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Leimert Park Village A ULI ADVISORY SERVICES TECHNICAL ASSISTANCE PANEL REPORT LEIMERT PARK VILLAGE DECEMBER 2015 ULI LOS ANGELES MISSION STATEMENT At the Urban Land Institute, our mission is to provide leadership in the responsible use of land and in creating and sustaining thriving communities worldwide. ULI Los Angeles, a district council of the Urban Land Institute, carries forth that mission as the preeminent regional real estate organization providing inclusive and trusted leadership influencing public policy and practice. ABOUT THE ULI LOS ANGELES TECHNICAL ASSISTANCE PANELS In keeping with the Urban Land Institute mission, Technical Assistance Panels are convened to provide pro-bono planning and development assistance to public officials and local stakeholders of communities and nonprofit organizations who have requested assistance in addressing their land use challenges. A group of diverse professionals representing the full spectrum of land use and real estate disciplines typically spend one day visiting and analyzing the built environments, identifying specific planning and development issues, and formulating realistic and actionable recommendations to move initiatives forward in a fashion consistent with the applicant’s goals and objectives. PANEL MEMBERS AND STAFF TAP CLIENT ULI LOS ANGELES PROJECT STAFF Supervisor Mark Ridley-Thomas, Second District, Gail Goldberg, FAICP Executive Director Los Angeles County Jonathan Nettler, AICP PANEL CHAIR Director Michael Banner Los Angeles LDC Emma C. Lalley Associate PANELISTS Denise Bickerstaff County of San Bernardino Economic Development Agency REPORT EDITOR James Brasuell Leigh Christy Perkins+Will PHOTOGRAPHER John Dlugolecki Andrew Fogg Cox, Castle & Nicholson LLP REPORT DESIGNER Stephen Sampson Gunnar Hand SOM Malcolm Johnson JPMorgan Walter Maynard TELACU Sherry Rudnak BAE Urban Economics Laurie Stone University of Southern California ii LEIMERT PARK VILLAGE Technical Assistance Panel CONTENTS Executive Summary ..................................................................................... 2 ULI’s Technical Advisory Panels ................................................................... 5 Leimert Park Village Context ........................................................................ 6 Market Analysis ......................................................................................... 11 Design Recommendations ......................................................................... 13 Development Recommendations ................................................................ 16 Implementation ......................................................................................... 20 Conclusion ................................................................................................ 24 Acknowledgements ................................................................................... 25 Panel Member Biographies ........................................................................ 26 1 EXECUTIVE SUMMARY Located seven miles ASSIGNMENT AND PROCESS southwest of Downtown Los Angeles, Leimert In May 2013, a long process of advocacy and politics housing market have already reached these established Park Village is a capital of culminated with a vote by the Los Angeles County residential neighborhoods. Shortly after the announcement African American culture in Southern California. Metropolitan Transportation Authority (Metro) to approve $80 about the new station, reports indicated that local businesses million for an underground station in Leimert Park Village are being priced out of Leimert Park Village. along the planned Crenshaw Line. Against that backdrop comes a once-in-a-generation The approval of the funding for the station came after years of opportunity to leverage a tremendous new asset for the uncertainty about whether the Crenshaw Line would provide betterment of the community—a transit line that will offer new access to and from Leimert Park Village—the cultural an easy way for visitors to discover and explore Leimert Park district well known as the beating heart of the Los Angeles Village while also offering local residents new mobility options African American community. and access to jobs located all over the county. Despite broad support in the community for the station, its With such potential benefits and current challenges in mind, approval contributes to a growing level of apprehension the Office of Los Angeles County Supervisor Mark Ridley- about gentrification in Leimert Park Village and proximate Thomas asked the Urban Land Institute Los Angeles District neighborhoods like Baldwin Hills, Crenshaw Manor, and Council to conduct a study of criteria and recommendations Leimert Park. The pressures of the country’s most expensive that could guide investment in Leimert Park Village. 2 LEIMERT PARK VILLAGE Technical Assistance Panel KEY QUESTIONS Implementation The Office of Los Angeles County 2nd District Supervisor • What financing options, both public and private, are Mark Ridley-Thomas asked a Technical Assistance Panel available to achieve early results consistent with the from the Urban Land Institute’s Los Angeles District Council near-term action steps recommended by the panel? to generate strategic planning recommendations regarding Are funding mechanisms available that can facilitate the development and real estate market potential of Leimert local community ownership and further the goal of Park Village (Village), where the arrival of a Metro rail station preserving cultural and historic resources? in 2020 is expected to bring new investment and economic • What are the near-term steps for attracting new development opportunities to the Village. investment to the Village that have the highest The Village’s “good bones” include diverse probability of success and that begin the process of architecture, pedestrian- The panel was asked to consider the following questions achieving the shared art, cultural, and entertainment friendly scale, prominent public art and a strong during its study: vision for the Village? sense of place. Market • What is the strongest retail market niche for the Leimert Park Village in light of existing, approved, and planned commercial developments in the area, such as the Baldwin Hills Crenshaw Plaza, Marlton Square, District Square, and USC’s University Village? • What is the most effective marketing strategy for the Village? Should the marketing strategy focus on the cultural and historic assets of the Village? Should the Village be promoted as a regional, national, and international destination, or should the Village focus on the local market and opportunities? Development • What is the highest and best use for the city- owned parking lots that is also consistent with the community’s vision for the Village? - Identify the types of developments the community should encourage, including: land use, density, and building height. - Identify cost effective solutions for providing replacement parking once the parking lots are developed. • How can the Village be positioned and planned as a pedestrian-oriented district? What are the near-term and long-term opportunities for improving pedestrian linkages with the surrounding neighborhoods and other nearby existing and planned retail centers? 3 MAJOR CONCLUSIONS A complete account of the analysis and recommendations The TAP also calls for an entertainment-driven program of the Technical Assistance Panel (TAP) follows, but leading to enliven the public realm, with public art, pedestrian those recommendations are strategic actions to address the improvements, and landscaping and other natural escalating neglect and deterioration of Leimert Plaza Park infrastructure systems, as well as improved connectivity in at the center of the Village and to complete renovations to the form of expanded bike lanes and improved, accessible the historic Vision Theater. Those locations should serve alleyways. as anchors for cultural programming and as daytime and nighttime attractions for residents and visitors from around As a tool for implementing this ambitious vision, the TAP the city and region. recommends that community stakeholders form or designate a single entity to act as a coordinated representative for The TAP also prioritized the need to fill what are now empty the interests and desires of property owners, businesses storefronts and surface parking lots along Degnan Boulevard and other stakeholders. As new projects and programs are with appealing daytime and nighttime uses. Community achieved, this same entity would be positioned to market stakeholders should target community-serving retail and these accomplishments to a larger audience. dining as the market niche for new businesses in the Village. On the large parcels, owned by the city of Los Angeles, that now serve as surface parking lots, the TAP recommends zoning changes that would enable a mixed-use development Land use development that would allow housing targeted to artists as well as cultural strategies proposed by and commercial uses that would enhance and encourage the the TAP for Leimert Park Village. Village’s thriving arts scene. ACTIVATE ALLEYWAYS ENHANCED DEVELOPMENT CROSSWALKS W 43RD STREET OPPORTUNITIES DEVELOPMENT OPPORTUNITIES ARD V CRE ULE O NSH B ARD N V AW B A N ULE O O ULE DEG V ARD LEIMERT B PEDESTRIAN CONNECTIONS WOONERF SCULPTURE GARDEN W VERNON AVENUE 4 LEIMERT PARK VILLAGE Technical Assistance Panel ULI’S TECHNICAL ADVISORY PANELS TAP PROCESS TAP PANEL OF EXPERTS Prior to the TAP, ULI panel members
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