Squandered Opportunities


Nearing completion, now, is a one-story mini-mall on the north end of the LA Fitness parking lot near Sepulveda and Erwin.

Pleasantly innocuous, in a beige/brown way, the mall (with circa 1999 cornice) is being landscaped, pretty extensively, all around, with various trees and shrubs to decorate the sea of asphalt.

Zoned commercial,  this is also next door to a Wendy’s, also recently naturalized, with new water saving plants and a modernistic, horizontally striped renovation. Customers who feast on industrial meat, sugary soda, and frozen French Fries, all trucked in from Iowa, will do so surrounded by native California succulents.

This is all bordering the Metro Orange Line Parking Lot, 50% of which is occupied as a storage center for not-yet-sold new Keyes Automobiles. This scientifically zoned area is irrationally sited along an efficient, pleasant bus line that runs on schedule and connects Van Nuys to Hollywood and Downtown Los Angeles.

Left over in the new mini-mall layout is a rectangular island of land that, in my imagination, I envision as a small apartment building or even a white, wooden Colonial house, a residential arrangement that provides living space for people who can walk next door to the gym, stop for milk at CVS, ride their bikes on the bike path, and most importantly, are there to populate, energize and humanize a sea of parking spaces.

I picked “Colonial” to lovingly pander to the nearby residents of privileged, filmed upon Orion Ave. hoping they might not object to an 18th Century House with a garden in front, housing a nice coffee place or a fort-monthly locale for filming Target and Walmart commercials.

Why not build something on this open spot like these below:

But, for now, the neat, empty rectangle of land is unoccupied with forms either natural or man-made.

This waste of land, and the time-wasting, perpetual, irritating and circular question, “Where will they park?” dominates the beginning and end of any discussion of new apartments, housing or commercial building in Los Angeles.

If there is no room for 1,000 New Hummers in that New 200 Unit Apartment…then I say, to hell with it, let people sleep on the street in tents!

What exists, when it’s built, is a battleground of short-tempered drivers circling parking lots, looking for parking, even when there are 2,000 or 3,000 spaces provided for their temporary storage!

So the opportunity for a new, innovative, and imaginative kind of development, one that integrates the commercial and the residential, is again squandered.

Why?

What have we got to lose?

We are already losing.

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One Story Town


One Story Town is Sepulveda Bl., from Oxnard St. north to Victory Bl.

It is 2,569 feet long, almost a half a mile. It encompasses the Orange Line Metro Busway, LA Fitness, Costco, Wendy’s, Chef’s Table, The Barn, CVS, Dunn Edwards, Bellagio Car Wash, Wells Fargo Bank, Enterprise, Jiffy Lube and other small businesses selling used cars, folding doors, RV rentals, Chinese food, hair cutting, and ceramic tile.

The Southern Pacific freight trains once ran through the present day Orange Line, and they fashioned the district into a lumber- oriented, light industrial area. Such behemoths as Builder’s Emporium were located here, and the stretch of Oxnard that borders the old rail line has retained an industrial use.


The zoning designations for almost all the parcels along Sepulveda are commercial. They prohibit residential within walking distance of the Orange Line, and they prohibit it even though buses run up and down Sepulveda!

A beautifully maintained bus stop perfectly sited for long waits in 110 degree heat.

Available online for public research, is the Los Angeles’ ZIMAS, a website run by the Department of City Planning. Here one can select a parcel, for example, 6206 Sepulveda Blvd., where The Barn furniture store is located, and see that it occupies two parcels totaling 44,250 SF. It is not, according to ZIMAS, in a transit-oriented area, nor is it designated as a pedestrian oriented one, nor is it part of a community redevelopment one.

Someday the owners of The Barn, which has sold, since 1945, brown stained furniture in heavy wood to seemingly nobody, may choose to sell their business. And here there is enormous potential to develop a first-class residential and commercial building just steps from the Orange Line.

Residents of Halbrent St. just east of The Barn and other businesses, are on the ass-end of parking lots, illegally parked homeless RVs, and are subject to the use of their street as a speedway for cars entering and exiting Costco. Maybe, just for once, Halbrent St. might see a better development on its west side.

Every single one of the businesses, up and down Sepulveda, between Oxnard and Victory, is located, by observation, in a transit- oriented area. Yet ZIMAS states they are not.

Perhaps that will change as Los Angeles reviews its zoning, and permits taller, denser, more walkable development within a 5-minute walk from public transit.

At dusk, with the early October sun hitting the one-story buildings, there is a homely, lowbrow, neat banality to the structures along this stretch.

This is not the worst of Van Nuys. It is generally tidy. But nobody living nearby, some residing in million-dollar homes, would come here to mingle, to socialize, to sit and drink coffee, eat cake, shop or walk with their kids after dark.

Studio City has Tujunga Village.

Tujunga Village, Studio City, CA. Photo by John Sequiera.

And we, in Van Nuys, have, this:

The One Story Town: what is it and what could it be? Might this district, one day, contain vibrant restaurants, outdoor cafes, beer gardens, garden apartments, parks, trees, flowers, fountains? Why not?

In planning for 2027, 2037, 2047 and beyond why would we keep the preferences of car-oriented, suburban dreaming, 1975 Van Nuys, in place? Why are thousands of parking spaces at the Orange Line Busway used to store cars for Keyes Van Nuys? Is this the best we can do?

Could not a group of architects, developers, urban planners, government leaders and vocal citizens devise a Sepulveda Plan to transform this wasted opportunity into something better, or even ennobling?

Where is our vision? And why are we so starved for it when we live inside Los Angeles, the greatest factory of imagination, illusion and improvisation the world has ever seen?

 

Dysfunction Junction. (VNCC)


The board members, at least eight of them, gathered last night at the Marvin Braude Center in Van Nuys, as they do every month.

I sat in the audience wearing my J Crew crew neck sweater, corduroy trousers and Nike shoes. I had washed my face and brushed my teeth. Groomed, I felt oddly out of place.

There were about 30 people attending. They were dressed in what passes for public attire. They wore enormous stained sweatpants, big potato sack dresses, oversized t-shirts, and shorts. The suited men wore jackets and trousers woven from fibers last seen on government workers in 1986 Chernobyl: radioactive and polyestered, cheap, throwaway, bent, deformed and ugly.

The sartorial costumes emulated the discourse.

The mood was ugly. Fingers were pointed, insults traded, accusations leveled.

People were angry, people were upset, people were owed money.

On the left side of the board, a pint sized new treasurer. She is attempting to balance books which have not been attended to in a year. She inherited reports that are an unholy mess of hidden and unscrupulous monies. And she tried to speak. She told of her own hours spent making sense of it. She spoke of trips to the storage facility to retrieve documents, trips denounced by other board members as unlawful since she was alone.

Public comment included an elderly woman, double-chinned and triple-infuriated, who pointed her fat fingers at one of the board members who had treated her unfairly. The situation had something to do with the LAPD. Her male companion yelled out and was told to raise his hand.

And a young representative from former Councilman Tony Cardenas came to say good-bye. His big assed boss, who left Van Nuys as he found it, dirty, decrepit and disrespected, was on his way to Congress. That’s where the gifts are bigger and the salaries larger. The rep was told by one board member (in so many words) that Mr. Cardenas sucked and that he treated Van Nuys like garbage.

Another board member, black and female, had spoken at the dais and told of the unholy alliances, secret wars, and other mischief going on in the Van Nuys Community Council. Like a prophet from the Bible, she spoke of the wrath of government and consequences to be paid for misdeeds.

And when the treasurer spoke again, politely, contritely, apologetically and sincerely , she was jumped on by other board members who told her that she was neglecting her duties, duties she has only held for a month or two. This included forgetting to a pay a vendor who drove 100 miles from Hemet to collect $300 dollars.

On the right side of the board, one older gentleman was welcomed back, to resume his duties which he has done before. And will, presumably, do all over again, because his first venture was so transforming for Van Nuys.

Another public commenter spoke angrily, decrying the board for not putting printed copies of that night’s agenda out on the table . A few minutes later, he spoke again and called the VNCC President a failure.


 

There were many residents gathered for a presentation by a developer who is turning the Pinecrest School property at Hazeltine and Sherman Way into a massively ugly residential housing project. 180 three-story high townhouse units will be wall-to-wall stacked, assembled and packed into place. There will be no parks, no public gathering place; just many units with garages underneath, shoved into buildable lots. It was another example of Los Angeles as its worst: exploitative, cheap, insensitive, lacking community input.

The hapless construction presenter was set upon by angry neighbors who objected to their quiet residential area besieged by yet more grossness, that seemingly never ending housing product that disfigures modern Los Angeles from the Pacific to Palm Springs.

Back to the board which again decried the lack of funding for Christmas gifts for tots, which is only about a month away. There will be no Christmas in Van Nuys, or as it is called “The Holiday Season”.

Liquor was big on the agenda last night, as it is one of the growth industries in Van Nuys, along with bail bonds, pot clinics and more bail bonds.

One lady, who runs a liquor store on Victory, said her store is under new management. She didn’t say what it was called, or where it was located, but she seemed legitimate and fully in possession of her facilities.

Finally, another cheaply dressed balding attorney,who represents CVS and had formerly represented BP Oil and Exxon (yes, seriously, why would you tell anyone that?) came in front of the board to tell of an exciting new addition to commercial Van Nuys: the addition of a liquor store to the CVS on the corner of Sherman Way and Sepulveda.

The CVS liquor licensing excited one board member who said she had worked for ARCO for fifteen years. She had managed gas stations and knew a thing or two about the Bureau of Alcohol, Tobacco and Firearms, the LA Sheriff,  and the LAPD. She knew how CVS should train its employees in liquor selling. She said if anyone was found to sell alcohol without proper ID, then that employee, manager, or even the store could lose their license and/or their job.

She spoke with authority.

But her authority derived from nothing, since she possesses, as a Van Nuys Community Council member, no power to penalize violators.

The CVS representative said half a million had been spent on the upgrading and appearance of the Sherman Way store. She said CVS placed a priority on their stores’ appearance. I thought of the urine-soaked, trash-heaped, paint-peeled CVS on the corner of Laurel Canyon and Ventura in swank Studio City, and had a laugh.

At least Van Nuys has nicer CVS stores than Studio City.

Anti-Family Planning.


On the corner of Van Nuys and Burbank Boulevards, two large commercial buildings are going up simultaneously.

Chipolte (2011 net income was $214.9 million, an increase of 20.1%) is erecting a restaurant on the NE side, with the requisite peel-on bricks and pointy top roof, but commendably, its building comes right up to the sidewalk and will enliven the street with its presence.

But on the NW corner, the CVS Corporation ($7.2 b in net income, 2010) is constructing one of its signature cheapy drug stores, entirely of cinderblock, set back some 30 feet from the sidewalk, without windows and seemingly without any concern or regard for the urban possibilities and architectural imagination which it can surely afford.

It is a small point to discuss this one small drugstore, but one that has larger implications into how Angelenos and our city fail to plan and design commercial architecture to improve our neighborhoods through pedestrian-oriented design.

This area of Van Nuys is full of pleasant apartments and small houses, though much of it recently has seceded and renamed itself “Sherman Oaks”. It’s confusing, but the car dealerships are allowed to call themselves “Van Nuys” but the homes behind them are now in “Sherman Oaks”.

During the day, the street is a blindingly boring stretch of car dealerships that are slowly climbing back to sell us more of what is bankrupting us. Fill ‘er up!

And at night, the whole area is floodlit with acre upon acre of parking lots full of cars, watched over by security guards and security cameras.  Dog walkers with plastic bags full of warm shit stroll by quickly. There is nothing to do here other than get out fast.

So the corner of Van Nuys and Burbank cries out for some lively alternative, such as one of those Owl Drugstores that were all over Los Angeles in the 1940s, the ones that had plate glass windows and soda counters. Those are still the best example of what a drug store can aspire to.

And who would not prefer Owl with its old, artful, graceful pharmacy lamps and glass counters, corner awnings and decorative script lettering; against the modern, plastic CVS- a windowless box in a parking lot- which has aisles filled with disposable umbrellas, generic whisky, Halloween costumes and XXL t-shirts, which are stuffed into their ugly, fluorescent-lit emporiums?

In a few months, the new CVS will open and the parking lot will be filled with cars and litter, loud music and asphalt baking in the sun.  It will do a certain amount of business, and its numbers will be verified and approved by accountants, lawyers, and the CEOs of CVS.

But Van Nuys will gain nothing.