Agenda packet — Pico Rivera City Council, January 24, 2023 (part 1 of 13)

*Commissioners receive a $30.00 stipend per each meeting held and attended. .

Tuesday, January 24, 2023
Regular Meeting 6:00 p.m.

Council Chamber
Next Resolution No. 7243
Next Ordinance No. 1166
Next Agreement No. 23-2155
Successor Agency to PRRA
Next Resolution No. SA-22-26
Next Ordinance No. SA-01
Next Agreement No. S22-006
Housing Assistance Agency
Next Resolution No. HA-105
Next Ordinance No. HA-16
Water Authority
Next Resolution No. 22-36
Next Ordinance No. 22-01
Next Agreement No. 22-69
Public Financing Authority
Next Resolution No. PFA-22-13
ROLL CALL:

Mayor/Chairman/President:

Erik Lutz
Mayor Pro Tempore/Vice Chairman/Vice President:

Andrew C. Lara
Councilmembers/Directors/Commissioners:

Gustavo V. Camacho
John R. Garcia
Dr. Monica Sanchez

CERTAIN PROVISIONS OF THE BROWN ACT ARE TEMPORARILY WAIVED PURSUANT TO GOVERNOR NEWSOM’S EXECUTIVE ORDER N-25-20, N-29-20 AND AB 361. CITY COUNCIL MEETINGS CAN BE ATTENDED IN PERSON OR VIEWED LIVE ON CTV3 AND THE CITY’S WEBSITE AT WWW.PICO-RIVERA.ORG. IF YOU WISH TO SUBMIT A

PUBLIC COMMENT CARD ON ANY OF THE LISTED AGENDA ITEMS OR NON-AGENDA ITEMS, YOU MAY DO SO IN ADVANCE BY EMAIL TO THE CITY CLERK’S OFFICE AT [email protected]. PLEASE PROVIDE YOUR FULL NAME AND SUBJECT. PUBLIC CORRESPONDENCE SUBMITTED ELECTRONICALLY VIA EMAIL WILL BE PROVIDED TO THE CITY COUNCIL, BUT NOT READ ALOUD AT THE MEETING.

YOU MAY ALSO ATTEND THE MEETING THROUGH A COMPUTER OR TELEPHONE. (IF YOU PLAN TO SPEAK DURING PUBLIC COMMENT, PLEASE JOIN VIA ZOOM OR DIAL IN VIA TELEPHONE 30 MINUTES PRIOR TO THE START OF THE MEETING @ 6:00 p.m.). NO NEW CALLS OR REGISTRATION WILL BE TAKEN IF NOT REGISTERED BY THE REQUIRED TIME.

REGISTRATION IN ADVANCE FOR THIS MEETING IS REQUIRED. After registering, you will receive a confirmation email containing information about joining the meeting.

TO JOIN BY COMPUTER PLEASE USE THE INFORMATION BELOW:
https://us06web.zoom.us/meeting/register/tZEkceuhrTksG9d7wjSdH6vYbK2j1dNwNK_S HOW TO PARTICIPATE DURING THE MEETING: Members of the public are encouraged to participate under PUBLIC COMMENTS on any agenda and non-agenda items of interest during the PUBLIC COMMENTS period. When called upon to speak please state your name for the record.

Meeting jointly and regularly with the Pico Rivera Successor Agency to the Pico Rivera Redevelopment Agency (as needed); Pico Rivera *Housing Assistance Agency (as needed); Pico Rivera Water Authority (as needed); and Public Financing Authority (as needed) 01-24-2023 Agenda City Council

Page 2 of 9 ends

Members of the public desiring to participate in the virtual City Council meeting are invited and welcome to do so. Please be advised that there exists the possibility of technological interruptions in telephone or Zoom connections which are beyond the control of City staff.

Every effort will be made to establish or reestablish uninterrupted virtual participation in the Council meeting. Your patience and understanding is appreciated.

PLEASE TURN OFF OR SILENCE CELL PHONES WHILE MEETING IS IN SESSION

AND PLEASE REFRAIN FROM TEXTING DURING THE MEETING
**************************************************************************************************** In compliance with the Americans with Disabilities Act of 1990, the City of Pico Rivera is committed to providing reasonable accommodations for a person with a disability. Please call the City Clerk’s office at (562) 801-4389, if special accommodations are necessary and/or if information is needed in an alternative format. Special requests must be made in a reasonable amount of time in order that accommodations can be arranged (within 24 to 48 hours’ notice).

INVOCATION:

PLEDGE OF ALLEGIANCE:

SPECIAL PRESENTATION(S):
• Administrative Services Presentation
• National Law Enforcement Proclamation
PUBLIC HEARING(S):

1. Public Hearing – Conditional Use Permit No. 746, Zone Reclassification No. 325, Zone Code Amendment No. 187, General Plan Amendment No. 57, and Mitigated Negative Declaration and Mitigation Monitoring Program to Develop a 255 Unit Mixed-Use Development Located at 8825 Washington Boulevard. (1300)
a) Open public hearing
b) Memo from City Manager
c) Written Communications
d) Oral Communications
e) Close public hearing
f) Recommendation:

1. Approve and recommend adoption to the City Council of the items listed below:
a) Approve a resolution ratifying Conditional Use Permit No. 746 to develop a 255-unit mixed-use apartment complex;
b) Approve a resolution ratifying Zone Reclassification No. 325 to change the zone from Commercial General and Mixed-Use Overlay to Mercury Specific Plan;
c) Approve a resolution ratifying Zone Code Amendment No. 187 to add the Mercury Specific Plan to the Pico Rivera Municipal Code; d) Approve a resolution ratifying General Plan Amendment No. 57 adopting the Mercury Specific Plan to the Pico Rivera General Plan; e) Introduce and waive first reading of ordinance approving Zone Reclassification No. 325;
01-24-2023 Agenda City Council

Page 3 of 9 ends

f) Introduce and waive first reading of ordinance adding Chapter 18.21, Mercury Specific Plan to Title 18, Zoning, of the Pico Rivera Municipal Code; and
g) Adopt the Mitigated Negative Declaration and Mitigation Monitoring Reporting Program in compliance with the California Environmental Quality Act (CEQA); and

2. Deny the project; or

3. Continue this item and request staff to conduct further research.

Resolution No. ______ A RESOLUTION OF THE CITY COUNCIL OF THE

CITY OF PICO RIVERA, CALIFORNIA, APPROVING A CONDITIONAL USE PERMIT TO ALLOW FOR THE CONSTRUCTION OF A 255 UNIT
MIXED-USE DEVELOPMENT AT 8825 WASHINGTON BOULEVARD
DESIGNATED AS CONDITIONAL USE PERMIT NO. 746 AND ADOPTION

OF A MITIGATED NEGATIVE DECLARATION AND MITIGATION

MONITORING AND REPORTING PROGRAM
Resolution No. ______ A RESOLUTION OF THE CITY COUNCIL OF THE

CITY OF PICO RIVERA, CALIFORNIA, APPROVING A ZONE
RECLASSIFICATION FOR THE PROPERTY LOCATED AT 8825

WASHINGTON BOULEVARD TO CHANGE THE ZONE CLASSIFICATION

FROM GENERAL COMMERCIAL AND MIXED-USE OVERLAY ZONE TO

MERCURY SPECIFIC PLAN TO ALLOW FOR THE DEVELOPMENT OF
THE PROPERTY AS A 255 UNIT MIXED-USE DEVELOPMENT FURTHER DESIGNATED HEREIN AS ZONE RECLASSIFICATION NO. 325
Resolution No. ______ A RESOLUTION OF THE CITY COUNCIL OF THE

CITY OF PICO RIVERA, CALIFORNIA, ADOPTING THE MERCURY
SPECIFIC PLAN TO A 2.8 PARCEL LOCATED AT 8825 WASHINGTON

BOULEVARD HEREIN DESIGNATED AS GENERAL PLAN AMENDMENT
NO. 57
Resolution No. _____ A RESOLUTION OF THE CITY COUNCIL OF THE

CITY OF PICO RIVERA, CALIFORNIA, ADOPTING AN ORDINANCE
ADDING CHAPTER 18.21, MERCURY SPECIFIC PLAN TO TITLE 18,

ZONING, OF THE PICO RIVERA MUNICIPAL CODE DESIGNATED
HEREIN AS ZONE CODE AMENDMENT NO. 187
Ordinance No. ______ AN ORDINANCE OF THE CITY COUNCIL OF THE

CITY OF PICO RIVERA, CALIFORNIA, APPROVING A ZONE

RECLASSIFICATION TO CHANGE THE ZONE DESIGNATION FROM

GENERAL COMMERCIAL AND MIXED-USE OVERLAY ZONE TO

MERCURY SPECIFIC PLAN TO ALLOW FOR THE DEVELOPMENT OF
THE PROPERTY AS A 255 UNIT MIXED-USE DEVELOPMENT AS
SHOWN ON ATTACHMENT “A” AND FURTHER DESIGNATED HEREIN
AS ZONE RECLASSIFICATION NO. 325 (FIRST READING AND

INTRODUCTION)
01-24-2023 Agenda City Council

Page 4 of 9 ends

Ordinance No. ______ AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PICO RIVERA, CALIFORNIA, ADDING CHAPTER, 18.21, MERCURY SPECIFIC PLAN TO TITLE 18, ZONING, OF THE PICO

RIVERA MUNICIPAL CODE (FIRST READING AND INTRODUCTION)

2. Public Hearing – Approval of a Proposed Resolution Amending Customer Power Generation Rate Schedule for Pico Rivera Innovative Municipal Energy (PRIME). (1100)
a) Open public hearing
b) Memo from City Manager
c) Written Communications
d) Oral Communications
e) Close public hearing
f) Recommendation:

1. Conduct a public hearing; and

2. Approve a resolution amending the customer power generation rate schedule for Pico Rivera Innovative Municipal Energy (PRIME).

Resolution No. ______ A RESOLUTION OF THE CITY COUNCIL OF THE

CITY OF PICO RIVERA, CALIFORNIA, AMENDING THE CUSTOMER

POWER GENERATION RATES FOR THE PICO RIVERA INNOVATIVE

MUNICIPAL ENERGY (PRIME) COMMUNITY CHOICE AGGREGATION

PROGRAM

PUBLIC COMMENTS - IF YOU WOULD LIKE TO COMMENT ON ANY LISTED AGENDA ITEMS OR NON-AGENDA ITEMS, PLEASE EMAIL THE CITY CLERK’S OFFICE AT [email protected] OR JOIN THE MEETING IN PERSON OR VIA COMPUTER/TELEPHONE.

When you are called to speak, please come forward and state your name and city of residency for the record. You have three (3) minutes to make your remarks. In accordance with Government Code Section 54954.2, members of the City Council may only: 1) respond briefly to statements made or questions posed by the public; 2) ask a question for clarification; 3) provide a reference to staff or other resources for factual information; 4) request staff to report to the City Council at a subsequent meeting concerning any matter raised by the public; and 5) direct staff to place a matter of business on a future agenda.

City Council members cannot comment on items that are not listed on a posted agenda.

CONSENT CALENDAR ITEMS:

All items listed on the Consent Calendar may be acted on by a single motion without separate discussion. Any motion relating to a Resolution or Ordinance shall also waive the reading of the titles in full and include its adoption as appropriate. If discussion or separate vote on any item is desired by a Councilmember or staff, that item may be pulled from the Consent Calendar for separate consideration.

CONSENT CALENDAR:

City Council:
01-24-2023 Agenda City Council

Page 5 of 9 ends

3. Minutes:
• City Council regular meeting December 13, 2022
Recommendation: Approve

4. 10th Warrant Register of the 2022-2023 Fiscal Year. (700) Check Numbers: 290724-290953
Special Check Numbers: None
Recommendation: Approve

5. Approve a Resolution to Adopt Vehicle Miles Travel Thresholds of Significance for the Purpose of Analyzing Transportation Impacts Under California Environmental Quality Act. (1400)
Recommendation:

1. Approve a resolution to adopt a Vehicle Miles Traveled thresholds of significance for the purpose of analysis of transportation impacts under California Environmental Quality Act guidelines.

Resolution No. _____ A RESOLUTION OF THE CITY COUNCIL OF THE

CITY OF PICO RIVERA, CALIFORNIA, FOR ADOPTION OF VEHICLE

MILES TRAVELED BASELINES AND THRESHOLDS OF SIGNIFICANCE

FOR THE PURPOSE OF ANALYZING TRANSPORTATION IMPACTS

UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT

6. Planning, Parks and Recreation, and Veterans Commission Appointments.

Recommendation: (300)

1. Approve resolutions acclaiming appointments to the Planning, Parks and Recreation, and Veterans Commissions.

Resolution No. _____ A RESOLUTION OF THE CITY COUNCIL OF THE

CITY OF PICO RIVERA, CALIFORNIA, APPOINTING THE FOLLOWING CITY ELECTORS: ROBERT MARTINEZ AND TOMMY ELISALDEZ TO

THE PLANNING COMMISSION FOR A ONE YEAR TERM SAID TO
EXPIRE DECEMBER 2023
Resolution No. ______ A RESOLUTION OF THE CITY COUNCIL OF THE

CITY OF PICO RIVERA, CALIFORNIA, APPOINTING THE FOLLOWING CITY ELECTORS: VANESSA MARTINEZ AND PATRICIA A. SAUCEDO

TO THE PARKS AND RECREATION COMMISSION FOR A ONE YEAR
TERM SAID TO EXPIRE DECEMBER 2023
Resolution No. ______ A RESOLUTION OF THE CITY COUNCIL OF THE

CITY OF PICO RIVERA, CALIFORNIA, APPOINTING THE FOLLOWING CITY ELECTORS: GIL PEREZ, RACHEL DURAN, PAUL CAMACHO AND

BOBBIE TANNER TO THE VETERANS COMMISSION FOR A ONE YEAR TERM SAID TO EXPIRE DECEMBER 2023
01-24-2023 Agenda City Council

Page 6 of 9 ends

7. Final Tract Map No. 74823 – 18 Residential Single-Family Home Development Located Between the Easterly Terminus of Burke Street and the San Gabriel River. (1300)
Recommendation:

1. Approve a resolution ratifying the Final Tract Map No. 74823 – 18 residential single-home development located between the easterly terminus of Burke Street and the San Gabriel River;

2. Approve the Final Tract Map as it conforms to the requirements in the Subdivision Map Act and previously approved Tentative Tract Map No. 74823;

3. Authorize the Interim Public Works Director or City Engineer to sign the Final Parcel Map; and

4. Authorize the City Clerk to sign and submit the Final Parcel Map for recordation with the Los Angeles County Registrar-Recorder’s Office.

Resolution No. ______ A RESOLUTION OF THE CITY COUNCIL OF THE

CITY OF PICO RIVERA, CALIFORNIA, APPROVING THE FINAL TRACT MAP NO. 74823 TO ALLOW THE SUBDIVISION FOR CONSTRUCTION

OF EIGHTEEN SINGLE FAMILY RESIDENTIAL HOMES UNITS LOCATED

BETWEEN THE EASTERLY TERMINUS OF BURKE STREET AND THE

SAN GABRIEL RIVER

8. Mayoral Appointments. (300)
Recommendation:

1. Confirm the Mayor’s appointments to various Boards, Agencies and Committees.

9. Assembly Bill 361 Findings. (300)
Recommendation:

1. Receive and file this report and make the following findings: (a) The City Council has reconsidered the circumstances of the state of emergency; and (b) the following circumstances exist, (i) the state of emergency continues to directly impact the ability of the members to meet safely in person and (ii) the City Council continues to provide measures such as remote or hybrid meeting participation to promote social distancing; and

2. Take such additional, related, action that may be desirable.

10. Second Quarter Treasurer’s Report and the Monthly Investment Transaction Report as of December 31, 2022 – Fiscal Year 2022-2023. (700) Recommendation:

1. Receive and file the Treasurer’s Report for the quarter ending December 31, 2022, which represents balances and activities for the second quarter (October through December) of the 2022-23 fiscal year; and

2. Receive and file the Treasurer’s Monthly Investment Transaction Report as of December 31, 2022.

11. Development Impact Fee Report as of June 30, 2022. (700) Recommendation:

1. Receive and file the Development Impact Fee Report as of June 30, 2022. 01-24-2023 Agenda City Council

Page 7 of 9 ends

12. Youth Center Renovation Project (CIP No. 50034) – Award Professional Services Agreement For Architect/Engineer Services. (500) Recommendation:

1. Award a Professional Services Agreement to Dahlin Group, Inc. to provide Architect/Engineer (A-E) services for design and construction support of the Youth Center Renovation Project, CIP No. 50034 for an amount not-toexceed $62,000 and authorize the City Manager to execute the agreement in a form approved by the City Attorney; and

2. Amend the fiscal year (FY) 2022-23 adopted budget by increasing $92,088 in State of California grant revenues and appropriations for this project.

Agreement No. ________
Water Authority:

13. Minutes:
• Water Authority regular meeting December 13, 2022
Recommendation: Approve

14. Approve Amendment No. 3 to Professional Services Agreement with AKM Consulting Engineers. (500)
Recommendation:

1. Approve an amendment to AKM’s Consulting Engineer’s professional services agreement in a not-to-exceed amount of $18,240.

Agreement No. ________

CONSENT CALENDAR ITEMS PULLED FOR FURTHER DISCUSSION
REGULAR AGENDA:

City Council:

15. Introduction and First Reading of Removal of Unauthorized Containers Provisions and Procedures Ordinance. (900)
Recommendation:

1. Introduce and conduct the first reading of an ordinance adding Section

8.12.470 through 8.12.560 to Chapter 8.12, “Garbage and Rubbish,” of Title 8, “Health and Safety,” of the Pico Rivera Municipal Code, which will require a majority vote of the City Council.

Ordinance No. ______ AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PICO RIVERA, CALIFORNIA, ADDING SECTION 8.12.470 THROUGH 8.12.560 TO CHAPTER 8.12 OF TITLE 8 OF THE PICO

RIVERA MUNICIPAL CODE TO ESTABLISH THE REMOVAL OF

UNAUTHORIZED CONTAINERS PROVISIONS AND PROCEDURES IN

THE CITY OF PICO RIVERA (FIRST READING AND INTRODUCTION) 01-24-2023 Agenda City Council

Page 8 of 9 ends

16. Annual Comprehensive Financial Report, Fiscal Year Ending June 30, 2022 and Fiscal Year 2021-22 General Fund Year-End Results. (700) Recommendation:

1. Receive and file the Annual Comprehensive Financial Report, fiscal year (FY) ending June 30, 2022; and

2. Approve Budget Transfers that allocate the FY 2021-22 Unassigned General Fund Balance of $87,913.

17. Budget Calendar – Biennial Budget Fiscal Year 2023-24 and Fiscal Year 2024-

25. (700)
Recommendation:

1. Receive and file the fiscal year (FY) 2023-24 and FY 2024-25 Budget Development Calendar.

CITY MANAGER/STAFF REPORTS
GOOD OF THE ORDER (INTERGOVERNMENTAL AGENCY MEETINGS, AB 1234

REPORTS, NEW BUSINESS, OLD BUSINESS)
CLOSED SESSION:
a. CONFERENCE WITH LABOR NEGOTIATOR
Pursuant to Government Code Section 54957.6
Agency Designated Representative: City Manager Carmona, Human Resources Director Shirinian and Assistant City Manager Garcia
Employee Organizations: Service Employees International Union Local 721 FullTime, Part-time and Directors Units, and Confidential Employees Association b. PUBLIC EMPLOYEE EVALUATION
Pursuant to Government Code Section 54957(b)(1)
Title: City Manager
ADJOURNMENT:
01-24-2023 Agenda City Council

Page 9 of 9 ends

AFFIDAVIT OF POSTING
I, Anna M. Jerome, City Clerk, for the City of Pico Rivera, DO HEREBY CERTIFY, under penalty of perjury under the laws of the State of California, that the foregoing notice was posted at the Pico Rivera City Hall bulletin board, Pico Rivera website www.pico-rivera.org, Pico Rivera Post Office and Parks: Smith, Pico and Rivera which are available for the public to view on this 19th, day of January 2023.

Dated this 19th, day of January 2023.

Anna M. Jerome, CMC
City Clerk
SB343 NOTICE
In compliance with and pursuant to the provisions of SB343 any public writing distributed by the City Clerk to at least a majority of the City Council Members regarding any item on this regular meeting agenda will be available on the City’s website.

To: Mayor and City Council
From: City Manager
Meeting Date: January 24, 2023
Subject: PUBLIC HEARING – CONDITIONAL USE PERMIT NO. 746, ZONE RECLASSIFICATION NO. 325, ZONE CODE
AMENDMENT NO. 187, GENERAL PLAN AMENDMENT
NO. 57, AND MITIGATED NEGATIVE DECLARATION AND

MITIGATION MONITORING PROGRAM TO DEVELOP A
255 UNIT MIXED-USE DEVELOPMENT LOCATED AT 8825

WASHINGTON BOULEVARD
Recommendation:

1. Approve and recommend adoption to the City Council of the items listed below; a) Approve a resolution ratifying General Plan Amendment No. 57 adopting the Mercury Specific Plan to the Pico Rivera General Plan;
b) Approve a resolution ratifying Conditional Use Permit No. 746 to develop a 255- unit mixed-use apartment complex;
c) Approve a resolution ratifying Zone Reclassification No. 325 to change the zone from Commercial General and Mixed-Use Overlay to Mercury Specific Plan;
d) Introduce and waive first reading of an ordinance approving Zone Reclassification No. 325;
e) Approve a resolution ratifying Zone Code Amendment No. 187 to add the Mercury Specific Plan to the Pico Rivera Municipal Code; f) Introduce and waive first reading of an ordinance adding Chapter 18.21, Mercury Specific Plan to Title 18, Zoning, of the Pico Rivera Municipal Code; and
g) Adopt the Mitigated Negative Declaration and Mitigation Monitoring Reporting Program in compliance with the California Environmental Quality Act (CEQA);

2. Deny the project; or

3. Continue this item and request staff to conduct further research. 1 CITY COUNCIL AGENDA REPORT – MEETING OF JANUARY 24, 2023 PUBLIC HEARING – CONDITIONAL USE PERMIT NO. 746, ZONE
RECLASSIFICATION NO. 325, ZONE CODE AMENDMENT NO. 187, GENERAL PLAN AMENDMENT NO. 57, AND MITIGATED NEGATIVE DECLARATION AND MITIGATION MONITORING PROGRAM TO DEVELOP A 255 UNIT MIXED-USE DEVELOPMENT LOCATED AT 8825 WASHINGTON BOULEVARD
PAGE 2 OF 15
Fiscal Impact:

Keyser Marston & Associates, a real estate advisory firm conducted a review of the expected revenue and expenses associated with the proposed project. It is estimated that a minimum of $283,800 would be generated from sales tax, property tax and other City revenue. The development is expected to incur $196,500 in expenses which includes expenses related to Administration, Public Safety, Parks and Recreation, etc.

Discussion:

Mercury Bowl, LLC/Green Rivera, LLC representatives submitted entitlement applications for the approval of a 255 unit mixed-use, three (3) to six (6) story complex located at 8825 Washington Boulevard. The project site is 2.8 acres with a proposed density of 91 units/acre. The site is zoned Commercial-General (C-G) with a Mixed Use (M-U) overlay zone and a land use designation of Commercial (C). The development includes 4,785 of commercial space and 255 apartment units comprised of 35 studios, 159 one (1)- bedroom units, 57 two (2) bedroom units and four (4) three (3) bedroom units. The project will also be developed with 464 parking spaces of which 358 parking spaces will be designated to residents, 32 for guest spaces and 74 spaces for non-residential uses. The apartments are in a “wrap” configuration in which the apartments “wrap” around the parking structure. The ground floor will be shared by apartments and retail uses.

Amenities will include dog runs, decorative fountains, synthetic lawn games, a business center, community room and a roof deck with pool cabanas, tv, spa, game area and club room. The applicant is seeking approval of a General Plan Amendment, Conditional Use Permit, Zone Reclassification and Zone Code Amendment to allow for the entitlement of the mixed-use project.

According to available historical sources, including a Phase I Environmental Site Assessment report, the subject property was formerly agriculturally developed from as early as 1928. Records show that between 1953 and 1956 the property remained undeveloped. A structure was first built in 1957 and tenants included Mercury Bowl in 1966, Latin American Press Club in 1975 and International Banquet Club between 1986 to 1992. Conditional Use Permit records reveal that the structure operated as a banquet hall, night club and restaurant between 1991 to 2018. The El Rodeo Night Club and restaurant was the last known operator. The structure was later demolished in 2020.

The subject parcel is located within one of the City’s main commercial corridor including the Pico Rivera Towne Center to the south and the Pico Rivera Marketplace directly east of the site. The Pico Rivera Marketplace has also been owned by the project applicant, CITY COUNCIL AGENDA REPORT – MEETING OF JANUARY 24, 2023 PUBLIC HEARING – CONDITIONAL USE PERMIT NO. 746, ZONE
RECLASSIFICATION NO. 325, ZONE CODE AMENDMENT NO. 187, GENERAL PLAN AMENDMENT NO. 57, AND MITIGATED NEGATIVE DECLARATION AND MITIGATION MONITORING PROGRAM TO DEVELOP A 255 UNIT MIXED-USE DEVELOPMENT LOCATED AT 8825 WASHINGTON BOULEVARD
PAGE 3 OF 15
Optimus Properties for the last 10 years. The site is bordered to the north by single-family homes and to west by Wells Fargo Bank.

Surrounding Properties
General Plan Zone Existing Uses
Site Commercial (C) Commercial-General (C-G)
Mixed-Use (M-U) Overlay
Vacant
North Commercial (C)
Low Density Residential (LDR)
Commercial-General (C-G)
Single-Family (S-F)
Pico Rivera Marketplace
Single-Family homes
South Specific Plan 400.4 Specific Plan 400.4 Pico Rivera Towne Center East Commercial (C) Commercial-General (G-C) Pico Rivera Marketplace West Commercial (C)
Low Density Residential (LDR)
Commercial-General (C-G)
Single-Family (S-F)
Wells Fargo Bank
Single-Family homes
General Plan
The subject site is located within the City’s General Plan Opportunity Area 8, near the Washington and Rosemead Boulevard intersection. In 2014, the City completed a comprehensive General Plan update which identified 16 Opportunity Areas that were expected to accommodate a considerable amount of the City’s anticipated redevelopment and potential new growth. The intent was that these areas would become pedestrianfriendly and visually pleasing destinations. While the General Plan provided broad direction and intent for each corridor, it was anticipated that detailed plans would be prepared for each corridor. The General Plan update also included the rezoning of several parcels that were considered blighted or underutilized. A Mixed-Use Overlay zone was created which provided property owners the flexibility of keeping the underlying zone while being able to develop standalone housing or a mixed-use development project. The subject site was part of the parcels classified with a Mixed-Use Overlay zone.

On September 27, 2022 the City Council adopted the General Plan Housing Element.

The Housing Element is one of the required State mandated General Plan Elements which has the purpose to identify and plan for the City’s existing and projected housing needs. The City is allocated a specified number of housing units called the Regional Housing Needs Allocation (RHNA) each eight (8) year planning cycle. The RHNA quantifies current and future housing growth within a city. The Housing Element identifies available candidate housing sites to accommodate the City’s RHNA goals as determined by the Southern California Association of Governments (SCAG). SCAG assigned the City 1,024 affordable housing units and the City identified 69 sites within the City that could accommodate the RHNA. To accommodate the RHNA the City identified the creation of a R-40 Overlay zone that would accommodate 40 units per acre, 10 units per CITY COUNCIL AGENDA REPORT – MEETING OF JANUARY 24, 2023 PUBLIC HEARING – CONDITIONAL USE PERMIT NO. 746, ZONE
RECLASSIFICATION NO. 325, ZONE CODE AMENDMENT NO. 187, GENERAL PLAN AMENDMENT NO. 57, AND MITIGATED NEGATIVE DECLARATION AND MITIGATION MONITORING PROGRAM TO DEVELOP A 255 UNIT MIXED-USE DEVELOPMENT LOCATED AT 8825 WASHINGTON BOULEVARD
PAGE 4 OF 15
acre above the existing maximum of 30 units per acre. The R-40 Overlay zone is a new zone created during the Housing Element process to accommodate 40 units per acre.

The subject site was identified as a candidate site that would allow up to 40 units per acre provided the project includes affordable housing.

Gold Line Eastside Extension
Washington Boulevard will be the future corridor for the Los Angeles County Metropolitan Transportation Authority (Metro) Eastside Transit Corridor Phase 2, an extension of the Metro L Line (Gold) which currently has a terminus at Pomona Boulevard and Atlantic Boulevard. The light rail will be extended south along Atlantic Boulevard and east on Washington Boulevard. The Metro Board recently voted to approve the terminus of the line to Lambert in the City of Whittier which will be included into the Final Environmental Impact Report (EIR). However, the Initial Operating Segment (IOS) will extend to Greenwood Avenue in the City of Montebello approximately 1.4 miles from the subject site. If chosen as an alternative, the site is estimated to have a construction completion date of 2035.

There is one Metro Bus Line (266) which has a 30-minute peak frequency on Rosemead Boulevard and a Montebello Bus Line (50) which travels along Washington Boulevard with a peak frequency of 30-35 minutes. Due to its proximity to commercial uses and existing and potential transit, the area has the potential to create a key mixed-use, activity center within the City.

Washington Specific Plan
Anticipating the development, of the Metro L (Gold Line) Eastside Extension, Metro awarded the City a grant to prepare a Specific Plan in the Washington Boulevard corridor to advance projects within a one-half mile of a Metro rail. The Washington Specific Plan is currently being developed with an anticipated completion date of August 2023. The Washington Specific Plan area includes a 254-acre area located in the southwest corner of the City south of Washington Boulevard and west of Rosemead Boulevard. A mix of commercial and industrial uses border the project area to the west and to the south; residential and commercial uses border the project area to the north and residential to the east. The main goal of the Specific Plan is Metro’s vision to create transit-oriented communities (TOCs) and a framework that strategically assesses and implements compact multi-modal, mixed-use, and a sustainable environment that will become a focal point for community activity. Density, height, design standards and other development themes have not been developed.

Key findings included:
• There is likely pent-up demand for new multifamily development due to a lack of new product over the last several decades.
• Population growth projections indicate market support for over 2,200 new residential units in the three (3) mile market around the plan area through 2034. • The majority of new construction is currently taking place in nearby Whittier and East Los Angeles.
• Competition from existing regional shopping centers in nearby cities of Whittier, Santa Fe Springs, and Montebello will impact retail opportunities in the plan area. • The continued growth of on-line retail sales will impact brick and mortar retail in the City, as future demand from higher population and income levels will be offset by increased internet sales.

Project Description
The building varies in height between six (6) stories facing Washington Boulevard and three (3) stories on the northwest corner of the site adjacent to the single-family homes to provide a height buffer. Approximately, 4,785 square feet of retail is provided on the first floor on the east side of the building facing the Pico Rivera Marketplace.

The main access to the project site will be located on Washington Boulevard along the easterly property boundary directly west of the existing McDonald’s restaurant within the Pico Rivera Marketplace. The site driveway will provide access to the main internal roadway surrounding the proposed building and to the subterranean parking entrance for the project. The driveway will continue to accommodate left-turn ingress and right-turn ingress and egress traffic movements (i.e., no left-turns out). Physical modifications are not proposed at this driveway. The curb cut for the existing westerly site driveway on Washington Boulevard will remain and will be used only for emergency access. Access will also be permitted through the Pico Rivera Marketplace along Rosemead Boulevard at an existing signalized light. The driveway will continue to accommodate left-turn ingress and right-turn ingress and egress traffic movements. Physical modifications are not proposed at this driveway. A shared access easement will be required for the use of the driveways within the Pico Rivera Marketplace.

CITY COUNCIL AGENDA REPORT – MEETING OF JANUARY 24, 2023 PUBLIC HEARING – CONDITIONAL USE PERMIT NO. 746, ZONE
RECLASSIFICATION NO. 325, ZONE CODE AMENDMENT NO. 187, GENERAL PLAN AMENDMENT NO. 57, AND MITIGATED NEGATIVE DECLARATION AND MITIGATION MONITORING PROGRAM TO DEVELOP A 255 UNIT MIXED-USE DEVELOPMENT LOCATED AT 8825 WASHINGTON BOULEVARD
PAGE 6 OF 15
The primary project components are:
• Three (3) to Six (6) story mixed-used apartment complex. • 4,785 square feet of retail space.
• Six story parking structure (one level below grade).
• 255 apartment units (35 studios, 159 one (1) bedroom unit, 57 two (2) bedroom units, 4 three (3) bedroom units).
• 464 parking spaces (358 resident, 32 guest and 74 non-residential spaces). • 47,465 sq. ft of Common Open Space
 28,770 square feet of ground floor (dog run, decorative fountains, synthetic game lawn with cornhole game boards).
 1,685 square foot Business Center.
 3,430 square foot Community Room.
 13,580 square foot roof deck (pool, cabanas, tv, party spa, game area, clubroom/amenity building).
• 20,693 sq. ft. of private open space (balconies included with apartment units).

Analysis:

Architecture Description
The proposed project features a contemporary design that uses a variety of colors and materials to provide an articulated architectural design, including manufactured stone veneer, balcony railings, cement plaster in various finish colors, cementitious vertical siding, and metal railings. Setbacks would vary around the perimeter of the development.

The proposed building height (at the top of the sixth floor) would be 68 feet. Per the Specific Plan, the building height maximum would be allowed up to 70’. Additional rooftop elements, such as recreation facilities, would be allowed up to an additional 11 feet (excluding roof parapet or screens around mechanical equipment). The building height would step down to three (3) stories at the northwest corner of the project site near the residential community. A block wall would be included where the project site boundary meets with residential uses to the northwest of the project site and where the project site meets with the existing Wells Fargo Bank parking lot to the west.

The proposed project includes a Master Sign Program to provide regulation for the quantity, size, placement, and material of signs on the project site. Signage includes contemporary designs for the retail building and commercial tenants. (Enclosure 2, Attachment F).

Security
Security measures that control access will be implemented independently for each of the following building elements:
• Parking - Ground floor retail visitors will have access to ground floor parking dedicated to the commercial uses but access to ground floor parking for ground floor residents will be gate controlled, as will parking on floors 2-6 dedicated solely to residents of those floors.
• Residential Elevators, Stairwells and Hallways - Residents only will have electronic key/card access or similar as a measure to control access to the resident only common areas.
• Cameras will be installed on the exterior, parking and all common areas.

Mercury Specific Plan
California Government Code Sections 65450 through 65454 establishes the authority to adopt a Specific Plan, identify the required contents of a Specific Plan, and mandate consistency with the General Plan. A specific plan may encompass an area with several acres, or as small as a single acre. A specific plan may be developed in response to a single policy issue, or to address each applicable policy of a general plan. It may also diverge from the issues contained in the general plan into other subjects viewed by the community as being of relevance.

Danielian Associates, an architectural and planning firm prepared the Mercury Specific Plan for the subject site (Enclosure 1). The Specific Plan contained the minimum required language per Government Code Section 65450 which entails the inclusion of the area span, circulation and utility services, standards for development and consistency with the City’s General Plan. Rincon Consultants, Inc. conducted a peer review of the Specific Plan and provided recommendations (Enclosure 8).

The adoption of the Mercury Specific Plan would include development standards that differ from those allowable by the City’s General Plan and Municipal Code. The table below is a comparison of the maximum development standards permitted in by the City (General Plan and Municipal Code) as compared to the proposed Mercury Specific Plan.

Common Open Space
255 units X 200 sq. ft. = 51,000 sq. ft. 47,465 sq. ft.

Density and Building Height Analysis
The proposed density is 91 dwelling units per acre (du/acre) which is higher than the minimum of 30 units per acre in any zone and 40 units per acre in Housing Element sites.

The building height as specified in the Specific Plan is up to 70 feet plus an additional 11 feet for rooftop elements. Staff conducted research of surrounding cities’ density and height for comparison. A summary of staff’s research is included on the following page.

1. Pico Rivera Mercury Apartments (Proposed) 91 du/acre 6 Story
70 ft. + 11 for amenities
not including screening

2. Alhambra The Villages
1001 S. Freemont Avenue 75 du/acre 6-story (75 ft.)

3. Bellflower The Edgeway
16411 Bellflower Boulevard 81 du/acre 5-story

4. Montebello Poplar Avenue Residential (A)
116,128, 136 N. Poplar Avenue 83 du/acre 4-story (47 ft.)

5. South Gate Jefferson SoLA
10920 Garfield Avenue 55 du/acre 4-story
Conditional Use Permit
A conditional use permit is required to implement the development standards stipulated in the Specific Plan. Any significant amendments to the Conditional Use Permit would require consistency with the Mercury Specific Plan and may require a Conditional Use Permit modification as stipulated in Pico Rivera Municipal Code Chapter 18.56, Conditional Use Permits.

Zone Reclassification and Zone Code Amendment
A zone reclassification is required to change the existing zoning of Commercial-General (C-G) and Mixed-Use Overlay to Mercury Specific Plan. A Zone Code Amendment is required to include the Mercury Specific Plan text as part of the Pico Rivera Municipal Code.

Parking Analysis
Linscott, Law & Greenspan (LLG), an engineering firm conducted a Traffic Impact Analysis Report (Enclosure 14) which analyzed the parking ratios required for the project site utilizing the Institute of Transportation Engineers (ITE) Parking Engineer Manual publication, a nationally recognized organization. Per the analysis, the project would require 1.47 parking spaces per unit for a total of 375 spaces for the residential component. The applicant is providing a total of 390 for the residential component. The spaces would be allocated as follows: 358 for resident parking, 32 for guest spaces, and 74 for non-residential uses. For comparison purposes, if the City applied the strict application of the current parking code it would require 542 parking spaces for the residential component.

CITY COUNCIL AGENDA REPORT – MEETING OF JANUARY 24, 2023 PUBLIC HEARING – CONDITIONAL USE PERMIT NO. 746, ZONE
RECLASSIFICATION NO. 325, ZONE CODE AMENDMENT NO. 187, GENERAL PLAN AMENDMENT NO. 57, AND MITIGATED NEGATIVE DECLARATION AND MITIGATION MONITORING PROGRAM TO DEVELOP A 255 UNIT MIXED-USE DEVELOPMENT LOCATED AT 8825 WASHINGTON BOULEVARD
PAGE 10 OF 15
The Traffic Impact Analysis Report also reviewed site-specific multifamily residential parking surveys that have been previously conducted by LLG. Parking demand data for other existing multi-family residential sites are based on the empirical parking demand studies conducted at the following three (3) multi-family residential sites:
• Paragon at Old Town located at 700 S. Myrtle Avenue, Monrovia (163 units) • Trio Apartments located at 44 N. Madison Avenue, Pasadena (304 units) • Main Street Village located at 2555 Main Street, Irvine (481 units) The average of the peak parking ratio results for the three (3) surveyed sites was 1.36 spaces per unit. This ratio would require a total of 347 parking spaces for the residential component of the subject project. The highest residential peak parking demand ratio to the proposed project would yield a forecast peak parking demand of 377 parking spaces (i.e., 1.48 spaces/dwelling unit x 255 dwelling unit = 377 spaces), which is lower than the City’s Municipal Code residential parking requirement of 542 spaces.

Walker Consultants, a parking consultant completed a citywide parking study that determined parking ratios per number of bedrooms. Walker Consultant used industry standard references such as the ITE and Urban Land Institute (ULI) Parking Model to determine these ratios. Applying the Walker Consultant standard, the project would require 316 parking spaces.

Walker
Consultant
Ratios
Spaces
Required
by
Walker
Study
Proposed
Specific
Plan
Ratios
Spaces
Required
by
Proposed
Specific
Plan
Pico Rivera
Zoning
Ordinance
Ratios
Pico Rivera
Zoning Ordinance
Ratios
Studio 35 units 1 35 1 35 2 spaces/unit 70
1 Bedroom 159 units 1.05 167 1.4 223 2 space/unit 318
2 Bedroom 57 units 1.8 103 1.6 92 2 spaces/unit 114
3 Bedroom 4 units 2.65 11 2 8 2 spaces/unit 8
Guest 255 unit1 Built into
above ratios
Built into
above
ratios
.125/unit 32 1 space/8
units
32 Leasing 1,715
sq.ft. 1/250 sq ft 7 1/250 sq. ft.
7 1/250 sq. ft. 7
Retail 4,785
sq.ft. 1/250 sq ft 20 1/250 sq. ft.
20 1/250 sq. ft. 20
USPS N/A 1 1 1
Total
Total Parking 346 420 572
The Mercury Specific Plan also included a parking comparison with the City of Bellflower Transit Oriented Development Specific Plan, Hawthorne Specific Plan and Culver City Specific Plan. The analysis concluded that the parking ratios within these Specific Plans required parking ratios slightly less than or equal to the proposed ratios.

According to the Traffic Impact Analysis Report, shared parking will not be permitted within the Pico Rivera Marketplace. Signs will be posted within the shopping center to prohibit tenants from parking in the center overnight and will be enforced by security staff monitoring the center on a 24-hour basis.

The development would also include a Community Liaison/Parking Ombudsman that would manage and enforce resident and employee parking rules and would address any complaints from the public. The telephone number of the Parking Ombudsman would be provided to the neighborhood. The Parking Ombudsman will send notices of violation and after the second notice the lease would be suspended or not renewed.

CITY COUNCIL AGENDA REPORT – MEETING OF JANUARY 24, 2023 PUBLIC HEARING – CONDITIONAL USE PERMIT NO. 746, ZONE
RECLASSIFICATION NO. 325, ZONE CODE AMENDMENT NO. 187, GENERAL PLAN AMENDMENT NO. 57, AND MITIGATED NEGATIVE DECLARATION AND MITIGATION MONITORING PROGRAM TO DEVELOP A 255 UNIT MIXED-USE DEVELOPMENT LOCATED AT 8825 WASHINGTON BOULEVARD
PAGE 12 OF 15
Traffic Analysis
Linscott, Law & Greenspan, an engineering firm prepared a traffic impact analysis report which was reviewed and approved by the City’s consultant traffic firm, Willdan Engineering (Enclosure 14). The proposed project is expected to generate 111 vehicle trips (40 inbound trips and 71 outbound trips) during the weekday AM peak hour. During the weekday PM peak hour, the proposed project is expected to generate 134 net new vehicle trips (80 inbound trips and 54 outbound trips). Over a 24-hour period, the proposed project is forecast to generate 1,594 daily trip ends during a typical weekday (797 inbound trips and 797 outbound trips). According to the traffic analysis the proposed project is not expected to have a significant impact on active transportation or public transit in the vicinity of the project site.

Strategic Market Analysis
Robert Charles Lesser & Company (RCLCO), an urban real estate advisory firm prepared a Strategic Market Analysis on behalf of the project applicant (Enclosure 9). The objective of the Market Analysis was to; 1) provide direction regarding the unit types, sizes, and parking, 2) project achievable monthly rents and lease-up potential and, 3) assess demand and supply conditions and determine the adequacy of the market depth for the proposed project. The Analysis was peer reviewed by Keyser Marston & Associates, a real estate consultant. The peer review allowed the applicant to provide clarification on average asking rents, unit sizes, density, affordability and overcrowding. The full peer review and responses may be found as Enclosure 10.

Fiscal Impact Analysis
A Fiscal Impact Analysis (Enclosure 12) was commissioned by the applicant and prepared by the Kosmont Companies, an economic development and estate advisory services firm. The Fiscal Impact Analysis analyzed the expected annual revenues and expenditures expected for the City’s general fund. The Fiscal Impact Analysis was peer reviewed by Keyster Marston & Associates (Enclosure 13). The following are the key findings:
• Kosmont Companies anticipate project annual revenues which include property tax, sales tax and other City revenue at $346,000 as compared to Keyser Marston & Associates anticipated revenue of $283,800.
• Kosmont Companies anticipate an annual project expense which include administration, public safety, parks and recreation, etc. of $178,300 as compared to Keyser Marston & Associates of $196,500.

CITY COUNCIL AGENDA REPORT – MEETING OF JANUARY 24, 2023 PUBLIC HEARING – CONDITIONAL USE PERMIT NO. 746, ZONE
RECLASSIFICATION NO. 325, ZONE CODE AMENDMENT NO. 187, GENERAL PLAN AMENDMENT NO. 57, AND MITIGATED NEGATIVE DECLARATION AND MITIGATION MONITORING PROGRAM TO DEVELOP A 255 UNIT MIXED-USE DEVELOPMENT LOCATED AT 8825 WASHINGTON BOULEVARD
PAGE 13 OF 15
Additional Community Benefits
• The project will no longer include 13 moderate income housing units. • Bicycle Parking - Bicycle parking and storage would also be provided for the project, with a minimum of 12 long-term bicycle spaces and a minimum of four (4) short-term bicycle spaces. Short-term bicycle parking typically consists of bicycle racks. Long-term bicycle parking are fully enclosed spaces and typically consist of bicycle lockers, bicycle rooms, or bicycle cages.
• 47 electric vehicle charging station (EVCS) installed spaces will be provided onsite (i.e., 44 residential spaces and 3 commercial spaces). • A voluntary public benefit fee $250,000 for public infrastructure and/or safety shall also be applied.

General Plan Consistency
The project is consistent with the applicable objectives, policies, and goals contained within the General Plan as identified below.
• Policy 5.1-4 Smart Growth Development. Integrate transportation and land use decisions to enhance opportunities for development that is compact, walkable, and transit oriented. The site is located within a major commercial corridor which will facilitate less vehicle trips due to its proximity to retail establishments and existing transportation facilities.
• Policy 3.6-2 Sustainable Development. Promote land development practices that reduce energy and water consumption, pollution, greenhouse gas emissions, and disposal of waste materials. The proximity of the project to commercial land uses will reduce vehicle trips thereby reducing greenhouse gas emissions. • Policy 3.8-2 Reuse and Intensification. Promote the reuse of vacant, underutilized, and inefficient commercial uses for more economically productive purposes, including higher intensity businesses, housing and mixed-use development. The proposed project is for housing purposed and mixed-use development which is consistent with the policy. Inclusive, the vacant lot and former use as a nightclub and restaurant within the proximity of the commercial corridor was considered an inefficient use of land compared to the housing needs of the City and region.

Community Outreach
City staff and the project applicant conducted and participated in community outreach efforts to notify the community of the proposed project as indicated below:

During the application period, the applicant hired CommunicationsLab a community outreach firm provided several outreach opportunities at several city community events.

A summary of their community efforts is included as Enclosure 17. Inclusive, the applicant created their own website https://www.transformpico.com to further provide outreach to the public. City sanctioned information about the project may be found on the City website at https://www.pico-rivera.org/index.php/private-projects/ .

Comment Letters, Letters of Support, Opposition and comment cards from the community meetings may be found as Enclosure 18.

Planning Commission
On November 21, 2022, the Planning Commission voted 3-2 in support of recommending the project to the City Council. Twenty-three (23) people spoke against the project citing concerns with affordability, parking, traffic, circulation, privacy, safety, increase in crime rates, overcrowding, declining property values, and construction impacts. A community petition was also submitted against the project garnering 325 signatures. The community petition may be found as Enclosure 19. The applicant also provided additional clarification on items that were discussed during the Planning Commission hearing. A copy of the responses may be found as Enclosure 20.

Environmental Analysis:

Pursuant to provisions of the California Environmental Quality Act and CEQA Guidelines, Section 15063, and following an Initial Study and environmental assessment of possible adverse impacts, the project will not have a significant effect on the environment because of the inclusion of certain mitigation measures which lessened potential adverse impacts to a level of less than significant. The CEQA analysis included air quality, greenhouse gas, geotechnical engineering, noise, vibration, tribal consultation, and transportation impact studies. Therefore, a Mitigated Negative Declaration was prepared with mitigation measures and monitoring program in accordance with the provisions of CEQA.

Staff recommends City Council approve General Plan Amendment No. 57, Conditional Use Permit No. 746, Zone Reclassification No. 325 and Zone Code Amendment No. 187; or deny the project; or continue the project and request staff to conduct further research.

Steve Carmona
SC:JG
Enclosures:
1) Resolution – General Plan Amendment No. 57
2) Resolution – Conditional Use Permit No. 746
3) Resolution – Zone Reclassification No. 325
4) Ordinance – Zone Reclassification No. 325
5) Resolution – Zone Code Amendment No. 187
6) Ordinance – Zone Code Amendment No. 187
7) Architectural Peer Review Comments
8) Specific Plan Peer Review Comments
9) Strategic Marketing Analysis
10) Strategic Marketing Analysis Peer Review comments
11) Response to Strategic Marketing Analysis
12) Fiscal Impact Analysis
13) Fiscal Impact Analysis Peer Review Comments
14) Traffic Impact Analysis Report
15) Mitigated Negative Declaration
16) Mitigated Negative Declaration Response to Comments 17) Optimus Properties Outreach Memo
18) Comment Letters/Public Comments
19) Community Petition
20) Planning Commission Applicant Response
21) Public Notice
Enclosure 1
RESOLUTION NO. ____

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PICO

RIVERA, CALIFORNIA, ADOPTING THE MERCURY SPECIFIC PLAN
TO A 2.8 PARCEL LOCATED AT 8825 WASHINGTON BOULEVARD
HEREIN DESIGNATED AS GENERAL PLAN AMENDMENT NO. 57
WHEREAS, Section 18.62.070 of the Pico Rivera Municipal Code authorizes the City Council of the City of Pico Rivera, upon receipt of resolution from the Planning Commission of the City of Pico Rivera, upon holding a public hearing, upon hearing all testimony, upon examination and review of the investigative staff reports and upon conclusion of a public hearing to make such determinations and findings of fact as deemed necessary to approve a General Plan Amendment; and WHEREAS, an amendment to the General Plan was initiated by the Community and Economic Development Director pursuant to Pico Rivera Municipal Code Section

18.62.050; and
WHEREAS, the City received concurrent applications including Conditional Use Permit No. 746, Zone Code Amendment No. 187 and Zone Reclassification No. 325 to develop a 255 unit mixed-used development on a 2.8 acre parcel located at 8825 Washington Boulevard; and
WHEREAS, the proposed development exceeds the maximum development standards stipulated within the Pico Rivera Zoning Ordinance and the maximum density specified by the General Plan; and
WHEREAS, on June 3, 2021, November 18, 2021, and August 11, 2022 community meetings were held to discuss the proposed project; and WHEREAS, an Initial Study and Mitigated Negative Declaration (IS/MND) was prepared for the project, which was available for public comment at the City of Pico Rivera Community and Economic Development Department and was posted at the State Office of Planning and Research (OPR) website and at the Los Angeles County Recorder’s Office pursuant to CEQA Guidelines Section 15072(a); and WHEREAS, on November 21, 2022 during a regularly scheduled and advertised Planning Commission public hearing, the Planning Commission voted 3-2 to recommend to the City Council approval of Conditional Use Permit No. 746, Zone Code Amendment No. 187, General Plan Amendment No. 57, Zone Reclassification No. 325, and adoption of the Mitigated Negative Declaration and Mitigation Monitoring Plan; and WHEREAS, on November 25, 2022, a legal notice was published in the Los Cerritos Newspaper, a local newspaper of general circulation; and 1a
RESOLUTION NO. ____
PAGE 2 OF 5
WHEREAS, a public hearing notice was mailed to property owners within a 1,000 foot radius from the subject site; and
WHEREAS, the City Council has carefully considered all pertinent testimony and the staff report offered in the case as presented at the public hearing held on January 24, 2023.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Pico Rivera as follows:

SECTION 1. The City Council finds that the above recitals are true and correct and incorporates them as substantive part of its findings.

SECTION 2. Pursuant to provisions of the California Environmental Quality Act and CEQA Guidelines, Section 15063, and following an Initial Study and environmental assessment of possible adverse impacts, the project will not have a significant effect on the environment because of the inclusion of certain mitigation measures for which lessened potential adverse impacts to a level of less than significant. Therefore, a Mitigated Negative Declaration with mitigation measures and monitoring program has been prepared in accordance with the provisions of CEQA which have been incorporated as conditions. The Mitigated Negative Declaration and Mitigation Monitoring Program was adopted on January 24, 2023 pursuant to City Council Resolution No. ____ approved concurrently herewith.

SECTION 3. The City Council has reviewed and considered the staff report and enclosures as evidence and the recommendation by the Planning Commission and hereby adopts the Mercury Specific Plan to the 2.8 parcel located at 8825 Washington Boulevard, set forth in Attachment “A”.

SECTION 4. Pursuant to Article I of Chapter 18.62, Amendments and Zone Reclassification of the Pico Rivera Municipal Code, the Planning Commission recommended to the City Council of the City of Pico Rivera approval of the General Plan Amendment No. 57 updating contents of the General Plan, in substantially the form attached hereto, to be incorporated as part of the General Plan.

SECTION 5. Further, this resolution with findings and recommendations, General Plan update, and staff report herein contained shall constitute a report of the City Council.

SECTION 6. The City Council finds that the General Plan amendment should be approved for the following reasons and findings:
a) The General Plan amendment has been prepared in the interest of the existing and future residents for an orderly and functional City. As part of the Housing Element of the General Plan the City is required to plan for existing and projected housing needs of the City and the development of RESOLUTION NO. ____
PAGE 3 OF 5
255 units will help to meet the assigned Regional Housing Needs Assessment of 1,024 units for Above Moderate housing units. b) The General Plan amendment considered comments received by the public and stakeholders including concerns over density, height, traffic and overcrowding. The Mercury Specific Plan allows the increase of density and height otherwise allowed within the existing General Plan and Pico Rivera Municipal code in order to help the City comply with State mandates in relation to the construction of housing needed within the City and regionwide. The project includes a Traffic Impact Analysis that has been reviewed by the City’s traffic engineer which concurred with the findings of the Traffic Impact Analysis that the increase in traffic of 1,594 daily trips will not have a significant impact within the area. Conditional Use Permit No. 746 incorporates conditions to address public concerns including limiting the occupancy of the units to prevent overcrowding.
c) The General Plan amendment will add the Mercury Specific Plan to the 2.8- acre parcel located at 8825 Washington Boulevard to provide specific goals and policies including development standards in relation to density, height, open and private space, landscaping, and signage for the orderly development of the site thereby setting and implementing the standards of the 2014 General Plan in terms of compact design and mixed-use developments.
d) The adoption of the Mercury Specific Plan is consistent with the Pico Rivera General Plan goals and policies to reflect recent trends and needs of the community. Policy 3.8-2 promotes the reuse of vacant, underutilized, and inefficient commercial uses for more economically productive purposes including housing and mixed-use housing. Policy 3.11-2 encourages the development of new specific plans consistent with policies pertaining to the redevelopment of properties within opportunity areas identified in the General Plan to assure achievement of the intended scale, character and quality development. The subject site is within General Plan Opportunity Area 8 and is zoned Mixed-Use and with the adoption of the Mercury Specific Plan policies and development standards will allow the increase in terms of scale and character not currently allowed in the General Plan or Pico Rivera Municipal Code but includes development and design standards for quality development.
e) The General Plan Amendment is in compliance with the California Environmental Quality Act (CEQA) as set forth in the Mitigated Negative Declaration which was circulated for a 30-day comment period that ended August 6, 2022 and was posted on the City website, State Office of Planning and Research, Los Angeles County Recorder and which a copy could be viewed at City Hall.

RESOLUTION NO. ____
PAGE 4 OF 5
f) The General Plan update will not be detrimental to the health, safety and welfare of the Pico Rivera community as a Mitigated Negative Declaration was prepared with a Mitigation Monitoring Program to lessen the impacts to less than significant. The Mitigated Negative Declaration includes the following analysis, Air Quality, Greenhouse Gas, Geotechnical Engineering, Phase I site assessment, Noise, Vibration, and Transportation Impact to ensure that the health, safety and welfare of the community is preserved.

SECTION 7. The City Clerk shall certify the approval of this resolution and hereafter the same shall be in full force and effect.

APPROVED AND PASSED this 24th day of January 2023.
________________________________
Erik Lutz, Mayor
ATTEST: APPROVED AS TO FORM:
________________________________ ________________________________ Anna M. Jerome, City Clerk Arnold M. Alvarez-Glasman, City Attorney AYES:

NOES:

ABSENT:

ABSTAIN:

RESOLUTION NO. ____
PAGE 5 OF 5

ATTACHMENT A

PROPOSED GENERAL PLAN AMENDMENT

ATTACHED SPECIFIC PLAN

MERCURY

SPECIFIC PLAN
DRAFT
NOVEMBER 29, 2022

PICO RIVERA, CALIFORNIA

ATTACHMENT A

MERCURY

SPECIFIC PLAN

CITY COUNCIL
MAYOR DR. MONICA SÁNCHEZ

MAYOR PRO TEM ERIK LUTZ

COUNCILMEMBER GUSTAVO CAMACHO

COUNCILMEMBER RAUL ELIAS

COUNCILMEMBER ANDREW LARA

CITY OF PICO RIVERA

MIKE GARCIA, DIRECTOR OF COMMUNITY & ECONOMIC DEVELOPMENT

JULIA GONZALEZ, DEPUTY DIRECTOR OF COMMUNITY & ECONOMIC DEVELOPMENT

LUIS RODRIGUEZ, PRINCIPAL PLANNER COMMUNITY & ECONOMIC DEVELOPMENT

HECTOR HERNANDEZ, PLANNER, COMMUNITY & ECONOMIC DEVELOPMENT

DEVELOPMENT TEAM

OPTIMUS PROPERTIES LLC

CONSULTANT TEAM

DANIELIAN ASSOCIATES - ARCHITECTS & PLANNERS

URBAN RESOURCE - CIVIL ENGINEER

SUMMERS MURPHY & PARTNERS - LANDSCAPE ARCHITECTS

CONTENTS
Chapter 1: Introduction �� 1-1

1.1. The Vision 1-1

1.2. Community Benefits 1-2

1.3. Project Location 1-2

1.4. Existing Conditions 1-6

1.5. Project Objectives 1-6

1.6. Specific Plan Purpose 1-6

1.7. Specific Plan Organization 1-11

1.8. Specific Plan Authority and Requirements 1-11

1.9. Relationship to General Plan and Zoning 1-11

1.10. CEQA Compliance 1-11
Chapter 2: Land Use �� 2-1

2.1. Introduction 2-1

2.2. General Plan Policy Guidance 2-1

2.3. Specific Plan Policies 2-2

2.4. Project Summary 2-2

2.5. Residential 2-3

2.6. Local Serving Retail 2-3

2.7. Recreation and Open Space 2-3

2.8. Parking 2-4
Chapter 3: Infrastructure and Services �� 3-1

3.1. Transportation Planning 3-1

3.1.1 Transportation Demand Management 3-1

3.1.2 First and Last Mile 3-1

3.1.3 Metro 10-points 3-1

3.2. Circulation and Access 3-4

3.2.1 Vehicular Access 3-4

3.2.2 Pedestrian and Bicycle Access 3-6

3.2.3 Fire Access 3-6

3.2.4 Transit Access 3-6

3.3. Infrastructure Plan 3-10

3.3.1 Domestic/PotableWater 3-10

3.3.2 Sewer 3-10

3.3.3 Stormwater 3-12

3.3.4 Dry Utilities 3-12

3.3.5 SolidWaste 3-12

3.4. Community Services 3-17

3.4.1 Schools 3-17

3.4.2 Fire 3-17

3.4.3 Police 3-17

3.4.4 Library 3-17

3.4.5 Other Public Facilities 3-17
ii
Chapter 4: Development Standards �� 4-1

4.1. Introduction 4-1

4.2. Development Standards 4-1

4.2.1 Site Development 4-1

4.2.2 Residential Standards 4-2

4.2.3 Commercial Standards 4-9

4.2.4 Sign Program 4-9

4.2.5 Waste Collection 4-14

4.2.6 Parking 4-14

4.2.7 Bicycle parking 4-16

4.3. Land Use Matrix 4-16
Chapter 5: Design Guidelines �� 5-1

5.1. Introduction 5-1

5.2. Design Guidelines 5-1

5.2.1 Residential Guidelines 5-3

5.2.2 Commercial Guidelines 5-3

5.2.3 Landscape Guidelines 5-3

5.2.4 Lighting 5-10

5.2.5 Security 5-10

5.2.6 Building Monumentation and Signage 5-10

5.2.7 Walls & Screening Concept 5-10

5.2.8 Telecommunication Facilities 5-10
Chapter 6: Implementation �� 6-1

6.1. Development Review 6-1

6.2. Interpretation 6-1

6.3. Financing 6-2

6.4. Maintenance Responsibilities 6-2

6.5. Severability 6-2

6.6. Applicability 6-2

6.7. Specific Plan Amendments 6-2

6.8. CEQA Review 6-2
Appendices �� 7-1 Appendix A - Glossary 7-2
Appendix B - Parking Comparative Analysis 7-4
Appendix C - Market Analysis 7-10
Appendix D - Fiscal Impact Analysis 7-15
Appendix E - General Plan Consistency 7-34
iii

LIST OF EXHIBITS
Chapter 1: Introduction
Exhibit 1-1. Regional Context 1-3
Exhibit 1-2. Local Context 1-4
Exhibit 1-3.Aerial PhotoWith 5-MinuteWalk Zone 1-5
Exhibit 1-4. Existing Site and Context Photos 1-7
Exhibit 1-5. Existing General Plan Land Use (Mixed Use Housing Element Site) 1-8 Exhibit 1-6. General Plan Opportunity Areas (Opportunity Area 8) 1-9 Exhibit 1-7. Existing Zoning (Detail) 1-10
Chapter 2: Land Use
Exhibit 2-1. Site Use Concept - Subterranean Level 1 2-5 Exhibit 2-2. Site Use Concept - Ground Floor 2-6
Exhibit 2-3. Site Use Concept - Floors 2-6 2-7
Exhibit 2-4. Site use Concept - Rooftop 2-8
Exhibit 2-5. Open Space Concept 2-9
Exhibit 2-6. Rooftop Recreation Concept 2-10
Chapter 3: Infrastructure and Services
Exhibit 3-1. Transit Access 3-2
Exhibit 3-2.Vehicular Access 3-5
Exhibit 3-3. Pedestrian Access to Project Site 3-7
Exhibit 3-4. Pedestrian & Bike Access Within Project Site 3-8 Exhibit 3-5. Fire Access 3-9
Exhibit 3-6. Domestic Water 3-11
Exhibit 3-7. Sewer 3-13
Exhibit 3-8. Stormwater 3-14
Exhibit 3-9. Dry Utilities 3-15
Exhibit 3-10.Trash & Recycling Concept 3-16
Chapter 4: Development Standards
Exhibit 4-1. Building Setbacks 4-3
Exhibit 4-2. South #1 – ToWashington Boulevard 4-4
Exhibit 4-3. Southwest – To Existing Commercial Property Line 4-5 Exhibit 4-4. South #2 – To Existing Commercial Property Line 4-5 Exhibit 4-5.West – To Existing Residential Property Line 4-6 Exhibit 4-6. North #1 – ToWall at Goodbee & Birchleaf 4-6 Exhibit 4-7. North #2 – To Existing Residential Property Line 4-7 Exhibit 4-8. North #3 – To Existing Commercial Property Line 4-7 Exhibit 4-9. East – To Existing Retail Property Line 4-8 Exhibit 4-10. Signage Concept 4-13
Exhibit 4-11. Parking 4-15
iv

LIST OF TABLES
Chapter 2: Land Use
Table 2-1. Project Summary 2-2
Table 2-2. Residential Units Summary 2-3
Chapter 4: Development Standards
Table 4-1. Building Setbacks 4-1
Table 4-2. Open Space Standards 4-2
Table 4-3. Parking 4-14
Table 4-4. Land Use Matrix 4-17
Chapter 5: Design Guidelines
Exhibit 5-1.Articulation Concepts - AsViewed FromWashington Blvd. 5-2 Exhibit 5-2. Corner Articulation - AsViewed From LA Fitness 5-4 Exhibit 5-3. Landscape Concept 5-6
Exhibit 5-4. Lighting Concept 5-7
Exhibit 5-5. Plant Palette 5-8
Exhibit 5-6.Walls & Screening Concept 5-12
PICO RIVERA, CALIFORNIA 1-1

MERCURY SPECIFIC PLAN
Introduction
Chapter 1: INTRODUCTION

1.1. THE VISION
Southern California is changing. As an economic powerhouse with an acute housing shortage,state and regional planning policies have made clear that California’s future growth is best accommodated in existing urbanized areas that have transportation infrastructure and employment opportunities. State legislation such as AB 321 and SB 3752, the State’s ambitious housing goals and new laws on how to analyze traffic under CEQA are all making clear that more dense, mixed use infill projects near transit and employment are our future. This pattern of development is often referred to as Smart Growth3.

As a “Gateway City” where Los Angeles County and Orange County meet, Pico Rivera’s role in the future of the region is unquestionable. This project is not a build-sell-move-on proposition. Optimus Properties, who has owned and operated the Pico Rivera Marketplace for over ten years, the adjacent shopping center to the north and east of this site,recognizes Pico Rivera’s importance in the region and therefore is proposing a build, own and operate/manage role for the long term.

The project takes this new paradigm for Smart Growth to heart; Vertical mixed use with market rate and affordable rental housing with local serving retail on the ground floor that is adjacent to local and regional commercial services and transportation infrastructure. This smart growth approach achieves several goals:
• Housing Choice and Diversity - This is a housing alternative that does not currently exist in Pico Rivera and is designed for a broad range of the population, not targeted to a single demographic.

Young professionals living side by side with downsizing seniors and families desiring an amenitized studio, one, two or three-bedroom apartment near an abundance of services with affordable units integrated. Current vacancy rates in the area are an extremely low 3.3%4 in large part due to the fact there have been few new housing opportunities in Pico Rivera in the last ten years. • Transportation Choice -Walk to the local coffee or print shop downstairs; walk to recreational opportunities on site and adjacent; two regional bike paths - a mile east to the San Gabriel River or a mile west to the Rio Hondo; bus service onWashington and Rosemead; and a proposed future Gold Line rail extension just south of the site. This is transportation choice. • Destinations on Site -With recreational (LA Fitness) and retail/commercial (McDonald’s, Jersey Mike’s, La Carniceria meat market, etc.) opportunities on site, multiple vehicle trips can be consolidated into a singular, walkable trip.
• Destinations Nearby - Local serving retail and recreational opportunities immediately adjacent to and walkable from the project in combination with the Pico Rivera Towne Center across the street further reduces the need for car trips.
• Growth With Per Capita Trip Reduction - Allowing more people to live in a mixed use, urban infill environment with proximity to public transport and retail destinations on site and across Washington and Rosemead Blvd. facilitates walkability and reduces vehicle miles traveled per capita compared to low density,single-family detached residential development. 1 Brief description of this bill may be found in Appendix A, Glossary. 2 Brief description of this bill may be found in Appendix A, Glossary. 3 https://smartgrowthamerica.org/our-vision/what-is-smart-growth/ 4 Draft Strategic Market Analysis, RCLCO Real Estate Advisors; April 13, 2020 1-2

MERCURY SPECIFIC PLAN
Introduction PICO RIVERA, CALIFORNIA

1.2. COMMUNITY BENEFITS
Employment and economic benefits related to the project are discussed in detail in the Fiscal Impact Analysis included in the Appendix. The site is currently a vacant lot with security fencing, the former site of the El Rodeo Bar and Grill, which this project proposes to redevelop for housing and commercial uses adding much-needed housing in proximity to retail,restaurants, employment and public transportation.

These benefits can be summarized as:
• Increases tax revenue for the city of Pico Rivera
• Turns a fenced off vacant lot into housing and retail • Creates jobs
• Creates new housing opportunities in proximity to transit and services • Voluntarily includes five percent affordable housing
• Expands commercial services integrated with the existing Pico Rivera Marketplace

1.3. PROJECT LOCATION
The project site is located at 8825Washington Boulevard, one of Pico Rivera’s primary east-west corridors, and is approximately 500 feet west of Rosemead Boulevard, Pico Rivera’s central, north-south corridor.

It is bound by an approximately 40,000 square foot, 50’ high commercial building (LA Fitness), commercial related parking and single family detached homes to the north; Pico Rivera Marketplace commercial buildings and related parking to the east; Washington Boulevard to the south; and aWells Fargo building and associated parking to the west.

The site is currently a vacant 2.85-acre commercial site that shares access with the approximately 13- acre Pico Rivera Marketplace at the corner ofWashington and Rosemead that is owned and operated by the Applicant. AcrossWashington Boulevard to the south is the Pico Rivera Towne Center. The site is approximately one mile west of the San Gabriel River, the associated regional bike path and the 605 Freeway, and 0.8 miles east of the Rio Hondo channel and associated regional bike path. There are multiple access points south and southwest to the I-5 Santa Ana freeway approximately 2 miles from the site and access to the 60 Pomona freeway is approximately 4.5 miles to the north. Washington and Rosemead Boulevards both have frequent bus service as do the surrounding arterial roadways.

The project location may be seen in Exhibit 1-1, Regional Context, Exhibit 1-2, Local Context and Exhibit 1-3, Aerial Photo.

N
PICO RIVERA, CALIFORNIA 1-3

MERCURY SPECIFIC PLAN
Introduction
Exhibit 1-1. REGIONAL CONTEXT
5 10
605
105
710
Rio Hondo Channel
San Gabriel
River
Rosemead
Blvd.

Whittier Blvd.

Washington Blvd.

Slauson Ave.

Pico Rivera
Whittier
Montebello
Commerce
Downey
Santa Fe Springs
El Monte
19 19
72 60
60 Project
Location
N
1/4
Mile
1/4
Mile
1/2
Mile
1/2
Mile
1 Mile
1 Mi el
1-4

MERCURY SPECIFIC PLAN
Introduction PICO RIVERA, CALIFORNIA
605
Rio Hondo Channel
San Gabriel River
Rosemead Blvd.

Paramount Blvd.

City of Pico Rivera Boundary
City of Pico Rivera Boundary
Passons Blvd.

Washington Blvd.

Mines Ave.

Slauson Ave.

BNSF Railroad
Project Site
19 19
Exhibit 1-2. LOCAL CONTEXT
1/4 Mile/5 Min. Walk
PICO RIVERA, CALIFORNIA 1-5

MERCURY SPECIFIC PLAN
Introduction
N
Exhibit 1-3. AERIAL PHOTO WITH 5-MINUTE WALK ZONE
Washington Blvd.

Project
Site
McDonald’s
Starbucks
Yogurtland
Walgreens
Preferred
Bank
Chilli’s Bar
& Grill
Walmart
Lowe’s
PetSmart
Old Navy
ALDI
Marshalls
Ross
Kut &
Beauty Dollar
Tree
Subway
Supercuts
Panera
Bread
LA Fitness
Dental
Wingstop
Sizzler’s
Wells Fargo
Bank
Wienerschnitzel
Jack in the Box
Rosemead Blvd.

Pico Rivera Towne Center
Pico Rivera
Marketplace
1-6

MERCURY SPECIFIC PLAN
Introduction PICO RIVERA, CALIFORNIA

1.4. EXISTING CONDITIONS
The site is approximately 2.85 acres at 8825Washington Boulevard where a now demolished El Rodeo restaurant and night club once stood. The Assessors Parcel Number (APN) number is 6370-027-018.

The site is essentially part of a larger commercial site with a broad range of retail services. Adjacent commercial services are aWells Fargo Bank onWashington Boulevard to the west, a McDonalds on Washington Boulevard to the east and a LA Fitness to the north. See Exhibit 1-4, Existing Site and Context Photos.

The existing General Plan Land Use designation is Mixed Use - MU (Opportunity Area-Housing Element Site) as shown in Exhibit 1-5, within Opportunity Area 8 (the Rosemead Boulevard andWashington Boulevard Opportunity Area) as shown in Exhibit 1-6. The existing Zoning designation is General Commercial as shown in Exhibit 1-7.

1.5. PROJECT OBJECTIVES
The following are select objectives of the Specific Plan:

1. Provide implementation path for the redevelopment of a currently underutilized, vacant site identified as a Mixed Use - MU (Opportunity Area-Housing Element Site) in the city’s General Plan.

2. Create a vertical mixed use (residential over commercial) infill project in an underutilized commercial context to accommodate growth while reducing per capita vehicle miles traveled (VMT) in the area.

3. Implement medium-high density residential infill housing opportunities alongWashington Boulevard where there is significant existing transportation infrastructure, employment opportunities and commercial services.

4. Implement the policies of the City’s Housing Element by providing housing opportunities for a diverse population.

1.6. SPECIFIC PLAN PURPOSE
The purpose of the Mercury Specific Plan is to provide an orderly and efficient development in accordance with the provisions of the Pico Rivera General Plan. Upon formal adoption by the Pico Rivera City Council, this Specific Plan will serve both planning and regulatory functions including land use regulations and development standards. Combined, these elements provide the necessary framework for the creation of a mixed-use, pedestrian-friendly urban infill project.

The Specific Plan is intended to be a regulatory document and is subject to Planning Commission review and City Council approval and will become ordinance upon adoption. Within this document, the words “Specific Plan” or “Project” are used in reference to the Mercury Specific Plan.

PICO RIVERA, CALIFORNIA 1-7

MERCURY SPECIFIC PLAN
Introduction
Exhibit 1-4. EXISTING SITE AND CONTEXT PHOTOS
Northwest corner ofWashington and Rosemead lookingWest. View to Southeast corner of project site fromWashington Blvd.

View to existing site from Southeast corner of the site View to LA Fitness and site from South side ofWashington Blvd.

Northern portion of retail site looking Northeast to Rosemead. View East from LA Fitness to Rosemead Blvd. exit & signal.

Western portion of site looking Northeast to the residential interface. View to site and LA Fitness from the South/Washington Blvd.

October 2014 3. Land Use Element
Figure 3-1: Land Use Plan
3-7
1-8

MERCURY SPECIFIC PLAN
Introduction PICO RIVERA, CALIFORNIA
N
Exhibit 1-5. EXISTING GENERAL PLAN LAND USE
(MIXED USE HOUSING ELEMENT SITE)
Project Site
PICO RIVERA, CALIFORNIA 1-9

MERCURY SPECIFIC PLAN
Introduction
N
Exhibit 1-6. GENERAL PLAN OPPORTUNITY AREAS
(OPPORTUNITY AREA 8)
October 2014 3. Land Use Element
Figure 3-3: Opportunity Areas
3-27
Project Site
1-10

MERCURY SPECIFIC PLAN
Introduction PICO RIVERA, CALIFORNIA
Exhibit 1-7. EXISTING ZONING (DETAIL)
Rex Rd
Paramount Blvd
Slauson Ave
Washington Blvd
Mines Ave
Serapis Ave
Burk
Millux Ave
Rivera Rd
Nan St
Bert St
Pico Vi
t
Balfour St
Bermudez St
Citronell Ave
Zola Ave
Canford St
Danbridge St
Crossway Dr
Industry Ave
Lochinvar Dr
Bascom St
Lundahl Dr
Dick
Manzanar Ave
Haney St
Coffman Pico Rd
Carron Dr
Loch Alene Ave
Lindsey Ave
San Gabri
Bradhurst St
Aldr
Coolhurst Dr
Goodbee St
Paramount Pl
Wampler St
Burma Rd
Dunlap Crossing Rd
Los Toro
Crider Ave
Bequette Ave
Bollenbacher Dr
Keltonview Dr
Foxbury Way
Bridgeview Ave
Bexle
Cravell Ave
Bennington Ave
Phaeton Ave
Schooling Rd
Reichling Ln
Tow
Woodhue St
Maris Ave
Kilgarry Ave
Poinciana St
Wheelock St
Abbotsford Rd
Blossom Ct
Lemoran Ave
Rosehedge Dr
Triton Dr
Trojan St
Calico Ave
Warvale St
Redbird Dr
Loc
Candace Ave
Winodee Dr
Haven
Birchleaf Ave
Silverette Dr
Farmland Ave
Call St
Rieshel St
Bonnie Vale Ave
Rushmore St
Marjorie St
Leona Joan A
Perkins St
Guild Dr
Winchell
Cosgrove St
Bonnie Vale Pl
Dowling Ave
Reeve Rd
Grove Ter
Glendola Dr
Caddy St
Loch Alene Ave
Manzanar Ave
Cal
Bradhu
Loch L
Rivera Rd
Alley
Cravell Ave
Marjorie St
Bequette Ave
Haney St
Washington Blvd
Trojan St
Balfour St
Lindsey Ave
Cord Ave
Lochinvar Dr
Eglise Ave
Hasty Ave
Canford St
Bequette Ave
Carron Dr
Crossway Dr
Bradhurst St
Reich
Bequette Ave
Lindell Ave
Carron Dr
Eglise Ave
Lindell Ave
Warvale St
Slauson Ave
Aldrich St
Citronell Ave
Citronell Ave
Burma Rd
Maris Ave
Bexley Dr
H
Coolhurst Dr
Eglise Ave
Kilgarry Ave
Pico Vista Rd
Roseh
Lindsey Ave
Manz
Loch Alene Ave
Cord Ave
Lemoran Ave
Rosemead Blvd
Cord Ave
Nan St
Carron Dr
Lindsey Ave
Project Site
PICO RIVERA, CALIFORNIA 1-11

MERCURY SPECIFIC PLAN
Introduction

1.7. SPECIFIC PLAN ORGANIZATION
This Specific Plan is organized into the following six chapters.

1. Introduction

2. Land Use

3. Infrastructure and Services

4. Development Standards

5. Design Guidelines

6. Implementation

1.8. SPECIFIC PLAN AUTHORITY AND REQUIREMENTS
The State of California Government Code,Title 7, Division 1, Chapter 3,Article 8, Section 65450-57 grants authority to cities to adopt specific plans for purposes of implementing the goals and policies of their General Plans. The Government Code specifies that specific plans may be adopted by ordinance, and that the specific plan is required to be consistent with the General Plan.

Section 65451 of the Government Code requires that specific plans include text and diagrams that indicate the distribution, location and the extent of the uses of land within the area covered by the plan; proposed location of major infrastructure components; public and private transportation;sewage, water, drainage,solid waste disposal, energy and other essential facilities proposed;standards and criteria by which development will proceed; a program of implementation measures including measures necessary to carry out the project, and; a statement of the relationship of the specific plan to the general plan.

1.9. RELATIONSHIP TO GENERAL PLAN AND ZONING
General Plan -
In accordance with California Government Code, adoption and administration of specific plans are permitted as an implementation tool of a general plan. Specific plans must demonstrate consistency with the policies set forth in the General Plan. An analysis of how the Specific Plan is consistent with the policies contained in the city’s General Plan is contained in the Appendix. A General Plan Amendment will be requested as part of the project application to change the land use designation from Mixed Use - MU (Opportunity Area-Housing Element Site) to Specific Plan.

Zoning Code -
Per the provisions of State law, the Specific Plan will establish the zoning and regulations for the site. In situations where the Specific Plan is silent, the City of Pico Rivera Zoning Code will prevail. A Zoning Code Amendment and Reclassification will be requested as part of the project application to change the zoning from General Commercial to Specific Plan.

1.10. CEQA COMPLIANCE
An Initial Study and Mitigated Negative Declaration (IS/MND) will be prepared for the Project Specific Plan in accordance with the California Environmental Quality Act (CEQA) to determine the appropriate compliance path for environmental review. The IS/MND and any subsequent studies, will be prepared as a basis for the environmental review, and taken into consideration for future discretionary actions. 1-12

MERCURY SPECIFIC PLAN
Introduction PICO RIVERA, CALIFORNIA
This Page is Intentionally Blank
PICO RIVERA, CALIFORNIA Land Use 2-1

MERCURY SPECIFIC PLAN
Chapter 2: LAND USE

2.1. INTRODUCTION
TheVision for the project is for a mixed-use infill project as described in the Introduction. The primary land use components within the project are residential, local serving retail,recreation, and parking.

The following sections describe relevant general plan policies, the proposed uses and how these uses integrate into the site to function together as a synergistic whole.

2.2. GENERAL PLAN POLICY GUIDANCE
The following General Plan Goals and Policies are useful in providing direction for the project and support the Project Objectives:

Land Use ElementPolicy 3.6-2 Sustainable Development. Promote land development practices that reduce energy and water consumption, pollution, greenhouse gas emissions, and disposal of waste materials incorporating such techniques as:
• Concentration of uses and design of development to promote walking, bicycling, and use of public transit in lieu of the automobile
• Encourage development of transit-oriented development near public transit and residential areas • Encourages capture and reuse of stormwater on site for irrigation • Orientation of buildings to maximize opportunities for solar energy use, daylighting, and ventilation • Use of landscapes that conserve water and reduce waste • Use permeable paving materials or reduction of paved surfaces • Shading of surface parking, walkways and incorporation of solar technology Policy 3.8-2 Reuse and Intensification. Promote the reuse of vacant, underutilized and inefficient commercial uses for more economically productive purposes, including higher intensity businesses, housing and mixed-use development.

Policy 3.11-2 Specific Plans. Support the preparation and adoption of new specific plans consistent with policies pertaining to the redevelopment of properties within opportunity areas to assure achievement of the intended scale, character and quality of development.

Housing ElementGoal 4: Provide adequate sites to meet the existing and future housing needs of the City.

Policy 4.1 Support the development of higher density housing along selected arterial corridors as a means to accommodate the City’s projected housing need.

Circulation ElementPolicy 5.1-4 Smart Growth Development. Integrate transportation and land use decisions to enhance opportunities for development that is compact, walkable, and transit oriented. 2-2 Land Use PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN
Economic Prosperity ElementPolicy 7.5-7 Diverse Housing. As a means of helping local businesses attract the best possible employees, provide for a diverse mix of quality housing options for various age groups, income levels, and household sizes to attract and retain educated and skilled workers, allowing them to remain within the community and at their place of employment as their housing needs change over time.

Environmental Resources ElementPolicy 8.2-2 GHG Reduction Measures. Reduce greenhouse gas emissions in the City and the region through the following measures including, but not limited to:
• Implementing land use patterns that reduce automobile dependency by increasing housing and employment densities within mixed use settings and transit-oriented developments.

2.3. SPECIFIC PLAN POLICIES
The following policies are part of the Specific Plan:

Policy 1: New Housing. Provide new housing opportunities through the re-purposing of older, and/or underutilized strip commercial centers adjacent to existing transportation infrastructure.

Policy 2: Housing Density. Increase housing density at non-residential sites in the City to help meet housing demand while retaining existing residential neighborhoods.

Policy 3: Mixed-Use. Integrate vertical mixed use infill development at commercial centers as a way to provide new housing opportunities where many daily needs can be met within a 5-minute/onequarter mile walk and to increase the customer base for new and existing businesses.

Policy 4: High Quality Development. Implement high quality mixed-use infill development through adoption of specific plans that can serve as an example for future intensification along transportation corridors and other areas identified as appropriate by the city.

Policy 5: Reduce Per-Capita VMT in New Development. Design and locate new development adjacent to existing transportation infrastructure and commercial services to reduce the need for vehicle trips and to minimize the distance of vehicle trips typically made by automobile.

2.4. PROJECT SUMMARY
Table 2-1 below lists the general breakdown of the uses proposed for the Project shown in number of units and estimated square feet for each. The maximum allowed number of units and commercial square feet are discussed in Chapter 4, Development Standards. The uses and square feet shown here are to introduce the development program and approximate areas dedicated to these uses. The affordable units identified below will be for moderate income level residents as described by state law.

Areas Units/Square Feet Notes
Site 2.85 Acres
Residential (Studio,1, 2 & 3BR) 255 units 6 Levels, 13 affordable units Retail 5,730 s.f. Ground Floor
Lobby & Leasing Office 1,750 s.f. Ground Floor
Parking 190,000 s.f. 6 Levels +1 Level Below Grade
Open Space 45,780 s.f. Rooftop Deck & Community Room +
Ground Floor Common Areas
Table 1-1. PROJECT SUMMARY
PICO RIVERA, CALIFORNIA Land Use 2-3

MERCURY SPECIFIC PLAN

2.5. RESIDENTIAL
The residential component consists of studio, one, two and three bedroom apartments for rent ranging in size from studios with balconies equaling approximately 540 square feet to three bedroom apartments with balconies equaling approximately1,500 square feet as shown in Table 2-2. The apartments are in a “wrap” configuration in which the apartments essentially “wrap” around the parking structure and have private balconies around the perimeter of the building. The ground floor is shared by apartments and retail uses whereas the second through sixth floors are residential, with no retail on the upper floors.

The residential concept is shown in Exhibits 2-1 to 2-4.

Unit Type Unit Area (min s.f.) Number of Units
Studio 540+ 35
Jr. 1 Bedroom 570+ 48
1 Bedroom 590-620 111
2 Bedroom 940-1,040 57
3 Bedroom 1,500+ 4
Total 255
Table 1-2. RESIDENTIAL UNITS SUMMARY

2.6. LOCAL SERVING RETAIL
The local serving retail component is at the ground floor and focused on the easterly edge that faces the existing commercial retail and parking on the Rosemead/easterly facing side.

Local serving retail will consist of a maximum of 5,730 square feet and a minimum of 4,785 square feet of small business spaces to provide services to the local community. Small businesses may include services such as coffee shops, print shops, laundry or tailoring services and the like that will serve the needs of the local community including project residents. These types of uses can benefit from shoppers visiting the surrounding retailers as well as project residents that can access these services by foot. The Local Serving Retail concept is shown in Exhibit 2-2, Site Use Concept - Ground Floor.

Further examples of the types of uses envisioned within the retail component are listed in the Table 4-4, Land Use Matrix, in Chapter 4, Development Standards.

2.7. RECREATION AND OPEN SPACE
The recreation and open space component consists of passive, plaza-type green spaces at the ground level and an active and passive recreational component on the rooftop available to project residents.

The rooftop recreational concept/uses may include, but is not limited to, a swimming pool, jacuzzi, poolside cabanas, clubhouse, gym, barbecue area and garden/green areas that may include raised beds for food production. The Recreation and Open Space elements are shown conceptually in Exhibit 2-2, Site Use Concept - Ground Floor and Exhibit 2-6 Rooftop Recreation Concept. The areas dedicated to Recreation and Open Space are shown in Table 2-1, Project Summary and Exhibit 2-5, Open Space Concept.

Balconies will provide the private open space element for residents. The standards for private open space are shown in Table 4-2 in Chapter 4, Development Standards. 2-4 Land Use PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN

2.8. PARKING
A significant attribute of the project’s “wrap” building design is that parking will not be visible from the outside. It is essentially covered by the rooftop recreation deck and “wrapped” by apartments and commercial uses on the perimeter. In this configuration,residents will generally be able to make the transition from parked car to front door without having to go up a flight of stairs or take an elevator.

There is parking one floor below, and six floors above ground sufficient to self-park on site, without having the visual impact of acres of visible parking lot.

The standards for parking are shown in Table 4-3 in Chapter 4, Development Standards. A parking analysis which informed the standards appears in the Appendix. Additional support for the parking standards may be found in the Project traffic study in the technical appendices of the Mitigated Negative Declaration CEQA document. This traffic study was also reviewed by, and provided to the city under separate cover.

To facilitate the transition to the use of electric vehicles, the parking spaces that are required by California law (47) to be “EV Ready” (wiring infrastructure in place to each parking space) will be upgraded to “EV Installed” (ready to charge a vehicle). The remaining spaces, all of which have no charging requirement, will be upgraded to EV Ready. Both of these upgrades will be installed voluntarily by the developer to facilitate the transition to, and adoption of electric vehicles.

Rooftop Garden Concept Imagery
PICO RIVERA, CALIFORNIA Land Use 2-5

MERCURY SPECIFIC PLAN
Exhibit 1-1. SITE USE CONCEPT - SUBTERRANEAN LEVEL 1
Washington Blvd.

Goodbee St.

Birchleaf Ave.

Building Above
Parking
LA Fitness
Building
Property Boundary
Parking
Building Footprint
Legend 0 40’ 80’
N
2-6 Land Use PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN
Exhibit 1-2. SITE USE CONCEPT - GROUND FLOOR
Property Boundary
Residential
Retail
Parking
Building Above
Legend
Washington Blvd.
0 40’ 80’
N
Leasing
Office
LA Fitness
Building
Retail
Residential
Parking
Goodbee St.

Birchleaf Ave.

N
PICO RIVERA, CALIFORNIA Land Use 2-7

MERCURY SPECIFIC PLAN
Exhibit 1-3. SITE USE CONCEPT - FLOORS 2-6
Property Boundary
Residential
Parking
Legend
Washington Blvd.
0 40’ 80’
5 Story
Area
5 Story
Area
4 Story
Area
3 Story
Area
6 Story Area
LA Fitness
Building
Parking
Residential
Goodbee St.

Birchleaf Ave.

N
2-8 Land Use PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN
Exhibit 1-4. SITE USE CONCEPT - ROOFTOP
Property Boundary
Recreational
Building Line Below
Legend
Washington Blvd.
0 40’ 80’
LA Fitness
Building
Recreation
Area
Parking Below
Building Roof
Below
Goodbee St.

Birchleaf Ave.
5 Story
Area
5 Story
Area
4 Story
Area
3 Story
Area
6 Story Area
PICO RIVERA, CALIFORNIA Land Use 2-9

MERCURY SPECIFIC PLAN
Exhibit 1-5. OPEN SPACE CONCEPT
Property Boundary
Building Footprint
Common/Public Open Areas
Resident Ground Floor Open Areas
Resident Rooftop Recreation Areas
Legend
Resident
Rooftop Areas
Goodbee St.

Birchleaf Ave.

Washington Blvd.

N
0 40’ 80’
Common/Public Open Areas
Resident Ground Floor
Open Areas
2-10 Land Use PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN
Goodbee St.

Birchleaf Ave.

Washington Blvd.

Exhibit 1-6. ROOFTOP RECREATION CONCEPT
N
0 40’ 80’
PICO RIVERA, CALIFORNIA Land Use 2-11

MERCURY SPECIFIC PLAN
Rooftop Recreation Concept Imagery
2-12 Land Use PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN
This Page is Intentionally Blank
PICO RIVERA, CALIFORNIA Infrastructure and Services 3-1

MERCURY SPECIFIC PLAN
Chapter 3: INFRASTRUCTURE AND SERVICES

3.1. TRANSPORTATION PLANNING
The project is consistent with the transportation planning concepts of Transportation Demand Management as defined by Los Angeles County Planning and Zoning, First and Last Mile, and Metro10- Points per the Los Angeles County Metropolitan Transportation Authority. Dense development in an urban location with proximity to public transportation and retail/commercial services, provides ideal conditions for the application of the following planning principles.

3.1.1 TRANSPORTATION DEMAND MANAGEMENT
• Development is compact, walkable, and transit oriented • The 15% less than average per capitaVMT can be achieved is by allowing more people to live in a mixed use, urban infill environment with transportation choices. • Due to the urban location, the project will be accessible by multiple modes of transport including bus, automobile, pedestrian, and bicycle with the hope for future implementation of a Metro L Line (Gold Line) rail station at Rosemead andWashington with the proposed Gold Line extension. • Development adjacent to existing transportation infrastructure and commercial services to minimize the need for vehicle trips and to minimize the distance of vehicle trips for those trips that require an automobile.

The site is adjacent to public transit such as the Montebello Bus line #50 alongWashington Boulevard, LA Metro bus line #266 on Rosemead Boulevard, as well as the proposed Rosemead Blvd.Transit Station and Gold Line Extension Alternative. The project also provides short-term and long-term bicycle parking for both commercial customers and residents.

3.1.2 FIRST AND LAST MILE
• The Project promotes efficient land use patterns and compact development by increasing housing densities within mixed use settings near transit, commercial services, employment opportunities, and regional transportation infrastructure thereby reducing greenhouse gas emissions. • Due to the urban location, the project will be accessible by multiple modes of transport including bus, automobile, pedestrian, and bicycle with the hope for future implementation of a Metro L Line (Gold Line) rail station at Rosemead andWashington with the proposed Gold Line extension.

3.1.3 METRO 10-POINTS1
Proximity of this compact and dense infill project to multi-modal transport as well as options of biking and walking for residents and tenants provide physical design features that support the policies of the Los Angeles County Metropolitan Transportation Authority as listed below:

1. Compact Design
Compact design, or density,refers to the number of people, homes, or jobs per unit of area. Higher density, especially within a quarter or half mile of a transit facility, can impact travel behavior by providing more opportunities to live in close proximity to transit.These residents have improved mobility choices, and if mixed-use is combined with greater density, they also benefit from reduced travel distances for daily activities and decreased reliance on the automobile. Compact design is also associated with other common characteristics of transit supportive development, including regional accessibility, land use mix, and more transportation options.
1 https://www.metro.net/projects/tod-toolkit/characteristics/ 3-2 Infrastructure and Services PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN
Exhibit 1-1. TRANSIT ACCESS
N
Rosemead Blvd.

Washington Blvd.

Project
Site
Commerce Metrolink Station
+/- 3 MilesWest (Orange County Line)
Proposed CA High Speed Rail Line
1 mile south on Slauson
Montebello Bus Line #50
LA Metro Bus #266
Montebello/Commerce Metrolink Station
+/- 3 Miles NW (Riverside County Line)
Proposed Gold Line Extension Station
(Precise Location TBD)
Existing Bus Routes
Direction/Distance to Existing Rail
Direction/Distance to Proposed Rail
Bus Stop
Legend
Pico Rivera
Marketplace
PICO RIVERA, CALIFORNIA Infrastructure and Services 3-3

MERCURY SPECIFIC PLAN

2. Complete Neighborhoods
Complete neighborhoods refer to places where people have safe and convenient access to goods and services. Complete neighborhoods include a variety of housing options,retail and commercial services, and community services. Complete neighborhoods bring land uses and amenities closer together,reduce travel distances, and allow for more non-automobile trips.As with Compact Development, the common practice is that the greatest area of impact for Complete Neighborhoods is within a half mile of fixed guideway transit facilities,such as rail, and a quarter mile of major bus facilities.

3. Street and Network Connectivity
Well-connected streets and non-automobile networks bring destinations closer together,reduce travel distances, and improve pedestrian and bicycle access to adjacent areas and uses. Poorly connected street and non-automobile networks with cul-de-sacs, frequent dead ends, and difficult-to-cross streets provide less accessibility than a well-connected network. Street connectivity is measured by the number of intersections per square mile, portion of four-way stops, percentage of cul-de-sacs, path directness, or road density, among other measures.

4. Site Layout, Parking Layout and Building Design
Placing buildings towards the edges of streets and public spaces helps to create walkable urban environments. Buildings placed near the edge of sidewalks help provide a sense of definition to streets and also emphasize the pedestrian access compared to locations where parking is located between the sidewalk and the building. Placing buildings behind parking lots isolates pedestrians from activities and uses,requires them to walk greater distances, and exposes them to more vehicular traffic. Curb-cuts, driveways, and service entrances and load areas further disrupt pedestrian access.

5. Affordable Housing
Low-income residents, including seniors, often have some of the lowest rates of car ownership and highest rates of transit ridership. Adding new affordable housing near transit can improve access to employment, health care, and education opportunities and reduce commuting cost for low-income families, while creating a more efficient transit system. Housing is considered affordable when it costs no more than 30% of the monthly household income. Designated affordable housing generally serves households earning less than 60% of the area median income. If economic conditions are right, transit investment may increase property values around the stations, which in turn creates a need to preserve existing affordable housing near transit. Challenges may include pressure to convert affordable units to market rate, loss of housing stock, and population displacement.The Mercury has voluntarily committed to 5% affordable housing within the building for Moderate Income residents as defined by the state.

6. Commercial Stabilization, Business Retention and Expansion Increased property values near transit stations may put cost pressures on existing businesses by attracting new retailers and jobs that compete with existing neighborhood businesses. Commercial stabilization measures can help protect and encourage existing small, local businesses that serve the needs of neighborhood residents.These businesses may benefit from an increase in pedestrian activity and transit riders, while providing the goods and services needed by riders and reducing the need for additional auto trips.
3-4 Infrastructure and Services PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN

7. Transit prioritization, Accessibility and Area Design Prioritizing transit and active transportation as the first and highest priority of a circulation network may result in increased transit service, through better travel times and speeds, which can result in significant transit ridership improvements.Transit-first policies prioritize transit and non-motorized transportation modes and can be used to support decision-making related to sustainable transportation. Policies can be used during development review, allocation of right-of-way, and planning and design efforts to ensure the expedited movement of transit vehicles and to improve the safety of pedestrians and cyclists accessing transit stops.Transit accessibility refers to the ease of accessing that service by vehicle, walking, biking, or transit.Accessibility is a measure that considers both transportation and land use.

8. Parking Management
Parking management affects the relative supply, price, and regulation of parking facilities within an area.

Efficient parking management can reduce the parking supply needed, allowing an increase in land use intensity, mix of uses, wider sidewalks, and bike networks. Parking management strategies may also reduce vehicle ownership and use.

9. Transportation Demand Management
Transportation Demand Management (TDM) refers to various strategies aimed at more efficient use of transportation systems.TDM strategies influence a variety of factors to encourage greater transportation system efficiency, including trip mode, trip timing, travel safety, and trip cost. Benefits of TDM include reduction in road and parking congestion, pollution reduction, increase in transit ridership, and more efficient land use.

10. Pedestrian and Bicycle Circulation
Quality of pedestrian and bicycle circulation conditions affect travel activity including transit ridership.

Adding pedestrian and bicycle amenities to station areas and connecting those facilities to the surrounding area can create a more accessible transit environment, encouraging new riders.

3.2. CIRCULATION AND ACCESS
Due to the urban location, the project will be accessible by multiple modes of transport including bus, automobile, pedestrian and bicycle with the hope for future implementation of a Metro L Line (Gold Line) rail station at Rosemead andWashington with the proposed Gold Line extension. Circulation as it relates to fire access is also discussed in this section.

3.2.1 VEHICULAR ACCESS
Primary vehicular access will be fromWashington Boulevard as shown in Exhibit 3-2. Ingress will be via an existing left turn pocket onWashington Boulevard eastbound and existing right turn fromWashington Boulevard westbound.

Egress will be via right turn out on toWashington Boulevard utilizing the aforementioned existing driveway access. A second point of ingress exists from southbound Rosemead north of Washington via a right turn and from northbound Rosemead north ofWashington via an existing signalized left turn.This second point however requires passage through the Pico Rivera Marketplace parking lot. Egress onto Rosemead is left or right via this same signalized intersection. Vehicular Access to the project is shown in Exhibit 3-2,Vehicular Access.

PICO RIVERA, CALIFORNIA Infrastructure and Services 3-5

MERCURY SPECIFIC PLAN
Exhibit 1-2. VEHICULAR ACCESS
Property Boundary
Building Footprint
Existing & Proposed Commercial Center
Access
Existing Site Access
(Proposed for EmergencyVehicles Only)
Garage Access
N Legend
Rosemead Blvd.

Washington Blvd.

Goodbee St. Birchleaf Ave.

Pico Rivera
Marketplace
3-6 Infrastructure and Services PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN

3.2.2 PEDESTRIAN AND BICYCLE ACCESS
The project site has excellent pedestrian access due to the retail and service establishments that will be on the ground level of the project, within the existing adjacent commercial center and extensive commercial services across Rosemead andWashington Boulevards. There is also excellent pedestrian connections to bus services on Rosemead andWashington Boulevards as well as to the Rosemead Boulevard Station for the proposed Gold Line extension. The developer will be providing long and short term bicycle parking for both the commercial and residential components to facilitate the use of alternative transportation.

Bicycle access to and from the site is challenged as Rosemead only has a proposed Class II Bike Lane (on-road and striped) andWashington only has a proposed Class III Bike Lane (on-road and not striped).

The project site is less than a mile east of the existing Class I Bike Path (separated from roadways, paved and striped) associated with the Rio Hondo River (aka the Lario Bike Trail) and less than a mile west of the Class I Bike Path associated with the San Gabriel River. Both of these Class I Bike Paths can be accessed viaWashington Boulevard (on road) or the adjacent sidewalks and are Regional Trails. The Lario Bike Trail is the longest bike trail in the LA RiverWatershed and the San Gabriel River Trail runs 30+ miles from the mountains to the sea. Pedestrian Access is shown in Exhibit 3-3 Pedestrian Access to Project Site and Exhibit 3-4 Pedestrian & Bike Access within Project Site.

3.2.3 FIRE ACCESS
Fire emergency services will be provided by Los Angeles County Fire Department. Within the project site, vehicular circulation would be accommodated by a drive aisle which is adjacent to the east and north sides of the proposed building.The drive aisle would be no less than 28 feet wide in order to accommodate Fire Department access to the project site. Emergency access to serve the building per Department requirements are shown on Exhibit 3-5, Fire Access.

3.2.4 TRANSIT ACCESS
There are existing connections to bus services on Rosemead andWashington Boulevards as well as to the planned Rosemead Boulevard Station of the proposed Gold Line extension. The Montebello/ Commerce Metrolink Station is approximately 3 miles northwest connecting downtown LA and Riverside County and the Commerce Metrolink Station is approximately 3 miles west connecting downtown LA and Orange County. The proposed California High Speed Rail line is approximately 1 mile south on Slauson. Transit Access is shown in Exhibit 3-1,Transit Access.

PICO RIVERA, CALIFORNIA Infrastructure and Services 3-7

MERCURY SPECIFIC PLAN
Goodbee St.

Birchleaf Ave.

Exhibit 1-3. PEDESTRIAN ACCESS TO PROJECT SITE
N
Off-site Pedestrian Path
On-site Pedestrian Path
Handicap Accessible Ramp
Signalized Crosswalk
Bus Stop
Legend
Rosemead Blvd.

Crossway Dr.

Washington Blvd.

Pico Rivera Towne Center
Pico Rivera
Marketplace
3-8 Infrastructure and Services PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN
Exhibit 1-4. PEDESTRIAN & BIKE ACCESS WITHIN PROJECT SITE Washington Blvd.

Public Pedestrian Path
Enhanced Pedestrian Path at Retail Frontage
Crosswalk
On-site Secured Pedestrian Path
Pedestrian Connection to Gate
Fire Access Gate
Legend
Ground
Floor
Ground
Floor
Ground
Floor
Ground Floor
& Floors 2-6
Approximately 350’ To
Bus Stop (North Side of
Washington Blvd.)
Approximately 200’ To
Bus Stop (South Side of
Washington Blvd.)
Pedestrian Access Gate
Handicap Accessible Ramp
Building Resident Entry
Retail Service Corridor Access
Resident Bike Parking atVarious Garage Levels
Public Bike Parking
PICO RIVERA, CALIFORNIA Infrastructure and Services 3-9

MERCURY SPECIFIC PLAN
Exhibit 1-5. FIRE ACCESS
N
Goodbee St.

Birchleaf Ave.

Washington Blvd.

Fire Lane
Max. 150’ Hose Pull Distance
Knox Box
Legend
3-10 Infrastructure and Services PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN

3.3. INFRASTRUCTURE PLAN
For successful integration of the project into the existing urban environment, the following utilities are planned as described below for wet utilities (water,sewer, and stormwater), dry utilities (electricity and gas) as well as solid waste and telecom/cable.

3.3.1 DOMESTIC/POTABLE WATER
The existing water system consists of an 8-inch steel water line along the north side ofWashington Boulevard, and this line provides the existing domestic water and fire water connections to the existing site. The portions of the existing domestic and fire lines that interfere with the proposed construction will be removed and/or relocated as required. There is an existing 8-inch water line that connects to Washington and extends throughout the existing retail center parking lot area providing fire water service for the existing property. This fire line exists within the existing parking lot drive aisle on the east and north sides of the property, and this line and fire hydrants will continue to provide fire service to the project. There is also an existing 17-inch water line on the south side ofWashington Boulevard that will not be used for this project. There are existing fire hydrants onWashington Boulevard and within the private retail center property that will be utilized for this project.

The proposed project will provide water connections to the existing 8-inch water line inWashington Boulevard. We are anticipating that the existing domestic and fire points of connection may be utilized for these services, but additional points of connection could be provided along the existing 8-inch water line as required to meet the project design. A new water meter and back-flow will be installed to meet the project demands and a new fire double detector check valve will be installed for the fire line service. In conjunction with the existing site fire hydrants, additional new hydrants will be installed from the existing public line onWashington Boulevard as well as from the fire line within the retail property.

Water meter and fire services sizing will be dictated by the project demands as provided by the building plumbing design. For graphic depiction, please see Exhibit 3-6, DomesticWater.

3.3.2 SEWER
The existing sewer system consists of an 8-inchVCP sewer line within Goodbee Street that extends west into and through the project site within an existing 15’ wide sewer easement. The location of this existing sewer is within the northwest corner of the site and continues to run along the northern boundary of the property within the shared parking lot area with the adjacent property. The existing property is served by a sewer lateral that connects to an existing manhole within the sewer easement along that existing 8-inch sewer. The portions of the existing sewer lateral will be removed that interfere with the new project construction. The existing lateral may be utilized as the sewer point of connection for the proposed project as well, and existing lateral size and elevations will need to be verified in the field.

The proposed project will provide sewer connections to the existing 8-inch line in the northwest corner of the property and/or along the sewer line along the north boundary of the site. The existing sewer lateral extending from the manhole to the property will be the primary point of connection and the size of the existing line will need to be field verified for use. It will remain and/or be up-sized to accommodate the project sewer flows. Based on the proposed subterranean portions of the project, and the relatively shallow depths of the existing sewer, it would be assumed that a sewer pump and force main system would be needed for any of the subterranean portions of the project while the above grade portions would be gravity flow. Sewer lateral sizes will be dictated by the project demand as provided by the building plumbing design. For graphic depiction, please see Exhibit 3-7, Sewer.

PICO RIVERA, CALIFORNIA Infrastructure and Services 3-11

MERCURY SPECIFIC PLAN
Exhibit 1-6. DOMESTIC WATER
3-12 Infrastructure and Services PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN

3.3.3 STORMWATER
The existing storm drain system consists of a parkway culvert storm drain system on the north side of Washington Boulevard that collects existing street drainage flows fromWashington Boulevards as well as surface flows from the project and adjacent retail property sites, and tributary existing residential to the north. This water is collected via surface gutter flows that are directed to the low point in Washington Boulevard where the flows enter the parkway culvert system from both the west and east directions and are combined together before flowing south within an existing storm drain culvert that flows south beneathWashington boulevard before discharging into an existing 48-inch storm drain line south ofWashington Boulevard that extends through the project site within an existing public storm drain easement. There are currently no existing detention/retention systems or water quality treatment systems that exist on the property. Existing site flows as well as combined flows with the adjacent retail center utilize surface sheet flow drainage that conveys existing storm drainage to that existing culvert crossing onWashington that exists right in front of the project site at the low point in the street.

The proposed storm drain system will collect, treat and convey for discharge back into the existing storm drain system inWashington Boulevard that matches the existing hydrology for the site. The proposed site will collect all on-site drainage within underground storm drain systems that will convey the drainage to proposed retention and/or water quality treatment system(s) for infiltration and/or water quality treatment of water quality before discharging back to the public system. This proposed water quality system may include infiltration as allowed by the geotechnical report and bio-filtration systems that filter the water through special soil media. Proprietary systems like a ModularWetlands or Filterra may be used for the treatment. Any off-site surface flows that may enter the site will be bypassed through the proposed storm drain system or will sheet flow to existing cross gutters and will not have to be considered for volume mitigation or water quality treatment. The treatment system(s) will be sized accordingly to meet County LID requirements. Based on the available space for the project, we do not anticipate any open retention or detention basins and any required systems would be provided with underground storage systems. For graphic depiction, please see Exhibit 3-8, Stormwater.

3.3.4 DRY UTILITIES
The previously existing building was provided electrical service and telecommunications services via overhead lines and on-site transformers which were removed for construction.The proposed project will require an Edison primary feed to multiple transformers based on electrical load estimates.This new electrical service will be underground and connect from an existing feed point located inWashington Street. SoCalGas and all-new communication services will run in a joint trench where possible and all services are to be underground as shown in Exhibit 3-9 Dry Utilities.

3.3.5 SOLID WASTE
Solid waste collection service will be contracted by the developer/owner-operator with a private waste hauler that meets State standards for recycling. Collection schedule will be determined based on the needs. Residential access to trash and recycling chutes will be located on all floors and terminate at ground floor trash room. At ground level there will be separate trash holding area for commercial tenants, that will be transfered to the main trash room and compacted for pick up. For the location of the pickup area,see Exhibit 3-10 Trash & Recycling Concept.

PICO RIVERA, CALIFORNIA Infrastructure and Services 3-13

MERCURY SPECIFIC PLAN
Exhibit 1-7. SEWER
3-14 Infrastructure and Services PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN
Exhibit 1-8. STORMWATER
PICO RIVERA, CALIFORNIA Infrastructure and Services 3-15

MERCURY SPECIFIC PLAN
Exhibit 1-9. DRY UTILITIES
3-16 Infrastructure and Services PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN
Exhibit 1-10. TRASH & RECYCLING CONCEPT
PICO RIVERA, CALIFORNIA Infrastructure and Services 3-17

MERCURY SPECIFIC PLAN

3.4. COMMUNITY SERVICES

3.4.1 SCHOOLS
The project site is within the boundaries of the El Rancho Unified School District (ERUSD) and within the attendance areas of the following ERUSD schools
• RioVista Elementary School: Grades K-5 approximately 1/2 mile to the north, • Rivera Middle School: Grades 6-8 approximately 1/2 mile to the southeast, • El Rancho High School: Grades 9-12 approximately 1/2 mile to the east, • Ruben Salazar High School, approximately 1/2 mile to the northeast is the continuation high school for the El Rancho Unified School District.

3.4.2 FIRE
Emergency services will be provided by Los Angeles County Fire Department.

3.4.3 POLICE
Police services will be provided by Los Angeles County Sheriff’s Department.

3.4.4 LIBRARY
Library services are provided by Los Angeles County Library system.

3.4.5 OTHER PUBLIC FACILITIES
Other Public Facilities and services, including the Aquatic Center, Senior Center andYouth Center are provided by City of Pico Rivera.
3-18 Infrastructure and Services PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN
This Page is Intentionally Blank
PICO RIVERA, CALIFORNIA DEVELOPMENT STANDARDS 4-1

MERCURY SPECIFIC PLAN
CHAPTER 4: DEVELOPMENT STANDARDS

4.1. INTRODUCTION
Development standards provide the zoning, or regulations for the project while the design guidelines provide design guidance to the project. It is important to make a clear distinction between the two.

Development standards are generally quantitative in nature, objective, measurable and use the word shall. Design guidelines are generally qualitative in nature, subjective and use the word should,

4.2. DEVELOPMENT STANDARDS

4.2.1 SITE DEVELOPMENT
Development capacity shall not exceed:
• 255 dwelling units
• 5,730 square feet of retail as defi ned in the ground fl oor use concept plan (this is exclusive of an approximate 1,750 s.f. ground fl oor lobby and leasing offi ce area). A minimum of 4,785 square feet of retail shall be provided.

Building height shall not exceed:
• 70’ (fl oors 1-6, excluding roof parapet). Rooftop elements such as recreation facilities and infrastructure are allowed up to an additional 11’1” excluding roof parapet or screening of rooftop mechanical equipment.
• Building setbacks are shown below in Table 4-1, Building Setbacks, Exhibit 4-1, Building Setbacks (Plan View) and Exhibits 4-2 to 4-9 (Section Views).

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:
• Reducing the building height to three stories/36 feet at the residential interface then stepping up to four, fi ve and fi nally six stories,
• Reducing the horizontal and vertical mass of the building at this interface (at ground and upper levels),
• 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 Blvd. P/L) 10’ Southwest (Residential to Existing Commercial P/L) 15’
South 2 (Residential to Existing Commercial P/L) 10’
West 1 (Residential to Existing Commercial P/L) 35’
West 2 (Residential to Existing Residential P/L) 30’
North 1 (Residential to Wall at Goodbee) 10’
North 2 (Residential to Existing Residential P/L) 35’
North 3 (Residential to Existing Commercial P/L) 40’
East (Retail to Existing Commercial P/L incl. Plaza, Parking & Drive Aisle) 50’ TABLE 4-1. BUILDING SETBACKS
4-2 Development Standards PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN
Allowable projections into setbacks:
• Architectural projections and overhangs may encroach in to setback up to a maximum of 3 feet. • Minimum vertical clearance for ground level awnings and canopies shall be 8 feet if it is removable or retractable and 12 feet if it is fixed or permanent.
• 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. 18” high planters are optimal as edges can be used as seat walls.
• Seating areas for retail customers and the public (East side of building at the retail interface). Ideas for seating include:seat walls, planter ledges, free-standing elements, fountain borders, benches, movable seating, fixed seating and seating steps.

4.2.2 RESIDENTIAL STANDARDS
Minimum dwelling unit size:
• Studio - 525 s.f.
• Jr. 1-Bedroom - 550 s.f.
• 1-Bedroom - 575 s.f.
• 2-Bedroom - 900 s.f.
• 3-Bedroom - 1,500 s.f.

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 Table 4-2, Open Space Standards.

Common Open Space areas are on the ground floor and rooftop pool/recreation area as shown in Exhibit 2-5, Open Space Concept, Section 2. Land Use.

Private Open Space
Unit Type Balcony Area/Unit (in s.f.) Min.

Studio 60
Jr. 1 Bedroom 60
1 Bedroom 70
2 Bedroom 75
3 Bedroom 150
Common Open Space Areas Square Feet
Rooftop Pool/Community Recreation 17,010
Ground Level Open Space (Resident & Public) 28,770
TABLE 4-2. OPEN SPACE STANDARDS
PICO RIVERA, CALIFORNIA Development Standards 4-3

MERCURY SPECIFIC PLAN
Exhibit 1-1. BUILDING SETBACKS
N
Property Boundary
Building Footprint
Legend
10’ Min.

South 1 Setback
10’ Min.

South 2 Setback
15’ Min.

Southwest
Setback
30’ Min.

West 2
Setback
35’ Min.

West 1
Setback
10’ Min.

North 1 Setback
40’ Min.

North 3 Setback
50’ Min.

East Setback
35’ Min.

North 2 Setback
Goodbee St.

Birchleaf Ave.

Washington Blvd.
4-4 Development Standards PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN
Exhibit 1-2. SOUTH #1 – TO WASHINGTON BOULEVARD
Washington Blvd.

Washington Blvd.
10’ Existing Landscape
5’ R.O.W Dedication Line
forWashington Blvd.

PL
Building Setback
Architectural
Appurtenance
66’7” to Main Roof
Existing Sidewalk
Washington Blvd.

PICO RIVERA, CALIFORNIA Development Standards 4-5

MERCURY SPECIFIC PLAN
Exhibit 1-3. SOUTHWEST – TO EXISTING COMMERCIAL PROPERTY LINE Exhibit 1-4. SOUTH #2 – TO EXISTING COMMERCIAL PROPERTY LINE ExistingWall
Washington Blvd.
66’7” to Main Roof
PL
15’ Min. Setback
Existing Commercial
Existing Commercial
PL
10’ Min.

Setback 64’7” to Main Roof
ExistingWall
10’ Min.

Setback
4-6 Development Standards PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN
Exhibit 1-5.WEST – TO EXISTING RESIDENTIAL PROPERTY LINE Exhibit 1-6. NORTH #1 – TO WALL AT GOODBEE & BIRCHLEAF
Washington Blvd.

Resident Open Space Existing Residential
PL
PL
30’ Min. Setback 36’ to Roof
54’ to Main Roof
ExistingWall
Washington Blvd.

ExistingWall
PICO RIVERA, CALIFORNIA Development Standards 4-7

MERCURY SPECIFIC PLAN
Exhibit 1-7. NORTH #2 – TO EXISTING RESIDENTIAL PROPERTY LINE Exhibit 1-8. NORTH #3 – TO EXISTING COMMERCIAL PROPERTY LINE Washington Blvd.

PL
40’ Min. Setback
64’7” to Main Roof
Existing Commercial
Washington Blvd.

PL
35’ Min. Setback
36’ to Roof
Existing
Residential Fire Lane
ExistingWall
4-8 Development Standards PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN
Exhibit 1-9. EAST – TO EXISTING RETAIL PROPERTY LINE
Washington Blvd.

PL
50’ Min. Setback
66’7” to Main Roof
Existing Commercial
Center Access
Existing
Commercial
Parking
Commercial
Plaza Area
PICO RIVERA, CALIFORNIA Development Standards 4-9

MERCURY SPECIFIC PLAN

4.2.3 COMMERCIAL STANDARDS
Ground floor retail uses, exclusive of the Lobby/Leasing area,shall be a minimum of 4,785 square feeet and may not exceed 5,730 square feet of retail space.The maximum Floor Area Ratio (F.A.R.) shall be

2.2 and the building coverage shall be a maximum of 60% of site area. Canopies,retail related seating and portable signage may extend up to 5 feet beyond the retail facade on the eastern/retail facing edge where space allows such that a 5-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. Uses envisioned in the commercial areas are shown in Table 4-4, Land Use Matrix.

4.2.4 SIGN PROGRAM

PURPOSE
This sign program provides regulation for the overall quantity,size, placement and materials of all signs.

Any sign that does not conform to this sign program may be allowed by the City Planning and ownership on a case by case basis.Tenants are allowed to use their own corporate fonts, colors and logos on signs.

The sign program will be used to inform its patrons of its many retail offerings and locations, provide way finding for guests.The signage criteria has been created for the purpose of ensuring functional and coordinated graphics for tenant identification.

INTENT
The guidelines of the program are designed to complement the architectural elements of the buildings and coordinate the type, placement, and physical dimensions of the signage.Tenants are advised to contact the ownership tenant coordinator with any questions or design specific issues before commencing work on design drawings. Prior to fabrication, tenants are required to submit to the ownership for approval (4) copies of detailed drawings indicating: the location,size, copy layouts, colors, materials, finishes, illumination, and method of attachment.The ownership would serve as the administrator of this sign program and will be the final arbitrator regarding compliance.

APPROVAL AND PERMITTING
This criteria complies with the regulations of the City if Pico Rivera but does not imply automatic approval from any governmental agency.Tenants are solely responsible for obtaining approvals from government agencies and all necessary permits from Pico Rivera at their expense prior to installation.

This program will be strictly enforced.All building signs shall be designed, constructed, installed, and maintained to Tenant’s sole expense.All signs shall be designed by professionals ( e.g. architects, design firms, or sign manufacture).All nonconforming or unapproved signs must be corrected by the tenant, at tenant’s expense.The ownership, ownership’s representative, and/or the city of Pico Rivera reserve the right to review the aesthetic design and/or overall quality of all signage.

GENERAL LANDLORD/TENANT REQUIREMENTS:

1. Prior to city submittal or sign fabrication each tenant shall submit to ownership for written approval, fully detailed shop drawings of their proposed sign indicating conformance with the sign criteria herein outlined.

2. The ownership and the city shall determine and approve the availability and position of a tenant name on any ground sign(s).

3. The tenant shall pay for all signs,related materials and installation fees in (Including all inspection 4-10 Development Standards PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN
costs).

4. The tenant shall be responsible for fulfillment of all requirements of this sign criteria.

5. It is the responsibility of the tenant’s sign company to verify all conduit and transformer locations and service access prior to fabrication.

6. Should a sign be removed, it is the tenant’s responsibility to patch and paint all holes to match finish and color of adjacent surfaces.

7. The ownership may, at his sole discretion and at tenant’s expense correct,replace, or remove any sign that is installed without written approval and/or is deemed unacceptable pertaining to the sign criteria.

8. If the tenant chooses to change his exterior sign at any time during the term of his/her lease, then the tenant must comply with the requirements set forth herein and any future modifications, revisions or changes which have been made to this sign criteria after the execution of his/her lease agreement.A new permit must be obtained for modification of an approved sign.

DESIGN CRITERIA

1. All signs shown meet or exceed all applicable codes.

2. All signs shall meet all requirements of the state of California and the city of Pico Rivera.

3. Tenant is allowed a maximum square footage of 20 sq.ft. per location.

4. Letter height not to exceed 14” maximum.

5. Logo height not to exceed 14”.

6. Letters and logos are 3/4” push through translucent acrylic. Direct to print or a digital print may be mounted for logos and letters.

7. Letters and logos will be lit via existing LED’S with in the structure.

8. Text and design must be approved by ownership.

9. All exposed fasteners are to be painted to match background surface.

10. All raceways, transformers, electrical boxes, wiring, conduit, and access doors shall be concealed from view.

11. All tenant signs attached to building wall or fascia shall be connected to a junction box provided by landlord, with the final electrical hook up and connections by Tenant’s sign contractor.All Tenant signs shall be connected to a time clock, within the electrical room, with the hours as determined by the ownership.

12. All penetrations of the building structure by Tenant’s sign contract are required for sign installation shall be neatly sealed and water tight.

13. All identification labels shall be concealed, except ones required by code. Underwriters Label is required on all the electrical signage.

14. Sign contractor shall repair any damage to common area property caused by their work. Damage to structure that is not repaired by the sign contractor shall become the Tenant’s responsibility to PICO RIVERA, CALIFORNIA Development Standards 4-11

MERCURY SPECIFIC PLAN
correct.

15. Tenant shall be fully responsible for the operation of their sign contractor, and shall indemnify, defend, and hold the ownership, ownership’s representative, and all parties harmless from damage or liabilities on account there of.

16. Sign surfaces that are intended to be flat shall be without oil canning, or other visual deformities.

17. All exposed welded seams and joints shall be finished smooth.

18. The general location of wall signs shall be centered vertically and horizontally on fascias, unless otherwise specified. Signs shall not cover or interrupt major architectural features unless approved by ownership.

19. All supporting structures and background materials for signs shall be opaque and non reflective.

20. Every part of the light source of any illuminated sign allowed by this signage criteria shall be concealed from the view from vehicular traffic in the public right-of way, and the light shall not travel from the light source directly to vehicular traffic in the public right of way but instead shall be visible only from a reflecting or diffusing surface.

PROHIBITED SIGNS

1. No sign shall be installed,relocated, or maintained so as to prevent entry or exit out of any door.

No sign shop shall create a safety hazard by obstructing view of pedestrian and vehicular traffic.

2. No signs shall be located within a required easement, unless an encroachment permit has been authorized by the affected utility.

3. No sign shall obstruct access to fire hydrants, fire department connection, or fire department access roads.

4. Signs on/or affixed two trucks, automobiles, trailers, or other vehicles which advertise, identify, or provide direction to use or activity not related to its lawful making of deliveries or sales of merchandise or rendering of services from such vehicles are prohibited when such vehicles are located on the Shopping Center property.

5. Signs, which audibly advertise, identify, or provide direction to a use or activity are prohibited.

6. It is unlawful for any Tenant to exhibit, post or display or cause to be exhibited, posted or displayed upon any sign, any content of an obscene, indecent, or immoral nature or unlawful activity.

7. Painted wall signs are prohibited.

8. Cabinet wall signs are prohibited, except for logos which shall be constructed in a manner similar to channel letter construction unless approved by the ownership.

9. Permanent advertising devices such as attraction boards, posters, banners, and flags are prohibited, except where approved by the ownership.

10. The use of portable signage such as A-frames, inflatable air dancers, or similar is prohibited. 4-12 Development Standards PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN

11. Window signs except where approved by the ownership.

12. All signs prohibited under and subject to the Pico Rivera Ordinance.

ADMINISTRATION

1. The hours per day during which signs can be illuminated shall be determined and controlled by the ownership.

2. The ownership may hire an independent electrical engineer at Tenant’s expense to inspect the installation all signs and may require any sign program and or code violations to be corrected at Tenant’s expense.

3. The sign contractor shall carry aWorker’s Compensation and Public Liability insurance against all damage suffered or performed against any and all persons or property while engaged in the construction or erection of signs in the amount of $5,000,000 per occurrence prior to commencing signage installation.

4. At the expiration or early termination ofTenant’s lease,Tenant shall be required to remove their sign, off electrical connection, patch the fascia, and paint the entire fascia to match the surrounding areas at Tenant’s Expense within seven (7) days.

5. Sign contractors shall be advised by the Tenant that no substitutions will be expected whatsoever unless indicated in the specifications and approved by the ownership.Any deviation from the specific patient may result in rejection of the signed by the ownership.

6. Tenant shall maintain their sign in a clean, professional, and functioning matter.Any damage, electrical problems, wear and tear, or other breakage to Tenant signs shall be repaired by tenant within 10 consecutive days from such event.

TEMPORARY SIGNS
SMMC Section 9.61.160 Authorized Temporary Signage in Any Commercial Zone. In any commercial or industrial zone, temporary signage shall be allowed for each and every lot without issuance of a permit and shall not affect the amount or type of signage otherwise allowed by this Code.This signage shall not be restricted by content, but is usually and customarily related to an event such as areal estate sale, construction or remodeling, etc.The signage shall be allowed for each lot as follows:

1. One temporary on-premises sign which is located on the building that is for sale, lease, or rental, not exceeding 24 square feet each, are not higher than 30 inches above the 2nd floor line, and which are limited to one sign for each building, and must be attached to the building, provided said signs are removed within 15 days from the sale, lease or rental of the property. Properties with a lot width of 50 feet or less shall be limited to 16 square feet per site.An additional sign of the same size may be erected if the property borders a second street and the signs are not visible simultaneously.

2. One temporary on-premises sign on property that is ongoing construction or remodeling not exceeding 24 square feet each in area and not more than 6 feet in height above grade and limited to one sign for each street frontage provided the sign is removed within 7 days of completion of any construction or remodeling.

PA-01
T-03
V-03
L-01
882
WASH
T-02
V-02
T-04
V-04 T-07
V-07
T-01
V-01
V-09 T-05 V-05 T-06
V-06
T-08
V-08
BID-03 BID-01
BID-02
Vinyl Text & Graphics
Tenant Signage
PA-01 Parking Sign
L-01 Leasing Sign
BID-01-03 Building ID Signage
T-01-08
V-01-09

SITE PLAN/ SIGN LOCATIONS
PA-01
L-01
T-07
V-07
V-09
T-08
V-08
BID-03
Exhibit 1-10. SIGNAGE CONCEPT
PICO RIVERA, CALIFORNIA Development Standards 4-13

MERCURY SPECIFIC PLAN
4-14 Development Standards PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN

3. One temporary on-premises banner on a business that is newly opened not exceeding 20 percent of a business’ front building façade area or one 100 square feet, whichever is less, not extending above the second floor line, and limited to one 60-day period.

4. One temporary on-premises banner on a business where, due to construction activities, the front façade to the building is blocked from the street by barricades or related construction materials or equipment, not exceeding 20 percent of a business’ front building façade area or 100 square feet, whichever is less, not extending above the second-floor floor line, and limited to the time that the front façade is blocked from the street.

5. Temporary signs not exceeding 16 square feet in area erected at the same time as the temporary uses allowed by Pico Rivera Municipal Code Section 9.31.360, or any successor legislation thereto.

The signage shall be allowed for the same duration as the temporary use.

6. Temporary window signs not to exceed twenty percent of the first floor’s total frontage glass area and limited to two thirty-day periods in any calendar year for each site.Temporary window signs shall not extend above the second floor line.

The general location of signs are shown in Exhibit 4-10, Signage Concept.

4.2.5 WASTE COLLECTION
Solid waste chutes will be available on each floor that direct trash to bins in the rear of the building for pickup. Any bins for trash,recycling and organics will be marked as such, and meet health and safety standards, to facilitate compliance with State mandatory waste diversion requirements. Waste collection bins shall be covered on three sides with permanent, and solid material, and on a fourth side with an operable metal gate, or other City approved material for access. No trash,recycling or organics bins shall be less than 10’ from any operable resident door or window. See Exhibit 3-9,Trash & Recycling Concept.

4.2.6 PARKING
Parking requirements are shown in Table 4-3. When calculating parking for the cumulative retail/ commercial uses, the square footage shall be rounded up, or down, to the nearest 250 square feet. All State standards for Accessible Parking (standard vehicle and van), Clean AirVehicles and ElectricVehicle 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
(Incl. 44
EVCS)
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 s.f. 7 (Incl. 3
Retail 1 per 250 EVCS) sq. ft 5,730 s.f. 23
USPS 1 1 1
Total Parking 421 464
TABLE 4-3. PARKING
Exhibit 1-11. PARKING
PICO RIVERA, CALIFORNIA Development Standards 4-15

MERCURY SPECIFIC PLAN
N
Property Boundary
Building Footprint
Project Parking Garage
CommercialVisitor Parking
Project Parking Garage Access
Legend
4-16 Development Standards PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN

4.2.7 BICYCLE PARKING
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 12 spaces (464 residential spaces divided by 33 = 14 spaces). A minimum of 42” shall be provided between rows of bicycle parking. At such time that demand for more than 14 spaces is evident, one of the extra car spaces near, or adjacent to, the bicycle parking area may be converted to bicycle parking.

Short Term-Tenant
Number of bicycle parking provided shall be 10% 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 cleaned and maintained regularly.

Long Term-Commercial/Retail Visitor
One space per 3,000 s.f. of floor area. Location of spaces shall be adjacent or near commercial serving uses at grade and unobstructed.

Short Term - Commercial/Retail Visitor
Number of bicycle parking spaces provided shall be one space per 4,000 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 cleaned and maintained regularly.

4.3. LAND USE MATRIX
The purpose of the Land Use Matrix is to convey the types of uses envisioned, and to identify those that shall be allowed by-right. Because the project is vertical mixed use (containing a diversity of uses on each level) the Land Use Matrix has four categories based on the following levels.

1. Subterranean (Parking)

2. Ground Floor (Primarily local serving retail, leasing office,residential, parking and common areas)

3. Floors 2-6 (Primarily residential,resident supporting amenities and parking)

4. Roof (Primarily common recreation areas and resident supporting amenities) Because the uses envisioned at the subterranean level, floors 2-6 and roof are more fixed and limited in nature, the Matrix is mostly dedicated to the non-residential uses envisioned for the Local Serving Retail component on the Ground Floor. It should be noted that not all possible Local Serving Retail uses can be listed. The list of uses envisioned is to show the intent and should be used as a guide in determining any future proposed uses not shown here.

PICO RIVERA, CALIFORNIA Development Standards 4-17

MERCURY SPECIFIC PLAN
TABLE 4-4. LAND USE MATRIX
Land Use Permitted Use/Conditional
Use/Not Permitted
Subterranean
Parking Permitted
Other similar resident-serving amenities compatible with the permitted uses listed for this area as determined by the Director of Community and Economic Development.

Permitted
Ground Floor
Parking,residential (covered) Permitted
Parking,retail/commercial (covered and uncovered) Permitted Recreational (Passive & low intensity recreation/open space elements) Permitted Residential Permitted
Retail Permitted
Antique Store Permitted
Art, Dance, Martial Art, and Photography Studio Permitted Art Gallery or Art Supply Store Permitted
Bakery, Cafe Permitted
Barber Shop, Beauty, Nail,Tanning Salons and Other Similar Uses Permitted Beauty Supply Store Permitted
Bicycle Shop Permitted
Boutique or SpecialtyWine and Liquor Store Conditional
Camera, Photography and Supply Store Permitted
Community, Charitable or Philanthropic Organization Offices Permitted Child Day Care Facilities Conditional
Clothing and Accessory Store Permitted
Coffee Shop Permitted
Convenience Store Conditional
Delicatessen Permitted
Dry Cleaner (no on-site cleaning) Permitted
Florist Permitted
General Merchandise Permitted
Health Food Store, Health Care Services Permitted
Hobby, Toy and Game Permitted
Jewelery,Watch/Clock Store Permitted
Leasing Office Permitted
Locksmith/Key Shop Permitted
Photography Studio Permitted
Public and quasi-public services office or annex Permitted Sheriff sub-station Permitted
Shoe Repair Permitted
Ground Floor Retail Continued
4-18 Development Standards PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN
Land Use Permitted Use/Conditional
Use/Not Permitted
Shoe Store Permitted
Specialty Food Store Permitted
Specialty Retail Permitted
Sporting Goods Permitted
Travel Agency Permitted
Tutoring,Training and other Education Related Facilities Permitted Yoga/Pilates Studio Permitted
Other similar resident-serving commercial activities compatible with the permitted uses listed for this area as determined by the Director of Community and Economic Development.

Permitted
Adult businesses Not Permitted
Smoke shops Not Permitted
Check-cashing services Not Permitted
Bail-bond services Not Permitted
Marijuana cultivation, marijuana processing, marijuana delivery, and marijuana dispensaries, except where the City is prohibited by federal or State law from enacting such a prohibition.

Not Permitted
Uses posing potentially negative impacts to residents, including excessive noise or odors etc.

Not Permitted
Floors 2 to 6
Parking Permitted
Residential Permitted
Co-working, flex-office,shared office space (for resident use) Permitted Other similar resident-serving amenities compatible with the permitted uses listed for this area as determined by the Director of Community and Economic Development.

Permitted
Rooftop
Recreation
Clubhouse Permitted
Gymnasium Permitted
Pool/Jacuzzi Permitted
Garden or raised beds, active or passive Permitted
Shade Structures and Seating Permitted
Other similar resident-serving amenities and recreational elements interpreted by the Director of Economic and
Community Development to meet the intent described herein.

Permitted
PICO RIVERA, CALIFORNIA Design Guidelines 5-1

MERCURY SPECIFIC PLAN
Chapter 5: DESIGN GUIDELINES

5.1. INTRODUCTION
Design guidelines are qualitative and not necessarily mandatory or measurable. Because the project is a single building, with many different uses and components, and will be built in a single phase, the design guidelines serve two purposes; To give readers the general design intent of the project, and to provide design concepts and context for post-specific plan design review.

5.2. DESIGN GUIDELINES
Design guidelines are qualitative in nature and included here to convey design concepts being considered for the project. These guidelines are intended to communicate design intent while providing the designers with flexibility sufficient to allow creativity in arriving at design solutions. Final design will go through the City’s design review process with these guidelines in mind.

Due to the significance of the project, great care is being taken to ensure the building will be an example for future mixed use infill projects in the City. As an urban infill building adjacent to transit corridors, the building comes forward to frame the street. To activate the facade of the building, it has varying wall depths to avoid a single,static plane. Panels and balconies and change in color also make the facade more dynamic adding further variety in depth, contrast and articulation.

At the same time the building should share some design elements with the surrounding retail architecture. Colored stucco can provide an element of consistency and can accentuate, and bring attention to, the diversity of the wall planes on the facade of the building. Such articulation is designed to bring interest to the building and to minimize building mass.This chapter is not prescriptive, but aims to provide guidance and includes the following topics:
• Residential Guidelines
• Commercial Guidelines
• Landscape
• Open Space Amenities
• Security
• Building Monumentation and Signage
• Walls and Screening Concept
• Telecommunication facilities
Exhibit 1-1. ARTICULATION CONCEPTS - AS VIEWED FROM WASHINGTON BLVD. 5-2 Design Guidelines PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN
Two
Planes & Materials
Two
Colors
Two
Materials
Color
Articulation
Shading
Device
Two
Planes
Two
Colors
PICO RIVERA, CALIFORNIA Design Guidelines 5-3

MERCURY SPECIFIC PLAN

5.2.1 RESIDENTIAL GUIDELINES
Articulation - Building facades should have at least two planes in addition to balconies which can provide and additional plane. An addition element of articulation is color and material. Collectively, at least three elements of articulation should be provided between plane, color and material.

Balconies - These should be the most forward element to provide residents maximum exposure to light and fresh air. As forward elements, they should be simple forms. Minimum sizes are described in the Development Standards in Table 4-2.

Shading devices - To minimize heat gain,shading devices should be provided for glazed surfaces, particularly on the east,south and west sides of the building. Stacking of balconies are encouraged to provide a shading device to balconies below. Shading can take the form of recessed windows or devices fixed to the exterior wall that are harmonious with the building materials or color.

Diversity of colors and materials -To achieve good building articulation, beyond the building facade and diversity of planes, there should be at least one additional color and one additional material across an elevation. Concepts of building articulation are shown in Exhibit 5-1,Articulation Concepts and Exhibit 5-2, Corner Articulation.

5.2.2 COMMERCIAL GUIDELINES
Floor Height - To add importance and visibility to Local Serving Retail on the ground floor, the floor plate height should be at least two feet greater than the residential floors above.The minimum ground floor height shall be 11’ feet with a maximum of 16’ feet.

Glazing - To increase visibility, place emphasis on glazing at retail shop fronts, as opposed to opaque surfaces. At least 60% of shopfronts should consist of glazing.

Awnings - Awning mounting heights should be consistent along the façade, unless supporting architectural concept. Colors should complement the building. Durable materials that complement other building materials are recommended such as canvas, high quality fabric, and metal. Materials such as vinyl and plastic are discouraged.

Building corners - The ground floor corners on the east/retail facing side of the building atWashington Blvd. and the corner adjacent to LA Fitness will have special architectural treatment to enhance the pedestrian experience,such as building corner cut-offs, corner-specific articulation or other architectural details to bring attention and diversity of form to the building and/or its footprint at these locations.

Outdoor seating - For coffee shops, food service and similar uses along the easterly/retail edge,retail tenant operated seating is encouraged and allowed by the Development Standards. The corner area at Washington Boulevard should include landscape,seating and shade providing elements to make this an inviting area. For reference,see this area in Exhibit 5-1,Articulation Concepts.

5.2.3 LANDSCAPE GUIDELINES
Landscape will play and important role at many levels, primarily to soften transitions from ground plane to vertical plane, provide screening to the adjacent neighborhood, and to add color and texture to the building. Landscaping should not obstruct pedestrian movements and should be designed in a way so as not to block visibility of businesses and signage.

A key element in the design of the project is to provide visibility to the LA Fitness building from Washington Boulevard. The project has been pushed to the west, away from the project’s easterly boundary to provide a terminal vista to the corner of the LA Fitness building. As such, native California palms have been placed close to the building’s easterly facade to maintain this view as shown in Exhibit 5-3, Landscape Concept.
5-4 Design Guidelines PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN
Exhibit 1-2. CORNER ARTICULATION - AS VIEWED FROM LA FITNESS PICO RIVERA, CALIFORNIA Design Guidelines 5-5

MERCURY SPECIFIC PLAN
5-6 Design Guidelines PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN
Exhibit 1-3. LANDSCAPE CONCEPT
PICO RIVERA, CALIFORNIA Design Guidelines 5-7

MERCURY SPECIFIC PLAN
Exhibit 1-4. LIGHTING CONCEPT
5-8 Design Guidelines PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN
Exhibit 1-5. PLANT PALETTE
PICO RIVERA, CALIFORNIA Design Guidelines 5-9

MERCURY SPECIFIC PLAN
5-10 Design Guidelines PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN
Plants should be native and adapted species to meet water conservation goals and should not include any invasive species listed on the California Invasive Plant Council (Cal-IPC) Inventory at https://www. cal-ipc.org/plants/inventory/. See Exhibit 5-5, Plant Palette.

5.2.4 LIGHTING
The lighting concept has the three primary goals;

1. Safety and security (primarily walkways and steps for pedestrian safety at the ground level).

2. Prevention of light spill to the residential neighborhood (zero foot-candles).

3. Illumination of the native California Fan Palms on the easterly and southerly edges (Pico Rivera Marketplace andWashington Boulevard edges respectively).

These concepts are shown in detail in Exhibit 5-4, Lighting Concept.

5.2.5 SECURITY
Due to the mixed use nature of the building,security measures that control access will be implemented independently for each of the following building elements:

Parking - Ground floor retail visitors will have access to ground floor parking dedicated to the commercial uses but access to ground floor parking for ground floor residents will be gate controlled, as will parking on floors 2-6 dedicated solely to residents of those floors.

Residential Elevators, Stairwells And Hallways - Residents only will have electronic key/card access or similar as a measure to control access to the resident only common areas.

5.2.6 BUILDING MONUMENTATION AND SIGNAGE
Monumentation elements will be integrated into the eastern/retail corners of the building that face Washington Boulevard and the LA Fitness building to frame the retail element and add interest to the building. The corner facingWashington Boulevard will also include wall-type sign, or as part of the building monumentation, a marquee sign identifying the project. Some of these elements are identified in Exhibit 5-1,Articulation Concepts. The Sign Program is detailed in Section 4.2.4.

5.2.7 WALLS & SCREENING CONCEPT
Walls will be included where the project boundary meets with residential to the north and west and at the interface with theWells Fargo parking lot offWashington and Crossway Drive. The edges facing the LA Fitness building, the existing retail center andWashington Boulevard are open.The concept for walls and screening are shown in Exhibit 5-6, Walls & Screening Concept.

To provide a privacy screen to the adjacent homes at the corner of Goodbee Street and Birchleaf Avenue, in addition to the privacy wall, a continuous row of columnar, evergreen species will be planted where the project is adjacent to residential. Detail of this concept are shown in Exhibit 5-6, Walls and Screening Concept and Exhibit 5-3, Landscape Concept.

5.2.8 TELECOMMUNICATION FACILITIES
• AllWireless Telecommunication Facilities shall comply with PRMC Chapter 18.49 PICO RIVERA, CALIFORNIA Design Guidelines 5-11

MERCURY SPECIFIC PLAN
Ficus Microcarpa ‘Nitida’
Indian Laurel Fig
Prunus C.‘Compacta’
Compact Carolina Cherry Laurel
5-12 Design Guidelines PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN
Exhibit 1-6.WALLS & SCREENING CONCEPT
N
Property Boundary
Walls
Screening
Pedestrian Fence & Gates
Building Footprint
Project Parking Garage
Legend
PICO RIVERA, CALIFORNIA Implementation 6-1

MERCURY SPECIFIC PLAN
Chapter 6: IMPLEMENTATION

6.1. DEVELOPMENT REVIEW
Approval of this Specific Plan by the Pico Rivera City Council constitutes zoning and its features described herein. The Specific Plan establishes standards regulating development within the Project Area.

Since The Project will be built in a single phase, implementation of The Project will be straightforward following approval, following existing city development review processes.

The specific plan regulations and guidelines will take precedence over existing zoning regulations except for elements not specifically addressed herein, in which case the applicable provisions of the city’s zoning ordinance shall apply. While this Specific Plan establishes zoning level guidance for the project, at the same time it does allow for some flexibility in the final design.

Review of the project will generally adhere to the following process:

Project Application (to formally initiate a project)
Community Outreach
Departmental Review
Public Review
Planning Commission and City Council for a CUP, GPA, Specific Plan, and Zoning Code Amendment and Reclassification,
Following project approval, building permits, and other necessary permits will be per city requirements.

Any future modifications to the existing building shall be reviewed for conformance with this Specific Plan and other applicable documents. New construction or modifications to the existing building, in compliance with this Specific Plan’s development standards shall be approved administratively through the planning department review. Proposed development or modifications approved administratively, whether new construction or involving modifications to the building, must also be found to be in substantial conformance to the design guidelines contained herein.

6.2. INTERPRETATION
The Director of Community and Economic Development has the authority to interpret provisions of this Specific Plan. Whenever the Director of Community and Economic Development determines that the meaning or applicability of any requirement is subject to interpretation, the director of planning and community development may issue an official interpretation.

When used in this Specific Plan, the words “shall” and “must” are always mandatory. The word “should,” as used in the design guidelines section of this plan, is not mandatory but is suggested. In accordance with state law, the provisions of this Specific Plan shall control over any conflicting provisions of the Pico Rivera municipal code. In the event the Specific Plan is silent in regards to a development standard or procedure, the provisions of the city’s zoning ordinance shall prevail. 6-2 Implementation PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN

6.3. FINANCING
Financing and implementation of the project relies upon private investment and development. As a single mixed use building, or vertical neighborhood, the project will develop in a single phase and in substantial conformance with the text descriptions and graphic exhibits contained herein. The developer and/or property owner shall be responsible for financing the project, including all improvements and infrastructure to complete.

6.4. MAINTENANCE RESPONSIBILITIES
Maintenance of all areas within the project boundary will be the responsibility of the developer and/or property owner. This includes graffiti removal during and after construction.

6.5. SEVERABILITY
If any portion of these regulations is declared to be invalid or ineffective in whole or in part,such decision shall not affect the validity of the remaining portions thereof. The legislative body hereby declares that they would have enacted these regulations and each portion thereof irrespective of the fact that any one or more portions be declared invalid or ineffective.

Unless otherwise provided, any ambiguity concerning the content or application of the Specific Plan shall be resolved by the Director of Economic and Community Development or his/her designee, in a manner consistent with the goals, policies, purpose and intent established herein.

6.6. APPLICABILITY
The development regulations contained herein provide specific standards for land use development within the Specific Plan area. Regulations address residential and commercial land uses. Application of the following regulations is intended to encourage the most appropriate use of land, ensure the highest quality of development and protect the public health,safety and general welfare. The adoption of this Specific Plan by ordinance will supersede otherwise applicable regulations from the City of Pico Rivera zoning ordinance for the Project Area.

6.7. SPECIFIC PLAN AMENDMENTS
In situations where the development is deemed not to be in substantial conformance with this Specific Plan by the Director of Community Development, an amendment to this Specific Plan shall be necessary.

For purposes of Specific Plan amendments, failing substantial conformance means that elements that are prescriptive and/or measurable such as height,setback, number of units or commercial square feet exceed the limitations set by this SP.

6.8. CEQA REVIEW
In accordance with State law, an Initial Study will be performed to determine the path to pursue for environmental compliance with CEQA, and the City, as the lead agency with legislative authority, will ensure that mitigation measures to reduce potential environmental impacts resulting from development of the project will be implemented.

PICO RIVERA, CALIFORNIA Appendices 7-1

MERCURY SPECIFIC PLAN

APPENDICES
The five appendices in this section are as follows:

Appendix A - Glossary
Appendix B - Parking Comparative Analysis
Appendix C - Market Analysis
Appendix D - Fiscal Impact Analysis
Appendix E - General Plan Consistency
7-2 Appendices PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN

APPENDIX A - GLOSSARY
The following terms are used in at least one instance in the Specific Plan and defined below in alphabetical order as they may not be commonly known by those without intimate knowledge of terms used within the profession of urban planning.

AB 32 - California Assembly Bill 32, the California GlobalWarming Solutions Act of 2006 requires California to reduce its greenhouse gas (GHG) emissions to 1990 levels by 2020, a reduction of approximately 15 percent below emissions expected under a “business as usual” scenario. Seven of the major GHG targeted are; Carbon dioxide (CO2), Methane (CH4), Nitrous oxide (N2O), Hydrofluorocarbons (HFCs), Perfluorocarbons (PFCs), Sulfur hexafluoride (SF6), and Nitrogen trifluoride (NF3).1
SB 375 - California Senate Bill 375 (Steinberg), the The Sustainable Communities and Climate Protection Act of 2008 prompts California regions to work together to reduce greenhouse gas (GHG) emissions from cars and light trucks.This new law would achieve this objective by requiring integration of planning processes for transportation, land-use and housing.The plans emerging from this process will lead to more efficient communities that provide residents with alternatives to using single occupant vehicles and offers local governments regulatory and other incentives to encourage more compact new development and transportation alternatives.2
Conditional Use or Conditional Use Permit (CUP) - A use that is not allowed by-right, only allowed after discretionary review, or a permit (CUP) given for a use that is conditionally permitted and therefore may have conditions for approval.

Design Guidelines - A menu of design goals, objectives or physical elements encouraged for implementation to ensure quality design while providing flexibility in how quality design may be achieved.

Guidelines are typically qualitative and not always measurable.

Developer - The entity that takes a project from concept to reality/construction. In the case of this project, the Developer will also be the Owner-Operator.

Local Serving Retail - Retail that is generally smaller in scale and often independently owned and operated in contrast to Regional Serving Retail that is typically owned and operated by large companies with large retail tenants (such as Pico Rivera Towne Center).

Mixed Use - Per 18.04.564 of the Pico Rivera Zoning Code, “Mixed use development” means the combination of commercial and residential uses in the same structure, where the residential component and residential component is located either above, (vertical mixed-use) or behind (horizontal mixed-use) the non-residential component. (Ord. 1089 § 5, 2014).

Open Space, Common. Means an area improved and set aside, dedicated, designated, or reserved for the exclusive use of residents of a development and their guests. Common open space shall be either active (recreation rooms, fitness rooms, audio visual entertainment) or passive (lounges, accessible landscaping and outdoor seating areas, or similar improvements) and may be either enclosed (indoor or outdoor) or unobstructed from the ground to the sky.

Open Space, Private. Means a private balcony, patio, or landscape area adjoining and directly accessible to a residential dwelling unit,reserved for the exclusive use of residents of the dwelling unit and their guests.
1 California Air Resources Board; https://ww3.arb.ca.gov/cc/ab32/ab32.htm 2 Southern California Association of Governments; http://scag.ca.gov/Documents/SCAG_SB375_ Factsheet.pdf
PICO RIVERA, CALIFORNIA Appendices 7-3

MERCURY SPECIFIC PLAN
Owner-Operator - The entity that both owns and handles the day-to-day operation of the project. In the case of this project, the Owner-Operator is also the Developer.

Per Capita VMT (Per Capita Vehicle Miles Traveled) - A measure of the number of miles attributable to a person in a given area, city,region or state. The US Department of Transportation defines it as “the total annual miles of vehicle travel divided by the total population in a state or in an urbanized area.”
Permitted by-right - A use that is expressly permitted by the zoning code or specific plan and therefore approved by ministerial action.

Project Area - The area within the boundary of the project.

Standards, Development or Parking - Standards are measurable controls on the scope and scale, or specific development limits, of a project. Standards are in essence the zoning, or controls, for such things as height,setbacks, parking requirements, etc. that shall be followed.

Subterranean - Below grade, or underground.

TOD - Transit Oriented Development.
7-4 Appendices PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN

APPENDIX B - PARKING COMPARATIVE ANALYSIS
Calibration of the Residential Parking Standards for The Mercury, Pico Rivera Purpose
The following information is to provide the city with supporting documentation on the approach to the development of The Mercury residential parking standards and to provide more recent examples for best practices in multifamily parking standards.

History
The Pico Rivera Zoning Code Chapter 18.44 Off-street Parking and Loading,A. Residential Uses, 2.

Multiple-family dwelling units indicates:

Two parking spaces per unit
One guest parking space per eight units
The city’s guest parking standard is typically how this type of standard is prescribed, in number of spaces per number of units. Guest parking standards have not changed much over time.

Best Practices for Parking Requirements for Multifamily The Multi-family parking requirement however, while typical of older zoning codes, does not reflect current multi-family parking calibration that is found in more modern codes. Modern Multifamily parking codes are calibrated based on the size or type of units because an “average” or “one-size fits all” approach will result in an over, or under-parked project. Residential parking standards should be based on one, or a combination of the following elements:

Number of Bedrooms: A studio and a three-bedroom apartment have different parking needs and should therefore have different standards.

Size/Square Feet: A 350 s.f. unit can expect to have different parking needs than a 1,000 s.f. unit.

Rental vs. For-Sale: Renters generally have less financial resources than owners, therefore slightly lower rates of car ownership and parking needs.

The proposed standards herein are based on best practices in multifamily parking as described by ITE (Institute of Transportation Engineers) and the Traffic Study prepard for this project. The Traffic Study is contained in the Mitigated Negative Declaration, as required by CEQA, and as a stand-alone document provided to the city under separate cover.

Comparative Parking Standards Analysis
The following table contains a comparative analysis of what the following more recent parking standards would require when applied to The Mercury:
• The Bellflower Transit Oriented Development Specific Plan (adopted Oct 2019) • The Green Line Mixed Use Specific Plan (City of Hawthorne;Adopted Oct 10, 2017) • Current Culver City zoning code
• City of Pico Rivera zoning code
PICO RIVERA, CALIFORNIA Appendices 7-5

MERCURY SPECIFIC PLAN
The pages following the table are excerpted pages from these regulatory documents that describe the respective parking standards shown in the table below.

Use ID
RESIDENTIAL Unit Type Unit Size # Units Parking
Ratio
Parking
Req.

Parking
Ratio
Parking
Req.

Studio Studio 544 35 1.0 35 1.0 35 1 35 1.0 35 2.0 70
One Bedroom JR 1-BR 576 48 1.0 48 1.0 48 1 48 1.4 67 2.0 96 1BR Pln A 618 99 1.0 99 1.0 99 1 99 1.4 139 2.0 198
1BR Pln B 593 12 1.0 12 1.0 12 1 12 1.4 17 2.0 24
Two Bedroom 2BR Pln A 946 16 2.0 32 2.0 32 2 32 1.6 26 2.0 32 2BR Pln B 1,037 6 2.0 12 2.0 12 2 12 1.6 10 2.0 12
2BR Pln C 956 24 2.0 48 2.0 48 2 48 1.6 38 2.0 48
2BR Pln D 997 11 2.0 22 2.0 22 2 22 1.6 18 2.0 22
Three Bedroom 3-BR 1,637 4 2.0 8 2.0 8 2 8 2.0 8 2.0 8
Guest - - 0.15 38 0.33 84 0.25 64 0.125 32 0.125 32
Additional 12*
TOTAL PARKING 255 354 400 380 401 542

MERCURY PARKING PROVIDED
DELTA 46 11** 21 n/a -141
** Over-parked as 50% of the Commercial/Restaurant parking required (22) may be satisfied by the Residential Guest Parking The Mercury
Specific Plan
* Note: per the overall parking summary, there are twelve (12) spaces of "Additional Parking Provided" within the structure.

Bellflower TOD
Specific Plan
Pico Rivera
Standard
Hawthorne MU
Specific Plan THE MERCURY PROJECT Culver City Standard
7-6 Appendices PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN
BELLFLOWER SPECIFIC PLAN | Development Standards
OCTOBER 2019 97
TABLE 4.4 MUTOZ and MUCOZ Parking Standards

USE MINIMUM SPECIAL PROVISIONS
Mixed Use Corridor
Residential Parking may be unbundled from the units to better manage available parking and to reduce housing costs for residents using transit or other means in-lieu of a private automobile.

Studio Apartment 1 spaces / DU or as
determined by the
Director
Covered
1 Bedroom 1 spaces / DU or as
determined by the
Director
Covered
2 Bedrooms or more 2 spaces / DU or as
determined by the
Director
Covered
Guest .15 spaces / DU
or as determined by the
Director
Required guest parking may be transferred to
designated off-site parking locations or within
non-residential parking area on the same site
pursuant to the provisions of a DDA or similar
agreement approved by the City Council
Non-Residential
Retail 1 space / 420 SF Required on-site parking may be transferred to designated off-site parking locations pursuant
to the provisions of a DDA or similar
agreement approved by the City Council
Office 1 space / 660 SF Required on-site parking may be transferred to designated off-site parking locations pursuant
to the provisions of a DDA or similar
agreement approved by the City Council
Restaurant 1 space / 200 SF
1 space / 300 SF if no
eating on premises
Required on-site parking may be transferred to
designated off-site parking locations pursuant
to the provisions of a DDA or similar
agreement approved by the City Council

4.5.3 PARKING MANAGEMENT STRATEGIES FOR THE SPECIFIC

PLAN AREA
The Parking Management Plan also includes recommendations for the City to consider in managing parking effectively and facilitating a walkable “park-once” environment. Parking needs to accommodate numerous users. Priority, however, should be given to residents, visitors and patrons who have downtown as a destination to live, shop, dine and recreate. The public parking

BELLFLOWER TOD SPECIFIC PLAN
PICO RIVERA, CALIFORNIA Appendices 7-7

MERCURY SPECIFIC PLAN
GREEN LINE MIXED-USE SPECIFIC PLAN [5-3]
October 10, 2017
» The following are permitted in a setback area, provided they do not constitute a sight distance hazard as defined in Section 17.42.090 HMC:
+ Landscape features such as fountains, arbors, trellises, pergolas, colonnades, statuary, and other similar features, as well as works of art that also do not contain floor area.
+ Planting boxes or masonry planters.
+ Outdoor seating for pedestrians, restaurant customers, and similar uses + Walls and fences, in compliance with Chapter 17.48 HMC. + Other landscaped features as permitted in Section 17.20.100 HMC. • Parking. The parking requirements for each separate land use (e.g., residential and retail development as part of a mixed-use project) are applicable and shall be added together to determine the total parking requirements for the project. » Resident. All resident parking shall be in a subterranean and/or above-grade parking structure. Resident parking spaces shall be reserved for tenants of individual residential units and shall have separate and secured access from the parking for the commercial/retail uses and residential guests. Tandem parking is permitted provided that each residential unit has at least one parking space that is directly accessible at all times. Tandem parking must be assigned to individual units, and both the front and rear space must be assigned to the same unit. Because of the GLMUSP area’s proximity to transit options, the GLMUSP imposes these minimum parking requirements:
+ Bachelor/efficiency units and one-bedroom units. One parking space for each unit.
+ Two-bedroom units and larger. Two parking spaces for each unit. + Commercial/Retail and Residential Guest. Commercial and residential guest parking shall be shared and provided in a subterranean and/or above-grade parking structure. For the purposes of determining commercial/retail and residential guest parking requirements, restaurant uses have been assumed. + General Commercial. One space for each 250 square feet of gross floor area.

See also Residential Guest Parking.
+ Restaurant. One space for each 100 square feet of dining area, including covered outdoor dining space. See also Residential Guest Parking. + Residential Guest Parking. Residential guest parking shall be provided at a ratio of one space for every 3 residential units (rounded up). The above mentioned commercial/restaurant parking may satisfy 50% of its required parking using Residential Guest Parking. For instance, if a restaurant use

HAWTHORNE GREEN LINE MIXED USE SPECIFIC PLAN
7-8 Appendices PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN
CHAPTER 5. DEVELOPMENT STANDARDS AND DESIGN GUIDELINES [5-4] October 10, 2017
required 26 parking stalls, 13 of the Residential Guest Parking stalls may be utilized to satisfy that requirement.
+ Other Uses. Parking for other uses shall be provided pursuant to Chapter

17.58 HMC, Off-Street Parking. Any use that does not have an identified parking standard may be determined and approved by the Director of Planning and Community Development. No use more parking intensive than a restaurant is permitted.
+ Dedicated Car Sharing. In addition to the shared parking spaces, developer shall allocate 5 separate parking spaces dedicated to car sharing (e.g. Zipcar). + Residential lease parking restriction. Language shall be included in all new leases with the following restrictions:
o Regardless of the number of residents in a unit, residents leasing studios or 1-bedroom units shall only be allowed to park 1 car or less and residents leasing a 2-bedroom unit shall only be allowed to park 2 cars or less on-site.
o In the case that a resident agrees in writing to not utilize their stall or stalls, developer can allocate that stall(s) to another unit. » Parking Stall Dimensions and Turning Radius. The minimum parking stall dimensions are:
+ 8.5 feet wide (to center of double striped lines) and a combination of spaces that are either 15 feet or 18 feet deep to allow for design considerations, with no less than 55% of the stalls being 18 feet deep. + Adjacent to obstruction requiring access, additional three feet in width and/or depth.
+ 21-26 feet turning radius as determined by HMC 17.58.040. • Ground Floor Residential Security and Privacy. Ground floor access to the building will be secured and no private patios will be provided along Crenshaw Boulevard.

All ground floor units will include interior window coverings facing Crenshaw Boulevard. Windows shall also face away from loading areas, docks, and trash storage areas.
• Laundry. Laundry hookups shall be provided within each residential unit. • Bicycles. All bicycle parking shall be located in safe, convenient locations, encouraging the use of bicycle transportation by residents, residential guests, and retail customers.

HAWTHORNE GREEN LINE MIXED USE SPECIFIC PLAN CONTD.

PICO RIVERA, CALIFORNIA Appendices 7-9

MERCURY SPECIFIC PLAN
10/2/2020 American Legal Publishing - Online Library
library.amlegal.com/nxt/gateway.dll/California/culver/title17zoningcode/article2zoningdistrictsallowablelanduses/chapter17210residentialzoningdistricts… 1/1 Table 3-3A
Land Use Type: Residential Vehicle Spaces Required
Accessory dwelling units 1 uncovered space in addition to that required for the primary dwelling unit(s). (3)
Mobile home parks
1 space in conjunction with each mobile home site,
plus 1 space for each 2 mobile home sites for guest
parking, located as approved by the City.

Live/work unit
Up to 900 square feet: 2 spaces.

Greater than 900 up to 1500 square feet: 3 spaces.

Greater than 1500 square feet: 4 spaces.

Multi-family dwellings and residential
component of mixed-use development,
includes supportive housing and
transitional housing units (1) (2)
Studio micro-units: 0.5 space. (4)
Studio and 1 bedroom, up to 900 square feet: 1
space.

Studio and 1 bedroom, greater than 900 square
feet: 2 spaces.
2-3 bedroom units: 2 spaces.
4 bedroom units: 3 spaces.
1 space for every additional bedroom greater than

4. Guest parking: 1 space for every 4 residential
units.

CULVER CITY ZONING CODE
7-10 Appendices PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN

APPENDIX C - MARKET ANALYSIS

OBJECTIVES
Image Source: Property Website
Optimus Properties, LLC (“Optimus” or “Client”) retained RCLCO to complete a third party analysis for a proposed apartment development located at 8825 Washington Boulevard in Pico Rivera, California, to provide input for its internal business planning.

As currently envisioned, the community is planned to consist of approximately 255 market-rate apartment units, featuring a mix of unit types ranging from studio to threebedroom units.

The following analysis is designed to respond to the following key questions:
► Programming: Provide input and direction concerning programming, recommending a proposed program (types, sizes, mix, key in-unit features and parking) and project-wide amenities (pool, fitness, recreation room, etc.) as well as positioning.
► Positioning: Project achievable monthly rents and lease-up potential. ► Market: Assess demand (target market and depth of market) and supply (planned and proposed projects) conditions, culminating in overall market positioning and adequacy of market depth for the proposed apartment development program.

Nearby Pico Rivera Towne Center
Adjacent LA Fitness Gym
PICO RIVERA, CALIFORNIA Appendices 7-11

MERCURY SPECIFIC PLAN

KEY FINDINGS

SUBJECT SITE ASSESSMENT
► The subject site represents an exciting opportunity for new multifamily development in a market that has had almost no new product in the last two decades, and can capitalize on pent-up demand for new, high-quality units. ► The site’s location in the heart of Pico Rivera, proximate to neighborhood-serving retail and supermarkets, will be a major lifestyle draw, helping attract renters from across the Gateway Cities seeking new multifamily product in a central location. ► The site’s proximity to on-/off-ramps to the I-5, which are located two to three miles from the site (both west and south), offers convenient driving access to Downtown Los Angeles (a major employment hub for the target markets at the site), as well as to secondary employment cores throughout Los Angeles and Orange Counties.

ECONOMIC & DEMOGRAPHIC DRIVERS
► As of the writing of this report, it has become increasingly clear that the U.S. economy is headed for a recession as the normal functioning of commerce and society are shutting down in response to the coronavirus pandemic. There remains considerable uncertainty about the length and depth of this downturn, and depends to a large extent on how quickly the COVID-19 outbreak can be contained and extent of the disruption to global and domestic supply chains. The good news is that the Federal government is responding to this crisis with significant fiscal stimulus which could spur a rapid recovery once there is better clarity on the trajectory of the outbreak. Obviously, this situation warrants close monitoring as the trajectory could change materially, and quickly. ► As a longer-term project still in its planning stages, the subject site is likely to deliver and begin leasing when the economy has resumed a growth trajectory after a decline from the impacts of COVID-19, mitigating the near-term challenges of the recession that existing projects or those nearing completion are likely to face.

COMPETITIVE MARKET
► Pico Rivera has not experienced any new development in recent years, and as a result, has a low vacancy rate of 3.3% as of 2019. The extremely low vacancy rate (well below the 5% vacancy typically experienced by stabilized markets), along with the lack of new supply in decades, points to an undersupply of apartment units and potential pent-up demand.
► Rent growth in Pico Rivera has been robust despite no new supply additions, averaging 5.2% per year between 2015 and 2019.
► Other than the subject site, there no projects under construction or planned within the city of Pico Rivera.

TARGET MARKETS
► The recommended program includes a mix of smaller overall unit sizes and a greater emphasis on studio-, junior one-, and one-bedroom units, with a select number of larger unit types (two- and three-bedroom units). The program results in a weighted average unit size of 726 square feet, ranging from 544 square feet for studio units to 1,581 square feet for three-bedroom units. ► This program is designed to appeal to a mix of mostly young and mature professional renters within the Gateway Cities who are employed in Downtown Los Angeles and throughout Los Angeles and Orange Counties. These renters seek a high quality, well-amenitized lifestyle, and are willing to trade-off a greater commute distance for attractive chunk rents within a desirable residential community. Many of these renters are likely to have existing family or social ties to the Gateway Cities and Pico Rivera, and would especially value the unique product offering at this location.
► Secondary sources of demand include post-grad and empty nester renters, as well as families who could be drawn to two- and three-bedroom units at the site.

Source: RCLCO
7-12 Appendices PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN

KEY FINDINGS (CONTINUED)

RECOMMENDED PRICING & POSITIONING
► Considering the proposed contemporary apartment development program with a level of finishes and amenities consistent with new, high-quality institutional product in suburban locations in Southern California, we recommend positioning the subject site above the existing top of the Pico Rivera rental market, but below the newest communities in nearby submarkets, such as Cerritos and Alhambra, due to their respective locations (which are characterized by higher median incomes and median home values).
► RCLCO projects the subject site would achieve weighted average rents of $2,220 per unit, or $3.06 per square foot (in March 2020 dollars), for an average-sized, 726-square foot unit.
► We recommend a thoughtfully-programmed amenity package, including but not limited to a swimming pool, spa, outdoor lounge seating and BBQ grills, a fitness center with separate exercise studio and on demand classes, a business center or co-working space, a media-game room, as well as pet amenities (pet washing station and dog run).

ABSORPTION PACE & UNIT MIX
► RCLCO estimates that the subject site would be able to achieve a lease-up pace of approximately 20 units per month. At this pace, a project comprising 255 units at the site would reach a stabilized occupancy rate of 95% in approximately 15 to 16 months.
► One- and two-bedroom units would reach stabilization within 11 to 13 months. ► Studio units, which appeal to a narrower segment of the overall market, would take longer to absorb, at 15 months, but the longer absorption time is mitigated by the small number of these units within the overall program and may be a conservative assumption. While these units are untested in this market, the low chunk rents for an efficiently designed unit would in a new community would be attractive draw for young professionals and singles.
► The four three-bedroom units are projected to stabilize within four months.

Recommended Pricing & Program; Subject Site (March 2020 Dollars) Source: RCLCO
UNIT TYPE UNITS MIX AVG. SF NRSF AVG. RENT AVG. $/SF
TOTAL ANN.

REVENUE
Studio 24 9.4% 544 13,056 $1,890 $3.47 $544,320
Jr. 1BR 32 12.5% 575 18,400 $1,940 $3.37 $744,960
1BR 122 47.8% 617 75,274 $2,015 $3.27 $2,949,960
2BR 73 28.6% 988 72,124 $2,695 $2.73 $2,360,820
3BR 4 1.6% 1,581 6,324 $3,925 $2.48 $188,400
Total/Wtd. Avg. 255 100.0% 726 185,178 $2,220 $3.06 $6,788,460 UNIT

TYPE UNITS
ANNUAL
ABSORP.

MONTHLY
ABSORP.

MONTHS TO
STABIL. 95%

OCCUPANCY
Studio * 40 29 2.5 15.5
1BR * 138 122 10.2 12.9
2BR 73 74 6.2 11.3
3BR 4 12 1.0 4.0
Total 255 237 19.8 15.5
Summary of Absorption Potential by Unit Type; Subject Site Note: Junior one-bedroom units are allocated evenly between studio and one-bedroom units.

PICO RIVERA, CALIFORNIA Appendices 7-13

STRENGTHS
► Gateway Cities: Pico Rivera is located within the northern portion of the Gateway Cities, a cluster of cities bridging the City of Los Angeles with Orange County. While suburban in character, the Gateway Cities include among the most densely populated municipalities in the country. The existing housing stock is dominated by older single-family detached and multifamily communities, presenting opportunities for new residential development that can better meet the contemporary needs and preferences of the area’s population. ► Accessibility & Visibility: The subject site benefits from strong visibility and connectivity along Rosemead Boulevard and the I-5, offering convenient access to major employment and lifestyle cores throughout Los Angeles County. ► Proximity to Employment: The subject site enjoys driving proximity via I-5 to Downtown Los Angeles, where a large portion of the target markets are likely to be employed, as well as secondary cores throughout Los Angeles and Orange Counties.
► Proximity to Local Retail: The subject site is located in walking proximity to a variety of neighborhood retail centers that can serve residents’ every day shopping and lifestyle needs. Notable tenants include LA Fitness (located directly adjacent to the site), supermarkets and big-box retailers (Aldi and Walmart Supercenter), and a variety of coffee shops and fast-casual and full-service chain restaurants (Panera Bread, Starbucks, King Taco, and Chili’s, among many others). The proximity to retailers presents attractive opportunities for the site; for example, there may be the potential for the subject site to partner with the adjacent LA Fitness to provide discounted gym memberships to residents, allowing the subject site to offer a less extensive fitness center.

OPPORTUNITIES & CHALLENGES
► Neighborhood Growth Potential: The local area, which has historically been dominated by single-family homes, has not seen new development activity in recent years, with the exception of renovations of older communities such as California Villages and Corsica Apartment Homes. The subject site thus presents a strong opportunity to deliver a high-quality, newly-built multifamily community in the neighborhood and tap into pent-up demand for new housing within the submarket.
► First Mover: The subject site would be the “first mover” in terms of delivering high-quality, new multifamily product in this location. While we estimate sufficient demand in the submarket to support new development, the site will need to engage in effective marketing and creation of an attractive sense of place in order to attract households from across the Gateway Cities who may not have previously considered living in the local neighborhood.

SITE ASSESSMENT
Image Source: Google Maps
Subject Site & Surrounding Land Uses
Map Key
Subject Site
Retail/Entertainment/Restaurant
Schools
Parks
Religious/Public Use
Industrial Space
Other Multifamily
7-14 Appendices PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN

COMPETITIVE MARKET
Source: Leasing agent interview; Property website; Axiometrics; CoStar; RCLCO We identified and surveyed nine apartments communities within the Gateway Cities and surrounding areas, reflecting the highestquality communities that are likely to offer a similar product and lifestyle as the subject site. The lack of significant new apartment supply in Pico Rivera (with the exception of two communities being renovated) necessitates the inclusion of new communities located farther out in order to provide greater context for programming and positioning recommendations. While some of these communities may not be directly competitive, they provide helpful reference points regarding pricing potential and programming considerations. ► Pico Rivera: There are two competitive apartment communities within the city of Pico Rivera – California Villages and Corsica Apartment Homes. Both communities are currently undergoing renovations to both the units and the communities overall. While these communities are being updated with modern finishes and conveniences, they retain the unit layouts and functionality characteristic of older product, and are likely to maintain a positioning discount to new communities. » California Villages has been updating turnover units as they become available. » Corsica Apartment Homes, which had an unfortunate building fire, is rebuilding a large portion of their units, in addition to renovating existing units that were unaffected by the fire. ► Gateway Cities: Within the Gateway Cities, RCLCO identified five additional competitive properties on top of the communities in Pico Rivera. The communities outside Pico Rivera are all of newer vintage and delivered between 2016 and 2019, and are characterized by high-quality unit finishes, extensive community amenities, and an attractive lifestyle-offering characteristic of typical, institutional-quality apartment communities in Southern California. ► Alhambra and West Covina: To provide additional context, RCLCO surveyed competitive communities in Alhambra (88 at Alhambra Place) and West Covina as well (The Colony at the Lakes). While these communities are located outside of the Gateway Cities and are unlikely to represent significant competition to the site, they nonetheless offer additional examples of wellexecuted apartment communities that likely appeal to a similar set of target markets, and offer additional context in terms of successful product programs and amenity offerings.
► Pipeline: Other than the subject site, there no current projects under construction or planned within the city of Pico Rivera.

Map & Summary of Competitive Set

MAP KEY COMMUNITY NAME YEAR BUILT

YEAR LAST

RENOVATED

MARKET RATE
UNITS OCC. RATE AVERAGE SIZE (SF)

AVERAGE ASKING
RENT

AVERAGE ASKING
$/SF
1 88 at Alhambra Place (Alhambra) 2017 N/A 260 96% 800 $2,650 $3.31 2 California Villages (Pico Rivera) 1972 2020 212 93% 648 $1,840 $2.84 3 Corsica Apartment Homes (Pico Rivera) 1972 2020 141 90% 825 $2,006 $2.43 4 Miro (Santa Fe Springs) 2016 N/A 151 95% 898 $2,376 $2.65 5 Catalina (Whittier) 2019 N/A 174 100% 834 $2,348 $2.82 6 The Colony at the Lakes (West Covina) 2017 N/A 450 96% 871 $2,280 $2.62 7 Aria (Cerritos) 2016 N/A 197 91% 931 $2,949 $3.17
8 Avalon Cerritos (Cerritos) 2018 N/A 132 92% 965 $2,724 $2.82 9 Valentia Apartments (La Habra) 2017 N/A 335 96% 964 $2,532 $2.63 AVERAGE 2007 2020 228 95% 862 $2,409 $2.80
Subject Site

PICO RIVERA

THE MERCURY PROJECT
Fiscal Impact Analysis
Prepared For:

Optimus Properties, LLC
Prepared By:
1601 N. Sepulveda Blvd. #382
Manhattan Beach, CA 90266
www.kosmont.com

APPENDIX D - FISCAL IMPACT ANALYSIS
The Mercury Project
Fiscal Impact Analysis
December, 2021

Page 2 of 19 ends

The analyses, projections, assumptions and any examples presented herein are for illustrative purposes and are not a guarantee of actual and/or future results. Actual results may differ from those expressed in this analysis, as results are difficult to predict as a function of market conditions, natural disasters, pandemics, significant economic impacts, legislation and administrative actions.

December, 2021

REVISED DRAFT
Mr. Jerome Mickelson
Executive Vice President
Optimus Properties, LLC
1801 Century Park East Suite 2100
Los Angeles, CA 90067
RE: Fiscal Impact Analysis – Pico Rivera The Mercury Project Dear Mr. Mickelson:

Kosmont & Associates, Inc. doing business as Kosmont Companies (“Consultant” or “Kosmont”) is pleased to submit this Fiscal Impact Analysis (“Analysis”) for Optimus Properties, LLC’s (“Client”) proposed The Mercury Project mixed-use residential and retail complex (“Project”). The Project is located at 8825 Washington Blvd. in Pico Rivera (“City”), California.

Background
As an accommodation to City Planning, Client retained Kosmont to do an independent Analysis to evaluate the fiscal impact of the proposed 255-unit apartment and 5,500 SF retail Project being processed.

Analysis Description
This Analysis evaluates the stabilized annual fiscal revenues and expenditures expected for the City’s General Fund. Fiscal revenues were derived from estimating the various taxes associated with the Project including property taxes (secured and unsecured), business taxes, franchise taxes, direct and indirect sales taxes, and utility taxes. Fiscal expenditures such as public safety, public works and administration were estimated on a per capita basis using the City’s Fiscal Year 2021-2022 Adopted Budget, and the resident and employee population within the City.

The Analysis also examines the construction period jobs and wages, as well as the ongoing jobs from commercial operations and indirect/induced jobs from the future resident spending.

The analyses, projections, assumptions and any examples presented herein are for illustrative purposes and are not a guarantee of actual and/or future results. Actual results may differ from those expressed in this Analysis, as results are difficult to predict as a function of market conditions, natural disasters, pandemics, significant economic impacts, legislation and administrative actions.

The Mercury Project
Fiscal Impact Analysis
December, 2021

Page 3 of 19 ends

Table of Contents
Table of Contents ........................................................................................................................3

1.0 Project Description............................................................................................................4

2.0 Executive Summary ..........................................................................................................6

3.0 Market Context...................................................................................................................9

4.0 Fiscal Impacts..................................................................................................................11

5.0 Fiscal Expenditure Analysis............................................................................................15

6.0 Economic and Job Benefits ............................................................................................18 The Mercury Project
Fiscal Impact Analysis
December, 2021

Page 4 of 19 ends

1.0 Project Description
As a voluntary accommodation to City Planning, Client wants to demonstrate the fiscal implications of the Project to be developed.

Figure 1.1 Site Map & Aerial Photo
The Mercury Project
Fiscal Impact Analysis
December, 2021

Page 5 of 19 ends

1.2 Project Summary
The proposed improvements for the Project consist of 255 apartment units (35 studio units, 159 1-bedroom, 57 2-bedroom units and 4 3-bedroom units) with a weighted average size of approximately 700 square feet, and approximately 5,500 square feet of new retail along Washington Blvd. Five percent of units (13) may be set aside for low/moderate household incomes.

Figure 1.2: Site Plan
The Mercury Project
Fiscal Impact Analysis
December, 2021

Page 6 of 19 ends

2.0 Executive Summary
Economic Benefits
The Project will yield economic benefits to the City, Los Angeles County (“County”), and the region, as buildout is estimated to bring approximately $72 million in capital expenditures, excluding land acquisition and financing costs. Per IMPLAN analysis, that is estimated to yield an additional $49 million in indirect and induced regional economic output, totaling approximately $121 million Countywide.

Exhibit 2.1 Economic Benefits from Construction
Source: IMPLAN, Kosmont Companies (2021)
Construction is estimated to provide 684 Full Time Equivalent (FTE) jobs on site, with a total of 957 jobs Countywide ($67 million in wages), including indirect and induced impacts.

Operations
At full buildout, resident spending from the Project is estimated to support 143 Countywide service sector jobs ($8.2 million in wages) as shown in Exhibit 2.2. The City is expected to see a significant percentage of the new employment and economic activity.

Exhibit 2.2: Economic Benefits from Annual Operations
Source: IMPLAN, Kosmont Companies (2021)
Economic Benefits from Construction (One-Time / Short-Term) Employment Labor Income Economic Output
Direct (On-Site) 684 $50,292,000 $72,000,000
Indirect 63 $4,357,000 $11,450,000
Induced 210 $12,664,000 $37,496,000
Total Countywide 957 $67,313,000 $120,946,000
Estimated City Capture 698 $51,143,050 $74,447,300
Economic Benefits from Ongoing Operation (Annual)
Employment Labor Income Economic Output
Direct (On-Site) 22 $839,000 $1,603,000
Indirect 3 $219,000 $620,000
Induced 118 $7,156,000 $21,463,000
Total Countywide 143 $8,214,000 $23,686,000
Estimated City Capture 52 $2,683,000 $7,124,000
The Mercury Project
Fiscal Impact Analysis
December, 2021

Page 7 of 19 ends

Annual Fiscal Impact
The Project is estimated to generate an annual fiscal revenue of approximately $346,600 at full buildout in 2021 dollars, before inflationary adjustments. Annual incremental municipal service costs before inflation are estimated at $178,300, yielding an annual surplus of approximately $168,300 as shown in Table 2.1 below:

Table 2.1: Summary of Fiscal Impact
Source: Kosmont Companies, City of Pico Rivera Budget
Based on its blend of uses, the Project will provide significant tax revenues from a variety of sources and is expected to provide a more favorable level of revenue protection from future economic downturns for the City General Fund.

Project Net Annual Fiscal Impact
City General Fund Revenues
Estimated
Annual Total
Property Tax (Secured & Unsecured) $68,400
Property Tax in Lieu of MVLF $120,500
Sales & Use Tax (Direct On-Site) $34,700
Sales & Use Tax (Indirect Off-Site) $80,300
Utilty Users Tax $22,100
Franchise Fees: Gas, Electric, and Cable $12,500
Business Licenses $1,700
Fines/Forfeitures $6,400
Total Estimated General Fund Revenues: $346,600
City General Fund Expenditures
Public Safety $71,700
Public Works $30,400
General Government
Administration $6,800
Human Resources $3,800
Non-Departmental $22,000
Parks & Recreation $22,100
Community Economic Development $8,100
Other $3,800
Total Estimated General Fund Expenditures: $178,300
Estimated City Net Fiscal Impact (Rounded): $168,300
The Mercury Project
Fiscal Impact Analysis
December, 2021

Page 8 of 19 ends

Other Benefits
In addition to General Fund revenues and local job creation, the Project will provide indirect benefits to City and El Rancho Unified School District (“School District”) including:
• Increased State and County Highway funds (Measure M and SB 1) that are partially distributed based on population. The formula is somewhat complex, but Kosmont estimates approximately $5,000 per year based on the estimated 500 new residents. • The City will receive estimated development impact fees of $360,000 based on City fee schedule of 0.5% of residential construction cost.
• The School District will receive 20.4% of the basic 1% property tax levy, yielding $157,200 per year as shown in Exhibit 4.2.1 in a following section. • The School District will also receive $475,000 in developer school fees estimated at $2.63 per square foot of residential area.

The Mercury Project
Fiscal Impact Analysis
December, 2021

Page 9 of 19 ends

3.0 Market Overview
Kosmont prepared a summary evaluation of market data on inventory, absorption rates, lease rates and vacancy rates, as well as other factors that illustrate local market demand conditions for the multifamily and commercial retail product types proposed in the Project.

3.1 Multifamily Residential Market Trends
The residential market in Southern California is particularly robust, due to the high demand for housing and low housing production for decades. The eastern Los Angeles County market is relatively affordable by Southern California standards, with demand supported by migration from more expensive submarkets in Los Angeles and Orange Counties.

Kosmont examined data provided by CoStar and other data sources for Class A & B multifamily properties within a 3-mile radius of the Project site. Virtually all of the existing apartment inventory in the area is over 30 years old. There is only one other multifamily project proposed / under construction in the area, the 825-unit Modelo project located at 7316 E. Gage Ave. in Commerce, expected to be completed in 2023.
• Average asking rents have steadily increased ~4.4% per year to $1,787 per unit in 2021 • Vacancy rate consistently remained under 4%, dropping to 0.9% in 2021.

A history of asking rents and vacancy rates is provided in the chart below.

Figure 3.1: Multifamily Asking Rents and Vacancy Rate
Source: CoStar (2021)
The Mercury Project
Fiscal Impact Analysis
December, 2021

Page 10 of 19 ends

3.2 Retail Market Trends
Retail Market Data
To understand the retail market, Kosmont examined data provided by CoStar and other data sources for retail properties within a 3-mile radius of the Project site. There is likely limited demand for significant new retail shopping center in the vicinity, as there are many existing shopping centers nearby, including over 700,000 SF of retail space within half a mile of the Project site. • NNN rents have remained relatively flat reaching $22.71 psf in 2021 • Vacancy rates varied between 3.0 – 5.5%, holding steady at ~4.5% over the past two years
A history of retail asking rents and vacancy rates is provided in the chart below.

Figure 3.2: Retail NNN Rents and Vacancy Rate
Source: CoStar (2021)
The Mercury Project
Fiscal Impact Analysis
December, 2021

Page 11 of 19 ends

4.0 Fiscal Impacts
This Analysis is based on information provided by the Client, City, County Property Tax AuditorController’s Office, California Department of Finance (“DOF”), California Board of Equalization (“BOE”), and ESRI.

4.1 General Assumptions
Given the uncertainty of actual development timing and future inflation rates for revenues and expenses, Kosmont has focused this Analysis on the estimated annual revenues and expenses at full buildout in 2021 dollars. Other assumptions include:
• 3.3 employees per 1,000 SF of retail/restaurant, plus 4 apartment employees • Average of 1.5 to 3.5 residents per household (studio through 3 bedroom) • Fiscal impacts are estimated at stabilized occupancy

4.2 Fiscal Revenue Analysis

4.2.1 Property Tax
Property tax revenues are based on the anticipated assessed value of the Project upon full buildout and the applicable City property tax rates. The School District receives 20.4%, the General Fund receives 6.67% and the Lighting Maintenance District receives 2.2% of the annual 1.0% secured property tax general levy placed by the County. Based on the expected construction cost of $80 million, the Project is estimated to generate $157,200 and $68,400 in property taxes to the School District and City, respectively.

Exhibit 4.2.1 Property Taxes
Source: Kosmont Companies
Full Buildout
Baseline: Existing Assessed Value $ 4,450,000
Estimated New Assessed Value $80,000,000
Net Assessed Value $75,550,000
Total Secured Property Tax General Levy 1.00% $755,500
Estimated Unsecured Property Value $1,511,000
Unsecured Tax Levy 1.00% $15,110
Total Estimated Secured + Unsecured Property Tax $770,610 Distributions to Taxing Entities
Pico Rivera LTG Maintenance 2.20% $17,000
Pico Rivera General Tax Levy 6.67% $51,400
El Rancho Unified School District 20.4% $157,200
The Mercury Project
Fiscal Impact Analysis
December, 2021

Page 12 of 19 ends

4.2.2 Taxes in Lieu of VLF
Prior to 2004, a percentage of State of California motor vehicle license fee (“VLF”) was distributed to cities. In 2005, the State instituted a revenue swap, guaranteeing that municipalities within California receive a distribution equal to the VLF collected, plus a percentage equal to the annual increase in assessed value, which is equivalent to approximately 16% share of the basic levy, or estimated VLF revenues of $120,500 in 2021 dollars.

Exhibit 4.2.2 Taxes in Lieu of VLF
Source: Kosmont Companies, City of Pico Rivera 2021-22 Budget

4.2.3 Sales Tax (On-Site / Direct)
The Project plan provides up to 5,500 square feet of designated retail/restaurant space. Annual taxable sales are estimated at $1.65 million.

Based on the basic 1.0% sales tax allocated to cities, plus the 1.0% tax from Measure P that was approved in 2008, and a 10% add-on for State and County Pool use tax distributions, direct sales tax revenues to the City General Fund at stabilization are estimated at $34,700 per year, as shown.

Exhibit 4.2.3: Sales Tax (On-Site/Direct)
Source: BOE, City of Pico Rivera, and Kosmont Companies Full Buildout
Total AV within City (Roll Year 2019) $5,473,000,000
Current Property Tax In-Lieu of MVLF (FY2020-21) $8,729,000 Prop. Tax In-Lieu of MVLF per $1,000 of AV $1.59
Increased Project Assessed Value $75,550,000
Incremental Property Tax In-Lieu of MVLF to City $120,500 Stabilized
Washington Blvd Retail SF 5,500 SF
Estimated Taxable Sales - Retail $300.00 PSF $1,650,000 Sales Tax to City 1.00% $16,500
Measure P Tax 1.00% $16,500
Use Tax as % of Sales Tax 10.00% $1,650
Total Direct Sales & Use Tax to City: $34,700
The Mercury Project
Fiscal Impact Analysis
December, 2021

Page 13 of 19 ends

4.2.4 Sales Tax (Off-Site / Indirect)
Off-site / indirect sales tax revenue projections are estimated based on the taxable sales generated by the spending of Project residents and employees, off-site, within the City. Resident spending is based on average household incomes and BLS Consumer Expenditure Survey data, which provides spending habits of consumers based on average household income.

At stabilized occupancy, the total annual resident retail spending is estimated at $6.38 million Based on the Project’s location amid major shopping area, the Analysis assumes 60% Citywide capture rate for annual resident spending, yielding sales and use tax revenue to the General Fund estimated at $80,300 per year.

Exhibit 4.2.4: Sales Tax (Off-Site/Indirect)
Source: BOE, City of Pico Rivera, and Kosmont Companies

4.2.5 Other Tax Revenues
Exhibit 4.2.5: Other tax Revenue Per Capita Estimate
Source: City of Pico Rivera City Budget and Kosmont Companies Full Buildout
Estimated # Households 255
Estimated Annual Taxable Retail Spending / HH $25,000
Estimated Taxable Retail Spending by New Residents $6,375,000 Estimated Capture within City 60.0% $3,825,000
Sales Tax to City 1.00% $38,250
Measure P Tax 1.00% $38,250
Use Tax as % of Sales Tax 10.00% $3,825
Total Indirect Sales & Use Tax to City: $80,300
City Budget Category
2021/22City
Budget Allocation Basis
Relevant
City
Population Discount
Per
Capita
Factor
General Fund Revenues
Utility Users Tax $3,131,000 Service Population 72,525 0% $43.17 Franchise Fee: Gas, Electric, and Cable $1,767,000 Service Population 72,525 0% $24.36 Business Licenses* $1,433,000 Employee Population 18,750 0% $76.43 Parking Citations, & Other Fines/Forfeitures* $903,000 Service Population 72,525 0% $12.45 Total Selected Revenues $7,234,000
The Mercury Project
Fiscal Impact Analysis
December, 2021

Page 14 of 19 ends

Utility Users Tax
The City generates $3,131,000 per year in utility tax from local residents and businesses, which equates to $43.17 per resident/employee times 511 resident-equivalents at stabilized occupancy results in incremental increase of $22,100 per year.

Franchise Taxes
The City generates $1,767,000 in franchise fees, which equates to $24.36 per resident-equivalent times 511 resident-equivalents results in incremental increase of $12,500 at stabilized occupancy.

Business License Taxes
The City generates $1,433,000 per year in business license and misc. permits from local businesses and employees, which equates to $76.43 per employee, times estimated 22 employees at stabilized occupancy results in incremental City revenue increase of $1,700 per year.

Fines & Forfeitures
The City generates an estimated $903,000 per year in fines and forfeitures from local residents and visitors, which equates to $12.45 per resident-equivalent times 511 resident-equivalents at stabilized occupancy results in incremental increase of $6,400 per year.

The Mercury Project
Fiscal Impact Analysis
December, 2021

Page 15 of 19 ends

5.0 Fiscal Expenditure Analysis
General Fund expenditures such as Public Safety, Administration, Public Works, Community Development Services are estimated on a per capita basis.

At 95% stabilized occupancy, the Project is estimated to house 500 residents, based on the following per unit occupancy:
• 35 Studio Units @ 1.5 residents per unit
• 159 1-Bdrm Units @ 2.0 residents per unit
• 57 2-Bdrm units @ 2.5 residents per unit
• 4 3-Bdrm units @ 3.5 residents per unit
There are an estimated 22 employees to be working in the apartments and at the retail/restaurant space. At 95% apartment occupancy and 50% resident-equivalent factor for the employees, there is a total of 511 resident-equivalents. Using the City’s Fiscal Year 2021-2022 Adopted Budget, and the 63,150 resident population and 18,750 local employees (per U.S. Census Bureau Economic Studies) within the City, yields a resident-equivalent population of 72,525 as shown in Exhibit 5.1 below.

Exhibit 5.1 Citywide Daytime Population
Source; Kosmont Companies, ESRI
To estimate marginal revenue and costs, Kosmont reviewed select departments to estimate the fixed and variable components of the 2021/22 budget in order to estimate the per capita revenue and cost impact of the new residents and employees.

Total City Population (2021) 63,150
Total City Employee Population (2019) 18,750
Employee Weighting for Service Population 0.50
Total Weighted # Employees 9,375
Total City Service Population 72,525
The Mercury Project
Fiscal Impact Analysis
December, 2021

Page 16 of 19 ends

Exhibit 5.2 General Fund Cost Factors
Source: City Budget, Kosmont Companies
Public Safety
The Public Safety department is the largest budget expenditure item, at $12.7 million, representing approximately 28% of total expenditures. Assuming 80% variable costs, the per capita cost factor for incremental Public Safety costs are estimated at $140.23 per year as shown in Exhibit 5.2. With 511 resident-equivalents, the annual increase in service costs is $71,700.

Fire & EMS
Fire and Emergency Services are provided by the County and are paid by direct assessments from each property owner, so there is no impact on City budgets.

Public Works
Public Works department is second largest expenditure category at $8.6 million. Assuming 50% variable costs, the per capita cost factor is estimated at $59.56 per year. With 511 residentequivalents, the annual increase in service costs is estimated at $30,400.

General Government
General Government (City Manager, City Clerk, City Manager, Community Economic Development, Finance and Administrative Services) and Non-Departmental (Citywide functions) cost is $24.1 million per year. As shown in Exhibit 5.3, the per capita cost factors total approximately $150 per year. Based on the resident and employee population the incremental increase is estimated at $76,200.

In summary, at stabilized operations the Project will result in total annual allocated municipal service costs estimated at $178,300 in 2021 dollars, as shown in Exhibit 5.3 below.

General Fund Expenditures 2021/22City
Budget Allocation Basis
Relevant
City
Population
Discount
for Fixed
Costs
Per
Capita
Factor
Public Safety $12,713,000 Service Population 72,525 20% $140.23 Public Works $8,639,000 Service Population 72,525 50% $59.56 General Government
Administration $1,940,000 Service Population 72,525 50% $13.37 Administrative services $2,426,000 Resident Population 63,150 50% $19.21 Human Resources $1,086,000 Service Population 72,525 50% $7.49 Non-Departmental $6,233,000 Service Population 72,525 50% $42.97 Parks & Recreation $5,593,000 Resident Population 63,150 50% $44.28 Community Economic Development $5,738,000 Service Population 72,525 80% $15.82 Other $1,065,000 Service Population 72,525 50% $7.34
Subtotal General Government $24,081,000 $150.49
Total: Selected Expenditures $45,433,000 $350.28
The Mercury Project
Fiscal Impact Analysis
December, 2021

Page 17 of 19 ends

Exhibit 5.3 Annual General Fund Costs
Source: Kosmont Companies
As shown in Exhibit 5.4 below, the Project is expected to generate gross annual revenue of approximately $346,600 at full buildout, before inflation. The major contributors to City revenues are property tax and VLF In-Lieu at $188,000 or 54% of the total, followed by onsite and offsite sales tax with 33% of the total revenues After estimated incremental General Fund expenditures of $178,300 per year before inflation, the net fiscal surplus is projected to be $168,300 per year.

Exhibit 5.4: Summary of Net Fiscal Impact
Source: City of Pico Rivera, Kosmont Companies
Full Buildout
Expenditures
Public Safety Service Population $71,700
Public Works Service Population $30,400
General Government
Administration Service Population $6,800
Administrative services Resident Population $9,600
Human Resources Service Population $3,800
Non-Departmental Service Population $22,000
Parks & Recreation Resident Population $22,100
Community Economic Development Service Population $8,100 Other Service Population $3,800
Subtotal General Government $76,200
Total Multiplier Expenditures - Rounded: $178,300
Project Net Annual Fiscal Impact
City General Fund Revenues
Estimated
Annual Total
Property Tax (Secured & Unsecured) $68,400
Property Tax in Lieu of MVLF $120,500
Sales & Use Tax (Direct On-Site) $34,700
Sales & Use Tax (Indirect Off-Site) $80,300
Utilty Users Tax $22,100
Franchise Fees: Gas, Electric, and Cable $12,500
Business Licenses $1,700
Fines/Forfeitures $6,400
Total Estimated General Fund Revenues: $346,600
City General Fund Expenditures
Public Safety $71,700
Public Works $30,400
General Government
Administration $6,800
Human Resources $3,800
Non-Departmental $22,000
Parks & Recreation $22,100
Community Economic Development $8,100
Other $3,800
Total Estimated General Fund Expenditures: $178,300
Estimated City Net Fiscal Impact (Rounded): $168,300
The Mercury Project
Fiscal Impact Analysis
December, 2021

Page 18 of 19 ends

6.0 Economic and Job Benefits

6.1 Construction Cost
Construction of the Project is expected to take place in one phase. The estimated hard and soft costs for the Project, excluding land and financing are approximately $72 million. Land acquisition and financing costs are not referenced, as they do not impact the economic benefit calculations.

6.2 IMPLAN Modeling
This Analysis uses the IMPLAN (IMpact analysis for PLANning) econometric input/output model developed by the IMPLAN Group to quantify the economic benefit to the local region from Project construction / renovation and ongoing operations. This proprietary model estimates the economic benefits on the industries in a given geographic area based on known economic inputs, such as construction costs. The model estimates direct, indirect, and induced benefits expressed in terms of increased economic activity (“output”), earnings (“labor income”), and job creation.

Direct Economic Benefits: Direct benefits refer to the short-term business activity of general contractors involved in Project construction / renovation and the ongoing business activities of Project tenants.

Indirect Economic Benefits: Indirect benefits will result when local firms directly impacted by the Project purchase materials, supplies or services from other firms. Examples would include increased sales of building materials as a result of construction activity, and increased sales of inputs related to the business operations of tenants within the Project.

Induced Economic Benefits: Induced benefits relate to the consumption spending of employees of firms that are directly or indirectly affected by the Project. These would include the goods and services normally associated with household consumption (e.g., housing, retail purchases, local services, etc.).

Inputs for the IMPLAN economic benefit analysis include the development budget provided by the Client and permanent on-site employment information estimated by Kosmont. The permanent full-time employment estimates were derived from similar projects and industry standard persquare-foot employment densities for corresponding land use types.

The Mercury Project
Fiscal Impact Analysis
December, 2021

Page 19 of 19 ends

6.3 Construction Related Economic Benefits
During the construction period, the Project is expected to produce approximately 684 direct construction jobs, and combined with indirect and induced impacts, a total of 957 FTE jobs, $67 million in labor income, and approximately $121 million of economic output are expected to be captured within the County (see Exhibit 6.3.1).

Exhibit 6.3.1: Economic Benefits from Construction
Notes: Benefits during construction. 100% of direct benefits are estimated to be captured on-site.

Values in 2021 dollars.

Source: IMPLAN, Kosmont Companies (2021)

6.4 Economic Benefits from On-Going Operations
At Project’s completion, the apartments and onsite retail is projected to provide 22 jobs. In addition, resident spending is expected to support approximately 118 induced jobs, for a total of 143 Countywide jobs, $8.2 million of labor income, and $23.7 million economic output. (see Exhibit 6.4.1). It is estimated that 52 of the jobs and $7.1 million of economic activity will be in City establishments.

Exhibit 6.4.1: Economic Benefits from On-Going Operations Notes: 100% of direct benefits captured within Pico Rivera + 25% of indirect/induced.

Source: IMPLAN, Kosmont Companies (2021)
Economic Benefits from Construction (One-Time / Short-Term) Employment Labor Income Economic Output
Direct (On-Site) 684 $50,292,000 $72,000,000
Indirect 63 $4,357,000 $11,450,000
Induced 210 $12,664,000 $37,496,000
Total Countywide 957 $67,313,000 $120,946,000
Estimated City Capture 698 $51,143,050 $74,447,300
Economic Benefits from Ongoing Operation (Annual)
Employment Labor Income Economic Output
Direct (On-Site) 22 $839,000 $1,603,000
Indirect 3 $219,000 $620,000
Induced 118 $7,156,000 $21,463,000
Total Countywide 143 $8,214,000 $23,686,000
Estimated City Capture 52 $2,683,000 $7,124,000
7-34 Appendices PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN

APPENDIX E - GENERAL PLAN CONSISTENCY
The Pico Rivera General Plan was approved by the City Council on October 28, 2014 containing the following elements:
• Land Use
• Housing
• Circulation
• Community Facilities
• Economic Prosperity
• Environmental Resource
• Safety
• Healthy Community
• Noise
The following pages contain the existing Pico Rivera General Plan Policies from the aforementioned elements and their relationship/applicability to the Mercury Specific Plan as required to address project consistency with the City’s General Plan Policies.

PICO RIVERA, CALIFORNIA Appendices 7-35

MERCURY SPECIFIC PLAN

LAND USE
Goal 3.1 Protect and enhance the character of the City’s rural residential neighborhoods which are the last vestige for animal keeping and agricultural activities within Pico Rivera.

Policies Project Consistency

3.1-1 Land use. Retain the Rural Residential land use
designation in its current locations.

N/A,The Project is not in a Rural
Residential area.

3.1-2 Equestrian trails. Expand the equestrian trail system to complete connections from the City’s rural residential neighborhoods to existing and future equestrian facilities.

N/A,The Project is not in a Rural
Residential area.

3.1-3 Equestrian uses. Establish equestrian oriented uses at the Bicentennial Park Campground adjacent to the Sports Arena.

N/A, not part of this area.

3.1-4 Equestrian facilities. Preserve the horse ranch
located east of the I-605 freeway north of Rose Hills
as an equestrian oriented facility and expand safe trail connections to this facility from the rural residential neighborhoods and any future equestrian facilities.

N/A, not part of this area.

Goal 3.2 Enhance key entryways and gateways to the city to create a distinct sense of arrival and identify a central space for civic gathering to promote a positive image and strengthen the identity of Pico Rivera.

Policies Project Consistency

3.2-1 Gateway Design and Improvement. Create a citywide entry and wayfinding signage program to create clear entry statements at key gateways to the city, to improve the identification of important destinations throughout the city, to distinguish and brand the city and for beautification.

Design gateway treatments for key entryways into the city that incorporate landscaping,signage, public art, and/or structural elements that communicate a sense of arrival.

N/A, not a key gateway to the city.

3.2-2 Central Gathering Place. Enhance the Smith Park/
Pico Rivera Library Area as a central gathering place by creating a more diverse array of community services –
farmers market, shopping, entertainment, recreation, and community events.

N/A, not part of this area.

3.2-3 Investment. Focus community investment and
resources in the development of the Smith Park/Pico
Rivera Library area as a central gathering place and focal point for the city.

N/A, not part of this area.
7-36 Appendices PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN

LAND USE
Goal 3.5 Recognize the importance of the Whittier Narrows Dam, Rio Hondo and San Gabriel River channels in shaping the character, identity and physical structure of the community by protecting and enhancing these features.

Policies Project Consistency

3.5-1 Trails. Expand bicycle and pedestrian trails, where feasible along the Rio Hondo and San Gabriel River
channels.

N/A, not part of this area.

3.5-2 Habitat. Identify areas where natural habitats along the Rio Hondo and San Gabriel River channels could be
restored.

N/A, not part of this area.

3.5-3 Recreation. Identify opportunities for passive
recreation areas within and along theWhittier Narrows
Dam, Rio Hondo and San Gabriel River channels.

N/A, not part of this area.

3.5-4 Open Space and Landscaping. Identify opportunities to provide open space/parks and/or landscaping along the Whittier Narrows Dam, Rio Hondo and San Gabriel River
channels that will soften and enhance the edges adjacent to these natural features.

N/A, not part of this area.

Goal 3.6 Improve the community image by ensuring a consistent level of high quality design and ongoing maintenance and improvement of existing development.

Policies Project Consistency

3.6-1 Design Guidelines. Ensure a consistent level of high quality design through the development of design guidelines and a design review process for new development. At a
minimum, the design guidelines should provide direction on the following:
• Site design
• Building design
• Parking and circulation
• Landscaping
• Services and Accessory Structures
Consistent - Design Guidelines contained
herein are intended to ensure high quality
design, provide direction for the referenced
elements and the city’s design review
process will facilitate their implementation.

PICO RIVERA, CALIFORNIA Appendices 7-37

MERCURY SPECIFIC PLAN

LAND USE
Policies Project Consistency

3.6-2 Sustainable Development. Promote land development practices that reduce energy and water consumption,
pollution, greenhouse gas emissions, and disposal of waste materials incorporating such techniques as:
• Concentration of uses and design of development to
promote walking, bicycling, and use of public transit in lieu of the automobile;
• Encourage development of transit-oriented
development near public transit and residential areas;
• Capture and reuse of stormwater on-site for irrigation; • Management of wastewater and use of recycled water,
including encouraging the use of grey water;
• Orientation of buildings to maximize opportunities for solar energy use, daylighting, and ventilation;
• Use of landscapes that conserve water and reduce
green waste;
• Use of permeable paving materials or reduction of
paved surfaces;
• Shading of surface parking, walkways, and plazas and
incorporation of solar technology; and/or
• Recycling and/or salvaging of reuse of construction and demolition debris.

Consistent - Concentration of uses at this
location is designed to promote the use of
available transportation alternatives to the
automobile.

The site is adjacent to public transit such
as the Line 50 bus alongWashington
Boulevard, Metro Line 266 on Rosemead
Boulevard, as well as the proposed
Rosemead Blvd.Transit Station and Gold
Line Extension Alternative and residential
areas.

Project surface parking will be shaded
to reduce the urban heat island effect
and other sustainable land development
practices will be implemented, including
but not limited to the integration of solar
power, water conservation and water
quality in accordance with California codes.

3.6-2 Retrofits. Encourage retrofits and reuse of older and underutilized industrial and commercial buildings
throughout the city to create more modern buildings and sites with a higher quality of design.

N/A, a city policy to encourage retrofits.

The project is not a building retrofit or
building reuse project.

3.6-3 Code Enforcement. Improve the appearance of
substandard structures, properties and signage through
improved code enforcement efforts, which is the primary means to ensure that properties are well maintained.

N/A, a city policy regarding code
enforcement.

3.6-4 Sign Ordinance. Update the existing sign ordinance to better regulate the quantity of signs as well as size, location and overall design to maintain and enhance the visual
quality of the community.

N/A, a city policy regarding updating of the
existing sign ordinance.
7-38 Appendices PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN

LAND USE
Goal 3.7 Protect and enhance existing residential neighborhoods, assuring that they are safe, attractive, provide quality housing choices and are designed and maintained to enhance livability.

Policies Project Consistency

3.7-1 Design. Regulate the design and site planning of new development in and adjacent to residential neighborhoods to ensure compatibility between the new development and the existing residential areas.

Consistent - Site planning and project
design is regulated by this specific plan to
ensure compatibility between new and
existing areas.

3.7-2 Neighborhood Revitalization. Promote revitalization of neighborhoods in need by maintaining public
improvements, encouraging infill development compatible with the scale and character of existing development,
and supporting public and private efforts to upgrade
and maintain neighborhood appearance and the existing
housing stock.

Consistent - The Project revitalizes the
neighborhood by replacing a vacant
commercial site with mixed-use infill
development upgrading neighborhood
appearance. While the project proposes
to be approximately 15’ higher than the
adjacent LA Fitness retail use,residential
(and office) heights are typically greater than
retail heights so is compatible with the scale
and character of the existing commercial
development.

At the NW corner of the building
where it interfaces with the residential
neighborhood, the building height has
been reduced to three stories, the massing
reduced, and rooftop recreation facilities
moved SE and away from the residential
edge to reduce activity where the building
transitions to the residential neighborhood.

3.7-3 Housing Maintenance. Promote the maintenance of
existing residential units and improvements through code enforcement and the Housing Rehabilitation Program
to assure a quality living environment for residents and consistency with their neighborhood setting.

N/A

3.7-4 Safety. Require that residential developments
be designed to facilitate and enhance neighborhood
surveillance for safety.

Consistent - The Project is designed in such
a way that neighborhood surveillance will
be enhanced as a result of having residents
on all four sides of a building that previously
had no residents.

3.7-5 Innovative Housing. Encourage development of
innovative forms of housing that increase the diversity of affordable housing options in the city and provide
additional quality housing options for residents of all income levels.

Consistent - The Project increases the
diversity of more affordable housing options
for residents in the city.

PICO RIVERA, CALIFORNIA Appendices 7-39

MERCURY SPECIFIC PLAN

LAND USE

3.7-6Walkability. Maintain sidewalks, parkways,street trees and landscaping throughout the residential neighborhoods to create a pleasant environment for walking and outdoor activities.

Consistent -While this is not a “residential
neighborhood”, street trees and street
furniture are proposed in the public right of
way as part of the project.

Goal 3.8 Diverse and attractive commercial, office and mixed-use development that serves the community’s needs and contributes to the City’s economic vitality.

Policies Project Consistency

3.8-1 Appearance andVitality. Support public and private efforts to reinvest in and renovate existing commercial development to increase economic vitality, improve
aesthetic appearance, expand pedestrian orientation and enhance street frontages.

Consistent - Per policy

3.8-2 Reuse and Intensification. Promote the reuse of
vacant, underutilized and inefficient commercial uses for more economically productive purposes, including higher intensity businesses, housing and mixed-use development.

Consistent - Per policy

3.8-3 Revitalization of Obsolete and Underused Properties.

Encourage the consolidation of small parcels, joint publicprivate partnerships and land clearance and resale, to facilitate revitalization of underused and obsolete
commercial properties.

Consistent - Per policy

3.8-4 New Commercial and Mixed-Use Development.

Promote high quality commercial, office and mixed-use
development and redevelopment that is compatible with
surrounding uses, and enhances adjacent streetscapes.

The Specific Plan Development Standards
and Design Guidelines are designed
to promote a high quality mixed-use
development compatible with surrounding
uses and enhancing the adjacent streetscape.

3.8-5 Diversity of Uses. Provide for and encourage the
development of a broad range of uses in the commercial
areas that reduce the need to travel to adjoining
communities and capture a greater share of local spending.

Consistent - The Project will add to the
broad range of uses in this commercial area,
reduces the need to travel to adjoining
communities and increases the share of
local spending.
7-40 Appendices PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN

LAND USE

3.8-6 Enhanced Design Character. Encourage the
renovation, infill and redevelopment of existing commercial areas to improve their architectural design and quality, reduce the visual prominence of parking lots, make centers more pedestrian friendly,reduce visual clutter associated with signage, and enhance the definition and character of the street frontage and associated streetscapes.

Consistent - The Project will, among other
things, includes infill and redevelopment of
existing commercial areas to improve their
architectural design and quality.

Policies Project Consistency

3.8-7 Buffering Adjoining Residential Areas. Require
buffering, screening, setbacks and other measures for new and expanded commercial uses adjacent to residential
neighborhoods to minimize impacts and compatibility
conflicts.

Consistent - The Project is not proposing
any commercial uses on the sides adjacent
to residential uses.

3.8-8 Connectivity to Neighborhoods. Link commercial
districts to adjoining residential neighborhoods and
other districts by well-designed and attractive pedestrian sidewalks and trails, where appropriate.

Consistent -While the project is not solely
commercial, it is within a commercial
district and will be linked to adjoining
residential neighborhoods by pedestrian
sidewalks and trails as shown in Exhibit 3-3,
Goal 3.9 A wide range of quality industries that provides job opportunities for Pico Rivera’s residents while ensuring compatibility with nearby residential neighborhoods.

Policies Project Consistency

3.9-1 New Industrial Development. Promote high
quality industrial development and redevelopment that
is compatible with surrounding uses and enhances the
adjacent streetscape.

N/A, not an industrial development.

3.9-2 Promote Industrial Development. Promote
recruitment of a diverse range of new industrial users and retention and intensification of existing users that offer job opportunities for the city’s residents and revenues to the City.

N/A, not an industrial development.

3.9-3 Supporting Uses. Encourage the integration of
compatible supporting uses in industrial districts that serve the needs of employees and reduce their need to travel offsite during the workday.

N/A, not in an industrial district.

PICO RIVERA, CALIFORNIA Appendices 7-41

MERCURY SPECIFIC PLAN

LAND USE

3.9-4 Design and Buffer. Ensure that industrial
developments are sited and adequately buffered from
surrounding neighborhoods and development to minimize
negative impacts such as visual pollution, noise, odors, truck activities, and other such conflicts on non-industrial uses.

N/A, not an industrial development.

3.9-5 Infrastructure. Ensure the long-term maintenance
of the city’s roads that are more heavily impacted by
industrial, trucking uses.

N/A, The Project has no jurisdiction over
maintenance of the city’s roads.

Goal 3.10 A mix of governmental, educational, recreational and open space facilities that conveniently support the needs of Pico Rivera’s residents and businesses.

Policies Project Consistency

3.10-1 Adequate Facilities. Ensure that community facilities and parks are distributed equitably throughout the city to provide efficient services to the broadest number of residents.

N/A, equitable distribution of parks within
the city is beyond the purview of the
project proponent.

3.10-2 Location. Locate new parks, community centers,
schools and other public facilities to be easily accessible by local residents, facilitate opportunities for joint use and enhance neighborhood interaction and identity.

N/A, the location of new parks, community
centers,schools and other public facilities
within the city is beyond the purview of the
project proponent.

3.10-3 Coordination with Non-City Public Service
Providers. Coordinate, partner with, and encourage school and utility districts and other government and independent agencies that may be exempt from City land use control
and approval to plan and improve their properties and
design improvements to achieve a high level of visual and architectural quality that maintains the character of the neighborhoods or district in which they are located.

N/A, project proponent is not a Public
Service Provider.

3.10-4 Parks and Open Spaces. Seek to expand the city’s parklands, greenways and open spaces as land and funding become available, encouraging the redevelopment of vacant sites and coordinate with the appropriate regional agencies for future planning related to the river corridors, the Bicentennial Park Campground and the Sports Arena area.

N/A, the expansion of the city’s parklands,
greenways and open space within the
city is beyond the purview of the project
proponent.

Goal 3.11 New growth and redevelopment that is carefully planned, efficient, and contributes positively to the community.

Policies Project Consistency

3.11-1 Annexation Proposals. Support annexation
proposals that provide for the efficient extension of City infrastructure and services and contribute positively to the City’s fiscal viability and quality of life.

N/A, The Project is not an annexation.
7-42 Appendices PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN

LAND USE

3.11-2 Specific Plans. Support the preparation and adoption of new specific plans consistent with policies pertaining to the redevelopment of properties within opportunity areas to assure achievement of the intended scale, character and quality of development.

Consistent - The Project will adhere to
policies pertaining to the redevelopment
of properties within opportunity areas and
to policies herein to assure achievement of
the intended scale, character and quality of
development.

Goal 3.12 Inventory and protection of Pico Rivera’s historic and cultural resources.

Policies Project Consistency

3.12-1 Identification. Maintain and periodically update the inventory of historic and cultural resources.This inventory shall include properties that may be eligible for listing in national and state registers as well as properties that do not meet the criteria for these registers but are important to protect in terms of local significance.

N/A,The Project site does not include
historic or cultural resources.

3.12-2 Adaptive Reuse. Encourage the adaptive reuse of
buildings of historical significance to serve meaningful contemporary uses while preserving the character,spirit and original identity of the structures.

N/A,The Project does not have buildings of
historical significance.

3.12-3 Consultation. Consult with appropriate
organizations and individuals to minimize potential impacts to historic and cultural resources, including the Pico Rivera History and Heritage Society.

N/A,The Project does not have buildings of
historical and cultural significance.

3.12-4 Education. Support programs to raise the awareness of the city’s historic resources and the value of their protection.

N/A,The Project does not have buildings of
historical significance.

Goal 3.13 Coordinate land use planning programs between local, regional, State and Federal agencies.

Policies Project Consistency

3.13-1 Planning Coordination. Ensure that City planning activities are coordinated with other affected or
responsible government agencies as appropriate.

N/A, City planning activities coordinated
with other affected or responsible
government agencies is beyond the purview
of the project proponent.

3.13-2 Regional Planning. Participate in regional planning efforts with the Gateway Cities Council of Governments, Southern California Association of Governments (SCAG),
Los Angeles County Metropolitan Transportation
Authority (Metro),Watershed Conservation Authority and
other appropriate organizations to ensure that City issues and interests are represented.

N/A, City planning efforts with other
affected or responsible government agencies
is beyond the purview of the project
proponent.

3.13-3 Project Review. Review, comment and coordinate on plans and projects of overlapping or neighboring agencies to ensure compatibility with the City’s General Plan and to make certain that impacts on the city are mitigated.

N/A, City planning coordination with
overlapping or neighboring agencies
is beyond the purview of the project
proponent.

PICO RIVERA, CALIFORNIA Appendices 7-43

MERCURY SPECIFIC PLAN

HOUSING
Goal 1 Preserve and improve existing housing
Policies Project Consistency

1.1: Encourage the maintenance and repair of the
City’s housing stock through code enforcement and
rehabilitation programs.

N/A, maintenance and repair of the City’s housing
stock within the city is beyond the purview of the
project proponent.

1.2: Preserve the integrity of the existing singlefamily neighborhoods in the community.N/A, the project is not within an existing singlefamily neighborhood.

Goal 2. Encourage access to opportunities for affordable housing Policies Project Consistency

2.1: Support and promote the creation of new
opportunities for affordable housing.

Consistent - The Project creates new opportunities
for affordable housing.

2.2: Cooperate with private and public sector
entities in identifying strategies that will be effective in the development of new affordable housing.

Consistent - The Project has cooperated with
the public and private sector to create new
opportunities for affordable housing.

2.3: Promote and support those programs that will
assist lower-income households in the purchase of
their homes.

Consistent - The Project supports programs that
will assist lower-income households in the purchase
of their homes.

Goal 3. Ensure an adequate supply of housing for households with special needs Policies Project Consistency

3.1: Cooperate with housing providers and
developers to promote the development of housing
to accommodate those households with special
needs.

Consistent - The Project includes housing that
accommodates those with special needs in
accordance with State law and will be making
access improvements at Washington & Rosemead.

3.2: Pursue the feasibility of providing additional
senior housing opportunities in the City.

Consistent - The Project includes housing that is
available to seniors.

3.3: Recognize the basic shelter needs of homeless
persons.

N/A,The basic shelter needs of homeless persons
within the city is beyond the purview of the project
proponent.

Goal 4. Provide adequate sites to meet the existing and future housing needs of the City Policies Project Consistency

4.1: Support the development of higher density
housing along selected arterial corridors as a means
to accommodate the City’s projected housing need.

Consistent - The Project includes higher density
housing along a selected arterial corridors as
a means to accommodate the City’s projected
housing need.

4.2: Establish a mixed-use overlay zone and increase
minimum density in identified areas to meet the
City’s housing need.

Consistent - Mixed use and increased density will
be implemented by the Specific Plan to help meet
the City’s housing need.
7-44 Appendices PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN

HOUSING
Goal 5. Remove Governmental Constraints
Policies Project Consistency

5.1: Continue to support changes to the City’s
Zoning Ordinance as a means to streamline the
development process.

Consistent - The Project Specific Plan establishes
new zoning and development standards to
streamline the development process.

5.2: Continue to support reduced fees and/or
development standards for those developments
that meet the criteria for being affordable.

N/A, the reduction of fees is beyond the purview of
the project proponent.

5.21: Continue to encourage the use of energysaving technology in the design and construction of new housing.

Consistent - The Project supports energy saving
technologies and will meet or exceed California’s
current Green Building Code.

Goal 6. Promote Equal Housing Opportunities
Policies Project Consistency

6.1: Continue to promote housing opportunities
for all persons regardless of race,religion,sex,
marital status, ancestry, national origin, color or the presence of persons with disabilities.

Consistent - The Project is developing housing
opportunities for all persons regardless of race,
religion, etc. in accordance with State law.

6.2: Continue to promote greater awareness of
tenant and landlord rights.

Consistent - The Project will promote awareness of
tenant and landlord rights in accordance with State
law.
1 There are two Policy 5.2s in the General Plan.This Policy should read as 5.3.

PICO RIVERA, CALIFORNIA Appendices 7-45

MERCURY SPECIFIC PLAN

CIRCULATION
Goal 5.1 Promote active living, improve local air quality, and enhance the livability of the community through an integrated multimodal network that serves all users within the City and offers convenient mobility options, including vehicular travel, transit services, bicycle routes, and pedestrian paths.

Policies Project Consistency

5.1-1 Multimodal Options. Make transportation
mode shifts possible by designing, operating, and
maintaining streets to enable safe and convenient
access and travel for all users—pedestrians,
bicyclists, transit riders, and people of all ages
and abilities, as well as freight and motor vehicle
drivers—and to foster a sense of place in the public
realm.

N/A, The designing, operating, and maintaining
streets is beyond the purview of the project
proponent.

5.1-2 Serve All Users. Provide a safe, efficient, and
accessible transportation network that meets
the needs of all users in the community, including
seniors, youth, and the disabled, and contributes to
the community’s quality of life by:
• Balancing the needs of all users of the public
rights-of-way by providing safe and convenient
travel and access for bicyclists, transit riders,
freight and motor vehicle drivers, and people of
all ages and abilities.
• Designing streets to accommodate larger
vehicles such as buses, fire service vehicles, and
freight delivery trucks without compromising
pedestrian and bicycle safety.
• Providing safe and comfortable access for
persons with disabilities.
• Providing public open space that integrates
amenities including street trees and landscaping,
street and sidewalk lighting, transit facilities,
street furniture, water features, and public art
work
Consistent - The Project includes accessibility
features and will be constructing an access ramp
at the corner of Washington and Rosemead to
facilitate access.
7-46 Appendices PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN

CIRCULATION
Policies Project Consistency

5.1-3 Complete Streets. Accommodate other
modes of travel such as bicycling and walking
when implementing roadway improvements, where
feasible.
• Promote the use of transit by improving the
efficiency of transit systems and creating safe
and attractive walking environments.
• Promote the ability to walk by providing safe
and comfortable pedestrian facilities and traffic
signal timing that allows for the safe crossing of
major roadways by pedestrians.
• Provide street lighting that is attractive,
functional, and appropriate to the character
and scale of the neighborhood or area, and that
contributes to vehicular, pedestrian, and bicycle
safety.
• Demand-actuated traffic signals should
include push buttons to signal the need for
pedestrians to cross, and include audible signals
and countdown signs to assist the disabled in
crossing streets.
• Demand-actuated traffic signals corresponding
with bicycle routes should include bicycle
sensitive loop detectors or push buttons
adjacent to the curb.
• Permit the sharing or parallel development of
pedestrian walkways with bicycle paths, where
this can be safely accomplished, in order to
maximize the use of public rights-of-way.
• Require the construction of attractive walkways
in new residential, commercial, office, and
industrial developments, including provision of
shading for pedestrian paths.
• Maximize visibility and access for pedestrians,
and encourage the removal of barriers for safe
and convenient movement of pedestrians.

Consistent - The project facilitates use of transit by
densifying this location and provides a landscaped
pedestrian plaza with street furniture that includes
visitor and resident bicycle parking for safe and
convenient movement of pedestrians and bicycle
users within the project as well as on and offsite
improvements for wheelchair access.

5.1-4 Smart Growth Development. Integrate
transportation and land use decisions to enhance
opportunities for development that is compact,
walkable, and transit oriented.

Consistent - The Project includes development
that is compact and will enhance opportunities for
walkability, and transit oriented living.

PICO RIVERA, CALIFORNIA Appendices 7-47

MERCURY SPECIFIC PLAN

CIRCULATION
Policies Project Consistency

5.1-5 Access to Key Locations. Strive to provide
multimodal access throughout the City, but
especially to key locations such as employment
centers,schools, parks medical facilities, libraries,
and grocery stores.

Consistent - The Project location and existing and
proposed transportation infrastructure provides
multimodal access throughout the City.

5.1-6 System Expansion. Require new development
to expand the system and increase efficiency.

Consistent - Mitigation fees determined in part by
the traffic impact analysis may contribute funds to
area-wide transit improvements.

5.1-7 Transit Ridership.“Utilize the Gateway Cities
2014 Strategic Transportation Plan as a guide
to analyze proposed and future transportation
projects that affect transit ridership, personal
vehicle travel, and other modes at a local and
regional level.

N/A - Analyzing proposed and future transportation
projects is beyond the purview of the project
proponent.

5.1-8 Context-Sensitive Street Standards. Design
and operate streets and intersections to be
sensitive to adjacent land uses and districts and to
all roadway users, including transit, bicycles, and
pedestrians, where appropriate.

N/A - Designing and operating streets and
intersections is beyond the purview of the project
proponent.

5.1-9 Roadway Sizing. Provide appropriate roadway
sizing in the city. Where roads are wider than
traffic requires, consider converting surplus land
to landscaped medians, bicycle lanes, and wider
sidewalks to make the roadway more pedestrian
and bicycle friendly.

N/A - Roadway sizing is beyond the purview of the
project proponent.

5.1-10 Amenities. Improve streetscape amenities
around the city, including bus shelters and trash
receptacles to create an enhanced environment and
encourage usage.

N/A - Improvement of streetscape amenities
around the city is beyond the purview of the
project proponent.

Goal 5.2 A roadway system that ensures the safe and efficient movement of people, goods, and services.

Policies Project Consistency

5.2-1 Roadway Plan. Plan, design, and improve
roadways in accordance with Figure 5-1 Circulation
Plan.

N/A - Roadway planning design, and improvement is
beyond the purview of the project proponent.
7-48 Appendices PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN

CIRCULATION
Policies Project Consistency

5.2-2 Level of Service Objective. Strive to achieve
and maintain operations at intersections at LOS D
or better at peak travel times within the City.
• In those locations where this objective is
infeasible, implement all feasible mitigation
measures.
• Require all development projects to provide
their fair share (in the form of physical
improvements and/or fee payment) for all
feasible improvements.

Consistent - The Project supports the maintenance
of operations at intersections and fair share
improvements as necessary.

5.2-3 Alternative Measures to Increase Efficiency.

Maximize the operational efficiency of the roadway
system by developing alternative measures where
improvements are needed but are not feasible
to implement. Measures can include traffic
demand management programs, consolidation of
driveways, and prohibiting on-street parking to ease
congestion.

Consistent - The Project TDM program is described
in the Traffic Study as part of the environmental
review and the project has consolidated driveways
from two to one.

5.2-4 Intersections. Identify intersection
improvements needed throughout the city to
provide acceptable levels of service to maintain
consistency with the Circulation Element.

N/A - Identification of intersection improvements
needed throughout the city is beyond the purview
of the project proponent.

5.2-5 Bridge Widening. Work with surrounding
jurisdictions and the Southern California
Association of Governments to plan for and secure
funding for needed future bridge improvements
over the Rio Hondo and San Gabriel Rivers.

N/A - Coordination of bridge widening work with
surrounding jurisdictions is beyond the purview of
the project proponent.

5.2-6 Roadway Capacity. Create additional roadway
capacity along Passons Boulevard and other
roadways, where feasible, through elimination of onstreet parking (either all day or during peak hours), as well as other street improvements that can be
made within the existing right-of-way.

N/A - Creating additional roadway capacity along
Passons Boulevard is beyond the purview of the
project proponent and there is no on-street
parking onWashington Blvd.

5.2-7 Park and Ride Lots. Maintain the existing
park and ride lot at Pico Park and explore adding
additional lots within the city to encourage
carpooling, including at Smith Park.

N/A - Maintaining the existing park and ride lot
at Pico Park is beyond the purview of the project
proponent.

5.2-8 Medians. Identify proposed locations for
enhanced medians within the community to
improve the existing streetscape.

N/A - Identifying proposed locations for enhanced
medians within the community is beyond the
purview of the project proponent.

PICO RIVERA, CALIFORNIA Appendices 7-49

MERCURY SPECIFIC PLAN

CIRCULATION
Policies Project Consistency

5.2-9 Private Streets. Private streets, where
permitted,shall provide for adequate circulation
and emergency vehicle access. Private streets that
will accommodate more than 50 vehicles per hour
in the peak hour or that are designed for onstreet parking shall be designed to public street standards.The design of other private streets shall
be subject to the review and approval of the Public
Works Director. Prior to their approval, adequate
provisions for the long- term maintenance of
private streets shall be ensured. Private streets shall be improved to public street standards prior to
acceptance of dedications to the City.

N/A - The project does not include private streets

5.2-10 Traffic Studies. Require the preparation of
site-specific traffic studies for new development
proposals that are determined by the City to have
the potential to impact traffic.

Consistent - The Project environmental review will
include site-specific traffic studies in accordance
with State law.

5.2-11 Funding Sources. Pursue and develop funding
sources for the maintenance and rehabilitation of
the transportation system.

N/A - Funding sources for the maintenance and
rehabilitation of the transportation system is
beyond the purview of the project proponent.

5.2-12 Regional Coordination. Continue to
coordinate transportation and land use plans and
policies with local and regional planning agencies,
and incorporate the Regional Transportation Plan,
where feasible.This includes:
• Continuing to work with Caltrans and
neighboring cities to minimize any cumulative
significant impacts on State facilities, including
Interstate 5, State Route 60, and State Route
605.
• Participation in the development of a fair share
fee program if required by Caltrans, to address
mitigation of significant impacts to the above
listed state facilities.

N/A - Coordination of regional transportation and
land use plans and policies with local and regional
planning agencies is beyond the purview of the
project proponent.

5.2-13 Regional Trips. Coordinate with adjacent
jurisdictions and regional agencies to address the
impacts of trips originating outside of and passing
through the city.

N/A - Regional trips and coordination with adjacent
jurisdictions and regional agencies is beyond the
purview of the project proponent.

5.2-14 Transportation Demand Management.

Promote transportation- demand management
programs, as appropriate, for uses with substantial
traffic- generating characteristics.

N/A - A transportation demand management
program is included in the traffic section of the IS/
MND.
7-50 Appendices PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN

CIRCULATION
Policies Project Consistency

5.2-15 Traffic Calming. Consider development of
a traffic calming program and implementation of
traffic calming measures, where appropriate and
feasible, to minimize the impacts on the use of
local streets by vehicular traffic and to maintain the
health,safety and livability of the neighborhoods.

Consistent - The environmental review and traffic
study for the project will consider development of
a traffic calming program and implementation of
traffic calming measures, where appropriate.

5.2-16 Pavement Maintenance. Utilize the 2012-
2017 Pavement Management Program for the
ongoing maintenance of city streets.

N/A - Pavement Management Program for the
ongoing maintenance of city streets is beyond the
purview of the project proponent.

Goal 5.3 A transportation network that moves goods efficiently within and through the community and region.

Policies Project Consistency

5.3-1 Efficient Movement. Support infrastructure
improvements and the use of emerging
technologies that facilitate the timely movement of
trade, including facilities for the efficient intermodal transfer of goods between truck and rail.
• Maximize direct movement between industrial
areas and freeways, with truck routes avoiding
residential areas to the extent feasible.
• Design street systems serving industrial areas,
including the primary routes accessing these
areas, to accommodate the movement of
trucks.

N/A - The Project does not include industrial use
or intermodal transfer of goods between truck and
rail.

5.3-2 Rail.Work with railroad operators to facilitate
the transport of goods by rail through the city
when compatible with city traffic flows and other
community priorities.

N/A - Rail work with railroad operators is beyond
the purview of the project proponent.

5.3-3 Off-Peak Deliveries. Encourage businesses to
schedule deliveries at off-peak periods.

Consistent - The Project will encourage businesses
to schedule deliveries at off-peak periods.

Goal 5.4 A balanced transportation system where bicycling and walking are alternative methods to the automobile.

Policies Project Consistency

5.4-1 Continuous Network. Provide a safe and
continuous bicycle and pedestrian network that
links neighborhoods, parks,schools, libraries,
commercial development, major employers, and
other frequently visited destinations as a means of
improving health in the city.

Consistent - The Project will connect to bicycle
and pedestrian networks that links neighborhoods,
parks,schools, libraries, commercial development,
and major employers in the city.The Project also
provides short term and long-term bicycle parking
for commercial customers and residential tenants.

PICO RIVERA, CALIFORNIA Appendices 7-51

MERCURY SPECIFIC PLAN

CIRCULATION
Policies Project Consistency

5.4-2 Roadway Improvement Projects. Incorporate
bicycle and pedestrian features within roadway
improvement projects, when feasible.

N/A - Incorporating bicycle and pedestrian features
within roadway improvement projects is beyond
the purview of the project proponent.

5.4-3 Bicycle Network. Design and implement a
functional bicycle network by expanding bicycle
routes,striping bicycle lanes where feasible,
providing signage for bicycle routes, and providing
adequate bicycle parking at City facilities.

N/A - Designing and implement a functional bicycle
network by expanding bicycle routes,striping
bicycle lanes where feasible, and providing signage
for bicycle routes is beyond the purview of the
project proponent.

5.4-4 Bicycle Support Facilities. Require bicycle
parking and support facilities at new industrial,
commercial, institutional developments, and transit
facilities, as appropriate.

Consistent - The project is not an industrial,
commercial or institutional development, or a
transit facility but will include bicycle parking.

5.4-5 River Bike Trails. Improve, maintain, and
expand bike trails along the Rio Hondo and San
Gabriel river corridors.

N/A - Improving bike trails along the Rio Hondo
and San Gabriel river corridors is beyond the
purview of the project proponent.

5.4-6 Pedestrian Network. Improve the
pedestrian network by incorporating streetscape
improvements such as shade trees, plantings,
lighting, and street furniture.

N/A - Improving bike trails along the Rio Hondo
and San Gabriel river corridors is beyond the
purview of the project proponent.

5.4-7 Sidewalk Deficiencies. Improve areas with
sidewalk deficiencies to increase walking in Pico
Rivera.

N/A - Improving bike trails along the Rio Hondo
and San Gabriel river corridors is beyond the
purview of the project proponent.

5.4-8 ADA. Incorporate American with Disabilities
Act (ADA) requirements to create an accessible
pedestrian system that can serve all users.

Consistent - The Project will conform with
ADA requirements in accordance with State law
and is making offsite ADA improvements at the
intersection of Washington and Rosemead.

5.4-9 Regional System. Coordinate with
surrounding jurisdictions,regional agencies, and
non-profit groups to improve the Emerald Necklace
Park Network, a loop trail system of parks and
greenways which includes areas within the City of
Pico Rivera.

N/A - Coordinating with surrounding jurisdictions,
regional agencies, and non-profit groups to improve
the Emerald Necklace Park Network is beyond the
purview of the project proponent.
7-52 Appendices PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN

CIRCULATION
Goal 5.5 Well-managed parking opportunities that are balanced with traffic congestion and other City priorities.

Policies Project Consistency

5.5-1 Parking Standards. Ensure that City parking
standards are appropriate to the use and location
of existing and new development.

Consistent - Appropriate parking standards are
integral to the success and livability of the project.

5.5-2 Older, Strip Commercial. Develop off-street
parking solutions for older,strip commercial
developments only where reducing or eliminating
on- street parking will improve carrying capacity
and reduce congestion. Such solutions might
include, but are not limited to, parking restrictions
during peak travel hours or provision of joint use
off-street parking facilities.

N/A - This is not an older,strip commercial
development project.

5.5-3 On-Street Parking Turnover. Implement
parking management tools that maximize on-street
parking turnover, where appropriate.

N/A - Implementing parking management tools that
maximize on-street parking turnover is beyond the
purview of the project proponent.

5.5-4 Shared Parking. Encourage parking in shared
surface lots to make the most efficient use of land,
while maximizing shared parking opportunities for
uses with varied peak parking standards.

Consistent - The project supports shared parking
opportunities where appropriate.

PICO RIVERA, CALIFORNIA Appendices 7-53

MERCURY SPECIFIC PLAN

COMMUNITY FACILITIES
Goals 6.1 Efficient and fiscally responsible government services that are responsive to local residents and businesses.

Policies Project Consistency

6.1-1 Involved Citizenry. Provide for the full
inclusion of people of diverse backgrounds, ages,
genders, interests, lifestyles, and socioeconomic
status in governmental decision-making through
a variety of community outreach and information
programs.

Consistent - The project conducted a virtual
outreach workshop as well as an in-person public
outreach workshop at a public facility in the city as
a way to increase citizen engagement.

6.1-2 Access to City Government. Establish
and promote City Hall as a comfortable and
approachable place for community members to
voice concerns, conduct business, and obtain
information regarding the provision of City services.

N/A

6.1-3 Community Outreach. Encourage residents
and businesses to become active in local
government by providing a variety of involvement
programs designed to stimulate community spirit
and pride.

Consistent - The project conducted a virtual
outreach workshop as well as an in-person public
outreach workshop at a public facility in the city as
a way to increase citizen engagement.

6.1-4 Sufficient Public Facilities. Provide a sufficient number and size of general government facilities in
order to adequately provide the services required
for the City’s population and businesses.

Consistent - Public services such as a city
department annex or sheriff substation are
encouraged ground floor uses to facilitate
approachable places for the community to access
public information and services.

Goal 6.2 A safe community with low risk of crime, and with protection of life and property.

Policies Project Consistency

6.2-1 Service Standards. Coordinate with the Los
Angeles County Sheriff’s Department to maintain
the following law enforcement standards in the City:
• Four-minute average response time for
emergency calls;
• Ten-minute average response time for nonemergency calls; and • Staffing levels of one officer per 1,000 residents.

N/A - Maintaining law enforcement standards in
the City is beyond the purview of the project
proponent.

6.2-2 Adequate Equipment. Maintain adequate levels
of equipment to provide effective and highly visible
law enforcement services within the City.

N/A - Maintaining adequate levels of equipment to
provide effective and highly visible law enforcement
is beyond the purview of the project proponent.
7-54 Appendices PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN

COMMUNITY FACILITIES

6.2-3 New Development. Require new development
to contribute fees to fund its fair share of
improvements that are needed to maintain law
enforcement service standards, facilities, and
equipment.

Consistent - The Project will contribute to fair
share improvements where needed.

Policies Project Consistency

6.2-4 Defensible Space. Incorporate defensible
space security and design features in new and
retrofitted development to minimize opportunities
for criminal activity. Such features should include:
• Well-lighted and visible streets and street
names, building entrances and addresses,
recreation areas, and parking areas.
• Limited access into and between buildings to
reduce escape routes and to make undetected
entry difficult.
• Landscaping that permits surveillance of open
areas and entryways and avoids creating places
for concealment.
• Emergency vehicle access around buildings to
the extent feasible within multiunit residential
and nonresidential developments.
• Elimination of the potential for roof access
via stacked pallets, flag poles, and other means
within multiunit residential and nonresidential
developments.
• Conduct a study of alleyways within the City
and determine if they should be abandoned and
how to make alleyways safer.

Consistent - The Project incorporates defensible
space security and design features such as
appropriate landscaping and lighting in common
areas, recreation areas and parking.

6.2-5 Gang Suppression Programs. Continue
to work with the El Rancho Unified School
District and the Sheriff’s Department to develop
and implement gang suppression and intervention
programs that enhance crime prevention.

N/A - Gang Suppression Programs are beyond the
purview of the project proponent.

6.2-6 Graffiti Abatement. Continue to work
with various agencies to fund aggressive graffiti
enforcement and abatement programs, and require
removal of graffiti that is in public view.

Consistent - The owner/manager is responsible for
graffiti removal on the project site including during
construction.

6.2-7 Crime Prevention Programs. Maintain an
array of community- based service and education
programs designed to prevent crime, including
Neighborhood Watch Programs and the P.R.I.D.E.
youth program.

N/A - Crime Prevention Programs are beyond the
purview of the project proponent.

PICO RIVERA, CALIFORNIA Appendices 7-55

MERCURY SPECIFIC PLAN

COMMUNITY FACILITIES

6.2-8 Mutual Aid. Continue to coordinate
with the County Sheriff’s Department, area
police departments, and other appropriate law
enforcement agencies to promote regional
cooperation and provide mutual aid during
emergency situations.

Consistent - The Project supports coordination
with the Los Angeles County Sheriff’s Department,
and the Specific Plan has purposefully listed a Sheriff Substation as an allowed use on the ground floor to
facilitate regional cooperation and provide mutual
aid during emergency situations.

Goal 6.3 Adequate fire protection and emergency medical services.

Policies Project Consistency

6.3-1 Service Standards. Coordinate with the Los
Angeles County Fire Department to maintain the
following fire and emergency service standards as
recommended by the Insurance Services Office, Inc.
(ISO) and the National Fire Protection Association
(NFPA):
• Four-minute response time for the first arriving
fire company for 90 percent of incidents.
• Eight-minute response time for arrival of
multiple fire companies for 90 percent of
incidents.
• Four-person minimum staffing of fire companies.
• Fire Confinement Success Rate – holding
structure fires to floor or origin (i.e., preventing
the fire from spreading to additional floors after
first arrival on the scene) for 90 percent of
incidents.
• Fire Company Reliability – handling calls for
services within assigned station for 90 percent
of incidents.

Consistent - The Project will coordinate with Los
Angeles County Fire Department and follow fire
and emergency service standards as recommended.

6.3-2 Effective Service. Maintain adequate staffing,
equipment, technology, and training to provide
effective and efficient fire protection and emergency
medical services within the City.

N/A - Maintain adequate staffing for emergency
medical services is beyond the purview of the
project proponent.

6.3-3 Adequate Fire Flows andWater Storage.

Maintain adequate fire flow pressure as established
by the Los Angeles County Fire Department and
sufficient water storage for emergency situations.

Consistent - The Project will meet the standards
established by the Los Angeles County Fire
Department.

6.3-4 Enforcement of Codes. Continue to enforce
all relevant codes and ordinances for existing
buildings and new construction to reduce the risk
of fire hazards.

Consistent - The Owner/Manager is responsible to
enforce safety codes during and after construction
as well as occupancy limit standards in shared
spaces as established by State and local laws.

6.3-5 New Development. Consider fees for new
development to help maintain fire protection
service levels without adversely affecting service
levels for existing development.

Consistent - The developer will be responsible for
fees to maintain fire protection service levels as
determined during development review.
7-56 Appendices PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN

COMMUNITY FACILITIES

6.3-6 Review of Development Proposals. Continue
to include the Fire Department in the review of
development proposals to ensure that projects
adequately address safe design and on-site fire
protection.

Consistent - The developer has included LA County
Fire Department in preliminary review and must
achieve final review approval to ensure the project
adequately meets safe design and on-site fire
protection prior to certificate of occupancy.

Policies Project Consistency

6.3-7 Mutual Aid. Continue to coordinate with
appropriate fire protection agencies to provide
mutual aid during emergency situations.

Consistent - An Emergency Preparedness Plan
is required as part project approval to ensure
coordination with appropriate fire protection
agencies in providing mutual aid during emergency
situations

6.3-8 Education. Continue to support community
outreach activities and programs designed to inform
and educate the public concerning fire prevention
and suppression.

N/A - Educating the public concerning fire
prevention is beyond the purview of the project
proponent.

Goal 6.4 A sustainable supply of water delivered through an efficient infrastructure system to meet existing and future needs.

Policies Project Consistency

6.4-1 Reliable Supply and Distribution. Provide high
quality potable water and a regularly maintained
distribution system to meet normal and emergency
demands in both wet and dry years.

N/A - Providing high quality potable water is
beyond the purview of the project proponent.

6.4-2 UrbanWater Management Plan. Maintain and
keep up to date the Urban Water Management
Plan and other water master planning and capital
improvement tools to ensure adequate water
supply, infrastructure, maintenance,rehabilitation,
funding, and conservation measures.

N/A - UrbanWater Management Plans are beyond
the purview of the project proponent.

6.4-3 New Development. Require new development
to demonstrate the availability of adequate water
supply and fire flow, and to provide infrastructure
and/or finance the costs of improvements necessary
to serve the demands created by the development,
as appropriate.

Consistent - The Project will be required to
demonstrate appropriate water supply and fire flow,
or a water supply assessment and/or improvements
to provide appropriate water supply and fire flow,
during the course of project review.

6.4-4 Energy Efficient Infrastructure. Employ best
practices to maintain the highest feasible energy
efficiency in the water infrastructure system to
reduce costs and greenhouse gas emissions.

N/A - Maintain adequate staffing for emergency
services beyond the purview of the project
proponent.

PICO RIVERA, CALIFORNIA Appendices 7-57

MERCURY SPECIFIC PLAN

COMMUNITY FACILITIES

6.4-5 Water Conservation. Encourage water
conservation as a means of protecting the long
term availability of water resources. Require new
and retrofitted development to be equipped with
water conservation devices.

Consistent -Water conservation measures will be
integrated into the project in accordance with State
and local laws.

Goal 6.5 Adequate and well-maintained wastewater infrastructure to meet existing and future needs and to ensure the health and safety of the Pico Rivera community.

Policies Project Consistency

6.5-1 Sufficient Infrastructure. Maintain and upgrade
the City’s wastewater collection system to meet
the needs of existing development and future
growth such that restricted wastewater flows occur
only during peak-day, peak-hour conditions.

N/A - Maintaining and upgrading the City’s
wastewater collection system is beyond the
purview of the project proponent.

6.5-2Wastewater Treatment Plant Capacity.

Maintain coordination with the Los Angeles
County Sanitation Districts to ensure that the
wastewater treatment plants serving the City can
accept wastewater flows from Pico Rivera and
remain within the rated capacity of the wastewater
treatment facilities serving the City.

N/A - Maintenance ofWastewater Treatment Plant
Capacity is beyond the purview of the project
proponent.

6.5-3 Infrastructure Master Planning. Maintain upto-date wastewater master planning and capital improvement tools to ensure adequate wastewater
infrastructure, maintenance,rehabilitation, and
funding.

N/A - Infrastructure Master Planning beyond
the project is beyond the purview of the project
proponent.

6.5-4 Adequate Facilities for New Development.

Require new development to demonstrate the
availability of adequate wastewater facilities in
accordance with city plans and standards.

Consistent - The project demonstrates the
availability of adequate wastewater facilities in the
Infrastructure section.
7-58 Appendices PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN

COMMUNITY FACILITIES

6.5-5 New Development Contribution. Ensure that
new development constructs, dedicates, and/or
pays its fair share contribution to the wastewater
treatment and collection system that is necessary
to serve the demands created by the development.

Consistent - As part of project review, the project
will pay its fair share contribution, as determined, to the wastewater treatment and collection system.

6.5-6 Monitoring Discharge. Continue to monitor
uses that may generate toxic or potentially
hazardous substances to prevent contamination of
water and wastewater.

N/A - Monitoring discharge is beyond the purview
of the project proponent.

Policies Project Consistency

6.5-7 Best Practices.Work with Los Angeles County
Sanitation Districts to identify and implement,
as feasible, best practices and technologies for
wastewater collection and treatment, including
those that reduce the amount of wastewater
requiring treatment, maintain the highest possible
energy efficiency, and reduce costs and greenhouse
gas emissions.

N/A -Working with the Los Angeles County
Sanitation Districts is beyond the purview of the
project proponent.

6.5-8 ReclaimedWater. Utilize reclaimed water for
all municipal parks and greenways including the
Bicentennial Park Campground and Sports Arena
and continually search for local,state and federal
grants to develop the proper infrastructure.

N/A - Beyond the purview of the project
proponent.

Goal 6.6 A community adequately served by energy facilities with minimal exposure to electromagnetic fields.

Policies Project Consistency

6.6-1 Adequate Services. Maintain coordination with
SCE and the Southern California Gas Company
to ensure that adequate electricity and natural gas
services and facilities are available.

Consistent - The Project has ensured that
adequate services are available as discussed in the
Infrastructure section.

6.6-2 New Development. Ensure that approvals of
proposed development are contingent upon the
ability of SCE and the Gas Company to provide
sufficient energy supply and infrastructure.

Consistent - The Project has ensured that
adequate services are available as discussed in the
Infrastructure section.

6.6-3 Locating Sensitive Uses. Locate sensitive
uses an adequate distance from major electrical
transmission lines based on siting guidelines used
by the California Public Utilities Commission to
minimize exposure to electromagnetic fields.

N/A - The Project is not near major electrical
transmission lines.

6.6-4 Renewable Energy. Encourage the use of solar
power and renewable fuel sources for a sustainable
community.

Consistent - The Project will integrate the use of
solar power in accordance with State laws.

PICO RIVERA, CALIFORNIA Appendices 7-59

MERCURY SPECIFIC PLAN

COMMUNITY FACILITIES

6.6-5 MunicipalVehicle Fleet. Pursue local,state and
federal funding to obtain alternative-fuel vehicles
such as electric vehicles and strategically locate
electric charging stations for private and public use.

Consistent - The Project will be providing electric
charging stations for public and private use in
accordance with State law.

6.6-6 Undergrounding Utilities. Continue to work
with energy providers to underground existing
facilities, especially along arterials, targeted
corridors and around substations, while utilizing
the Underground Utility Districts to finance this
construction.

Consistent - The Project is working with energy
providers as described in the Infrastructure section.

Policies Project Consistency

6.6-7Visual Impacts.Work with SCE and the Gas
Company to minimize the impacts of energy
facilities within the community, including use of low
profile or underground substation facilities.

N/A - The Project is not near major electrical
transmission lines or substations.

6.6-8 Joint Use.Where feasible, facilitate joint use
of major electricity transmission line corridors for
uses such as wholesale nurseries, pedestrian and
bike trails, and linear parks.

N/A - Joint use of major electricity transmission
line corridors is beyond the purview of the project
proponent.

6.6-9 Coordination. Coordinate with DWP on
any projects with the potential to impact LADWP
transmission line rights-of-way prior to project
approval to ensure appropriate clearances, access
issues, construction activities, safety, grading,
drainage and other such issues are adequately and
appropriate addressed.

N/A
Goal 6.7 Reduced solid waste generation and disposal, and increased recycling opportunities.

Policies Project Consistency

6.7-1 Adequate Services. Maintain adequate solid
waste facilities and services to maximize diversion
and minimize landfilling of solid wastes.

N/A

6.7-2 Compatible Facilities. Ensure that solid waste
collection and recycling facilities are located and
operated in a manner that is compatible with
surrounding uses.

Consistent - The Project will ensure that solid
waste collection and recycling facilities are located
and operated in a manner that is compatible with
surrounding uses as described in the SP.
7-60 Appendices PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN

COMMUNITY FACILITIES

6.7-3 Recycling Plans. Maintain up-to-date Source
Reduction and Recycling Element, Household
Waste Element, and other relevant plans designed
to maximize solid waste management efficiency and
diversion.

Consistent - To facilitate recycling,solid waste
chutes will be available on each floor that direct
trash to bins for trash,recycling and organics to
facilitate compliance with State mandatory waste
diversion requirements.

6.7-4 City Facilities. Continue to require office
recycling services at City Hall and other City
facilities to increase solid waste diversion.

N/A

6.7-5 Non-Residential Recycling. Provide convenient
and effective composting and recycling programs
for commercial and industrial uses, as well as waste
diversion programs for construction activities, to
minimize the solid waste stream to landfills.

Consistent - The Project will include convenient
and effective composting and recycling facilities
for the local serving retail uses and implement
waste diversion during construction activities in
accordance with State and local laws.

Policies Project Consistency

6.7-6 New Construction. Encourage the use of
recycled materials in new construction, including
building construction and expansions, as well as for
infrastructure improvements.

Consistent - The Project will include recycled
materials in construction where appropriate and in
accordance with State and local laws.

6.7-7 Education. Provide public education and
outreach programs on the benefits of solid waste
reduction and recycling, and communicate recycling
options and locations within the city.

N/A - Providing public education and outreach
programs on the benefits of solid waste reduction
is beyond the purview of the project proponent.

Goal 6.8 Quality communication systems that enhance community economic development and governmental efficiency, and provide equitable access for all.

Policies Project Consistency

6.8-1 Access. In conjunction with local internet,
television, telephone, cellular and other
telecommunications service providers, provide
access to and availability of a wide range of stateof-the-art telecommunication systems and services throughout the city.

N/A.

6.8-2 New Development. Establish requirements
for the installation of feasible state-of-the-art
telecommunications technologies in new and
retrofitted development.

Consistent - The Specific Plan includes guidelines
for location and design of telecommunication
equipment to minimize potential visual impacts.

6.8-3 Co-location. Require compatible co-location
and design of wireless telecommunication facilities
that are as visually unobtrusive as feasible and
minimize visual impacts on surrounding uses.

Consistent - The Specific Plan includes guidelines
for location and design of telecommunication
equipment to minimize potential visual impacts.

6.8-4 City Operations. Expand the use of
telecommunications and new technologies
to enhance the performance of internal City
operations and the delivery of public services.

N/A.

PICO RIVERA, CALIFORNIA Appendices 7-61

MERCURY SPECIFIC PLAN

ECONOMIC PROSPERITY
Goal 7.1 A strategic approach to economic growth that responds to changes in the market and achieves measurable success.

Policies Project Consistency

7.1-1 Economic Development Strategy. Maintain an economic development strategy to grow business, employment, and income in Pico Rivera that emphasizes:
• Enabling a diverse range of business activities, including skilled labor and technology-focused manufacturing; warehousing and logistics; and professional/technical, educational, medical/health, and financial services.
• Assisting existing Pico Rivera businesses to prosper and remain in the community as they grow.
• Encouraging new businesses that are a good match for the community’s skilled labor pool to relocate to Pico Rivera. • Partnering with the El Rancho Unified School District, Rio Hondo Community College, Chamber of Commerce and local business community to provide for workforce training to meet the needs of current and future local businesses.
• Maintaining quality development and an image as a successful community.
• Ensuring that the infrastructure needed to support successful businesses is available.
• Maintaining a supportive and cost effective environment in which to do business.
• Maximizing access to a variety of funding programs for local economic development.
• Responsible and sustainable fiscal governance of the community. • Los Angeles County Economic Development Corporation’s five key components for economic development success which includes an educated workforce, business-friendly environment, attractive quality of life,smart land use and 21st century infrastructure.

Consistent - The Specific
Plan is the tool to implement
the project’s economic
development strategy to grow
business, employment and
income on a currently nonperforming site. This strategy is supported by a strategic
market analysis completed by
RCLCO Real Estate Advisors
in 2020.
7-62 Appendices PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN

ECONOMIC PROSPERITY
Policies Project Consistency

7.1-2 Partnerships. Partner with the Los Angeles County Economic Development Corporation (LAEDC), Southeast Area Social Services Funding Authority (SASSFA), U.S. Small Business Administration, Chamber of Commerce, other business organizations, neighboring cities, and regional agencies to strengthen strategic alliances, leverage resources, and enhance the City’s economic and business development efforts.

Consistent - The Project
supports partnering with
local businesses and/or the
Pico Rivera Chamber of
Commerce for marketing
and economic development
purposes and the Land Use
Matrix specifically encourages
and permits these as ground
floor uses.

7.1-3 City Support. Provide dedicated City staffing,resources, and training to support economic development activities and business assistance programs.

N/A.

7.1-4 Communication. Maintain regular communication with local and regional business leaders and economic development organizations to discuss trends, identify future opportunities for growth and associated needs, and share information regarding the City’s economic development programs and activities.

N/A.

7.1-5 Performance Review. Review local performance benchmarks for economic growth, and adjust strategies and programs as needed to enhance success and align with resource availability.

Consistent - The Specific Plan
will be submitted to the city
to review for consistency
with local performance
benchmarks for economic
growth.

7.1-6 Economic Development Priorities. Provide priority for access to economic development resources to (1) existing businesses seeking to expand within Pico Rivera, (2) businesses seeking to relocate to Pico Rivera, and (3) retention of existing businesses to help them to access:
• Capital markets through the use of tax-exempt industrial development bonds and taxable bonds.
• Below-market rate interest rate business loans through revolving loan programs (e.g., CDBG, SBA, CDIF).
• County economic development programs aimed at lowering labor costs.
• County,state and federal agencies that can supplement the City’s economic activities such as the Los Angeles County Economic Development Corporation.

PICO RIVERA, CALIFORNIA Appendices 7-63

MERCURY SPECIFIC PLAN

ECONOMIC PROSPERITY
Goal 7.2 A prosperous base of warehousing and manufacturing, retail and commercial service, office-based, and professional businesses, enhancing economic opportunities, local employment, and municipal revenues.

Policies Project Consistency

7.2-1 Retention and Growth. Place a high priority on the retention and growth of existing and local startup businesses.

N/A.

7.2-2 Marketing. Partner with local businesses and the Chamber of Commerce on joint marketing and advertising campaigns to promote business, community events, buy local programs, and local business-tobusiness sales.

Consistent - The Project
supports partnering with
local businesses and/or the
Pico Rivera Chamber of
Commerce for marketing
and economic development
purposes.

7.2-3 Retrofit and Reuse. Establish retrofit and reuse programs and tools to modernize, upgrade, and intensify the use of older commercial and industrial buildings and sites to be more competitive in the region, with particular focus on:
• Older commercial centers alongWhittier Boulevard, Beverly Boulevard, Slauson Avenue,Telegraph Road and Durfee Avenue; and • Older industrial areas in the northeastern and southwestern portions of the City.

N/A.

7.2-4 Commercial Center Revitalization and Expansion. Facilitate revitalizing and improving commercial centers at key locations in the city. • Accommodate new retail and other uses within the shopping center at the southwest corner of Rosemead Boulevard and Mines Avenue that take advantage of the site’s strategic location adjacent to Smith Park, and reinforce the function of the park, community center, and adjacent library as a major community gathering place.
• Facilitate consolidation of the commercial parcel at the southeast corner of Rosemead Boulevard and Beverly Boulevard with existing commercial centers to the south to provide for a larger commercial site capable of supporting development of grocery store at that location.
• Provide for conversion of outdated and marginal industrial uses within the Durfee Avenue corridor area with high-density residential uses that will expand the support base for existing and future small businesses along Durfee Avenue.

Consistent - The Project is
revitalizing and improving
a commercial parcel within
a commercial center near
Washington and Rosemead
Boulevards, a key location in
the city.
7-64 Appendices PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN

ECONOMIC PROSPERITY
Policies Project Consistency

7.2-5 Off-Street Parking.Within locations such as the north side ofWhittier Boulevard and along Durfee Avenue, assist in business development by facilitating off-street parking solutions,such as shared parking and municipal parking lots, for commercial uses that have limited areas available for parking.

N/A.

7.2-6 Signage. Provide for improved signage to commercial areas and other key amenities and destinations in the city.

N/A.

7.2-7 Big Box Retail. Continually study market trends and implement policies and ordinances,such as adaptive reuse, and adopt contingency plans to assist in the possible vacancies of big box retailers.

Consistent - while the
parcel is not Big Box, it
is redeveloping a vacant
commercial site.

Goal 7.3 New businesses and jobs that will continue to grow and diversify Pico Rivera’s economy and reduce the need for residents to travel outside the City for services and employment.

Policies Project Consistency

7.3-1 High-Wage Jobs. Target the attraction of a diversity of new businesses and employers with an emphasis on high-growth industries that create permanent, higher wage jobs to help raise the City’s median income level.

N/A.

7.3-2 Emerging Industries.Work with businesses,real estate and development interests, and economic development and planning organizations to identify emerging industries and businesses, determine siting and other needs, and encourage the creation of complementary industry clusters.

N/A.

7.3-3 Commercial Uses. Identify and proactively recruit new high-quality commercial uses,specialty stores, and sit-down restaurants that expand the diversity of retail and service offerings, increase the generation of sales tax, and enhance visitor amenities.

Consistent - The proposed
ground floor commercial
spaces in The Project provide
opportunities for specialty
stores and other small
businesses to increase the
generation of sales tax, and
enhance visitor amenities..

7.3-4 Industrial Base. Diversify the City’s industrial base and facilitate investment in the City’s industrial areas to attract research and development, business incubators, manufacturers, transportation and logistics companies,services, and other emerging industries.

N/A.

PICO RIVERA, CALIFORNIA Appendices 7-65

MERCURY SPECIFIC PLAN

ECONOMIC PROSPERITY
Policies Project Consistency

7.3-5 Local-Serving Businesses. Facilitate the ability of local residents to open and expand businesses within the community, and encourage location and expansion of businesses within Pico Rivera and serve the local needs of Pico Rivera’s unique community culture.

Consistent - The proposed
commercial tenant spaces
in The Project provides
opportunities to local
residents to open and
expand businesses within the
community.

7.3-6 Intensification. Facilitate higher-intensity employment-generating and mixed-use development at key locations in the city. • In the San Gabriel River Parkway corridor, encourage higher intensity light industrial uses to replace the existing low-intensity industrial uses.
• At the intersection of San Gabriel River Parkway and Beverly Boulevard, work with the Los Angeles County Department of Public Works to relocate their existing maintenance yard to a more suitable location, converting the site for mixed-use development. Provide for the conversion of the existing mini- warehouse facilities in the northeast and southeast quadrants of the intersection to a multistory office or light industrial uses.
• On the north side of Beverly Boulevard, east of the 605 Freeway, provide for consolidation of the two existing industrial uses into higher-intensity mixed use or light industrial development. • At the northeast corner of Paramount Boulevard and Slauson Avenue, provide for replacement of the existing “swap meet” site with a mixed-use or light industrial development.
• At the Montebello Bus Lines Transit Center, work with Montebello Bus Lines to identify and secure a feasible site for relocation of the existing transfer station that provides improved connectivity to retail businesses. Potential locations include the Rosemead Boulevard/ Washington Boulevard intersection (particularly if the Gold Line light rail is extended to that location).

Consistent - The Project
supports the dedication of
available or underutilized
parking areas for local shuttle
service pickup/dropoff based
on demand.
7-66 Appendices PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN

ECONOMIC PROSPERITY
Policies Project Consistency

7.3-7 Industrial Land Use. Retain adequate manufacturing and industrial land use base, in particular near key transportation corridors such as I-605 and I-5, to support emerging industrial sectors.

N/A.

7.3-8 Health Care Services. Encourage provision of primary and specialized health care services within Pico Rivera to increase and diversify employment opportunities.

Consistent - Health Care
Services are encouraged and
specifically listed as an allowed
use on the ground floor in the
Land Use Matrix.

7.3-9 Office Development. Encourage office development within Pico Rivera to increase and diversify employment opportunities.

N/A.

7.3-10 Bicentennial Park Campground and the Sports Arena. Encourage revitalization of the Bicentennial Park Campground and Sports Arena area to capitalize on the natural amenities and resources of the area,such as trail and tour guides, campgrounds, equestrian uses, and nature and open space preserves and create an economic development driver for the community.

N/A.

7.3-11 Small Business. Support projects and programs by local banks, the U.S. Small Business Administration, nonprofit organizations, and colleges and universities to create business incubators, microfinance programs and other means to encourage small business development in the city.

Consistent - The proposed
commercial tenant spaces
in The Project provide
opportunities for small
businesses development.

7.3-12 Senior Services.Attract affordable extended-care housing for seniors to the community, providing for a continuum of senior housing and care ranging from active adult communities to assisted living and skilled nursing care centers.

N/A.

7.3-13Workplace Alternatives. Promote the establishment of workplace alternatives, including home occupations and telecommuting to reduce peak hour congestion, including permitting home occupations in all residential districts.

N/A.

7.3-14 Business Incubators. Encourage the development of technology incubators to promote entrepreneurship and support start-up companies.

N/A.

PICO RIVERA, CALIFORNIA Appendices 7-67

MERCURY SPECIFIC PLAN

ECONOMIC PROSPERITY
Policies Project Consistency

7.3-15 Manufacturing Movement. Support the Manufacturing Movement which prioritizes policies to increase exports, Research & Design investments for sustainable smart manufacturing systems, entrepreneurs’ access to U.S. public capital markets to grow new companies, programs for 21st century training programs and reduce regulatory and structural costs that create jobs.

N/A.

7.3-16 Film Industry. Continually support the California Film Commission’s “film friendly” initiatives,review and update the City’s film friendly ordinance to generate local revenue, bolster local businesses, provide temporary jobs for local residents and to attract,retain and grow the Motion Pictures/Video Industry in the region.

N/A.

Goal 7.4 An educated and highly skilled workforce that is well matched to existing and targeted industries.

Policies Project Consistency

7.4-1 Training and Education. Collaborate with the El Rancho Unified School District, Rio Hondo Community College, trade organizations, the Chamber of Commerce, and other workforce development partners to expand local job training,skills-matching, and continuing education programs, providing quality, life-long learning opportunities that can train a highly skilled local labor force.

Consistent - The Project
provides commercial tenant
spaces that could be leased
for the training and education
programs identified. Such uses
are permitted on the ground
level by the Specific Plan Land
Use Matrix.

7.4-2 Adult Education. Support professional development and continuing education programs so that working adults can expand their skills and embrace lifelong learning.

N/A.

7.4-3Youth Skills. Promote partnerships between local businesses and educational institutions that work with youths to provide internships, in target industries, training for life skills, and job readiness.

N/A.

7.4-4 Technical Colleges. Support the development of technical colleges and training institutions that build job skills commensurate with the growth of the community’s economic base.

N/A.

7.4-5Veteran Training. Support programs and apply for local, county,state and federal grants to assist in reintegratingVeterans into meaningful employment within the labor force.

N/A.
7-68 Appendices PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN

ECONOMIC PROSPERITY
Goal 7.5 A community that looks successful and is attractive to existing and potential businesses and employees.

Policies Project Consistency

7.5-1 Livable Community. In conjunction with the Chamber of Commerce and other organizations, promote Pico Rivera’s unique character and lifestyle as a means of attracting and retaining higherincome, college-educated professionals to the community along with the businesses they manage.

Consistent. The Chamber
of Commerce, as a public
benefit entity, is a permitted
use on the ground level and
shares the Project’s goals of
community improvement
and attracting and retaining
higher-income, collegeeducated professionals and
their businesses.

7.5-2 Business Climate. In conjunction with the Chamber of Commerce and other organizations, promote Pico Rivera as a highly livable community and an excellent place to do business,stressing its advantages (e.g., location close to downtown Los Angeles,skilled workforce, involved community).

N/A.

7.5-3 Arts and Culture. Partner with community and business organizations to support arts and cultural activities and facilities in Pico Rivera.

N/A.

7.5-4 Design Standards. Maintain design standards that ensure consistency and quality of architecture,site design, landscaping, and signage in commercial and industrial projects without making the cost of doing business in Pico Rivera prohibitive.

Consistent -While the
project is not strictly a
commercial project, design
standards are being proposed
in this specific plan to ensure
a high level of quality.

7.5-5 Reduce Conflicts. Maintain appropriate performance standards for industrial uses in close proximity to residential uses to reduce conflicts between residential and industrial uses.

N/A, The Project is not
proposing, nor is it next to,
any industrial uses.

7.5-6 Enforcement. Provide consistent enforcement of City codes to promote property maintenance.

N/A - Code enforcement is
beyond the purview of the
project proponent.

7.5-7 Diverse Housing. As a means of helping local businesses attract the best possible employees, provide for a diverse mix of quality housing options for various age groups, income levels, and household sizes to attract and retain educated and skilled workers, allowing them to remain within the community and at their place of employment as their housing needs change over time.

Consistent - The Project will
provide for a diverse mix of
quality housing options for
various age groups, income
levels, and household sizes
including 13 affordable units.

PICO RIVERA, CALIFORNIA Appendices 7-69

MERCURY SPECIFIC PLAN

ECONOMIC PROSPERITY
Goal 7.6 Adequate infrastructure to support existing businesses and industries and desired expansion of the community’s business sector.

Policies Project Consistency

7.6.1 Infrastructure Investment. Improve public infrastructure in commercial and employment-generating areas.
• Provide telecommunication enhancements,such as development of a city- wide fiber optic network, and modify building regulations as needed to ensure that development will be designed to meet the needs of future communication technologies, ensuring that Pico Rivera is properly positioned to participate fully in the new global economy.
• Develop improved traffic signal coordination along major commercial and truck routes, including Rosemead Boulevard,Washington Boulevard, Slauson Avenue, and Telegraph Road.

N/A.
• 7.6-2 Development Agreements. Enter into development agreements, as appropriate, to secure the participation of new development in needed infrastructure improvements and funding programs beyond that which can be required by the City to mitigate project impacts.

N/A.

Goal 7.7 A cost effective and supportive environment in which to do business.

Policies Project Consistency

7.7-1 Customer Service. Promote and strengthen a high level of customer service in City government.

Consistent - Public services
are encouraged ground floor
uses to facilitate a higher level
of customer service in City
government.
7-70 Appendices PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN

ECONOMIC PROSPERITY

7.7-2 Development Review Process. Maintain a development review process that is conducive to establishing new businesses and expanding existing businesses within Pico Rivera.
• Provide excellent customer service to retail businesses and developers of employment-generating projects by focusing on solving problems and providing certainty in the development review process. • Streamline the development review process so that it works effectively and efficiently for the applicant and the public through:
• Explicit statements of City expectations
• Early identification of issues
• Consistent application of community policy
• An emphasis on expedited problem solving
• Ensuring that detailed regulations facilitate and do not hinder the achievement of community objectives
Consistent - Public services
are encouraged ground floor
uses to facilitate a higher level
of customer service in City
government and the Specific
Plan will streamline the
development review process.

Policies Project Consistency

7.7-3 Fee Competitiveness. Maintain development fees, user charges, special assessments, and taxes so as to ensure that they do not unreasonably burden new business formation and expansion of existing businesses, and also maintain financial competitiveness with other cities in the region.

N/A.

7.7-4 Incentives. Provide fiscally prudent local incentives,such as fee deferrals, expedited processing, assistance in assembling parcels, modified development standards, development density/intensity bonuses, and infrastructure assistance, to attract and support business development and expansion within the community.
• Focus business attraction and expansion efforts on sales taxgenerating uses, employment-intensive industrial uses requiring skilled labor, and office-based employment that will enhance the local economy.
• Actively seek larger retail businesses the City lacks,such has home furnishing and appliance stores, and (in the northern portion of the city) an American- style supermarket.
• Encourage multi-tenant business park uses along the San Gabriel River Parkway.
• Promote service industries with sit-down restaurants as ancillary uses.
• Conduct outreach to City vendors or suppliers to attract new businesses to Pico Rivera.

Consistent - Project
implementation includes
business expansion efforts for
sales tax-generating uses.

7.7-5 Public Property. Strategically use vacant and underutilized public properties to encourage business expansion and attract new businesses.

N/A.

PICO RIVERA, CALIFORNIA Appendices 7-71

MERCURY SPECIFIC PLAN

ECONOMIC PROSPERITY
Goal 7.8 Adequate funding for economic development activities and related improvement programs in a post-redevelopment era.

Policies Project Consistency

7.8-1 Funding Sources. Pursue and develop alternative funding sources for economic development planning and programs, including grants, loans, and partnerships with federal,state and regional agencies and organizations.

N/A.

7.8-2 Financing Districts. Explore the use of assessment districts, community facilities districts, business improvement districts and infrastructure financing districts that are mutually desirable to property owners, businesses, and the City.

N/A.

Policies Project Consistency

7.8-3 Public/Private Partnerships. Support public/private partnerships and other efforts to fund and implement key projects that meet the City’s economic development goals.

N/A.

7.8-4 Comprehensive Economic Development Strategy. Develop a Comprehensive Economic Development Strategy (CEDS) and specifically pursue
U.S. Economic Development Administration funds.

N/A.

Goal 7.9 Sustainable fiscal governance that strengthens the City’s ability to meet public service demands.

Policies Project Consistency

7.9-1 Financial Standards.Apply prudent financial standards and controls to balance projected City revenues with public services costs, including reserves and replacement funds.

N/A.

7.9-2 Point of Sale. Continually work with HDL Companies, the City’s sales tax consultant, to review office, business park, and industrial development, and seek opportunities for the designation of these uses within the city as “point of sale.”
N/A.

7.9-3 Service Delivery. Continue to increase efficiencies in providing public services, and apply a range of financing approaches to develop, maintain, and operate such services.

N/A.

7.9-4 General Plan Priorities. Link the provision of services and construction of capital improvements with General Plan priorities as part of the Capital Improvement Program and annual budget process.

N/A.

7.9-5 Fiscal Impact Analysis. Evaluate the fiscal impacts of any development project requesting public funding, infrastructure participation, or revenue sharing.

N/A.
7-72 Appendices PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN

ENVIRONMENTAL RESOURCES
Goal 8.1 A sustainable community where land use and transportation improvements are consistent with regional planning efforts and adopted plans to reduce dependence on the use of fossil fuels and decrease greenhouse gas emissions.

Policies Project Consistency

8.1-1 Regional Efforts. Continue to work with the
Gateway Cities COG and member agencies in
regional planning efforts, and to implement regional
plans and programs.

N/A.

8.1-2 Gateway Cities SCS. Continue to implement
sustainable strategies identified in, and maintain
consistency with, the Gateway Cities Council
of Governments 2012 Subregional Sustainable
Communities Strategy and updated versions
incorporated into SCAG’s RTP/SCS.

N/A.

8.1-3 Environmental Integrity. Foster sustainable
living by reducing community dependency of
fossil fuels and other non-renewable resources,
minimizing air pollutant and GHG emissions,
retaining existing open space lands, and restoring
habitat areas along the Rio Hondo and San Gabriel
Rivers.

Consistent - The Project fosters sustainable living
by reducing community dependency of fossil fuels
minimizing air pollutant and GHG emissions by
locating mixed use infill adjacent to commercial
services, employment opportunities, and regional
transportation infrastructure.

8.1-4 Efficient Land Use Patterns. Promote efficient
land use patterns and compact development that
supports widespread walkability and bicycle use,
providing for a modest and incremental overall
increase in community development intensity that
complements the existing community fabric by:
• Encouraging infill and redevelopment of vacant
and underutilized sites;
• Facilitating the development of engaging and
livable streetscapes characterized by benches,
vegetation-appropriate architecture, and
pedestrian/bicycle linkages.
• Providing opportunities for non-motorized
transportation and linkages between new
development and transit.

Consistent - The Project promotes efficient land
use patterns and compact development that
supports widespread walkability and bicycle use
by locating mixed use infill adjacent to commercial
services, employment opportunities, and regional
transportation infrastructure.The Project also
provides short-term and long-term bicycle parking
for commercial customers and residential tenants.

PICO RIVERA, CALIFORNIA Appendices 7-73

MERCURY SPECIFIC PLAN

ENVIRONMENTAL RESOURCES
Policies Project Consistency

8.1-5 Energy Conservation. Promote energy
conservation through:
• Partnerships with Southern California Edison
and Southern California Gas Company
programs;
• Improving the energy efficiency and increasing
conservation in existing and new city buildings;
• Improving energy efficiency of outdoor lighting,
including upgrading of city- owned street lights,
as well as outdoor lighting within parks and
municipal parking lots to more energy efficient
models;
• Increasing water efficiency and water
conservation in existing city buildings and new
development projects; and
• Providing for renewable energy generation
at city facilities with the aim of achieving five
percent of city facilities’ energy needs with
renewable energy generation by 2030.

N/A.

8.1-6 Water Conservation. Promote water
conservation programs that reduce per capita
consumption of water and increase the use of
recycle water supplies for non-potable uses.

N/A.

8.1-7 SolidWaste Management. Practice and
promote responsible waste management with the
aim of exceeding mandated waste diversion targets
when economically feasible to do so.

N/A.

8.1-8 Social Equity. Foster quality of life by building social sustainability, promoting lifelong learning, and ensuring a healthy, connected, and equitable social
environment for all residents.

N/A.

Goal 8.2 Continued improvement in local and regional air quality with reduced greenhouse gas emissions to maintain the community’s health.

Policies Project Consistency

8.2-1 Regional Efforts. Coordinate local air quality
improvements and greenhouse gas emissions
reduction efforts with surrounding communities,
and regional agencies such as the South Coast Air
Quality Management District, the Gateway Cities
Council of Governments.

N/A.
7-74 Appendices PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN

ENVIRONMENTAL RESOURCES
Policies Project Consistency

8.2-2 GHG Reduction Measures. Reduce
greenhouse gas emissions in the City and the region
through the following measures including, but not
limited to:
• Implementing land use patterns that reduce
automobile dependency by increasing housing
and employment densities within mixed use
settings and transit-oriented developments;
• Reducing the number of vehicular miles
traveled through implementation of
Transportation Demand Management Programs;
• Encouraging the use of alternative modes of
transportation by supporting transit facility and
service expansion, expanding bicycle routes
and improving bicycle facilities, and improving
pedestrian facilities;
• Increasing building energy efficiency through
site design, building orientation, landscaping, and
incentive/rebate programs;
• Implementing water conservation measures;
• Requiring the use of drought-tolerant
landscaping; and
• Increasing solid waste diversion through
recycling efforts.

Consistent - The Project promotes efficient
land use patterns and compact development
by increasing housing densities within mixed
use settings near transit, commercial services,
employment opportunities, and regional
transportation infrastructure thereby reducing
greenhouse gas emissions.

8.2-3 Construction Emissions. Require new
development projects to incorporate feasible
measures that reduce emissions from construction,
grading, excavation, and demolition activities
to avoid, minimize, and/or offset their impacts
consistent with South Coast Air Quality
Management District requirements.

Consistent - The Project will incorporate feasible
measures that reduce emissions consistent with
South Coast Air Quality Management District
requirements.

8.2-4 Operational Emissions. Require new
development projects to incorporate feasible
measures that reduce operational emissions
through project and site design and use of best
management practices to avoid, minimize, and/or
offset their impacts consistent with South Coast Air
Quality Management District requirements.

Consistent - The Project will incorporate feasible
measures that reduce emissions consistent with
South Coast Air Quality Management District
requirements.

8.2-5 Toxic Air Pollutants. Locate uses, facilities and operations that may produce toxic or hazardous
air pollutants (e.g., industrial uses, highways)
an adequate distance from sensitive receptors,
consistent with California Air Resources Board
recommendations.

N/A - The Project does not have industrial uses or
highways nearby.

PICO RIVERA, CALIFORNIA Appendices 7-75

MERCURY SPECIFIC PLAN

ENVIRONMENTAL RESOURCES
Policies Project Consistency

8.2-6 Odors. Require that adequate buffer distances
be provided between odor sources such as
industrial users and sensitive receptors.

N/A - The Project does not have industrial uses
nearby.

8.2-7 Consolidate Industrial Uses. Consolidate
truck-intensive industrial uses within the southern
portion of the city to separate truck routes from
neighborhoods and minimize potential impacts of
diesel emissions on existing residential uses.

N/A.

8.2-8 Truck Schedules. Encourage businesses to
alter local truck delivery schedules to occur during
non-peak hours, when feasible.

N/A.

8.2-9 Park and Ride Lots.To encourage carpooling,
work with the city ofWhittier to develop additional
park and ride facilities along the I-605 freeway,
and with the cities of Downey and Commerce to
develop additional park and ride facilities along the
I-5 freeway.

N/A.

8.2-10 Employers. Encourage employers to allow
flexible work hours and telecommuting where
feasible, and to provide incentives for employee use
of public transit, biking, walking, and carpooling for
home to work commutes.

N/A.

8.2-11 City Employees. Encourage city employees
through incentives and other methods to use
alternative modes of transportation for home to
work commutes including public transit, carpooling,
and biking/walking.Allow telecommuting and
flexible work schedules, when feasible.

N/A.

8.2-12 Municipal Fleet. Purchase low-emission
vehicles for the City’s non-emergency fleet and use
clean, alternative fuel sources for trucks and heavy
equipment, when feasible.

N/A.

8.2-13 Contractor Preference. Give preference
to contractors that commit to apply methods to
minimize greenhouse gas emissions in building
construction and operations,such as the use of low
or zero-emission vehicles and equipment.

N/A.

8.2-14 TransitVehicles. Encourage and work
with local and regional transit providers to use
transit vehicles and facilities that are powered by
alternative fuels and are low emissions
N/A.
7-76 Appendices PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN

ENVIRONMENTAL RESOURCES
Policies Project Consistency

8.2-15 Indoor Air Quality. Encourage the use of
landscaping, ventilation systems, or other mitigation
measures to achieve healthy indoor air quality in
sensitive uses.

Consistent - Indoor air quality will meet the
requirements required by State laws such as those
specified in CalGreen.

8.2-16 Funding. Pursue regional, State, and federal
funding opportunities for transportation projects or
improvements that improve air quality and reduce
greenhouse gas emissions.

N/A.

8.2-17 Education. Participate in efforts that educate
the public about air quality, its effects on health, and actions that can be taken to improve air quality and
reduce greenhouse gas emissions.

N/A.

8.2-18 ElectricVehicles. Encourage provision of
or readiness for charging stations and related
infrastructure for electric vehicles within new
development and redevelopment proposals and
within City operations.

Consistent - Provisions for charging stations and
related infrastructure for electric vehicles will meet
or exceed the requirements required by State law.

Goal 8.3 A community with improved energy conservation and efficiency.

Policies Project Consistency

8.3-1 Energy Conserving Land Use Practices.

Implement energy conserving land use practices
including higher density and mixed-use
development in proximity to transit along with infill
development; improvements to the community’s
bicycle system; and expansion of transit routes,
facilities, and services.

Consistent - The Project implements energy
conserving land use practices with higher density
infill development in a mixed-use context in
proximity to transit.

8.3-2 Heat Gain Reduction. Ensure that site and
building designs reduce exterior heat gain and
heat island effects (e.g., tree planting,reflective
paving materials, covered parking, cool roofs), when
feasible.

Consistent - The Project implements building
designs that reduce exterior heat gain and heat
island effects through compliance with CalGreen.

8.3-3 Tree Planting. Continue to provide shade trees
along street frontages, and promote planting shade
trees on private property.

Consistent - The Project is planting shade trees on
as shown and described in the Landscape section.

8.3-4 Building Orientation. Encourage building
orientations and landscaping designs that promote
the use of natural lighting, take advantage of passive
summer cooling and winter solar access, and
incorporate other techniques to reduce energy
demands.Where feasible, place the long access of
buildings along an east-west axis.

Consistent - The building orientation and landscape
design promotes the use of natural lighting and
passive cooling by maximizing southern exposure
and locating project amenities and pervious
surfaces on the roof,
PICO RIVERA, CALIFORNIA Appendices 7-77

MERCURY SPECIFIC PLAN

ENVIRONMENTAL RESOURCES
Policies Project Consistency

8.3-5 Renewable Energy. Encourage new
development to install, and consider providing
incentives for, onsite renewable energy systems and
facilities (e.g.,solar).

Consistent -The project will incorporate renewable
energy systems in compliance with State laws.

8.3-6 Industrial Users. Encourage new industrial
users to install cogeneration facilities and renewable
energy systems such as solar, when economically
feasible.

N/A, the project does not include any new or
existing industrial users.

8.3-7 Energy Efficiency. Encourage all new
development to implement additional energy
efficient measures beyond what is required by
State law to exceed minimum energy efficiency
requirements.

Consistent - The project will meet or exceed
the energy efficiency requirements of State law
and additional energy efficient measures where
practical.

8.3-8 City Facilities. Install energy-efficient lighting, appliances, and alternative-energy infrastructure
(e.g.,solar panels) in city facilities, where
economically feasible.

N/A. .

8.3-9 Retrofit Existing Buildings. Coordinate with
local energy providers to increase energy efficiency
by promoting the retrofit and renovation of existing
buildings through energy rebates and incentives.

N/A, not a retrofit project.

8.3-10 City’s Fleet. Improve the fuel efficiency of the City’s fleet by purchasing the most energy-efficient
equipment that is cost-effective over its useful life.

N/A.

8.3-11 Education. Coordinate with local energy
providers to increase awareness of energy
conservation through public education programs.

N/A.

Goal 8.4 Protection of the City’s water resources and quality with implementation of sustainable water use practices that meet the needs of its residents and businesses.

Policies Project Consistency

8.4-1 Surface Water. Protect surface water
resources in Pico Rivera, including the Rio Hondo
and San Gabriel Rivers.

Consistent - The project will protect surface water
resources through compliance with State and local
stormwater regulations.

8.4-2 Groundwater.Work with applicable agencies
to monitor and protect the quality and quantity of
groundwater from the Central Basin.

N/A.

8.4-3 Recharge. Protect provide important
groundwater recharge capabilities along the Rio
Hondo and San Gabriel rivers.

N/A.
7-78 Appendices PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN

ENVIRONMENTAL RESOURCES
Policies Project Consistency

8.4-4 Regional Coordination. Coordinate and
collaborate with agencies in the region and
watershed to address water quality issues.

N/A.

8.4-5 National Pollution Discharge Elimination
System. Regulate construction and operational
activities to incorporate stormwater protection
measures and best management practices in
accordance with the City’s National Pollution
Discharge Elimination System (NPDES) permit.

8.4-6 Industrial Users. Regulate discharge from
industrial users in accordance with local,regional,
and State regulations to protect the City’s natural
water bodies.

N/A.

8.4-7 Underground Storage Tanks. Monitor
underground storage tanks containing hazardous
materials on a regular basis in accordance with
federal,state, and local regulations.

N/A.

8.4-8 New Development. Require new development
to protect the quality of surface and groundwater
bodies and natural drainage systems through
site design, stormwater retention and treatment,
and implementation of low impact development
measures (LID).

Consistent - The Project will protect the quality
of surface and groundwater bodies and natural
drainage systems through site design and
compliance with State and local stormwater
regulations.

8.4-9 Water Conservation on City Property.

Incorporate water conservation techniques into
City-owned buildings and property including water
efficient fixtures, drought-tolerant and native
landscaping, efficient irrigation systems, on-site
stormwater capture and reuse systems, and water
reuse, in accordance with state and other relevant
standards, including the city’sWater Efficient
Landscape Ordinance.

N/A.

8.4-10Water Conservation in New Development.

Require new development to incorporate water
conservation techniques into building and site
design including the use of water efficient fixtures,
drought-tolerant and native landscaping, efficient
irrigation systems, on-site stormwater capture and
reuse systems, and water reuse in accordance with
state and other relevant standards, including the
city’sWater Efficient Landscape ordinance.

Consistent - The Project will incorporate water
conservation techniques into building and
site design in compliance with State and local
regulations pertaining to water conserving fixtures,
landscape and irrigation.

PICO RIVERA, CALIFORNIA Appendices 7-79

MERCURY SPECIFIC PLAN

ENVIRONMENTAL RESOURCES
Policies Project Consistency

8.4-11 RecycledWater. Continue to use, and
expand opportunities to increase the use of,
recycled water in the city parks, landscaped areas
along roadways, and the municipal golf course, if
supplies are available.

N/A.

8.4-12 Groundwater Replenishment.Work with the
Water Replenishment District to actively pursue
the feasibility of retaining more local storm runoff
for groundwater replenishment.

N/A.

8.4-13 Education. Educate residents and businesses
about the importance of water conservation and
potential techniques and programs.

N/A.

Goal 8.5 Mineral resource extraction activities compatible with adjacent uses.

Policies Project Consistency

8.5-1 Compatible Activities. Require that any future
oil, gas, and mineral resource extraction activities
be compatible with and minimize impacts on
adjacent uses.

N/A,The Project does not include any existing or
future oil, gas, and mineral resource extraction
activities.

Goal 8.6 Preservation of the City’s open space and significant biological resources as components of a sustainable community.

Policies Project Consistency

8.6-1 Open Space Conservation. Conserve areas
that serve as interim and permanent open space
in the City, including the Rio Hondo and San
Gabriel river corridors and their spreading grounds,
other publicly maintained open space, and utility
corridors.

N/A.

8.6-2Valuable Natural Resources. Preserve and
restore unique and valuable natural resources
and associated habitats, primarily located along
the Rio Hondo and San Gabriel river channels
and spreading grounds, including special-status
species, in coordination with federal,state, and local
resource agencies.

N/A.

8.6-3 New Development. Require discretionary
development proposals that could potentially
impact natural resources to conduct a biological
resource assessment to ensure that project-related
impacts are considered and mitigated consistent
with federal,state, and local regulations.

N/A.
7-80 Appendices PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN

ENVIRONMENTAL RESOURCES
Policies Project Consistency

8.6-4 Tree Preservation. Preserve significant native
and heritage trees, and reduce the loss of these
trees through mitigation and replanting programs,
when feasible.

N/A, the site is currently developed and has no
known significant native or heritage trees.

8.6-5Wildlife Movement. Preserve and enhance
interconnected open space and natural areas along
the river corridors and spreading basins, and its
connections to the Whittier Narrows Recreation
Area, to provide for wildlife movement.

N/A, the site is currently developed and is in an
urban area.

8.6-6 Native Plants. Use native and drought tolerant
plants and trees in all public and private landscaping.

Consistent - native and drought tolerant plants
and trees will be utilized to comply with landscape
water conservation regulations.

Goal 8.7 Preservation of important cultural and paleontological resources that contribute to the unique identity and character of Pico Rivera.

Policies Project Consistency

8.7-1 Resource Preservation. Protect and
preserve significant historic, archaeological,
and paleontological resources, including those
recognized at the national,state, and local levels.

N/A, the site is currently developed and has no
known significant historic, archaeological, and
paleontological resources.

8.7-2 Identification. Undertake programs to identify
significant historic and archaeological resources
that meet local,state, and federal criteria.

N/A, the site is currently developed and has
no known significant historic or archaeological
resources.

8.7-3 Consultation.As part of the development
review process, ensure that potential impacts
to historic, archaeological, and paleontological
resources are minimized.

N/A.

8.7-4 Resource Assessment. Require new
development necessitating discretionary approval
that could potentially impact historic, archaeological, and/or paleontological resources to conduct a
resource survey to ensure that potential sites are
identified for avoidance or special treatment.

N/A, the site is currently developed and has no
known significant historic, archaeological, and
paleontological resources.

8.7-5 Incentives. Consider providing financial
incentives to private owners and development
in order to maintain,rehabilitate, and preserve
significant historic resources.

N/A, the site is currently developed and has no
known significant historic, archaeological, and
paleontological resources.

8.7-6 Adaptive Reuse. Encourage the preservation
and adaptive reuse of historic sites and structures,
and require the adaptive reuse of historic
structures to meet Secretary of Interior Standards
for such reuse.

N/A, the site is currently developed and has no
known significant historic, archaeological, and
paleontological resources.

8.7-7 Informational Kiosks.Work with the historic
society to develop signs within the City to highlight
locations of historical or cultural significance.

N/A, the site is currently developed and has no
known significant historic, archaeological, and
paleontological resources.

PICO RIVERA, CALIFORNIA Appendices 7-81

MERCURY SPECIFIC PLAN
SAFETY
Goal 9.1 Standards, improvements and actions that minimize risks posed by geologic and seismic hazards.

Policies Project Consistency

9.1-1 Safety Standards. Maintain enforcement of
up-to-date seismic safety and structural design
standards, including the California Building
Standards Code for new and retrofitted buildings.

Consistent - The Project will meet or exceed
California Building Standards Codes.

9.1-2 Geotechnical Studies. Require that
geotechnical studies be prepared for development
in areas where geologic or seismic hazards may be
present,such as liquefaction in the central portion
of the city and in the Whittier Narrows Dam area.

Consistent - Geotechnical studies will be prepared
if geologic or seismic hazards are present,

9.1-3 Infrastructure. Encourage property owners,
Caltrans, the railroads, and local utility companies
to regularly inspect and strengthen (as needed)
infrastructure susceptible to failure during an
earthquake.

N/A.

Goal 9.2 A community protected from potential flood and dam inundation hazards.

Policies Project Consistency

9.2-1 Sufficient Infrastructure. Coordinate with
the Los Angeles County Flood Control District
to ensure that the City’s storm drainage system
is adequately sized, maintained,rehabilitated and
funded to accommodate stormwater runoff and
prevent flooding.

N/A.

9.2-2 Deficient Areas. Prioritize the construction
and upgrade of storm drainage infrastructure in
areas where localized flooding and deficient storm
drainage systems exist.

N/A.

9.2-3 Adequate Capacity for New Development.

Require new development to demonstrate the
availability of adequate capacity in the storm
drainage system to accommodate projected flows
and not exacerbate existing deficiencies.

Consistent - The project will demonstrate adequate
capacity in the storm drainage system as part of
project submittal and review.

9.2-4 New Development Contribution. Ensure that
new development constructs, dedicates and/or pays
its fair share contribution to the storm drainage
system improvements necessary to serve the
demands created by the development.

Consistent - The project will pay its fair share
contribution to the storm drainage system
improvements as determined during project review.

9.2-5 Coordination. Maintain up-to-date mapping of
dam inundation areas within the City.

N/A.
7-82 Appendices PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN
SAFETY
Goal 9.3 Safe production, use, storage, and transports of hazardous materials.

Policies Project Consistency

9.3-1 Hazardous Materials Regulation. Coordinate
with County, State and other applicable agencies
to enforce pertinent laws, disclosures and siting
requirements that regulate the production, use,
storage, disposal, and transport of hazardous
materials.

N/A.

9.3-2 Hazardous Materials Uses. Ensure that
land uses involved in the production,storage,
transportation, handling, or disposal of hazardous
materials are located and operated in a manner that
minimizes risk to other land uses.

N/A.

9.3-3 HazardousWaste Management Plan. Require
businesses that store, generate, use or transport
hazardous materials to comply with the Los
Angeles County HazardousWaste Management
Plan. Provide appropriate response and notification
in the event of an emergency or violation.

Consistent - businesses and private waste haulers
will be required to maintain compliance with the
Los Angeles County HazardousWaste Management
Plan.

9.3-4 Site identification. Participate in efforts
to identify sites previously used for hazardous
materials handling,storage and disposal.

N/A.

9.3-5 Known Areas of Contamination. Require new
development in areas of known contamination
to perform comprehensive soil and groundwater
contamination assessments prior to development
approvals. If contamination exceeds regulatory
levels,require remediation procedures consistent
with applicable regulations for the proposed use
prior to any site disturbance.

N/A.

9.3-6 Best Practices. Encourage industries,
businesses and residents to utilize best practices
and technologies that reduce the use of hazardous
materials and generation of hazardous wastes.

N/A.

9.3-7 Education. Promote public education efforts
regarding the proper use,storage, and disposal of
hazardous wastes, including common household
items.

N/A.

9.3-8 Household HazardousWaste Plan. Provide
for the management of household hazardous waste
through implementation and regular update of the
City’s Household HazardousWaste Plan.

N/A.

PICO RIVERA, CALIFORNIA Appendices 7-83

MERCURY SPECIFIC PLAN
SAFETY
Policies Project Consistency

9.3-9 Household HazardousWaste Disposal.

Continue to partner with Los Angeles County to
encourage homeowners to dispose of hazardous
waste and E-waste at regular collection events.

N/A.

9.3-10 Pipelines. Require that new pipelines
channels carrying hazardous materials avoid
residential areas and other sensitive land uses to
the greatest extent feasible.

N/A.

9.3-11 Truck Routes. Maintain a system of truck
routes that minimizes truck travel adjacent to and
through areas designated for residential use.

N/A.

9.3-12 Pesticides and Herbicides. Encourage
integrated pest management principles to reduce
or discontinue the use of pesticides and herbicides.

N/A.

Goal 9.4 Collaborative community preparation, response and recovery in the event of disasters and emergencies.

Policies Project Consistency

9.4-1 Emergency Management Division. Continue
to support the efforts of the City’s Emergency
Management Division to prepare for, mitigate
against, respond to, and recover from disasters and
emergencies.

N/A.

9.4-2 Emergency Management Plans. Maintain a
Standardized Emergency Management System/
National Incident Management System Emergency
Operation Plan and Multi-Jurisdictional Hazard
Mitigation Plan in coordination with local,state and
federal agencies and organizations.

N/A.

9.4-3 Mutual Aid. Continue to participate in mutual
and automatic aid agreements for the provision
of fire, law enforcement, medical response, public
works, mass care, and other assistance.

N/A.

9.4-4 Evacuation Routes. Coordinate with Caltrans,
the County and adjacent cities to improve roadway
capacity along evacuation routes, and to designate
additional routes.

N/A.

9.4-5 Critical Facilities. Require critical facilities (e.g., fire, police, mainline utilities, emergency command
center, and other essential facilities) to incorporate
construction standards that resist damage and allow
continued function following a major disaster.

N/A.
7-84 Appendices PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN
SAFETY
Policies Project Consistency

9.4-6 Emergency Response Facilities and Staffing.

Ensure that public safety infrastructure and staff
resources keep pace with growth and change in the
community.

N/A.

9.4-7 Education &Training. Promote public
education and training efforts to prepare residents
and businesses to effectively respond to disasters
and emergencies, including the Pico Rivera
Community Emergency Response Team (CERT),
and Los Angeles County’s Mass Notification
System (ALERT) and Neighborhood Preparedness
(AWARE) effort.

Consistent - The Specific Plan requires the lease
documents to include a standard educational
manual for emergency evacuation for all tenants.

PICO RIVERA, CALIFORNIA Appendices 7-85

MERCURY SPECIFIC PLAN

HEALTHY COMMUNITIES
Goal 10.1 Health and well-being for all members of the community.

Policies Project Consistency

10.1-1 Education. Collaborate with Los Angeles
County Department of Public Health, health care
providers, and social organizations to educate
the public on healthy lifestyles and promote
preventative health care and behaviors to improve
overall health of the community.

N/A.

10.1-2 Health Events. Host,sponsor, and/or work
with non-profit groups and public and private
institutions to organize citywide public health
events such as health fairs,senior fairs,speakers,
lectures, and workshops.

N/A.

10.1-3 Community Health Monitoring. Establish
procedures to track community health information,
determine indicators to measure results by, and
improve health over time.

N/A.

Goal 10.2 A balanced and healthy transportation system where transit, bicycling, and walking are alternative methods to the automobile.

Policies Project Consistency

10.2-1 Transit Service Expansion. Work with
appropriate providers to expand transit service
throughout Pico Rivera especially along major
transportation corridors, and to key locations such
as employment centers, grocery stores, medical
offices,schools, libraries, parks, and other civic
facilities.

Consistent - The Project provides commercial
tenant spaces that can be occupied by transit
service offices and/or other community services
offices as permitted by the Land Use Matrix..

10.2-2 Transit Improvements. Work with
appropriate providers to improve transit facilities
and stations to make them safer and conveniently
located.

N/A.

10.2-3 Gold Line Light Rail Extension. Continue
to work with the Metropolitan Transit Authority
to locate the station for the Gold Line light rail
extension within Pico Rivera to encourage transit
ridership.

N/A.

10.2-4 Bus Turnouts.Work with the Metropolitan
Transit Authority, Montebello Bus Lines, and
Downey Link to identify locations along existing
and future transit routes for additional bus turnouts
to increase transit usage.

N/A.
7-86 Appendices PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN

HEALTHY COMMUNITIES
Goal; 10.3 A transportation system where residents can safely walk or ride their bicycles to school and other destinations.

Policies Project Consistency

10.3-1 Safe Routes to School. Continue working
with the school districts to implement safe routes
to schools projects for all schools within the City.

N/A.

10.3-2 Traffic Calming. Implement traffic calming
features to reduce traffic speeds, improve safety,
and minimize pollution in residential neighborhoods.

N/A, there are no public streets within the
project, the project is accessible only by arterials
(Rosemead andWashington) nor can traffic directly
access any residential neighborhoods.

10.3-3 Conflicts withVehicles. Ensure safe bicycle
lanes and pedestrian routes that reduce conflicts
with users and motor vehicles through design
improvements, and well-marked pedestrian
crossings and bicycle routes.

N/A.

10.3-4 Truck Routes. Modify designated truck
routes to limit or avoid truck traffic through or
adjacent to residential neighborhoods and schools,
to the extent feasible, to minimize health and safety
concerns.

N/A.

10.3-5 Rail Crossings. Continue to work with
railroad companies and appropriate agencies to
create railroad grade separations to increase safety,
while taking steps to make the existing at-grade rail
crossings safer for pedestrians and vehicles.

N/A.

10.3-6 Education. Encourage bicycle, pedestrian, and
vehicle safety through education programs.

Consistent: An educational flyer will be provided to
all tenants about local bicycle amenities,safety and
use of on-site bicycle parking.

Goal 10.4 Enhanced quality of life through arts and culture.

Policies Project Consistency

10.4-1 Public Art. Encourage the provision of public
art, especially in municipal locations accessible to
the public and at key entryways into the City to
serve as landmarks and entry features.

Consistent - The project encourages the provision
for public art, particularly by a local artist, at the
project plaza atWashington Blvd. to serve as a
landmark and entry feature.

10.4-2 Art Programs. Continue to promote arts
and cultural programs at the Pico Rivera Centre for
the Arts and other appropriate locations to foster
community identity.

N/A.

10.4-3 Display of Public Art. Encourage the use of
publicly owned facilities and spaces,such as the Pico
Rivera Centre for the Arts and City Hall, for the
display of local art, and for future art and cultural
events.

Consistent - The project encourages the display
of public art, particularly by a local artist, at the
project plaza atWashington Blvd. for the display of
local art.

PICO RIVERA, CALIFORNIA Appendices 7-87

MERCURY SPECIFIC PLAN

HEALTHY COMMUNITIES
Goal 10.5 Opportunities for lifelong learning and cultural enrichment.

Policies Project Consistency

10.5-1 Libraries. Continue to work with Los
Angeles County in the provision of adequate library
services, facilities, materials and programs that meet
the needs of all residents.

N/A.

10.5-1 Convenient Access. Continue to coordinate
with Los Angeles County to ensure that library
facilities are conveniently accessible to pedestrians
and bicyclists and along transit corridors.

N/A.

10.5-1 Multi-Functional Use. Support the use of
libraries as multi-functional facilities, acting as
gathering places, cultural centers, and venues for
community events and programs.

N/A.

Goal 10.6 An improved and integrated system of family, community, and civic networks in Pico Rivera.

Policies Project Consistency

10.6-1 Development patterns. Promote
development patterns that reduce commute times,
provide public space for people to congregate and
interact socially, that encourage civic participation
and foster safe and attractive environments.

Consistent - Implementing a mixed use project with
employment opportunities, commercial services
and adjacent local and regional transportation
services nearby,supports a development pattern
that promotes the reduction of commute times.

10.6-2 Community Event Participation. Strive to
increase participation in community events that
include youth and senior activities, and family
programs.

N/A.

Goal 10.7 A complete system of parks and recreational facilities and programs that provide diverse opportunities for active recreation, passive recreation, and social interaction, meeting the needs of the community.

Policies Project Consistency

10.7-1 Parks Master Plan.Adopt and maintain a
Parks Master Plan,responding to community needs
as they change over time.

N/A.

10.7-2 Existing Facility Improvement. Continue to
improve,rehabilitate, and expand existing park and
recreation facilities, as funding is available, to meet the needs of Pico Rivera residents, employees, and
visitors.

N/A.
7-88 Appendices PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN

HEALTHY COMMUNITIES
Policies Project Consistency

10.7-3 New Development. Require new residential
development to dedicate land or contribute inlieu fees at a standard of three (3) acres per 1,000 population, and contribute park development fees,
to finance acquisition, development, improvement,
and maintenance of park and recreational facilities.

Consistent - The project will meet the three (3)
acres per 1,000 population park requirement in
accordance with city requirements and State law.

10.7-4 Fees. Periodically review park development
fees and funding sources to ensure their
adequacy to cover park acquisition, development,
improvement, and maintenance.

N/A.

10.7-5 Public Involvement. Encourage residents
to become involved in the design, improvement,
operation, maintenance, and security of park
facilities throughout the community.

N/A.

10.7-6 Collaboration. Coordinate park and
recreational facilities planning with local and
regional agencies in an effort to enhance
recreational opportunities in the City.

N/A.

10.7-7 Sports Arena and former Bicentennial
Park Campground. Improve the Sports Arena
and Bicentennial Park Campground area as a
major recreational venue, including sports fields,
equestrian uses, and habitat restoration.

N/A.

10.7-8 Sports Arena Entrance.Work with Caltrans,
Los Angeles County, and City of South El Monte
to include signage, improve access, and create an
entry from Highway 60 to the Sports Arena and
Bicentennial Park Campground.

N/A.

10.7-9 Easements. Consider the use of utility
and railroad right-of-ways for active and passive
recreation uses,such as including a linear park along
the rail line west of Passons Boulevard, as part
of the lands originally purchased for the Passons
Grade Separation project, as well as providing for
expanded park land as part of the proposed Durfee
grade separation.

N/A.

10.7-10 Joint Use. Support the City’s joint use
agreement with El Rancho Unified School District
which provides access to the classrooms, cafeteria,
athletic fields, basketball courts, and playgrounds
at the elementary, middle, and high schools within
ERUSD El Rancho Unified School District.

N/A.

PICO RIVERA, CALIFORNIA Appendices 7-89

MERCURY SPECIFIC PLAN

HEALTHY COMMUNITIES
Policies Project Consistency

10.7-11 Onsite Open Spaces. Provide development
incentives for private commercial, office, industrial,
and other non-residential developments to provide
onsite usable open space that is accessible to the
public such as green rooftops, public plazas, and
walking paths.

Consistent - The Project is providing onsite
open spaces to serve the needs of the residents,
businesses and the public as shown in Exhibit 2-5.

10.7-12 Increasing Recreational Opportunities.

Partner with the Watershed Conservation
Authority to promote and increase recreational
opportunities in the City by:
• Expanding trails, where feasible, along the
portions of the Rio Hondo and San Gabriel
river corridors;
• Exploring opportunities to create more passive
recreation, including fitness zones at the
spreading grounds
• Assisting in improving the access to Whittier
Narrows recreation areas; and
• Promoting a coordinated approach to future
land use decisions adjacent to the Sports Arena.
• Conducting an equestrian trails study to
identify where equestrian trails may be properly
developed and link to theWhittier Narrows
equestrian trails and local horse boarding
facilities.

N/A.

10.7-13 Municipal Golf Course. Support continued
renovation efforts and any future expansions
of the Pico Rivera Golf Course to help meet
the recreational needs in the City and provide
additional economic opportunities.

N/A.

10.7-14 Equestrian Facilities. Expand opportunities
for equestrian- oriented recreational facilities in the City, and permit this use in the Sports Arena and
Bicentennial Park Campground area.

N/A.

10.6-15 Efficiency and Conservation. Incorporate
energy efficiency and water conservation in parks
and recreation areas, and require the use of native,
drought-tolerant plants, to the extent feasible and
as recommended by Assembly Bill 1881.

N/A.

10.7-16 Private Recreation. Encourage the location
of additional private health clubs and recreation
facilities in Pico Rivera.

Consistent - The project offers private rooftop
recreational facilities and swimming pool for the
residential tenants.
7-90 Appendices PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN

HEALTHY COMMUNITIES
Policies Project Consistency

10.7-17 Parks as Gathering Places. Identify and
provide facilities within City parks to enhance their
function as community gathering places and ensure
they are distributed throughout the community.

N/A.

10.7-18 New Gathering Places. Support the
revitalization of the shopping center at the
southwest corner of Rosemead Boulevard
and Mines Avenue to reinforce Smith Park, the
community center and adjacent library as a
community gathering place.

N/A.

10.7-19 Community Centers. Regularly maintain,
improve, and expand, when necessary, existing
community centers to adequately meet the City’s
needs.

N/A.

10.7-20 Program Diversity. Ensure that recreation
programs and services meet the diverse needs
of the community that serve residents of all ages,
backgrounds, and interests.

N/A.

10.7-21 Recreational Program Costs. Continue
maintaining fees for residents to participate in city
recreational programs at or below the city’s cost
whenever feasible.

N/A.

10.7-22 Seniors. Continue to provide dance classes,
recreational programs, local and regional trip
opportunities for physical activity, and services for
seniors.

N/A.

10.7-23Youth Programs. Collaborate with the
school district,religious organizations, non-profit
groups, law enforcement, and other appropriate
organizations to determine needs and continually
improve upon the services and programs for
children and youth.

N/A.

PICO RIVERA, CALIFORNIA Appendices 7-91

MERCURY SPECIFIC PLAN

HEALTHY COMMUNITIES
Goal 10.8 Convenient access to and a range of options for fresh and nutritious foods in Pico Rivera.

Policies Project Consistency

10.8-1 Food Access. Strive for the majority of
residents to be in close proximity to a supermarket
or other healthy food establishment.

Consistent - The project will increase and integrate
residents adjacent to healthy food establishments
and is across the street from aWalmart grocery.

10.8-2 Transit Service to Access Healthy Foods.

Work with local and regional transit agencies
to ensure that bus routes provide service from
underserved neighborhoods to healthy food retail
stores.

Consistent - The Project can potentially lease
commercial space to a transit provider or provide
a stop for local market shuttles or other ride
services to facilitate access to local markets with
healthier choices.

10.8-3 Community Gardens. Facilitate establishment
of community gardens by allowing gardens on
vacant properties, at existing parks, and any other
appropriate locations provided the gardens are
managed and operated to prevent adverse impacts
on adjoining uses.

Consistent - The Project may offer roof-top and/or
ground level gardening containers or raised planter
boxes for residential tenant use.

10.8-4 Green Roofs. Encourage new buildings to
incorporate green roofs and the conversion of
existing roofs to maximize opportunities for urban
gardening.

Consistent - The project will incorporate green,
vegetation elements on the roof in combination
with access for residents to facilitate the
opportunity for urban gardening.

10.8-5 Edible SchoolYards.Work with the El
Rancho Unified School District to explore the
feasibility for creating “edible school yards”
that provide gardens and gardening educational
programs on school property.

N/A.

10.8-6 Healthy Foods at Schools.Work with the El
Rancho Unified School District to ensure provision
of healthy food options.

N/A.

10.8-7 Summer Meals Program. Continue to
provide summer meal programs for youth.

N/A.

10.8-8 Seniors. Continue to provide nutritious
meals to seniors at the Senior Center.

N/A.

10.8-9 Healthy Foods at City Events. Provide
healthy food options at municipal buildings and at
city events where food is available by the City.

N/A.

10.8-10 Drive-Through Restaurants. Limit the
number of drive-through restaurants near schools,
and in areas where there are high concentrations of
these uses.

N/A.
7-92 Appendices PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN

HEALTHY COMMUNITIES
Policies Project Consistency

10.8-11 Food Education. Disseminate information
about healthful eating habits.

N/A.

10.8-12 Farmers Market. Pursue the establishment
of a farmers market within the city limits to
increase access to healthy, local, affordable foods
and encourage community-building.

Consistent -While the Project has limited space for
a farmers market, the Applicant owns and manages
the adjacent Marketplace and associated parking lot
where the establishment of a farmers market could
be pursued.

10.8-13 Sit-down Restaurants. Pursue and
encourage sit-down restaurants within City limits.

N/A.

Goal 10.9 Access to affordable and high quality health care in Pico Rivera.

Policies Project Consistency

10.9-1 Healthcare Services.Work with local health
care providers to increase the availability of high
quality and affordable health care services that is in
Pico Rivera.

N/A.

10.9-2 Healthcare Facility Sites. Identify potential
sites for healthcare facilities that are well-served
by transit, and specifically include these types of
facilities as a permitted use within appropriate
commercial and industrial areas.

N/A.

10.9-3 Seniors. Continue to provide, and support
other organizations that provide, health screenings
for seniors as preventative care.

N/A.

10.9-4 Mental Health Care. Support the efforts of
Los Angeles County and other local organizations
that provide mental health services to ensure
residents of Pico Rivera are being adequately
served.

N/A.

10.9-5 Homeless. Support the efforts of various
agencies such as the Los Angeles County and the
Gateway Council of Governments to address
homeless issues and to help advance individuals to
lead a stabilized and productive life.

N/A.

10.9-6 Co-location of Facilities. Encourage the
co-location of healthcare and social services to
increase access to care.

N/A.

10.9-7 Outreach. Educate the community on the
availability of health care options, as well as social
services in and around Pico Rivera.

N/A.

PICO RIVERA, CALIFORNIA Appendices 7-93

MERCURY SPECIFIC PLAN

HEALTHY COMMUNITIES
Goal 10.10 High quality day care, education, and lifelong learning opportunities for all members of the community.

Policies Project Consistency

10.10-1 School Services. Support public school
districts and private schools in providing
educational services.

N/A.

10.10-2 School Capacity.Work with local school
districts to ensure that school facilities have
sufficient capacity to meet the needs of current and
projected enrollment, within the limits of State law.

N/A.

10.10-3 Development Proposal Review. Provide
school districts the opportunity to review and
comment on residential development proposals to
ensure projects adequately address school capacity
issues.

Consistent. Project related school demand will be
analyzed as part of environmental review.

10.10-4 Joint Use. Coordinate with the school
district to maintain joint use of school and park
facilities during non-school hours. Joint use
agreements should be maintained to maximize
public use of facilities with shared financial and
operational responsibilities.

N/A.

10.10-5 Funding Sources. Cooperate with school
districts in identifying and pursuing sources of
funding for the improvement of existing schools.

N/A.

10.10-6 Higher Education. Support the development
of higher education and vocational education
facilities in the City to increase access to these
services.

N/A.

10.10-7 Range of Day Care Services. Encourage
the development of a range of day care facilities
including family day care homes and public and
private day care centers for youth and seniors that
are high quality and affordable to meet the needs of
Pico Rivera residents.

N/A.

10.10-8 High Quality and Affordable Day Care.

Encourage day care facilities and services to be
located in or near residential areas and employment
centers, as well as along transit and major
transportation routes.

N/A.
7-94 Appendices PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN
NOISE
Goals 11.1 An acceptable noise environment for existing and future residents that also meets the business needs of the community.

Policies Project Consistency

11.1-1 Land Use Compatibility. Strive to achieve and
maintain land use patterns that are consistent with
the noise compatibility guidelines set forth in Table
11-1.

Consistent - As part of the review process, the city
will review noise compatibility guidelines as they
relate to the project as shown in Table II-I. The
environmental review will also study noise and
potentially provide mitigation measures for the
noise generated by the possibility of future rail on
Washington. Additionally, the Project will comply
with all State laws for sound attenuation through
the application of appropriate building materials.

11.1-2 Existing Noise Incompatibilities.Within
areas where existing or future noise levels exceed
the guidelines set forth in Table 11-1, encourage
establishment of noise buffers and barriers,
modifications to noise-generating operations, and/
or retrofitting of buildings housing noise-sensitive
uses, where feasible and appropriate.

N/A.

11.1-3 New Noise-Sensitive Development. Require
development of new noise-sensitive land uses
to provide appropriate noise buffers or barriers,
as well as to implement feasible building designs
needed to meet the noise compatibility guidelines
shown in Table 11-1.

N/A.

11.1-4 New Stationary Noise Sources. Require
new stationary noise sources to mitigate impacts
on noise-sensitive uses consistent with the noise
compatibility guidelines set forth in Table 11-1.

N/A.

PICO RIVERA, CALIFORNIA Appendices 7-95

MERCURY SPECIFIC PLAN
NOISE
Goal 11.2 Minimize disruptions to residential neighborhoods and businesses caused by transportation-related noise.

Policies Project Consistency

11.2-1 New High Noise-Generating Uses. Locate
future transit stations,rail projects such as the
potential Metro Gold Line light rail and High Speed
Rail, or other high noise-generating uses away from
noise-sensitive land uses to the extent feasible.

N/A.

11.2-2 Mitigation along Roadways. Include noise
mitigation measures in the design of street and
highway improvement projects adjacent to noisesensitive areas. Measures should emphasize the establishment of natural buffers or use of setbacks
between roadways and adjoining noise sensitive
uses, and use of pavements that reduce roadway
noise, when feasible.

N/A.

11.2-3 Speed Limits. Enforce established speed
limits to control noise levels.

N/A.

11.2-4 Truck Routes. Maintain a system of truck
routes that avoid truck travel through or adjacent
existing and future residential neighborhoods, to
the extent feasible.

N/A.

11.2-5 Development along Major Roadways and
Rail Lines. Require that noise attenuation measures
be incorporated into all new development and
remodels of noise-sensitive uses in close proximity
to major roadways and existing or known planned
rail lines where railroad-generated noise levels
exceed the guidelines set forth in Table 11-1.

Consistent - As part of the review process, the
city will review noise compatibility guidelines as
they relate to the project as shown in Table II-I.

The environmental review will also study noise
and potentially provide mitigation measures.

Additionally, the Project will comply with all State
laws for sound attenuation through the application
of appropriate building materials.

11.2-6 Railroad Noise. Work with the railroad
lines operating in Pico Rivera to minimize noise
levels produced by trains and whistle noise by
continuing to construct additional grade separations
at busy intersections, reducing nighttime operations,
and maintaining consistency with the noise levels
shown in Table 11-1.

N/A.
7-96 Appendices PICO RIVERA, CALIFORNIA

MERCURY SPECIFIC PLAN
NOISE
Goal 11.3 Minimize disruptions to residential neighborhoods and businesses caused by construction-related noise.

Policies Project Consistency

11.3-1 Construction Noise. Minimize constructionrelated noise and vibration by limiting construction activities within 500 feet of noise-sensitive uses
from 7:00 A.M. to 7:00 P.M. seven days a week;
after hour permission shall be granted by City staff,
Planning Commission, or the City Council.
• Require proposed development adjacent
to occupied noise sensitive land uses to
implement a construction-related noise
mitigation plan.This plan would depict the
location of construction equipment storage
and maintenance areas, and document methods
to be employed to minimize noise impacts on
adjacent noise sensitive land uses.
• Require that construction equipment utilize
noise reduction features (e.g., mufflers and
engine shrouds) that are no less effective than
those originally installed by the manufacturer.
• Require that haul truck deliveries be subject
to the same hours specified for construction.

Additionally, the plan shall denote any
construction traffic haul routes where heavy
trucks would exceed 100 daily trips (counting
those both to and from the construction site).

To the extent feasible, the plan shall denote
haul routes that do not pass sensitive land uses
or residential dwellings.

Consistent - The Project will conform to hours of
construction limitations, and others, as appropriate
and determined by the City.

11.3-2Vibration Standards. Require construction
projects and new development anticipated to
generate a significant amount of vibration to ensure
acceptable interior vibration levels at nearby
noise-sensitive uses based on Federal Transit
Administration criteria as shown in Table 11-2.

Consistent - The Project will conform to vibration
standards as determined by Table II-2 of the Noise
Element.

MERCURY SPECIFIC PLAN
Enclosure 2
RESOLUTION NO. ____

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PICO

RIVERA, CALIFORNIA, APPROVING A CONDITIONAL USE PERMIT TO ALLOW FOR THE CONSTRUCTION OF A 255 UNIT MIXED-USE
DEVELOPMENT AT 8825 WASHINGTON BOULEVARD DESIGNATED
AS CONDITIONAL USE PERMIT NO. 746 AND ADOPTION OF A

MITIGATED NEGATIVE DECLARATION AND MITIGATION

MONITORING AND REPORTING PROGRAM
WHEREAS, the applicant desires to develop a 255-unit mixed use, three (3) to six (6) story apartment development at densities, height and parking ratios specified in the Mercury Specific Plan; and
WHEREAS, the applicant submitted applications including General Plan Amendment No. 57, Zone Reclassification No. 325, Zone Code Amendment No. 187 which must be concurrently approved for the subject project to be entitled; and WHEREAS, a Phase I Environmental Site Assessment Report was completed for the site which determined that there is no evidence of Recognized Environmental Concerns (RECs); and
WHEREAS, on June 3, 2021, a virtual community meeting was held, and notices were sent to properties within 1,000 feet of the subject site and approximately 15-20 people participated mainly vocalizing support of the project and limited comments regarding parking, height, density, traffic concerns were expressed; and WHEREAS, on November 18, 2021, a community meeting was held and notices were sent in both English and Spanish to properties within 1,000 feet of the subject site and 15-20 people attended and expressed their concerns regarding parking, height density, traffic; and
WHEREAS, on August 11, 2022 the City held a third community meeting and notices were sent in both English and Spanish to properties within 1,000 feet of the subject site and 15-20 people attended and expressed their concerns regarding parking, height, density, traffic; and
WHEREAS, an Initial Study and Mitigated Negative Declaration (IS/MND) was prepared for the project, which was available for public comment at the City of Pico Rivera Community and Economic Development Department and was posted at the State Office of Planning and Research (OPR) website and at the Los Angeles County Recorder’s Office pursuant to CEQA Guidelines Section 15072(a); and WHEREAS, on November 21, 2022 during a regularly scheduled and advertised Planning Commission public hearing, the Planning Commission voted 3-2 to recommend 1b
RESOLUTION NO. ____

Page 2 of 12 ends

Pico Rivera City CouncilJanuary 24, 2023

Pico Rivera City Council
January 24, 2023