Neighborhood overview
Azusa TOD Specific Plan Area is in Azusa, California. Central Azusa, around the Azusa Downtown station: 9th Street to 5th and 6th Streets, Lemon Avenue to Citrus Avenue.
The City's environmental report describes the area as generally flat and grid-like, with residential and commercial uses. Of its roughly 308 acres, about 170 could see new development and about 138 are areas where the plan expects no change.
The City's TOD Specific Plan environmental report describes the plan area as about 308 acres, bound by 9th Street on the north, Lemon Avenue on the west, 5th and 6th Streets on the south and Citrus Avenue on the east.
Homes & property types
A mix of existing houses, multi-unit buildings and commercial parcels in a street grid. The plan allows new mixed-use and pedestrian-oriented building near the station, so what can be built on a lot depends on where it falls in the plan.
What makes properties here different
Inside the TOD plan area, a lot's zoning can matter as much as the house on it. Confirm with the City which part of the plan covers your parcel before setting a price, and compare against sales of the same product type, not a citywide median.
Living in the neighborhood
The plan's aim is a walkable station area tied to Downtown Azusa, with linkages to and from the downtown station.
Neighborhood FAQ
- Where is the Azusa TOD Specific Plan area?
- In central Azusa. The City's environmental report bounds it by 9th Street, Lemon Avenue, 5th and 6th Streets, and Citrus Avenue, about 308 acres in all.
- Does the TOD plan change what I can build?
- It can. The plan sets the rules for new development in the area, and about 170 of its acres could see new development. Confirm the rules for your parcel with the City Planning Division.
Other Azusa neighborhoods
Sources
- City of Azusa — TOD Specific Plan — retrieved 2026-10-15.
- City of Azusa — TOD Specific Plan Draft EIR, Executive Summary — retrieved 2026-10-15.
- City of Azusa — Specific Plans & Long Range Plans — retrieved 2026-10-15.
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Sidney Manzo, CA DRE #01108914, licensed in California. Informational only: a property-specific review is advisory, not an appraisal, and neither this page nor the form creates a listing agreement. Equal Housing Opportunity.