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 January 10, 2017 Stanley R. Hoffman Associates Economics and Market Iteris Mobility and Parking JMC 2 Civil Engineering Productivity Consulting Social Media and Facilitation Metis Environmental Group CEQA
Inglewood Transit-Oriented Development Plans Downtown Inglewood ▪ Fairview Heights ▪ Westchester/Veterans ▪ Crenshaw/Imperial Citywide and Regional Factors
Inglewood Transit-Oriented Development Plans Downtown Inglewood ▪ Fairview Heights ▪ Westchester/Veterans ▪ Crenshaw/Imperial Market Study Crenshaw/Imperial
Purpose of Market Study 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
Planning and Market Areas Market Area
Land Use
Existing Land Uses Planning Area and Ring – Outside City Dominant Non-residential Land Uses are Commercial and Industrial
Non-Residential Land Use Distribution Planning Area and Market Area Planning Area Market Area Non-residential Land Use Distribution Non-residential Land Use Distribution Industrial, Office, 25% 23% Office, 11% Retail, 64% Retail, 77% Source: CoStar Group, 2016
Estimated Vacant and Under-Utilized Land Planning Area In Planning Area: Limited Under-utilized land - (6.4 acres) Limited Vacant Land - (0.6 acres) 8.0 7.0 Acres Under- 7.0 utilized 6.0 5.0 Source: Los Angeles County, Office of the 4.0 6.4 Assessor 3.0 2.0 1.0 0.6 0.0 Planning Area
Vacant and Under-Utilized Land Planning Area Under-utilized Land Under-utilized Land Vacant Land
Non-residential Property Statistics
12 Month Absorption (sf) – 5-Year Avg. Planning Area and Market Area Planning Area Market Area Non-residential 12-Month Absorption Non-residential 12-Month Absorption 20,000 18,948 20,000 Planning Area: Market Area: Low Retail and Low Retail and 15,000 15,000 Office Office Absorption Absorption 10,000 10,000 7,321 5,000 5,000 Office Office 0 0 Retail Retail -1,762 -2,082 -5,000 -5,000 Source: CoStar Group, 2016
Vacancy Rates Planning Area and Market Area Planning Area Market Area Non-residential Property Vacancy Non-residential Property Vacancy Rates Rates 20.0% 20.0% 17.9% Market Area: 18.0% 18.0% Low Retail 16.0% 16.0% Vacancy and 13.0% 14.0% 14.0% High Office 12.0% 12.0% Vacancy Planning Area: Low 10.0% 10.0% Retail Vacancy and 8.0% High Office Vacancy 8.0% 6.0% 6.0% 4.0% 4.0% 2.2% 1.3% 2.0% 2.0% 0.0% 0.0% Retail Office Retail Office Source: CoStar Group, 2016
Employment
Employment Distribution - 2014 Planning Area Other 3% Total Jobs = 1,635 Education and Professional/Technical, Health Retail, and Restaurant 12% Office and Lodging Sectors 39% constitute over 80% of Restaurants and Total Jobs Lodging 14% Arts, Entertainment and Recreation 0% Industrial 1% Retail 31% Source: LEHD
Historical Employment – 2010 to 2014 Planning Area and Ring Outside City Change in Total Employment Change in Employment by Sector 20 1,800 Planning Area 300 10 Planning Area Planning Area: About 90 % of 1,635 employment grew Ring Outside City 20 employment growth in 1,600 250 14 by about 560 from 219 Professional/Technical, Retail, 2010 - 2014 Restaurants & Lodging sectors 1,400 200 164 1,142 1,200 150 129 117 1,079 117 83 1,000 919 100 43 50 800 10 7 -21 -2 0 600 -50 400 -57 -100 200 0 Source: LEHD Planning Area Ring Outside City
Demographics
Population, Households, Employment Planning Area and Ring Outside City 3,000 Population Planning Area: Jobs per Household = 2.66 Households Ring – Outside City: Jobs per Household = 2.16 2,500 Employment 1,977 2,000 1,635 1,562 1,500 1,142 1,000 615 529 500 0 Planning Area Ring - Outside City Source: Esri, 2016
Median Household Income Planning Area, Ring Outside City, Inglewood Planning Area: Median income in Planning Area ($50,061) – higher than Ring ($39,944) and City medians ($42,264) $60,000 $50,061 $50,000 $42,264 $39,944 $40,000 $30,000 $20,000 $10,000 $0 Planning Area Ring - Outside City City of Inglewood Source: Esri, 2016
Development Constraints and Opportunities
Development Constraints 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 Opportunities 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
Inglewood Transit-Oriented Development Plans Downtown Inglewood ▪ Fairview Heights ▪ Westchester/Veterans ▪ Crenshaw/Imperial Mobility and Parking Westchester/Veterans and Crenshaw/Imperial
Existing Conditions Intersection Level of Service (LOS) is a measure of traffic operating conditions in the project area 16 intersections analyzed for peak hour traffic conditions • 12 intersections operate at satisfactory LOS (A-D) o Following 4 intersections operate at LOS E or worse: o 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) • 32
Collisions (2015-16) Westchester/Veterans Imperial/Crenshaw 33
Imperial/Crenshaw Potential Complete Streets 34
Potential Linkage Routes Florence Ave Century Blvd • • Manchester Blvd Crenshaw Blvd • • Arbor Vitae St Market St • • La Brea Ave • Prairie Ave • Imperial Hwy • 35
Inglewood Transit-Oriented Development Plans Downtown Inglewood ▪ Fairview Heights ▪ Westchester/Veterans ▪ Crenshaw/Imperial Infrastructure Crenshaw/Imperial
Infrastructure: Crenshaw/Imperial 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. only – 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
Inglewood Transit-Oriented Development Plans Downtown Inglewood ▪ Fairview Heights ▪ Westchester/Veterans ▪ Crenshaw/Imperial Potentials for Public Realm and Land Use Districts Crenshaw/Imperial
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 January 10, 2017 Stanley R. Hoffman Associates Economics and Market Iteris Mobility and Parking JMC 2 Civil Engineering Productivity Consulting Social Media and Facilitation Metis Environmental Group CEQA
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