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Joint Development - North Hollywood Station

The North Hollywood (NoHo) Station is at the intersection of the Red and Orange Lines, a major transit hub in the San Fernando Valley, and Metro’s third busiest station with over 28,000 daily boardings. Metro owns 15.6 acres surrounding the Station which include the Orange Line turnaround, a local bus plaza and 950 transit parking spaces. At the heart of the rapidly developing NoHo Arts District, the site has the potential to be a transformative center for the area and an iconic example of the TOC approach to development.

Metro is in an Exclusive Negotiations Agreement (ENA) with developer Trammell Crow Company, whose vision includes a new integrated transit center, a central square and community gathering space tying together the West and East sides of Lankershim, replacement transit parking in a structure, and a new mixed-use development that would transform the area.

Project Site Information:

Project Documents


The success of the North Hollywood Joint Development will be driven by the quality of collaboration with community stakeholders throughout the project visioning and design process. As a first step, Metro hosted a series of focus groups and community meetings to hear from local stakeholders about their thoughts for future development at North Hollywood Station. Based on the feedback received , the Metro Board adopted a Guide for Development for the North Hollywood Station that specifies standards and guidelines for development on the site to ensure that the project meets Metro and community goals. More recently, Metro held a community meeting to recap the project goals and introduce the developer selected to partner with Metro on joint development of the site.

Our partnership with the community is ongoing. Please use the online comment form below or send us an email at jointdevelopment@metro.net to tell us what you would like to see at North Hollywood Station. Going forward, the developer will be hosting a series of community meetings to discuss their proposal for the site. Stay updated on upcoming outreach meetings and workshops by signing up through our Joint Development Mailing List .

Metro welcomes your input on the project proposals. Please share your thoughts and comments in the form below.

Fill out my online form .

Exclusive Negotiation Agreement with Developer Executed

In May 2017, the Metro Board authorized an Exclusive Negotiation Agreement with Trammell Crow Company (TCLA) and Greenland USA to pursue joint development of Metro’s property at the North Hollywood station. Over the course of preliminary negotiations, one developer partner, Greenland USA, determined that they were no longer able to participate in the development partnership and assigned their rights to Trammell Crow Company.

Over the next year, Metro will be working closely with Trammell Crow Company to shape the joint development of Metro’s property at the North Hollywood Station, and community outreach will be an ongoing part of the process. Environmental clearance and entitlement work is expected to start at the end of 2018. Earlier this year, the Metro Board authorized an Exclusive Negotiation Agreement (ENA) with Trammell Crow Company after Greenland USA withdrew its participation.

Project History

June 2017

Metro entered into an Exclusive Negotiation and Planning Agreement (ENA) with developer team Trammell Crow Company/Greenland. Greenland withdrew participation in joint development. Metro continued on with Trammell Crow Company.

July 2016 - May 2017

Developer team shaped project to meet needs identified in the Guide for Development and accommodate transit infrastructure.

June 2016

Metro entered into a Short Term ENA with developer team Trammell Crow Company/Greenland

April 2016

Metro received one proposal submitted jointly by short-listed developers Trammell Crow Company and Greenland USA.

December 2015

Metro released a Request for Proposals (RFP), which included the Guide for Development.

November 2015

Metro developed a Guide for Development for the North Hollywood site based on community input. Metro Board adopted the Guide at its December meeting.

Fall 2015

Metro Joint Development team undertook a community outreach process that included meetings with local stakeholders, residents, business property owners, community organizations, and public agencies as well as two public workshops.

March 2015

Metro released a Request for Interests and Qualifications (RFIQ) to create a short list of developers for the North Hollywood site.


North Hollywood Station Joint Development Frequently Asked Questions

LOCATION

Where is the site? What parcels of land are part of the North Hollywood (NoHo) Station site?

The NoHo Station site includes the end stations of both Metro Red and Metro Orange Lines near Lankershim and Chandler Boulevards in Los Angeles, California. Metro owns 15.6 acres around the station that make up the total NoHo Station site.

TRANSIT

Will this development prevent a potential conversion of the Orange Line from bus rapid transit (BRT) to light rail (LRT)?

No – Metro’s Engineering & Construction staff will coordinate with the selected developer team to ensure that the development does not prevent the option of LRT conversion and other enhancements to the Metro system.

What’s happening to the parking?

Transit parking will be accommodated as part of the development project.  Metro has recently implemented a Paid Parking Pilot Program and is in the process of assessing the demand for parking at the station. Additional parking will be provided to accommodate new development to avoid “spillover” impacts on surrounding neighborhoods. Where possible, shared parking, unbundled parking, and parking guidance systems will be implemented.

PROPOSED DEVELOPMENT

Who is involved?

Metro owns the land at the NoHo Station site. The City of Los Angeles has regulatory control over the land use for the site. In order for Joint Development to occur, the project must secure environmental approvals and entitlements from the City of Los Angeles. Then the Metro Board must approve a Joint Development Agreement and long-term ground lease for the site. Metro Joint Development staff will work with the community, the developer, and the Metro Board to guide and deliver a development project that meets the community needs and Metro’s Joint Development Policy objectives.

Who is the developer?

The developer for the NoHo Station site is Trammell Crow Company (TCC), one of the nation’s oldest developers of and investors in commercial real estate. TCC was selected through the Request for Proposals (RFP) process after being identified as the developer with the best design, strongest financial feasibility, and best conformance to the Development Guidelines and goals and policies of the Metro Board.

What will be developed on the site?

Because we are in the early stages of the design process for the North Hollywood site, this is yet to be finalized. The current development proposal may be found here. Metro completed a Guide for Development in November 2015, following an outreach process in fall 2015 that involved meetings and discussions with community residents and organizations, businesses and property owners, and public agencies. This Guide reflects the goals, concerns, and ideas Metro heard from participants as well as the land use regulations from the City of Los Angeles, and is used to inform and shape development proposals for the North Hollywood site.

Based on the Guide, the project will integrate transit into the surrounding communities with compact, walkable, bikeable places in a community context. The project will create office, retail, transportation, and residential improvements, including affordable housing.

PROCESS & TIMETABLE

When will the development project be done?

The project schedule is subject to the developer’s timeframe. A typical joint development process takes an estimated 5 years from start of the process to construction completion.  More information on the Joint Development timeline is available here .

What are major milestones in the process?

  • Guide for Development: Developed with input from the community, the Guide for Development was presented to the Metro Board on 11/18/15 and 12/3/15 by Joint Development Staff for review and approval.
  • Request for Proposals (RFP): The Board approved the Guide for Development at the December Board meeting. The RFP for the NoHo Station Site was released on December 4, 2015.
  • Exclusive Negotiations Agreement (ENA): The Metro Board approved an Exclusive Negotiations and Planning Agreement (ENA) with Trammell Crow Company at the May 2017 Board meeting. An ENA means that Metro will be negotiating project terms only with the selected Developer.
  • Joint Development Agreement and Ground Lease: During the course of the ENA, Metro and TCC will negotiate financial terms for a long-term lease arrangement and TCC will refine the project concept and seek entitlements, with input from community stakeholders. At the end of the ENA phase, the Metro Join Development team will present the negotiated terms to the Metro Board for consideration. If the Board approves the terms, Metro will enter into a Joint Development Agreement and eventually a Ground Lease with TCC.

COMMUNITY INVOLVEMENT

How can I get involved? What are you doing for community engagement?

Metro hosted community meetings in September and October 2015. During this outreach process, Metro heard from local stakeholders about their thoughts for future development at NoHo Station. You can see a summary of the comments from that initial outreach here and the presentations from the community workshops here. Metro also held a community meeting in April 2017 to re-introduce the project and provide an update on the progress thus far. While this initial outreach process is now over, we are happy to take public comment through our online comment form. You can also reach us by emailing jointdevelopment@metro.net .

The Developer is required to develop a Community Outreach Plan by Metro as part of their Exclusive Negotiation Agreement (ENA). Like any new development project in Los Angeles, the proposed development for the NoHo site will must be locally evaluated for potential environmental impacts under the California Environmental Quality Act. Community input is required during this process.

How do I stay informed?

  • E-blasts: Metro’s JD team will keep an updated stakeholder list and apprise interested parties/individuals of upcoming meetings about the development. 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 mailing list here .
  • Project Webpage: Metro’s project webpage will have regular updates on the project as it develops.
  • Metro staff: Metro staff is available to answer questions on the project or attend meetings to update larger groups of stakeholders. Please contact us at lawsonw@metro.net .

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