The purpose of this Chapter is to establish the Specific Plans identified in Table 18.10.010.A (Zones, Overlay Zones, and Specific Plans).
(Ord. 1201, 12/9/2025)
A.
Establishment. There is established a zone which shall hereinafter be known as the "Specific Plan 301 zone" (SP-301 zone), and which shall function and serve as set out in this Chapter. All development in this zone requires the approval of a CUP in accordance with Section 18.05.030 (Conditional Use Permit).
B.
Scope and Purpose. The intent and purpose of the Specific Plan 301 zone is to provide a comprehensive set of guidelines, regulations, and implementation programs to guide the future development of a 12.84-acre site located at the southeast corner of Rosemead Boulevard and Washington Boulevard. The primary objective of this Specific Plan is to ensure that the future development of this area mirrors the City's land use and development objectives outlined in the City's General Plan.
C.
Land Use Development Concepts.
1.
Specific Plan 301 provides for four distinct development components:
a.
A single-family neighborhood composed of 113 single-family detached dwellings on 8.13 net acres;
b.
A common recreation area which should serve the single-family residential development consisting of approximately 14,000 square feet;
c.
A senior housing development consisting of up to four stories and 128 units located within a 1.93-acre parcel; and
d.
An existing commercial retail use located on a 0.28-acre parcel at the corner of Washington and Rosemead Boulevards should be retained and any future commercial use should be consistent with the requirements and standards outlined in this Specific Plan.
2.
Design Concepts.
a.
Density Transitions. Density increases should be transitioned from the streetscape to ensure that the scale of the development is compatible with the neighborhood streetscape. New development should be consistent in density and form with the existing Specific Plan area.
b.
Respect Setbacks. Residential infill on vacant parcels should respect existing setbacks along the streetscape.
c.
Design Compatibility. New infill developments should be designed to be compatible with surrounding development so as to enhance and not detract from the character of the existing neighborhood.
d.
Bungalow Theme. Residential development should combine aspects of a contemporary planned development with aspects of neighborhoods established in California during the early decades of the twentieth century. The architectural style of the California Craftsman Bungalow should be used as the model for development due to its inherent attractiveness, informality, elegance, and compatibility with contemporary housing.
D.
Single-Family Residential Development Standards.
1.
Density Standards. The maximum density applicable to the 113 single-family units should not be permitted to exceed 14 units per net acre. However, surplus density entitlement will be transferable to the senior development so that the overall net density of Specific Plan 301 shall not exceed the highest density residential designation outlined in the land use element (30 units/acre).
2.
Permitted Uses. Land uses permitted within this portion of the planning area are restricted to single-family detached residential homes and the open space areas used for landscaping and common recreation. Single-family homes refer to a detached structure located on a separate lot or parcel of land that has been designed and constructed exclusively for the use and occupancy of one household for living purposes. Limited accessory uses may be permitted when that use is clearly incidental and subordinate to the primary structure and use. Accessory uses may include terraces, decks, spas, barbecue areas, patios, etc.
3.
Lot Size and Dimensions. Except as otherwise approved by an amendment of this Specific Plan, no further division of parcels should be allowed beyond those contemplated under Specific Plan 301. The maximum lot coverage is 50% for all structures. The minimum lot size permitted is 2,600 square feet, the minimum lot depth is 63 feet, and the minimum lot width is 42 feet. In cases where these standards cannot be complied with due to physical constraints, the minimum lot depths and lot widths should be established through a CUP.
4.
Buffers. Buffers (berms, landscaping, etc.) between commercial and residential areas should be required to reduce potential land use-related conflicts. A parkway area with a variable depth of four feet to eight feet should be landscaped within the Washington Boulevard and Rosemead Boulevard frontages.
5.
Setback Requirements. Specific Plan 301 setback standards for front yard setbacks, side yard setbacks, and rear yard setbacks are as follows:
a.
Front yard areas refer to the open yard area extending across the full width of a lot between the front lot line to the front of the housing unit. The front of the housing unit is defined as that portion of the unit containing the main entryway and the garage entryway. The minimum front yard setback is 10 feet excluding the porch, except those lots fronting a street radius. In such cases, the front yard setback should be no less than seven feet to the residence. In addition, an average 18-foot setback to the garage should be provided.
b.
Rear yard refers to the open rear yard area extending from the rear of the lot line to the wall of the structure opposite the front wall. The minimum rear yard setback should be no less than 15 feet for 50% of the rear yard area. The minimum setback in the remaining 50% of the rear yard area should be no less than 12 feet. Projections are excluded from these requirements.
c.
Side yard setback refers to the open area extending across the full depth of a lot between the front yard and rear yard setbacks, between the side lot line and the side wall of the housing unit. The minimum side yard setback is four feet (a minimum separation of eight feet should be provided between adjacent housing units).
6.
Maximum Building Height. Building heights of the single-family detached homes should be no greater than two stories or 28 feet, whichever is less. No structures or accessory structures should be allowed to exceed this standard.
7.
Projections Permitted into Front Yards. A covered porch may project into the front yard, but in no instance may the projection exceed three feet.
8.
Projections Permitted into Side Yards. Fireplaces and/or chimneys may encroach into the side yard setback, though in no case can this encroachment exceed one foot.
9.
Projections Permitted into Rear Yards. The following may project into the rear yard setback area: open-sided roofed patios, barbecues, terraces, decks, and spas. Patios should maintain a five-foot rear yard setback (inclusive of overhang). Patio coverage may not exceed 50% of the rear yard area.
10.
Exterior Fences, Hedges, and Walls. A six-foot-high block wall should be required along the perimeter of the subdivision. The masonry wall should consist of earth-tone slump stone with select locations of stucco with randomly placed river rock in the wall facing street frontages. River rock pilasters should be placed at a minimum of 80-foot intervals. The balance of the development perimeter should be provided with a six-foot-high tan precision block wall.
11.
Interior Fence. Interior fences should be consistent with the overall California Bungalow design theme established in Specific Plan 301. The maximum permitted height is six feet from the finished grade of the subject property. Fences within front yard areas are prohibited.
12.
Parking Requirements. Two enclosed parking spaces should be provided for each single-family dwelling unit, with no less than an 18-foot by 19-foot interior space provided within the garage area, and no obstructions should be permitted.
14.
Animals, Poultry, and Livestock. Property owners and/or occupants shall conform to all regulations set forth in Section 18.22.060 (Animal Keeping), except that no more than two dogs or cats, or any combination of the two being more than three months of age, are permitted. The keeping of pigeons or outdoor aviaries are prohibited.
15.
Home Occupations. Property owners and/or occupants are permitted in conformance with Section 18.05.060 (Other Permits and Approvals).
16.
Architectural Elements.
a.
Doors and Entryway. Proper use of roof elements, columns, feature windows, and architectural forms contribute to the overall impact of the entry. The entry may serve as a living activity area (i.e., porch or veranda) and still has an important function as a semi-private transition between the public walkway and the private interior.
i.
The entire door assembly should be treated as a single design element including surrounding frame, molding, and glass side lights.
ii.
The door should be covered by an overhead element or recessed into the wall plane, and single or double doors may be used.
iii.
The color of the door may match or contrast the accent trim but should be differentiated from the wall color.
iv.
Typically, wood should be used for the entry door. Metal entry doors, if used, should have the appearance of wood grain and panels.
b.
Roof Form. The following standards apply to the architectural design of the roof and upper floor elevations. These standards discuss allowable roof pitch, roof types, colors, and other design elements.
i.
The principal roof forms should have a pitch between 4:12 and 5:12. A single roof pitch should be used on opposite sides of a ridge. This shallower pitch should lessen the apparent building mass.
ii.
Low-pitched (4:12) gabled roof with eave overhangs and elaborate, exposed rafter tails should be provided, and decorative beams and braces under the gables should be used.
iii.
Primarily horizontal wood siding, shingles, and stucco; stone or brick used for the porch base, lower half of columns, and chimney.
iv.
Colors should range from earth tones to pastels, with low contrasts between colors and materials.
v.
Horizontal groups of three or more windows on second floor should be provided.
c.
Window Treatment. Window placement and organization should positively contribute to the architectural character of the individual homes. Windows greatly enhance the elevation through vertical or horizontal groupings and coordination with other design elements. Windows are to be used as a focal point to decrease the visual impact of the garage door, draw attention to the entry, or emphasize some other element of the building. Greater design emphasis should be given to windows on the sides and second-story rear windows.
i.
A visual hierarchy of windows which relate and complement one another should be used as a design element. Within the window hierarchy, the front window should create the dominate theme or form and act as a strong visual focal point.
ii.
Bronze anodized aluminum frames or those complementary to the color pallet may be used. Natural, silver, or gold anodized frames should not be used.
iii.
Aluminum framed windows should be accentuated with other design elements including wood trim, stucco surrounds, shutters, or recessed openings.
iv.
The placement of windows in architectural projection or recesses incorporated with gable, hip, or shed roof overhangs should be used where practical to create visual focal points.
v.
Overhangs and projections should be used to shade windows with south and west exposures.
vi.
If utilized, skylights should be weatherproofed. The skylight should be designed to appear as an integral part of the roof plane. Skylights should be clear or bronzed with the framework matching the roof or trim color.
d.
Garage Doors. Care needs to be taken so the garage doors do not dominate the front elevation and streetscape. Utilizing a variety of garage types, door designs, and siting techniques should lessen the impact of repetitious garage doors lining the residential streets. The visual impact of the garage door shall be mitigated by any of the following measures:
i.
The overall width of the unit should be great enough to allow the living area to be wide enough to minimize the impact of the garage.
ii.
The second floor level should have a strong elevation.
iii.
The living area, porch, or stoop element should be forward of the garage, and emphasis should be placed on the design and impact of the front door and windows.
iv.
The architectural and site design should utilize second story feature windows above the garage and strong architectural entry elements.
v.
The development should incorporate eight-foot setbacks between adjacent garages where possible.
vi.
Garage doors should be recessed six to 12 inches from the face of the building to decrease the impact of the door.
vii.
Sectional garage doors should be used to maximize the availability of usable driveway length.
viii.
Metal doors may only be used when they include either texture or raised panels.
ix.
The design of garage doors should reflect the theme or style of the overall unit design.
x.
Accent colors should complement the architecture and provide visual variety along the streetscape.
xi.
The door design should break up the expanse of the door plane while not being so excessively decorative as to draw attention away from the unit's architectural elevation.
e.
Accessory Elements.
i.
It is important that both columns and posts project a substantial and durable image.
(A)
Posts should be of wood, not less than six inches in diameter, and may be built up from multiple pieces. Use of four-inch posts and metal pipe columns is prohibited.
(B)
The post supported on a masonry base should typically be used as it is most representative of the Craftsman Bungalow style. Columns may be clad in masonry or stucco. They should be square, rectangular, or round and should be at least 14 inches wide with a height of approximately four to five times the width.
ii.
The type of exterior railing used on balconies, decks, and stairs, creates a significant impact on the elevation. An extensive variety of rail types are available, including closed stucco, open wrought iron, and wood picket.
(A)
Choice of rail type should be consistent or be historically correct for the Bungalow style. Functional equipment should be covered or designed as integral visual element.
(B)
Exposed gutters should be colored to match fascia material. Exposed downspouts should be likewise colored to match the surface to which they are attached unless copper is used.
(C)
All mechanical equipment should be screened from public view. Air conditioning pad placement should be within the rear yard to minimize impact on yard use layout.
iii.
Properly designed and located chimneys can serve as a major design element and focal point for the building elevation. It is frequently the major architectural element on an exposed side or a rear elevation. The use of steps and banding on the shaft and capital have major visual impact against the sky and roof plane.
iv.
Building plans allow space for the later addition of usable patio covers within the buildable envelope and setbacks. Patio covers, trellises, pergolas, and other exterior structures reflect the character, color, and materials of the building to which they are related.
(A)
Supports, columns, and posts are to be architecturally compatible to the residence.
(B)
The materials for the horizontal elements should be limited to either wood or the dwelling's roof material. The pitch of the patio roof may be less than the adjacent building.
(C)
The side elevation of the patio structure should not be enclosed except in the case where a wall of the dwelling forms a natural enclosure.
(D)
Patio additions cannot exceed 50% of the usable rear yard area.
(E)
Awnings of solid accent color may be permitted with moderation. Metal awnings are prohibited.
v.
Individual and group mailboxes reflect the architectural and community theme. This can be either the theme of the entire development or of the individual architectural detailing of the adjacent dwelling. Mailbox location should be placed to minimize visual impact while ensuring easy accessibility. When common mailboxes are provided, they be near either the development entryway or recreation facility.
vi.
Lighting Plan. The single-family units should require security lighting on walkways and along the internal streets. The following standards should be followed:
(A)
Exterior building materials and the on-site lighting plan should be reviewed by the Planning Division to minimize the potential for light and glare impacts.
(B)
The site lighting plan should be designed to direct all light sources downward and into the site. Landscaping and other buffering measures should be provided where lighting poles and vehicle headlights would directly cause spillover light to adjacent residential uses.
(C)
Outdoor lighting should be designed and installed so that all direct illumination is confined to the site and adjacent properties are protected from spillover illumination.
(D)
Low wattage security lighting directed away from light-sensitive uses should be utilized and should be shielded so as not to be visible from off-site locations.
(E)
Street lights should be consistent with the development in terms of scale and design.
E.
Common Recreation Area Development Standards.
1.
Development Timing. The recreation area should be fully developed prior to the final inspection of the first 40% of the 113 single-family homes to be constructed.
2.
Land Area. The area to be devoted to common recreation should reflect the design and location depicted in Specific Plan 301. No less than 14,000 square feet of land area should be included within the recreation area.
3.
Maintenance. The City of Pico Rivera should not be responsible for the maintenance and operation of the recreation area. The maintenance of the recreation area should be the responsibility of the property owners (or homeowner's association), and this area should be maintained in good conditions at all times.
4.
Amenities. The amenities provided within the recreation should include a 20-foot by 40-foot pool for swimming, an eight-foot spa, restrooms, a tot lot with a sand area and play equipment, and a picnic area containing at least five covered tables and five barbecues. Access should conform to Americans with Disabilities Act (ADA)[1] guidelines, and playground equipment should conform to NRPA (National Recreational Parks Association) safety requirements.
5.
Landscaping. The portion of the recreation area not devoted to the aforementioned amenities should be turfed, and a sprinkler system should be provided.
6.
Architecture. All structures, including the restrooms, table coverings, and fences, should be consistent in style and constructed of materials compatible with the surrounding residential development.
7.
Safety. The recreation area should be fully enclosed by a fence, and an additional safety fence should be placed around the pool area. Pedestrian crossings across Blossom Court and Orchid Lane should be clearly delineated. The pavement materials around the pool and spa areas should consist of slip-resistant paving materials. No stairways will be permitted within the recreation area.
8.
Lighting. Nighttime lighting should be provided, and lighting placement and shielding should be effective in eliminating light spillover to adjacent residences. Lighting plans should be approved by the department of community development.
F.
Senior Housing Development Standards. All development standards for the senior housing component of this plan shall be established through the CUP process in accordance with Section 18.05.030 (Conditional Use Permits).
G.
Commercial Development Standards.
1.
Permitted Uses. Use regulations in the C-G zone shall govern existing and future permitted uses in accordance Section 18.12.020 (Use Regulations for Commercial Zones).
2.
Setback Requirements. The setback standards for front yard setbacks, rear yard setbacks, and buffering shall be as follows:
a.
Washington/Rosemead Setbacks. The minimum setback along Washington Boulevard and Rosemead Boulevard is 15 feet.
b.
Rear/Side Yard. The minimum rear and side yard setbacks should be no less than 25 feet. A landscaped buffer with a minimum depth of five feet should be provided along the south and east property lines adjacent to residential development.
3.
Parking Requirements. One open parking space should be provided for each 250 square feet of net building floor area.
4.
Signs and Advertising. Signs and advertising should be enforced according to Chapter 18.20 (Sign Standards).
5.
Nonconforming Requirements. Building expansions of 100 square feet or less are permitted provided that all other setback and parking provisions can be complied with.
H.
Consistency and Compliance with Specific Plan 301. All development shall be consistent with the provisions of Specific Plan 301 and shall comply with the land use plan, urban design plan, and infrastructure plan contained in Specific Plan 301.
I.
Administration.
1.
The Zoning Administrator shall have the duty to enforce the provisions of the Specific Plan 301 zone. Any use of a building or structure hereafter erected, built, maintained, or used contrary to the provisions of the SP-301 zone is prohibited.
2.
The Zoning Administrator shall have the duty to interpret the provisions of this SP-301 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 denied by the Planning Commission, the decision may be appealed to the City Council in accordance with Section 18.04.100 (Appeals).
3.
All development within the planning area should comply with the terms of Specific Plan 301. However, upon application by the developer and upon good cause shown, the Zoning Administrator 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 301. The decision of the Zoning Administrator may be appealed to the Planning Commission and City Council in the same manner as a CUP in accordance with Section 18.04.100 (Appeals).
(Ord. 1201, 12/9/2025)
A.
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 Section. Prior to commencement of any development within the subject planning area, approval of a CUP and phased time line agreement for sub-areas 1 through 8 is required.
B.
Scope and Purpose.
1.
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 235-acre site bounded by Washington Boulevard, Rosemead Boulevard, and Paramount Boulevard.
2.
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.
C.
Land Use and Development Standards.
1.
The specific land use and development standards for Specific Plan 400 are contained in the Specific Plan 400 document contained in Table C[1] to the Pico Rivera Municipal Code.
[1]
Editor's Note: Table C is included as an attachment to this Title.
2.
Specific Plan 400 provides for four distinct, mutually exclusive development scenarios.
a.
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 4,020,000 to 4,238,000 square feet.
b.
The mega-mall scenario allows optional commercial or office/institutional uses ranging between 1,971,000 to 2,126,000 square feet within sub-areas 1 through 8.
c.
The theme park scenario allows optional commercial, office/institutional, hotel and entertainment uses ranging between to 2,835,000 to 3,633,000 square feet within sub-areas 1 through 8.
d.
The mixed-use scenario allows optional commercial, office/institutional, entertainment, manufacturing R&D and heavy industrial uses ranging between 3,026,300 to 4,311,000 square feet within sub-areas 1 through 8.
3.
Development Standards.
a.
Manufacturing Retention.
i.
The Specific Plan 400 land use plan provides for retention and a 10% 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 heavy manufacturing.
ii.
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.
b.
Mega-Mall.
i.
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.
ii.
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.
c.
Theme Park.
i.
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.
ii.
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.
d.
Mixed-Use.
i.
The Specific Plan 400 provides for commercial uses in sub-area 1, office/institutional uses in sub-areas 2 and 4, entertainment and commercial uses in sub-area 3, and manufacturing/R&D n sub-areas 4 through 8. Heavy industrial uses are permitted in sub-areas 7 and 8.
ii.
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.
D.
Urban Design Concepts and Development Standards.
1.
Future development of each sub-area will conform to design standards which will be specifically established by a CUP in accordance with Section 18.05.030 (Conditional Use Permits).
2.
The submitted development 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.
E.
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.
F.
Administration.
1.
The Zoning Administrator 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.
2.
The Zoning Administrator 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 denied by the Planning Commission, the decision may be appealed to the City Council in accordance with Section 18.04.100 (Appeals).
3.
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 Zoning Administrator 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 Zoning Administrator may be appealed to the Planning Commission and City Council in the same manner as a CUP in accordance with Section 18.04.100 (Appeals).
(Ord. 1201, 12/9/2025)