Meeting_Body
REGULAR BOARD MEETING
MAY 28, 2026
Subject
SUBJECT: PUBLIC HEARING ON RESOLUTIONS OF NECESSITY FOR EAST SAN FERNANDO VALLEY LIGHT RAIL TRANSIT PROJECT
Action
ACTION: APPROVE RECOMMENDATION
Heading
RECOMMENDATION
Title
ADOPT the proposed Resolutions of Necessity authorizing the commencement of eminent domain actions to acquire either the Fee Simple Interest (“Fee Interest”) or certain Improvements Pertaining to Realty (“IPR”) for the properties identified in Attachment A and described as:
A. 14529 Keswick Street, Van Nuys, CA 91405; APN: 2210-030-027; ESFV-B-002-1 (“B-002”). (IPR Interests Only);
B. 13287-13289 Van Nuys Blvd., Pacoima, CA 91331; APN: 2619-017-008; ESFV-C-005-1 (“C-005”). (Fee Interest Only);
C. 13291 Van Nuys Blvd., Pacoima, CA 91331; APN: 2619-017-009; ESFV-C-006-1 (“C-006”). (IPR Interests Only); and
D. 6429 Van Nuys Blvd., Van Nuys, CA 91401; APN 2236-023-001; ESFV-A-002-1 (“A-002”). (IPR Interests Only).
The interests being acquired in the above-listed properties are referred to herein as the “Property Interests.”
(REQUIRES TWO-THIRDS VOTE OF THE FULL BOARD)
Issue
ISSUE
Acquisition of the Property Interests is required for the construction and operation of the East San Fernando Valley Light Rail Transit Project (“Project”), specifically for Traction Power Substations (“TPSS”) and track alignment for the Project. After testimony and evidence has been received from all interested parties at the hearings, Los Angeles County Metropolitan Transportation Authority (“LACMTA”), by a vote of two-thirds of its Board of Directors (“Board”), must make a determination as to whether to adopt the proposed Resolutions of Necessity (Attachments B-1, B-2, B-3, and B-4) to acquire the Property Interests by eminent domain. Attached is evidence submitted by staff that supports the adoption of the Resolutions, and which sets forth the required findings (Attachment A).
Background
BACKGROUND
The Project extends north from the Van Nuys Metro G-Line station to the Sylmar/San Fernando Metrolink Station, a total of 9.2 miles of a dual track light rail transit (“LRT”) system with 14 at-grade stations. The Board certified the Project’s Final Environmental Impact Report on December 3, 2020, and the Federal Transit Administration signed a Record of Decision on January 29, 2021. Included in the Final Environmental Impact Statement/ Environmental Impact Report is the initial operating segment (IOS) defined as the southern 6.7 miles of the Project alignment. The IOS is street-running in the middle of Van Nuys Boulevard and includes 11 at-grade center platform stations, 10 traction power substations, and a Maintenance and Storage Facility (MSF) for the LRT vehicles.
The Project will improve mobility in the area by:
• introducing an improved north-south transit connection between key transit hubs/routes;
• enhancing transit accessibility/connectivity for residents to local and regional destinations and activity centers;
• increasing transit service efficiency; and
• encouraging a modal shift from driving in order to achieve reductions in vehicle miles traveled.
TPSS units are required along the alignment to support vehicle operations. TPSS units are electrical substations that provide direct current to the LRT vehicles. There are 9 proposed TPSS units, placed at approximately 0.75-mile intervals, along the alignment and 1 proposed TPSS unit at the MSF. The TPSS units are placed in locations where maximum power draw is expected, and such that they will allow continued operation in the event one TPSS unit is offline.
All of these properties were included in the Project’s environmental document and extensive public outreach was done as part of the applicable environmental procedures. As per Federal and State requirements, public meetings were held and the environmental document was made available to the public. During the DEIS/DEIR and FEIS/FEIR phases, LACMTA conducted numerous community meetings and other various public outreach activities. These diverse outreach activities to targeted audiences included newspaper ads, direct mail notifications, and announcements through social media platforms.
Acquisition of the Property Interests is required for TPSS and track alignment.
Discussion
DISCUSSION
As required by California Government Code Section 7267.2, written offers of just compensation to purchase the Property Interests were delivered to the Owners of Record (“Owner”) and/ or named tenants, where applicable, as follows:
• For Parcel B-002 to the Owner on November 13, 2025; to the named tenants on October 9, 2025, and on January 27, 2026 (IPR Interests);
• For Parcel C-005 to the Owner on October 2, 2025 (Fee Interest);
• For Parcel C-006 to the Owner and named tenant on October 16, 2025 (IPR Interests); and
• For Parcel A-002 to the Owner and named tenant on September 18, 2025 (IPR Interests).
Because acquisition of all Property Interests is necessary for the construction and operation of the Project, staff recommends the acquisition of the Property Interests through eminent domain, which will allow LACMTA to obtain possession, and ultimately title, in order to maintain the Project’s schedule and to construct and operate the TPSS and track alignment. LACMTA will continue in good faith to try to accomplish a voluntary purchase of the Property Interests even after commencement of the action if possible, in which case Owners and any named tenants will not need to participate in the litigation with regard to their resolved interests in the parcels.
In accordance with provisions of the California Eminent Domain Law and Sections 30503, 30600, 130051.13, 130220.5 and 132610 of the California Public Utilities Code, (which authorizes the public acquisition of private property by eminent domain), LACMTA has prepared and mailed notice of this hearing to the owners and, where applicable, tenants, informing them of their right to appear at this hearing and be heard on the following issues: (1) whether the public interest and necessity require the Project; (2) whether the Project is planned or located in the manner that will be most compatible with the greatest public good and the least private injury; (3) whether the Property Interests are necessary for the Project; (4) whether either the offer required by Section 7267.2 of the Government Code has been made to the owner(s) of the Property Interests, or the offers has not been made because the owner(s) cannot be located with reasonable diligence; (5) whether any environmental review of the Project, as may be necessary, pursuant to the California Environmental Quality Act (CEQA), has occurred; and (6) whether LACMTA has given the notice(s) and followed the procedures that are a prerequisite to the exercise of the power of eminent domain. In order to adopt the Resolutions, LACMTA must, based on the evidence before it, and by a vote of two-thirds of its Board, find and determine that the conditions stated in items one - six above exist.
Acquisition of these Property Interests will require relocation of six business tenants: two marble and granite shops, a towing business, a billboard, night club and a restaurant. A dedicated relocation agent is working with the businesses to explain benefits, provide referrals for replacement properties, and process appropriate payments for relocation benefits. The named tenants have been provided with the appropriate General Information Notice, Notice of Eligibility, and a 90-day Informational Notice. Prior to being required to relocate, the named tenants have or will be provided 30-day notices.
Attached is the Staff Report prepared by staff and legal counsel setting forth the required findings for acquiring the Property Interests through the use of eminent domain (Attachment A).
Determination_Of_Safety_Impact
DETERMINATION OF SAFETY IMPACT
The Board action will not have an impact on LACMTA’s safety standards.
Financial_Impact
FINANCIAL IMPACT
The funds required to support the acquisitions, relocation activities, and the recommended right of way action for the properties referenced in this report are included in the adopted Project’s Preconstruction budget under Cost Center 8510 Project number 865521, East San Fernando Valley Light Rail Transit Corridor.
Impact to Budget
The sources of funds for the recommended actions include Measure R, Measure M, State Grants, and Federal Grants. These funds are not eligible for bus and rail operations.
Equity_Platform
EQUITY PLATFORM
The Project will serve 11 new stations along Van Nuys Boulevard and will improve connections and access to key destinations to Metro’s customer base and several Equity Focus Communities (EFCs) in the East San Fernando Valley. In addition, the Project will deliver several other benefits to the area including enhanced transit mobility and enhanced transportation to important community resources.
The Property Interests being required are necessary to construct the Project and deliver its benefits to the community. Offers of Just Compensation for the Property Interests were made to the Owners and tenants as follows:
• For Parcel B-002 to the Owner on November 13, 2025; to the named tenants on October 9, 2025 and on January 27, 2026;
• For Parcel C-005 to the Owner on October 2, 2025;
• For Parcel C-006 to the Owner and named tenant on October 16, 2025; and
• For Parcel A-002 to the Owner and named tenant on September 18, 2025.
The offers of just compensation that were made to the owners of the Property Interests were based on the Property Interests’ fair market values. Fair market value is defined as “the highest price on the date of valuation that would be agreed to by a seller, being willing to sell but under no particular or urgent necessity for so doing, nor obliged to sell, and a buyer, being ready, willing, and able to buy but under no particular necessity for so doing, each dealing with the other with full knowledge of all the uses and purposes for which the property is reasonably adaptable and available.” Metro staff has been negotiating with the owners of the Property Interests, but either agreements have not been reached or acquisition of the Property Interests cannot be achieved without eminent domain. Approving this action will allow staff to continue the acquisition negotiations for the remaining acquisitions while maintaining the project schedule.
Occupants displaced by the Project may receive relocation benefits in accordance with the Uniform Relocation Act. These benefits include both monetary funding and advisory services to mitigate any potential hardships. Agents are assigned to displacees from the beginning of the relocation cycle to guide displacees through their moving and reestablishment processes. Metro will also assist the displacees in finding replacement sites within the community. These relocation services demonstrate Metro’s commitment to minimizing the impacts of displacement and relocation.
Vehicle_Miles_Traveled_Outcome
VEHICLE MILES TRAVELED OUTCOME
VMT and VMT per capita in Los Angeles County are lower than national averages, the lowest in the SCAG region, and on the lower end of VMT per capita statewide, with these declining VMT trends due in part to Metro’s significant investment in rail and bus transit.* Metro’s Board-adopted VMT reduction targets align with California’s statewide climate goals, including achieving carbon neutrality by 2045. To ensure continued progress, all Board items are assessed for their potential impact on VMT.
As part of these ongoing efforts, this item is expected to contribute to further reductions in VMT. VMT for the project has already been analyzed for this item through the East San Fernando Valley Transit Corridor DEIS/DEIR. VMT summary can be found in Appendix G of the Transportation Impacts Report published in 2020. VMT was forecasted with Metro’s Travel Demand Model using traffic counts collected in 2011, 2012, and 2013. Year 2040 was chosen for the definition of future baseline conditions. The result of this analysis was that the number of transit trips would reduce the number of trips by auto in general due to mode Preference changes by commuters. A VMT reduction of 54,207 miles was calculated for the project.
*Based on population estimates from the United States Census and VMT estimates from Caltrans’ Highway Performance Monitoring System (HPMS) data between 2001-2019.
Implementation_of_Strategic_Plan_Goals
IMPLEMENTATION OF STRATEGIC PLAN GOALS
The Project is consistent with the Metro Vision 2028 Strategic Plan Goal 1: Provide high-quality mobility options that enable people to spend less time traveling.
Alternatives_Considered
ALTERNATIVES CONSIDERED
The Board may choose not to approve the recommendation. This is not recommended as it would result in significant delays and cost increases for the Project. Furthermore, delay to the Project will have detrimental effects on the available Federal and State Grant funding dollars.
Next_Steps
NEXT STEPS
If this action is approved by the Board, LACMTA’s condemnation counsel will be instructed to take all steps necessary to commence legal proceedings in a court of competent jurisdiction to acquire the Property Interests by eminent domain and to conclude those proceedings either by settlement or jury trial. Counsel will also be directed to seek and obtain Orders of Prejudgment Possession in accordance with the provisions of the Eminent Domain Law. Staff will continue to negotiate with the property owners with the goal of reaching voluntary settlements while concurrently pursuing the eminent domain process to preserve the project schedule. LACMTA will continue to work with tenants to find suitable replacement locations.
Attachments
ATTACHMENTS
Attachment A - Staff Report
Attachment B-1 - Resolution of Necessity - Parcel B-002
Attachment B-2 - Resolution of Necessity - Parcel C-005
Attachment B-3 - Resolution of Necessity - Parcel C-006
Attachment B-4 - Resolution of Necessity - Parcel A-002
Prepared_by
Prepared by: Darryl Root, Senior Director, Real Estate, (213) 922-5281
Craig Justesen, Executive Officer, Real Estate (213) 922-7051
Holly Rockwell, Senior Executive Officer, Real Estate/TOC, (213) 547-4325
Nicole Ferrara, Deputy Chief Planning Officer, (213) 547-4322
Reviewed_By
Reviewed by: Ray Sosa, Chief Planning Officer, (213) 922-2920
