Historic Whittier Boulevard Revitalization Program

The City of Pico Rivera is undertaking a community-based process to re-envision and revitalize Historic Whittier Boulevard.

July 23, 2024

Introduction

The City of Pico Rivera is undertaking a community-based process to re-envision and revitalize Historic Whittier Boulevard. The final plan will lay the foundation for a new official "uptown" district that embraces the rich history, culture, and diversity of Pico Rivera.

The outcome of this process will be a Plan that will:

Empower people to participate in the development of their neighborhoods
Promote healthy lifestyles and safer streets for all
Improve access to parks, open and recreation space
Stimulate economic growth and community prosperity
Integrate art, technology, and style
Cultivate a more sustainable environment

Project Overview

In late 2020, the City of Pico Rivera developed a framework to address immediate impacts from COVID-19, the economic downturn, climate change, impacts from the Whittier Narrows Dam Safety Modification Project, and multiple unfunded State and federal mandates. The framework also positioned the city to capitalize on new, emerging opportunities and served as the foundation for what is now the Pico Rivera 2035: Community Revitalization Program (PR 2035), a comprehensive collection of programs, projects, and policies designed to support the city’s evolution toward a more holistic, healthy, sustainable, multimodal, and modern smart city.

The project for Historic Whittier Boulevard (HWB) will create two plan documents: a Vision Plan and a Multimodal Plan funded by Caltrans Sustainable Communities Grant Program.

Vision Plan - A Vision Plan is a non-regulatory document that defines the Vision of how a street, neighborhood, or City wants to grow in the future. The HWB Vision Plan is based upon a formal Specific Plan document. The Vision Plan is structured like this with the intent to inform the next update of the City's General Plan and become a Specific Plan once the General Plan update is complete. It will contain design guidelines, detailed development standards, and implementation measures to which future public and private projects must follow.

Elements of a vision plan include:

Land use and zoning categories for new development
Architectural style and guidelines
Parks and recreation
Public art and placemaking elements
Mobility recommendations from the Multimodal Plan

Multimodal Plan - A multimodal plan refers to transportation and land use planning that considers all transportation options, typically including walking, cycling, public transit and automobile, and accounts for land use factors that affect accessibility.

Elements of a multimodal plan include:

Streetscape design
Bicycle facilities
Pedestrian sidewalks, paseos, and plazas
Public transit stations and routes
On- and off-street parking
Universal accessibility for all ages and abilities

The HWB project will create a new ‘Uptown’ District along the revitalized Whittier Boulevard and be integrated with the other planning in other parts of the City.

History of Pico Rivera

The history of Pico Rivera is the starting point for developing the Historic Whittier Boulevard Vision Plan. The specific physical places, events, and people that have lived in Pico Rivera have contributed to a unique identity to build upon. There are three main eras of Pico Rivera’s history that each provide different ideas for the Vision Plan:

Origins and Early Development (Pre-WWII) - the foundations for the culture from indigenous peoples to Spanish and Mexican settlements
20th Century Development - Pico Rivera becomes a formal City and explosive growth that created the community as it is today from housing to roads
Recent History - Current responses to historical factors to improve quality of life

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For more information on the history of Pico Rivera view the 60th anniversary issue of the City's magazine here .

LA Region

The City of Pico Rivera is also influenced by the history that has occurred in the larger Los Angeles region. The following are key topics, which are frequently related to and compound the impacts of others:

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Recent Planning and Trends

In addition to the history of events in the City and region that have shaped Pico Rivera, recent projects, initiatives, and approaches also provide:

Public Engagement

Upcoming Events

June 27th, 2024

Stakeholder Advisory Vision Plan Alternatives Review

Ongoing | Scavenger Hunt

Explore the Vision Plan Area to find QR codes that are placed along Whittier Boulevard and Durfee Avenue. These QR codes will show a before and after image of potential street redesigns and an option for redevelopment potential. (Click image to enlarge)

Youth Ambassadors Program

Recruiting through Spring and Summer of 2023. Click here to apply!

Past Events

December 15, 2022 | Site Tour and Project Introduction to Chamber of Commerce
February 23, 2023 | Advisory Group Meeting #1
February 23, 2023 | Technical Advisory Group Meeting #1
March 2023 | Town Hall Meetings
April 8, 2023 | Easter Eggstravaganza
April and May 2023 | Farmer’s Market at Smith Park
May 22 - May 27, 2023 | Community Design Charette #1
October 6 - 12, 2023 | Community Design Charrette #2
December 9, 2023 | Multimodal Draft Plan Workshop
February 15, 2024 | Stakeholder Advisory Multimodal Plan Review Meeting

Future Events

Spring 2023 through Spring 2024 | Advisory Group Meetings
Spring 2023 through Spring 2024 | Technical Advisory Group Meetings
Fall 2023 through Summer 2024 | Policymaker Meetings
Fall 2023 through Summer 2024 | City Council and Planning Commission Meetings
June 27, 2024 | Stakeholder Advisory Vision Plan Alternatives Review
July 2024 | Planning Commission Vision Plan Study Session
August 2024 | City Council Vision Plan Study Session
September 2024 | Public Review of the Draft Vision Plan
September 2024 | Vision Plan Draft Plan Workshop
Winter 2024 - Winter 2025 | Vision Plan CEQA Program EIR Public Review Period

Existing Conditions

The Existing Conditions Analysis has been completed and a full copy of the Existing conditions report can be found here:

|Existing Conditions and Engagement Report - July 2023

Retail density is one of the Healthy Places Index indicators. It measures the number of retail, entertainment, services, and education jobs per acre. Overall, Pico Rivera contains 5.6 jobs per acre in comparison to 9.1 jobs per acre in Los Angeles County and 7.1 jobs per acre in California. The Census tracts in the Vision Plan area show that there are 9.8 jobs per acre in the study area. For more detail, view the map to the left (click image to enlarge).

Planning and Land Use

Click any of the buttons below twice to reset the view to the original map.

The General Plan, which is a city’s blueprint for future development, applies a land use designation to each parcel and provides a general description of land uses allowed within each designation. The General Plan is implemented by the more detailed and specific Zoning Code. The City of Pico Rivera General Plan Land Use Element (adopted in 2014) assigns nine land use designations to the parcels within the Vision Plan area. In the Vision Plan area, slightly over 50 percent of the land is designated as Commercial. This is followed by 13 percent designated as Public Facilities. For more details view the graph below and interact with the map.

The Zoning Code implements the policies of the General Plan by providing a set of rules that regulate what can and can’t be done on a particular piece of property. The Zoning Code establishes land use districts known as zones to promote the orderly development of the community. These zones have specific standards regulating things such as height, lot size, and setbacks. There are 13 different zones within the Vision Plan Area. Over a third of the land within the Plan area is zoned as Commercial Planned Development. For more details view the graph below and interact with the map.

Existing land use describes the way the property or parcel is used or how it functions. The Vision Plan area is made up of 384 unique parcels spanning 157 acres. It is predominantly occupied by commercial uses with industrial uses located mostly on the western portions of Whittier Boulevard and northern portions of Durfee Avenue. There are few residential uses intermixed and are mostly located on the eastern side of Durfee Avenue. For more details view the graph below and interact with the map.

Infrastructure and Utilities

The average construction date for buildings within the Vision Plan area is 1962. A majority of the properties on the southern side of Whittier Boulevard were built between the 1980s and 90s. These properties include the Food4Less, Superior Grocers, and Home Depot. Newer construction in the area of the corridor includes the Target and the Village Walk Shopping Center, which were built in the early 2000s. The northern side of Whittier Boulevard has more of a mix of building age. These are several properties built between 1920 and 1979, with a few built between 2014 and 2019. This area also contains the La Mano building located at 9235 Whittier Boulevard, which was built in 1929 and is a California registered historical building. It was the former National Bank of Pico Rivera. Most residential uses in the Plan area were built between 1950 and 1979 and are largely located along Durfee Avenue. The Durfee Apartments are a slightly new property which were built in 1987.

A majority of parcels are owned by private property owners. Approximately 10 percent of properties are owned by public or government agencies.

Stormwater refers to precipitation and irrigation runoff that collects on streets and in gutters, along with any other particles and substances that the runoff carries along with it. Significant rainstorms can generate a large amount of stormwater volume that could overwhelm local collection and conveyance infrastructure. The Los Angeles County Flood Control District provides the majority of drainage infrastructure within incorporated and unincorporated areas in every watershed, including 14 major flood control dams and reservoirs (does not include the Whittier Narrows Dam)*, 500 miles of open channel, 2,800 miles of underground storm drain and an estimated 120,000 catch basins. The District also encompasses more than 3,000 square miles, 85 cities, and 6 major watersheds, including the San Gabriel River.

Storm water drainage from individual properties is facilitated by lateral lines that connect to the storm drain system. Storm drains are the primary flood control facilities in the City, which serve to convey local water runoff. Regional flood control structures include the Whittier Narrows Dam and the Rio Hondo and San Gabriel spreading grounds, located adjacent to the Rio Hondo and San Gabriel rivers. The Whittier Narrows Dam captures local stormwater flows for groundwater replenishment.

*Note: The Whittier Narrows Dam is owned and operated by the U.S. Army Corps of Engineers.

The City’s Water Operations Division provides drinking water through approximately 9,400 water service connections. The water system is made up of more than 90 miles of pipeline, with 10 active wells, 10 pump stations, nine booster pumps, three reservoirs, and 875 fire hydrants. The system is capable of providing more than 12,500 gallons of water per minute. The Water Operations Division is responsible for the distribution and treatment of water to its customers.

The City’s water program is funded through the Pico Rivera Water Authority (PRWA) formed on May 6, 1999, for the purpose of providing water as a City Service. The PRWA produces 100 percent of its demand through groundwater.

The City’s Sewer Division is responsible for the collection of wastewater within the City limits and delivery to the trunk sewer mains of Los Angeles County Sanitation District (LACSD). The City of Pico Rivera sewer system consists of 110 miles of sewer, 2,516 manholes and provides service to approximately 13,930 parcels including: residents, industrial facilities, and commercial properties. After sewage is collected locally and delivered to the regional trunk lines, wastewater flows south to the Los Coyotes Water Reclamation Plant of LACSD located in the City of Cerritos. LACSD is responsible for all regional trunk sewer lines and sewage treatment, while the City is responsible for the operation and maintenance of sewer mains and lift stations within the City limits and all capital improvements.

The City of Pico Rivera also receives tertiary treated recycled water from LACSD’s San Jose Creek Water Reclamation Plant and Los Coyotes Water Reclamation Plant through the purveyors Central Basin Municipal Water District and Pico Water District. Currently, Pico Rivera Municipal Golf Course, Rio Hondo Park, Smith Park, County Library, and some street medians in Beverly Boulevard are irrigated with recycled water.

Urban Design

The City’s Street Maintenance Division ensures the safe and efficient movement of vehicular and pedestrian traffic by keeping the City’s public infrastructure in good condition. Street maintenance crews take care of 137 miles of City streets and alleyways, more than six miles of street medians and service road islands, and 18,660 City trees.

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There are 252 city-owned trees within the Vision Area and include a wide variety of species, the most common being several varieties of palm trees. Several trees are planted along the landscaped median on Whittier Boulevard. City trees are somewhat sparse along Durfee Avenue. About 93 percent of available trees are considered to be in good condition.

Curb ramps provide access between the sidewalk and roadway for people using wheelchairs, strollers, walkers, hand carts, bicycles, and also for pedestrians with mobility problems who have trouble stepping up and down high curbs. Curb ramps are usually found at crosswalks. There are currently 109 curb ramps in the Vision Plan area and most major intersections contain curb ramps at the four corners. A few crosswalks to the east of Passons Boulevard are missing curb ramps.

Sidewalks are present all throughout the Vision Plan area. The average sidewalk width is five feet, with most sidewalks along Whittier Boulevard measuring eight feet.

Imageability refers to key physical elements that people use to understand the built environment and establish meaning. Key elements include:

Paths. Areas that people use for traveling, such as streets, sidewalks, and trails.
Edges. Objects that create boundaries or barriers around a space, such as walls, overpasses, buildings, and shorelines.
Districts. Areas with a distinct set of identifiable characteristics, such as a neighborhood or commercial corridor with a common set of retailers.
Nodes. Areas that people can enter, that serve as a focal point for the city, neighborhood, district, etc.
Landmarks. Memorable points of reference that serve to orient and create a sense of place, such as signs, mountains and public art.

People also experience their surroundings by observing larger views and gateways in the area. The City’s location in the San Gabriel Valley provides views to the scenic San Gabriel mountain ranges to the north. Mountain views can be seen from north-south arterials and are particularly stunning when seen from the Rio Hondo and San Gabriel River. Both of these watersheds also provide scenic views that contribute to a sense of place.

Gateways are public visual or ceremonial entryways that often form your first impression of an area. Currently the City provides small gateway monuments along the landscaped medians on Whittier Boulevard and are located at the edge of the City’s boundary.

A significant portion of commercial land along Whittier Boulevard currently dedicated to off-street parking. Shopping centers in this area typically have large, adjoining (off-street) surface parking lots that satisfy their parking needs. On-street parking on Whittier Boulevard is limited due to the prevalence of off-street parking. The majority of the corridor is governed by No Stopping Any Time regulation. On-street parking is largely available along older commercial developments in the Plan area, such as on the northside of Whittier Boulevard between Lindsay and Durfee Avenue.. Durfee Avenue contains largely older commercial buildings built in the 1950s, so most of the parking available is in the form of on-street parking.

A street wall can be defined as a condition where buildings consistently line or front onto the edge of a street, which is best achieved where buildings have consistent setbacks built out to the sidewalk. See the image below for an example.

Whittier Boulevard is most front by large surface parking lots (see image below) which creates large gaps in the building pattern as seen in orange on the map.

The building pattern along Whittier Boulevard has evolved to accommodate fast-moving vehicular traffic and surface parking lots. Durfee Avenue has a stronger street wall, but gaps still exist, particularly north of West Boulevard. A fragmented building pattern can contribute to a sense of isolation and separation between land uses and hinders the streetscape and overall pedestrian environment.

Multimodal Plan

Overview

The Multimodal Plan was approved by City Council on April 23, 2024. The Multimodal Plan will become the transportation element of the Vision Plan, which is currently under development.

Approved Multimodal Plan Factsheet (English & Spanish)

Multimodal Plan Document

The Multimodal Plan executive summary and full plan can be seen here:

Alternatives

The following alternatives were the final alternatives that were studied for consideration:

Draft Vision Plan

Overview

The Multimodal Plan was approved by City Council on April 23, 2024.

Vision Plan Document

A Draft of the Vision Plan for Public Review is anticipated for September 2024.

Alternatives

The development standards will determine what types of future buildings and land uses can be developed along Whittier Boulevard and Durfee Avenue. The recommendations for the development standards are currently being finalized. Past alternatives for development standards are shown below:

An important part of the Vision Plan is making sure that it is implementable and serves the needs of existing residents. A key specific topic is the availability of parking and the relationship between parking and redevelopment. A summary of some of the analysis completed around parking and redevelopment is shown below:

Visualization

Coming Spring 2024