Workshop Day 1: Issues and Opportunities The Arroyo Group Planning, - - PowerPoint PPT Presentation

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Workshop Day 1: Issues and Opportunities The Arroyo Group Planning, - - PowerPoint PPT Presentation

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Inglewood Transit-Oriented Development Plans Downtown Inglewood Fairview Heights Westchester/Veterans Crenshaw/Imperial Crenshaw/Imperial Workshop Day 1: Issues and Opportunities The Arroyo Group Planning, Urban Design and Community

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Inglewood Transit-Oriented Development Plans

Downtown Inglewood ▪ Fairview Heights ▪ Westchester/Veterans ▪ Crenshaw/Imperial

Crenshaw/Imperial

Workshop Day 1: Issues and Opportunities

The Arroyo Group Planning, Urban Design and Community Engagement Stanley R. Hoffman Associates Economics and Market Iteris Mobility and Parking JMC2 Civil Engineering Productivity Consulting Social Media and Facilitation Metis Environmental Group CEQA

January 10, 2017

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Inglewood Transit-Oriented Development Plans

Downtown Inglewood ▪ Fairview Heights ▪ Westchester/Veterans ▪ Crenshaw/Imperial

Citywide and Regional Factors

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Inglewood Transit-Oriented Development Plans

Downtown Inglewood ▪ Fairview Heights ▪ Westchester/Veterans ▪ Crenshaw/Imperial

Market Study

Crenshaw/Imperial

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  • Identify Sources of Demand

– Local Population/Households – Local Employment/Businesses – Regional Serving Employment/Drive-by traffic – Hawthorne Airport and SpaceX – Users of Light Rail System

  • Feasibility of Prototype Land Uses

– Multi-Family Apartments – Owner-Occupied Townhomes/Condominiums – Mixed-Use Residential/Retail – Hospitality/Lodging

Purpose of Market Study

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Market Area

Planning and Market Areas

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Land Use

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Dominant Non-residential Land Uses are Commercial and Industrial

Existing Land Uses

Planning Area and Ring – Outside City

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Retail, 77% Office, 23% Retail, 64% Office, 11% Industrial, 25%

Source: CoStar Group, 2016

Planning Area Non-residential Land Use Distribution Market Area Non-residential Land Use Distribution

Non-Residential Land Use Distribution

Planning Area and Market Area

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Source: Los Angeles County, Office of the Assessor

In Planning Area: Limited Under-utilized land - (6.4 acres) Limited Vacant Land - (0.6 acres)

0.6 6.4 0.0 1.0 2.0 3.0 4.0 5.0 6.0 7.0 8.0 Planning Area Under- utilized

7.0 Acres

Estimated Vacant and Under-Utilized Land

Planning Area

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Vacant Land Under-utilized Land Under-utilized Land

Vacant and Under-Utilized Land

Planning Area

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Non-residential Property Statistics

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Source: CoStar Group, 2016

Planning Area Non-residential 12-Month Absorption Market Area Non-residential 12-Month Absorption

7,321

  • 2,082
  • 5,000

5,000 10,000 15,000 20,000 Retail

Planning Area: Low Retail and Office Absorption

Office 18,948

  • 1,762
  • 5,000

5,000 10,000 15,000 20,000 Retail Office

Market Area: Low Retail and Office Absorption

12 Month Absorption (sf) – 5-Year Avg.

Planning Area and Market Area

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2.2% 17.9% 0.0% 2.0% 4.0% 6.0% 8.0% 10.0% 12.0% 14.0% 16.0% 18.0% 20.0% Retail Office 1.3% 13.0% 0.0% 2.0% 4.0% 6.0% 8.0% 10.0% 12.0% 14.0% 16.0% 18.0% 20.0% Retail Office

Market Area: Low Retail Vacancy and High Office Vacancy

Source: CoStar Group, 2016

Planning Area Non-residential Property Vacancy Rates Market Area Non-residential Property Vacancy Rates Planning Area: Low Retail Vacancy and High Office Vacancy

Vacancy Rates

Planning Area and Market Area

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Employment

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Office 39% Retail 31% Industrial 1% Arts, Entertainment and Recreation 0% Restaurants and Lodging 14% Education and Health 12% Other 3% Total Jobs = 1,635

Source: LEHD

Professional/Technical, Retail, and Restaurant and Lodging Sectors constitute over 80% of Total Jobs

Employment Distribution - 2014

Planning Area

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Change in Total Employment Change in Employment by Sector

1,079 919 1,635 1,142 200 400 600 800 1,000 1,200 1,400 1,600 1,800 Planning Area Ring Outside City 20 10 20 14 219 164 10

  • 2

117 83 43 117

  • 57
  • 21

7 129

  • 100
  • 50

50 100 150 200 250 300 Planning Area Ring Outside City

Source: LEHD

Planning Area employment grew by about 560 from 2010 - 2014

Planning Area: About 90 % of employment growth in Professional/Technical, Retail, Restaurants & Lodging sectors

Historical Employment – 2010 to 2014

Planning Area and Ring Outside City

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Demographics

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1,977 1,562 615 529 1,635 1,142 500 1,000 1,500 2,000 2,500 3,000 Planning Area Ring - Outside City Population Households Employment

Source: Esri, 2016

Planning Area: Jobs per Household = 2.66 Ring – Outside City: Jobs per Household = 2.16

Population, Households, Employment

Planning Area and Ring Outside City

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$50,061 $39,944 $42,264 $0 $10,000 $20,000 $30,000 $40,000 $50,000 $60,000 Planning Area Ring - Outside City City of Inglewood

Source: Esri, 2016

Planning Area: Median income in Planning Area ($50,061) – higher than Ring ($39,944) and City medians ($42,264)

Median Household Income

Planning Area, Ring Outside City, Inglewood

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Development Constraints and Opportunities

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  • Limited vacant and under-utilized land supply
  • Extensive strip commercial with narrow lot depths along Imperial Highway
  • Light rail transit (LRT) station about ½ mile from center of Planning Area; not conducive

for adjacent TOD development

  • Difficult access for pedestrians to LRT station in middle of I-105 Freeway; must cross on-

and off-ramps

  • Competitive retail center just south of I-105 in Hawthorne, i.e., Target/Lowes center
  • Future competitive retail/entertainment center at Hollywood Park
  • Level of crime noted in interviews as an issue
  • Low, non-residential growth forecasts for largely, built-out area

Development Constraints

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  • Availability of transit station in middle of I-105
  • With improved connectivity, LRT driven demand for higher density owner and

rental housing

  • At crossroads of two major arterials: Imperial Hwy and Crenshaw
  • Mixed-use residential potential within larger, retail centers
  • Private sector driven revitalization of retail centers taking place
  • Existing higher-density apartments along eastern Imperial Highway
  • Well located commercial and services business serving local households and

drive-by traffic

  • Development of Hollywood Park and NFL stadium will generate higher level of

drive-by traffic

Development Opportunities

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Inglewood Transit-Oriented Development Plans

Downtown Inglewood ▪ Fairview Heights ▪ Westchester/Veterans ▪ Crenshaw/Imperial

Mobility and Parking

Westchester/Veterans and Crenshaw/Imperial

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Existing Conditions

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Intersection Level of Service (LOS) is a measure of traffic

  • perating conditions in the project area
  • 16 intersections analyzed for peak hour traffic conditions
  • 12 intersections operate at satisfactory LOS (A-D)
  • Following 4 intersections operate at LOS E or worse:
  • Aviation Blvd/Manchester Blvd (a.m. peak hour)
  • Aviation Blvd/Arbor Vitae St (a.m. peak hour)
  • La Cienega Blvd/Florence Ave (p.m. peak hour)
  • Prairie Ave/Imperial Hwy (a.m. peak hour)
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Westchester/Veterans Imperial/Crenshaw

Collisions (2015-16)

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Imperial/Crenshaw Potential Complete Streets

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  • Florence Ave
  • Manchester Blvd
  • Arbor Vitae St
  • La Brea Ave
  • Prairie Ave
  • Imperial Hwy
  • Century Blvd
  • Crenshaw Blvd
  • Market St

Potential Linkage Routes

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Inglewood Transit-Oriented Development Plans

Downtown Inglewood ▪ Fairview Heights ▪ Westchester/Veterans ▪ Crenshaw/Imperial

Infrastructure

Crenshaw/Imperial

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  • This project area is fully developed with residential and commercial

properties and a public school. The available infrastructure (utilities and roads) have little or no constraints but there are some utilities that may need upgrades or line extensions regarding future redevelopment and property usage plans.

  • Potential utility line limitations:

– Fiber Optics – available along Imperial Hwy, South Van Ness, and S. Cherry St.

  • nly

– Water – 6” lines may need to be upsized for fire water safety demands – Sewer – Asbestos Cement pipes may need replacement to environmentally friendlier pipes – Electrical/Cable/Phone – Aboveground lines should eventually go underground

Infrastructure: Crenshaw/Imperial

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Inglewood Transit-Oriented Development Plans

Downtown Inglewood ▪ Fairview Heights ▪ Westchester/Veterans ▪ Crenshaw/Imperial

Potentials for Public Realm and Land Use Districts

Crenshaw/Imperial

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Inglewood Transit-Oriented Development Plans

Downtown Inglewood ▪ Fairview Heights ▪ Westchester/Veterans ▪ Crenshaw/Imperial

Westchester/Veterans and Crenshaw/Imperial

Workshop Day 1: Issues and Opportunities

The Arroyo Group Planning, Urban Design and Community Engagement Stanley R. Hoffman Associates Economics and Market Iteris Mobility and Parking JMC2 Civil Engineering Productivity Consulting Social Media and Facilitation Metis Environmental Group CEQA

January 10, 2017