Durfee & Klingerman Mixed-Use
A four-story mixed-use building with 26 condominiums over 5,100 square feet of retail, approved in 2025 on a corner warehouse site near the 605 and still unbuilt — the entitlement has since been marketed for sale.
Units
26
Affordable units
At least 3 of 26, very-low-income (floor, per a CalHDF support letter)
Zoning
Mixed Multiuse (M/MU)
Site area
~0.66 acres (28,680± sq ft)
Details
- Address
- 2357 Durfee Avenue, El Monte, CA 91732
- APN
- 8107-017-002
- Ground floor
- 5,100 sq ft ground-floor commercial
- Replaces
- Three existing residential units and a warehouse
- Stories
- 4
- Entitlements
- Tentative Tract Map No. 84369, Design Review No. 3-2023, Density/Lot-Zone Consistency (DLZC) Nos. 1-2023 and 3-2024
- CEQA
- Class 32 categorical exemption (In-Fill Development), SCH 2025050651, posted 2025-05-15
Approved for 26 condos, still a warehouse
A corner lot at Durfee Avenue and Klingerman Street, near the 605 in El Monte's Mountain View area, is cleared for a four-story mixed-use building: 26 condominium units over 5,100 square feet of ground-floor retail. The city filed its approval notice in May 2025. As of this write-up, the site is still vacant and the existing warehouse is still standing — the property has been marketed as a ready-to-build, fully entitled opportunity rather than moved into construction.
What's proposed
Twenty-six residential condominium units on the upper floors of a four-story building, with 5,100 square feet of commercial space at street level. At least three of the units are set aside for very-low-income households, per a Housing Accountability Act letter filed ahead of the city's decision — the project's own approval record doesn't itemize the unit mix by bedroom count or list a parking total.
What it's replacing
The 0.66-acre site holds three existing residential units and a warehouse building, all slated for demolition. It sits in the Mixed Multiuse zone at a corner intersection a short distance from the 605 Freeway, in a stretch of Durfee Avenue that mixes older industrial and residential parcels.
How it got here
The entitlement package is a Tentative Tract Map (TTM No. 84369) to create condominium lots, a Design Review (No. 3-2023), and two Density/Lot-Zone Consistency determinations (Nos. 1-2023 and 3-2024) confirming the project meets the zone's density and lot standards. CEQA review used a Class 32 categorical exemption for in-fill development — the same exemption Arcadia used on the Colorado Collection — meaning the city found the project consistent with its general plan and zoning and located on a site with no significant environmental constraints, without a full environmental impact report. The Notice of Exemption confirming all four approvals was posted May 15, 2025.
The Notice of Exemption does not identify the hearing date or the vote by which the Planning Commission acted, and no staff report or agenda packet has been located to fill that in. That is a gap in the public record, not an editorial omission. The very-low-income unit count comes from an advocacy letter rather than a city document, so treat “at least 3” as a floor, not a confirmed final number.
Where it stands
Approved and unbuilt. The city's own record shows the entitlements in place as of mid-2025; more than a year later, the warehouse and the three residential units on the parcel remain standing, and the site has been actively marketed to buyers as an entitled, ready-to-build opportunity — a listing structure that implies the original applicant may be selling the entitlement rather than building it out. Whether the current owner intends to pull permits, or is holding the approval for resale, is not established in the sources reviewed.
What this means if you live nearby
Nothing has changed on the ground yet. The corner still functions as a warehouse site. If the entitlement transfers and a new owner moves forward, the timeline for the four-story building is not yet set — there is no permit application on record to point to a construction start.
Team
Source (ceqa-notice): https://ceqanet.lci.ca.gov/2025050651 · retrieved 2026-08-12 · last verified 2026-09-01
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