NATHAN PELLOW Executive Vice President License No. 01215721 [email protected]

PATRICK MOODY Associate License No. 02024230 [email protected] 1122 VINE STREET hollywood,ca CONFIDENTIALITY AGREEMENT 1122 VINE STREET Colliers International Greater Los Angeles, Inc., a Delaware Corporation, dba Colliers Registered Potential Purchaser shall not make any Informational Materials available to, or disclose International (COLLIERS) has been retained by GSA Group, LLC, (Owner) on an exclusive any of the contents thereof, or discuss any transaction involving the Property with any person other hollywood,ca basis to act as agent with respect to the potential sale of approximately 20,156 square foot than the Registered Potential Purchaser, unless COLLIERS and Owner have approved, in writing, such building sitting on 42,505 square feet of land located in the County of Los Angeles, disclosure provided, however, that the Informational Materials may be disclosed to the Registered at 1122 Vine Street aka 6226 Banner Avenue, in the city of Los Angeles, California and as Potential Purchaser’s partners, employees, legal counsel and institutional lenders (Related Parties) described herein with all improvements now or hereafter made on or to the real property who, in the Registered Potential Purchaser’s judgment, need to know such information for the (collectively, the “Property”). Owner has directed that all inquiries and communications with purpose of evaluating the potential purchase of the Property or any interest therein by the Registered SECTION 1 respect to the contemplated sale of the Property be directed to COLLIERS. Potential Purchaser. EXECUTIVE SUMMARY 4 COLLIERS has available for review certain information concerning the Property which may The Registered Potential Purchaser and such Related Parties shall be informed by COLLIERS of the include brochures, operating statements, financial information and other materials (collectively confidential nature of the Informational Materials and must agree to keep all Information Materials Informational Materials). COLLIERS will not make such Informational Material available to a strictly confidential in accordance to the agreement. The Registered Potential Purchaser understands potential Purchaser until the potential Purchaser has executed a Confidentiality Agreement and acknowledges that COLLIERS and the Owner do not make any representation or warranty as SECTION 2 and, thereby, becomes a Registered Potential Purchaser and agrees to be bound by its terms. to the accuracy or completeness of the Informational Materials and that the information used in the Upon receipt of this Offering Memorandum, you further agree to be bound by the terms set preparation of the Informational Materials was furnished to COLLIERS by others and has not been forth herein. COLLIERS is prepared to provide the Informational Materials for the reader of independently verified by COLLIERS or Owner and is not guaranteed as to completeness of accuracy. PROPERTY DESCRIPTION 6 this Offering Memorandum, or Registered Potential Purchaser’s consideration in connection The potential Purchaser agrees that neither COLLIERS nor the Owner shall have any liability, for with the possible purchase of the Property subject to the following conditions: any reason, to the Registered Potential Purchaser or Related Parties resulting from the use of the Informational Materials. All Informational Materials relating to the Property, which may be furnished to the Registered SECTION 3 Potential Purchaser by Owner or COLLIERS shall continue to be the property of the Owner The Registered Potential Purchaser hereby indemnifies and saves harmless COLLIERS and the Owner and COLLIERS. The Informational Materials will be used by the Registered Potential Purchaser and their respective affiliates and successors, and assigns against and from any loss, liability or OFFICE SALE OPPORTUNITY 10 and may not be copied or duplicated without COLLIERS’s and Owner’s written consent and expense, including attorney’s fees, arising out of any (1) breach of any of the terms of the Agreement must be returned to COLLIERS or Owner immediately upon COLLIERS’s request or when the by the Registered Potential Purchaser or any Related Party, and (2) claim or claims by Registered Registered Potential Purchaser declines to make an offer for the Property or terminates any Potential Purchaser or any of their representatives for commissions, fees and other compensation for discussion or negotiations with respect to the Property. the sale or proposed sale of the Property to the Registered potential Purchaser. Registered Potential Purchaser will be responsible for any and all commissions, fees and other compensation to be paid to SECTION 4 the Registered Potential Purchaser’s Broker. HOLLYWOOD MARKET OVERVIEW 14 EXECUTIVE SUMMARY SECTION 1

THE OFFERING PROPERTY TOURS INVESTMENT HIGHLIGHTS Colliers International has been exclusively retained to market 1122 Vine Street Prospective purchasers are required to contact Colliers to arrange a specific >> Investor, developer, or user opportunity located in the heart of the entertainment capital, Hollywood, CA. In this offering time to tour 1122 Vine Street. The registered potential purchaser acknowledges we will present a unique opportunity to acquire a 20,156 square foot stand- that the property has been offered for sale, subject to withdrawal from the alone office buidling sitting on approximately 42,500 square feet of development market, change of offering price, prior sale, or rejection of any offer due to the >> Walking distance to Hollywood amenities land with a steady income already in place. The subject property is located less terms thereof, lack of satisfactory credit references, or for any other reason, than a mile from the coveted Sunset/Vine and Hollywood/Vine amenities. whatsoever, without notice. The registered potential purchaser acknowledges Transit-Oriented Communities (TOC) that the property is being offered without regard to race, creed, sex, religion, or >> nation origin. The owner is an intended third party beneficiary of the terms of this agreement. >> Current tenant lease expires January 2020 with strong in-place lease income

THE OFFERING PROCEDURE OFFER SUBMISSION >> Located less than a mile from the famous Sunset/Vine & Hollywood/ Vine intersections The Registered Potential Purchaser acknowledges that the Property has been Prospective purchasers are to submit offers to Colliers at the address below: offered for sale, subject to withdrawal from the market, change in offering For office owner/user sale: For land redevelopment: >> Access to both freeway and bus lines price, prior sale or rejection of any offer because of the terms thereof, lack of satisfactory credit references of any prospective Purchaser or for any other NATHAN PELLOW ADAM TISCHER reason, whatsoever, without notice. Executive Vice President Senior Vice President >> Corner positioning and high exposure signage opportunity on Vine Street License No. 01215721 License No. 01766213 Registered Prospective Purchasers and their brokers (if any) will be bound by [email protected] [email protected] the terms of the executed Confidentiality Agreement, which were agreed to >> Interior layout designed for a wide variety of uses prior to the distribution of this information and the Disclaimer contained herein. PATRICK MOODY MICK MOODY Associate Associate License No. 02024230 License No. 01972547 >> Many developments occuring in the immediate area Since the ability to close the transaction according to the terms of the purchase [email protected] [email protected] will be of paramount importance to Owner, inclusion of Prospective Purchaser’s past property acquisition history, and financial statements identifying the MARK TARCZYNSKI >> Secured, gated parking with 40-60 spaces source of funds for the Property’s purchase, would greatly aid the Owner in Executive Vice President License No. 01020868 evaluating the Prospective Purchaser’s offer. Owner will select the Prospective [email protected] Purchaser it deems most qualified and Prospective Purchaser will immediately >> Modern 2005 construction be provided a draft Purchase and Sale Agreement for its review and execution.

4 COLLIERS INTERNATIONAL 1122 VINE STREET 5 PROPERTY DESCRIPTION SECTION 2

PROPERTY OVERVIEW SITE OVERVIEW CHARACTERISTICS

BANNER AVE. 1122 Vine Street, Los Angeles, CA 90038 Address: aka 6226 Banner Avenue >> Large corner lot

APN: 5534-005-024 >> Abundant on-site parking Building Size: ±20,156 SF >> Vine Street address Year Built: 2005

Stories: 1 VINE ST. >> Modern construction

Lot Size: ±42,505 SF / 0.98 Acres EL CENTRO AVE. >> Easily accessible from the 101 Freeway

Parking: Gated parking lot with 40 surface spaces 1.98/1,000

Zoning: LARD1.5 & LAC2 SANTA MONICA BLVD.

Current Tenant: Social Security Administration (GSA)

Lease Exp. Date: January 2020

BANNER AVE. Current Rent: $4.58 PSF / $89,540 per month

Walk Score: 89 (Very Walkable)

Transit Score: 62 (Good Transit)

Bike Score: 76 (Very Bikeable) VINE ST.

6 COLLIERS INTERNATIONAL 1122 VINE STREET 7 EXTERIOR & INTERIOR PHOTOS

8 COLLIERS INTERNATIONAL 1122 VINE STREET 9 OFFICE SALE OPPORTUNITY SECTION 3 BUILDING FLOOR PLAN LEASE ABSTRACT

GENERAL LEASE TERMS

Lessee: Social Security Administration (GSA) Premises Address: 1122 Vine Street, Los Angeles, CA 90038

Rentable SF: 19,530 SF Current Rental Rate: $4.58 per SF, modified gross

Commencement Date: January 12, 2005 Rent: $89,540/month

Current Lease Expiration: January 11, 2020 Term Remaining: 18 months

Rent Increases: Occured January 2015 Total Remaining Obligation: ~$1,679,274 Operating Expenses Security Deposit: N/A $6.25 per rentable SF/year Base Year 2016: Parking: 35 free surface spaces SF per Employee: N/A

APPROXIMATE REMAINING OBLIGATION Lease Type (MG): Total Monthly: Rate PSF/Mo. Remaining Rent: 7/1/2018-1/11/2019 $89,540 $4.58 ~$447,700 1/12/2019-1/11/2020 ~$89,800 $4.60 ~$1,077,600

NOTABLE POINTS

>> “Base year taxes” were approximately $3.78 per square foot. Tenant reimburses taxes over base ($69,314 - 2017/2018)

>> Lessor shall furnish the space as part of rental obligation with the following: labor, materials, equipment, design, fees, etc.

>> Government shall pay $35.00 per hour for overtime heat/air conditioning usage

>> No assignment of the lease shall serve to release the government from liability. Any sublessee or assignee use shall be administrative.

10 COLLIERS INTERNATIONAL 1122 VINE STREET 11 BUILDING SALES & LEASE COMPS OFFICE DEVELOPMENTS

2 5 5808 W. SUNSET BLVD - ICON 959 SEWARD ST. - HOLLYWOOD 959 6121 W. SUNSET BLVD - COLUMBIA SQUARE 5901 W. SUNSET BLVD - EPIC 1 2 3 4 OFFICE - SALES COMPS 1 SALE PSF 5 # ADDRESS BUYER DATE BLDG SF LAND SF SALE PRICE (BLDG) 7 6 1 905 Cole Ave User 2/2/18 5,000 6,163 $3,640,000 $728 2 738 N Cahuenga Blvd User 1/12/18 9,638 9,295 $6,500,000 $674 7 Developer 12/20/17 17,000 29,712 $15,500,000 $912 3 911 N Orange Dr 4 4 1545 Wilcox Ave Investor 12/18/17 48,925 20,590 $23,000,000 $470 6 1 2 3 *Source: www.labusinessjournal.com *Source: www.hollywood959.com 5 7083 Hollywood Blvd Investor 9/25/17 82,180 38,328 $42,300,000 $515 12 *Source: www.columbiasquare.com *Source: www.urbanize.la OWNER: Hudson Pacific Properties OWNER: J.H. Snyder Company 6 940 N Highland Ave Investor 6/19/17 12,760 13,407 $6,900,000 $541 OWNER: Kilroy Realty OWNER: Hudson Pacific Properties SIZE: 323,273 SF SIZE: 250,000 SF SIZE: 560,000 SF SIZE: 327,914 SF 7 6424 Santa Monica Blvd Investor 5/9/17 6,006 8,250 $4,750,000 $791 KEY TENANT: Netflix KEY TENANT: Serendipity Labs 5 KEY TENANT: Viacom KEY TENANT: N/A YR. BUILT: 2017 YR. BUILT: 2015 8 429 N Larchmont Blvd User 4/4/17 5,389 6,298 $4,450,000 $826 YR. BUILT: 2015 YR. BUILT: Under Construction Delivering 1/2020 9 726 Cole Ave User 3/24/17 7,701 6,102 $3,610,000 $469 10 10 6332-6350 Fountain Ave Investor 3/23/17 29,046 30,086 $12,550,000 $432 1375 VINE ST. - THE ACADEMY 6665 W. SUNSET BLVD - CROSSROADS HOLLYWOOD 1601 VINE ST - VINE STREET TOWER 953 N. SYCAMORE AVE 11 1009-1023 N Orange Dr Developer 3/16/17 31,124 44,431 $17,000,000 $546 5 6 7 8 Average/SF: $627.58 3 7

11 10 OFFICE - LEASE COMPS 8 8 BLDG NNN/ RENT # ADDRESS TENANT STATUS LEASE SF TERM 9 4 6 4 SF FSG PSF 3 1 *Source: www.urbanize.la *Source: www.urbanize.la *Source: www.urbanize.la *Source: www.urbanize.la 1 1741 Ivar Ave Buddha Jones Completed 29,390 30,052 84 mos. NNN $3.80 OWNER: Kilroy Realty OWNER: Morton La Kretz/Harridge Development OWNER: J.H. Snyder Company OWNER: CIM Group 2 1800 N. Highland Ave Live Nation Completed 24,924 86,800 36 mos. FSG $4.32 SIZE: 235,000 SF SIZE: 190,000 SF SIZE: 115,591 SF SIZE:65,792 SF 11 KEY TENANT: N/A KEY TENANT: N/A KEY TENANT: WeWork KEY TENANT: N/A 3 1135 N. Mansfield Ave Siren Production Completed 21,596 32,000 128 mos. NNN $2.50 YR. BUILT: Under Construction Delivering 3/2020 YR. BUILT: Proposed Construction 1/2019 YR. BUILT: 2017 YR. BUILT: Under Construction Delivering 7/2018 4 941-945 N Highland Ave N/A Asking 5,000-15,000 40,000 N/A NNN $3.25 2 9 5 1800 N Highland Ave N/A Asking 13,358 91,908 N/A FSG $4.95 925 N. LA BREA AVE 7007 ROMAINE ST - THE ROMAINE 817 VINE STREET - VINE STUDIOS 6600 W. SUNSET BLVD - 6600 SUNSET 6 6630-6636 Hollywood Blvd N/A Asking 12,052 18,300 N/A MG $2.95 9 11 12 7 6751-6753 Hollywood Blvd N/A Asking 9,000 60,000 N/A MG $3.75 10 8 959 Seward St N/A Asking 6,000-34,023 120,526 N/A FSG $4.25 Average Rent PSF: $3.72

8

*Source: www.shubindonaldson.com *Source: www.urbanize.la *Source: www.urbanize.la *Source: www.liquidspace.com OWNER: CIM Group OWNER: CIM Group OWNER: Lincoln Property Company OWNER: RLG Properties SIZE: 64,000 SF SIZE: 60,508 SF SIZE: 59,356 SF SIZE: 25,200 SF KEY TENANT: WeWork KEY TENANT: N/A KEY TENANT: N/A KEY TENANT: Sandhouse YR. BUILT: 2016 YR. BUILT: 2018 YR. BUILT: Under Construction Delivering 10/2018 YR. BUILT: 2015 12 COLLIERS INTERNATIONAL 1122 VINE STREET 13 HOLLYWOOD MARKET OVERVIEW SECTION 4 DEMOGRAPHICS HOLLYWOOD’S DEVELOPING TENANT BASE

COMPANY NAME SF COMPANY NAME SF

• 200% population increase between 2000 to 2015 Social Security Administration 20,156 27 Raleigh Studios 25,000 • Median income = $77,752 1 Netflix 323,272 28 Fender - Gower 24,710 • Median age = 40.2 2 Viacom Inc 169,325 29 Panavision 24,000 RESIDENTIAL • 54% male and 46% female • 2,500 resident population prior to 2000, and an estimated population of 15,325 by 2022 12 3 Technicolor USA, Inc 114,960 30 iO Film 23,808 17 8 4 WeWork 113,466 31 Postal Service 23,678

5 22 40 5 Trailer Park 103,000 32 Los Angeles County Mental Hlth 23,400 14 25 6 Nickelodeon 95,826 33 Pooch Hotel Inc 20,544 • $4.8 billion invested and announced since 2000 31 29 4 • $2.2 billion in completed projects 2 28 7 KTLA 94,205 34 Sae Institute-Tech Los Angeles 19,661 • $1 billion in projects under construction 44 37 7 15 8 Capitol Records 92,391 35 Time Zone Entertainment 18,000 • $1.6 billion in projects in the pipeline 46 20 41 19 38 6 11 13 3 CONSTRUCTION 16 50 1 • 2 million SF of office space with 700k under construction, and 1.2 million in development 9 Academy of Motion Pictures 88,500 36 Will.I.Am Productions 17,842 30 • Office space in Hollywood will double by 2020 10 SIM Group 87,124 37 Film L.A 17,785

9 11 NeueHouse 75,000 38 JPMorgan Chase Bank 16,882 24 39 12 Spaces 60,834 39 Examination Management Services 16,250 • 1.3 million riders annually on Hollywood/Highland Metro 32 13 Buzzfeed Inc 42,184 40 Equinox Fitness 16,230 • 1 million riders annually on Hollywood/Vine metro 43 • 6.1 million unique visitors annually 35 14 Los Angeles LGBT Center 40,800 41 The Party Staff, Inc. 16,100 TOURISM • 6,700 hotel rooms by 2020, and increase of over 49% from 2000 42 34 26 15 Sunset Bronson Studios 40,755 42 Regen Projects 15,995 • Hotels have an average occupancy of 81.6% -- exceeding the county average by 5% 48 10 16 BLT COMMUNICATIONS, LLC 40,120 43 Efilm LLC 15,400 17 AMDA Inc 40,000 44 Oxford Road 14,935 33 21 23 18 18 Serendipity Labs 36,000 45 Otto Nemenz International, Inc. 14,808 45 19 Studio Instrument Rentals, Inc. 35,000 46 Native Instruments Inc 14,732 TRADE AREA • 44% are 18-34 years old 36 • 40% report income between $50-150k per year 20 The L.A. Recording School 33,284 47 Here Be Dragons 13,363 DEMOGRAPHICS • 325,000 total population in trade area 21 Chrome Hearts 33,000 48 The Record Plant, Inc. 13,000 27 47 22 Touchstone Television 30,711 49 Royal Thai Consulate-General 13,000 49 23 Formosa Group 30,000 50 Tax Credit Co. 12,898 24 Encore Hollywood 29,046 • 16 post-secondary schools 25 Legend 3D 27,930 EDUCATION • Over 7,500 students 26 Pacific Title & Art Studio 26,000 * Source: 2017 Hollywood Property Owners Alliance (HPOA) 14 COLLIERS INTERNATIONAL 1122 VINE STREET 15 3

LOCAL AMENITIES 4 5 9 TRANSPORTATION

HOTELS/RESIDENCES SCHOOLS 8 Hollywood is well connected to the Greater Los Angeles area via various modes of public EFFECTIVE JULY 1, 2017 1 Hampton Inn & Suites 1 The Los Angeles Film School HODASHLLYWO | ODBUS LINES A PARTIR DEL 1 DE JULIO, 2017 1 transportation. The Los Angeles Metro service operates the Red Line light rail, as well as several local 2 Rodeway Inn 2 Stratford School 3 17 The Episcopal School of Los 14 12 3 W Hollywood and rapid busway routes that run through Hollywood. Meanwhile the Los Angeles Department of New Hampshire Ave

13 ve 3 4 170 Beachwood Dr 2 Las Palmas A Immaculate Heart

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El Cent Sunset Blvd r 8 Nordhoff SAN FERNANDO VALLEY Sunset Blvd Harva 1 Mobil 1 Cactus Taquerias #1 Lake Allen Sierra MadreArcadia VillaMonroviaDuarte/CityIrwindale of HopeAzusa DowntownAPU/Citrus College High School Medical Center Childrens Roscoe Social Security 2 76 2 Taco Bell 6 Memorial Park T De Longpre Ave Hollywood Hospital Office Central Area 7 Sherman Way SAN GABRIEL VALLEY De Longpre Ave Le Conte Presbyterian 5 Neighborhood Post Fernwood Ave 3 UPS Dropoff 3 The Three Clubs Del Mar Middle School Office Hospital Canoga De Soto Pierce CollegeTampa Reseda Balboa Woodley SepulvedaVan NuysWoodmanValley CollegeLaurel Canyon Ave North Hollywood DeLongpre City Hall E Fountain

Fillmore ve Park 4 Bank of America 4 Yoshinoya Universal City/Studio City A T Los Angeles River Fountain Ave 2 Warner Ctr South Pasadena ve Hollywood/Highland ve

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ACTIVE DEVELOPMENT 8 El Pollo Loco Vermont/Santa Monica Lincoln/Cypress D Hobart Blvd 3 Cahuenga Blvd 1122 VINE ST. 1 Chinatown * Source: LADOT - www.ladottransit.com 1 Rise Hollywood - 369 Units 9 Starbucks 2 1 16 Vermont/Beverly PURPLE LINE EXTENSION Wilshire/WesternWilshire/Normandie Union Station 4 Wilshire/Vermont Amtrak & Metrolink 2 The Academy - 250 Units CivicGrandGrandGrandGrand Ctr/Civic Ctr/ParkParkParkPark Metrolink DASH Hollywood - Clockwise Commuter Express Routes 422 & 423 10 Nat's Thai Food LAX FlyAway LAC+USC MedicalCal State Ctr LA El Monte 5 Westlake/MacArthur Park WESTSIDE Route (Ruta en el Sentido de las REGIONAL Metro Rail Red Line 3 Onni's Hollywood Tower - 429 Units CONNECTOR 11 Chipotle 6 4 7th St/Metro Ctr Manecillas del Reloj) Pico Pershing Square Bus Stop (Parada de Autobús) LATTC/Ortho Soto 12 Tender Greens Little Tokyo/ Indiana DASH Hollywood - Institute DOWNTOWN Arts Dist Atlantic Pico/Aliso Maravilla Multiple Route Stop LA Counterclockwise Route (Ruta en STUDIOS/THEATERS Mariachi Plaza Rail Station 13 Denny's Grand/LATTC East LA Civic Ctr (Parada de Rutas Múltiples) Downtown17th Santa St/SMC Monica26th St/BergamotExpo/BundyExpo/SepulvedaWestwood/RanchoPalms Culver Park CityLa Cienega/JeffersonExpo/La BreaFarmdaleExpo/CrenshawExpo/WesternExpo/VermontExpoPark/USC Transfer el Sentido Opuesto de las 1 The Complex Theaters Hollywood EASTSIDE Station BuswayStation 14 Warwick 37th St/ San Pedro St Manecillas del Reloj) Points of Interest (Puntos de Interés) USC Busway Street Service 1 UNDER 2 Arclight Hollywood Jefferson/USC Washington CONSTRUCTION A 15 Le Jardin 5 DASH Hollywood/Wilshire Route Time Point (Punto Clave de Horario) Slauson Vernon DASH Los Feliz Route Transfer Point (Punto de Transbordo) 3 Cinema Properties CP4 7 T City of Los Angeles Metro Rail 16 Black River Angeles Los CRENSHAW/ SOUTH LA Slauson DASH Beachwood Canyon Route Metro Rail Station & Entrance Department of Transportation 4 Paramount Pictures LAX LINE Red Line North Hollywood to Union Station 17 Sugarfish Manchester Florence (Estación y Entrada de Metro) Purple Line (213, 310, 323 or/o 818) 808-2273 5 Raleigh Studios Wilshire/Western to Union Station Firestone Blue Line www.ladottransit.com Downtown LA to Long Beach 6 Sunset La Palmas Studios Expo Line 103rd St/ Downtown LA to Santa Monica Watts Towers 6 Green Line Willowbrook/ Redondo Beach to Norwalk LAX Shuttle G Rosa Parks Aviation/LAXHawthorne/LennoxCrenshawVermont/Athens Harbor FwyAvalon Long Beach LakewoodBl NorwalkBl Gold Line PARKS & GREEN SPACE LAX East Los Angeles to Azusa Metro Busway Mariposa Rosecrans Compton 1 Hollywood Recreation Center Orange Line Chatsworth to North Hollywood 2 El Segundo Harbor Artesia Gateway Silver Line 2 De Longpre Park Transit Ctr GATEWAY CITIES San Pedro to El Monte Douglas Del Amo Street Service in Downtown LA 6 and San Pedro Carson Wardlow 7 9 Redondo Beach Regional Rail

Willow St Amtrak 3 4 SOUTH BAY amtrak.com Metrolink Pacific Pacific Coast Hwy metrolinktrains.com Coast Hwy 5 Anaheim St Airport Shuttle LAX FlyAway Pacific 5th St lawa.org/flyaway Av LAX Shuttle (free) * Source: Metro.net lawa.org 1122 VINE STREET 16 COLLIERS INTERNATIONAL San Pedro Downtown 1st St 17 Long Beach OCTMAY 2016 2016 SubjectSubject to to Change 17-0753 ©2016 LACMTA ©2016 17-0753 NATHAN PELLOW Executive Vice President License No. 01215721 [email protected]

PATRICK MOODY Associate License No. 02024230 [email protected]