Pico Rivera City Zoning Code
CHAPTER 18
19 SPECIFIC PLAN 400
§ 18.19.010 Establishment.
There is established a zone which shall hereinafter be known as the "specific plan 400 zone" (SP-400) and which shall function and serve as set out in this chapter. Prior to commencement of any development within the subject planning area, approval of a master conditional use permit and phased time line agreement for sub-areas 1 through 8 is required.
(Ord. 902 § 3(part), 1997)
§ 18.19.020 Scope and purpose.
A.
The intent and purpose of the specific plan 400 zone is to provide a comprehensive set of guidelines, regulations and implementation programs to guide the future redevelopment of a two hundred thirty-five acre site bounded by Washington Boulevard, Rosemead Boulevard, and Paramount Boulevard.
B.
The primary objective of this specific plan is to ensure that development of this planning area mirrors the city's land use and development objectives outlined in the city's general plan.
(Ord. 902 § 3(part), 1997)
§ 18.19.030 Land use and development standards.
A.
The specific land use and development standards for specific plan 400 are contained in the specific plan 400 document contained in Table C to the Pico Rivera Municipal Code.
B.
Specific plan 400 provides for four distinct, mutually exclusive development scenarios.
1.
The manufacturing retention scenario allows heavy industrial uses within sub-area 8 and expansion of the existing facility within sub-areas 1 through 8 with a maximum build-out capacity ranging between four million twenty thousand to four million two hundred thirty-eight thousand square feet.
2.
The mega-mall scenario allows optional commercial or office/institutional uses ranging between one million nine hundred seventy-one thousand to two million one hundred twenty-six thousand square feet within sub-areas 1 through 8.
3.
The theme park scenario allows optional commercial, office/institutional, hotel and entertainment uses ranging between to two million eight hundred thirty-five thousand to three million six hundred thirty-three thousand square feet within sub-areas 1 through 8.
4.
The mixed-use scenario allows optional commercial, office/institutional, entertainment, manufacturing R&D and heavy industrial uses ranging between three million twenty-six thousand three hundred to four million three hundred eleven thousand square feet within sub-areas 1 through 8.
C.
Development Standards.
1.
Manufacturing Retention.
a.
The specific plan 400 land use plan provides for retention and a ten percent expansion of the existing facility to accommodate a potential user. This scenario assumes that the majority of the existing facility will be retained and permits sub-area 8 south of Rex Road, to be developed as a business park or in heavy manufacturing.
b.
The specific development standards and requirements are set forth in the specific plan 400 document contained in Table C to the Pico Rivera Municipal Code.
2.
Mega-Mall.
a.
The specific plan 400 land use plan provides for commercial retailing uses to be constructed as part of a larger regional shopping center within sub-areas 1 through 8, and office/institutional uses in sub-areas 2 and 4.
b.
The specific development standards and requirements are set forth in the specific plan 400 document contained in Table C to the Pico Rivera Municipal Code.
3.
Theme Park.
a.
The specific plan 400 provides for sub-areas 4 through 8 to be developed in theme park related uses while commercial development is permitted in sub-areas 1, 2 and 3; commercial entertainment is permitted in sub-areas 3 and 8; the amphitheater is permitted in sub-areas 7 and the west portion of sub-area 8; the hotel is permitted in sub-areas 3, 4, 5 and 7 and office/institutional is permitted in sub-areas 1, 2 and 4.
b.
The specific development standards and requirements are set forth in the specific plan 400 document contained in Table C to the Pico Rivera Municipal Code.
4.
Mixed-Use.
a.
The specific plan 400 provides for commercial uses within sub-area 1, office/institutional uses in sub-areas 2 and 4, entertainment and commercial uses in sub-area 3, and manufacturing/R&D within sub-areas 4 through 8. Heavy industrial uses are permitted in sub-areas 7 and 8.
b.
The specific development standards and requirements are set forth in the specific plan 400 document contained in Table C to the Pico Rivera Municipal Code as amended by specific plan amendment 400.4.
(Ord. 902 § 3(part), 1997; Ord. 920 § 4, 1998; Ord. 961 § 4, 2001; Ord. 993 §§ 4, 5, 2003)
§ 18.19.040 Urban design concepts and development standards.
A.
Future development of each sub-area will conform to design standards which will be specifically established by a conditional use permit.
B.
The submitted project shall conform to the design concepts and development standards set forth in the urban design plan of specific plan 400 contained in Table C to the Pico Rivera Municipal Code.
(Ord. 902 § 3(part), 1997; Ord. 920 § 5, 1998)
§ 18.19.050 Consistency and compliance with specific plan 400.
All development shall be consistent with the provisions of specific plan 400, and shall comply with the land use plan, urban design plan and infrastructure plan contained in specific plan 400 contained in Table C to the Pico Rivera Municipal Code.
(Ord. 902 § 3(part), 1997)
§ 18.19.060 Administration.
A.
The community development director shall have the duty to enforce the provisions of the specific plan 400 zone. Any use of a building or structure hereafter erected, built, maintained or used contrary to provisions of the SP-400 zone is prohibited.
B.
The community development director shall have the duty to interpret the provisions of this SP-400 zone. All such interpretations shall be prepared in written form and should be permanently maintained. Any person aggrieved by such an interpretation may appeal the decision to the planning commission and if aggrieved by the planning commission, the decision may be appealed to the city council.
C.
All development within the planning area should comply with the terms of specific plan 400. However, upon application by the developer and upon good cause shown, the community development director may allow minor variations from the urban design plan upon a finding that such variation is consistent with the design concepts contained in this specific plan 400. The decision of the community development director may be appealed to the planning commission and city council in the same manner as a conditional use permit.
(Ord. 902 § 3(part), 1997)