2025)
A. 
Purpose. The intent and purpose of this Section is to establish provisions and regulations to appeal any action by the Planning Commission or Zoning Administrator.
B. 
Applicability. Any person who is not satisfied with or who is aggrieved by the decisions made relative to the administration and enforcement of this Title may file an appeal in compliance with this Section.
C. 
Review Authority.
1. 
Appeals of Zoning Administrator Decisions. The Planning Commission is the appeal body for decisions of the Zoning Administrator.
2. 
Appeals of Planning Commission Decisions. The City Council is the appeal body for decisions of the Planning Commission.
3. 
Any appeal presented or heard by the Reviewing Authority shall not be a de novo hearing or review. The scope of the Reviewing Authority during the appeal process is to review the decision of the Zoning Administrator or Planning Commission and to evaluate whether such decision was reasonable and appropriate, based on the evidence presented, and not arbitrary, unfair or capricious or to overturn the decision based upon the review of the appeal.
D. 
Procedures.
1. 
Application and Fees. An application for an appeal shall be prepared, filed, and processed in compliance with Section 18.04.020 (Applications and Fees). The application shall be filed with the Planning Division for Zoning Administrator decisions or City Clerk for Planning Commission decisions and include any information the Zoning Administrator may require.
2. 
Time Limits. Application and fees for appeals shall be filed not more than 14 calendar days after the decision or action has been taken.
3. 
Standards for Review. Upon the filing of a verified application, the Zoning Administrator shall transmit the application forthwith to the Review Authority, and the Review Authority shall investigate, examine, review, hear testimony from and on behalf of the applicant, and render its findings and decisions on the matter using the same standards for decision-making required for the original decision.
4. 
Public Noticing and Hearing. Appeals of permits, approvals, or decisions shall require a public hearing if the original decision required a public hearing. Public noticing shall be issued in the same manner as the original decision in compliance with Section 18.04.040 (Public Noticing and Hearings).
E. 
Notice of Decision. The Review Authority shall announce its findings and decisions for upholding or reversing the actions and decisions of the original Review Authority pursuant to Section 18.04.050 (Notice of Decision and Findings Required). The actions and decisions of the City Council shall be final and conclusive.
F. 
Calls for Review. The City Council may call an action or decision of the Zoning Administrator or Planning Commission for review, at its own discretion, in compliance with the appeal time limits in this Section. A call for review is not subject to the appeal application and payment fees. The call for review otherwise will be processed as an appeal.
(Ord. 1201, 12/9/2025)