231-235 S. Curtis Avenue
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.
Units
10
Affordable units
1 of 10, a low-income 3-bedroom Density Bonus / Housing Crisis Act replacement unit
Details
- Address
- 231-235 South Curtis Avenue, Alhambra, CA 91801
- Case number
- PD-23-69 and TTM-25-02
- Lot size
- 15,104 sq ft
- Floor area
- 10,740 sq ft across four buildings
- Unit mix
- 2 one-bedroom, 7 two-bedroom, 1 three-bedroom
- Developer
- Henry Ho (individual applicant of record)
- Replaces
- Two single-family houses, one a protected rental occupied 2019–2023
- CEQA
- Class 32 infill / Class 5 categorical exemption
Ten condos, a two-year process
Two single-family houses on Curtis Avenue in Alhambra are making way for 10 condominiums, one of them reserved for a low-income household under state density bonus law. The project sat before the Planning Commission twice, a year apart, while the applicant reworked which unit would carry that affordability requirement.
What's proposed
The project replaces two houses on a 15,104-square-foot lot with 10 for-sale condos in four three-story buildings — two duplexes facing the street and two triplexes behind them. The unit mix is two one-bedrooms, seven two-bedrooms, and one three-bedroom. That three-bedroom unit is the affordable one, required because one of the two houses being demolished was rented from 2019 to 2023 by a low-income household — state law requires a like-for-like replacement unit when a protected rental is removed.
How it got here
The Planning Commission first took up the project in May 2025, when staff recommended approval under a Class 32 infill CEQA exemption. Commissioners instead continued the item indefinitely so staff and the applicant could resolve questions under the Housing Crisis Act about how the protected rental unit would be replaced. The applicant returned in February 2026 with tenant income documentation and a revised plan converting one unit to a three-bedroom, low-income replacement. Staff again recommended approval, and the city filed its Notice of Exemption two days after the February 2 hearing.
The project is approved, with its appeal window closed as of mid-February 2026. No architect has surfaced in any document reviewed, and no general contractor would be expected this early.
What this means if you live nearby
A protected-tenant replacement unit is what turned a one-hearing approval into a two-year process here — worth knowing if your own Curtis Avenue-area lot has an occupied rental on it. The density bonus math is the same tool available to any RH lot of comparable size on this stretch.
Source (ceqa-notice): https://ceqanet.lci.ca.gov/2026020118 · retrieved 2026-08-31 · last verified 2026-08-31