Why is Wilshire Boulevard East of the 405 Much More Densely Developed Than West of It?

The development patterns of Wilshire Boulevard, particularly the disparity in density east and west of the 405 Freeway, are rooted in a range of historical and contemporary factors. Highlighting key historical and zoning issues provides insight into why the west side of Wilshire Boulevard is less densely developed.

The Historical Context

The Wilshire district is a significant commercial and residential area in Southern California, but the density differences between its eastern and western sides are not merely a contemporary phenomenon. Historically, the area near Beverly Hills and West Hollywood was the peripheral region of what was traditionally the heart of Los Angeles, known for its higher density of development due to its proximity to downtown and the city's growth center.

Zoning Differences and Development Patterns

The division of Wilshire Boulevard into east and west, each governed by distinct zoning laws, further influences the development patterns observed today. The western portion of Wilshire, which falls within the city of Santa Monica, has different zoning regulations that promote more sprawling, suburban-type development. These areas near West Hollywood and Beverly Hills are characterized by a mix of dense residential and commercial zones, reflective of continuous development driven by zoning policies.

Beverly Hills’ Zoning Laws

Beverly Hills, located on the border between Santa Monica and Los Angeles, preserves many of its zoning laws that favor density and high-rise construction. This high-density zoning is exemplified by the numerous commercial high-rises that line the streets, contrasting sharply with the suburban sprawl that characterizes much of Los Angeles west of the 405. The inclusion of downtown Beverly Hills under this regulation ensures that the density remains higher in this area.

Counterexamples and Suburban Sprawl

Despite the presence of the prestigious Beverly Hills area, much of the land east of the 405 remains in a state of suburban sprawl. This area includes parts of the city of Los Angeles extending from downtown Los Angeles to parts north, and further east. The absence of high-density zoning and the preference for lower density development contribute to this sprawled pattern. Areas like Westwood, located east of the freeway, exemplify this trend of lower density, freestanding residential developments and small-scale commercial zones.

The Role of Urban Sprawl

Wilshire Boulevard east of the 405 is dominated by suburban sprawl, where development is less concentrated and more spread out. This pattern is characterized by a mix of small, standalone homes and businesses, creating a less urban and more suburban feel. The lack of significant high-rise developments or dense residential zones distinguishes this area from its denser counterpart west of the 405.

Conclusion and Future Developments

The development patterns along Wilshire Boulevard offer a fascinating case study in the contrasts between urban and suburban areas within the same metro region. While historic and zoning factors play a significant role, the density levels observed today reflect the outcomes of past planning decisions. As urban planners and policymakers continue to explore ways to balance growth and density, the contrast between Wilshire east and west of the 405 will likely remain a topic of ongoing interest and debate.

Keywords: Wilshire Boulevard, dense development, zoning laws, Los Angeles, urban planning