CC - Item 2A - Concept Presentation for "The Hazel", - A Proposal for a 34-Unit Residential Planned Development Located at 2501 San Gabriel Boulevard (Pre-Application 26-01)APN:
5284-005-001
PROJECT ADDRESS:
2501 SAN GABRIEL BLVD, ROSEMEAD, CA
P-D ZONE RECLASSIFICATION
ORIGINAL ZONE: C-3 MEDIUM COMMERCIAL
ORIGINAL LAND USE DESIGNATION: MIXED USE INDUSTRIAL/COMMERCIAL
PROPOSED ZONE: P-D ZONE
PROPOSED LAND USE DESIGNATION: HIGH DENSITY RESIDENTIAL
LOT SIZE:
51,849 SF = 1.19 ACRE > 1.0 ACRE P-D MIN. LOT AREA
PER ALTA Boundary Survey
DENSITY:
PER GENERAL PLAN TABLE 2-1:
BASE DENSITY ALLOWED BY HIGH DENSITY RESIDENTIAL (HDR) = 30 DU/AC
BASE DENSITY = 1.19AC x 30du/ac(HDR) = 35.7 Units (Round up to 36 Units)
DENSITY BONUS = 20% (By providing 5% Very Low-Income Units)
MAX ALLOWABLE DENSITY = 36 du x 120% = 43.2 Units (Round up to 44 Units)
REQUIRED VLI UNIT = 35 base du x 5% = 1.75 (Round up to 2 VLI Units)
PROPOSED TOTAL DENSITY = 34 UNITS < 44 UNITS
PROPOSED VLI UNIT = 2 VLI UNITS
TOTAL PROPOSED UNIT COUNT:
32 MARKET RATE UNITS + 2 VLI UNIT = 34 TOTAL UNITS
FAR:
P-D ZONE PER TABLE 17.24.020.1:
MAX. FAR ALLOWED: SEE GENERAL PLAN, NO MAX FAR LIMITATION.
PROPOSED FAR = 50,474 sf / 51,849 sf = 0.97
CONSTRUCTION TYPE:
TYPE V-B
OCCUPANCY GROUP:
GROUP R-3
SETBACK:
P-D ZONING DISTRICT PER RMC Table 17.24.030.2
FRONT YARD = 0 FEET
SIDE YARD = 6 FEET ON NORTH SIDE, 0 FEET ON THE PARK SIDE
WHEN SIDE ABUTS SIDE OR REAR OF RESIDENTIAL R ZONE, SCHOOL OR PARK A SETBACK EQUAL TO SIDE YARD
SETBACK OF RESIDENTIAL R ZONE SHALL BE REQUIRED FOR BUILDING LINE OF MAIN STRUCTURE. SETBACK
AREA MAY BE USED TO COMPLY W/PARKING REQUIREMENTS.
REAR YARD = 7 FEET
WHEN REAR ABUTS SIDE OR REAR OF RESIDENTIAL R ZONE, SCHOOL OR PARK A SETBACK EQUAL TO SIDE
YARD SETBACK OF RESIDENTIAL R ZONE SHALL BE REQUIRED FOR BUILDING LINE OF MAIN STRUCTURE.
SETBACK AREA MAY BE USED TO COMPLY W/PARKING REQUIREMENTS.
BUILDING HEIGHT:
PROPOSED 3 STORIES AT 35'-0" MEASURED FROM FINISHED GROUND FLOOR TO THE TOP OF PITCH ROOF.
(ROOF EAVES AT 29'-11" PER LA COUNTY FIRE CODE 503.2.1.2)
PER P-D ZONE: HEIGHT LIMIT = NONE
PARKING REQUIREMENT:
PER RMC 17.112.040:
REQUIRED PARKING FOR SINGLE FAMILY DWELLINGS WITH 4 BEDROOMS AND 2,000SF OR LESS:
2 spaces per dwelling unit in an enclosed garage = 34X2 = 68 RESIDENTIAL STALLS
REQUIRED GUEST PARKING:
1 space per 2 dwelling units = 34/2 = 17 GUEST PARKING STALLS
PROVIDED 2 COVERED PARKING STALLS PER TOWNHOUSE UNIT
32 TOWNHOUSE UNIT X 2 = 64 STALLS
PROVIDED 2 SURFACE PARKING STALLS FOR 2 AFFORDABLE UNITS
(1BD AFFORDABLE UNIT NEEDS ONE PARKING SPACE)
PROVIDED 4 GUEST PARKING STALLS
(GUEST PARKING IS NOT REQUIRED FOR DENSITY BONUS PROJECT)
OPEN SPACE:
NO MIN. OPEN SPACE REQUIREMENT PER P-D ZONE
PROVIDED PRIVATE OPEN SPACE = 40 SF X 19 UNIT(TYPE A) = 760 SF (RESIDENTIAL UNIT BALCONIES)
PROVIDED COMMON OPEN SPACE = 3,000 SF (COURTYARD #1)
PROVIDED COMMON OPEN SPACE = 2,100 SF (COURTYARD #2)
TOTAL USEABLE OPEN SPACE = 760 + 3000 + 2100 = 5,860 SF
PROJECT INFO SUMMARY
PROJECT DATE:
2501 SAN GABRIEL BLVD.
ROSEMEAD, CA
CONNECTED COMPANIES
360 E. GLADSTONE ST.
AZUSA, CA 91702
JULY 29TH, 2026THE HAZEL
AERIAL VIEW
PROJECT DATE:
17x11
2501 SAN GABRIEL BLVD.
ROSEMEAD, CA
CONNECTED COMPANIES
360 E. GLADSTONE ST.
AZUSA, CA 91702
JANUARY 19TH, 2026THE HAZEL
AERIAL VIEW
PROJECT DATE:JULY 29TH, 2026
TOWNHOMES SITE PLAN
32 TOWNHOMES +
2 AFFORDABLE UNITS
= 34 UNITS TOTAL
AFFORDABLE UNIT
518 SF X 2 LEVELS
SA
N
G
A
B
R
I
E
L
B
L
V
D
.
HIGH VOLTAGE LINE AT APPROX. MIN.
35 FT AWAY FROM PROJECT SITE
PROPERTY LINE.
MIN. 40 FT AWAY FROM PROPOSED
BUILDING SOUTH FACADE.
5 ' F I R E D E P A R T M E N T A C C E S S W A L K W A Y
OPEN SPACE
COURTYARD #2
2,100 SF
OPEN SPACE
COURTYARD #1
3,000 SF
ENTRY GATE
GREENERY
SCREEN
PER P-D ZONE, NO SIDE YARD
SETBACK IS REQUIRED WHEN
ABUTTING PARK OPEN SPACE
ZONE, THUS 0' SETBACK ON THIS
SIDE
PER P-D ZONE, 7' REAR YARD
SETBACK IS REQUIRED WHEN
ABUTTING R-2 ZONE
(LARGEST SIDE YARD SETBACK OF
R-2 LOTS ADJACENT TO SITE REAR
YARD PER PARCEL MAP IS
67'X10%=7')
PER P-D ZONE, 6' SIDE YARD
SETBACK IS REQUIRED WHEN
ABUTTING R-2 ZONE
(LARGEST SIDE YARD SETBACK OF
R-2 LOTS ADJACENT TO SITE REAR
YARD PER PARCEL MAP IS
60'X10%=6')
FAULT LINE PER SURVEY
NO BUILD ZONE
5'
M
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N
.
F
I
R
E
D
E
P
A
R
T
M
E
N
T
A
C
C
E
S
S
W
A
L
K
W
A
Y
5' MIN. FIRE DEPARTMENT ACCESS WALKWAY
PROJECT DATE:
2501 SAN GABRIEL BLVD.
ROSEMEAD, CA
CONNECTED COMPANIES
360 E. GLADSTONE ST.
AZUSA, CA 91702
JULY 28TH, 2026THE HAZEL P5O-ECT DATE -8/< T+
TOWNHOMES SITE PLAN
32 TOWNHOMES +
2 AFFORDABLE UNITS
= 34 UNITS TOTAL
AFFORDABLE UNIT
518 SF X 2 LEVELS
SA
N
G
A
B
R
I
E
L
B
L
V
D
.
HIGH VOLTAGE LINE AT APPROX. MIN.
35 FT AWAY FROM PROJECT SITE
PROPERTY LINE.
MIN. 40 FT AWAY FROM PROPOSED
BUILDING SOUTH FACADE.
5 ' F I R E D E P A R T M E N T A C C E S S W A L K W A Y
OPEN SPACE
COURTYARD #2
2,100 SF
OPEN SPACE
COURTYARD #1
3,000 SF
ENTRY GATE
GREENERY
SCREEN
PER P-D ZONE, NO SIDE YARD
SETBACK IS REQUIRED WHEN
ABUTTING PARK OPEN SPACE
ZONE, THUS 0' SETBACK ON THIS
SIDE
PER P-D ZONE, 7' REAR YARD
SETBACK IS REQUIRED WHEN
ABUTTING R-2 ZONE
(LARGEST SIDE YARD SETBACK OF
R-2 LOTS ADJACENT TO SITE REAR
YARD PER PARCEL MAP IS
67'X10%=7')
PER P-D ZONE, 6' SIDE YARD
SETBACK IS REQUIRED WHEN
ABUTTING R-2 ZONE
(LARGEST SIDE YARD SETBACK OF
R-2 LOTS ADJACENT TO SITE REAR
YARD PER PARCEL MAP IS
60'X10%=6')
FAULT LINE PER SURVEY
NO BUILD ZONE
5'
M
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N
.
F
I
R
E
D
E
P
A
R
T
M
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N
T
A
C
C
E
S
S
W
A
L
K
W
A
Y
5' MIN. FIRE DEPARTMENT ACCESS WALKWAY
PROJECT DATE:
2501 SAN GABRIEL BLVD.
ROSEMEAD, CA
CONNECTED COMPANIES
360 E. GLADSTONE ST.
AZUSA, CA 91702
JULY 28TH, 2026THE HAZEL P5O-ECT DATE -8/< T+
1ST FLOOR
UP
DN
18
16
GARAGE
2ND FLOOR3RD FLOOR
HOME
OFFICE
UP
18
16DN
8
16
STORAGE
POWDER
PATIO
KITCHEN
DINING
LIVING
WALK-IN
CLOSET
MASTER
BEDROOM
MASTER
BATHBATH
W/D
BEDROOM
2
BEDROOM
3
TOWNHOUSE UNIT TYPE - A (19 UNITS)
1,653 SF
3 - BEDROOM
2.5 - BATHROOM
WITH HOME OFFICE & PATIO
2 SIDE BY SIDE PARKING
PROJECT DATE:
17x11
2501 SAN GABRIEL BLVD.
ROSEMEAD, CA
CONNECTED COMPANIES
360 E. GLADSTONE ST.
AZUSA, CA 91702
JUNE 19TH, 2026THE HAZEL PROJECT DATE:JULY 29TH, 2026
GARAGE
UP
1
16
WALK-IN
CLOSET
KITCHEN
LIVING
DINING
UP
1
16DN
BATH
BEDROOM
2
16DN
BEDROOM
3
MASTER
BEDROOM
MASTER
BATH
TOWNHOUSE UNIT TYPE - B (13 UNITS)
1,387 SF
3 - BEDROOM
3 - BATHROOM
2 SUITES
2 TANDEM PARKING
1ST FLOOR2ND FLOOR3RD FLOOR
W/D
STORAGE
BATH
PROJECT DATE:
17x11
2501 SAN GABRIEL BLVD.
ROSEMEAD, CA
CONNECTED COMPANIES
360 E. GLADSTONE ST.
AZUSA, CA 91702
JUNE 19TH, 2026THE HAZEL PROJECT DATE:JULY 29TH, 2026
AFFORDABLE UNIT TYPE - C (2 UNITS)
518 SF
1 - BEDROOM
1 - BATHROOM
LIVING DINING
KITCHEN
BATH
BEDROOM
WALK-IN
CLOSET
PROJECT DATE:
2501 SAN GABRIEL BLVD.
ROSEMEAD, CA
CONNECTED COMPANIES
360 E. GLADSTONE ST.
AZUSA, CA 91702
JULY 28TH, 2026THE HAZEL PROJECT DATE:JULY 29TH, 2026
PROJECT DATE:
17x11
2501 SAN GABRIEL BLVD.
ROSEMEAD, CA
CONNECTED COMPANIES
360 E. GLADSTONE ST.
AZUSA, CA 91702
JANUARY 19TH, 2026THE HAZEL
VIEW LOOKING FROM DRIVEWAY TURNAROUND
PROJECT DATE:JULY 29TH, 2026
PROJECT DATE:
17x11
2501 SAN GABRIEL BLVD.
ROSEMEAD, CA
CONNECTED COMPANIES
360 E. GLADSTONE ST.
AZUSA, CA 91702
JANUARY 19TH, 2026THE HAZEL
VIEW FROM OPEN SPACE COURTYARD
PROJECT DATE:JULY 29TH, 2026
PROJECT DATE:
17x11
2501 SAN GABRIEL BLVD.
ROSEMEAD, CA
CONNECTED COMPANIES
360 E. GLADSTONE ST.
AZUSA, CA 91702
JANUARY 19TH, 2026THE HAZEL
VIEW FROM SAN GABRIEL BLVD. LOOKING AT SOUTH ELEVATION
PROJECT DATE:JULY 29TH, 2026
PROJECT DATE:
17x11
2501 SAN GABRIEL BLVD.
ROSEMEAD, CA
CONNECTED COMPANIES
360 E. GLADSTONE ST.
AZUSA, CA 91702
JANUARY 19TH, 2026THE HAZEL
VIEW TOWNHOUSE ELEVATION CLOSE UP
PROJECT DATE:JULY 29TH, 2026
PROJECT DATE:
17x11
2501 SAN GABRIEL BLVD.
ROSEMEAD, CA
CONNECTED COMPANIES
360 E. GLADSTONE ST.
AZUSA, CA 91702
JANUARY 19TH, 2026THE HAZEL
VIEW TOWNHOUSE ELEVATION CLOSE UP
PROJECT DATE:JULY 29TH, 2026