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Joint Development - Expo/Crenshaw Station

In January 2014, Metro broke ground on the Crenshaw/LAX Transit Project , an 8.5-mile, eight-station light rail transit line running from the Metro Exposition Line at Crenshaw and Exposition Boulevards to the Metro Green Line at the Aviation/LAX Station. The Crenshaw/LAX Line will serve the cities of Los Angeles, Inglewood and El Segundo, and portions of unincorporated Los Angeles County. In addition to providing significant regional environmental benefits and supporting economic and employment growth, the project presents new opportunities for Joint Development that merge transit and neighborhood development to promote Transit Oriented Communities (TOC) along the corridor.

In anticipation of the planned completion of the Crenshaw/LAX Line in 2019, Metro prepared a Joint Development Strategic Plan to guide implementation of TOC activities. The Strategic Plan sought to:

  • Identify potential Opportunity and Exploratory Sites
  • Identify strategic public sector partnerships
  • Outline a robust community engagement process
  • Define a timeline for implementation

Expo/Crenshaw Station Opportunity Site

Metro has identified land at the future underground Expo/Crenshaw Station along the Crenshaw/LAX Transit Project alignment for Joint Development:

An additional Opportunity Site has been identified in close proximity to the future Fairview Heights Station, located midway along the under-construction Crenshaw/LAX Transit Project. More information on the Fairview Heights Station Opportunity Site may be found on the project webpage .

County Partnership

Parcel 2 of the Expo/Crenshaw Opportunity Site is County-owned and currently houses a Probation Department facility located at 3606 W. Exposition Boulevard in the City of Los Angeles, across the street from the planned entrance to the underground Expo/Crenshaw Station. The County has initiated steps to vacate the facility in order to repurpose the site for community-serving transit-oriented development to be carried out by a third party developer. Metro and the County are working jointly to administer the joint development of the County and Metro properties, including soliciting, selecting and negotiating with a developer(s).

Exploratory Sites

There are numerous Metro-owned sites along the Crenshaw/LAX Transit Project alignment, including some smaller parcels that are being explored for Joint Development potential. Should these Exploratory Sites not be fit for Joint Development, further measures will be taken to examine their transit supportive and/or public benefit use potential. Additional information on the Exploratory Sites may be found in the Crenshaw/LAX Transit Corridor Joint Development Strategic Plan

Long-Term ENA Approved by Metro and County Boards

In late 2017/early 2018, the Metro Board of Directors and Los Angeles County Board of Supervisors approved entering into a Short Term Exclusive Negotiation Agreement and Planning Document (ENA) with Watt Companies for joint development of Metro and County-owned parcels at the Expo/Crenshaw Station. The Short Term ENA provided an interim period before executing a long term ENA so that the community could provide input on the proposed project and the developer could identify a community-based organization to partner with on the development of the project. In the spring of 2018, Watt Companies entered into an agreement with West Angeles Community Development Corporation (WACDC) to partner in the execution and operation of the project, and also held community meetings to solicit input on the proposed project. Based on community feedback, Watt Companies has refined the proposed project to increase the share of the affordable units to include a minimum of 20-25% of the residential units as affordable to households earning 30-80% of the Area Median Income (AMI).

At their September Board meetings, the Metro Board of Directors and County Board of Supervisors approved entering into a long term ENA with Watt Companies. Information on the Metro Board action can be found in the meeting recap here , and the County Board decision here . Over the coming months, Watt and WACDC will continue engaging local stakeholders to refine the project to ensure that community priorities are realized through this important development opportunity. Please visit Watt’s project website to stay up to date on upcoming events, and provide input and feedback via their online survey .

Metro welcomes your input on the upcoming Joint Development efforts. Please share your thoughts and comments in the form below:

Fill out my online form .

Why Joint Development? Why my community?

Joint Development (JD) 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, JD projects can help shape a vibrant built environment for existing and future residents to live, work, play, and commute.

How can I get involved?

Metro is committed to a community-driven visioning process and keeping the community apprised throughout the JD process by thoroughly engaging community stakeholders, including: residents, community organizations, businesses and property owners, governmental agencies, and religious, educational and cultural institutions.

Metro welcomes project-specific feedback and, in preparation for upcoming developer-driven outreach endeavors, encourages community members to visit our Past Meetings page and review the Expo/Crenshaw Station Development Guidelines , which were directly influenced by community input received through an intensive round of community outreach in spring of 2016.

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. Information on future events can be found on our Upcoming Meetings page.

Questions and comments regarding involvement opportunities throughout the JD process may be directed to or submitted using our comment form .

What will be developed on the Expo/Crenshaw Station Opportunity Site?

Metro looks to the community around the Expo/Crenshaw Station to answer this question. In spring of 2016, Metro JD staff and design consultants hosted a series of community stakeholder roundtables and workshops and attended numerous community group events to solicit input, a fundamental first step in generating a vision for the Opportunity Site. Based on the community’s feedback, current zoning, and project goals, Metro prepared the Expo/Crenshaw Station Development Guidelines to aide developer proposals that are location-conscious and considerate of the community’s desires. Once chosen, the developer of the Opportunity Site will continue to engage with and seek input from the community to progress the architectural design and programming of the two sites.

We highly encourage community members to stay involved throughout the JD process at the Expo/Crenshaw Station Opportunity Site to help shape the future of the neighborhood. More information on Metro’s outreach to date may be found under Past Meetings .

Will the sites include affordable housing?

In 2015, Metro adopted an updated JD policy with the objective of increasing affordable housing units in JD projects to a portfolio-wide average of 35%. However, every JD 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 JD project. This is a crucial step in determining the program use of the sites. You can view more information on affordable housing efforts within Metro’s JD Program’s Affordable Housing page.

What is happening to the public services currently provided at the County facility proposed for redevelopment?

The County of Los Angeles intends to vacate its facility on Parcel 2 of the Opportunity Site as part of the County’s plans to repurpose the property for high-quality transit oriented development. Presently, this property houses a Probation Department facility located adjacent to the existing at-grade Expo/Crenshaw Station. The County is considering another underutilized County-owned building at 3965 S. Vermont in Los Angles as a replacement location for the Probation Department facility. More information on County consolidation plans may be found in the LA County Board of Supervisors approval to execute a Memorandum of Understanding between the County and Metro.

How are Joint Development Sites chosen?

Construction of the Crenshaw/LAX Transit Project presented an unprecedented opportunity to create additional public benefits around future transit stations. In 2015, the Metro Board of Directors (Metro Board) directed staff to develop a strategic plan for JD efforts along the future line and to work with public sector partners to implement JD activities on publicly-owned land. The Crenshaw/LAX Transit Corridor Joint Development Strategic Plan , released in June 2015, identified the current Opportunity and Exploratory sites along the alignment based on their location and transit supportive and/or public benefit potential. More information on the Fairview Heights Station Opportunity Site may be found on the project webpage .

What are major milestones in the Joint Development process?

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 Opportunity Sites. They also highlight key community priorities and goals for specific sites. View the Development Guidelines for the Expo/Crenshaw Opportunity Site .

    After the Metro Board approves the Development Guidelines, solicitation for project proposals begins. The Guidelines are included in this Request for Proposals (RFP), 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 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.
  • 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.

What is the overall time frame for each Opportunity Site development?

The project schedule for each site is subject to the developer selection and their timeframe. A typical JD process takes an estimated 5 years from inception to construction completion.

How do I stay informed?

  • Mailing List: Metro’s JD 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 for our JD Mailing List and make sure to select “Expo/Crenshaw Station.”
  • Crenshaw/LAX Transit Project and JD Program webpages: Information will be updated regularly as the projects develop.
  • Metro staff: Project staff is available to answer questions or attend meetings to update larger groups of stakeholders. For questions regarding JD efforts along the Crenshaw/LAX Transit Project alignment, please contact Nick Saponara  at or email .

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