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
- Site Map
- Satellite Map
- Fairview Heights Opportunity Site Profile
- Fairview Heights Development Guidelines
- Acres: 1.44
- Location: 923 E. Redondo Blvd.
- Jurisdiction: City of Inglewood
- Owner: County of Los Angeles
- Current Use: Los Angeles County Department of Public Social Services
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 .
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. 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).
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 .
On February 8, 2018, Los Angeles County entered into an Exclusive Negotiation Agreement (ENA) with LINC-CORE Fairview Metro, L.P., a partnership between LINC Housing and National CORE, to construct a residential and commercial development on County-owned property in the City of Inglewood at 923 East Redondo Blvd across from the future Fairview Heights Station. The development team has refined the project scope to include 101 affordable units and is preparing to begin to entitlement process for the project. Moving forward, the County of Los Angeles Community Development Commission will administer joint development of this site. Questions regarding this project can be directed to Lynn Katano at Lynn.Katano@lacdc.org .
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.
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.
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 .
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.
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.
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 .
The Metro JD 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. 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.
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.
- 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 firstname.lastname@example.org .