Crenshaw/LAX Transit Corridor Joint Development FAQs
Joint Development projects reflect the regional vision of shaping communities that are healthy, sustainable, and mobile. The expansion of LA County’s rail system presents an unprecedented opportunity to support the growth of communities along transit corridors in a way that promotes walkable and bikeable places, improves access to jobs and economic opportunities, and creates more opportunities for mobility and transit ridership. Through a community-driven process, Joint Development projects can help shape a vibrant built environment for existing and future residents to live, work, play, and commute.
Metro is committed to a community-driven visioning process and keeping the community apprised throughout the Joint Development process by thoroughly engaging community stakeholders, including: residents, community organizations, businesses and property owners, governmental agencies, and religious, educational and cultural institutions.
We welcome project-specific feedback and encourage community members to attend upcoming workshops and stakeholder meetings to be held along the Crenshaw/LAX Corridor. These meetings provide an opportunity for the community to voice concerns, priorities and visions that will guide Metro’s professional design consultants and directly influence the Development Guidelines for every Joint Development Opportunity Site. Information on upcoming meetings can be found online as well.
Metro’s commitment to stakeholder engagement extends beyond initial community outreach. Once a developer is selected for an opportunity site, our Exclusive Negotiation Agreement highlights a commitment from the development team to ongoing community engagement as individual project design evolves. We highly encourage community members to stay involved in this process as this allows the developer to continue to elicit, discuss and incorporate community comments and aspirations regarding specific projects.
We need your input to answer that question! We encourage the public to join Metro Joint Development staff and our design team in spring of 2016 for our community engagement events. More information on upcoming meetings can be found online as well. These events serve as a fundamental community-driven first step in generating a vision for each site. Based on the community’s input, current zoning, and project goals, Metro will prepare Development Guidelines to aide developer proposals that are location-conscious and considerate of the community’s desires. As such, we highly encourage you and your fellow residents to get involved and help shape the future of your neighborhood.
In 2015, Metro adopted an updated Joint Development policy with the objective of increasing affordable housing units in Joint Development projects to a portfolio-wide average of 35%. However, every Joint Development site is unique and reflective of the area and community needs around it. Our comprehensive community engagement process looks to each community to identify local desires, priorities and objectives within each Joint Development project. This is a crucial step in determining the program use of the sites. Also, you can view more information on affordable housing efforts within Metro’s Joint Development Program .
The two County facilities and their services will be relocated as part of County of Los Angeles plans to maximize their property value and benefit the citizens of the county. Presently, the properties house a Probation Department facility located adjacent to the Expo/Crenshaw Station and a Department of Public Social Services (DPSS) facility located adjacent to the Fairview Heights Station.
The County is considering another underutilized County-owned building at 3965 S. Vermont in Los Angles as a replacement location for the Probation facility. The County is also exploring existing space within other DPSS offices to relocate the services in the currently underutilized DPSS facility. Also, you can view more information on County consolidation plans .
The current Opportunity and Exploratory sites along the Crenshaw/LAX alignment were chosen based on their location and transit supportive and/or public benefit potential. Generally, these properties are Metro-owned parcels of land acquired for transit projects and utilized as interim construction staging or other transit supportive uses such as parking lots. Presently, the proximity of two county-owned properties to proposed Metro stations along the Crenshaw/LAX Line alignment have facilitated Metro and County discussions to formalize an arrangement whereby Metro will administer the Joint Development process on behalf of the County.
The Metro Joint Development process consists of the following key milestones:
A cumulative result of a robust community-driven process with assistance of outside design consultants, the Development Guidelines can set the program use, massing, and architecture/urban design expectations for development proposals on Opportunity Sites. They also highlight key community priorities and goals for specific sites.
After the Metro Board of Directors (Board) approves the Development Guidelines, solicitation for project proposals begins. The Guidelines are included in these Requests for Proposals (RFPs), which are offered to the development community on a competitive basis.
- Exclusive Negotiations Agreement (ENA): Once a Developer is selected, an ENA is executed following approval of the Metro Board. The Developer then progresses the architectural design while continuing to engage with and seek input from the community. During the course of the ENA, Metro and the Developer negotiate financial terms for a long-term lease arrangement.
- Joint Development Agreement and Ground Lease: When the Developer has received entitlements from the local jurisdiction and environmentally cleared the project, and the financial terms have been negotiated, Metro staff will present the terms of the Joint Development Agreement and Ground Lease to the Metro Board for consideration. If approved, the Developer proceeds with securing building permits and constructing the project.
The project schedule for each site is subject to the Developer selection and their timeframe. A typical Joint Development process takes an estimated 5 years from inception to construction completion.
- Mailing List: Metro’s Joint Development team keeps an updated stakeholder list and apprises interested parties/individuals of upcoming meetings about new developments. This includes public meetings, such as those held by the Metro Board and/or City Planning Commission, and outreach-specific meetings focused on project development. Also, sign up for our Joint Development Mailing List .
- Crenshaw/LAX Transit Project and Joint Development Program webpages : Information will be updated as individual projects on the alignment develop.
- Metro staff: Project staff is available to answer questions or attend meetings to update larger groups of stakeholders. For questions regarding Joint Development efforts along the Crenshaw/LAX Transit Corridor, please contact Nick Saponara at SaponaraN@metro.net or email email@example.com .