Kissing Frogs, and Other Smart Growth Strategies

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LOS ANGELES-Urban development continues to require expert planning and smart growth on the part of cities and developers alike. As cities plan for the next place to spend development dollars, many are working to build density on transit corridors in an effort to alleviate issues of traffic congestion and pollution in other areas of the city, while creating positive impacts for those within the transit areas.

As urban infill and affordable housing specialists, Meta Housing Corp. has been working with cities for more than 40 years in order to develop projects which contribute to the overall well-being of residents. As part of the movement toward transit-oriented development, we continue to assist cities with the development of projects located near public transport.

In so doing, we are often presented with interesting questions regarding urban development and why the focus is shifting to transit-oriented projects:

1.  What are the benefits of developing in transit corridors?

In short, a community which is near public transportation can help to ease overall traffic congestion and pollution, and can offer a better life to residents in dense urban areas.  As the population continues to grow, TODs are an excellent option to encourage city residents to utilize public transportation.

In addition, TODs can offer new opportunities for working individuals to live near where they work.  By living in a community located near public transport, many residents can enjoy more time at home and less time on the freeway.

Finally, TODs are often built not only near public transport, but also in close proximity to various services, including grocery stores, schools, hospitals, pharmacies and parks.  The location of these developments increases the walkability of the individuals who live there, and further alleviates congestion throughout the city in which these communities are built.

2.  How do developers find the right smart growth projects? 

The answer in a nutshell:  Kiss some frogs.

In the world of development, “kissing” a series of frogs is likely the perfect way to identify the princes of projects.  What may appear as a funny idiom is in fact a strategy by which developers must live:  take a serious look at every opportunity that is presented.

At Meta Housing, we have enacted a policy to examine and respond to every potential opportunity with which we are presented.  With this strategy in place, we can selectively identify the projects that we believe are best suited for development.  By looking at everything and responding quickly to all opportunities, we have the chance to pick the projects we believe are best, and ensure that each project contributes to smart growth in the communities in which we develop.

3.  How are these projects being financed?

Many projects were funded through California's Prop 1C TOD Housing Program, also known as the “Housing and Emergency Shelter Trust Fund Act.”  This proposition, which was passed by California voters in 2006, authorized $2.85 billion to fund an estimated 118,000 housing units, 2,350 homeless shelter spaces, and infrastructure projects that help infill housing development such as water, sewer, parks and transportation improvements. 

For example, Meta Housing recently completed three transit-oriented developments in the Greater Los Angeles area, including 5555 Hollywood, a 120-unit senior housing community located directly on the Los Angeles metro's red line; Chinatown Metro, a 123-unit multifamily property located on the metro's gold line; Long Beach Senior Arts Colony, a 200-unit community in Long Beach located on the metro's blue line.  Each of these was funded through California's Prop 1C.  Some funds remain in this program, but we also expect to see growing support among local municipalities, which will likely begin to make higher-density TODs a funding priority.

Overall, the growth of transit-oriented development is now evident in major urban areas throughout the Western US, and we will continue to see cities implementing these strategic developments into their future housing plans.

Kasey Burke is the EVP of Meta Housing Corp. in Los Angeles.  He can be contacted at kburke@metahousing.com. The views expressed in this column are the author's own.