Osage Gets Slammed Again

Residential and Commercial and Industrial, Oh My!

Many of you are already aware of the City’s Draft GPLU “Residential” Plans to rezone many parts of Westchester, including the entire Osage neighborhood – WPDR 6 and 7 (from R1 Very Low Residential single-family housing) and WPDR 8 (from R2 Low-Medium Residential) to High-Density Multi-Family zoning.

Westchester’s Proposed Residential GPLU:

As if that wasn’t bad enough, the City Planners added yet another layer of upzoning…

The Draft Commercial GPLU Map:

See those areas in shades of pink? WPDR 21, 15, 20, 14, 17 – Those are Neighborhood Center & Community Center zones bordering Osage.

These zones run parallel to residential streets and rezone the properties that back-up to main streets, such as La Tijera & Manchester. Yes, more residential upzoning.

Neighborhood Center:
Neighborhood Center areas are focal points for surrounding residential neighborhoods and include uses that serve the needs of residents and employees. The building form ranges from Very Low Rise to Low Rise, and is characterized by pedestrian-scale commercial development. Uses generally include a mix of residential and commercial uses, such as local businesses and services. The residential density generally ranges from 1 unit per 1,200 square feet of lot area to 1 unit per 400 square feet of lot area.

Community Center:
Community Centers are vibrant places of activity typically located along commercial corridors, in concentrated nodes, or adjacent to major transit hubs. The building form ranges from Low Rise to Mid Rise, and may extend to Moderate Rise in the Downtown Community Plan. The use range is broad and may include commercial, residential, institutional facilities, cultural and entertainment facilities, and neighborhood-serving uses. The residential density generally ranges from 1 unit per 800 square feet of lot area to 1 unit per 200 square feet of lot area; residential density may also be limited by floor area.

How big can they be?

Look at the GPLU Table below – To determine the number of potential density units divide the lot size (in sqft) by the Base Density Number, 8 or 4, respectively (800 sqft or 400 sqft). Remember, they can be even larger by using multiple layers of building incentives provided by the City (including TOCs):

It stops there, right?

Wrong!

Just released in August 2023, the City Planners covertly revealed their latest zoning map, Draft Industrial GPLU

Cue the drumroll as I present to you, WPDR 28 and 29!

The City Planners added Osage-adjacent Industrial properties to their already crazy-dense upzoning plans… for, guess what? Yes – even more residential zoning!

Are my eyes deceiving me? Are the City Planners really suggesting adding onto this already soon to be uber-dense area creating a mega cluster of high-density madness?! I foresee unhealthy levels of everything – quality of life, air quality, traffic, stress on infrastructure, the list goes on and on and…

What are Markets and Hybrid Industrial?
Glad you asked…

Markets:
Markets are bustling centers of commercial activity, each with its own mini-economy of specialized commercial uses, including wholesale. The building form generally ranges from Very Low Rise to Low Rise, and Mid Rise to Moderate Rise. Adaptive-reuse and rehabilitation of structures and warehouses maintain the built environment and support sustainable development. Uses also include retail, limited housing, and goods movement activities. The residential density generally ranges from 1 unit per 1,500 square feet of lot area to 1 unit per 200 square feet of lot area; the residential density of Markets that are close to transportation hubs and/or Regional Centers may be limited by floor area.

Hybrid Industrial:
Hybrid Industrial areas preserve productive activity and prioritize employment uses, but may accommodate live/work uses or limited residential uses. The building form ranges from Very Low Rise to Mid Rise. Uses include light industrial, commercial, and office, with selective live/work uses. The residential density generally ranges from 1 unit per 1,500 square feet of lot area to 1 unit per 200 square feet of lot area; the residential density of Hybrid Industrial areas that are close to transportation hubs and/or Regional Centers may be limited by floor area.

How big can they be?

Calculate the Markets’ potential base density by using the correspondence table below:
Divide the lot size (in sqft) by the Base Density Number 8 (800 sqft) to determine the number of units.
For example, one of the lots in WPDR 29 (Markets) is 36,000+ sqft: 36,000 / 800 = 45 unit base density. (This is before adding any TOC building incentives).

The industrial lots slated for rezoning along 83rd ST & Osage – “WPDR 29” suggest the use of MARKETS below:

GOAL LU 31
Westchester-Playa Del Rey Plan | CH 2: Land Use & Urban Form | 44
MARKETS ARE CHARACTERIZED BY ADAPTABLE AND FLEXIBLE STRUCTURES THAT ARE ABLE TO ACCOMMODATE DIVERSE LAND USES, INCLUDING LIVE/WORK, RETAIL, WHOLESALE, AND CREATIVE INDUSTRY.
LU 31.1 Encourage flexible structures that co-locate fabrication, distribution, retail, and living spaces in one building.
LU 31.2 Promote industry clusters and reinforce sub-market economic identities while allowing for residential, hotel, and institutional uses in targeted areas to increase activity throughout the day and night.
LU 31.3 Support active uses and programming that foster economic activity throughout the day and night and extend the area’s hours of activity.
LU 31.4 Promote public realm improvements as new development occurs, such as new open space and pedestrian amenities, to support a high-energy street environment.

GOAL LU 32 CENTERS OF COMMERCIAL AND MANUFACTURING ACTIVITY, INCLUDING WHOLESALE, RETAIL, SHOWROOMS, DESIGN, AND PROFESSIONAL OFFICE, THAT ARE WELCOMING TO NEW INDUSTRIES AND BUSINESS MODELS.
LU 32.1 Support the development of new industries and employers in Market areas with flexible land use categories that allow spaces for mixed uses and the co-location of productive uses and limited living uses.
LU 32.2 Promote jobs-generating uses with work spaces that are flexible and have capacity to house a range of industries over time.
LU 32.3 Allow a combination of residential hotel, live/work, retail, creative office, wholesale, assembly, heavy commercial, light manufacturing, and warehousing, institutional, or urban agriculture to function in close proximity and in the same structure.
LU 32.4 Reinforce the distinct mix of commercial and wholesale uses that characterize the area and support its regional draw.

GOAL LU 33 RESIDENTIAL USES ARE WELL-INTEGRATED WITH COMMERCIAL USES AND HELP TO ENHANCE ECONOMIC VIBRANCY, SUPPORT LOCAL INDUSTRY, AND EXTEND HOURS OF ACTIVITY.

The WPDR 29 Zone is bordered by Osage residential R1 single-family properties. At the very least, 65 homes in close proximity to this area will be directly impacted… Add on many, many more if these builds are multiple stories in height.

There are better alternatives for creating growth within our City’s housing options. Reshaping an already socioeconomically diverse, established neighborhood goes against what the City claims to want to accomplish. Residential upzoning in Osage is unnecessary and the plan to congest this area is offensive and, quite frankly, ludicrous.

Had enough?

Here’s what you can do to help stop high-rises next to your home:

• • Sign the Osage petition
  • Sign the Alliance petition
  • Host a group of neighbors for us to speak to
  • Buy a yard sign (or 5!)
  • Help us pass out flyers to neighbors
  • Post on social media
  • Write our city planners
  • Write our elected officials
  • Make phone calls
  • Send a link to the petition to all your friends, family and contacts to help us stop high-rises in Westchester Playa
  • Join the mailing list for Osage-specific updates by writing SaveOsage@gmail.com

• If you’re still not mad, read this.
  
  

About Sarah Howard
Sarah Howard is a 3rd generation Angeleno and 12-year resident of Westchester. You’ll often find her at the Westchester Tennis Courts where she loves to play tennis, and Nielsen Park – home to Westchester Del Rey Little League & AYSO Region 7. Beyond her recreational pursuits, Sarah’s community dedication shines. As a Board Member of the Westchester Townhouse, she upholds its non-profit mission of nurturing young minds for over 60 years. Additionally, Sarah’s leadership as a Girl Scouts of Greater Los Angeles Troop Leader speaks volumes of her commitment to shaping future leaders.

In her professional sphere, Sarah is a seasoned Realtor, driven by an innate understanding of Los Angeles’ intricate and dynamic real estate landscape. With a keen grasp of the Westside, she offers unparalleled insights into valuation, market trends, and the pulse of the community.