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Warner Center Plan 2035

Overview

Approved by the Los Angeles City Council and effective December 25, 2013, the Warner Center 2035 Plan (“WC 2035 Plan” or the “Plan”) is a development blueprint for Warner Center that emphasizes mixed-use and transit-oriented development, walkability and sustainability. The WC 2035 Plan encompasses approximately 1,100 acres, or 1.7 square miles, and is bound by the Los Angeles River to the north, the Ventura Freeway to the south, De Soto Avenue to the east, and the west side of Topanga Canyon Boulevard to the west.

The WC 2035 Plan provides urban design guidelines including increasing the Floor Area Ratios (FAR), height and density for commercial and mixed-use lots. The Plan is targeted at a net increase of 14 million square feet of new, non-residential area, including 12.5 million square feet of office uses and 2.3 million square feet of retail uses. The Plan also seeks to develop 23.5 million square feet of new residential area or approximately 20,000 units.


Key Elements of the WC 2035 Plan

  • Increased development potential in terms of maximum permitted floor area ratios (generally up to 4.5:1) and building heights (generally unrestricted).
  • Promoting structural development with centers of greater residential density and commercial/industrial activity.
  • Provision of green building standards including diminished energy utilization and collection and filtration of rainwater.
  • Promoting ground floor retail, flexible community space and other pedestrian-oriented uses, with a focus on cultivating active, complete streets.
  • Creating a place where people can live, work and play and where day-to-day needs can be met locally by walking, bicycling or utilizating public transit.
  • Establishing connectivity networks, including new streets and pedestrian adapted pathways within the established districts.
  • Creating a network of accessible open spaces to encourage public gathering and pedestrian activity.
  • Establishing an urban environment that is generously landscaped with large parkways, medians, a 5 acre park area and open spaces pertinent to each individual building.
  • Continuation of the industrial tradition in the area by establishing green and clean professional, scientific, and technical businesses, including engineering, enviornmental consulting, or research and development companies.

UPTOWN DISTRICT

The Uptown District is generally bound by Vanowen Street to the north, the Canoga Metro Orange Line Station at the intersection of Variel Avenue and Victory Boulevard to the east, Victory Boulevard to the south, and Topanga Canyon Boulevard to the west. This district will provide creative sector jobs with a balance of housing to create a complete neighborhood. Creative sector jobs will inlcude those in the research/development and professional/ technical fields. The Uptown District will accommodate a substantial number of new jobs, along with new housing, all within close proximity of the Metro Orange Line. Redevelopment of properties in the district will create new private streets to allow more walkable blocks. The regulations set forth for this district provide incentives for a community shopping center that includes a supermarket and drugstore in the Uptown District.

Division of Districts

The WC 2035 Plan divides Warner Center into eight districts, each with its own development guidelines: Uptown, River, North Village, Downtown, Commerce, Park and Topanga. Uptown at Warner Center is positioned in the Uptown district.

The Uptown District, envisioned for large-scale office, residential & hotel uses.

The River District will consist of properties along the river and add new pedestrian and bicycle paths.

The North Village District, served by the Canoga and De Soto Metro Stations, will combine residential with transit-oriented development.

The College District, served by the De Soto and new Oxnard Street Orange Line stop, will focus on live-work projects and smaller developments.

The Commerce District, served by the Oxnard Street Station, will become a secondary job center to the Downtown District.

The Park District, which includes the Warner Center Park, will allow townhomes and flats.

The Topanga District will only allow non-residentail uses.

The Downtown District will focus on entertainment uses and encourage mixed-use development.


PERMITTED LAND USE

Residential


Live/Work
Health-Related
Multifamily Rental/Condo
Senior Housing


Office, R&D, Industrial, Hospitality


Bank/Financial Institution
Hotel/Motel
Hybride Industrial
Recording Studio
Medical/Dentist
Office
Personal Services
Warehousing/Storage


Retail


Entertainment/Theatre
Gallery/Studio
Health Club
Restaurants/Bars/Cafes
Retail Store/General Merchandise
Supermarket


Public


Community Center
Hospital
Library
Museum
Place of Worship



INCENTIVIZED USES AND DEVELOPMENT BONUSES

Each project that incorporates one or more Incentivized Uses shall be entitled to one development bonus for each Incentivized Use incorporated.

Intensity Bonus – An additional 0.5:1 FAR above the base maximum FAR shall be permitted for each lncentivized Use incorporated into a project. For illustrative purposes only, a project that offers two Incentivized Uses and requests two development bonuses in the “Intensity Bonus” category shall be entitled to an additional 1:1 FAR (i.e. aggregate of two 0.5:1 FAR bonuses) above the base maximum FAR. Notwithstanding the foregoing, no project in any District shall exceed a FAR of 6.0:1.

Mobility Fees Reduction Bonus – A 3% reduction in a project’s Mobility Fees shall be permitted for each Incentivized Use incorporated into a project that offers two Incentivized Uses and requests two development bonuses in the “Mobility Fees Reduction Bonus” category shall be entitled to a 6% (i.e. aggregate of two 3% reductions) reduction in a project’s Mobility Fees. Notwithstanding the foregoing, no project in any District shall be entitled to more than 12% in reduction of the Mobility Fee.

Incentivized Uses Bonus for Residential Development in College, Commerce, Downtown, and Uptown Districts – Projects located within the College District, the Commerce District, the Downtown District, or the Uptown Districts are permitted a Residential Bonus for up to two incentivized uses. Each incentivized use can be used to ascend the Graduated FAR Table use mix by one level. For example: a project in the Uptown District that is within the “>2.0 Up to 2.25” FAR level, which permits a minimum of 40% Non-Residential and a maximum of 60% Residential uses within the project, that implements two incentivized uses within the project, would be eligible to utilize the project mix percentages within the “>2.5 Up to 2.75” FAR level, which permits a minimum of 30% Non-Residential and a maximum of 70% Residential uses within the project. Notwithstanding the foregoing, no project in any District shall exceed a FAR of 6.0:1.

Conceptual Plans


ADDRESS LAND AREA ACRES SF
21600 Vanowen Street 2139-001-003 8.747 381,012
6733 Canoga Avenue 2139-001-004 6.783 295,480
N/A 2139-001-007 31.254 1,361,437
TOTAL 46.784 2,037,929

The plan being considered by UTC for the site is a project that combines a mix of large public spaces, pedestrian pathways, pocket courtyards, and active commercial promenades. Buildings have been conceived around open spaces surrounded by ground floor markets, shops, restaurants and public performance spaces, while pedestrian paths weave through and around buildings to connect the central park and pocket parks with the dense, mixed-use blocks. These elements would provide relaxation spaces for employees, residents and visitors while fostering both sustainable site occupation and exceeding the open space guidelines set forth in the WC 2035 Plan. A breakdown of potential uses is presented in the table to the right.


Conceptual Project Summary Square Feet
Class A Office 1,130,000
Residential 3,950,000
Assisted Living 240,000
Retail 200,000
Cultural/Public/Education 310,000
Hotel 155,000
Site Central Plants 50,000
Total 6,035,000