NAIOP SoCal is pleased to update our Members who are industrial and commercial property owners in the City of Pico Rivera about recent and forthcoming land use and zoning developments across the City.

In late May, NAIOP SoCal Members and industrial stakeholders with assets in Pico Rivera received the City’s proposed language on the Washington Boulevard Transit-Oriented Development (TOD) Specific Plan. The City released an updated Draft Environmental Impact Report, as well as the language of the Draft Specific Plan. The City has designated a 6-week public review and comment period, with Friday, July 11, 2025 serving as a deadline for the submission of written public comments. NAIOP SoCal will be mobilizing the Pico Rivera stakeholders’ coalition in the coming days for an online huddle to discuss the draft language of the Washington Boulevard TOD Specific Plan.

- An extension of the City’s moratorium on Industrial Outdoor Storage (IOS) uses was not agreed upon by the City Council because the latter voted on requiring a Conditional Use Permit (CUP) for all future IOS uses in the City. The CUP requirements effectively replace the IOS moratorium, which was in place for two years. The moratorium expired on March 11, 2025.

- Per the City’s Planning Division, the Pico Rivera Planning Commission will likely commence public hearings on the City’s proposed Comprehensive Zoning Code Update in June 2025.

NAIOP SoCal established a coalition of Pico Rivera stakeholders, including industrial and commercial property owners, representatives of railroad companies, commercial real estate brokerage firms, representatives of law firms specializing in land use matters, and fellow nonprofit organizations, in order to strategize and take commensurate action relative to the City’s Washington Boulevard TOD Specific Plan, as well as the Comprehensive Zoning Code Update. A wide range of representatives from this coalition met with City Planning staff in March 2025, and will be engaging with staff in the coming weeks and months on both of the aforementioned policy issues for stakeholders in Pico Rivera. If you would like to be part of this Pico Rivera Stakeholders’ Coalition, please email Mihran Toumajan at mtoumajan@naiopsocal.org.