Local architect develops plan for Crenshaw district.

Nine new office buildings would house 6,000 workers

Michael Anderson, a 35-year-old African-American architect, has spent the last three years pouring his heart and life savings into his "Crenshaw Economic Development Proposal," a revitalization plan that calls for $1.2 billion worth of construction over the next seven years.

His proposal, the centerpiece of which would be nine new office buildings to house 6,000 permanent workers in the area by 1997, has garnered a lot of business and political support. But the plan won't go anywhere without firm commitments from tenants.

Anderson conceded that getting the estimated $450 million needed to finance his ambitious undertaking will be impossible unless he can lock tenants into 20-year leases for at least 70 percent of the 1.5 million square-feet of office space.

Anderson's sweeping plan calls for transforming a 10-square-mile area encompassing Leimert Park, Baldwin Hills and View Park.

The area is home to a large concentration of upper-income African-Americans living in spacious European-style homes on wide, tree-lined streets. But drug dealers and gangs have made their mark on the neighborhood. So Anderson developed a plan that he hopes will serve as a magnet for commerce and culture.

Officials from Wells Fargo Bank and First Interstate Bank confirmed that they have expressed interest in the project and in revitalizing the area.

Wells Fargo even provided a $5,000 matching grant for pre-development costs of Anderson's proposal.

Andrea Berkeley, vice president of community development for the bank, said grants are usually only given to nonprofits. But the bank was very supportive of Anderson's plan because his "mission is clear."

She said that, although "Wells Fargo is interested in any area that desperately needs revitalization," the bank needs to see a "substantial preleasing commitment from business."

Anderson is counting on federal and local government agencies to make up the bulk of his anchor tenants, although none of the targeted agencies have made a formal commitment. In fact, none of the agencies would even confirm that they are considering moving to the Crenshaw district.

Anderson said the majority of agencies he has targeted have leases coming due in 1995, when his proposed buildings would be scheduled for completion.

At the federal level, Anderson is hoping to get a commitment from the General Services Administration to shift 1,500 federal workers to Crenshaw. The General Services Administration is the agency in charge of property leases and purchases for federal operations. It plans to do most of its leasing activity downtown, however, according to Mary Filippini, a GSA spokeswoman.

At the local level, Anderson is targeting the Los Angeles City Planning Department, the Los Angeles Housing Department and the Community Development Department.

Bill Price, project manager at the Community Redevelopment Agency -- the city agency in charge of rejuvenating blighted areas -- called Anderson's proposal "very ambitious," but said he is supportive of any positive ideas for the community.

Price said that, even if Anderson fails to get financing for his project, his ideas would be folded into the CRA's redevelopment efforts in the Crenshaw area. The CRA is currently collecting public input on how to improve the Crenshaw area, Price said.

In a tour of the area, Anderson pointed out signs of neglect, such as broken awnings and graffiti on storefronts, and the downscale mix of retail shops, such as large number of wig shops and paging services.

Anderson's proposal calls for replacing the dilapidated stores along Crenshaw Boulevard -- including "Wig Row" -- with new office buildings and retail stores by 1997.

Under Anderson's plan, an estimated 2,700 office jobs would be in place by 1995, generating $13.5 million in spending on retail goods and services in the area. Anderson based that figure on workers each spending $100 a week in neighborhood shops.

Anderson said that for every three primary jobs, one secondary job would be created, such as a delivery or food service job. Based on that assumption, Anderson's plan would also generate 900 secondary jobs by 1995.

In addition to those permanent jobs, Anderson said his project would generate about 1,200 construction-related jobs for skilled and unskilled workers over three years.

Other key components of his plan include:

* Building 4,000 homes during the next five years, priced at between $135,000 and $150,000;

* Rehabilitating 3,000 existing homes for resale;

* Completely rehabilitating 10 commercial streets within five years;

* Creating a cultural district in Leimert Park within 18 to 24 months, where shopkeepers could market their wares nationally, as well as locally;

* Producing free outdoor cultural and art performances each month after the first three office buildings are completed.

So far, Anderson has received letters of support for his project from the CRA, the Los Angeles County Metropolitan Transportation Authority, RLA (formerly Rebuild L.A.), eight major community groups and political leaders, including L.A. City Councilman Mark Ridley-Thomas.