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.

San Gabriel · 225 units

San Gabriel adopted Ordinance 723 in October 2025, entitling 225 units and 13,449 sq ft of retail across three buildings straddling Rubio Wash — the third scheme on this site since 2007, and the first to clear a court-ordered round of extra environmental review.

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.

San Gabriel · 153 units

A mixed-use project entitled for 153 condominiums and 34,835 sq ft of retail has sat unbuilt since 2020. San Gabriel's City Council extended its development agreement to April 2028 after the owner said the approved design no longer pencils.

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.

South Pasadena · 108 units

A full city block a block from the Metro A Line, entitled in 2022 for 108 condominiums and the adaptive reuse of two 1920s school buildings. The commercial half is open and leased; the housing half has not applied for a building permit.

Pasadena · 95 units

Pasadena wrote a custom zoning district for a 3.3-acre Arroyo Parkway assembly in 2022 and certified an EIR. Four years on, no permits have been pulled — the Planning Commission renewed the entitlements 7-0 in July 2026, pushing them to June 2028.

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.

Claremont · 70 units

Seventy for-sale townhomes approved 3-2 on the decommissioned tennis-court portion of a Motel 6 property, with ten units income-restricted under Claremont's inclusionary ordinance.

San Gabriel · 65 units

San Gabriel entitled a five-story, 65-unit mixed-use condominium on Valley Boulevard, six units deed-restricted very-low-income. A 45% density bonus took the count from 45 base units to 65; the city lists the project in building plan check for 2026.

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.

Diamond Bar · 49 units

Forty-nine for-sale condominiums proposed to replace the vacant former Liferay US headquarters on a 3.9-acre commercial-office site, still in environmental review with no hearing yet scheduled.

Glendora · 46 units

Glendora's City Council approved 46 condominium townhomes on Arrow Highway 5-0, five of them carrying a 45-year moderate-income covenant — a density-bonus trade that trimmed parking and open space in exchange for the affordable set-aside.

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.

Arcadia · 34 units

Arcadia's City Council adopted Resolution No. 7669 in January 2026, approving 34 for-sale condominiums on a single-tenant commercial parcel on West Huntington Drive. Two units are reserved very-low-income — the lightest density-bonus set-aside of the city's three current projects, at its deepest income tier.

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.

El Monte · 26 units

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.

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.

Alhambra · 20 units

Six bungalows and a single-family house on a Marguerita Avenue lot would come down for 20 rental apartments, six of them lower-income. Alhambra's Planning Commission approved it 7-0 — the second attempt on a site whose 2020 condo entitlement expired unbuilt.

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.

Pomona · 18 units

Eighteen apartments and a rear pocket park proposed on a vacant third-acre in Pomona's Midtown corridor, heard by a Zoning Administrator rather than the Planning Commission — with final sign-off still unconfirmed.

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.

Monrovia · 6 units

A single-family lot on South Magnolia becomes six for-sale condominiums, approved 5-0 by the Monrovia City Council in July 2026 — a small, code-compliant infill map with no variance and no density bonus.

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.