Washington Corridor Transit-Oriented Communities/Multimodal Connectivity Specific Plan
The City of Montebello's Planning Division is working closely with The Arroyo Group and its multidisciplinary consulting team to prepare the Washington Boulevard Corridor Transit-Oriented Development (TOD) Specific Plan, a comprehensive planning effort that will establish the long-term vision for the Washington Boulevard Corridor surrounding the future Metro E Line Greenwood Station. Building upon the findings documented in the Existing Conditions Report (July 10, 2026), the Specific Plan will evaluate existing land use patterns, transportation networks, economic conditions, urban design, and environmental opportunities to develop a coordinated framework for future growth and investment. Please use the following link to access the Existing Conditions Report is available at the following link: Montebello - Existing Conditions Report
The Specific Plan will establish a cohesive land use strategy, updated zoning regulations, objective development standards, and urban design guidelines that support a vibrant, mixed-use, transit-oriented district centered on the future regional light rail station. Consistent with the City's planning objectives, the Plan will promote a balanced mix of housing, employment, retail, and community-serving uses while preserving and enhancing the character of surrounding neighborhoods.
A key component of the planning effort is improving multimodal connectivity throughout the corridor and the broader community. The Plan will identify strategies to strengthen pedestrian, bicycle, transit, and vehicular connections between the future Metro station and major destinations throughout Montebello, including commercial centers, schools, parks, recreational facilities, employment areas, and surrounding neighborhoods, creating a safer, more accessible, and better-connected transportation network.
The Specific Plan will incorporate Transit-Oriented Community (TOC) principles by encouraging walkable, bike-friendly, mixed-use development that increases access to high-quality transit, expands housing opportunities for a range of income levels, supports economic development, reduces automobile dependence, and advances environmental sustainability. The planning process is also intended to foster long-term investment while improving public spaces and enhancing quality of life for residents, businesses, and visitors.
Throughout the planning process, the City and The Arroyo Group are conducting a comprehensive community engagement program that includes public workshops, community walks and bike rides, online engagement opportunities, stakeholder meetings, and public review of draft plan documents to ensure the Specific Plan reflects the community's vision and priorities for the Washington Boulevard Corridor.
What is This Project About?
The project is called the Washington Corridor Transit-Oriented Communities/Multimodal Connectivity (TOC/MC) Specific Plan. That's a long name, but it means we're building a stronger community around the future Metro station that will make it easier and safer to get to, from, and around Montebello.
This plan aims to achieve:
- Easier ways to travel: We want to better connect our neighborhoods, especially with the new Metro train station on the way. This means smoother trips to work, school, and your favorite places.
- Affordable Housing: What type(s) of housing would you like to see around the City's new Metro Station?
- Safer Streets: We're exploring ways to make walking, biking, and public transit safer and more enjoyable for everyone.
- New Shops: The plan can also help bring new businesses to the south side of town, such as grocery stores and retail shops, making our community even more lively.
- A Greener Montebello: We're exploring ways to make our City more environmentally friendly.
This project is all about making Montebello an even better place to live, work, and play for years to come!
Project Area
What's Happening Next?
We want to hear from you! Your ideas are essential to help us make the best plan for Montebello.
Here are some important things coming up:
- Tell Us What You Think (Survey)
- Walk and Bike Rides!
- Join us for a fun walk or bike ride to explore our community and share your ideas. We'll even have some free electric bikes to try!
- Save-the-dates:
- Community Walk: Saturday, September 13th (9am) - Chet Holifield Park, 1060 S Greenwood Ave, Montebello, CA 90640 - RSVP here
- Community Ride: Saturday, September 20th (9am) - Chet Holifield Park, 1060 S Greenwood Ave, Montebello, CA 90640 - RSVP here
- Online Community Chat (Town Hall) - Date TBD
- We'll have an online meeting where you can ask questions and share your thoughts from home.
- Come back soon for updates!
- See the Plan (Draft Release) - Date TBD
- After we gather all your ideas, we'll create a first draft of the plan. You'll get to see it and tell us what you think!
- Draft Plan Coming in 2026.
Project Updates
Check back here often! We'll keep this page updated with the latest news, photos, and information on how you can get involved as the project progresses. You can also sign up for updates by adding your email to the end of the project survey.
Frequently Asked Questions (FAQ)
- What is transit-oriented community development?
- 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, 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.
Therefore, TOC development is the development of new, more active commercial and residential uses, in close proximity to high quality transit, such as the incoming Greenwood Metro station, and improving our transportation networks to be more hospitable to people walking, biking and using transit.
- What is a Specific Plan?
- A Specific Plan is a plan which describes and represents the community vision for a focused area with different characteristics than the rest of the city, creating unique zoning standards for this area. 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
- The Washington Corridor TOC/MC Specific Plan will also describe and represent the community vision
- How is the project being funded?
- The Specific Plan is funded in part by a Sustainable Communities Grant from the California Department of Transportation (Caltrans).
- When will the Specific Plan be completed?
- The draft version of the Specific Plan is expected to be released for public review and comment in Spring 2026. Final Specific Plan adoption should take place in summer 2026.
- Has the City already decided what will be changed in the Specific Plan area?
- No. Public input that has been collected already during this project process and will continue to be collected throughout the project will be used to consider the types and extent of changes that will be proposed.
- Who are the consultants working with the city on this project?
- The City selected The Arroyo Group, a planning and urban design firm located in Pasadena, California, to prepare the Plan. For over forty years, The Arroyo Group has created award-winning land use and design plans in the western United States that have been, and are continuing to be, successfully implemented. The Arroyo Group Team includes a variety of disciplines necessary for this complex project, including planning, urban design, architecture, economics, transportation planning, civil engineering, public engagement support, and implementation.
- When will the Metro station open to the public?
- As of August 2025, Metro is actively working on the design for the Metro E Line extension. The City of Montebello is collaborating with Metro on the design of the Greenwood Station. Completion of construction for the Metro E Line Extension and beginning of operations is anticipated between 2035 and 2037.
- When will station access or other transit-oriented community (TOC) improvements identified in the Specific Plan be implemented?
- After the Specific Plan is adopted, safety and other public improvements to the area will be implemented as funding becomes available, alongside construction of the new station. Improvements on private land, such as new commercial spaces, new housing developments, and new mixed use developments, will likely depend on interest among local property owners and developers as well as the economic conditions in the future. The typical timeframe realizing private investment elements of a long range Specific Plan is 15-30 years; however, the emergence of a new Metro Station might push private development onto a faster timeline. More information about the project implementation timeline should be available after the plan is approved by the Montebello City Council.
- 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 this plan. In the vast majority of cases, plans continue to allow the types of uses that exist currently. 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.
- How will proposed improvements and projects be funded?
- A number of different sources are being considered to pay for the proposed improvements and projects. Private development projects will be paid for by private developers. Pedestrian and bicycle infrastructure could be paid for by grants or local City funds. Affordable housing will likely be paid for through federal tax credits and other state and federal subsidies.
- How do I get more information about this project?
- To stay up to date on this project please check this webpage frequently and follow the City of Montebello’s social media accounts. Information about updates to the project schedule, documents released for public review, and notifications about upcoming opportunities for community feedback will be publicized through these means! You can also sign up for updates by adding your email to the end of the project survey.
Still Have a Question?
If you have any other questions, please don't hesitate to contact us. We're here to help.
For additional information, or to connect with the planning team, regarding the project, please contact Viviana Esparza, Planning Manager, at (323) 887-1200, ext. 1494, or by email at [email protected]
Thank you.