FALL 2026 UPDATE
The City of South Gate is resuming its effort to support the Gateway District’s transition to a transit-oriented community. In 2019, the City completed a public review draft of a “specific plan” for the area but did not adopt it at that time.
Now, driven by changes to the design of LA Metro’s planned Firestone Station as well as changes to City and State policy, the City is developing an “area plan” for the district. The draft plan incorporates input received from stakeholder discussions and public events. The area plan will include:
- A vision and supportive principles for the District
- Identification of opportunities for future projects to contribute to housing opportunities and respond to the character of existing neighborhoods
- Identification of opportunities for future projects to contribute to public realm and mobility needs in the District
- Development standards that will apply to future development in the District
Join us for the next Open House on Wednesday, October 14, 2026, to share your thoughts.
OPEN HOUSE on the Gateway District (South Gate Station Area Plan)
Date: Wednesday, October 14, 2026
Time: 6-8 p.m.
Location: Banquet Room at the Henry C. Gonzalez Auditorium at South Gate Park
Address: 4900 Southern Avenue, South Gate, CA 90280
Contact: John F. Signo, AICP, Planning Manager, jsigno@sogate.org, 323-563-9569
Winter 2026
The project team documented existing conditions to understand the current circumstances in the District and inform how to best update the 2019 draft GDSP.
The project team undertook stakeholder conversations to understand experiences and priorities for the update effort from those that live and work in the area, and hosted an open house on February 18, 2026, to share existing conditions findings and seek input to inform the updated plan.
Spring 2026
The project team attended a pop-up event in the community.
After accounting for the City and Metro’s needs for the future plan, it was decided to proceed with an Area Plan for the District.
Summer 2026
The project team developed a draft area Plan and zoning update, based on input received from the open house, stakeholder conversations, and pop-up as well as discussions with City decision-makers and Metro.
Fall 2026
The project team will release a draft of the area plan for public review and will share details of the plan at an open house and pop-up event. The project team will attend decision-maker meetings to share the plan and seek input for the final plan.
Winter 2026
The plan will be adjusted based on public and commission feedback and go through the final adoption process.
History
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.
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
Workshop #1: Project Introduction, Goals and Vision
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))
Workshop # 2: Review Framework Plan
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)
Community Open House to Restart the Plan
The City of South Gate restarted the Specific Plan process for the Gateway District; an area of approximately 59 acres located at the northeast corner of Firestone Boulevard and Atlantic Avenue (shown in the below project area map), and the future site of LA Metro’s Firestone Light Rail Transit (LRT) Station.
On February 18, 2026, AECOM (the consultant team) presented 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 Open House is provided below.
Workshop Documents
260212_GDSP_Boards_FINAL_red.pdf(PDF, 11MB)
Gateway-District_1.pdf(PDF, 8MB)
Sp-Gateway-District_1.pdf(PDF, 7MB)
Join us for the next Open House on Wednesday, October 14, 2026, to share your thoughts.
OPEN HOUSE on the Gateway District (South Gate Station Area Plan)
Date: Wednesday, October 14, 2026
Time: 6-8 p.m.
Location: Banquet Room at the Henry C. Gonzalez Auditorium at South Gate Park
Address: 4900 Southern Avenue, South Gate, CA 90280
Contact: John F. Signo, AICP, Planning Manager, jsigno@sogate.org, 323-563-9569
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 an Area Plan?
An area plan is a policy document that refines the General Plan for a particular geography, such as a downtown, a corridor, or a neighborhood. It generally sets out a vision, goals, policies, and land use designations at a finer grain than the General Plan. However, it usually does not contain enforceable development standards on its own. Implementation still happens through the zoning code, capital improvement programs, and other tools.
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 ongoing advanced conceptual engineering design and environmental clearance.
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.
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.
John F. Signo, AICP, Planning Manager, jsigno@sogate.org, 323-563-9569