Retrofit Atlas

Malls · California

Westside Pavilion

From the authors' mapReinhabitedRetrofit builtLos Angeles, CA

Opened 1985. Closed 2018. Reinhabited in 2021.

Status nowRetrofit builtauthors' map
What it becameoffice, education, housingextracted, unreviewed
Retrofit year2021authors' map
Walkability17.2 of 20 · 15-minute 6 of 6EPA, OpenStreetMap
Rail within 800 mYesOpenStreetMap, HUD
Reach the owner Download dossier (PDF) · early access Download record (JSON) API Share LinkedIn Correct this record

Solid = from the authors' map · outlined = public source · dashed = model-written, not yet reviewed by a person. Tap any value's source label to see where it came from.

Westside Pavilion
Westside Pavilion. Photo: Cbl62 (talk), CC BY-SA 3.0, via Wikimedia Commons.

Site profile23 elements · what this retrofit is built with · tap a chip for the evidence

Former anchors
May CompanyThis site: May Company wikipedia · all sites with this
NordstromThis site: Nordstrom wikipedia · all sites with this
Finance and pipeline
Website aliveThis site: …http://onewestside.com overture / http check · all sites with this
Ownership
University, hospital or churchThis site: University of California, Los Angeles county-parcels · all sites with this
Place
100k+ jobs within 45 min by transitThis site: 312,250 epa-walkability · all sites with this
15-minute neighbourhood (5+ of 6 daily needs within 800 m)This site: 6/6 openstreetmap · all sites with this
3+ other atlas sites within 10 kmThis site: 7 within 10 km computed · all sites with this
Bike network nearbyThis site: 82 ways openstreetmap · all sites with this
County permitting 2,000+ apartment units a yearThis site: 9,430 units, Los Angeles County census-bps · all sites with this
County typical rent $2,000+This site: $2,806/mo zillow · all sites with this
Grocery within 800 mThis site: 3 stores openstreetmap · all sites with this
High earthquake riskThis site: Relatively High fema-nri · all sites with this
High natural hazard risk (FEMA NRI)This site: Relatively High; earthquake fema-nri · all sites with this
High-income tract ($100k+)This site: $127,722 census-acs · all sites with this
Rail within 800 mThis site: Expo/Sepulveda openstreetmap · all sites with this
Renter-majority tractThis site: 73% census-acs · all sites with this
Shrinking countyThis site: -2.5% census-acs · all sites with this
Tract income up 60%+ since 2013This site: +84% census-acs · all sites with this
Walkable block group (EPA ≥ 12)This site: …index 17.2 epa-walkability · all sites with this
Strategy
ReinhabitedThis site: Reinhabitation: office record · all sites with this
New use
EducationThis site: …new_use field extraction · all sites with this
HousingThis site: Reinhabitation: office In 2025, an apartment complex named Overland & Ayres was built on the site of the extraction · all sites with this
OfficeThis site: Reinhabitation: office In 2025, an apartment complex named Overland & Ayres was bu extraction · all sites with this

All elements and lists · Trends

From the authors' map

CA, Los Angeles, Westside Pavilion/One Westside, 2021
• Reinhabitation: office

Now

StatusRetrofit builtauthors' map
StrategyReinhabitedauthors' map
New usesoffice, education, housingextracted, unreviewed
What is there nowReinhabitation: officeauthors' map
Retrofit year2021authors' map
RedeveloperHudson Pacific Propertiesextracted, unreviewed

Planning

Planning notesIn 2025, an apartment complex named Overland & Ayres was built on the site of the demolished Macy's parking structure.extracted, unreviewed

Securitised debt and public filers

Filings (2001 to date) that name “Westside Pavilion” and “Los Angeles” (188 hits, first 100 sampled, 4 other filers such as tenants left out). Only weak matches to commercial-mortgage trusts: the mall may have backed a securitised loan, or may just be mentioned in the filing; several trusts usually means one loan split into pari-passu notes. Earliest trust filing in the sample 2012-09-27 (a sample date, not the issuance date); candidate loan vintage 2012 from the trust name (weak match). Whether the loan is still in the pool, in special servicing or repaid is in the trust's monthly distribution reports, which are not searchable here. Text matches, not a title search. Open the search · all trusts.

KindFilerFilingsDatesForms
CMBS trust (weak)Wells Fargo Commercial Mortgage Trust 2012-LC522012-09-27 to 2012-10-198-K/A 1, 8-K 1
Public owner (strong)MACERICH CO (MAC)632001-03-29 to 2022-07-288-K 51, 10-Q 6, 10-K 5, 8-K/A 1
Public owner (weak)Hudson Pacific Properties, Inc. (HPP, HPP-PC)252018-05-03 to 2024-01-038-K 21, 10-K 2, 10-Q 2
Public owner (weak)Hudson Pacific Properties, L.P.142018-05-03 to 2024-01-038-K 10, 10-K 2, 10-Q 2
Public owner (weak)WEINGARTEN REALTY INVESTORS /TX/22016-01-19 to 2016-02-178-K 2
Public owner (weak)ESSEX PROPERTY TRUST, INC. (ESS)22019-01-30 to 2019-03-048-K 2
Public owner (weak)ESSEX PORTFOLIO LP22019-01-30 to 2019-03-048-K 2

As reported by the owner

Property tables from the owner's annual report (Form 10-K, Item 2) on EDGAR, one row per filing year. GLA, occupancy and anchors are the filer's own figures at that year end; “leased” counts signed leases, “occupied” counts open stores; ownership is the filer's share. Matched by name and place, unreviewed; the verbatim table row is in sec_facts.csv.

Year endFilerName in filingGLA sq ftOccupancyYearsShareSales psfAnchors listed
2016Macerich 10-K, 2017-02-24Westside Pavilion Los Angeles, CA
match: exact		755,000
in-line 397,000		built 1985 / acquired 1998 / renovated 2007100.0%
2009Macerich 10-K, 2010-02-26Westside Pavilion Los Angeles, CA
match: exact		739,822
in-line 381,694		97.5% leasedbuilt 1985 / acquired 1998 / renovated 2007100.0%Macy's, Nordstrom

Site context

Transit within 800 mExpo/Sepulveda (rail); 12 bus stops within 400 mOpenStreetMap
Motorway junctions within 2 km2A, 2B, 2C, 3AOpenStreetMap
FEMA flood zoneX · AREA OF MINIMAL FLOOD HAZARDFEMA NFHL
EPA-regulated facilities within 500 m111: 11300 W OLYMPIC BLVD SUITE 700; 11324 MISSISSIPPI AVE; 11368 W OLYMPIC; 11400 OLYMPIC BLVD.; 2051 S. BENTLEY AVE. #104EPA FRS
Census tract 060372677003,753 people, 11,932 per sq mi; median household income $127,722; median gross rent $2,459; 73% renters; 9.4% vacant units; 1.0% commute by transitACS 2023 5-year
Walkability (EPA, block group)index 17.2 of 20; 112 intersections per sq mi; nearest transit stop 351 m; land-use mix 0.91; 423,689 jobs within 45 min by car, 312,250 by transit; 8% of households without a carEPA Smart Location
Within a 10–15 minute walk (800 m)6 of 6 daily needs: 3 grocers, 5 schools, 3 parks or playgrounds, 3 health, 9 civic, 78 food and drink; 82 cycleway segments, 588 sidewalk-tagged segmentsOpenStreetMap
Opportunity ZonenoHUD
Housing permits, Los Angeles County (CA), 20249,430 units in 5+ unit buildings, 1,273 in 2–4, 9,106 single-family; 2023: 13,214 in 5+Census BPS
Social vulnerability (CDC SVI 2022, tract)overall percentile 0.38; socioeconomic 0.33; housing and transport 0.76; 11% below 150% of poverty; 10% of households with no vehicleCDC/ATSDR
Other atlas sites nearby7 within 10 km, 37 within 25 km: Pickle Pop (5.1 km); Santa Monica Place (5.7 km); Beverly Plaza Shopping Center (6.9 km); Vacant Beverly Grove buildings (7.5 km); Westchester Promenade at Howard Hughes Center (8.0 km)computed
Overture Mapsplace One Westside Shopping Center (shopping_mall, confidence 0.92, from BrightQuery, Overture, Overture-signals); building footprint 8,812 m², 14.6 mOverture (CDLA-Permissive 2.0)
Website and socialonewestside.com (alive); archived 2019–2026 (Wayback)Overture / Internet Archive
Attention: Wikipedia page views163,077 since 2015; 11,776 in the last 12 months (-26% vs the prior 12); peak 2024-01 with 8,510Wikimedia
Tract change 2013–2023population +10% (3,415 → 3,753); median income +84% ($69,545 → $127,722); renters 76% → 73%; median home value +85% ($582,700 → $1,078,000)Census ACS 5-year
Natural hazard risk (FEMA National Risk Index, tract)relatively high overall (score 84.6); expected annual loss $3.3M; high: earthquake; community resilience very lowFEMA NRI
Tax-credit housing within 1 kmnoneHUD LIHTC
Retail trade in the county, 2012 to 202328,998 establishments (+2%); 419,890 jobs (+8%)Census CBP
Housing market in the countytypical home value $871,674 (+0% 1 yr, +13% 5 yr); typical rent $2,806/mo (+1% 1 yr), 2026-09Zillow Research
Traffic on the busiest road within 600 m (2024)24,984 vehicles a day (principal arterial, 4 lanes); 2,032 trucks; 26 counted segmentsFHWA HPMS

Similar sites

  • Midlands Mall, Council Bluffs, IA · Malls · opened 1986; closed 2019; same strategy: reinhabit
  • Long Beach Plaza, Long Beach, CA · Malls · same strategy: reinhabit; also in CA; 38 km away
  • Horton Plaza, San Diego, CA · Malls · opened 1985; closed 2020; same strategy: reinhabit
  • Hickory Hollow Mall, Nashville, TN · Malls · opened 1978; closed 2019; same strategy: reinhabit

Elsewhere on the web

Pages with photos

Search images: Google · Bing · Commons · references: ULI case studies · Google Scholar

Multifamily screen

  • already in play: under construction, approved, or sold to a developer with housing plans
  • county shrank -2.5% 2018–23
  • median rent $1,893
  • housing in the record

Inputs: record fields (size, status) and county Census ACS 2018–2023 figures (growth, rent). How the points work. Not a recommendation.

History and original facts

Now called / also known asOne Westside
Opened1985extracted, unreviewed
Closed2018extracted, unreviewed
Stores at peak70extracted, unreviewed
Original developerWestfield Groupextracted, unreviewed
ArchitectThe Jerde Partnership
AnchorsNordstrom, May Company
CountyLos Angeles County
Census division9 · Pacific

Not yet recorded: acres, GLA. Know it? Tell us.

Background

The Westside Pavilion is a former shopping mall located in West Los Angeles, California, United States. The University of California, Los Angeles is repurposing it into the UCLA Research Park. The three-story urban-style shopping mall once had 70 shops but was down to 54 retailers when Hudson Pacific Properties announced plans to convert most of the site to media and technology company offices. Formerly acting as landlord and developer in a joint venture with the previous owner, The Macerich Company, it was going to be renamed One Westside with offices for Google. The former Macy's department store was converted into a center for tech and entertainment tenants called West End. It is separately owned by GPI Cos.

Excerpt from Wikipedia (authors and history), CC BY-SA 4.0. May be older than the record above.

Timeline

  1. 1985 Opened
  2. 1991 Westside Too addition opened
  3. 2000 Original part renovated
  4. 2006 Westside Too closed
  5. 2007 New addition opened
  6. 2015 Nordstrom announced relocation
  7. 2018 Joint venture announced for office conversion
  8. 2021 Retrofit: reinhabit
  9. 2022 Landmark Theater closed
  10. 2024 UCLA acquired mall
  11. 2025 Apartment complex built

Sources

  • Wikipedia: Westside Pavilion · supports: original developer, status, year closed, year opened
    14 quoted sentences
    It was constructed at a cost of $90 million, and opened on May 31, 1985.
    In early 2018, Macerich announced a joint venture with Hudson Pacific Properties in which most of the retail space within the three-story enclosed structure would be converted into office spaces for media and technology companies.
    The Westside Pavilion was developed by the Australian Westfield Group.
    In 2024, University of California, Los Angeles Acquired the Mall and began conversion its to a research and educational facility.
  • Retrofitting Suburbia Interactive Mall Map (ArcGIS web map ce33ab26…) · 2021-01-20

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