CITY OF MONTEREY PARK

ECONOMIC DEVELOPMENT STRATEGIC PLAN

Urban Design Concept

November 2009

Prepared for

City of Monterey Park

320 West Newmark Avenue
Monterey Park, CA 91754

Prepared by

16 North Marengo Avenue Suite 405

Pasadena, CA 91101

and

11661 San Vicente Boulevard Suite 306

Los Angeles, CA 90049

Page i
 Economic Development Strategic Plan - Urban Design Concept

TABLE OF CONTENTS

A. INTRODUCTION ............................................................................................................................................ 1

B. CONTEXT ...................................................................................................................................................... 1
Location .......................................................................................................................................................... 1
Topography ..................................................................................................................................................... 2
Focal Points ......................................................................................................................................................

C. ECONOMIC DEVELOPMENT DISTRICTS ................................................................................................... 5

D. ELEMENTS OF THE URBAN DESIGN CONCEPT ...................................................................................... 6

Streetscape Improvements for Major Corridors.............................................................................................. 6
City and District Gateways ........................................................................................................................... 11
Wayfinding .................................................................................................................................................... 14
Public Art ...................................................................................................................................................... 16
Improved Parking ......................................................................................................................................... 18
Architectural Character and Historic Focal Points ........................................................................................ 20
Regional Destinations................................................................................................................................... 24

FIGURES:

Figure 1: Economic Development Districts......................................................................................................... 25

Figure 2: Urban Design Concept ........................................................................................................................ 26

November 2009
A. INTRODUCTION
The purpose of the Urban Design Concept is to support the Economic Development Strategy for the City of Monterey
Park. Highlighting the City’s positive attributes, unique urban design characteristics, and opportunities provides
guidance to the City’s economic development strategy in terms of improving the City’s overall image and marketability.

The Urban Design Concept views the City holistically, as a system of spaces, structures, and environments
rather than as individual areas of unrelated buildings and undefined streetscapes. A clear framework with a
strong sense of place provides visitors and residents with an understanding of how to easily and safely find their
way around and to efficiently identify uses and activities. Aggregation of land uses into identifiable districts,
improved streetscapes, connected open spaces, and enhanced landmarks and features helps make the City
understandable and accessible, as well as help define an identity for Monterey Park.

The key elements of the Urban Design Concept are described in detail in Section D and illustrated in Figure 2.
They include:
• Streetscape Improvements for Major Corridors
• City and Local Gateways
• Wayfinding
• Public Art
• Improved Parking
• Architectural Character and Historic Focal Points
• Regional Destinations

B. CONTEXT
Location

The City of Monterey Park is just under eight square miles in size and located in the San Gabriel Valley, just east
of downtown Los Angeles. It is bordered by the City of Alhambra to the north, City of Rosemead to the east, City
of Montebello to the south, and unincorporated Los Angeles to the west and south.

Access to and from Monterey Park is a major asset to the City, providing connectivity to all of Southern California.
Three major freeways conveniently provide north-south and east-west access to the region: Long Beach Freeway
(Interstate 710) on the west, San Bernardino Freeway (Interstate 10) on the north, and Pomona Freeway
(State Highway 60) on the
south. The City is also well
served by bus transit lines.
The new Metro Gold Line
Eastside Extension will
be a tremendous asset to
the City, providing service
just south of the City along
Pomona Boulevard at
the East LA Civic Center
Station and the Pomona
Atlantic Station. Future
extension of this line will
continue eastward with
the next station planned at
Garfield Avenue.
East LA Civic Center Station Pomona Atlantic Station

November 2009 Page 1

Topography

The topography of Monterey Park is one of its outstanding characteristics. The City is marked by four hills, one
of which houses the historic Garvey Ranch Observatory and City reservoir. These hills are also the areas of the
City with the more affluent single-family neighborhoods. From these neighborhoods, the views are spectacular;
particularly to the San Gabriel Mountains to north. The San Gabriel Mountain range provides an outstanding
backdrop to the City and can be seen from not only the four major hills, but also from the major north-south
corridors and downtown area.

The City’s natural scenic beauty, as viewed from public thoroughfares and private development, provides
residents and visitors with a direct encounter with the breathtaking landforms that define San Gabriel Valley.
These views and vistas are an important asset to the City. Preservation of these views and vistas is important in
maintaining Monterey Park’s identity and character, which is important to the City’s economic goals. Future site
planning and development should be sensitive of these views and should be designed to maximize panoramic
mountain views.

Garvey Ranch Observatory City Reservoir

View of the San Gabriel Mountain range to the north.

Page 2 Economic Development Strategic Plan - Urban Design Concept

Focal Points

Monterey Park contains many buildings and features that contribute to the City’s unique character and/or are
important local or regional destinations. These focal points are identified in Figure 1 and include:

Civic/Institutional Focal Points

• Civic Center
• Library
• Garvey Reservoir
• Garfield Medical Center
• Monterey Park Hospital

Commercial/Entertainment Focal Points

• East Los Angeles College Performing Arts Center
• Atlantic Times Square (under construction)
• Towne Centre (planned)
• Monterey Marketplace (planned)

Civic Center

Bruggemeyer Library Garvey Reservoir Garfield Medical Center

Monterey Park Hospital East Los Angeles College Performing Atlantic Times Square
Arts Center (under construction)

November 2009 Page 3

Local/Historic Focal Points
• Cascades Park
• El Encanto (Chamber of Commerce building)
• Garvey Ranch Observatory

The Urban Design Concept described in Section D is intended to highlight these important features within the City
by improving the Economic Development Districts within which they are located, enhancing linkages between
them, and relating them to an overall City signage program.

Fountain at Cascade Park El Encanto (Chamber of Commerce

building)

Cascades Park Garvey Ranch Observatory

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C. ECONOMIC DEVELOPMENT DISTRICTS
An important component in creating the Urban Design Concept for Monterey Park is the development of identifiable
Economic Development Districts within the non-residential portions of the City. These Districts relate to both
existing and new economic potential and help define the City’s character. The Economic Development Districts
have distinctive functions and are scaled to reflect market demand. This will help stimulate infill, new mixed-use
development, business opportunities, and pedestrian-oriented retail development in focused areas of the City.
The Economic Development Districts also take advantage of the major opportunity areas for redevelopment,
identified in Figure 1, by allowing for larger mixed-use projects.

The Economic Development Districts, as defined by Stanley R. Hoffman Associates, are as follows:
• North Atlantic
• Mid Atlantic
• South Atlantic
• Central Business District
• East Los Angeles College
• Recreation/Dining
• Corporate Center
• County Institutional
• North Garfield
• Mid Garfield
• South Garfield
• East Garvey
• Monterey Pass Road
• North Potrero Grande
• MacCaslin Park
• South Potrero Grande
• Monterey Park Marketplace

The photo essay that illustrates each of the districts can be found at the following link:
http://www.arroyogroup.com/mp-edsp-ud/photoessay
Note: This link will take you to the Economic Development Districts Map. Please click on any
of the districts on the map to see the photos for that district.

November 2009 Page 5

D. ELEMENTS OF THE URBAN DESIGN CONCEPT
Figure 2 provided at the end of this document illustrates the elements of the Urban Design Concept.

Streetscape Improvements for Major Corridors

Streetscape improvements are meant to enhance and unify the visual and spatial experience of the driver and
pedestrian, and help provide key linkages between the Districts and neighborhoods in Monterey Park. The streetscape
environment gives the user a sense of direction and a sense of place within the City. An overall streetscape palette
creates identity and continuity within the City, while also communicating the change between distinct areas of the City.

The nature of the recommended streetscape improvements consists of an interrelated palette of street furniture, lighting,
paving, signage and landscaping. Public art can also be an essential component of the streetscape palette. There
are excellent opportunities for public art to be integrated with the streetscape by including public art in the sidewalk and
median, particularly in the Downtown area, regional gateways into the City, and on key redevelopment sites.

Recommendations:
Streetscape improvements should be focused along corridors where they make the most impact for the City.
These include the three major north-south corridors, Garfield Avenue, Atlantic Boulevard, and Monterey Pass
Road, as well as several key east-west streets, including Garvey Avenue and Potrero Grande Drive.

Garfield Avenue, Atlantic Boulevard, and Monterey Pass Road

The three north-south corridors are primarily auto-oriented roadways that would benefit from a unified approach
to street trees which are visually oriented towards the driver. Examples of suitable trees for these streets include:
tall shade trees such as London Plane or California Sycamore as recommended in the Downtown Monterey
Park Mixed-Use and Pedestrian Linkages Plan; Red Iron Bark Eucaplytus, which has a tall, narrow profile and
requires low maintenance; Chinese Pistache, which provides a lot of color and is also relatively low maintenance;
or Gingko biloba, which also has a tall, narrow profile and is visually appealing.

The North Atlantic, South Atlantic, and South Garfield Districts are pedestrian-oriented nodes along two of these corridors.
The streetscape improvements in these pedestrian-oriented Districts should maintain the overall continuity and street
tree theme, but also provide a streetscape palette that offers additional amenities to foster the pedestrian environment,
such as adding a shade tree into the palette, as well as benches, trash receptacles, and other street furniture.

Examples of suitable auto-oriented streetscapes.

Page 6 Economic Development Strategic Plan - Urban Design Concept

 Existing streetscape along Garfield Avenue.

Existing streetscape along Atlantic Boulevard.

Existing streetscape along Monterey Pass Road.

November 2009 Page 7

Garvey Avenue

Garvey Avenue is the primary east-west

corridor through the City, and also the main
street through the Central Business District.
Within the Downtown, which is a Business
Improvement District (BID), the City has already
made significant investments in the streetscape,
including street trees (Queen Palms) along the
sidewalk, large established trees in the median,
pedestrian-scaled lighting, benches, trash
cans, paving details and decorative crosswalks.
These streetscape improvements should
continue east and west along Garvey Avenue
to unify the street and incorporate the entirety
of the Central Business District. The detailed
recommendations for Garvey Avenue provided
in the Downtown Monterey Park Mixed-Use Existing street view along Garvey Avenue.
and Pedestrian Linkages Plan should be
followed. In addition, a banner program is
recommended along Garvey Avenue, which
can reinforce the area as the retailing, dining,
entertaining and civic core of the City and vary
with changing events/activities/seasons.

Downtown street furniture Examples of street furniture palettes.

Page 8 Economic Development Strategic Plan - Urban Design Concept

 Amenities in pedestrian-oriented streetscapes include shade trees, benches, bulb-outs to decrease street crossings and
calm traffic, and active storefronts.

November 2009 Page 9

 Banner programs are an effective tool for creating identity in downtown areas, announcing events and celebrating diversity.

Potrero Grande Drive

Potrero Grande Drive is

located in the southeast
corner of the City and runs
generally in the southwest-
northeast direction. It is
important in that it provides
access to the City from
the Pomona Freeway
and will also provide
indirect access to the
planned Monterey Park
Marketplace development.
The provision of a visually Existing view along Potrero Grande Drive.
captivating street tree, such
as the Chinese Lantern,
is recommended along this corridor to improve the City’s image and make the area stand out as Monterey
Park Marketplace will bring additional traffic to this portion of the City. This will also help stimulate new private
investment in MacCaslin Business Park.

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City and District Gateways

Gateways note the entry point of distinct

environments. Gateways are specifically designed
to clearly communicate the City’s commitment
to high-quality development and establish an
identity for the City. Gateways consist of varying
combinations of public art, signage, landscaping,
lighting, and special paving treatments. A
hierarchy of city and district gateways at a scale
appropriate to both their intended impact as a
gateway statement and to the street in which they
are located is recommended.

Monterey Park currently has several City gateway

monument signs in the median at various
locations around the City. These signs, however,
are understated and make minimal impact when
viewed from the street. More prominent signs with
a unique design for Monterey Park would help
the City better present itself as a distinctive place
with unique offerings for visitors, residents and
employees. Where feasible, gateway locations
visible from one of the three surrounding freeways
may benefit from larger, more dominant freeway-
oriented signs of similar design.

District gateway signs are appropriate for important

districts within the City, such as downtown. They
are designed to enhance the aesthetic quality
of the district, help define district boundaries, Existing City gateways
enhance pedestrian scaled spaces and encourage
circulation. Well-designed, distinctive monument signs currently exist in the median of Garvey Avenue at McPherrin
Avenue and Nicholson Avenue and effectively convey the entrance to Downtown Monterey Park. Within the rest of the City,
however, the edges of districts and streets are generally not marked, there is little sense of entry, and signage is minimal
and inconsistent.

Existing District gateways

November 2009 Page 11

Recommendations:
City gateway signs should be designed in a unified approach to give identity to the City and provide drivers and
pedestrians with a sense of place. District gateway signs should reflect the theme of the City gateways. Where
feasible, public art, special lighting and landscape treatments can further enhance gateways. Public art is an
exciting way to create a unique design concept for gateway signs and engage the public throughout the process.
The City should consider working with a public artist to identify the design theme for Monterey Park.

New or enhanced City Gateways should be created at the following locations:

• West Ramona Boulevard, North Atlantic Avenue, North Garfield Avenue and New Avenue at Interstate 10;
• South Atlantic Boulevard, South Garfield Avenue and Potrero Grande Drive at the Pomona Freeway;
• Future access road to the Monterey Park Marketplace off the Pomona Freeway;
• East Garvey Avenue at New Avenue.

Examples of City gateways. Examples of freeway-oriented gateways.

Page 12 Economic Development Strategic Plan - Urban Design Concept

District Gateways should be created at entry points to the following districts:
• Corporate Center;
• Recreation/Dining;
• Monterey Park Marketplace (could be combined with City Gateway at this location);
• MacCaslin Business Park.

As other districts grow or evolve over time to becoming significant places within the City, local gateway signs
should be created for these districts as well.

Examples of District gateways.

November 2009 Page 13

Wayfinding

Wayfinding is the way in which people orient themselves in physical space and navigate from place to place; it
is how people choose a path within the built environment. Effective directional signage enables a person to find
his or her way to a given destination.

Currently within the City, directional signage is minimal and inconsistent. The City’s existing Sign Criteria Package
for directional sign development takes a unified approach and provides several scales of directional signage.
Nonetheless, it expresses little unique identity or imagery. Directional signage should reflect the unique identity
of the City articulated in the gateway signage. Furthermore, it should be coordinated with an overall signage
program for the City that includes city and district gateway signage.

Existing directional signs in the City are minimal and Options included in the City’s sign criteria package.
inconsistent.

Page 14 Economic Development Strategic Plan - Urban Design Concept

Recommendations:
The City should develop a unified wayfinding program with signage that is clear, concise, and coordinated with
City and district gateway signage. Directional signage should be development and installed on major streets
within the City to direct motorists and pedestrians to Downtown or other districts, historic landmarks and features,
public facilities and public parking.

Examples of directional and directory signage.

November 2009 Page 15

Public Art

Public art can be an essential part of Monterey Park, both intrinsically and economically and make significant
contributions to the quality of life in the city. Arts and culture help to create a more livable city, stimulate the
local economy, enhance the urban environment, celebrate the natural environment, engage a wide spectrum of
citizens and empower neighborhoods. The arts, as part of the social fabric of a city, can help define and express
who we are as a community - historically, today and in the future. Art brings the community together, creating
situations not merely for enjoyment and beauty, but also for dialogue, thought and growth.

Recommendations:
There are excellent opportunities for public art to be integrated with the streetscape by including public art
in the sidewalk and median, particularly in the Downtown area, regional gateways into the City, and on key
redevelopment sites.

Public art is also an exciting way to create a unique design concept for gateway signs and engage the public
throughout the process. Other places to consider for incorporation of public art include artist-designed street
furniture, as well as murals in freeway underpasses and along freeway sound walls. The City should consider
working with a public artist to identify the design theme for Monterey Park.

Public art can be also be a part of private open spaces that are accessible to the public. Within plazas, courtyards,
and other open space areas, the City should consider developing a “Percent for the Arts” program for new
development, either Citywide or focused in the Central Business and North Atlantic Districts. There are a variety
of ways cities can establish and implement Percent for Arts programs, however, the process generally includes
the following:
• Develop a City Ordinance that requires a “Percent for Art” based upon construction project costs within
the designated area. This fund could be used for a variety of arts related projects and programs.
• This ordinance should set forth criteria for the art and provide for the fund’s collection and
administration. The criteria for art can be flexible in its interpretation if the City desires, such as
allowing renovation of historic buildings to meet the provision of art for a project.
• This ordinance should include both private sector commercial and mixed-use projects, as well as
Capital Improvement Projects. In most cities that have implemented such an ordinance, the allocation
generally ranges from 1-2% of project valuation, often with a minimum threshold of project valuation.
• In addition, consider utilizing hotel, parking, or tourism tax revenues to support cultural arts.

Page 16 Economic Development Strategic Plan - Urban Design Concept

 Examples of public art.

November 2009 Page 17

Improved Parking

The Central Business District, which includes Downtown Monterey Park (also a Business Improvement District),
is considered the heart of the City and intended to provide a high-activity pedestrian environment. A key to
enhancing the pedestrian experience and providing the most efficient use of redevelopment sites is improved
parking that can reduce the need for on-site parking for individual stand-alone uses. This can be done with
strategically placed, user-friendly, publicly-owned parking structures or lots provided through a Parking District,
as well as with sufficient on-street parking in the form of angled parking and/or parallel parking.

Parking structures with retail edges can provide a continuity of retail activity and an adequate supply of
conveniently located parking. These structures can maintain the continuity of the pedestrian activity in Downtown
by eliminating the need for each development project to have parking on its own site. Parking structures can
be designed for safety if they are well-lit, painted in light colors, and use clear span construction to minimize
columns. This will improve the feeling of security for employees and shoppers when they come to Downtown.

Existing parking within the Central Business District consists of parallel parking along Garvey Avenue and public and
private parking lots located behind the buildings that front Garvey Avenue, with some public parking fronting Garvey.
The existing parking lots are poorly signed and landscaped, resulting in an uninviting pedestrian experience, as well
as confusion as to which parking spaces are public and which are reserved for certain retail uses.

Existing Downtown parking is confusing and unattractive.

Individual parking lots along Atlantic Boulevard result in many driveways and disruptions to a uniform streetscape environment.

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Recommendations:
To address future parking needs and encourage development in the Downtown area, it is recommended that the
City create a Parking District for the Central Business District. In this district, the City would own, manage and
develop a supply of public parking, and be able to provide a tailored approach to meet the differing needs of the
Economic Districts. No residentially-zoned properties would be included in a Parking District.

An essential element of this approach is a provision for in-lieu parking fee contributions to the Parking Districts as
an alternative to providing some or all of the required on-site parking for a project. This would substitute for the
development of off-street parking facilities on a project-by-project basis. The combination of the Parking Districts
with in-lieu parking will provide for greater flexibility for both developers and the City.

The Parking Districts will be able to purchase existing private parking lots, placing them in public ownership
to insure that they remain available for parking. As they become available, additional properties can also be
obtained for future parking needs.

There are a variety of ways cities can establish and implement Parking Districts. However, the process generally
follows these steps:
• Hire a traffic consultant who specializes in parking and parking management.
• Work with businesses, property owners and developers to define and target opportunity sites.
• Purchase opportunity sites as they become available, and according to the priorities established with
businesses, property owners and
developers.
• Determine the amount for in-lieu
fees based on land costs and
estimated program costs. This differs
considerably between communities
depending on location, market value
of land, and varying programs and
facilities (i.e., surface parking or
structured parking).
• Parallel to the above steps, work
with City Attorney to set up the legal
procedures for in-lieu fees.

Examples of parking garages and parking directional signage.

November 2009 Page 19

Architectural Character and Historic Focal Points

The character and architectural features of existing buildings in Monterey Park help give the City identity. The
general character of buildings throughout the City varies, however, there are individual architecturally significant
buildings, including several Spanish Revival buildings such as the Garvey Ranch Observatory and El Encanto
(Chamber of Commerce), which present opportunities for focal points within the City and should inspire high
quality, compatible design for infill development and façade upgrades.

The architectural character along Garvey Avenue is diverse and eclectic.

In addition, the Asian cultural heritage that is dominant in the North Atlantic and Central Business Districts can
also provide a thematic anchor and identity for these areas, which can be enriched and expanded through
contextual design (i.e., banner programs). This can help create a regional draw to the City.

Asian-inspired architectural elements enrich the North Atlantic District.

Page 20 Economic Development Strategic Plan - Urban Design Concept

Another significant historic resource in Monterey Park is the Moorish-designed Cascades Park, a stepped
observation terrace from which viewers can look down to El Encanto and a fountain with cascading water going
down the hillside in stepped pools. This, along with El Encanto, is the focal point of the Midwick View Estates
subdivision and centrally located within the City. Historically, this feature was meant to be a significant public
gathering space, complete with an amphitheater above Kingsford Street that was never constructed.

Today, the setting of Cascades Park and its linkage to El

Encanto is significantly underutilized and provides great
potential for future use as a public gathering space. The
area is well connected via Atlantic Boulevard to Downtown
to the north, and to East LA College and the South Atlantic
District to the south. It is also proximate to the Civic Center
and Barnes Memorial Park. The link could be improved with
upgraded streetscape treatments from El Encanto along El
Mercado Avenue to Triana Street to Ynez Avenue, which
links to Barnes Memorial Park, then along Ramona Avenue
to connect to the Downtown.

Cascade Park and El Encanto and the connection between them are a key element of this urban design concept.

November 2009 Page 21

Recommendations:
The City should provide incentives for façade and private signage upgrades to improve and unify the buildings,
particularly in the Central Business District. In addition, through design guidelines, the City should encourage
thematic detailing to reflect the Asian cultural heritage of the North Atlantic and Central Business Districts.

The City should also consider improved pedestrian-friendly streetscapes along El Portal Place, which links
Cascades Park to El Encanto, to enhance the setting of this important historic resource and create a central
public gathering place for:

• Local civic events and celebrations;

• Place for families to come and spend time with shaded areas, water features, and colorful landscaping;
• Setting for active retail, entertainment and restaurant uses at its edges; and
• Potential location for a farmer’s market and craft fair on a regular basis.

To provide a link to the Civic Center, the City should consider improved streetscape treatments along El Mercado
Avenue to Triana Street, Ynez Avenue, then Ramona Avenue, which connects El Encanto to Barnes Memorial
Park and the Civic Center to Downtown. In addition, the City should consider a local transit system along this
loop to further enhance these linkages and encourage use of these destinations.

Local events on a regular basis can make a central community gathering space.

Page 22 Economic Development Strategic Plan - Urban Design Concept

In addition to the above recommended public gathering space along El Portal Place, private spaces such as courtyards
and pocket parks should be created throughout the City in new mixed-use and larger development projects. These
small open spaces can provide areas with landscaping, water features, and seating opportunities, and hence reinforce
the streetscape experience. There are many opportunities for smaller open space settings with new development on
vacant sites that should be required and/or encouraged through the City’s design standards and guidelines.

Amenities in privately-developed open spaces, plazas and courtyards create a positive image of
both the development and the City.

November 2009 Page 23

Regional Destinations

The Central Business District and the North Atlantic District are the two existing regional destinations in the
City. The Central Business District includes Downtown Monterey Park and contains mostly Chinese specialty
shops and restaurants in a pedestrian-friendly environment. The North Atlantic District is generally considered an
emerging “restaurant and entertainment row,” which also includes a proliferation of Chinese restaurants.

In addition to these existing Districts, three new developments in the City will attract a regional draw. These
include: Towne Centre mixed-use project on the southeast corner of Garfield and Garvey Avenues in the Central
Business District; Atlantic Times Square mixed-use project on the southeast corner of Atlantic Boulevard and
Hellman Avenue in the North Atlantic District; and the Monterey Park Marketplace, a large-scale retail project
planned in the southeast corner of the City.

The City is also working to attract a world class hotel in the northern portion of the Corporate Center District,
which would complement both that district as well as the adjacent Recreation/Dining District, further enhancing
this area of the City as a regional destination.

Recommendations:
With the existing regional destinations and momentum of the above-mentioned large development projects, the
City should focus its marketing and image-building efforts, as well as the first phases of streetscape improvement
projects, in these three focus areas of the City: 1) Central Business and North Atlantic Districts; 2) Monterey Park
Marketplace and Potrero Grande Drive; 3) Recreation/Dining and Corporate Center Districts.

In addition, the City should revisit land use designations and zoning regulations around these projects to make
sure future land uses are complimentary to, and supportive of, these regional destinations. The City’s Economic
Development Strategy should build upon these projects to attract a greater regional draw to the City.

Page 24 Economic Development Strategic Plan - Urban Design Concept

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COMMERCE

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OBSERVATORY Commercial/Entertainment Focal Points

cB
Regional Destination

nti
tla
Monterey RESERVOIR
MONTEREY

SA
Pass Road PARK HOSPITAL

East Los
Angeles
College LA LOMA North Potrero
South EDISON
TRAILS
PARK Grande
Garfield PARK
Corporate
Center

e
MacCaslin

d Av
PERFORMING Business Park
ARTS CENTER 0 500 1,000 2,000 3,000 4,000 5,000

rfiel
Los Angeles County Monterey Park Feet
r Marketplace

§
¨
¦710
(East Lost Angeles)

60
S Ga

Po
tre
roG
ran
deD

60
South South Potrero
Atlantic Grande
EAST L.A. CIVIC POMONA/
CENTER STATION ATLANTIC STATION
Regional Attraction -
60
MTA EASTSIDE
GOLD LINE
Monterey
EXTENSION Marketplace

§
¨
¦710 City of Montebello