Developments across the San Gabriel Valley

Montebello · 1,200 units

A gated master-planned community of up to 1,200 homes on 488 acres of the former Montebello Oil Field, built by a Toll Brothers and Lennar joint venture. Seventeen years passed between the start of environmental review and the opening of models in 2025 — and more than half the site is conserved in perpetuity as habitat.

West Covina · 232 units

232 homes on roughly 13.62 acres — 34 two-story single-family detached plus 198 three-story attached townhomes — approved with a street extension and the existing baseball field dedicated to the City.

Pasadena · 169 units

A seven-story, 169-unit apartment building approved without a public hearing — entitled ministerially by Los Angeles County in 2022 at 193 units, upheld on appeal, and redesigned downward in 2026 under the same permit.

Azusa · 230 units

Azusa approved the redevelopment of roughly 40 acres of the Azusa Greens Country Club into 230 age-restricted homes and 353,000 square feet of industrial space, keeping the golf course at half its original size.

Monterey Park · 169 units

Celadon has sat entitled at Garfield and Garvey in downtown Monterey Park since 2021, unbuilt. The city council just approved a substantially different version: 169 rental apartments in place of 109 for-sale condos, and far less retail.

San Dimas · 164 units

San Dimas approved 164 for-sale townhomes on a former U.S. Forest Service site a short walk from the Gold Line Foothill Extension's San Dimas station, with the city's General Plan Amendment, tract map, and architectural design review all adopted in one October 2025 hearing — 17 of the units reserved for moderate-income buyers.

Monterey Park · 159 units

The Olson Company is replacing a vacant medical office campus in Monterey Park with 159 condominiums, eight reserved for very-low-income buyers — an office-to-residential conversion the city approved before Olson bought the fully entitled site.

Arcadia · 130 units

A six-story, 130-unit condominium building approved with a height waiver on North 2nd Avenue — 20 of the units deed-restricted for low-income buyers as for-sale homes, using a statutory AB 130 CEQA exemption on a site assembled from two lots including the Mt. Lowe Brewing Co. taproom.

Arcadia · 86 units

Arcadia approved 86 for-sale condominiums to replace a Motel 6 on Colorado Place, nine deed-restricted for moderate-income buyers — the density bonus trade for a site the city converted from hospitality to housing.

San Gabriel · 80 units

Eighty for-sale condominiums approved across the street from a 243-unit project already under construction, using one of the San Gabriel Valley's first AB 130 statutory CEQA exemptions to skip environmental review entirely.

Covina · 75 units

Blossom, a 75-unit for-sale townhome community from Trumark Homes on a former telecom lot near Covina Village, is under construction and actively selling.

Rosemead · 75 units

Prospect Villa is a seven-story mixed-use building with 75 homes and about 6,350 sq ft of ground-floor commercial, entitled since 2022 and financed since December 2025 but not yet under construction on a vacant corner at Garvey and Prospect in Rosemead.

Walnut · 70 units

Walnut entitled 70 townhomes on a former shopping center, car wash, and gas station in September 2024 through a bespoke specific plan — 23 months later the center is still standing with no building permit in public records, and tenants noticed to vacate in early 2025 remain in place.

Alhambra · 60 units

Eight bungalows and a duplex on Chapel Avenue in Alhambra are clearing the way for a six-story, 60-unit condominium building, nine units set aside for lower-income buyers under the state Density Bonus Law.

Altadena · 58 units

Agave, a 58-unit permanent supportive housing project on the Lake Avenue corridor, was mid-construction when the Eaton Fire damaged it, and is now leasing toward a Winter 2026 finish.

South Pasadena · 56 units

Fifty-six for-sale condominiums over ground-floor commercial, entitled ministerially under South Pasadena's Downtown Specific Plan and State Density Bonus Law — then listed for sale as a fully entitled, permit-ready site rather than built by whoever entitled it.

Altadena · 54 units

A 54-unit mixed-use building fully entitled before the Eaton Fire sold for about $6.25 million in July 2026, with the buyer pursuing a 52-unit fully affordable redesign for fire survivors while the original entitlements stay valid.

Baldwin Park · 51 units

Esteban E. Torres Village is finished — 51 affordable apartments on Ramona Boulevard in Baldwin Park, across from the Metrolink station, developed by the Cesar Chavez Foundation. The voucher waitlist closed before the building opened.

Alhambra · 49 units

Forty-nine for-sale homes are under construction on a former car dealership on Main Street in Alhambra, ten reserved for lower-income buyers — approved administratively under the city's Housing Element with no Planning Commission hearing required.

Sierra Madre · 42 units

Toll Brothers is building 42 single-family homes on roughly 17 acres of the former Mater Dolorosa Retreat Center — entitled by a prior developer through a dedicated specific plan and picked up by Toll Brothers after site work and soil remediation were already underway.

Glendora · 28 units

Twenty-eight detached single-family homes replace four existing houses on a 3.7-acre assembled site along old Route 66 and Inola Street — a for-sale tract map project the Planning Commission recommended 4-1 before a City Council hearing.

Glendora · 24 units

Twenty-four condominium townhomes are under construction on Route 66 in Glendora, three reserved for moderate-income buyers, built by The Olson Company under the corridor's specific plan.

Temple City · 18 units

An 18-unit condominium building broke ground on Temple City Boulevard using a 50% state density bonus, more than a year after City Council approval — two of the units reserved as very-low-income affordable.

Duarte · 11 units

Eleven for-sale townhomes on Royal Oaks Drive, the smallest project on this board to need a General Plan Amendment and rezoning to get built — approved after a Mitigated Negative Declaration to protect two mature Coast Live Oaks on site.

Alhambra · 10 units

Two single-family houses on Curtis Avenue in Alhambra are making way for 10 condominiums, one reserved for a low-income household under a state law requiring like-for-like replacement of a protected rental unit.

Temple City · 5 units

A half-acre R-1 lot in the unincorporated county pocket next to Temple City is approved for five detached condominiums, one price-restricted — five years after the map was first filed with LA County Regional Planning.

Temple City · 4 units

Four condominium units are already under construction on Temple City Boulevard — the Planning Commission hearing in May 2026 wasn't about the building itself, but the parcel map that lets the four homes be sold separately.