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)
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)
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.
5. Rail
Yard.
a. The specific plan 400 provides for retention of the rail yard and
the potential for a Metrolink station within sub-area 9.
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.
(Ord. 902 § 3(part), 1997; Ord. 920 § 4, 1998; Ord. 961 § 4, 2001; Ord. 993 §§ 4, 5, 2003)
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)
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)
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)