Paris

*492 Opinion

Appellant Sanford Paris appeals from the denial of his petition for writ of mandate pursuant to Code of Civil Procedure sections 1085 or 1094.5 against the Community Redevelopment Agency of the City of Pico Rivera (hereafter the Agency), the City of Pico Rivera (hereafter the City), and various individual officials.

Appellant is a business tenant with a long-term ground lease on a property along Whittier Boulevard within the City. The parcel lies in a redevelopment project area of the Agency. Appellant desires to remodel a vacant portion of a building to a walk-in movie theater, which would require issuance of a building permit and a conditional use permit under the zoning ordinance of the City. As required by the City’s redevelopment plan, appellant’s proposal was reviewed by the director of the Agency, who found the proposal to be inconsistent with the redevelopment plan. Upon the director’s report of his findings to the city building department, the department notified appellant that no building permit would be issued. Appellant appealed to the city council, which affirmed the decision of the building department. Appellant petitioned the superior court for a writ…