Pico Rivera City Zoning Code
CHAPTER 18
21 MERCURY SPECIFIC PLAN ZONE
§ 18.21.010 Establishment.
There is established a zone which shall hereinafter be known as the "Mercury specific plan zone" (SP-Mercury) 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 is required.
(Ord. 1167 § 4, 2022)
§ 18.21.020 Scope and purpose.
The intent and purpose of the Mercury specific plan zone is to provide a comprehensive set of guidelines, regulations, and implementation programs to guide the future development of a 2.8-acre site located at 8825 Washington Boulevard. The primary objective of this specific plan is to ensure that the future development of this area is consistent with the objectives outlined in the city's general plan.
(Ord. 1167 § 4, 2022)
§ 18.21.030 Land use development standards.
The Mercury specific plan provides for the following development components:
A.
A two hundred fifty-five-unit mixed-use development on a 2.8-acre site;
B.
A common recreation area which should serve the residential development consisting of forty-seven thousand four hundred sixty-five square feet of common open space;
C.
The development of commercial on the first floor with a minimum of four thousand seven hundred eighty-five square feet to five thousand five hundred square feet.
(Ord. 1167 § 4, 2022)
§ 18.21.040 Urban design concepts and development standards.
A.
Building height shall not exceed seventy feet (floors one to six, excluding roof parapet). Rooftop elements such as recreation facilities and infrastructure are allowed up to an additional eleven feet excluding roof parapet or screening of rooftop mechanical equipment.
B.
Building setbacks are shown in the table below. To provide a transition to the existing single-family residential neighborhood to the northwest, a reduction in building massing and activity at this residential interface has been accomplished through:
1.
Reducing the building height to three stories or thirty-six feet at the residential interface then stepping up to four, five and six stories; and
2.
Reducing the horizontal and vertical mass of the building at this interface (at ground and upper levels); and
3.
Locating rooftop recreation facilities to the southeast corner, away from the residential interface.
Setbacks to Property Boundary (Clockwise from Washington Blvd.) | Minimum Setback |
|---|---|
South 1 (Residential/Retail to Washington Boulevard property line) | 10′ |
Southwest (Residential to existing commercial property line) | 15′ |
South 2 (Residential to existing commercial property line) | 10′ |
West 1 (Residential to existing commercial property line) | 35′ |
West 2 (Residential to existing residential property line) | 30′ |
North 1 (Residential to wall at Goodbee Street) | 10′ |
North 2 (Residential to existing residential property line) | 35′ |
North 3 (Residential to existing commercial property line) | 40′ |
East (Retail to existing commercial property line including plaza, parking & drive aisle) | 50′ |
C.
Allowable Projections into Setbacks.
1.
Architectural projections and overhangs may encroach into setback up to a maximum of three feet.
2.
Minimum vertical clearance for ground level awnings and canopies shall be eight feet if it is removable or retractable and twelve feet if it is fixed or permanent.
3.
Landscape and hardscape design elements and features such as trees, benches, trellises, fountains, planter boxes, walls and fences. Planters shall be designed to enhance the usable space. Large, tall planters can prevent optimal use of open space by making the space feel crowded. Eighteeninch-high planters are optimal as edges can be used as seat walls.
4.
Seating areas for retail customers and the public (East side of building at the retail interface). Ideas for seating include: seat walls, planter ledges, freestanding elements, fountain borders, benches, movable seating, fixed seating and seating steps.
D.
Residential Standards. Minimum dwelling unit size:
E.
Private open space shall be a private balcony or patio, directly accessible to a residential dwelling unit, reserved for the private use of residents of the unit and their guests. Private balconies shall meet the minimum areas as shown in the table below.
Private Open Space | |
|---|---|
Unit Type | Balcony Area/Unit (in square feet) Minimum |
Studio | 60 |
Junior - 1-bedroom | 60 |
1-bedroom | 70 |
2-bedroom | 75 |
3-bedroom | 150 |
F.
Common open space areas are on the ground floor and rooftop pool/recreation area.
Common Open Space Areas | Square Feet |
|---|---|
Rooftop pool/community recreation | 17,010 |
ground level open space (resident & public) | 28,770 |
G.
Commercial Standards. Ground floor retail uses, exclusive of the lobby/leasing area may not exceed five thousand five hundred square feet of leasable space. Canopies, retail related seating and portable signage may extend up to five feet beyond the retail façade on the eastern/retail facing edge where space allows such that a five-foot clear walkway is maintained and pedestrian passage is not impeded. Portable signage may only be placed outside the place of business during business hours.
H.
Parking. When calculating parking for the cumulative retail/commercial uses, the square footage shall be rounded up, or down, to the nearest two hundred fifty square feet. All state standards for accessible parking (standard vehicle and van), clean air vehicles and electric vehicle charging stations (EVCS) will be met in accordance with state law. The EVCS spaces will be installed, ready for use.
Unit Type | Parking Factor | No. of Units/Sq. Ft. | Spaces Required | Spaces Provided |
|---|---|---|---|---|
Studio | 1 per unit | 35 units | 35 | |
1-bedroom | 1.4 per unit | 159 units | 223 | |
2-bedroom | 1.6 per unit | 57 units | 92 | |
3-bedroom | 2 per unit | 4 units | 8 | |
Guest | 1 per 8 units | 255 units | 32 | |
Leasing | 1 per 250 sq. ft. | 1,750 sq. ft. | 7 | |
Retail | 1 per 250 sq. ft | 5,500 sq. ft. | 22 | |
USPS | 1 | 1 | 1 | |
Total Parking | 420 | 464 |
I.
Bicycle Parking.
1.
Long-Term Tenant. Number of bicycle parking provided shall be a minimum of one space per thirty-three automobile parking spaces provided, rounded up to the nearest whole number with a minimum of twelve spaces (four hundred sixty-four residential spaces divided by thirty-three equals fourteen spaces). A minimum of forty-two inches shall be provided between rows of bicycle parking. At such time that demand for more than fourteen spaces is evident, one of the extra car spaces near, or adjacent to, the bicycle parking area may be converted to bicycle parking.
2.
Short-Term Tenant. Number of bicycle parking provided shall be ten percent of long-term spaces. All bicycle parking intended for tenant use shall be located in the parking garage as close to the main building entrance as practical without obstructing pedestrian access and movement. All bicycle parking areas and racks shall be well lit and maintained regularly.
3.
Long-Term Commercial/Retail Visitor. One space per three thousand square feet of floor area. Location of spaces shall be adjacent or near commercial serving uses at grade and unobstructed.
4.
Short-Term Commercial/Retail Visitor. Number of bicycle parking spaces provided shall be one space per four thousand square feet with a minimum of four bicycle parking spaces. These spaces shall be situated such that pedestrian movement is unobstructed. All bicycle parking areas and racks shall be well lit and maintained regularly.
(Ord. 1167 § 4, 2022)
§ 18.21.050 Consistency and compliance with Mercury specific plan.
All development shall be consistent with the provisions of Mercury specific plan, and shall comply with the land use plan, urban design plan and infrastructure plan contained in the Mercury specific plan.
(Ord. 1167 § 4, 2022)
§ 18.21.060 Administration.
A.
The community and economic development director shall have the duty to enforce the provisions of the Mercury specific plan zone. Any use of a building or structure hereafter erected, built, maintained or used contrary to provisions of the SP-Mercury zone is prohibited.
B.
The community and economic development director shall have the duty to interpret the provisions of this SP-Mercury 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 the Mercury specific plan. However, upon application by the developer and upon good cause shown, the community and economic 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 Mercury specific plan. The decision of the community and economic development director may be appealed to the planning commission and city council in the same manner as a conditional use permit.
(Ord. 1167 § 4, 2022)