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Vermont Corridor Design & Development Proposal

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Vermont Corridor Design & Development Proposal Vermont Corridor Design & Development Proposal Presented to The Community Redevelopment Agency By Community Development & Design Forum (CDDF) School of Policy, Planning, & Development University of Southern California Dr. Tridib Banerjee, AICP, Director CDDF Deepak Bahl, Associate Director Ajay Garde, Research Associate Karen Hsu, Research Associate Pakshi Rajan, Research Associate November 19, 1998 Presentation Outline • Stage I: Findings 1 0 F R E E W A Y 22 ND ST 22 ND ST 23 RD ST – Physical conditions 23 RD ST 24 TH ST 24 TH ST 25 TH ST 25 TH ST – Social conditions ADAMS BLVD UPPER VERMONT – Economic conditions DANA ST. 27TH ST. MENLO AV. – Business survey results 28TH ST. V E R M O N T A V. 29TH ST. 30TH ST 30TH PL • Stage II: Vision & Recommendations UPPER MIDDLE VERMONT 31ST ST JEFFERSON BLVD – Vision 35TH ST 36TH ST 36TH PL – Scenarios 37TH ST 37TH PL • Short Term: Minimal Intervention LOWER MIDDLE VERMONT 37TH DR McLINTOCK ST. EXPOSITION BLVD • Long Term: Final Scenario 38TH ST WISCONSIN ST 39TH ST – Recommendations 39TH PL LEIGHTON AV • Physical Development LOWER VERMONT BROWNING BLVD MENLO AV • Economic Development M.L. KING BLVD Land Use • Land use predominantly commercial mixed with various institutional uses flanked by residential edge within short distance Housing Stock • Housing stock is old - in need of rehabilitation • 57% of the housing stock in the study area was built before 1960. 40% 30% 30% 24% 20%18% 15% 20% 14% 13%14% 13% 8% 12% 10% 7% 6% 1%2% 3% Percent of Housing 0% 1990 1980-1984 1970-1979 1960-1969 1950-1959 1940-1949 1985 to 1988 1989 to March 1939 or earlier Year Housing Structure Built University Park Neighborhood LA County Underutilization & Deferred Maintenance • Vacant lots and under-utilized lots are scattered throughout the Corridor Non-conforming uses, buildings lacking maintenance and incidences of graffiti are observed in all segments of the corridor Lack of Identity/Image • Most of the street-front businesses have collapsible iron shutters or grilles; parking lots have chain link fence or iron grilles that project an unsafe image of the corridor • Instances of broken curbs, sidewalks, and street surfaces are abundant all along the corridor • Melange of signage using a variety of elements Parking • Significant demand for parking in the Lower Middle and Upper Middle segments due to – USC and significant unbroken long edges that rules out any side street parking opportunities • Demand for parking in Lower Vermont is low • In Upper Vermont demand is partially alleviated by side street parking Demographics • Ethnically diverse • Median household income community of the Project Area is less than $20,000 54% 60% 70% 57% 50% 41% 37% 60% 40% 29% 50% 30% 40% 28% 28% 29% 20% 11% 11% 10% 30% 5% 19% 10% 1%1% 20% 9% 9% 7% 10% 3% 2% 5% 3% 0% 0.80% 0.20% 0% Percent of all persons Percent of Households Hispanic (Non- Hispanic) Hispanic) Hispanic) Hispanic) While (Non- Black (Non- Other (Non- $149,999 Asian/Pac.Isl. $100,000 to Ethnicity $150,000 or more less than $20,000 $20,000 to $39,999 $40,000 to $59,999 $60,000 to $74,999 $75,000 to $99,999 University Park Neighborhood LA County Household Income University Park Neighborhood LA County 120.00 Crime 100.00 UPPER 80.00 UPPER-MIDDLE 60.00 LOWER-MIDDLE crime) 40.00 · Level of crime is steadily LOWER decreasing in the corridor 20.00 0.00 No. per 1000 (Auto related 1991 1992 1993 1994 1995 1996 · Upper Vermont has least number Years of incidences of crime (per capita) 30.00 in the corridor 25.00 UPPER 20.00 UPPER-MIDDLE 15.00 LOWER-MIDDLE Upper Middle, Lower Middle and Crime) · 10.00 LOWER Lower Vermont have relatively 5.00 high levels of crime 0.00 No. per 1000 (public place 1991 1992 1993 1994 1995 1996 Years · Perception of crime in the corridor 40.00 in general is high 35.00 30.00 UPPER 25.00 UPPER-MIDDLE 20.00 · 80% of the merchants surveyed in LOWER-MIDDLE crime) 15.00 Upper Vermont suggested that 10.00 LOWER 5.00 reduced crime would improve their No. per 1000 (Serious 0.00 business 1991 1992 1993 1994 1995 1996 Years Economic Conditions · Primary economic sectors in the Project Area* are Service, Manufacturing and Retail Trade · Service industry produces a higher proportion of jobs while Retail produces higher proportion of revenues compared to the larger zip code area and County · During 1990 to 1994, LA County lost 10% of the jobs, while the Project Area lost 18% of the jobs · Growth in only two industries had significant positive impact on employment: · personal services (+3%) and social services (+2%) *Project Area includes zipcodes 90007 and 90037 Business Survey Findings ADVANTAGES of Locating Business Accessibility 33% Customer Base 33% Parking 45% Visibility 45% Location 49% 0% 10% 20% 30% 40% 50% Business Survey Findings DISADVANTAGES of Locating Business Dirty Street 29% Homelessness 34% Not Enough Parking 36% Parking Restriction 45% Gang Activity 45% Graffiti 47% 0% 10% 20% 30% 40% 50% Business Survey Findings SUGGESTIONS to Improve Corridor Better Lighting 36% More Parking 45% Improved Day Time Security 50% Improved Night Time Security 50% Reduce Crime 58% 0% 10% 20% 30% 40% 50% 60% “The Business Wish List” Vision • Regional Context – Reposition the Corridor within the larger CBD framework: Nexus with downtown • Vermont Corridor to be the ideal location for future business and expansion of existing business – Lively, transit oriented, pedestrian friendly place – Gateway Project • Retail anchor development to meet unmet local & regional demand • Catalytic project(s) to bring people, business, and visibility to the area Vision • Local Context – Engine for Business Enterprise • Proximity to USC - access to technology, skilled labor force, & business entrepreneurs • Fertile ground for business incubation – Mixed Use Developments • Allow mix of uses and incomes • Accommodate relatively higher densities - student housing • Increase “round the clock eyes on the road” making the area safer, and pedestrian friendly – Increased Street Activities through • Better street configuration, sidewalk improvements, increased on-street parking, bike lanes, pedestrian amenities, façade rehab and other transit related improvements Scenario: Short Term - Minimal Intervention • Imperative: – Future development of the Vermont Corridor shall depend on successful and functional partnerships between the property owners, public agencies, community based organizations and other institutions CRA, MTA, LADOT, USC, Coliseum Commission, LA Business Team, CRTD, Churches, Business Association, Community Development Corporations, and individual stakeholders Scenario: Short Term - Minimal Intervention • Initiate catalytic streetscape RATIONALE projects to –enhance the physical conditions of the corridor –make it suitable for private investment Vermont Corridor -- heaviest –make the Vermont Corridor a traveled transit corridor in transit oriented pedestrian Los Angeles County friendly place Improvements such as: • Visible, doable transit shelters improvements in the public street furniture domain pedestrian lighting –create favorable pre- pedestrian crossings conditions for private sector landscaped median investment and business landscaping, shady trees etc. attraction I-10 FWY ADAMS BLVD.ADAMS BLVD r i g h t t u r n o n l y DANA STREET 55'0" 22 TH ST. 47'0" 23 RD ST. LOOK DETAIL-1 VERMONT AV. 24 TH ST. XING/PEDESTRIAN V E R M O N T A V E N U E 25 TH ST. ADAMS BLVD.ADAMS BLVD Upper Upper Middle Vermont Vermont 0'-0" 200'-0" 800'-0" 100'-0" 400'-0" 0'-0" 200'-0" 800'-0" 100'-0" 400'-0" JEFFERSON BLVD EXPOSITION BLVD VERMONT AVENUE VERMONT AV. Lower Lower EXPOSITION BLVD Middle Vermont KING BLVD Vermont 0'-0" 200'-0" 800'-0" 0'-0" 200'-0" 800'-0" 100'-0" 400'-0" 100'-0" 400'-0" Corridor-wide Physical Improvements Bus Shelters Provide covered bus stops with additional seating in the nearby area Corridor-Wide Physical Improvements · Designate seating areas. · Improve pedestrian Extend sidewalk to crossings accommodate benches and bicycle racks · Enhance designated areas with planting trees that also provide shade · Develop additional parking · Provide public telephone along the side streets booths/kiosks that can also · compensate for the existing be used for advertisements parking lost (due to the that could in turn generate extension of the sidewalks to revenue for maintenance of accommodate designated public areas seating areas Corridor-Wide Physical Improvements Street Lights Improve sidewalk lighting by using pedestrian scale (globe) lights - a means to ensure night time safety Corridor-Wide Physical Improvements Awnings Regulate the placement (height) of awnings but encourage variety in terms of color and type Corridor-Wide Physical Improvements S T R E E T ACTIVITIES Encourage outdoor display of store goods Designate specific areas of the sidewalk where store goods, and sign-boards can be displayed Phase I--Lower Vermont View of Lower Vermont Phase I--Lower Middle Vermont View of Lower Middle Vermont Phase I--Upper Middle Vermont View of Upper Middle Vermont Phase II--Lower Vermont Phase II--Upper Middle Vermont Phase II - Upper Vermont View of the Side Street Economic Development Strategies • Seek out funding from public • Promote strategic projects agencies that create development momentum, demonstrate visible improvements and produce early successes – MTA, LADOT, EDA, HUD – Public work projects such as – other City departments to streetscape and sidewalk initiate catalytic projects amenities • Leverage private investment – development projects such – support from private as the Gateway in Upper developers, and financing Vermont from lenders to implement early projects – business incubator, senior – Recruit new investors housing, retail, and high-tech development in Lower – Market the strengths and Vermont are examples to resources - involve the LA jump start the local economy Business Team and create a success story Economic Development Strategies 1 0 F R E E W A Y Develop public-private 22 ND ST 22 ND ST 23 RD ST 23 RD ST partnerships that are mutually 24 TH ST 24 TH ST 25 TH ST 25 TH ST beneficial, create jobs and make ADAMS BLVD UPPER VERMONT good business sense Marketing of these DANA ST.
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