In 2015, the City adopted a comprehensive zoning code update, which created the TV (Transit Village) zone and rezoned properties generally northeast of the Firestone Boulevard/Atlantic Avenue intersection to TV in anticipation of Metro’s plans for a transit center at that location.
In 2019, the City of South Gate prepared a draft Gateway District Specific Plan (Draft GDSP) for the general area but did not adopt it because of a lack of inclusionary housing provisions. The Draft GDSP sought to define goals for a livable, vibrant and pedestrian-friendly area, while alleviating transit traffic on Firestone Boulevard and Atlantic Avenue.
In 2022, South Gate adopted an inclusionary housing ordinance but did not return to review the GDSP until now.
On March 4, 2025, the Gateway Cities Council of Governments (GCCOG) entered into an memorandum of understanding (MOU) with the Southern California Association of Governments (SCAG) for a Regional Early Action Planning (REAP) Subregional Partnership (SRP) 2.0 Program Grant. GCCOG was awarded funding for the Program, which is intended to:
- Accelerate Infill Development that Facilitates Housing Supply, Choice, and Affordability
- Affirmatively Further Fair Housing
- Reduce Vehicle Miles Traveled (“VMTs”)
On September 23, 2025, the City Council approved an MOU with GCCOG for technical assistance provided under the REAP SRP 2.0 Program Grant. In turn, GCCOG entered into an agreement with AECOM to provide consulting services to the City South Gate to support the development of housing, with a specific focus on the development of affordable infill housing – both rental and owner-occupied. The purpose is to provide technical resources to the City that would more easily, quickly, and efficiently implement the goals, policies and programs included in the City's Housing Element. AECOM is tasked with providing services to perform the Scope of Work requested by the City, which includes the following:
Scope of Work
- Kick-Off Meeting: The City will meet with the GCCOG, GCCOG’s consultant, and any other stakeholder or responsible agency involved in the project.
- Data Review and Site Reconnaissance: Review existing documents including the Draft GDSP, environmental documents, and Metro’s plans. Site visits will be done to evaluate the area.
- Project Description: The City wishes to revive the Draft GDSP and other documents that were prepared but not adopted to create a new specific plan, master plan, area plan or Zoning District Amendments that aligns with Metro’s plans for a transit center and encourages transit-oriented development. Since the preparation of the Draft GDSP, Metro has refined its plans causing inconsistencies with the Draft GDSP. Revisions to the Draft GDSP are necessary before it can be adopted.
- Community Engagement: City Council and Planning Commission meetings will be scheduled as necessary. Inclusive outreach for Disadvantaged and Historically Underserved Communities will be done. Consultation with previous Steering Committee members will be done if feasible.
- Environmental Review and Technical Studies Environmental Review: The City will need to prepare an environmental document consistent with the California Environmental Quality Act (CEQA) prior to adopting a specific plan or master plan. Any opportunities for environmental review that can be streamlined relying on the City’s General Plan EIR analysis or general law exemptions will be reviewed.
- Technical Studies/Assessments: Included in the CEQA document will be technical studies that may cover impacts related to air quality, biology, cultural resources, hazards and hazardous materials, hydrology and water quality, land use and planning, noise, traffic and transportation, and other issues if necessary.
It is anticipated that the work will take 40 weeks to complete, or by summer 2026. The total cost is $314,350.41, which will be funded entirely by the REAP SRP 2.0 Program Grant.
In anticipation of the planned South Gate Eco-Rapid Transit Station, the City of South Gate prepared the Draft GDSP, to establish a comprehensive vision for the future rail station area. However, the Draft GDSP was not adopted. The Draft GDSP is an opportunity for the City to create a Transit Oriented Development (TOD) which is mixed-use, pedestrian- and transit-focused. The Draft GDSP defines goals for a livable, vibrant, and pedestrian-friendly area, while accommodating vehicular, truck, bus and light rail transit traffic on Firestone Boulevard and Atlantic Avenue, one of the City’s busiest intersections. Through design and policy, the Draft GDSP would make it possible to introduce housing, shopping, entertainment, jobs, civic areas, and open spaces planned around the South Gate station.
The South Gate Station will link the city of South Gate to other employment regions, commercial areas, and residential neighborhoods along the Eco-Rapid Transit Corridor; of which the southern portion, from Downtown Los Angeles to the city of Artesia, is known as the West Santa Ana Branch Transit Corridor (WSAB). The Eco-Rapid Transit Corridor spans 40-miles from Bob Hope Airport to the city of Artesia and will grant South Gate residents, business owners and visitors alike, increased access to local and regional bicycle routes and multi-purpose trails, and nearby transportation corridors, including Amtrak, Metrolink and Metro’s Blue, Gold, Green, Red and Purple Lines.
Project Area Boundary
The Gateway District Specific Plan will be prepared over the next year. The community will have a chance to participate hands-on in the Specific Plan process by attending the public workshops that will be held at different stages of the planning process. The City has drafted a Public Involvement Plan (PIP)(PDF, 713KB) to ensure that varied and multi-level project stakeholders receive accurate and timely information.
The workshops will inform, encourage discussion and solicit feedback from the community to ensure that the Specific Plan expresses the vision, goals and ideas of the community as a whole. The public may also attend any scheduled public hearings with the Planning Commission and City Council for the adoption of the Specific Plan.
The first Community Workshop for the Gateway District Specific Plan was held on January 27, 2016, in the Senior Center at South Gate Park, 4855 Tweedy Boulevard. The workshop was well attended by business owners, property owners and residents. Spanish translation was provided at the workshop.
AECOM (the consultant team) presented PowerPoint slides showing the Specific Plan boundaries, background and purpose of the Specific Plan. The presentation also included planning efforts to date the City has taken for the general area and transit station, and discussed Transit-Oriented Development. After the presentation, the participants discussed concerns and opportunities.
Workshop Documents
Flyer(PDF, 480KB)
Presentation(PDF, 7MB)
Display Boards(PDF, 11MB)
Fact Sheet (English(PDF, 2MB)
/ Spanish(PDF, 2MB))
FAQ (English(PDF, 700KB)
/ Spanish(PDF, 702KB))
The 2nd Community Workshop for the Gateway District Specific Plan was held at the City Council Chambers from 6:00pm to 8:00pm on Wednesday, May 4, 2016. The meeting was well attended with about 20 + participants. Spanish translation was provided during the meeting. This public meeting was preceded by a meeting with the Gateway District Steering Committee.
AECOM (the consultant team) presented PowerPoint slides addressing the purpose of the project, comments that were received from the 1st community meeting, goals and policies, previous concepts, framework plan concepts, and station area and public realm designs.
Additional information related to the 2nd community meeting is provided in the PowerPoint presentation below.
Workshop Documents
Flyer(PDF, 481KB)
Presentation(PDF, 6MB)
Framework Options Boards(PDF, 4MB)
Goals & Policies(PDF, 231KB)
Community Comment Cards(PDF, 541KB)
The following schedule identifies major steps in the planning process. The schedule will be adjusted as necessary throughout the duration of the project.
Public Review Draft
Gateway Specific Plan Public Review Draft(PDF, 18MB)
Studies and Analysis
Initial Study/ Negative Declaration(PDF, 2MB)
Market Analysis(PDF, 4MB)
TOD Strategies and Analysis(PDF, 5MB)
Infrastructure Analysis(PDF, 4MB)
Workshop # 1
Flyer(PDF, 480KB)
Presentation(PDF, 7MB)
Display Boards(PDF, 11MB)
Fact Sheet (English(PDF, 2MB)
/ Spanish(PDF, 2MB)
)
FAQ (English(PDF, 700KB)
/ Spanish(PDF, 702KB)
)
Workshop # 2
Flyer(PDF, 481KB)
Presentation(PDF, 6MB)
Framework Plan(PDF, 4MB)
Goals and Policies(PDF, 231KB)
Community Comment Cards(PDF, 541KB)
Workshop #3
Flyer Invitation(PDF, 488KB)
FAQ's(PDF, 555KB)
Public Review Draft
What is a General Plan?
The General Plan is the City’s governing document for decision making related to community development, including land use, transportation components, and essential facilities. The City’s General Plan identifies the Gateway District as a major activity center that “will be transformed from an industrial area into a retail, entertainment and transit-oriented mixed use District that serves as the visual gateway to South Gate.” The South Gate Gateway District Specific Plan will be consistent with the General Plan and will provide a framework for the implementation of goals, objectives, and policies outlined within the General Plan.
What is a Specific Plan?
A Specific Plan is a comprehensive planning document used to implement a city’s General Plan and to guide development in a specific area or “district”. While the City’s General Plan is the primary guide for overall community development, the Specific Plan is geared towards a specific zone such as the Gateway District. To ensure the plan reflects the communities’ future vision for the study area, the development process is completed in collaboration with local residential and business communities. Specific Plans currently being developed in other areas of the City include the Hollydale Specific Plan and the Tweedy Boulevard Specific Plan.
What is Transit-Oriented Development (TOD)?
Transit-oriented development is compact, urban development typically within ½ mile radius (10-minute walk) from a transit station, that includes a mix of uses like housing, offices, retail, restaurants, and entertainment designed to maximize access to public transportation. Uses are integrated into a pedestrian-friendly setting that enables people to live, work, and play within walking distance of a transit center. Opportunities are provided for people to access the transit (train or bus) station in a variety of ways, making walking, biking, taking the bus, or driving to the station practical and highly usable. TODs locate people, retail, and services near transit to make life more convenient, affordable, and active. Each place is unique, and the combination of uses within South Gate should be designed to meet the needs of South Gate residents. The types of retail, services, commercial area, housing and open space will be determined through the Specific Plan process and input of residents like you.
What are some benefits of TOD?
There are numerous benefits to TOD. TOD creates walkable vibrant, communities that are conducive to active and healthier lifestyles. Because TOD is developed in conjunction with a transit system, congestion and air pollution are lessened and access to jobs and economic opportunities is increased.
How will TOD improve the environment?
Transit-oriented development is a proven means for reducing carbon emissions as it minimizes the amount of vehicles on the road. Reducing carbon emissions is crucial to ensuring residents continue to enjoy a healthy environment.
What is Eco-rapid Transit?
Eco-Rapid Transit is a transit system that will link economic development and transportation via a 40-mile corridor from Bob Hope Airport to the City of Artesia. The corridor is broken up into two sections: 20-miles from Bob Hope Airport to Downtown Los Angeles and 20 miles from Downtown Los Angeles to the City of Artesia; the latter portion is known as the West Santa Ana Branch Transit Corridor (WSAB). Transit via the WSAB, which runs through South Gate, is expected to carry up to 70, 000 daily passengers by 2040.
What are the benefits of Eco-Rapid Transit?
The Eco-Rapid transit system will connect 4 million residents to the Los Angeles regional transportation system, including Metrolink. This system would link the cities of Artesia, Cerritos, Lakewood, Paramount, Bellflower, Norwalk, Lynwood, Downey, South Gate, Cudahy, Bell, Bell Gardens, Commerce, Hunting Park, Maywood and Vernon to Metro’s Red, Purple, Blue and Gold Lines. Because the system is environmentally friendly and energy efficient, it will significantly reduce our carbon footprint. The system will create almost 60,000 jobs during construction and thousands more long-term positions once the system is fully integrated.
What is South Gate’s role in planning the future rail system?
The City of South Gate is one of 12 cities that make up the Members Agency along with the Burbank-Glendale-Pasadena Airport Authority. Although the project is in the planning stages, the current alignment crosses the city of South Gate along with Artesia, Cerritos, Bellflower, Paramount, Downey, South Gate, Cudahy, Bell, Huntington Park, Maywood and Vernon. The rail transit project in in the planning stages with advanced conceptual engineering design and environmental clearance scheduled to begin in 2016.
Where will stations be located?
Currently, there are up to 16 Eco-Rapid Transit stations being considered within the corridor section south of Downtown Los Angeles. Some cities within the corridor have identified station locations and design while others, like South Gate, are still in the planning stages of their station location. Generally, the station is planned to be located along the rail line within the Specific Plan boundary, north of Firestone Boulevard.
How long before the Eco-Rapid system is operational?
The 40 mile system will need to undergo a full environmental assessment and subsequent engineering and design phases. The WASB portion of the system is expected to be operational by 2027.
Why do we need TOD in South Gate when Eco-Rapid Transit might not be built for another 10 plus years?
Even where a transit system may not be present for many years, the design and function of TODs make for good neighborhoods. TODs support housing, shopping, and employment along a network of walkable and bikeable streets, within a short walk of a transit station, which can include a bus depot or stop.
How much will the Eco-Rapid Transit service cost to build and how will it be paid for?
The project is in the feasibility phase and a preliminary cost estimate will be developed and refined as part of separate study. The WASB portion of the corridor has an initial allocation of $240 million from the voter-approved Measure R.
How can residents get involved in the Specific Plan process?
There are several ways South Gate residents and business owners can get involved in the planning process. You can access project information via the City of South Gate website as well as the Facebook page and Twitter handle. The City will also be hosting three public meetings for residents and business owners.