Division 6 – Venice
In January 2016, the Metro Board adopted a motion calling for a community-based process to determine a new use for Division 6, the former Metro bus maintenance facility, through Metro’s Joint Development Program. This site is 3.12 acres located at 100 Sunset Avenue in the heart of the Venice community, just a few blocks from the beach and Abbot Kinney Boulevard. The site had been in operation as a transit facility for over 100 years before being decommissioned in 2016.
In the fall of 2018, Metro’s Joint Development department initiated an outreach effort to facilitate a community visioning process for the long-term reuse of the site. The team used various methods to gather feedback and ideas about how the site could be developed to have broader positive community impact, increase mobility connections and improve quality of life.
This feedback is being utilized to create Development Guidelines, which will help Metro solicit proposals from developers, evaluate their work and guide building. Once the Development Guidelines are finalized and approved by the Metro Board the developer solicitation and selection process will begin.
Joint Development Process.
Metro’s Joint Development team thanks Venice stakeholders for feedback on the Draft Development Guidelines for the Division 6 site, released on April 1, 2019.
At this time, the comment collection process is complete, and the Guidelines have been updated to reflect community input. The updated Guidelines will be presented to the Metro Board of Directors for approval at its regular meeting in June 2019.
The Guidelines define a vision for long-term development of the site based on extensive community outreach initiated in the fall of 2018. The Guidelines identify land use policies and regulations that currently apply to the site and provide additional specific requirements and objectives such as building height, density, pedestrian circulations, public art, ground floor uses and more. Once the guidelines are finalized and approved by Metro’s Board they will be utilized to solicit interest from developers and will be the basis for Metro to evaluate and ultimately select the best suited project. A Request for Interest and Qualification (RFIQ) will be released in the Summer of 2019 after Board approval of the Guidelines.
- DRAFT Development Guidelines (5MB PDF)
On February 20, 2019, Metro held an open house to summarize what Metro heard through the outreach process and present and gather feedback on the preliminary elements of the draft Development Guidelines. There were five stations summarizing different sections of the proposed development guidelines. Each station had a facilitator to capture feedback and answer questions. In addition, a pop-up open house was also held on March 1, 2019, at the Venice Farmers market. The five stations included information about the following topics:
- Station 1 : The Joint Development Process, Development Guidelines and Outreach Efforts
- Station 2 : Community Space, Housing, and Other Uses
- Station 3 : Circulation, Organization and Pedestrian Experience and Scale, Massing, and Character
- Station 4 : Neighborhood Connectivity, and Transportation and Mobility
- Station 5 : Sustainability and Resilience.
Metro welcomes you to share any thoughts or comments about the project via our online comment form .
Metro plans to begin developer solicitation in the Summer of 2019.
In the fall of 2018, Metro’s Joint Development team initiated an outreach effort to facilitate a community visioning process for the long-term reuse of the site. The team used various methods to gather feedback and ideas about how the site could be developed to have broader positive community impact, increase mobility connections and improve quality of life.
Summary of Outreach Efforts to Date
- Series of focus group sessions
- Workshop 1: What is the Community’s Vision, October 25, 2018
- Workshop 2: Refining the Vision. December 1, 2018
- Open House: Preview of Development Guidelines, February 20, 2019
- Information booths at the Venice Farmers Market
- "Virtual Workshops" with over 1,300 participants
- Participation in various Venice community events
- 9,000 hand-delivered information flyers
- Comments received through project website, comment cards, email, and social media
At any point during this process, Metro welcomes you to share any thoughts or comments about the project via our online comment form . Sign up for email updates about this project via our sign up form .
Division 6 Frequently Asked Questions
In 2015 a new state of the art bus yard, “Division 13”, was opened near Metro’s headquarters. Metro re-evaluated bus operating divisions and recommended deactivation of Division 6 concurrently with the phased opening/activation of Division 13.
In January 2016, the Metro Board adopted a motion calling for a community-based process to determine a new use for the former Metro bus maintenance facility and yard known as Division 6 through Metro’s Joint Development Program. Using the Joint Development program for the redevelopment of the Site would allow Metro to ensure that the agency looks broadly at its ability to have positive impact on creating transit supportive communities and increasing transit ridership. The Site fits within Metro’s desired transit-oriented community (TOC) profile, due to the broad range of uses within walking distance of the Site, the presence of pedestrian and bike-friendly infrastructure, and proximity to transit. The Site is served by several high-ridership bus lines, including one of Metro’s busiest Rapid lines, the 733, with 10-minute headways in peak hours.
Given the competing demands for land use in Venice and the high-profile location of this property, as well as Metro’s commitment to supporting TOCs, using the Joint Development program to manage the redevelopment of this site would allow Metro to be a good neighbor and give back to the community that has hosted it for so many years.
The Metro Joint Development Program is a real estate management and development program for properties owned by Metro within Metro’s Transit Oriented Communities Department. Transit-oriented communities (TOCs) are those that create and embody land use planning and community development policies that maximize access to transportation as a key organizing principle. TOCs promote equity and sustainable living by offering a mix of uses (e.g. housing, jobs, shopping, services) close to transit to support households at all income levels, as well as building densities, parking policies, urban design elements and first/last mile facilities that promote ridership and reduce auto dependency.
The Metro JD process consists of the following key milestones:
Development Guidelines: 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 Joint Development sites. They also highlight key community priorities and goals for specific sites.
After the Metro Board approves the Development Guidelines, solicitation for project proposals begins. The Guidelines are included in this Request for Proposals (RFP) or Request for Interest and Qualifications (RFIQ), which is 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 to the architectural design phase 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.
JD 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 JD Agreement and Ground Lease to the Metro Board for consideration. If approved, the developer proceeds with securing building permits and constructing the project.
Metro looks to the community around the Division 6 site to answer this question. We aim to have a broader positive community impact, increase mobility connections and improve quality of life – all of which is now shaping the vision for the long-term development of the Division 6 site.
In Fall of 2018, Metro JD staff and design consultants hosted a series of community stakeholder workshops and attended community events to solicit input, a fundamental first step in generating a vision for the site. Based on the community’s feedback, current zoning, and project goals, Metro is preparing the Division 6 Development Guidelines to aide developer proposals that are location-conscious and considerate of the community’s desires. Once chosen, the developer of the site will continue to engage with and seek input from the community to progress the architectural design and programming of the site.
We highly encourage community members to stay involved throughout the JD process for the Division 6 site to help shape the future of the community. More information on Metro’s outreach to date may be found under Project Updates.
Metro will seek proposals for development of the Site starting in the Summer of 2019. The selected developer will work closely with the community and Metro to refine the proposal so that the developer may then seek approval from the City of Los Angeles to build. Once the City has completed its review and has given the developer a green light, Metro will enter into a “Joint Development Agreement” (JDA) with the developer, which lays out the requirements, rights and responsibilities for developing the property. Under the JDA, it typically takes 18 to 24 months to construct the project.
In 2016, 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%. This means that some projects may be 100% affordable while others may have little or even no affordable housing. Every Joint Development site is unique and reflective of the area and community needs around it. Our community engagement process looks to each community to identify local desires, priorities, and objectives within each Joint Development project and balance that with the regional need for housing. You can view more information on affordable housing efforts within Metro’s Joint Development Program .
Metro itself is not building homeless housing on the site, however, while Metro completes the planning process for Joint Development, the City of Los Angeles will temporarily lease the land to provide temporary housing under its “A Bridge Home” program. “A Bridge Home” is designed to replace concentrations of homeless encampments with temporary, safe, secure, and humane housing and services that provide individuals experiencing homelessness with a bridge to permanent housing.
For more information :
CD 11 – FAQ: Bridge Home Venice
Mayor’s Office – A Bridge Home: A Plan to End Homelessness
The Development Guidelines reflect the vision developed through a robust outreach effort conducted in 2018 and 2019. This document will be used to select a developer for the site. Once a developer is selected for a joint development 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. To stay up to date, sign up for our mailing list – we send email about once a quarter – or check our Project Updates tab for information on upcoming events.
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. Sign up Here
Metro staff: Project staff is available to answer questions or attend meetings to update larger groups of stakeholders.
For questions regarding Division 6 Joint Development efforts please email Division6@metro.net