In the coming decades, Pico Rivera is set to add a new stop on Metro's E Line. Well before either of those transportation projects are realized, the city is taking steps to rezone surrounding sites in a bid to generate new housing.

The Washington and Rosemead Boulevards Transit-Oriented Development Specific Plan, launched in 2023, would be oriented around the intersection of those two streets, where the aforementioned BRT and light rail lines would intersect. A total of 305 acres of land are included in the proposed specific plan, almost all of which is developed with a blend of industrial, commercial, and residential uses.

The specific plan would be divided into seven zones, with total capacity for up to 2,336 new residential units and nearly 5,890,000 square feet of non-residential uses (including shops, restaurants, offices, public facilities, and other functions).

Washington Boulevard Transit Oriented Development Specific Plan mapKimley-Horn

  • Mixed Use Residential Low Multifamily - including building of three or fewer stories with ground-floor commercial space. A total of 420 homes and nearly 220,000 square feet of building area would be permitted in this zone, near Washington and Rosemead.
  • Mixed Use Residential High Multifamily - including buildings of four or more stories with ground-floor commercial uses, concentrated at the intersection of Washington and Rosemead. Up to 784 homes and approximately 256,000 square feet of building area would be permitted in this area.
  • Mixed Use Commercial - the highest density land uses, to be located directly at the intersection of Washington and Rosemead, could permit up to 1,132 residential units and nearly 370,000 square feet of floor area. High-rise residential buildings are envisioned with ground-floor commercial space.
  • Commercial - roughly 1,650,000 square feet of commercial uses - including convenience goods and services - in the areas south of Washington Boulevard and east of Paramount Boulevard.
  • Industrial Mixed Use - including the areas south of Washington Boulevard and east of Paramount Boulevard, with the potential for up to 860,000 square feet of wholesale and limited manufacturing uses.
  • Flex District - permitting commercial and light industrial uses along Paramount Boulevard, with a total buildout of up to 2,500,000 square feet of space.

Though the environmental report remains light on specifics, the plan also calls for guidelines regarding mobility and public realm improvements, including the addition of multi-use pathways and protected bike lanes where possible, and upgrades to sidewalks and streets in association with new development.

The specific plan, partially funded by a Metro grant, is part of a the larger Pico Rivera 2035 initiative, through which the city intends to position itself as both a transportation and commercial hub. The plan also calls for the creation of a new bus rapid transit line along the Rosemead and Lakewood Boulevard corridor, as well as an infill Metrolink stop on the Orange County Line. Pending the availability of funding, and cooperation from other jurisdictions, those transportation projects could open between 2029 and 2032.

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