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Joint Development – Fairview Heights 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

Fairview Heights Station Opportunity Site

Metro has identified land in close proximity to the future Fairview Heights Station along the Crenshaw/LAX Transit Project alignment for Joint Development:

Fairview Heights Site

An additional Opportunity Site has been identified at the future underground Expo/Crenshaw Station, located at the northern terminus of the Crenshaw/LAX Transit Project alignment. More information on the Expo/Crenshaw Station Opportunity Site may be found on the project webpage .

County Partnership

The Fairview Heights Opportunity Site is County-owned and currently houses a Department of Public Social Services facility located at 923 E. Redondo Boulevard in the City of Inglewood, across the street from the future Fairview Heights 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 property, 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 .


L.A. County to Consider Developer for Fairview Heights Station Joint Development

In January 2017, Metro and the County of Los Angeles released a Request for Proposals (RFP) for joint development of a County-owned site across from the proposed Fairview Heights Station along the future Crenshaw/LAX Line. The RFP included site-specific Development Guidelines which were prepared following an extensive community engagement and visioning process. Proposals to redevelop the site were due in April 2017, and following a thorough evaluation, the Los Angeles County Board of Supervisors will consider staff’s recommendation to enter into an Exclusive Negotiation Agreement and Planning Document (ENA) with a development team consisting of LINC Housing and National Community Renaissance. During the ENA, the Developer will conduct community outreach, refine the project scope, as necessary, and negotiate the terms of a development agreement and ground lease.

The Los Angeles County Board of Supervisors will consider the ENA at their November 14 , 2017 meeting. Additional details on the proposed project and the evaluation process can be found in the County Board Letter . The Board of Supervisors meeting is open to the public and will be held at Kenneth Hahn Hall of Administration located at 500 West Temple Room 381B Los Angeles, CA 90012.


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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 Fairview Heights 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 jointdevelopment@metro.net or submitted using our comment form .

What will be developed on the Opportunity Site?

Metro looks to the community around the Fairview Heights 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 Fairview Heights 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 site.

We highly encourage community members to stay involved throughout the JD process at the Fairview Heights 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 site 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 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 Department of Public Social Services (DPSS) facility located across the street from the future Fairveiw Heights Station. The County is exploring existing space within other DPSS offices to relocate the services in the currently underutilized DPSS 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 Expo/Crenshaw 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 Fairview Heights Opportunity Site.

    After the Metro Board of Directors (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 “Fairview Heights 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 SaponaraN@metro.net or email jointdevelopment@metro.net .

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