The Brief

This story first appeared on The LA Local.

On a recent weekday afternoon, cars were already parked bumper to bumper along the residential streets near Pico Boulevard. On Pico Boulevard itself, parking spots were filling up as drivers hurtled down the busy corridor. 

The corridor is lined with small businesses, from neighborhood markets and nail salons to repair shops, sign makers and restaurants. 

Business owners say they recognize Pico Boulevard has a speeding problem and can be dangerous for pedestrians.

The Los Angeles Department of Transportation wants to make the corridor safer for pedestrians, bicyclists and drivers. But that will come at the expense of 228 parking spots, which are already hard to come by in the neighborhood.

LADOT will overhaul 3.5 miles of Pico Boulevard between Crenshaw Boulevard and Figueroa Street to reduce speeding and unsafe turns and lane changes. The agency said the project is intended to improve safety by adding a center turn lane for left turns and emergency vehicles, protected bike lanes and new TOUCAN traffic signals at Manhattan Place and New Hampshire Avenue. LADOT will also repair sidewalks and curb ramps.

To make room, the city will remove parking on the north side of the street and reduce travel lanes from two to one in each direction. Construction is set to begin by the end of the year. 

An artist’s rendering of protected bicycle lanes on Pico Boulevard and Manhattan Place.

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Courtesy LADOT

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City officials say the changes are needed after years of serious crashes. Between 2014 and 2023, 75 crashes on this stretch of Pico resulted in severe injury or death. Nearly three-quarters involved people walking or riding bicycles, and all 11 people killed were pedestrians, according to LADOT.  

Jose Gonzalez, owner of Jagarhaus, a gallery and event space that has been in the neighborhood for six years, supports most of the city’s proposed improvements. But removing a full side of curb parking from a narrow commercial street does not make sense to him.

“I think it’s essential to have bike transportation,” Gonzalez said. “But I don’t think it goes over the priority of the small business community.”

“We’re killing the Main Street,” he said about the impact on the small business community. “We’re benefiting the big guys that have the parking lots and all the infrastructure.”

Gonzalez said he learned about the plan in May from another business owner, despite owning two properties on Pico and living nearby.

He is not the only business owner raising concerns.

Outreach on Pico Boulevard

Joey Bang, who has run Sign Art on Pico for two decades, said parking is already difficult for both businesses and residents nearby. 

“There already isn’t enough parking,” Bang said. “Even residents of this neighborhood park here in front because there isn’t enough parking. If they get rid of the parking out front, business will go down so much.”

Bang said he had not received any communication from LADOT before a visit last month from LADOT representatives who told him about the project. 

Bang said he’d be on board if Pico were a wider street. He’s also concerned about how construction will affect his business.

“Small businesses are already struggling,” he said. “If this goes through, Pico as we know it will come to an end.”

Vehicles travel along Pico Boulevard between Crenshaw Boulevard and Figueroa Street, where Los Angeles plans to add protected bike lanes and other safety improvements while removing parking from the north side of the corridor.

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Hanna Kang

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The LA Local

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LADOT began outreach in May 2025 and spent about a year gathering feedback from businesses and residents, according to spokesperson Colin Sweeney. The agency said it went door to door, mailed notices to 1,842 nearby addresses, distributed door hangers, met with the Byzantine Latino Quarter Business Improvement District, emailed stakeholders, conducted surveys and shared information online. Outreach materials were available in English, Spanish, Korean and K’iche.

LADOT said it reached more than 2,500 people, with 75% of survey respondents favoring a design that includes protected bike lanes.

Construction will be completed in phases over about a year. Sweeney said the city will notify residents and businesses before work begins, and LADOT will provide traffic control and detour assistance during construction.

The project is one of the major street redesigns moving forward as L.A. implements Measure HLA. 

Lorenzo Martinez, owner of Olympic Tools, learned about the project in June when someone brought him a flyer. Martinez has a few parking spaces behind his business, but said trucks still need to stop in front for deliveries.

“If trucks cannot park in the front, that will affect me,” Martinez said. “I like how it is now. I don’t really see a lot of bikes out here. I want it to stay as it is.”

Sweeney said LADOT is still making adjustments to the project, including adding loading zones, creating more parking on the south side of Pico and nearby streets, relocating some bus stops and identifying additional ADA-accessible parking. Peak-hour parking restrictions will also be removed.

How businesses interact with the neighborhood

Fashion designer Galadriel Mattei owns a brick-and-mortar clothing store on the same long block between Union Avenue and Bonnie Brae Street.

She said the lack of alleys and limited places to cross the street already make it difficult for customers to reach her business, particularly older adults and people with disabilities who need to park nearby.

She also worries customers will end up parking deeper in the neighborhood, adding pressure to already crowded residential streets. 

“With neighborhoods like this that are so densely populated, it is really always a fine line with how the businesses interact with the people who live here,” Mattei said.

A cyclist herself, Mattei said she doesn’t oppose bike lanes or other safety improvements. She agrees that drivers often speed along Pico and that the street can be dangerous for pedestrians. But her concern is that the city’s design doesn’t account for how the block actually functions.

During the school year, parking on the north side of Pico is restricted for several hours each day for student drop-offs at a nearby school, she said, forcing drivers onto her side of the street. 

Daniel Serrano, a Pico Union resident who mostly walks and takes public transit, said he supports the changes as a pedestrian.

He said reducing lanes could slow drivers and that protected bike lanes would add more space between cars and people walking. But he also said businesses deserve clearer answers about how the project will affect them. 

“This could be a good opportunity to do a financial analysis. That will also help businesses understand how this project is affecting them and that they feel included in the decision-making,” he said. 

Community members can find information on the project website or by emailing visionzero@lacity.org.

For the last three years, the record store and music venue Healing Force of the Universe has been operating on a sleepy street corner not far from Pasadena City College. Nearby businesses include a shoe repair store, a nail salon and several auto shops.

“We're kind of in a dead corner,” owner Austin Manuel said. “No offense if anybody lives here, but not a very foot-trafficked area, kind of a hard place to have a store.”

In spite of the location, Manuel said Healing Force has become a home away from home for musicians and music fans. One of them is Bobby Bradford, a jazz trumpet legend who lost his house and personal archive in the Eaton Fire. He performs regularly at the venue. (Healing Force has also partnered with LAist on fire recovery events.)

Its current location is set to close this month, but Manuel and his team are already raising funds to cover a move to another space: G-Son Studios in Atwater Village. The repurposed ballroom was the Beastie Boys' home base when they recorded their classic albums Check Your Head and Ill Communication. Run-DMC and Biz Markie stopped by at one point, and Beck also laid down tracks for his album Odelay there.

Inside Healing Force's space in Pasadena.

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Kevin Tidmarsh/LAist

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The vibe

Healing Force sells records, of course, but these days it’s more of a nighttime performance space. Manuel said he wants people to feel comfortable striking up conversations after a show.

“I grew up in the church in the South, and I was like, ‘How do I design this so that it feels like a Southern church lady could come in here and feel welcome?’" Manuel said. “ I didn't want it to be too cool.  I wanted it to feel kind of suburban in a way.”

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Kevin Tidmarsh/LAist

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Though the name might call to mind a cult slogan — and Manuel said they lean into that aesthetic on purpose — it’s actually a reference to the 1970 album Music Is the Healing Force of the Universe by saxophonist Albert Ayler.

At the venue, “people can kind of get … into a meditative zone,” Manuel said. “After the [January 2025] fires, it felt so good to come back together in this room and feel the healing of community.”

Healing Force's stage setup.

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Kevin Tidmarsh/LAist

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The performances

The shows Healing Force puts on share a common thread: They’re meant to promote peace and relaxation, as well as deep, careful listening on the hi-fi sound system. But they’re an eclectic mix of genres. On one night, you might see L.A. spiritual jazz band Phi-Psonics, who turned a residency at the venue into a live album, Expanding to One.

On another night, you might catch a spaced-out electronic set, an up-and-coming singer-songwriter or a group of session musicians who’ve played with the likes of Paul Simon, Elton John and Lucinda Williams.

About the fundraiser

With the new space on Glendale Boulevard, Manuel said, Healing Force would triple its capacity for concerts, get a bar space and be closer to other venues in Northeast L.A.

“If 1,000 people gave $25, we would get there,” Manuel said – though he also said most people have been giving more.

You can read more about the fundraiser and donate at Healing Force’s GoFundMe.

See the Pasadena space before it closes

The venue is still open at 1200 E. Walnut Street and is holding events through this Halloween weekend. You can see their events calendar on their website.

The racist DNA of Jim Crow discrimination may be embedded in your housing documents.

The language in housing documents that restricts sale or use of a property only to a person of the white race is called a “restrictive covenant,” and in California the practice goes back to the 19th century and continued into the mid-20th century. While housing discrimination persists, the practice was found unconstitutional in 1948.

California counties are reporting mixed progress in meeting the demands of a 2021 law to excise the language from property records.

According to Sylvia Manzo, deputy recorder in the Orange County Clerk-Recorder’s office, the county finished the job in March of this year, removing racist language from more than 27,000 property documents with the help of computer software.

This 1924 property document from Bakersfield includes racist language limiting use of the property in question to people of "the white or Caucasian race."

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Screenshot from CSU Bakersfield

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L.A. County is far from done. It says that with the help of an outside company hired in 2024, 50 million pages will be examined yearly, which would take about 10 years to finish the job.

Public agencies could use the public’s help.

Language examples

Here’s a 1924 example from a property in Bakersfield. The text reads, “That the lands herein conveyed shall never, at any time, be sold to or rented to or occupied by any person not of the white or Caucasian race.”

Or this language from a 1936 document relating to a Costa Mesa property: “That said premises shall not be sold, conveyed, rented, or leased to, or occupied by any person of African, Mexican, or Asiatic descent.”

How to get it taken out

The Restrictive Covenant Modification Form is at the heart of the effort to remove the racist language from housing documents. Each county has its own process. Some charge a fee; others don’t. Some require a notary certification for the signature; others don’t.

L.A. County:

Registrar-Recorder officials recommend these steps:

• Highlight or underline the unlawful provision on the recorded document
• Complete the Restrictive Covenant Modification Form
• Submit the form and the recorded document by email: RCM@rrcc.lacounty.gov or in person at the Norwalk headquarters at 12400 Imperial Highway in Norwalk
• Mail instructions are here.

Orange County:

The Orange County spokesperson says there may be some properties not caught by its software and urges the public to report them. Here’s the form

Riverside County:

Here’s the Riverside County form

San Bernardino County:

Here’s the San Bernardino County form

San Diego County:

Here’s the San Diego County form

Santa Barbara County:

Here’s the Santa Barbara County form

Ignoring the racist language in property documents, some say, reinforces the legacy of segregation, while taking steps to remove restrictive covenant language is a way individuals and organizations can repudiate policies that sought to discriminate.