The purpose of this Chapter is to establish the purpose and applicability of overlay zones identified in Table 18.10.010.A (Zones, Overlay Zones, and Specific Plans) and provide additional regulations to address special or unique needs or characteristics of certain geographic areas in the City.
(Ord. 1201, 12/9/2025)
A. 
Purpose. The E-S zone is a land use classification which, in part, assists in the implementation of the land use and housing elements of the General Plan. It is a zone classification designed to be applied on selective areas of the community where an emergency shelter can be located and served by accessible public transportation, job centers, and public and community services.
B. 
Applicability. Application of the E-S zone must be clearly defined within the scope and purpose of qualifying land for an emergency shelter and should account for environmental constraints, such as flooding, seismic hazards, chemical contamination, slope instability, or erosion that could make building an emergency shelter infeasible.
C. 
Standards and Regulations.
1. 
Capacity and Permitting Requirements. A single emergency shelter for 20 occupants, or a combination of multiple shelters with a combined capacity not to exceed 20 occupants, shall be allowed as a permitted use, consistent with Section 65583(4)(A) of the Government Code. All emergency shelters, regardless of the number of occupants, shall meet all applicable development standards of the base zones in which they are permitted in addition to the standards contained herein below. Any emergency shelter with a capacity greater than 20 occupants shall also be subject to the approval of a Conditional Use Permit, as provided in Section 18.05.030 (Conditional Use Permits).
2. 
A single emergency shelter for 20 occupants or a combination of multiple shelters with a combined capacity not to exceed 20 occupants shall be permitted in accordance with the E-S zone, located south of Beverly Boulevard, north of the Union Pacific Railroad, east of Tobias Avenue, and west of the San Gabriel River.
3. 
Distance Requirements. To avoid over-concentration of emergency shelter facilities, a minimum distance of 300 feet shall be maintained from any other emergency shelter, as measured from the property line.
4. 
Outdoor Storage. Any outdoor storage, including, but not limited to, items brought on site by clients for overnight stays, shall be screened from public view by a minimum six-foot-tall wall or fence in accordance with the regulations and materials provided in Section 18.18.020 (Fences, Walls, and Hedges). Shopping carts are not permitted on site.
5. 
Waiting Areas. Adequate waiting areas must be provided within the premises for clients and prospective clients including 10 square feet per bed, minimum 100 square feet to ensure that public sidewalks or private walkways are not used as queuing or waiting areas.
6. 
Shelter Management Plan. Similar types of facilities to address the needs of homeless clients, as determined by the Zoning Administrator. A shelter management plan shall be submitted as a part of the permit application, which addresses all of the following:
a. 
A minimum of one staff member per 15 beds shall be awake and on duty when the facility is open. Facility staff shall be trained in operating procedures, safety plans, and assisting clients. The facility shall not employ staff who have been convicted of a felony or who are required to register as a sex registrant under Penal Code Section 290.
b. 
Service providers shall continuously monitor waiting areas to inform prospective clients whether they can be served within a reasonable time. If they cannot be served by the provider because of time or resource constraints, the monitor shall inform the client of alternative programs and locations where they may seek similar service.
c. 
Service providers will educate on-site staff to provide adequate knowledge and skills to assist clients in obtaining permanent shelter and income, including referrals to outside assistance agencies. An annual report on this activity will be provided to the City.
7. 
Parking. An emergency shelter facility shall provide off-street parking based on the required standards for residential uses or commercial uses within the same zone as provided in Section 18.19.030 (Parking).
8. 
Lighting. Exterior lighting shall be provided for the entire outdoor and parking area of the property per the lighting standards of Section 18.18.050 (Outdoor Lighting) and Section 18.19.030 (Parking).
9. 
Facility Services. The facility may provide the following services in a designated area separate from sleeping areas:
a. 
A recreation area inside the shelter or in an outdoor area visually separated from public view by a minimum six-foot tall, visually screening decorative wall or fence.
b. 
A counseling center for job placement, educational, health care, legal, or mental health services.
c. 
Laundry facilities to serve the number of clients at the shelter.
d. 
Kitchen and dining area.
e. 
Client storage area.
10. 
Conformance with Applicable Regulations. The facility shall comply with all other laws, rules, and regulations that apply, including, but not limited to, Building and Fire Codes and applicable standards in Division 4 (Supplemental Citywide Standards) of this Title.
(Ord. 1201, 12/9/2025)
A. 
Purpose. The purpose of the mixed-use (M-U) overlay zone identified in Table 18.10.010.A (Zones, Overlay Zones, and Specific Plans) is to allow for a variety of housing types through an overlay, while permitting uses consistent with the underlying base zone. The M-U overlay zone is intended to support the development of higher density housing and promote the development of residential uses in non-residential areas to create a balance within the City. The M-U overlay should encourage mixed-use and residential development that is pedestrian-oriented with storefront-style shopping to create additional employment opportunities and accommodate housing for a diversity of multifamily housing types to meet varying housing needs including housing for those with special housing needs and large families. The M-U overlay zone includes the following objectives:
1. 
Implement the City's 6th cycle 2021-2029 Housing Element by facilitating residential development on identified parcels and enabling the development of affordable housing consistent with the requirements of Government Code Article 10.6 (Section 65580).
2. 
Facilitate well-designed standalone residential and mixed-use developments that promote pedestrian-oriented design that creates a more vibrant and active street environment.
3. 
Contribute to the City's mix of housing types.
4. 
Promote a compatible mix of residential, commercial, and service uses with strong functional relationships.
5. 
Strengthen the City's economic base and provide employment opportunities close to home for residents of the City.
6. 
The designation of property in the M-U overlay zone shall include the Zoning Map showing a numerical suffix to the M-U map symbol (e.g., "M-U-30") which shall note the maximum number of dwelling units allowed per acre of site area for residential development.
B. 
Applicability. For properties within the M-U overlay zone, the regulations allow standalone residential and mixed-use development as an alternative to the stand-alone base zone development allowed under the base (underlying) zone standards.
1. 
Base Zone Standards.
a. 
New development may be developed in compliance with the existing underlying base zone, provided that all standards and requirements of the underlying base zone are met, or may be developed in compliance with the M-U overlay zone, provided that all standards and requirements of the M-U overlay zone are met.
b. 
Regulations, development standards, and requirements in the underlying base zone shall continue to apply to those developments that are currently developed according to the existing standards.
c. 
An applicant may choose to develop standalone multifamily developments or mixed-use developments within the M-U overlay zone.
i. 
Any standalone multifamily residential development proposed in the overlay zones must meet the development and design standards of the R-M zone.
ii. 
The commercial component of a mixed-use development shall include retail sales, personal services, restaurants, offices and other similar uses as determined by Zoning Administrator.
d. 
Exception. Properties zoned I-L developing as mixed-use may not include an industrial land use component. The property owner may not subdivide properties for the purpose of allocating land uses. The property owner must choose to continue the existing industrial land use or choose to develop the entire property under the M-U overlay zone.
C. 
Permitted Uses. For properties within the M-U overlay zone, the permitted uses shall include residential uses, including multifamily dwellings, senior citizen housing, single room occupancy units, and transitional and supportive housing, in addition to the allowed uses as permitted in the underlying zone and any applicable Specific Plan governing uses on the property. 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.
D. 
Parking Standards.
1. 
Regulations governing off-street parking requirements for uses and development of property in the M-U overlay zone are calculated per the land use proposed to be developed as specifically set forth in Chapter 18.19 (Off-Street Parking and Loading Standards), except as provided below.
2. 
Minimum off-street parking requirements, inclusive of accessible parking and guest parking, shall comply with California Density Bonus Law (Government Code Section 65915).
E. 
Procedures. Qualifying multifamily developments located on sites identified in the Housing Element sites inventory (Appendix B, Candidate Sites Analysis, of the 2021-2029 Housing Element in the General Plan) in which at least 20% of the units are affordable to lower-income households are permitted by-right pursuant to Government Code Section 65583.2(h) and (i), provided the development standards for the M-U overlay zone are met. Qualifying developments shall be approved with an administrative Zoning Consistency Review as provided in Section 18.05.060 (Other Permits and Approvals) and the provisions of this Section.
1. 
Findings. The Zoning Administrator shall make the following findings in approving an application for review:
a. 
That the site plan is consistent with the goals and policies of the General Plan;
b. 
That the proposed development is in accordance with all applicable and objective provisions of the Pico Rivera Municipal Code; and
c. 
That the proposed development shall not have a specific, adverse impact upon the public health or safety, and there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact without rendering the development unaffordable to low- and moderate-income households. As used in this paragraph, a "specific, adverse impact" means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete. Inconsistency with the zoning ordinance or General Plan land use designation shall not constitute a specific, adverse impact upon the public health or safety.
2. 
Building Permit. A building permit shall be issued pursuant to an administrative Zoning Consistency Review approval. If there is a substantial change from the original site plan as determined by the Zoning Administrator, a revised application shall be resubmitted.
3. 
Appeal. The actions and decisions of the Zoning Administrator may be appealed as provided in Section 18.04.100 (Appeals).
F. 
Development Standards for Mixed-Use Overlay Zones.
1. 
The provisions of this Section shall apply to mixed-use development in M-U overlay zones as established in Table 18.15.030.A (Development Standards — Mixed-Use Overlay 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.
a. 
For stand-alone multifamily residential development in an M-U overlay zone, the provisions of the applicable R-M zone in Section 18.11.030 (Development Standards for Residential Buildings) shall apply.
b. 
For standalone commercial development in an M-U overlay zone, the provisions of the C-G zone in Section 18.12.030 (Development Standards for Commercial Zones) shall apply.
Table 18.15.030.A Development Standards — Mixed-Use Overlay Zones
Standard
M-U-30
M-U-40
Reference
Lot Standards
Lot Area, minimum
Per underlying zone
Section 18.26.030 (Measuring Area, Lot Width, and Depth)
Lot Width, minimum
100 feet
Lot Coverage, maximum
Per underlying zone
Section 18.26.070 (Calculating Lot Coverage)
Setback Standards
Front (a)
5 feet minimum
Section 18.26.060 (Measuring Setbacks)
Side, Street, minimum (b)
5 feet
Side, Interior, minimum:
As noted below:
•
Building <42 feet in height and/or located along a Major Roadway
•
5 feet
•
Building >42 feet in height and/or NOT located along a Major Roadway
•
10 feet
Rear, minimum:
5 feet, otherwise:
•
Abutting residential
•
20 feet
Building Separation Standards
Separation Between Buildings, minimum:
As noted below:
Section 18.26.020 (Measuring Distances)
•
Building <25 feet in height
•
15 feet
•
Building >25 feet in height
•
25 feet
Building Height Standards
Building Height, maximum:
As noted below:
Section 18.26.040 (Measuring Height)
•
Lots along a major arterial
•
5 stories and/or 60 feet
•
Lots not along a major arterial
•
Per underlying zone
Density and FAR Standards
Dwelling Unit Density, maximum
30 DU/acre
40 DU/acre
Section 18.26.090 (Calculating Dwelling Unit Density)
Dwelling Unit Density, minimum (b)
N/A
20 DUs/acre
FAR, maximum
1.0 FAR
Section 18.26.080 (Calculating Floor Area Ratio [FAR])
Private Open Space Standards
Area of Private Open Space per Dwelling Unit, minimum
The provisions for R-M-H in Section 18.11.030 (Development Standards for Residential Zones) shall apply
Section 18.11.040 (Design Standards for Residential Buildings) for Private Open Space requirements
Width or Depth of Private Open Space, minimum
Common Open Space Standards
Area of Common Open Space per Dwelling Unit, minimum
The provisions for R-M-H in Section 18.11.030 (Development Standards for Residential Zones) shall apply
Section 18.11.040 (Design Standards for Residential Buildings) for Common Open Space requirements
Width or Depth of Common Open Space, minimum
Publicly Accessible Open Space
Publicly Accessible Open Space, minimum
The provisions for Publicly Accessible Open Space in Chapter 18.12 (Commercial Zones) shall apply to the commercial component of a mixed-use development
Section 18.12.050 (Design Standards for Commercial Buildings) for Publicly Accessible Open Space requirements
Notes:
(a)
Subject to Section 18.18.110 (Visibility at Driveways and Intersections).
(b)
Mixed-use developments shall provide residential uses for at least 50% of the gross floor area.
G. 
Design Standards for Mixed-Use Overlay Zones.
1. 
The provisions of this Section shall apply to all mixed-use buildings in all zones, including, with the exceptions and additional standards as listed in this Section. In the event of a conflict, the more stringent standard shall apply.
a. 
For the residential use component in a vertical mixed-use building, the provisions of Section 18.11.040 (Design Standards for Residential Buildings) shall apply.
b. 
For the commercial use component in a vertical mixed-use building, the provisions of Section 18.12.050 (Design Standards for Commercial Buildings) shall apply.
c. 
For stand-alone multifamily residential development in an M-U overlay zone, the provisions of the applicable R-M zone in Section 18.11.040 (Design Standards for Residential Buildings) shall apply.
d. 
For standalone commercial development in an M-U overlay zone, the provisions of the C-G zone in Section 18.12.050 (Design Standards for Commercial Buildings) shall apply.
H. 
Supplement Citywide Standards. The applicable standards in Division 4 (Supplemental Citywide Standards) of this Title shall also apply to mixed-use development.
(Ord. 1201, 12/9/2025)