PEDESTRIAN MALLS OF SOUTHERN CALIFORNIA, THE PRESENT, THE PAST, AND THE FUTURE

A Thesis Presented to the Faculty of California State Polytechnic University, Pomona

In Partial Fulfillment of the Requirements for the Degree Master of Urban and Regional Planning

By Fernando Herrera 2017

SIGNATURE PAGE

THESIS: PEDESTRIAN MALLS OF SOUTHERN CALIFORNIA, THE PRESENT, THE PAST, AND THE FUTURE

AUTHOR: Fernando Herrera

DATE SUBMITTED: Summer 2017

Urban and Regional Planning Department

Gwen Urey Ph.D. Thesis Committee Chair Urban and Regional Planning

Courtney Knapp Ph.D. Urban and Regional Planning

Dina Abdul Karim Ph.D. Urban and Regional Planning

ii ACKNOWLEDGEMENTS

I would like to first and foremost thank my family for their support for always

being there for me when I needed them the most. I would like to thank all of the various

city departments which spent time and effort assisting me to gather information

regarding the pedestrian malls. I would like to thank the good people at Google for creating tools such as Google Maps that are immeasurably useful. I would like to thank the Urban and Regional Planning Department for all that they have done for us, the students. A special thanks to my thesis committee who without their help this would not have been possible. Lastly a special thanks to Ms. Tirabassi for always being there for all of her students, and always going the extra mile.

iii ABSTRACT

This study examines pedestrian malls in the downtowns of cities in Southern

California, the impacts which they have had on the surrounding environments, and the

lessons these spaces offer us. This study applies a more holistic definition of “success”

by analyzing factors indicative of social, economic, and recreational success. This is

accomplished through three case studies: The Main Street Pedestrian Mall in Riverside,

the Second Street Mall in Pomona, and The Paseo in Pasadena. Factors that were

analyzed include population data, median household income data, land use data, the

amenities provided, the aesthetics, the ambiance, pedestrian activity, and regional trade areas. This was accomplished by obtaining data from site visits, literature review, United

States Census Bureau data, and Google Maps. The findings demonstrated that each pedestrian mall had unique lessons to offer and that pedestrian malls are not one-size-

fits-all solutions. Pedestrian malls were found to offer a wide array of benefits including spaces to socially interact, to recreate, to build community, and to establish community identity. A main lesson was derived from each pedestrian mall. Second Street demonstrates that a space does not have to be active twenty-four hours a day, the Main

Street Pedestrian Mall demonstrates that cities should not give up on their pedestrian malls if they do not flourish, and lastly The Paseo demonstrates that pedestrian malls and amenities can also be privately owner but utilized by the public. A list of pedestrian resources; including pedestrian malls, paseos, and shopping centers is provided in

Tables 3.1 to 3.11. This, of course, is by no means a definitive list.

iv TABLE OF CONTENTS

Signature Page ...... ii

Acknowledgements ...... iii

Abstract ...... iv

Table of Contents ...... v

List of Tables ...... ix

List of Figures ...... xi

Chapter 1: Introduction ...... 1

Thesis Statement ...... 1

Background ...... 1

Significance of Study ...... 4

Definitions ...... 6

Chapter 2: Literature Review ...... 9

Introduction ...... 9

History – The City Before the World Wars ...... 9

History – The Decline of the City ...... 11

History – The Modern World ...... 12

History – The Battle Between Commerce ...... 14

Benefits of Pedestrian Malls ...... 16

Major Studies on Pedestrian Malls ...... 18

Chapter 3: Methodology ...... 21

Introduction ...... 21

v Step 1 Identification ...... 22

Step 2 Selection ...... 36

Step 3 Data Collection ...... 37

Step 3.1 Census Data ...... 37

Step 3.2 Historic Context ...... 37

Step 3.3 Site Measurements and Distances ...... 38

Step 3.4 Site Visits ...... 38

Land Uses ...... 38

Amenities and Aesthetics ...... 39

Pedestrian Counts ...... 42

Social Interaction ...... 43

Accessibility ...... 47

Step 3.5 Identification of Special Events ...... 48

Step 3.6 The Greater Context ...... 48

Step 3.7 Supporting Data ...... 49

Step 4 Lessons ...... 50

Chapter 4: Case Studies ...... 51

The Second Street Mall: Pomona, CA (1962) ...... 53

Historical Background ...... 55

Trade Area ...... 58

Site Visits ...... 60

Ambiance and Amenities ...... 60

vi Community Events ...... 62

Pedestrian Counts ...... 63

Census Data ...... 66

Site Accessibility ...... 70

Main Street Pedestrian Mall: Riverside, CA (1966) ...... 71

Historical Background ...... 73

Trade Area ...... 75

Site Visits ...... 77

Ambiance and Amenities ...... 77

Community Events ...... 79

Pedestrian Counts ...... 80

Census Data ...... 84

Accessibility ...... 87

The Paseo; Paseo Colorado: Pasadena, CA (2001) ...... 88

Historical Background ...... 90

Trade Area ...... 93

Site Visits ...... 95

Ambiance and Amenities ...... 95

Community Events ...... 97

Pedestrian Counts ...... 98

Census Data ...... 102

Accessibility ...... 105

vii Chapter 5: Discussion and Conclusion ...... 106

Census Data Characteristics – Median Household Income ...... 106

Census Data Characteristics – Population ...... 107

Pedestrian Counts ...... 108

Homeless and Safety ...... 109

Cyclists ...... 111

Accessibility ...... 112

Land Uses ...... 113

Millenials ...... 114

Social Capital...... 115

Aesthetics and Amenities ...... 119

“Comparison” and “Success” ...... 121

Second Street Mall: Lessons and Recommendations ...... 123

Main Street Pedestrian Mall: Lessons and Recommendations ...... 129

The Paseo: Lessons and Recommendations ...... 132

Limitations ...... 133

Future Research ...... 136

Final Remarks ...... 137

References ...... 138

viii LIST OF TABLES

Table 1.1 Pedestrian Mall Types Found in This Study ...... 8

Table 2.1 Major Studies on Pedestrian Malls ...... 20

Table 3.1 Traditional Pedestrian Malls ...... 22

Table 3.2 Organic Pedestrian Malls ...... 23

Table 3.3 Converted Alleys ...... 24

Table 3.4 2nd Story Pedestrian Mall Developments ...... 25

Table 3.5 New Pedestrian Malls Integrated, Simple Form ...... 26

Table 3.6 New Pedestrian Malls Integrated, Complex Form ...... 28

Table 3.7 New Pedestrian Malls Not Integrated, Simple Form ...... 29

Table 3.8 New Pedestrian Malls Not Integrated, Complex Form ...... 30

Table 3.9 Paseos (Pedestrian Amenities) ...... 31

Table 3.10 Connectors (Pedestrian Amenity) ...... 32

Table 3.11 Segments (Pedestrian Amenity) ...... 34

Table 3.12 List of Amenities Analyzed ...... 40

Table 3.13 List of Cultural Amenities Analyzed ...... 40

Table 3.14 Pedestrian Count Short-Hand System ...... 45

Table 3.15 Pedestrian Count Summarization Table Example ...... 46

Table 4.0.1 List of Analyzed Pedestrian Malls ...... 52

Table 4.1.1 Second Street Mall Pedestrian Counts Summary ...... 64

Table 4.1.2 Second Street Mall, 2015 ACS Data ...... 67

Table 4.2.1 Main Street Pedestrian Mall Pedestrian Counts Summary ...... 81

ix Table 4.2.2 Main Street Pedestrian Mall, 2015 ACS Data ...... 84

Table 4.3.1 The Paseo, Pedestrian Counts Summary ...... 99

Table 4.3.2 The Paseo, 2015 ACS Data ...... 102

Table 5.1 Median Household Income Comparison, 2015 ACS Data ...... 107

Table 5.2 Population Comparison, 2015 ACS Data ...... 108

Table 5.3 Summary of Pedestrian Counts ...... 109

Table 5.4 Total Recorded Homeless Population ...... 110

Table 5.5 Homeless Counts by City 2015 - 2017 ...... 111

Table 5.6 Summary Cyclists ...... 112

Table 5.7 Summary of Land Use Types Found ...... 114

Table 5.8 Comparison of the Percentage of 25 to 34 Year Olds per Radius

Bracket, 2015 ACSE ...... 115

Table 5.9 Group Usage in the Pedestrian Malls ...... 117

Table 5.10 Number of Individuals Sitting in the Pedestrian Count Area ...... 119

Table 5.11 Amenities Provided by Each Pedestrian Mall ...... 120

Table 5.12 Cultural Amenities by Pedestrian Mall ...... 122

Table 5.13 Possible Comparison of Qualitative Features ...... 123

Table 5.14 Possible Comparison of Quantitative Features ...... 123

x LIST OF FIGURES

Figure 1.1. Diagram of Pedestrian Resources...... 6

Figure 3.1. The Third Street Promenade in Santa Monica ...... 22

Figure 3.2. El Paseo in Santa Barbara...... 23

Figure 3.3. Santee Alley in Los Angeles...... 24

Figure 3.4. A partial subterranean parking structure separates the project site

from the surroundings ...... 25

Figure 3.5. The Promenade in Long Beach...... 27

Figure 3.6. One Colorado in Pasadena...... 28

Figure 3.7. The Outlets at Lake Elsinore...... 29

Figure 3.8. The Irvine Spectrum in Irvine...... 30

Figure 3.9. Celia L Diaz paseo in Santa Paula...... 31

Figure 3.10. The Downey Gateway in Downey ...... 33

Figure 3.11. Alhambra Place in Alhambra ...... 33

Figure 3.12. Victoria Gardens in Rancho Cucamonga...... 35

Figure 3.13. The Corona Crossings in Corona...... 35

Figure 3.14. (A) The Breezeway in San Bernardino. (B) The Fulton Mall in

Fresno. (C) The Corona Mall in Corona. (D) One Paseo in Pasadena.

(E) The District in Tustin. (F) Court Street in San Luis Obispo...... 41

Figure 4.0.1. Location of analyzed pedestrian malls...... 51

Figure 4.1.1. The Second Street Mall looking east...... 53

Figure 4.1.2. Second Street Mall land uses map...... 54

xi Figure 4.1.3. Downtown Pomona as seen from Thomas Plaza ...... 55

Figure 4.1.4. (A) Claremont Village Square in Claremont (B) downtown San

Dimas in San Dimas (C) The Shoppes at Chino Hills in Chino Hills

(D) Victoria Gardens in Rancho Cucamonga...... 58

Figure 4.1.5. Second Street Mall, 12-mile radius trade area map...... 59

Figure 4.1.6. (A) Second street lighting. (B) Dog waste disposal resources. (C)

University of Western Health Sciences statue. (D) Second Street

pedestrian amenities: a bench, trash receptacle, landscaping, and

bicycle rack. (E) Second Street water feature. (F) Western University

of Health Sciences urban form. (G) Clock and seating area...... 61

Figure 4.1.7. The Pomona Artwalk...... 63

Figure 4.1.8. Second Street Mall median household income by census tract map

...... 68

Figure 4.1.9. Second Street Mall population by census tract map ...... 69

Figure 4.1.10. Vehicles parked along the Second Street Mall...... 70

Figure 4.2.1. View of the Main Street Pedestrian Mall looking south...... 71

Figure 4.2.2 Main Street Pedestrian Mall land uses map...... 72

Figure 4.2.3. Downtown Riverside...... 73

Figure 4.2.4. (A) The Riverside Plaza in Riverside. (B) The Galleria at Tyler in

Riverside. (C) The Moreno Valley Mall in Moreno Valley. (D)

Ontario Mills in Ontario...... 75

Figure 4.2.5. Main Street Pedestrian Mall, 12-mile radius trade area map...... 76

xii Figure 4.2.6. (A) Clock water feature and a lighting amenity south of city hall.

(B) Main Street Pedestrian Mall trash receptacle. (C) A second type

of lighting amenity. (D) A second type of trash receptacle that

includes recycling. (E) Bench amenity. (F) Patio Seating. (G) Water

amenity and landscaping...... 78

Figure 4.2.7. (A) Mission Inn Festival of Lights. (B) Demonstrators protest along

the pedestrian mall. (C) The farmer’s market located north of the

Main Street Pedestrian Mall. (D) The Riverside Arts Walk as seen

from The Life Arts Center...... 80

Figure 4.2.8. Main Street Pedestrian Mall median household income by census

Tract map...... 85

Figure 4.2.9. Main Street Pedestrian Mall population by census tract map. . . . . 86

Figure 4.3.1. The Paseo looking south towards Green Street...... 88

Figure 4.3.2. The Paseo Land Uses Map...... 89

Figure 4.3.3. Downtown Pasadena...... 90

Figure 4.3.4. Construction on the eastern portion of the site...... 92

Figure 4.3.5. (A) Japanese Village Plaza in Little Tokyo is located within downtown

Los Angeles. (B) Downtown Los Angeles. (C) The American at Brand in

Glendale. (D) The Burbank Town Center in Burbank...... 93

Figure 4.3.6. The Paseo, 12-mile trade area radius map...... 94

Figure 4.3.7. (A) The Paseo as seen from the second story on the easts (B) A

directory in The Paseo. (C) A sky bridge provides connectivity from

xiii a parking lot to residential units. (D) Patio and art amenities. (E)

The Paseo seating amenities. (F) A fountain in the center of a patio

area. (G) Bicycle parking in El Paseo...... 96

Figure 4.3.8. The Eventrockit Food Market...... 97

Figure 4.3.9 The Paseo median household income by census tract map...... 103

Figure 4.3.10. The Paseo population by census tract map...... 104

Figure 4.3.11. A sky bridge that connects the western parking structure to The

Paseo...... 105

Figure 5.1. An abandoned building on the northwest corner of Main and

Second...... 124

Figure 5.2. The Pomona Station...... 125

Figure 5.3. Gallery at the Pomona Artwalk...... 126

Figure 5.4. (A) A shared bicycle station in the Long Beach Promenade...... 129

xiv CHAPTER 1 INTRODUCTION

Thesis Statement

Pedestrian Malls (commercial areas were traffic does not flow) were

implemented across downtowns in the United States, particularly in Southern California, during the mid-twentieth century primarily to promote economic development

(Rubenstein, 1992). Most of these malls did not live up to expectations (Robertson,

1990). Planners now recognize that pedestrian malls only work as economic development tools when certain criteria are met. This includes, but is not limited to, the presence of large universities or business parks with high pedestrian volumes, or being situated in highly touristic areas. However, pedestrian malls need to be recognized for more than their contributions to economic development. Success needs to be determined utilizing a more holistic definition. Pedestrian malls create spaces that promote social interaction, community identity, healthy lifestyle habits, and sustainability, in addition to economic development.

Background

The pedestrianization of Southern California’s downtowns was a perfect solution to many of our cities’ problems. This included economic disinvestment, lack of cultural, recreational, and social resources. The pedestrianization of downtowns had long been common practice in many cities across the world, such as the Passages of France in the late 1800s (Rybczynski, 2010), Gallarie Vittorio in 1867 in Italy (Rubenstein, 1992), and the pedestrian malls of Germany in the 1930s (Rubenstein, 1992).

1 Utilizing Google Maps and site visits to various downtowns across Southern

California, I identified various pedestrian malls, and began to analyze what had made some pedestrian malls successful and others fail. However, further research revealed that most urban planners had already formed a consensus on the answer to this question. Santa Monica’s Third Street Promenade, the prime example of “success,” had already been thoroughly reviewed. What was left to analyze was the relationship pedestrian malls have with their surrounding environments. Pedestrian malls manifested themselves in many forms since their mainstream inception into planning.

They serve as social, recreational, and economic spaces. The vibrancy and utility of these spaces continues to transform to better suit the needs of their communities.

For the purposes of this study these pedestrian malls shall be referred to as

“traditional pedestrian malls”. As many as 200 traditional pedestrian malls were implemented across the nation from the late 1950s to the 1980s (Robertson, 1997). This study seeks to analyze the relationship of pedestrian malls in Southern California to their surrounding environment though three case studies: The Second Street Mall in

Pomona, the Main Street Mall in Riverside, and The Paseo in Pasadena. These malls were selected because they are representative of different types of pedestrian malls.

The Second Street Mall is representative of a hybrid half of it was restored to a commercial street and the other half, east of Gibbs Street, was converted into a university. The Main Street Mall is representative of a traditional pedestrian mall. Lastly,

The Paseo is representative of a privately development that takes on the form of a pedestrian mall.

2 To help determine the economic, social, and physical success of pedestrian malls

I collected data to help determine the role that these pedestrian malls played. Site visits

provided information regarding design elements to help determine the physical capital

of the space, pedestrian counts were utilized to determine economic and social success,

and current land uses to help determine the unique characteristics of the pedestrian mall. Design elements in the malls such as benches, lighting, and waste disposal bins

were documented via an absence/presence survey to help determine the physical

capital of the space. Art installations, clocks, and murals were counted and documented

as a measure of community expression and social capital. The literature review provided

information regarding historical context, social activities, and methods used in previous

studies. Documents reviewed included: research papers, specific plans, zoning codes, ordinances, technical studies, newspaper articles, and resolutions.

The findings were condensed into maps and tables. Maps and tables were created in Microsoft Excel and InDesign. The results were analyzed and lessons learned from each mall were derived. All three pedestrian malls offered unique lessons. The

Second Street Mall demonstrated that a space does not have to function at full capacity throughout the day to be considered successful. The Main Street Pedestrian Mall demonstrated that pedestrian spaces should not be dismantled because of temporary economic downturn. Lastly, The Paseo demonstrated that pedestrian malls exist in the private realm. Realizing that pedestrian malls can be privately owned is important because thus far, pedestrian malls have not been analyzed in such a cross section.

3 Study Significance

This study is significant for four reasons. First, it encourages planners to define

success in a more holistic way, by including other indicators of success such as social and recreational success. Second, this study provides an extensive list not found elsewhere

of pedestrian resources across Southern California. Third, by identifying pedestrian malls

it became evident that the history of pedestrian malls spans much farther than what

planners believe. Pedestrian malls were thought to have arisen in the late 1950s but

have been in Southern California since the late 1920s. Lastly, this study analyzes three

pedestrian malls that are not commonly analyzed in research studies El Paseo, The Main

Street Pedestrian Mall, and the Second Street Mall. This is in contrast to more successful

spaces such as the Third Street Promenade in Santa Monica and the 16th Street Mall in

Denver, Colorado.

The “success” of any planning intervention should not just be thought of in terms of economic activity. Success must include social, sustainable, and recreational success.

Spaces which incorporate all of these success dimensions provide us with a better quality of life. With careful consideration to their surrounding environment pedestrian malls can become successful across all of these dimensions. An example of success is the

Third Street Promenade in Santa Monica, California. Through a redesign initiative the

community transformed the once sleepy mall into a center of commerce and activity

(Pojani, 2008).

Several pedestrian resources were identified through site visits and Google

Maps. Pedestrian resources that were identified included but were not limited to:

4 pedestrian malls, alleys, and paseos. Pedestrian resources were important to identify

because they provide clues on the pedestrianization of our cities. Pedestrian resources that were not taken into consideration included piers, boardwalks, seaside villages, hospital campuses, university campuses, office campuses, industrial campuses, civic centers, amusement parks, and gated pedestrian resources. These resources were excluded to focus the scope of pedestrian malls.

As the list of pedestrian resources in Southern California was complied, it became evident that the popular history of pedestrian malls was incomplete. The origin of pedestrian malls occurred before the implementation of Kalamazoo, Michigan. In fact, pedestrian malls began to take shape as early as the 1920s and 30s. These pedestrian malls shared many characteristics in common, and are still vibrant and dynamic spaces a century later. Traditional pedestrian malls were implemented not to reclaim space from automobiles, but rather to establish community.

Many of the remaining pedestrian malls implemented in America during the mid- twentieth century are currently being demolished. This includes the recent removal of the Fulton Mall in Fresno (Walker, 2016). Planners in the future may find that the planners of today removed valuable community assets. With proper intervention, these spaces can be reshaped to provide a valuable community asset as was shown with the

Santa Monica Promenade (Pojani, 2008). Many of the benefits derived from pedestrian malls are not quantitative in the respect economic variables but rather qualitative as they provide space for leisure, recreation, and function as community gathering spaces.

5 Definitions

Figure 1.1. Diagram of pedestrian resources. Source: Fernando Herrera

For the purpose of this study, a pedestrian mall is thus: a street, alley, walkway, or conjunction of plazas in which vehicular traffic does not flow. Pedestrian malls will be distinguished from each other into six categories: organic, traditional, new integrated, new not integrated, converted alleys, and second story pedestrian malls.

Organic malls are pedestrian malls established before the traditional malls of the mid-twentieth century such as Olvera Street. Traditional malls were established by reclaiming space from the public right of way for pedestrian only use such as the Third

Street Promenade in Santa Barbara. New pedestrian malls are pedestrian malls developed after traditional pedestrian malls such as the Promenade in Long Beach. New pedestrian malls were separated into two categories, integrated and not integrated.

Pedestrian malls are considered integrated if they offer connectivity to their

6 surroundings. This is done by establishing multiple access points along a street or

streets, oftentimes located in downtown settings. Pedestrian malls that are not

integrated are surrounded by large parking lots, which isolate them from other uses.

Converted Alleys are former alleyways that have been converted primarily for

pedestrian use such as Santee Alley. Second story pedestrian mall developments are

pedestrian malls have been built on a second story such as the Kaleidoscope Courtyards.

Furthermore, pedestrian malls could be broken down by two more sub

categories: simple or a complex form. Simple malls are designed in a line or an “L shape”. Pedestrian malls are designated as complex when there are multiple intersecting pedestrian malls such as the Irvine Spectrum and the Desert Hill Premium

Outlets.

Pedestrian amenities, which are paseos, connectors, and segments are

pedestrian resources that serve to connect or are within a much larger development.

Paseos connect only uses and are not lined with stores such as the Celia L. Diaz paseo in

Santa Paula. Paseos were defined to be 10 to 20 feet wide and connect midblock parking blocks to main street frontages (Duany, 2010). Commercial connectors are similar to paseos but they have commercial uses facing them. Commercial connectors

oftentimes connect two streets by cutting block corners such as the Downey Gateway in

Downey. Commercial connectors never span more than a block. Lastly, segments are pedestrian malls or commercial connectors located within a much larger commercial development, they only form a small piece and are thus an amenity.

7 Table 1.1

Pedestrian Mall Types Found in This Study

8 CHAPTER 2 LITERATURE REVIEW

Introduction

The literature review is broken into three sections. The first section reviews the history of pedestrian malls. This section is broken down into smaller sub sections of time periods: before the world wars, the decline of the city, the modern world, and the battle between commerce. This is followed by a section on the benefits of pedestrian malls.

The last section is a review of previous studies that were conducted on pedestrian malls and related spaces.

History – The City Before the World Wars

Pedestrian malls were thought to have been transferred from Europe to America in the 1930s (Rubenstein, 1992). However, the pedestrianization of commercial space was already well underway in our region before this. The earliest example of the establishment of a commercial use focused on pedestrians was El Paseo in Santa

Barbara, California established between 1919 – 1929 (National Parks Service). The design of El Paseo was centered around the adaptive re-use of Casa de la Guerra from a residential to a commercial use. This was done by utilizing courtyards to and passages to create a relaxing shopping ambiance (National Parks Service). El Paseo would parallel

“innovative” developments seen today in new urbanism and smart growth trends.

Other pedestrian amenities were also taking shape in Southern California during the early 20th century.

In 1928, Christine Sterling lead the charge to preserve the Avila Adobe in Los

Angeles expanding to include the establishment of Olvera Street (City of Los Angeles,

9 2016). In 1930 her efforts paid off and the development was complete. The pedestrian

mall and plaza filled with Mexican crafts and businesses, pays tribute to the city’s

Mexican heritage. (City of Los Angeles, 2016).

Shortly after in nearby Chinatown, the network of pedestrian streets, which form the present-day Chinatown of Los Angeles, was established during 1938 to 1941 (Los

Angeles Conservatory, 2016). The project arose with the formation of the Los Angles

Chinatown Project Association (The Los Angeles Chinatown 50th Year Guidebook as cited in Cheng, Kwok, 1988). Chinatown has served as a center of commerce as well as tourism since its creation. Chinatown continues to evolve as it is now transforming into a center for the arts (Ohanesian, 2016).

The pedestrian malls from this era have many factors in common. To begin, the pedestrian malls were a part of a greater community. In the instance of Chinatown, it was the Chinese community; for Placita Olvera, it was the Mexican community. In

Chinatown and Olvera Street religious institutions were in close proximity. This allowed the space to be integrated into many families’ identities (The Los Angeles Chinatown

50th Year Guidebook as cited in Cheng, Kwok). All of these malls were located in what

came to be prime tourist destinations, one of the factors found to be important for

pedestrian malls (Robertson, 1997). The influx of visitors hoping to get a cultural

experience has helped to maintain these unique environments. These three pedestrian

malls have benefited from economic and social forces. All pedestrian malls are shaped

by external forces. Other forces included transportation and land use.

10 History - The Decline of the City

Automobiles began to dominate the urban fabric of cities beginning in 1908 with

the mass production of automobiles (Schwartz, 2015). From 1908 to 1910 only 12,000

models were sold, but by 1915, a factory in Highland Park alone made over 500,000

(Schwartz, 2015). Such a large number of vehicles started to create problems. In 1926

Henry Hoover established a panel to create a model municipal traffic ordinance for

traffic regulation across the United States. However, the committee was filled with

individuals in the automobile industry. What resulted was the determination that

streets were for cars (Schwartz, 2015). The target was street cars but in the process the

ordinance effectively banished pedestrians onto small slivers of sidewalks (Schwartz,

2015). The Federal-Aid Highway Act of 1956 created the Highway Trust Fund to

construct the federal highway system (Schwartz, 2015). The act was credited with transforming the nation’s cities into suburbs and creating a total of 41,000 miles of roadway (Dreier, 2004).

The creation and expansion of highways increased the reach of developers.

Suburban tracts were now accessible to the middle class who sought to relocate to the suburbs because of affordability (Duany, 2000). Through the Federal Urban Renewal

Program, many downtowns in America were designated as blighted. As a result, many were destroyed to create large parking lots and office buildings (Howard, 2015).

Surrounded with little to no residents many downtowns were empty after 5p.m. on weekdays and weekends. In the downtowns of Southern California many cities did not

get the opportunity to develop a dense urban fabric, as most of the growth in the region

11 occurred after World War II, and was thus suburban in nature. In order for a downtown to function as a shopping destination it requires sufficient critical mass. This number varies but is thought to be a minimum of 10,000 for a small downtown and 50,000 for a larger downtown. (Rybczynski, 2010). With the abandonment of downtowns by the middle and upper classes the consumer base began to deteriorate (Wall, 2005).

Department stores across downtowns began to see their profits decline as more people had access to vehicles and began to shop in places other than downtown (Howard,

2015).

History – The Modern World

Land in the urban fringes proved to be popular for the same reasons development occurs on the edges today. It is more economically feasible to build a large shopping center in the suburbs than it is in a downtown. The earliest example of this was Country Club Plaza. In 1922 County Club Plaza in Kansas City was the first auto oriented regional shopping center developed in the United States (Wall, 2005). By the

1920s, Sears and Roebuck and Co. began to relocate stores to suburbs. The reason was that the supply of parking spaces present in many downtowns was not sufficient for their needs. Soon, others such as May Co. and Marshall Fields followed (Wall, 2005). In

1956 Southdale Shopping Center was the first enclosed shopping center in America

(Hardwick, 2004), a creation that would later simply become known as “the mall”.

Enclosed shopping centers offered consumers an experience unlike any other (Howard,

2015). Shopping centers had three principles: the separation of traffic, a mix of social functions, and the utilization of public art and landscaping to create a diverse pedestrian

12 environment (Wall, 2012). However, similar to pedestrian malls many commercial and

shopping centers established during this time eventually began to fail. In the 1990’s as an oversaturation of commercial uses forced many commercial centers, malls, and big box retailers to close (Rybczynski, 2010). This demonstrates that market forces are ever

shifting. Developments only succeed so long as they can respond to fluctuations in the

market. Consumers can spend, only so much money. An over saturation of the market

inevitably results in the underperformance or death of many shopping centers.

Shortly after the end of World War II, the Federal Housing Administration and

Veterans Administration loan programs allowed many individuals to purchase homes

(Duany, 2000). Many Americans were sold into the dream of living in places such as

Lakewood, California. Residents waited in long lines for the chance to purchase a home

(City of Lakewood, 2017). Such developments offered not only home ownership but land and a sense of community and safety.

There were some efforts to restore downtowns. By the 1950s architects and planners started to wonder what a downtown should be. They realized that downtowns were not up to par with the new established shopping centers as many offered a wide selection of stores, ample parking, and various amenities (Wall, 2005). Cities across the nation sought to find a way to lure customers in. This was done by bringing the mall into the city.

13 History – The Battle Between Commerce

In 1960 the California legislature recognized the need to grant cities the

authority to establish pedestrian malls in the public right of way. “There is a need to

separate pedestrian travel from vehicular travel and that such a separation is necessary

to protect the public safety” (Pedestrian Mall Law, 1960). The Pedestrian Mall Law of

1960 granted cities the ability to establish pedestrian malls by prohibiting traffic and also allowing cities means to allocate funds for the maintenance of the spaces. These spaces of course, did not live up to expectations.

Victor Gruen was one of the most influential figures in the pedestrianization of

American cities. His career in America spanned the years of 1939 to 1968 (Hardwick,

2004). His work included many enclosed malls, shopping centers, and pedestrian malls.

In California, his work includes the original Third Street Promenade in Santa Monica,

(Pojani, 2008), the former Fulton Mall in Fresno (King, 1988), and a once proposed mall in Redlands (Hardwick, 2004). He was widely sought after and wrote many books on commercial development. With his help in 1959, Kalamazoo, Michigan established a pedestrian mall often regarded as the “first” pedestrian mall in America. (Rubenstein,

1992). Although, it would be much better to say that this was the first reclaimed pedestrian space. As mentioned previously, pedestrian malls existed before the establishment of traditional pedestrian malls. Pedestrian malls are found in many privately owned developments and newly established public malls. When we analyze pedestrian malls and pedestrian resources in this context, it becomes quite clear that

14 pedestrian malls were not a failure and that we are actually surrounded by many pedestrian malls.

Accessibility was found to play a significant role in commercial development (Underhill, 2004). Convenient and close access to stores is sought after by many shoppers. This is because shopping and dining are elective rather than obligatory

(Gibbs, 2012). William Whyte mentioned that more successful spaces could be distinguished by the amount of individuals who traversed the space in groups.

Successful spaces in New York were found to be a minimum of 45% (Whyte, 2001). Paco

Underhill, an international consultant for shopping malls, found that people look for certain criteria when selecting a parking space. The space must be easy and fast to reach on arrival, it should be in close proximity to the store entrance, and it must be easy to leave (Underhill, 2004).

The digital era; however, reshaped everything. Although the death of the department store had been envisioned by some people (Howard, 2015), many did not envision the role the digital world would play in commerce. Beginning in the twenty-first century, people in the United States began to replace trips to downtowns and malls with online shopping. In 2011 online shopping sales totaled $194 billion or 4.7% of sales and in 2013 that number grew to 6% (Howard, 2015). According to the U.S. Department of

Commerce e-commerce has increased from 3.2% of sales in 2007 to 8.3% of sales in

2016 (U.S. Department of Commerce, 2017). This represents a challenge to all commercial centers including pedestrian malls.

15 As department stores began to fail, commercial centers began to ponder their

next move. In the beginning of the twenty-first century, many commercial centers

became life style and mixed-use centers (Gibbs, 2012). The first lifestyle centers

developed restaurants, apparel stores, and home furnishing stores in a semi-urban outdoor environment (Gibbs, 2012). Mixed-use centers began to incorporate

department stores, civic uses, cinemas, and hotels (Gibbs, 2012). This was done in an

effort to curb the rise in vacancy rates caused by online retailing. By focusing on uses

that for the time being, cannot be digitized shopping centers have reshaped how they

function.

Benefits of Pedestrian Malls

The implementation of a pedestrian mall can have many health benefits for

people who live and work nearby. Pedestrian malls encourage walkability during lunch

for workers and create spaces for recreation for residents. In an annual survey

conducted by the Behavioral Risk Factor Surveillance System, more than half of

Americans reported that they were not physically active on a regular basis (Frumkin,

2004). Sedentary lifestyles a cause for concern as they are associated with health problems such as type 2 diabetes and overweight (Frumkin, 2004). Walking thirty minutes a day can lower the chance of heart disease by 40% and type 2 diabetes by as much as 60% (Schwartz, 2015).

Pedestrian malls also offer relief from immediate exposure to automobile smog.

A study in Amsterdam found that people who lived near a busy street, (defined as carrying more than 10,000 vehicles a day) were exposed to black smoke, (Nox and CO2)

16 at rates two to three times higher than other streets (Frumkin, 2004). A German study

found that an unusually high percentage of people who had heart attacks spent a

significant portion of their day in traffic congestion (Speck, 2012).

Walkability can generate household savings. Money utilized to pay off insurance and car payments could be saved or spent locally (Speck, 2012). Christopher Leinburg former owner of one of the largest real-estate advising companies in the United States, found that urban areas typically can command a 40% price premium over similar housing in suburban areas (Speck, 2012). Increasing density is also linked with efficiency and innovation; this is ever more important in a globalizing economy (Dreier, 2004). It is estimated that compact development would save the American cities $420 billion from

2000 to 2025 (Dreier, 2004).

Since pedestrian malls are free of traffic they are ideal places for community events. This in turn promotes social interaction and thus creates social capital. Many shopping mall developers knew the key role that community played in the success of a shopping center. They worked feverishly to ensure that events would maintain these centers at the center of the family’s weekly routines (Wall, 2004). In the end shopping centers that become central to the lives of many individuals create city and community identity. Additionally, this allowed pedestrian malls to become places for social interaction amongst families and friends.

Pedestrian malls offer a space that social activities can occur in additional to necessary activities (those tasks such as work and school) and optional activities, such as walking in a park. Pedestrian malls create spaces for social capital because they provide

17 opportunities for social interaction and activity. Social activity occurs “every time two people are together in the same space” (Gehl, 2011). This is accomplished by providing space for contact at modest level, this creates the opportunity for contact at other stages, they provide a place to maintain already established contacts, they provide a source of information for the social world, and lastly they provide a place from inspiration and stimulation (Gehl, 2011).

Major Studies on Pedestrian Malls

From 1970 to 1974 William H. Whyte and his team analyzed public spaces in

New York City. This study of course is not about pedestrian malls, but because pedestrian malls act like public spaces the methodology could be applied. The study wanted to know why despite density, many spaces throughout the city were empty.

They analyzed a cross section of 16 plazas and 3 small parks, this was accomplished by interviewing patrons of the plazas and mounting time lapse cameras to observe patterns

(Whyte, 2001).

In 1973, a study on different shopping centers was conducted by Cortus T.

Koehler. The study sought to understand how environmental characteristics influenced pedestrian behavior patterns. The shopping centers analyzed were El Monte Mall, the

Montclair Plaza, and the Pomona Pedestrian Mall. Eighteen pedestrian counts were conducted and two hundred people were interviewed at each mall. People were asked about their shopping intentions and their destinations. People were analyzed as to see how they traversed the space. Variables analyzed included the quality of architectural design, the extent of economic and physical decay, the variety and quality of stores, and

18 the marketing area of the mall. Each of these malls represented a different kind of

commercial center. Montclair Plaza was a traditional enclosed mall, El Monte Mall was a

shared mall and the Second Street Mall was a pedestrian mall. Methods derived from

this study were the pedestrian count methodology and the case study size. Qualitative

methods that were borrowed included taking into consideration the existing state of the

architecture and variety of commercial uses (Koehler, 1973).

In 1975, Abepoju Onibokun conducted an analysis of pedestrian malls in the

United States. The study was accomplished by obtaining data from questionnaires, site

visits, and interviews with business owners and city officials. Questions were asked

regarding the physical characteristics of the mall, social interactions, economic impact,

and mall administration. Methods from this study were not utilized in my study as they

primarily focused on personal interaction and questionnaires (Onibokun, 1975).

In 1990 a study was conducted by Kent Robertson to fill the gap in literature

regarding pedestrian malls. He stated that the only major study of American pedestrian

malls he found was a presentation from 1986. Robertson’s study was accomplished by

requesting information from cities that had pedestrian malls. Twenty-five cities

responded and six were selected and visited over the course of three to four days to

make observations, collect inventories on land uses, and conduct interviews. Evaluation

criteria were established for physical appearance, street activity, land use patterns,

retail trends, and the quality of the experience. Methods that were derived from this

study included the utilization of public record requests, the analysis of retail trends, and the collection of land uses along the pedestrian malls (Robertson, 1990).

19 Table 2.1

Major Studies on Pedestrian Malls

20 CHAPTER 3 METHODOLOGY

Introduction

The following chapter breaks down the methods used in this study into four

steps: identification, selection, data collection, lessons.

Step 1 Identification

Pedestrian malls were identified throughout Southern California. This was accomplished in part during the literature review phase, but was expanded by using

Google Maps, and site visits. During the literature review past studies on pedestrian malls were analyzed for lists of pedestrian malls. Many of these lists were on the national scale; however, some malls in Southern California were mentioned. Google

Maps was utilized to find many of the pedestrian malls across Sothern California. This was done by panning across every city and area in the region. The street view function was also utilized to clarify any ambiguities that might have arisen. Many pedestrian malls were also identified through site visits conducted to various downtowns across

Southern California. Site visits were conducted by walking around all of the major commercial thoroughfares in a downtown. Site visits were conducted to mitigate the limitations of aerial software as oftentimes imagery can be outdated by several years.

The list of pedestrian malls is compiled in Tables 3.1 to 3.11 Each table represents a different category of pedestrian mall or pedestrian amenity. Furthermore, images are provided as examples of pedestrian malls in each category, see Figures 3.1 to

3.13.

21 Table 3.1

Traditional Pedestrian Malls

Source: (Onibokun, 1974)

Figure 3.1. Third Street Promenade in Santa Monica. Source: Fernando Herrera

22 Table 3.2

Organic Pedestrian Malls

Source: (National Parks Service) (City of Los Angeles, 2016) (The Los Angeles Chinatown 50th Year Guidebook as cited in Cheng, Kwok)

Figure 3.2. El Paseo in Santa Barbara. Source: Fernando Herrera

23 Table 3.3

Converted Alleys

Source: (City of Los Angeles Department of City Planning, 2016)

Figure 3.3. Santee Alley in Los Angeles. Source: Fernando Herrera

24 Table 3.4

2nd Story Pedestrian Mall Developments

Figure 3.4. A partial subterranean parking structure separates the project site from the surroundings. Source: Fernando Herrera

25 Table 3.5

New Pedestrian Malls Integrated, Simple Form

26

Figure 3.5. The Promenade in Long Beach. Source: Fernando Herrera

27 Table 3.6

New Pedestrian Malls Integrated, Complex Form

Figure 3.6. One Colorado in Pasadena. Source: Fernando Herrera

28 Table 3.7

New Pedestrian Malls Not Integrated, Simple Form

Figure 3.7. The Outlets at Lake Elsinore. Source: Fernando Herrera

29 Table 3.8

New Pedestrian Malls Not Integrated, Complex Form

Figure 3.8. The Irvine Spectrum in Irvine. Source: Fernando Herrera

30 Table 3.9

Paseos (Pedestrian Amenities)

Figure 3.9. Celia L. Diaz paseo in Santa Paula. Source: Fernando Herrera

Table 3.10

31 Connectors (Pedestrian Amenity)

32

Figure 3.10. The Downey Gateway in Downey. Source: Fernando Herrera

Figure 3.11. Alhambra Place in Alhambra. Source: Fernando Herrera

33 Table 3.11

Segments (Pedestrian Amenity)

34

Figure 3.12. Victoria Gardens in Rancho Cucamonga. Source: Fernando Herrera

Figure 3.13. The Corona Crossings in Corona. Source: Fernando Herrera

35 Step 2 Selection

A set of criteria was established to determine the selection of the malls that would be analyzed. First pedestrian malls needed to be in close proximity to the researcher’s residence. This limited the analysis of case studies to the Los Angeles

Metropolitan area. Furthermore, the pedestrian malls selected needed to be far enough away from each other, so as not to impact one another. This was determined by the establishment of a 12-mile buffer zone around each pedestrian mall. This is commonly regarded as the trade area for regional commercial centers (Gibbs, 2012).

Pedestrian malls also needed to be in mid-sized cities with a traditional urban center. This was to consider the effects civic centers, office buildings, and a mixed land use palette might have on the pedestrian malls. Furthermore, the selected pedestrian malls needed to be from a cross-section of pedestrian mall types, including both public and privately owned malls. Three malls were selected. This was to ensure that the analysis was detailed but also that it would be possible in the timespan allocated. These malls were the Second Street Mall in Pomona, the Main Street Pedestrian Mall in

Riverside, and The Paseo in Pasadena.

For the purposes of this study, pedestrian malls were exclusively for pedestrian use. However, during the selection process, an exception was made for Pomona’s

Second Street Mall, as it possessed unique characteristics, among them the distinction of being a traditional pedestrian mall, the presence of a segment of the original mall, and the distinct evolution of this space.

36 Step 3 Data Collection

Both quantitative and qualitative measurements were utilized. Data that was

collected included: census data, historical context data, site measurements and

distances, land uses, amenities, pedestrian counts, site accessibility, social events, trade

area information, and supporting data such as homeless counts.

Step 3.1 Census Data

Census data was utilized to obtain the total population, age breakdowns, and

median household income information for each of the areas surrounding the pedestrian

malls. Data was obtained using American Fact Finder and Social Explorer. The data set

analyzed was the 2015 American Community Survey Estimates. Data was broken down

by census tract, as this was the smallest available unit for the data. The data was applied

to a .5-mile radius, a 1-mile radius, and a 2-mile radius. The radius was determined by

using the measurement tool on Google Maps. The aerial was uploaded into InDesign

and the radius rings were created. A census tract map was overlaid on the new image.

All census tracts fully or partially located in the ring were counted. This information was

also placed into tables using Microsoft Excel. The total population in the 12-mile trade

area was obtained using Social Explorer. Reports were generated for each of the selected pedestrian malls using the 2015 American Community Survey Estimates broken down by census blocks.

Step 3.2 Historic Context

The historic context of each pedestrian mall was analyzed through separate literature reviews to identify the history of the cities the pedestrian malls were located

37 in, the establishment of the pedestrian mall itself, and any other significant

development around the pedestrian mall. Significant development is defined as the

development of other major regional malls which competed with the pedestrian mall

and the establishment and removal of development along the pedestrian mall. The

literature review was derived through books related to each city, newspaper articles,

and city resolutions and ordinances.

Step 3.3 Site Measurements and Distances

Google Maps was used to obtain the measurement information of the

pedestrian malls. Measurement information included the lengths of the pedestrian malls and their proximity to freeways. This was accomplished by using the measurement tool on Google Maps. Pedestrian mall lengths were measured by the length of all walkable areas. In the instance of two story developments, both the first and second floors were measured and totaled.

Step 3.4 Site Visits

Site visits were then conducted. The instruments used for the site visits included a camera, a pen, a clipboard, and paper. The first visit was a walk-through to record existing site amenities and land uses along the pedestrian mall. The information was noted on paper and recorded with photographs.

Land Uses

The mix of tenants along the ground floor of the pedestrian malls were inventoried. This was done by walking through the pedestrian mall and writing down the names of each of the uses. Uses were divided into categories that include the

38 following: retail, restaurant, office, educational, recreational, residential, mixed-use,

parking lots, parking structures, etc. Office buildings were referenced by the principal

tenant. This data was summarized in maps. Maps were created with a Google Maps

aerial as the base for building outlines. Data obtained in the site walk-through was then

input and color coded in InDesign.

Amenities and Aesthetics

Site amenities Surveyed included lighting fixtures, trash receptacles, benches,

fountains, murals, and other art instillations. Amenities were analyzed in a presence/absence survey and fell into one of two categories: present or absent. This applied to lighting, seating areas, landscaping, public restrooms, drinking fountains, pet amenities, and bicycle parking. The results were noted in table format with an (X) denoting that the amenity was present and a (-) denoting that it was absent. Note that amenities were only included in this study if they were present, other amenities such as playgrounds and climate control features may be considered. Cultural amenities were few and could take on a variety of different forms thus, cultural amenities were counted. Cultural amenities include but are not limited to: art sculptures, statues, murals, memorials, water features, mosaics, ground mosaics, painted utility boxes, archways, art displays, music, stages, painted benches/tables, and amphitheaters.

39 Table 3.12

List of Amenities Analyzed

Table 3.13

List of Cultural Amenities Analyzed

40 Photographs were taken to demonstrate the aesthetics and ambiance of the

pedestrian malls and their surrounding environments. Context clues were analyzed including the presence or absence of individuals, the presence or absence of crime indicators such as graffiti, liter, window bars, the state of the paving, and the state of buildings. There were two possible categories that a pedestrian mall could fit into for aesthetics. The malls were either poorly maintained, as seen in Figures 3.14.A., 3.14.B., and 3.14.C. or maintained as seen in Figures 3.14.D, 3.14.E., and 3.14.F.

Figure 3.14. (A) The Breezeway in San Bernardino. (B) The Fulton Mall in Fresno. (C) The Corona Mall in Corona. (D) One Paseo in Pasadena. (E) The District in Tustin. (F) Court Street in San Luis Obispo. Source: Fernando Herrera

41 Pedestrian Counts

After the first site visit, additional site visits were conducted to obtain pedestrian counts and to analyze how people utilized the space. A total of thirteen pedestrian

counts were conducted. Four of these pedestrian counts were used to refine the

counting method. What was developed was a system of counting similar to Cortus T.

Koehler’s. Two pedestrian counts were conducted during the week in the afternoon, and one during Sunday morning. This was to analyze the space in two different times;

what would theoretically be the busiest time and most vacant time. Each count lasted

exactly 30 minutes. The counts were conducted on pleasant days, defined as sunny to

partly cloudy days during which the temperature did not fall below 60 °F nor exceeded

85 °F. This was done to ensure that the weather would not interfere in the count.

The counts were conducted by establishing an area of analysis across the center

of the pedestrian mall. An area of analysis should be no larger than the width of the

pedestrian mall by approximately 100 to 150 feet. If an individual crossed the area from

any direction they were counted. Individuals could cross the line many times; however,

these individuals were noted. As a result, two counts arose. One was the total number

of crossings, the other was the number of unique individuals. Establishing an area at the

center of the mall presented many benefits to the researcher. The first was that

pedestrian locations would not have to be memorized. Second, this method would not

favor larger malls, as they would exhibit higher pedestrian counts because of their size.

Lastly, focusing on a single area minimized potential distractions to the pedestrian

count.

42 Data was noted on paper with an abbreviation system that utilized letters for

instance, adult males were noted as AM, adult women were noted as AW, senior adult

males were noted as SAM, and senior adult women were noted as SAW. Groups were noted by utilizing brackets to join them. Cyclists were noted with a B in front of the

lettering scheme. For example, BAM would represent an adult male who was riding a bicycle. Individuals who crossed more than once were noted with (Repeat) to obtain the total number of unique visitors.

In addition, it was also noted if individuals were homeless, this was important as homeless were mentioned as a safety concern for people in the findings of Kent

Robertson’s study. Homeless individuals were determined based on numerous

indicators. The first was the appearance of the individuals. Homeless individuals

oftentimes had multiple layers of clothing and bags with them. The second indicator was

if they were sleeping on the ground or on benches. The third indicator was if they were

asking money for food and/or loitering around the mall. Note that the assessment only takes into consideration the appearance of homelessness, as that is what consumers perceive. Individuals were noted as mobility impaired if they were in wheelchairs or in crutches. This was important to note because just like the age groups it was important to see if there was a wide variety of publics utilizing the spaces.

Social Interaction

Lastly, it was noted how people utilized space. Quantitative variables include the number of people sitting and the number of people cycling. Notes were taken on what people were doing in the space such as eating or relaxing. Social interaction amongst

43 individuals was also noted. The number of people that were in groups was noted as this

was important to see social interaction amongst people.

Table 3.8 demonstrates the lettering schemes utilized for the pedestrian counts.

The data was condensed into tables utilizing Microsoft Excel, as seen in Table 3.9. From this data, other tables comparing all three pedestrian malls were generated. It is important to note the subjective nature of this analysis as it may slightly vary from individual to individual performing the analysis for age groups and special conditions such as homelessness.

44 Table 3.14

Pedestrian Count Short-Hand System

45 Table 3.15

Pedestrian Count Summarization Table Example

46 The total number of crossings by all individuals was recorded in the first column.

Next, the total number of individual users was recorded in the second column. Special

circumstances that applied to individuals were noted in columns three to six. The total

number of times an individual repeated a crossing was noted in column seven. The number of people who were residents, workers, or sitting was recorded in the next section. Groups were counted, excluding repeat groups, and placed in the third section.

The information was totaled in the fourth section and percentages were obtained.

Accessibility

Accessibility was also measured during the site visits. This was done by utilizing seven criteria. The first was the distance between the pedestrian mall and freeway access. This data was obtained via the measurement tool on Google Maps. The measurement was taken from the center point of the closest freeway exit to the closest point of the pedestrian mall. Reasonable accessibility was met if the pedestrian mall was located approximately 1 mile from the freeway. The second criterion was whether or not adequate signage was present to direct visitors. Adequate signage is described as signage present from the nearest highway exit directing the individual to the pedestrian mall, or signage present throughout the downtown. This was obtained by looking for signage en route to the pedestrian malls. Third it was noted whether or not parking was found within five minutes of arrival to the pedestrian mall. Fourth, the price of parking was analyzed. If free parking was provided this criterion would be met. Fifth, pedestrian access points were observed through a presence/absence survey to demonstrate pedestrian connectivity to parking lots and surrounding land uses. Sixth, it was observed

47 if public transportation was present. Local transit access would be met if a bus stop, was

located within two block of the pedestrian mall. Regional access would be met if the

malls were located within one mile of a train station. Lastly, ADA accessibility was

analyzed, this was accomplished by observing whether or not wheelchair accessibility

was present among the blocks that compromised the pedestrian mall.

Step 3.5 Identification of Special Events

Another way the social capital of the pedestrian malls was identified through

special events. First it was necessary to determine if the pedestrian malls held events. If

no events were found, this would signify a lack of social capital for the space. If events

were present, such as farmer’s markets and music festivals, this would signify that the space had more social capital than everyday uses. Information was retrieved from city websites, tourist bureau websites, and downtown association websites. Since it would have been difficult to obtain information on every event hosted in the spaces, three to four events were selected for each pedestrian mall to be representative of the social capital of the space. Information obtained for each event included whether the event was a weekly, monthly, or annual event, the number of participants, and who coordinated the event.

Step 3.6 The Greater Context

Lastly, the researcher analyzed how the pedestrian malls fit into the greater context of their surroundings. This was done by establishing a 12-mile buffer around each pedestrian mall utilizing Google Maps. Next, all shopping center areas, downtowns, neighborhood urban centers, and malls within this 12-mile buffer were identified. Note

48 that shopping center areas are areas with at least three shopping centers located next to one another within .25 miles. This was established to focus only on major centers of commercial activity. In the Pasadena buffer area, there were linear corridors of commercial activity along major thoroughfares that extended between .5 miles to 4 miles. These corridors were not counted as they were not nodes of activity, as in the case of shopping center areas, malls, downtowns or neighborhood urban centers. This information was condensed into maps using InDesign. A minimum of two shopping center areas, downtowns, and enclosed malls were selected to visit. The selection of the first two was done at random and the researcher conducted additional visits at his convenience. This information was needed to determine possible niches that could be filled by the pedestrian mall. Census information obtained in step two was also utilized to complement this data.

Step 3.7 Supporting Data

Additional data was obtained to further understand the processes discovered during the literature review and site visits. This included information regarding homeless individuals and the presence of millennials in each of the pedestrian malls. Information regarding homelessness was obtained through homeless counts conducted by Los

Angeles County, Riverside County, and the City of Pasadena for the years 2015, 2016, and 2017. Information regarding millennials was obtained through census data utilizing

Social Explorer. The data obtained was from the 2015 American Community Survey

Estimates. Millennials, for the purposes of this study, were individuals who fell into the

25 to 34-year bracket. This was because millennials who are younger will have little to

49 no economic means to determine where they live. This information was broken down by census tract and applied to a .5 mile, 1 mile, and 2-mile radius. This data was used to determine whether or not millennials in fact preferred urban centers.

Step 4 Lessons

Data from the pedestrian malls were then discussed and compared to one another. Lessons for future development were derived from each of the pedestrian malls based on the findings. Quantitative and qualitative data were contrasted to demonstrate how each of the pedestrian malls have different strengths. This was demonstrated by creating tables in Excel for these factors. From the literature review and historical context analysis, recommendations were obtained and applied to each pedestrian mall. This ranged from the strengthening of niches already present to integrating new commercial center practices, such as new-urbanism principals, and promoting more social activities.

50 CHAPTER 4 CASE STUDIES

Introduction

The following case studies follow same format. First, the location, measurements, and land uses are discussed. This is followed by the history of the development of the pedestrian mall and the surrounding area. Lastly the results of qualitative and quantitative data are presented.

Figure 4.0.1. Location of analyzed pedestrian malls. Source: Base map, Google Maps; edits, Fernando Herrera

51 Table 4.0.1

List of Analyzed Pedestrian Malls

* Represents length of walkways

Source: (United States Census Bureau, Google Maps, Lothrop, 1988, Riverside Municipal Code, 2017, Architectural Resources Group, 2014)

52 The Second Street Mall Pomona, CA (1962)

Figure 4.1.1. Second Street Mall looking east. Source: Fernando Herrera

Pomona’s Second Street Mall is located approximately 2 miles east of Highway

71 and 1.1 miles south of Interstate 10. The mall spans 3,600 feet from Park Avenue to

Allen Lane. The average block length along the mall is approximately 280 feet. The

closest transit stations are located along Garey Avenue, Third Street, and Mission

Boulevard. The Pomona station (Metrolink commuter rail stop and Amtrak) is adjacent

to the pedestrian mall on the north side. Land uses consist primarily of retail, restaurant,

and cultural uses. There is a total of eight vacant commercial spaces, one vacant

building, and three vacant lots along the pedestrian mall. Seven of the vacant

commercial spaces are located between Garey Avenue and Gibbs Street. Land uses along the mall consist primarily of educational uses to the east and commercial uses to the west. Commercial uses are primarily antique shops and art related uses.

53

Figure 4.1.2. Second Street Mall land uses map. Source: Base map, Google Maps; Edits, Fernando Herrera

54

Figure 4.1.3. Downtown Pomona as seen from Thomas Plaza. Source: Fernando Herrera

Historical Background

The history of Pomona parallels many other cities in Southern California. Early in its founding Pomona had a strong agricultural economy based on vineyards that would later transform to citrus orchards and olive groves (City of Pomona, 2017). The city was incorporated in 1888 (City of Pomona, 2017). In 1960, around the time of the establishment of the Pomona Pedestrian mall, the population of the city was 67,157

(United States Census, 2017).

Second Street was the commercial hub for Pomona since the creation of the city

(Brackett, 1920). However, by the 1950s the downtown was beginning to deteriorate.

Business owners and the city officials began to look for possible solutions to this problem (City of Pomona General Plan, 2014). In 1962 Pomona became the first

55 community in California to establish a pedestrian mall. This was done through joint cooperation from the City of Pomona and merchants (Lothrop, 1988). The pedestrian

mall was designed by Millard Sheets, a resident and local artist in Pomona (Pomona

Heritage, 2017). The mall was established to help Pomona’s downtown commercial

businesses compete with suburban shopping centers. (City of Pomona Planning Division,

2003). When the mall was first created the community responded well. Sales along the

pedestrian mall increased by up to 20% (City of Pomona Planning Division, 2003).

However, a new shopping destination arose not far from Downtown Pomona.

Montclair Plaza was proposed in 1964 and completed in 1968. Montclair Plaza was

875,000 square feet and had enough parking for 5,000 vehicles (City of Montclair, 2017).

In 1973, a study by Cortus T. Koehler revealed that pedestrian activity was half as frequent in the Second Street Mall compared to the Montclair Plaza. (Koehler, 1973).

By 1966 Downtown Pomona began to deteriorate. That same year a redevelopment commission was appointed to address the declining pedestrian traffic

(Lothrop, 1988). It was found that although foot traffic had increased by 73% in 1963 along the mall, merchants had begun to move from downtown, because of increased rents, inadequate parking, and the lack of government cooperation (Lothrop, 1988). The

Second Street Mall did not live up to its intended goal. Shoppers favored enclosed shopping centers: Montclair Plaza took 36.4% of Pomona shoppers (Lothrop, 1988). By

1972, of the mall’s 111 stores, 42 (38%), were vacant. By 1984 the four blocks on the western portion of the mall were reopened to traffic (Lothrop, 1988).

56 In 1978 the College of Osteopathic Medicine of the Pacific, now the Western

University of Health Sciences, was built along the mall (Lothrop, 1988). Developments such as these instilled hope that the city center would once again become vibrant. The university has since expanded with numerous projects. In 2007 the 180,000-square foot

Health Education Center was approved (City of Pomona No 08-034, 2008). In 2013 the

Daumier, a residential development for the Western University of Health Sciences was approved (Rodriguez, 2013). On March 3, 2003, the City of Pomona passed resolution

200-46 which granted historical landmark status to the Second Street Pedestrian Mall public improvements between Park Avenue and Gibbs Street. Concerns were voiced over safety regarding traffic and that such designation might deter future potential investment (City of Pomona Planning Division, 2003).

According to the 2015 American Community Survey estimates, the population of

Pomona was 153,266. Businesses along the western portion of the Second Street Mall are predominantly related to the arts and antiques. The eastern blocks are the Western

University of Health Sciences.

57 Trade Area

Retail and commercial centers located in the 12-mile trade area of the Second

Street Mall, are Montclair Place, downtown Claremont, and the recently developed

Shoppes at Chino Hills see Figure 4.1.4. Regional shopping centers that also impact the mall are the outlets at Ontario Mills and Victoria Gardens at Rancho Cucamonga.

Figure 4.1.4. (A) Claremont Village Square in Claremont. (B) Downtown San Dimas in San Dimas. (C) The Shoppes at Chino Hills in Chino Hills. (D) Victoria Gardens in Rancho Cucamonga. Source: Fernando Herrera

58 mile radius trade area map. Source: Base Map, Google Maps; Edits, Maps; Google Map, Base Source: map. area trade radius mile - treet Mall, 12 treet

Second S .

Figure 4.1.5 Figure Herrera Fernando

59 Site Visits

Two pedestrian counts occurred where the University of Western Health

Sciences and the commercial section met. This was to observe the relationship both spaces shared. What was observed was that pedestrians in the University of Western

Health Sciences rarely crossed into downtown Pomona.

Ambiance and Amenities

Pomona’s former Second Street Mall varies in urban form. Spaces such as the

University of Western Health Sciences feel exclusive because of the presence of security guards and the absence of commercial amenities for the public. However, this space is also well maintained and thus simultaneously created a sense of ease. The environment of the pedestrian mall east of Garey and west of Gibbs Street feels uneasy. This is attributed to the grading, as the street and sidewalk are at the same level, the lack of pedestrian activity along the mall, the status of disrepair of some of the buildings, and the presence of security bars along many businesses. The aesthetic of the mall west of

Gibbs Street is poorly maintained as there are various empty lots and some of the buildings are in disrepair.

Seating areas, trash receptacles, lighting, bicycle parking, pet amenities, and landscaping are present throughout the mall. Drinking fountains and public restrooms are absent. A total of eight statues and memorials, five water features, six art pieces, three archways, three murals, two painted boxes, and one mosaic were recorded. A small connector was found on the northern block situated between Garey Avenue and

Gibbs Street. Thomas Plaza is utilized as a connector by pedestrians.

60

Figure 4.1.6 (A) Second street lighting. (B) Dog waste disposal resources. (C) University of Western Health Sciences statue. (D) Second Street amenities: a bench, trash receptacle, landscaping, and bicycle rack. (E) Second Street water feature. (F) Western University of Health Sciences urban form. (G) clock and seating area. Source: Fernando Herrera

61 The space that belonged to the Western University of Health Sciences presented

an urban form that is distinct from the rest of downtown. Bright paving, grassy areas,

and statues are utilized to distinguish the space. Numerous benches, trash receptacles, and seating areas are present for the use of students, visitors, and faculty. Lighting and landscaping are also present. Pet amenities, drinking fountains, and public restrooms are absent along the mall.

Community Events

Various social events occur along and adjacent to the Second Street Mall. On

November 12, 2016, the Cultural Arts Commission and the Downtown Pomona Owners

Association held the 2016 Chalk Art Festival at Shaun Diamond Plaza (Downtown

Pomona, 2017). At the Chalk Art Festival artist and community members came together to temporarily transform a public space into a work or art. This event serves to create community identity and provides a forum for personal expression. The Downtown’s

Collectors Street Faire is an event that transforms Second Street temporarily back into a pedestrian mall. The event is held on the last Saturday of January, March, May,

September, and November. This event enhances an existing niche along the pedestrian mall, the retail of antiques (Downtown Pomona, 2017).

An Artwalk and Farmer’s Market are also held on the second Saturday of the month. The event enhances the other niche uses present along the pedestrian mall, and promotes expression and cultural amenities. The event builds community identity by bringing together individuals who share a passion for art. The event also promotes economic development by providing a space for artist to demonstrate their work.

62 Second Street, as well as a large extent of Pomona’s downtown was closed for the 2016

Nighttime Christmas Parade (Downtown Pomona, 2017). The event promotes social

interaction amongst residents and promotes economic development.

Figure 4.1.7. The Pomona Artwalk. Source: Fernando Herrera

Pedestrian Counts

Three pedestrian counts were conducted, two of which were done on the same

day, Tuesday April 11, 2017. This was to analyze the potential difference in users during

peak times. It was also important to understand pedestrian activity in different areas of

the mall. The findings are summarized in Table 4.1.1.

63 Table 4.1.1

Second Street Mall, Pedestrian Counts Summary

64 The first pedestrian count, which occurred on Tuesday April 11, 2017 at 1:00pm

in Antique Row, and registered a total of 43 crossings by 38 individuals. Adults were the

most frequent users of this space compromising 53% of total users. Women, who

represented 50% of users, utilized the space more frequently than men who accounted

for 45% of users. Children compromised the remaining 5% of users.

Most individuals utilizing the space were patronizing stores or traversing across.

In terms of social interaction 53% of users utilized the space in groups. University users

seldom traversed into downtown Pomona. It was observed that twelve individuals from

the university sat in benches in Centennial Park to eat their lunches. These individuals

were not counted in the pedestrian count as they did not traverse the counting point.

Furthermore, there were more individuals in patios located thorough the mall but these individuals were not counted as they did not cross the counting area. While walking to the counting spot it was noted that the parking lots were filled with the most activity.

The second count occurred on the same day at 1:52pm at Thomas Plaza

demonstrated similar results. A total of 53 individual users registered 50 crossings.

Compromising 46% of users, young adults were the most frequent users of the space.

Men at 58% utilized the space more frequently than women which accounted for 38% of

users. Children only accounted for 4% of users. Nine individuals were observed to be

cycling. This compromised a total of 18% of individual users and 20% of the counts.

Thomas Plaza benefited from pedestrians who arrived from the Metrolink. A total of six individuals were observed to come from the Metrolink station. However, these individuals only traversed the space and went south. A young couple was noted

65 eating at a restaurant while another couple shopped. A group of three individuals

utilized the plaza to eat. These individuals who were young adult males brought food

from outside of downtown to eat there and were talking amongst themselves. A total of

nine cyclists were observed in the space during this time. Of those nine, five utilized the

space for recreational purposes mainly riding around Thomas Plaza. Most users only

traversed the space. A total of 42% of individuals were in groups. Surprisingly most

individuals were dressed normally and not in business attire.

On Sunday morning, a total of 11 individuals registering 11 crossings were recorded. Three individuals and a group of two individuals were seen walking dogs. Two other individuals were clothed in active wear which demonstrated that the space was utilized in the morning for recreation. At the time of the count only one store was open and one individual was arriving at a beauty school. The inactivity of the site may be explained by the uses situated around the counting location as most uses consisted of retail and were not open yet.

Census Data

The demographics for Pomona reveal that residents in close proximity to the mall tend to be lower-income residents. At $37,141, the .5-mile radius had the lowest household income. For the 2-mile radius the median household income was $50,517.

This is substantially lower than the State of California which was at $61,818 (American

Fact Finder, 2017). Overall, the characteristics found for population were similar to the other two pedestrian malls.

66 Table 4.1.2

Second Street Pedestrian Mall 2015 ACS Data

Source: United States Census Bureau, retrieved from American Fact Finder

67

d States Census Bureau; Edits Fernando Herrera Herrera Fernando Edits Bureau; Census d States Second Street Mall median household income by census tract map. Source: Base Map, Google Maps and the the and Maps Google Map, Base Source: map. tract census by income household median Mall Street Second . igure 4.1.8 igure F Unite Data, Bureau; Census States United

68

Second Street Pedestrian Mall population by census tract map. Source: Base Map, Google Maps and the United United the and Maps Google Map, Base Source: map. tract census by population Mall Pedestrian Street Second .

Figure 4.1.9 Figure Herrera Fernando Edits Bureau; Census States United Data, Bureau; Census States

69 Site Accessibility

The Second Street Pedestrian Mall is the least accessible mall in terms of distance from the freeway. The closest freeway exit at 1.1 miles from the site was Garey

Avenue along Interstate 10. Directional signage for the pedestrian mall is present.

Signage is also present for the University of Western Health Sciences from Highway 71.

Signage was present along Mission Boulevard for parking through small green signs.

Parking along the pedestrian mall and its surroundings was plentiful, and free of charge along the mall and nearby streets for two hours. Parking was found immediately upon arrive to the pedestrian mall. In terms of transit accessibility, the Pomona station, which offers regional access through the Metrolink was adjacent to the pedestrian mall.

However, it was noted that the main part of the station was located on the opposite side of the tracks making it cumbersome to access. The pedestrian mall is ADA accessible as the street is on the same level as the sidewalk, which maximizes crossings.

Figure 4.1.10. Vehicles parked along the Second Street Mall. Source: Fernando Herrera

70 Main Street Pedestrian Mall: Riverside, CA (1966)

Figure 4.2.1. View of the Main Street Pedestrian Mall looking south. Source: Fernando Herrera

The Main Street Pedestrian Mall, is approximately 1,400 feet, west of the 91

freeway. Transit stops are conveniently located and are dispersed throughout

downtown. The length of the pedestrian mall is approximately 1,600 feet and each block is approximately 360 feet in length. Land uses along the pedestrian mall vary. This includes commercial establishments, office uses, educational uses, and a hotel. Many of the retail and restaurant spaces have specialized hours which vary from day to day with

Tuesday through Thursday being the most consistent days. When the land use inventory analysis was conducted on the pedestrian mall, it was observed that there was only one vacant space. The previously abandoned Imperial Hardware Building was under construction as part of a new mixed-use residential and commercial development.

71

Figure 4.2.2. Main Street Pedestrian Mall land uses map. Source: Base Map, Google Maps; Edits, Fernando Herrera

72

Figure 4.2.3. Downtown Riverside. Source: Fernando Herrera

Historical Background

Riverside was founded in 1870 by John W. North as a progressive temperance

colony (City of Riverside, Riverside Public Library). Shortly after, Riverside became

known for the production of navel oranges (City of Riverside, 2015). The core settlement

was dense in comparison to the surrounding areas that were dominated by citrus

groves. Riverside’s urban development pattern was predominantly suburban in nature during the mid-twentieth century. In 1964 Sears relocated from downtown to its present location. This was a loss of a major anchor in downtown (Freeman, 2009). The

Riverside Plaza, the city’s first major suburban shopping center, was established in 1956-

1957 (Gruszecki, 2015). The Tyler Mall in the Arlington neighborhood was established in

1970 (RXSQ, 2004).

73 In an effort to try to revitalize the declining downtown Riverside approved the

Main Street Pedestrian Mall on July 6, 1965 by closing circulation to traffic along four

blocks in Main Street from Tenth Street to Sixth Street. (Riverside Municipal Code,

2017). The mall was completed in 1966 but ultimately, it did not accomplish its

objective. Nonetheless, the mall would survive the tests of time and prove itself to be a

vital community element. In the 1970s the Security National Bank Plaza, now known as

the California Tower was constructed and the southernmost block of the mall was

demolished for the construction of a new city hall (Freeman, 2009). The new city hall

thoughtfully integrated the pedestrian mall into its design by elevating the structure and establishing a breezeway. In 1984, the Mission Square office building parking structure was completed, effectively creating a gap in pedestrian amenities (Freeman, 2009).

In 2008, Riverside renovated the pedestrian mall, changing the aesthetic features such as the lighting, paving, and street furniture (Freeman, 2009). This was part of the much larger “Riverside Renaissance” project that focused on city amenities and infrastructure (Haberman, 2008). Recently, Riverside had begun to construction of Chow

Alley. Chow Alley seeks to establish an outdoor eating space created from recycled shipping containers (Robinson, 2017). The project lies to the south of the current pedestrian mall and could further extend the mall by another block. However, agreements regarding parking first must be resolved if successful construction could begin as early as the summer of 2017 (Robinson, 2017).

Today the city has a population of 316,335 (United States Census, 2017).

Riverside’s Downtown Specific Plan encourages the development of courtyards and

74 pedestrian passages to “facilitate pedestrian circulation and to provide resting and

gathering spaces” (The Arroyo Group).

Trade Area

Most commercial competition in the Riverside Pedestrian Mall area comes from

enclosed shopping malls and commercial centers in contrast to Pasadena and Pomona that face more competition from downtowns. Commercial centers competing with the

Main Street Pedestrian Mall are the Riverside Plaza in Riverside, The Galleria at Tyler in

Riverside, the Moreno Valley Mall, and Ontario Mills.

Figure 4.2.4. (A) The Riverside Plaza in Riverside. (B) The Galleria at Tyler in Riverside. (C) The Moreno Valley Mall in Moreno Valley. (D) Ontario Mills in Ontario. Source: Fernando Herrera

75 Source: Base Map, Google Maps; Edits, Edits, Maps; Google Map, Base Source: mile radius trade area map. area trade radius mile -

Main Street Main Mall, 12 Pedestrian Street 4.2.5. re

Figu Herrera Fernando

76 Site Visits

A total of four six site visits were conducted to the Main Street Pedestrian Mall.

One site visit was conducted to collect land use data. Five site visits were conducted to

obtain pedestrian count data. However, two of these counts were utilized to refine the

pedestrian count method.

Aesthetics and Amenities

The Main Street Pedestrian Mall could be described as relaxing. The mall

provides a pedestrian experience not found elsewhere in the Inland Empire. The

pedestrian mall has most of the basic amenities provided in other pedestrian malls

present. This includes trash receptacles, seating areas, lighting, landscaping, and

drinking fountains. Public restrooms were found to be absent. Bicycle parking spaces

and drinking fountains were present but not found throughout the mall. Nine statues

and memorials, five water features, one ground mosaic, one museum exhibit, two clocks, and background music are present.

77

Figure 4.2.6. (A) Clock water feature and a lighting amenity south of city hall. (B) Main Street Pedestrian Mall trash receptacle. (C) Second type of lighting amenity. (D) A second type of trash receptacle that includes recycling. (E) Bench amenity. (F) Patio Seating. (G) Water amenity and landscaping. Source: Fernando Herrera

78 Community Events

In terms of social events, the Main Street Pedestrian Mall hosts various community activities. The Annual Festival of Lights is Riverside’s largest festival, and one of the nation’s largest light displays (The Mission Inn Hotel & Spa, 2017). The festival draws more than 250,000 visitors from all over the world (The Mission Inn Hotel & Spa,

2017). From late November to early January, the pedestrian mall is transformed into a winter wonderland Figure 4.2.7.A. The pedestrian mall is utilized for food booths, light displays, concert stages, and festival rides. The event serves to establish community identity. The pedestrian mall can also be utilized as a gathering space for political change. A demonstration march was observed when data was collected for the land uses of the pedestrian mall as shown in Figure 4.2.7.B. Similar marches have occurred in the past; one such example was Occupy Riverside, which occurred in 2011 (Robinson,

2011).

Smaller and more frequent events include a weekly farmers market situated on the northern end of the mall as shown in, Figure 4.2.7.C. This temporarily expands the space to six blocks as the closure of a street extends the mall towards the convention center. Farmer’s markets serve to promote healthy lifestyles among residents and provide alternative sources of food directly from farmers. The Riverside Art walk held on the first Thursday of the month also utilizes the space. Several museums and galleries that line the pedestrian mall partake in the event. The Riverside Art Walk serves to create community identity and a space for personal expression, Figure 4.2.7.D.

79

Figure 4.2.7. (A) Mission Inn Festival of Lights. (B) Demonstrators protest along the pedestrian mall. (C) The farmer’s market located north of the Main Street Pedestrian Mall. (D) The Riverside Arts Walk as seen from The Life Arts Center. Source: Fernando Herrera Pedestrian Counts

A total of five pedestrian counts were conducted in the Main Street Pedestrian

Mall. Two of these counts were utilized for the refinement of the counting method. The

Riverside Pedestrian Mall was the second most frequented space and the most utilized space for groups. The results of the pedestrian counts are summarized in Table 4.2.1.

80 Table 4.2.1

Main Street Pedestrian Mall, Pedestrian Counts Summary

81 The first pedestrian count occurred on Sunday March 19, 2017 at 10:26 A.M. and had a total of 61 crossings by 60 individuals. During this pedestrian count, a large crowd of people dispersed through downtown from the north. Many of these pedestrians, utilized the northern section of the mall adjacent to the Mission Inn, but only a few reached where the count was being conducted. A total of fourteen individuals from this event contributed to the pedestrian count representing 25% of total traffic for the timeframe. During this count, four homeless were observed were sitting or laying down in crevasses or benches throughout the pedestrian mall. During this time the only activity that occurred was to traverse the space. There was one exception, a mobility impaired individual sat underneath the shade of a tree to observe the space and relax. It was also observed that a father and a son utilized the space for recreation by riding their bicycles around.

The next pedestrian count was on Wednesday March 22, 2017 at 12:44pm. A total of 287 crossings by 269 individual users where recorded. A field trip to the Mission

Inn Museum by a class of twelve children and two adults occurred during this time. This demonstrates how land use variety can impact a space. There were other children believed to be part of the Encore High School for the Arts. The school has various buildings located throughout Downtown Riverside. The Main Street Pedestrian Mall acts as an ideal setting for the school for the children to eat and recreate as it is sheltered from automobiles.

Many individuals were dressed in business and casual business attire and were walking in groups. People who walked in groups compromised a total of 61% of

82 individuals who utilized the space. This demonstrates the importance of civic and office uses to the pedestrian mall. Many individuals formed groups for lunch demonstrating that the space serves as a bonding space. Many people (approximately 20-30) were

observed eating in a patio area at the center of the mall; however, these individuals

were not counted. There were also several couples utilizing the space. These ranged

from pairs of friends to family members. Some tourists were observed coming out of the

Mission Inn Hotel and Spa and were walking around the pedestrian mall. A total of ten

individuals were cycling through the pedestrian mall. Two of these men were observed

to be collecting cans from trash receptacles.

The third pedestrian count occurred on Wednesday April 12th at 2:35pm. There

was a total of 176 crossings by 163 individuals. It was important to observe the distinguishable difference between the middle and tail end of the lunch rush. What I found was that although there were still several users, the difference between the lunch time peak hour and the tail end of lunchtime rush hour was significant. Cyclists were observed on the street but not directly on the mall. Men compromised 45% of users; women compromised 42% of users, and children compromised 13% of users. This was in contrast to the previous lunchtime count which showed that women accounted for 50% of users, men accounted for 40% of users, and children accounted for 10% of users.

In terms of social usage there was an increase in the proportion of individuals who were in groups, 68% compared to 61%. This can be a result of the decrease in office workers who utilize the space for lunch and errands. The high proportion of groups in both counts, but more so in the second count, demonstrates that individuals elect to

83 use the space rather use it as an obligation. During this count the patio area at the center of the mall was also full of people talking and eating, but they were not counted.

A lot of people using the space traversed the space and some patronized the businesses along the mall. A total of eight individuals were sitting in the counting area. One group was a family of three, who sat beside a water feature and were talking. Another group notable group was a family who was observed recreating in downtown looking at the buildings and businesses.

Census Data

Information was obtained from American Fact Finder for the census tracts

surrounding the Main Street Pedestrian Mall. As one left the central core of the city

median household income increased. For Riverside, this translated into a $13,000

increase. This difference demonstrates that there is room to improve the downtown in

terms of economic development. The total population immediately surrounding the

pedestrian mall was 20,269. In a two-mile radius, there were 144,370 individuals. These

results were typical of the other two pedestrian malls.

Table 4.2.2

Main Street Pedestrian Mall, 2015 ACS Data

Source: United States Census Bureau, retrieved from American Fact Finder

84

Main Street Pedestrian Mall median household income by census tract map. Source: Base Map, Google Maps Maps Google Map, Base Source: map. tract census by income household median Mall Pedestrian Street Main . ted States Census Bureau; Data, United States Census Bureau; Edits Fernando Herrera Fernando Edits Bureau; Census States United Data, Bureau; Census States ted 4.2.8

Figure Uni the and

85

eau; Edits Fernando Herrera Fernando Edits eau; Main Street Pedestrian Mall population by census tract map. Source: Base Map, Google Maps and the United United the and Maps Google Map, Base Source: map. tract census by population Mall Pedestrian Street Main . 4.2.9

Figure Bur Census States United Data, Bureau; Census States

86 Accessibility

Located approximately 1,400 feet (about a quarter of a mile) from Highway 91, the Main Street Pedestrian Mall is the closet pedestrian mall to freeway access. Signage is provided for parking and the Main Street Pedestrian Mall throughout downtown. Free parking is available in four public parking structures throughout downtown for the first

90 minutes. After that, a fee of $1.00 for every thirty minutes applied with a maximum daily charge of $8.00. Parking is also available in many streets and parking lots in downtown at variable rates ranging from .50 cents to $1.50 an hour (City of Riverside

Public Works Department, 2017). Parking is found within the five-minute time span allotted. Parking lots and parking garages are easily accessible from the pedestrian mall.

A total of twenty-two bus stops are found within a three block walk from the Main

Street Pedestrian Mall (Riverside Transportation Agency, 2017). The pedestrian mall is

ADA accessible as the curb cuts provided access for individuals to cross streets and the cross walks have sound. ADA parking is also provided in the parking lots adjacent to the the mall. Thus the Main Street Pedestrian Mall is found to be accessible.

87 The Paseo; Paseo Colorado – Pasadena, CA (2001)

Figure 4.3.1. The Paseo looking south towards Green Street. Source: Fernando Herrera

The Paseo is located approximately 2,700 feet, (a half a mile) south of interstate

210. The main pedestrian walkway spans approximately 420 feet from north to south and contains approximately 1,300 feet of walking frontage in length. Fourteen identified

bus stops are in close proximity to the development. The pedestrian mall is located

2,400 feet from the Del Mar Train Station. Land uses along the pedestrian mall primarily

consist of retail and restaurant uses. There are a total of seven vacant commercial

spaces along the pedestrian portion of the mall. There are also more vacant spaces

along Colorado Boulevard but they are not counted because they did not line the pedestrian mall.

88

Figure 4.3.2. The Paseo Land Uses Map. Source: Base Map, Google Maps; Edits, Fernando Herrera

89

Figure 4.3.3. Downtown Pasadena. Source: Fernando Herrera

Historical Background

The City of Pasadena was incorporated in 1886 (City of Pasadena, 2016).

Beginning in the early twentieth century until the Great Depression, Pasadena was known as a center of tourism in the region (City of Pasadena, 2016). In the 1920s, the city of Pasadena hired consultants to develop a plan that would provide the framework for future development. Known as the Bennett Plan, this document held the civic center as the center piece of the city. An axis would connect downtown civic uses and improve circulation (Architectural Resources Group, 2014). During the mid-twentieth century the business district moved east of the urban core and the historic downtown began to decline (City of Pasadena, 2016). In the late 1970s, three blocks bound by Colorado

Boulevard to the north, Green Street to the south, Marengo Avenue to the west, and

90 Los Robles Avenue to the east were consolidated to form what would become Plaza

Pasadena (Architectural Resource Group, 2014).

Paseo Colorado, originally called Plaza Pasadena, is now known as The Paseo.

Plaza Pasadena was created in 1980 by Charles S. Kober and Associates (Architectural

Resources Group, 2014). Plaza Pasadena, an enclosed mall, was established as a

redevelopment strategy to bring more life to downtown Pasadena (Urban Land

Institute, 2002). This was done under a public private partnership between City of

Pasadena, TrizecHahn Development Corporation, and Post Properties Inc. Pasadena

acquired 14.9 acres of land, demolished 35 structures, and sold $58 million in tax

increment bonds to assist the development (Urban Land Institute, 2002). The enclosed

mall opened in 1980. During this time, the historic downtown began to steadily recover

but Plaza Pasadena struggled. The enclosed mall disrupted the connectivity established by the axis between the Civic Center and the Pasadena Civic Auditorium. In 1997

Pasadena established the Civic Center Task Force with three goals in mind: to restore the city grid, reintroduce retail to Colorado Boulevard, and provide pedestrian and circulation spaces (Urban Land Institute, 2002).

In 1998 the planning for Paseo Colorado commenced. Construction of the project was completed in 2001 (Urban Land Institute, 2002). The new open-air shopping center reestablished the linkage between the Civic Center and the Pasadena Civic

Auditorium that was lost with Plaza Pasadena by creating the Garfield Promenade. The new development was created by demolishing everything on the site with the exception

91 of a Macy’s department store and the subterranean parking structure (Urban Land

Institute, 2002).

Initially, the tenants in the center exceeded expectations in sales. However, as time progressed, the major retailers of the center did not do so well. In 2014 plans were announced that a Hyatt Place hotel and a mixed-use condominium project would take the place (Architectural Resources Group, 2014). A ceremony was held in 2015 to begin the construction of a 179-room Hyatt Place hotel and a seven-story mixed use building.

An H&M store and new restaurants including Great Maple and Dos Coyotes Border Café are set to open (Lee, 2017).

Figure 4.3.4. Construction on the eastern portion of the site. Source: Fernando Herrera

92 Trade Area

The Paseo has the most commercial centers located in its 12-mile trade buffer.

There are some enclosed shopping malls in the trade area including The Americana at

Brand and the Burbank Town Center. However, there are relatively few shopping center areas. This could be a result of the predominantly urban fabric. As a result, most of the commercial competition for The Paseo results from downtowns that are similar in nature. This would mean that the establishment of a niche may be out of the question.

The competition for The Paseo, and Pasadena as whole, comes from many downtowns including Los Angeles’.

Figure 4.3.5. (A) Japanese Village Plaza in Little Tokyo is located within downtown Los Angeles. (B) Downtown Los Angeles. (C) The American at Brand in Glendale. (D) The Burbank Town Center in Burbank. Source: Fernando Herrera

93

Source: Base Map, Google Maps; Edits Fernando Herrera Herrera Fernando Edits Maps; Google Map, Base Source: mile trade area radius map. radius area trade mile - The Paseo, 12 The Paseo, 4.3.6.

Figure

94 Site Visits

A total of four site visits were conducted for El Paseo. The first site visit was conducted to obtain land use and ambiance data. The other three site visits were

conducted to obtain pedestrian counts.

Ambiance and Aesthetics

The Paseo in Pasadena can be described as energetic. The multi-story

development incorporates a mix of retail, restaurant, and residential uses. The Paseo

resembles a typical mall but it incorporates the character found in the pedestrian malls

of Santa Barbara such as Paseo Nuevo. The pedestrian mall is integrated into the urban

fabric of downtown Pasadena and maintains the connection between the Pasadena

Civic Center to the north and the Pasadena Civic Auditorium to the south. The

pedestrian mall is thus categorized as maintained.

Several amenities are present on site, including seating areas, trash receptacles,

lighting, and public restrooms. Sky bridges provide connectivity to surrounding parking

structures. Although the mall is predominantly paved, landscaping is still present in planters found throughout the pedestrian mall. Cultural amenities included a ground mosaic of roses and a water feature at the center crossroads, a colorful fountain, and a large clock on the side of a building. Unlike other pedestrian malls, no statues, or memorials were present. However, there was one art sculpture on the second level of the western side.

95

Figure 4.3.7. (A) The Paseo as seen from the second story on the easts (B) A directory in The Paseo. (C) A sky bridge provides connectivity from a parking lot to residential units. (D) Patio and art amenities. (E) The Paseo seating amenities. (F) A fountain in the center of a patio area. (G) Bicycle parking in El Paseo. Source: Fernando Herrera

96 Community Events

In terms of its social and community value, the space hosts various city events that appeal to all segments of the community. The Eventrockit Food Market occurs on selected Sundays and Saturdays (Paseo Colorado, 2017). The event attracts over 30 food vendors from the region including business from Los Angeles, Hollywood, and Pasadena.

A chalk festival is set to occur in June 2017 for Father’s Day weekend. Since 1993, this event has occurred and has been hosted in Paseo Colorado since 2004 (Cypress Equities,

2017). The event is expected to attract more than 600 artists and live music and entertainment will be provided (Cypress Equities, 2017). Lastly, dancing under the stars is an event that occurs on Fridays in July and August evenings. The event enhances the

recreational activities of the space, promotes healthy habits, and social interaction.

Figure 4.3.8. The Eventrockit Food Market. Source: Fernando Herrera

97 Pedestrian Counts

Three pedestrian counts were conducted in The Paseo summarized in Table

4.3.1. The pedestrian counts each were the highest of all the counts in their respective categories. The Paseo posed a unique challenge. Unlike the other pedestrian malls, The

Paseo is not linear in character. Rather, The Paseo is a series of walkways on two levels of development. The pedestrian space which is formerly occupied by Garfield Avenue became the obvious candidate to conduct the pedestrian analysis. The promenade is situated in the crossroads of the center. Since pedestrian usage could not be fully documented throughout the site, it must be noted that pedestrian activity could in fact be higher than what is presented here.

98 Table 4.3.1

The Paseo Pedestrian Count, Summary

99 A pedestrian count was conducted on Sunday April 23, 2017 at 10:30 A.M.

registering 181 crossings by 168 individuals. During this time, the Eventrockit Food

Market occurred possibly having an impact on pedestrian counts. Some pedestrians may have been deterred because of clutter or some people may have been curious. Luckily, the event had not yet commenced yet and many vendors were still setting up. In order to minimize disturbance to the pedestrian count, vendors were quickly identified and not counted. The space was shared equally by both men and women. Adults represented the largest segment of users at 61% followed by young adults at 22%. No homeless were identified and only one cyclist was present.

People were noted to be shopping and traversing the mall. Some individuals were walking in active wear. A total of seven people were found to be sitting in the space. One was waiting for an individual in the store and the other six were just sitting and observing. An elderly couple asked some of the vendors what event was going on in the space. A total of 56% of users walked in groups meaning that a good portion of individuals elected to come to the space to recreate.

A second pedestrian count was conducted on April 13, 2017 at 1:10pm. Several people were dressed in business attire. Various individuals were seen eating in the seating areas located at the center of the pedestrian mall. A total of 336 crossings by

320 individuals were recorded. Women and men both used the space in equally. The largest segment of users were adults who accounted for 51% followed by young adults who accounted for 29%. No homeless individuals were identified and only two individuals rode bicycles. Construction workers’ interaction with the space was

100 documented, as a mixed-use development and a hotel are currently under construction.

Construction workers contributed a total of seven crossings by five individuals.

A total of 48% of individuals utilized the space in groups. Most of these, 37, were in groups of two. Most users traversed the mall from various entrances and exits. A total of sixteen people were sitting in the counting space. Some individuals were eating and others were talking in the patio tables. A few individuals were also seated in the wooden chairs provided along the mall.

A third count occurred on Thursday May 25, 2017 at 12:46 P.M. A total of 405 crossings by 391 individuals occurred along the pedestrian mall. This was the highest registered pedestrian count for all of the sites. It must be noted that this was influenced by an aerospace exhibition that was occurring in the convention center immediately north of the site. Most of these individuals were easily identified because they possessed yellow lanyards around their necks. The space was utilized overwhelmingly by males, who accounted for 62% of all users.

During this time the lowest percentage of groups was registered for Pasadena accounting for only 35% of all users. Many individuals traversed the site and some were shopping and dinning. Many of the people who traversed the site came from the exposition and utilized the pedestrian mall to access the northern part of downtown.

This demonstrates that the space is utilized by pedestrians as an access point. One homeless individual was observed traversing the space with a cart of belongings. A total of eight individuals were observed to be sitting, all of whom were either eating or talking.

101 Census Data

The Paseo has the highest median household income of the areas analyzed, that in close proximity to the mall was $71,434. Median household income increased to

$78,189 for the 2-mile radius. Seven census tracts have a median household income greater than $100,000. In regard to population, Pasadena demonstrates similar characteristics to the other cities within the two-mile radius area. Pasadena had the lowest central population at 18,182 as well as the lowest 2-mile radius population at

135,909. However, it had the highest 1-mile population at 61,777.

Table 4.3.2

The Paseo, 2015 ACS Data

Source: United States Census Bureau, retrieved from American Fact Finder

102

The Paseo median household income by census tract map. Source: Base Map, Google Maps and the United United the and Maps Google Map, Base Source: map. tract census by income household median Paseo The . 4.3.9

Figure Herrera Fernando Edits Bureau; Census States United Data, Bureau; Census States

103

errera The Paseo population by census tract map. Source: Base Map, Google Maps and the United States Census Census States United the and Maps Google Map, Base Source: map. tract census by population Paseo The

4.3.10.

Figure H Fernando Edits Bureau; Census States United Data, Bureau;

104 Accessibility

The Paseo is located approximately 2,700 feet, (a half mile) from the Marengo

exit along Interstate 210. Signage is present for The Paseo and parking throughout

downtown. Parking is found immediately upon arrival, and is provided through parking structures under and adjacent to the development. Parking is free with a validation for up to ninety minutes. After that, charges of $1.50 per every thirty minutes would apply with a maximum daily charge of $6.00 with a validation and $9.00 without a validation.

Parking structures are easily accessible as one was located underneath the development and the adjacent structures were connected with sky bridges. A twenty-four bus stops are within three blocks of the pedestrian mall. Additionally, two train stations Del Mar and Memorial Park, provided regional access and were approximately a quarter of a mile away from the pedestrian mall. The site is determined to be ADA accessible as there are curb cuts, ramps, and elevators present throughout the site for accessibility.

Furthermore, underground parking provides access directly to the site.

Figure 3.4.11. A sky bridge that connects the western parking structure to The Paseo. Source: Fernando Herrera

105 CHAPTER 5 DISCUSSION AND CONCLUSION

Introduction

Each of the three pedestrian malls analyzed presents a unique set of lessons. The

following chapter is organized into four parts. First the pedestrian malls are contrasted against one another. This section includes: pedestrian count data, census data, a discussion on homelessness and millennials, a comparison of amenities present, a discussion on social capital, and accessibility comparisons. The second part of the chapter analyzes each pedestrian mall separately to derive lessons that can be obtained from the mall. Recommendations are also made for possible planning implementations

that could be applied to each pedestrian mall. The third part of the chapter discusses

the limitations of the study. Lastly, the fourth part of the chapter discusses possible

future research.

Census Data Characteristics – Median Household Income

In terms of economic data, Riverside and Pomona share similar characteristics.

Both cities’ median household incomes for the radius brackets are below the state median of $61,818. Only Pasadena has higher median household incomes than the state for the .5, 1, and 2 mile radii. However, when household income is analyzed for the 12- mile buffer trade radius there is an inverse relationship. Pomona has the highest income at $67,585 surpassing the state median $61,818, and Pasadena has the lowest median household income at $48,535, as shown on Table 5.1. What this data signifies is that

Pomona has the potential for further growth so long as it can attract the surrounding customer base. The absence of middle income and higher income individuals was

106 mentioned to be a detrimental factor for pedestrian malls. However, when we analyze

the Main Street Pedestrian Mall in Riverside, despite having a lower median household

income of $39,262, the pedestrian mall is still doing well. What this can possibly mean is

that so long as the services offered are within the grasp of the individuals who patronize

the space median household income will not play a detrimental role. Both Pomona and

Riverside should offer services that are accessible to lower income and middle class

families. Ensuring that the space remains economically successful ties to the quality of the amenities and buildings present. Successful privately owned spaces will have the means to continuously invest into their spaces and successful public spaces will continue to attract community support.

Table 5.1

Median Household Income Comparison, 2015 ACS Data

Source: United States Census Bureau

Census Data Characteristics - Population

Population was important to analyze because it allows us to see how many

people immediately surround the space. It was originally thought that pedestrian malls

that would had more pedestrian counts would have higher population densities

surrounding them. However, the results demonstrate that all of the pedestrian malls

107 share similar characteristics. For the .5-mile and 1-mile radius brackets, population

differences are no higher than 10,000 individuals as shown in Table 5.2. Even in the 2-

mile radius bracket, population differences were only approximately 25,000. However,

in the 12-mile radius bracket the Pasadena area at 2,748,435 is double that of Pomona’s

(1,474,304) and Riverside’s (1,463,895) populations. This gives Pasadena a distinct advantage over the two other malls because it has the potential for a larger customer base. Of course, this is not a determining factor. For example, both Pomona and

Riverside have similar characteristics for population; however, as demonstrated in Table

5.3 the pedestrian counts differed greatly in the usage of their pedestrian malls.

Table 5.2

Population Comparison, 2015 ACS Data

Source: United States Census Bureau

Pedestrian Counts

There are major differences in usage of the pedestrian space. The Paseo is the

most active pedestrian mall with counts of 168, 320, and 391 individual users. The least utilized space is the former Second Street Mall with counts of 38, 50, and 11 individual users in separate counts. The usage demonstrates an inverse relationship with population when compared at the .5, 1, and 2-mile radius brackets. When the 12-mile bracket is taken into consideration, this demonstrates a possible explanation as

108 Pasadena had almost doubled the amount of residents in this space. However, as

mentioned in the previous section, Pomona and Riverside, which had similar population characteristics, demonstrate differences in the usage of the pedestrian mall space. This would mean that population and pedestrian mall usage are more complex than anticipated. Table 5.4 shows the total for each of the pedestrian counts. In addition to basic counts, information is recorded on specific characteristics of users. This included age groups, homeless designations, and cyclists and how individuals utilized the space.

Table 5.3

Summary of Pedestrian Counts

Homelessness and Safety

During the literature review it was found that enclosed malls were favored over other types of shopping spaces because of the sense of security offered (Underhill,

2004). People are more likely to be active in places that are aesthetically pleasing and safe (Frumkin, 2004). Not only did most enclosed malls have security guards, but also ample lighting at night, and shelter from the elements (Underhill, 2004). Homeless people deter some shoppers because they feel uncomfortable. The Second Street Mall recorded no homeless individuals but also has the lowest recorded levels of pedestrian activity. In contrast, The Paseo had only one homeless individual but has the highest of

109 all pedestrian activity. With 13 homeless individuals composing of 2.6% of users,

Riverside has the largest amount of recorded homeless activity but it is average in terms of pedestrian activity. Homeless users tend to be adult and elderly males. It must be noted that The Paseo, the Main Street Pedestrian Mall, and the Western University

School of Medicine section of the Second Street Mall all have security guards present, which could make users feel more at ease.

Table 5.4

Total Recorded Homeless Population

However, homeless individuals are still seen in surrounding areas. Just because the pedestrian count did not register homeless individuals does not mean that they are not present. Data was obtained for the total homeless population in the cities where the pedestrian malls are located. Table 5.5 shows the amount of homeless individuals recorded by the County of Los Angeles, the County of Riverside, and the City of

Pasadena. Data was not available for Pomona for 2017 as that homeless count is set to occur in October 2017. This data was obtained to demonstrate the total homeless population in the surrounding areas.

110 Table 5.5

Homeless Counts by City 2015-2017

Source: Los Angeles Homeless Services Authority, County of Riverside Social Services, City of Pasadena

What the data demonstrates is that Riverside has the lowest amount of

homeless individuals and Pomona has the greatest amount for 2015 and 2016. This

shows that if homelessness is a concern then the presence of security guards can

minimize this. In addition to this, William Whyte mentioned that so long as a high amount of individuals are present homeless individuals do not seem to deter people.

This information demonstrates that despite the complaints of some, homeless individuals do not determine the success of a pedestrian space.

Cyclists

Cycling activity is important to analyze because it is a form of alternative transportation and recreation. Cycling also can be utilized as a bonding activity and is a healthy habit in contrast to automobiles. In all the spaces cyclist were observed. Table

5.6 demonstrates how cycling habits differ among the three pedestrian malls. The

Second Street Mall has the highest percentage of cyclists accounting for 13.1% of users.

Cycling in The Paseo only accounts for .6% of users. The Main Street Pedestrian Mall tied with the Second Street Mall for the most amount of cyclists but this number only represents 2.6% of users. What this data demonstrates is that cycling can definitely be

111 improved at the Main Street Pedestrian Mall and The Paseo. The Main Street Pedestrian

Mall noted an absence of bicycle parking along the pedestrian mall. There were two

bicycle racks present along the four-block stretch, in contrast to Pasadena and Pomona which had several parking bicycle racks dispersed through the mall. Cycling can be promoted in many more ways, including the establishment of a bike station as was found in a visit to the Long Beach Promenade, a recently developed pedestrian mall, and the implementation of shared bicycle stations. Cycling not only promotes healthy habits but also convenience and accessibility for nearby residents.

Table 5.6

Summary of Cyclists

Accessibility

Accessibility was measured using six criteria. The first, was the distance from the

freeway to the pedestrian mall. The Main Street Pedestrian Mall is the closest at only

1,700 feet (.25 mile) followed by The Paseo at 2,700 feet (.5 mile). Only the Second

Street Mall is located a significant distance way from a freeway exit at 1.1 miles away.

Signage, the second criterion, is met by the Main Street Pedestrian Mall and El Paseo. In

both instances signs are located throughout downtown guiding visitors and residents to the malls. Parking is found under five minutes for all three pedestrian malls. Free parking is available in Pomona for two hours along the mall in in surrounding streets. In

112 Riverside parking is free for the first ninety minutes in select parking garages. El Paseo

provided up to ninety minutes of free parking with a validation. All parking spaces are

easily accessible from the pedestrian mall. In Pomona parking is present along the mall

and in adjacent streets. Small paseos and plazas connecting parking lots to the

pedestrian mall. Riverside has several parking structures long the same blocks as the

pedestrian mall and in adjacent blocks. The Paseo provides underground parking on site and adjacent parking structures are connected with sky bridges. In all instances accessibility is not a problem. Lastly, all pedestrian malls are found to have access to transportation systems. This included bus stations for all of the pedestrian malls. A rail

station was present within a quarter of a mile for Pomona and Pasadena. The Main

Street Pedestrian Mall also had rail access but the station is located almost three

quarters of a mile away.

Land Uses

Land uses were analyzed to see if there is any relationship to pedestrian use and vibrancy. All of the pedestrian malls analyzed are moving towards a mix of uses and functions that will be vital for their future success (Gibbs, 2012). A mix of land uses creates the possibility of more pedestrian activity. Several studies have been conducted on this including studies in Seattle from 1989 to 1994 and San Francisco in 1990

(Frumkin, 2004). The data demonstrates that the Second Street Mall offers the greatest variety of land uses, as shown on Table 5.7. However, only two uses form the bulk of the

Second Street Mall, education and commercial uses. Furthermore, commercial uses present do not vary much as most are related to antique sales and the arts. The Paseo

113 on the other hand had the least amount of variety but the greatest amount of users,

possibly due to the retail blend that is present. The blend is a variety of chain

restaurants and retail stores in contrast to local stores in present in the Main Street

Pedestrian Mall and the Second Street Pedestrian Mall.

Table 5.7

Summary of Land Use Types Found

Millenials

Research shows millennials prefer vibrant cities over traditional suburban neighborhoods. According to a 2010 Brookings Institution survey, 77% of millennials

wanted to live in lively downtowns. A 2011 National Association of Realtors report

found that 62% of millennials desired downtowns and urban centers (Schwartz, 2015).

This is being accommodated in the newest open air and lifestyle centers (Gibbs, 2012).

114 Table 5.8 demonstrates that this is occurring in the downtowns of the selected pedestrian malls. All three areas had higher percentages of 25 to 34 year olds in comparison to the state and national averages. Pasadena, the largest and most urbanized downtown of the three areas had the highest percentage of individuals who were between 25 to 34 years old. The urban centers of Riverside and Pomona are smaller but could parallel the statistics found in Pasadena with an influx of new residential development in a few years.

Table 5.8

Comparison of the Percentage of 25 to 34 Year olds per Radius Bracket, 2015 ACSE

Source: United States Census Bureau

Social Capital

All of the pedestrian malls are areas for social interaction because of several events hosted at each pedestrian mall and because they provide a space for human

scale interaction and contact at a human pace. The benefits derived from social interaction are incalculable. Social events create community identity and spirit, “Life between buildings compromises the entire spectrum of activities, which combine to make communal space in cities and residential areas” (Gehl, 2011).

115 Through public art festivals, these spaces provide a canvas for cultural

expression and recognition. Furthermore, through the establishment of cultural

resources, as in the case of the Main Street Pedestrian Mall, social events can be utilized

for educational purposes. Festivals can generate a significant amount of pedestrian activity. For the Mission Inn Festival of Lights located in part on the Main Street

Pedestrian mall is visited by more than 250,000 individuals every year (The Mission Inn

Hotel & Spa, 2017). All of the pedestrian malls can benefit from the presence of more community events along the mall.

In terms of social interaction during site visits and pedestrian counts all of the pedestrian malls demonstrate some level of activity. Table 5.9 summarizes the amount of individuals who utilized the space in a group. The Main Street Pedestrian Mall and

The Paseo demonstrated group usage higher than the average high usage (45%) that

William H. Whyte found in his study. The Second Street mall was close with 43% of individuals utilizing the space in groups. The vast majority of the ground were found to be composed of couples. Larger groups, those with 4 individuals or more were also less frequent than smaller groups. Several groups were observed to be composed on individuals in business clothing demonstrating that these individuals may be utilizing the spaces to go to lunch and walk together to bond. If people that work nearby elect to walk in a space even if it is traversing it, this tells us quite a lot. First, the individuals find it worthwhile to walk rather than to drive; next there are restaurants, parks, or other destinations close at hand that these individuals might be walking towards; third the individuals are willing to spend time to socialize with one another in this space.

116 Table 5.9

Group Usage in the Pedestrian Malls

The seating behavior of individuals was also observed. It must be stated that the

number of individuals sitting in these spaces is actually much higher, but due to

limitations of observation only individuals who traversed the counting area were noted.

Patio areas were utilized in all of the malls, ranging from one table in use to almost at capacity. In The Main Street Pedestrian Mall many sitting areas were almost full with individuals. The Paso also had individuals across the mall in patio areas; however, they

were not as full as Riverside’s. The Second Street Mall had the least amount of

individuals sitting in patio areas with only a few individuals present.

Within the counting area there were some individuals who sat. The Main Street

Pedestrian Mall had the lowest percentage of individuals at 3% and the Second Street

Mall had the highest portion with 6% of users sitting in the counting areas. Individuals

117 who sat in these areas mainly sat in benches as the counting areas, with the exception of The Paseo, did not include any patio areas. Most individuals who were sitting were families or people in groups. Of the seventeen individuals recorded sitting down in the

Main Street Pedestrian Mall, eight were homeless. This demonstrates that homeless individuals have determined these spaces to be safe enough to rest for a while as well.

Most of these people were observed to be relaxing or taking a break from walking. In The Paseo most people were either eating or talking. One business couple was even discussing the Main Street Pedestrian Mall in The Paseo! With such a low percentage of users sitting the large amount of sitting space available in the Main Street

Pedestrian Mall may seem underutilized, but I must stress that again these numbers do not reflect all users who were sitting in the space.

One observation that I noted that made such a large amount of sitting space useful was during a protest, in which thousands of individuals flooded the mall. Many of these individuals, mostly families with children, were able to fully enjoy the space due to the presence of sitting amenities. In Pomona it was noted that there was a group of young individuals who drove in and brought their lunches to eat in Thomas Plaza. These individuals were not dressed in business attire but rather in regular clothing.

What this data also shows is as Gehl would put it, the potential of people meeting one another. Social interaction is a necessity as a species, pedestrian malls provide that. Since pedestrian malls slow the pace of city life they provide a stage for individuals to interact with one another that they otherwise would not. In my visits I was greeted four times by strangers who partook in conversation for a brief moment of

118 time, twice in Pomona and twice in Riverside. I find that this would otherwise be difficult

to accomplish in the empty boulevards that compromise our newest cities. Eventually

these interactions have the potential to become so much more. They can blossom into

friendships, business partnerships, inventions, and even families. Think about it,

everyone’s parents had to meet somewhere, pedestrian resources provide an excellent

setting to meet other people.

Table 5.10

The Number of individuals sitting in the Pedestrian Count Area

Aesthetics and Amenities

The aesthetics of pedestrian malls was divided into two categories: maintained

and not maintained. The Main Street Pedestrian Mall and The Paseo were found to be

“maintained”. The Second Street Mall was divided into two sections. The eastern

section, the Western University of Health Sciences was found to be “maintained”.

However, the western portion of the mall, west of Gibbs, was found to be “not

maintained”. This was because of the state of the buildings along the mall which in

some cases demonstrated deteriorating conditions. Furthermore, there were three vacant lots along the pedestrian mall, and paving along the road was inconsistent in

patterns creating a patchwork of textures.

119 Amenities provided in the three malls included: seating, lighting, landscaping, bicycle parking, trash receptacles, cultural amenities, and patio areas. Drinking fountains were present in The Paseo and the Main Street Pedestrian Mall. Public restrooms were only present in The Paseo. Amenities provided are important to analyze because they may show us if there are deficiencies in basic necessities such as sitting areas and lighting. In terms of amenities the only possible recommendation would be to perhaps incorporate a children’s playground. This could create a space for families to recreate and to build social relationships with fellow community members. Pedestrian malls and pedestrian amenities that had playgrounds present include the Long Beach Promenade in Long Beach, El Monte Mall, and Dos Lagos.

Table 5.11

Amenities Provided by Each Pedestrian Mall

120 Cultural amenities were counted to take into consideration the variety each space provided. This is because cultural amenities are few in number but vast in variety.

Cultural amenities are more quantifiable than amenities such as landscaping, lighting, and seating. Cultural amenities are also a form of expression and should not be compared directly, but only by amount. Pomona had a total of twenty-nine cultural amenities. This is compromised of: eight statues and memorials, six art pieces, five water features, three murals, three archways, two painted boxes, one ground mosaic, and one small stage. In the Main Street Pedestrian Mall there is a total of twenty cultural amenities. This is compromised of nine statues and memorials, five water features, two clocks, one ground mosaic, one museum exhibit, and the presence of music. The Paseo had a total of four cultural amenities two water features, one clock, and one ground mosaic. In all of these spaces cultural amenities were found to reflect local history, which can serve not only to express culture and identity, but also to educate residents and visitors about the community.

121 Table 5.12

Cultural Amenities by Pedestrian Mall

“Comparison” and “Success”

Although the Second Street Mall and the Main Street Mall were developed in the

1960s, both have gone in different directions. Similar urban planning implementations may function differently in other environments. Pedestrian malls offer a wide set of

benefits. The “success” of pedestrian spaces should not only be correlated with

economic development. Tables 5.10 and 5.11 demonstrate that pedestrian malls can be

compared with different criteria to determine success. Success is therefore only relative,

as an alteration to these categories can produce different results.

122 Table 5.13

Possible Comparison of Qualitative Features

Table 5.14

Possible Comparison of Quantitative Features

123 Second Street Mall: Lessons and Recommendations

The Second Street Mall was the first traditional pedestrian mall implemented in

Southern California. Currently, the pedestrian mall serves three primary functions. It is the location of the Western University of Health Sciences, Pomona Antiques Row, and the Pomona Arts Colony. If one traverses Mission Boulevard, one of downtown

Pomona’s main arterials, it is not until Garey Street that pedestrians and drivers are invited to explore north of Mission Boulevard. Only from Main Street to Locust Avenue is the Second Street Mall truly integrated into the fabric of downtown. When seen from an aerial view, it becomes evident that the space is not integrated to its full extent. The mall is surrounded by vacant lots and parking lots. This means that there is room for development. There is a lot of room for growth. In addition to the surrounding parking lots and vacant lots, many of the buildings along the Second Street Mall are one and two stories.

Pomona’s Second Street Mall will benefit by creating more connectivity to the surrounding downtown. It was observed that downtown Pomona was the furthest removed from freeway access out of all of the pedestrian malls. The lack of convenience may have played a role in its decline and its struggle to attract new development.

Currently, gaps exist between the mall and the rest of Second Street to the west.

Parking lots occupy entire city blocks and isolate the mall in the north and south, effectively destroying the pedestrian realm. Additionally, the railroad tracks to the north of the mall serve as a psychological barrier. This impedes accessibility from the transit

124 center to the pedestrian mall. Currently, riders must utilize a pedestrian bridge to reach

the transit center.

Recent interest in investment in downtown Pomona has indicated that it is

becoming a desirable place to live. This includes the potential development of Maya

Cinemas proposed in 2017 between Park Avenue and Main Street (Rodriguez, 2017).

This development would connect the Second Street Mall to commercial developments west of the mall. Furthermore, a transit oriented development was constructed north of downtown along Gray Avenue called the Monterey Station Apartments (Rodriguez,

2014). If historical preservation is a concern, lessons can be obtained from Riverside, as the city worked in conjunction with developers to create Imperial Hardware Lofts. The project preserved the existing facade of the building in order to maintain historical integrity.

Figure 5.1. An abandoned building on the northwest corner of Main and Second. Source: Fernando Herrera

125

Figure 5.2. The Pomona Station’s pedestrian bridge. Source: Fernando Herrera

It is quite possible that residents may enjoy the downtown as is. In this instance it is important that the City of Pomona understand that it would serve a niche, and that its downtown does not have to be active twenty-four seven. Pomona must analyze its current niches and strive to maximize them. One potential niche is cultural resources.

There are many galleries, performance venues, and art development programs in downtown. Antique retail is another niche downtown Pomona serves. Pomona features many buildings that are unique to the Inland Empire.

126

Figure 5.3. Gallery at the Pomona Artwalk. Source: Fernando Herrera

These niches were determined by site visits to other downtowns and shopping centers. Downtowns which were visited include Claremont, La Verne, San Dimas,

Upland, Ontario, Chino, and Chino Hills. La Verne, San Dimas, and Upland have all have a small downtown. Downtowns such as these would not conflict with Pomona as they serve different niches. Chino Hills has a small urban core which features high end shops and local government services. This mix of services would also not conflict with what

Pomona has to offer. In terms of retail development, Pomona faces its greatest competition from downtown Claremont and enclosed malls such as Montclair Plaza, The

Puente Hills Mall, Plaza West Covina, Victoria Gardens, and Ontario Mills. It must be taken into consideration that as retail begins to decline, Pomona can utilize this to its advantage. Second Street can transform itself into an entertainment destination as these can not be digitized. By creating an entertainment district before others are developed, this would give Pomona a distinct advantage and a greater sense of security.

127 In terms of social capital there were several events that occurred within the

space. However, data collected during the pedestrian counts indicated that it had the

lowest proportion of individuals who traversed or recreated the space in groups. This

means that there is still room to be conducted to create the mall into an elect

destination. Pomona had the highest proportion of individuals who sat in the counting

areas at 6%. However, this number can always be improved. At the moment seating

amenities are not needed as they are present thorough the mall, what is needed is social and commercial activities to lure individuals to utilize the space.

128 Main Street Pedestrian Mall: Lessons and Recommendations

As previously discussed, the Main Street Pedestrian Mall is in the process of

expanding south by one more block. This will be accomplished by transforming an

adjacent space situated between two buildings west of Main Street into a food plaza.

Numerous eating establishments will be created from recycled shipping containers

(Robinson, 2017). Continued investment into the area surrounding the pedestrian mall

is a testament to its social and economic success.

Although the two-mile radius around the Riverside Pedestrian Mall did not

demonstrate a significant difference when compared to The Paseo and the Second

Street Mall, there are other potential factors. To begin, the population of Riverside

County increased from 306,191 in 1960 to 2,298,032 in 2015 (Unites States Census,

2017). Many cities formed during this time such as Eastvale, Jurupa Valley, Menifee, and

Moreno Valley; however, were suburban or rural in nature. Downtown Riverside provides the only truly vibrant urban environment in the Inland Empire. Other city centers such as Redlands, Upland, and Ontario provide a vibrant environment but emulate a small town more than an urban core. Lastly, the only other true urban center of the Inland Empire, San Bernardino, serves a downtown that has primarily civic and office uses.

The creation of residential uses along the pedestrian mall is already being implemented. One such development, Imperial Hardware Lofts, will create a mixed-use development that will provide an additional 91 residential units (Robinson, 2017). There

129 are also many other residential projects currently under construction or in the planning process in close proximity (Robinson, 2017).

The Riverside pedestrian mall was found to be lacking in cycling amenities. A transit intervention which can be applied to the Main Street Pedestrian Mall would come from The Promenade in Long Beach. The Long Beach Promenade features many cycling amenities such as parking spaces, bicycle stations, and bike share stations. The implementation of shared bicycle stations along the mall may encourage individuals to bike to and from the pedestrian mall.

Figure 5.4. A shared bicycle station in the Long Beach Promenade. Source: Fernando Herrera

In terms of furthering social capital, the Main Street Pedestrian Mall can implement more social activities that revolve around community bonding and education. One event that can be implemented from Pasadena would be the dancing under the stars’. Historical tours conducted by the city and or museums or temporary art installations can also be more frequently implemented to establish community

130 identity. One event, Movies on Main conducted with the Riverside Downtown

Partnership and the City’s Parks and Recreation Department is an excellent event that

provides community bonding (Downtown Riverside, 2017) Presently, at 60% of users the

mall had the highest percentage of individuals who traversed and recreated in the space

in groups. This means that the space is successful and is elected to be visited among its

visitors for social interaction and conversation.

The main lesson derived from the Main Street Pedestrian Mall would be that

with proper design interventions and reinvestment a pedestrian mall can serve to create

a dynamic space. Cities that have already implemented a pedestrian mall should not

give up immediately. Rather they should analyze how the space can be reinvented and understand that the pedestrian mall functions as a reflection of the greater downtown.

Furthermore, development can enhance existing historical and educational resources. In

the case of Pomona, if potential future development were to arise, the Main Street

Pedestrian Mall could serve as an example in how to incorporate historical resources.

131 The Paseo: Lessons and Recommendations

The Paseo was found to be the most dynamic of the pedestrian spaces analyzed

in terms of pedestrian counts. The Paseo has incorporated a greater diversification of

land uses as mentioned on page 86. The development will thus shift from a mix once

predominantly composed of commercial uses towards more residential uses.

Commercial uses are predominantly restaurants along the main paseo and retail uses

along the east-west paseo. The Paseo took into consideration the surrounding

development when the center was redesigned in 2001 as Paseo Colorado. The presence of many entrances along Colorado Boulevard and Green Street facilitate pedestrian access. Also, convenient parking facilitates are clearly defined though signage.

The Paseo utilizes its space to host events such as the chalk festivals and food festivals. This is an excellent space to accomplish this because The Paseo serves as a plaza, a function served nowhere else in downtown Pasadena. The space is the only urban plaza of significant size, thus increasing its social and community value. Other urban plazas exist in the downtown but are broken down by landscaping features. The space can capitalize on the space by encouraging more community events that establish the space such as art festivals, movie screenings, and temporary design interventions. El

Paseo serves as a lesson that pedestrian malls do not necessarily have to be established though cities in public rights of way. Pedestrian malls can come in the form of shopping centers and privately owned developments. Pedestrian malls and are increasingly becoming more diverse as pedestrian malls and amenities are being incorporated into more plans and developments.

132 Limitations

One limitation that arose was the absence of interviews, which, would have helped to understand the reasoning of the implementation of the pedestrian malls.

However, since two of the pedestrian malls were implemented in the 1960s the individuals who worked on the projects would undoubtedly no longer work at city hall.

This was easily substituted with agenda meeting minutes, city council reports, and technical reports located for the time period. Interviews could have also allowed the researcher to gain further understanding of what motivated individuals to shop and the pedestrian malls analyzed. The absence of questioners was in part substituted with previous research conducted on pedestrian malls and shopping habits. There were several books analyzed during the literature review that demonstrated studies conducted on consumers and elaborated on the trends of the market place.

Furthermore, incorporating questionnaires to the study would add another dimension of data were many are already present.

Another limitation arose during pedestrian counts. In a perfect world, the researcher would be omnipresent and analyze the three pedestrian spaces concurrently.

However, since this is not possible, time spans had to be established to determine when pedestrian counts could occur. Business hours were analyzed and it was determined

Tuesday through Thursday were the least variable days of the week and thus, offered a potential time for an analysis. The second time, Sunday morning, was to be representative of the least busy time for the pedestrian malls. Furthermore, the counting method is subjective in terms of collecting data for age groups.

133 In terms of social interaction among users’ limitations were present because I

was not able to count and observe people at the same time. Pedestrian counts took

precedence over social observation in places such as The Paseo and the Main Street

Pedestrian Mall where in some instances there were so many individuals traversing the

space it was barely possible to keep up noting them. Furthermore, the number of

individuals sitting was representative of those within the counting areas and not

throughout the mall. In retrospect an additional site visit should have been conducted

to better understand social interaction within the space. Numbers can only indicate so

much, this could also be complemented with surveys to understand why people

selected the pedestrian malls over other spaces.

A physical limitation to the study was time and weather. During the course of the

research unfavorable weather conditions for eight weeks limited pedestrian mall counts

to a brief window of analysis. This resulted in only a few pedestrian counts.

Furthermore, to obtain results that are not impacted by weather one must either analyze the pedestrian malls in optimal conditions, such as this study, or analyze the pedestrian malls equally in all weather conditions. Since this study was conducted during optimal weather conditions this limits the prime study frame to spring and fall.

In regard to data a limitation arose from the homeless population counts. Data

from a similar source was not available as each jurisdiction conducted their own

homeless counts. Thus data from three sources, Los Angeles County, Riverside County,

and the City of Pasadena was utilized. Similarly, data regarding social events differed as

multiple sources and downtown associates had different information available.

134 Lastly, although the researcher would have liked to have obtained

measurements for all of the structures around the pedestrian mall to determine the

ratio of uses. However, it would have been too time consuming to obtain the square

footage of every single structure. Thus, a simple land use analysis based on tenant spaces and lots would have to suffice.

135 Future Research

Although I have only analyzed three pedestrian malls, these spaces continue to

transform. A plethora of questions has arisen from my research. One such research

question comes from the City of Los Angeles (City of Los Angeles, 2016). The City of Los

Angeles has begun to transform alleys throughout the city into pedestrian malls. One

such pedestrian mall, Santee Alley, might have the potential to rival the economic and social robustness of the Santa Monica Promenade, (based on personal observation).

Other research that could be addressed would be an analysis of suburban pedestrian malls in regional shopping centers in contrast to urban shopping centers. Furthermore, many pedestrian malls, such as the Figueroa Street Mall, in Ventura which were not studied in any of the literature review need to be analyzed more deeply. Lastly, the organic pedestrian malls such as those in Chinatown and Placita Olvera need to be contrasted further to see what lessons these spaces can offer modern day shopping centers.

136 Final Remarks

Lessons can be learned from many urban implementations. It is important to analyze these interventions in a cross section along with other commercial developments instead of isolated specimens. Spaces which differ from one another provide the greatest potential for developing new ideas for development. When I began to research pedestrian malls I only sought to understand the economic context of the space but quickly realized that these spaces have value in their uniqueness and social capacities. That is why it was important to analyze these spaces in a more holistic sense of success.

To understand pedestrian malls in a greater context allows for planners, architects, and business to devise new and innovative solutions. All of the pedestrian malls which have been analyzed will never stop transforming. Urban spaces and cities are in constant motion and continuously seek to redevelop themselves. What we, as planners, can do is create the tools for developers to achieve spaces which have the capacity to become fluid and transform.

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