Crenshaw/LAX Transit Project Joint Development Fairview Heights Community Workshop #2 April 30, 2016 1
Agenda 1. Introduction 2. What is Joint Development? 3. Community Input Process 4. What We ve Heard 5. Market Feasibility 6. Next Steps 7. Discussions at Stations 2
Who Are We? 3
Crenshaw/LAX Transit Project Overview 8.5 mile light rail line with eight new stations, connecting Expo Line with Green Line $2+ billion investment Planned completion: 2019 Joint Development Opportunities County Partnership 4
Meeting Goals Share Metro s outreach efforts to gather community input What we ve heard and how this will shape the future of the sites Market feasibility Obtain additional input Next steps 5
What is Joint Development? Metro real estate development program Collaboration with qualified developers to build developments on Metro-owned properties Promotes Transit Oriented Communities (TOC) a comprehensive approach to creating compact, transit-oriented, walkable and bikeable places in a community context rather than focusing on a single development parcel 6
Joint Development Goals Support community s vision for station area. Ensure high quality architecture and urban design. Encourage housing for diverse income levels. Increase transit ridership and improve patron experience. Generate revenue to reinvest in the transit system. 7
Metro Joint Development Process Development Guidelines Spring/Summer 2016 Developer Solicitation/Selection Late 2016 Project Refinement, Contract Negotiation 2017 thru 2018 Permitting and Construction 2018 thru 2019 8
Joint Development Opportunity Site Fairview Heights Los Angeles County 1.44 acres County Department of Public Social Services 9
Community Outreach Attended more than 25 community meetings and events over the last year Sent meeting notice e-blasts to database with more than 5,000 recipients Social Media Campaign Over 3,500 Take Ones dropped in the neighborhood near the sites and 4,000 on Metro buses and trains 10
Workshop #1 Recap Community Workshop #1: Saturday, April 2, 2016 at St. John Chrysostom Church Over 30 community members including residents, property owners, businesses, and other stakeholders Dot Exercise - participants were given the opportunity to demonstrate their preferences for 12 different potential uses Roundtable Discussions 11
Dot Exercise Findings FAIRVIEW HEIGHTS STATION USE BOARD SUMMARY Participants voted on their preferences for uses with 4 green yes stickers and 2 red no stickers 14 13 12 11 9 9 TOP YES ANSWERS Neighborhood Retail Restaurant Transit Plaza / Gathering Space Market Rate Housing Café Neighborhood Market TOP NO ANSWERS 5 4 4 Affordable Housing Health Center Job Center 8 Live-Work Loft 8 Youth Center 8 Affordable Housing VOTING BY USE CATEGORIES 12
Top Three Yes Uses Neighborhood Retail Shops with eateries, art studios encourage positive community interaction. Restaurant Something healthy, sit down, with real plates. Transit Plaza / Gathering Space Bike parking. Shaded. Waiting Areas. 13
ts: Top Three No Uses N USE BOARD APPENDIX 4 YES 4 NO Job Center Comments: 3 YES Affordable Housing Too large a tax base of affordable housing will decrease our tax base. Health Center Commen ents: ts: ts: N USE BOARD APPENDIX 4 NO 3 YES 4 NO Health Center It s a 9-5 use that doesn t promote a 24- hour community. Health Center Commen Job Center The community needs job training for our youth. ents: 2 YES 14 Art Gallery Comments:
Workshop #1 Small Group Discussions 6 questions were asked at the breakout tables: 1. Fill in the blank In 5 years, the Fairview Heights Station will be in full operation and this neighborhood will be? 2. What types of uses would you like to see at this site? 3. What would be the look, feel, or design of a successful project here? 4. What are some community needs a future project here could help meet? 5. Is there a project or place you enjoy that we can look to for inspiration for this site? 6. As Metro moves forward on this development, how would you like to stay informed and involved in the process? 15
What We ve Heard 16
Recurring Themes 1. Connection to the existing arts-oriented community. 2. Pedestrian connectivity from the train station to Edward Vincent Junior Park. 3. Use of the local architectural style to reflect the surrounding context and scale. 4. Incorporate quality neighborhood-serving retail. 5. Provide high quality mixed-use residential that serves a range of incomes. 17
1. Connect to the existing ARTS COMMUNITY. Everything has left the community. We need to bring things back and make this a whole community. Give back to the artist community who have contributed their identity and social support to the area. Connection to arts use with shops with eateries, art studios encourage positive community interaction. Participants were in favor of live-work lofts along the alley between the County property. Activate the ground level with art studios and living space above. 18
2. PEDESTRIAN CONNECTION from station to park. Create a reason to get off the train. Activate the park and draw park users. Participants expressed the need to connect the site, the train station, and Edward Vincent Junior Park. Create physical connection with walking and bike paths, landscaping, public art, lighting and safety. Create programmatic connection to the outdoor amphitheater, Inglewood Playhouse - summer concerts, free shows, a community focused effort. Provide a transit plaza that is vibrant, colorful and an inviting gathering space. 19
3. Use the LOCAL ARCHITECTURAL STYLE to reflect the surrounding context and scale. The architecture should reflect the neighborhood; not modern architecture. Provide a mixed-use project with neighborhood-serving retail at the ground floor with housing above. Responsive to the look, feel, and scale of adjacent Fairview Heights neighborhood comprised mostly of one-story single-family residences to the north. Once in a lifetime investment. 20
4. Incorporate QUALITY NEIGHBORHOOD-SERVING RETAIL. Stay here, work here, shop here! Need for neighborhood-serving retail that invests in the community: locally-owned and keeps money here. Interest in quality retail, ideally with a connection to the arts oriented community. Potential uses include sit-down restaurants and cafes, grocery store with fresh produce, entertainment use and small businesses like dry cleaners or art supply/stationary store. 21
5. Provide high QUALITY MIXED USE RESIDENTIAL that serves a range of incomes. Housing that protects stable-income people. Provide quality mixed-income housing, the area could use better housing stock including 2-3 bedroom units for families. Strong consensus for a mixed-use development with ground floor retail and housing above. Quality management is needed, regardless of use. 22
Additional Considerations Parking participants were in favor of subterranean parking as a means to activate the ground level - you don t want to use land for cars. Youth Population Participants noted the needs of the youth population in Fairview Heights, highlighting the need for uses that help the younger population develop as healthy individuals and stay, not leave. Community Input as the project progresses, community members would like to continue to receive updates from Metro. Once a developer is selected, they should conduct community meetings to solicit feedback on the projects. 23
Market Analysis: RESIDENTIAL Inglewood portions of Station Area have higher owner occupancy relative to the City of L.A. portion. Home prices/sales are near to prerecession performance levels. Prices remain affordable compared to the rest of the surrounding region. Less than 30% of units were built after 1970. Majority of households (70%) in the Station Area are renting - 59% of housing units are in multi-family buildings. Most multi-family buildings are located in the City of L.A. Attractive single-family homes northwest of the station. Source: Dataquick, HR&A Santa Rosalia Apartments in Inglewood, where asking rent for a 2-bed/1-bath is $2,215. 24
Market Analysis: RESIDENTIAL Based on our demand analysis, the Fairview Heights Station Site could capture a substantial number of new residential units, especially rentals. Potential Supportable Residential Units at Fairview Heights Station Site (2015-2025) (2025-2035) 290 Rental Units 50 For-Sale Units 310 Rental Units 40 For-Sale Units Source: Dataquick, HR&A 25
Market Analysis: OFFICE No office space in the Fairview Heights Station Area, but cluster of industrial properties along the rail right-of-way. Commercial buildings in the northeast portion of the Station Area are in poor condition. Major new office space is unlikely to be supported; modest amount of neighborhood-serving office is a possibility. Fairview Heights Station Area Industrial Properties Much of the office space is low-rise storefront office. Source: CoStar, Google Maps 26
Market Analysis: OFFICE Given that the Fairview Heights Station Area is not an employment center, any office demand will likely be driven by neighborhood-serving office. Potential Supportable Office Space at Fairview Heights Station Site (2015-2035) 13,000 40,000 SF Neighborhood-serving office includes professional services like insurance, real estate brokerage, and dental offices. 27
Market Analysis: RETAIL Very limited retail immediately adjacent to Fairview Heights Station. Fairview Heights Station Area Retail Large share of Station Area retail is standalone and suffers from disinvestment. Most food stores in area are mini marts; no major supermarkets within the Station Area itself. Vacancy is high in shopping centers within the sub-market. Unlikely that this site will support a major retail development; smaller, neighborhood retail could potentially be supported. Source: CoStar, ESRI 28
Market Analysis: RETAIL Given the Fairview Heights Station Area s character, major retail development is unlikely; we estimate support for 7,000 20,000 SF across 20 years on this site. Potential Supportable Retail at Fairview Heights Station Site (2015-2035) Neighborhood- Serving Retail Store Size Range 1,000 2,500 SF Examples: Dry cleaner, florist, beauty salon, locksmith Neighborhood- Serving Dining Store Size Range 1,000 3,000 SF Examples: Cafes, coffee shops, bakery Source: CoStar, ERA 29
Joint Development - Stations 1. Commercial Uses 2. Community Amenities 3. Housing 4. Design and Planning 5. Metro Joint Development 30
Comments, Concerns, and Ideas Have we captured your input? Ask the Joint Development team Fill out our Feedback Form/Survey Submit comments on our webpage: metro.net/projects/jdcrenshawlax/ 31
Next Steps Incorporate today s comments Post draft Development Guidelines Receive Metro Board approval for Development Guidelines Issue Request for Proposals Metro Board approval of recommended Developer(s) 32