What is the schedule and current status of Next Stop Compton?

Next Stop Compton’s initial stage was in fall 2019 and winter 2020 that focused on listening to the community at public events and online engagement before anything was proposed. In spring 2020, we released a set of three alternatives for the future development of the area in order to get feedback from the public (through our virtual workshop), key property owners, Stakeholders’ Committee, Planning Commission and City Council. We are awaiting final feedback on the alternatives from some of the key groups. Once the Draft Specific Plan is nearly complete, a second virtual community workshop will be held in early 2021 to solicit feedback. The final stage of the process involves an Environmental Impact Report and final consideration of the Specific Plan by late 2021.

When will proposed improvements and projects be built?

The Specific Plan will set out a vision for Downtown Compton, but implementation of the vision is expected to occur over a long period. While no one knows just how long, the plan’s Environmental Impact Report will assume that implementation will take 20-25 years. Envisioned development on private land is dependent upon the timeline of that landowner, while envisioned changes to public land (streets, plazas, publicly-owned land) will happen as resources and circumstances permit.

How will proposed improvements and projects be paid for?

A number of different sources are being considered to pay for the proposed improvements and projects. Since one of the project’s goals is to strengthen the City’s tax base so that resident services can be improved, the plan will mostly rely on outside funding. Private development projects will be paid for by private developers. Pedestrian and bicycle infrastructure can largely be paid for by state grants. Affordable housing will likely be paid for by federal tax credits and other state and federal subsidies. Maintenance, security and lighting in the downtown area may be paid for by commercial property owners through a Business Improvement District.

how would a change in zoning designation affect the value of my property?

Property values could be affected by changes in zoning in a variety of ways subject to the real estate market. Depending on its size and location, a particular underutilized property could become more valuable under a new zoning designation that provides for more development options or greater densities. However, in the end, the effect that a zoning change may have on property value is speculative and hence, cannot be predicted.

will the plans affect my ability to operate a business or live in the planning area?

The Specific Plan will be developed with the needs of existing users of the areas in mind. For this reason, it is important to participate in the community outreach process during the development of the plans. In the vast majority of cases, plans continue to allow the types of uses that exist currently. Plans very rarely displace existing residences.

Even if your type of business is ruled “Not Permitted” under a Specific Plan, you may continue to operate. The plans do affect the opportunities and constraints that property owners have to develop their properties, however, so individual consideration is recommended.

Could improvements to Downtown Compton lead to rent increases and gentrification?

As in the rest of Southern California, rents have increased substantially in Compton, putting financial stress on many residents. The reason for this has not been gentrification (i.e., change of the population of Compton to replace poorer people of color with wealthier, whiter and/or more educated ones), but rather the insufficient amount of housing being built across the region in recent decades, as well as overall income inequality in the economy. If the Specific Plan facilitates the construction of more housing, it will help to alleviate the regionwide shortage and also provide more opportunities for the construction of affordable housing.

To date, there is little evidence of gentrification in areas like Compton which are relatively far away from the high-wage job centers in Downtown LA and the Westside. However, it should be noted that successful revitalization efforts can increase the attractiveness of nearby housing, leading to rent increases. Therefore, we recommend a strategy that seeks to guide revitalization toward what we call “restoration” (i.e. community-guided revitalization) rather than gentrification (again, population change). Key in this strategy is for public agencies to use their land for affordable housing which will provide a bulwark against rent increases and for incubation spaces that helps Compton residents start and grow businesses, so that they share in the benefits that are created with new economic activity.

WHAT IS ZONING?

The City of Compton does not own most property in the Compton Station area. Rather, the City establishes zoning regulations that stipulate what can and cannot be built by private property owners, in order to protect the health, safety, welfare and morals of the community. Zoning regulations and associated development standards generally establish:

• Permitted land uses (residential, commercial, industrial, mixed-use)

• Physical building characteristics including maximum building heights, densities, open space, etc.

• Access and parking standards

• Processes for soliciting changes to any of these items.

WHAT IS A SPECIFIC PLAN?

A Specific Plan is a plan which creates unique zoning standards for an area with different characteristics than the rest of the city. In California, Specific Plans also must specify for the area in question:

• Permitted land uses

• Transportation and utility infrastructure needed to support the potential future land uses

• Measures to implement the plan, including financing measures

WHAT IS a TRANSIT-ORIENTED community?

LA Metro describes Transit Oriented Communities (TOCs) thus:

TOCs include land use planning and community development policies that maximize access to transit as a key organizing principle and acknowledge mobility as an integral part of the urban fabric. TOCs promote equity and sustainable living by offering a mix of uses close to transit to support households at all income levels, as well as building densities, parking policies, urban design elements, and first/last mile facilities that support [transit] ridership and reduce auto dependency.

The TOC approach goes beyond the traditional transit oriented development (TOD) model, which typically concentrates on a single development, to focus on shaping vibrant communities around transit. By connecting communities, destinations, and amenities through improved access to transit, TOCs promote walkable and bikeable communities that accommodate more healthy and active lifestyles; improve access to jobs and economic opportunities; and reduce greenhouse gas emissions.

For more information about Transit Oriented Communities and Transit-Supportive Planning, see Metro’s website.