CC - Item 2A - Presentation - The Hazel - 2501 San Gabriel BlvdAURA DESIGN
2501 SAN GABRIEL BLVD.
ROSEMEAD CA, 91770
34-UNIT TOWNHOME COMMUNITY
W/ 2 AFFORDABLE UNITS
” Connecting Today’s Small Town America
through Home Ownership”
ABOUT US
Growing up in the San Gabriel Valley, we
witnessed the community evolve from a small
suburb into the thriving place it is today. Along
with its growth came new challenges, including
housing affordability, resident displacement, and
the loss of attainable homeownership.
Founded in 2018, The Connected Companies is
a local, homegrown development firm committed
to addressing these challenges through
thoughtful, community-focused development.
Our mission is to connect communities by
creating housing opportunities that strengthen
neighborhoods, promote homeownership, and
foster long-term investment in the places people
call home.
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VISION
“Connecting Today’s Small-Town America
through Home Ownership”
As the City of Rosemead was incorporated in the 1950’s,
a young farmer named Hazel was among its early
residents, raising seven children on this property while
farming the land and building a life rooted in hard work,
family, and homeownership.
Nearly 100 years later, Hazel’s descendants would have
difficulty finding affordable homes in the community.
Without attainable ownership, families cannot remain
rooted in their communities.
The Hazel will be a 34-unit townhome community with 2
affordable units. Its modern farmhouse design is intended
to bridge the site’s history and present-day dynamics.
While our mission is to support attainable homeownership
for working households, reflecting Hazel’s original
intention of creating opportunity for future generations in
Today’s Small-Town America – Rosemead.
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West View: Single Family Homes South View: Park
North View: Single Family Homes East View: San Gabriel Blvd.
Surrounding Uses:
North: Single Family Home
South: Park
East: Church
West: Single Family Home
SITE CONTEXT
The site is located at unique location
along the San Gabriel Blvd corridor
with direct frontage on a public park
and is surrounded by single-family
neighborhoods.
This immediate context calls for a
more neighborhood-sensitive
approach – a homeownership
community that provides an
appropriate transition between the
major corridor and adjacent
residential uses, respecting the
existing neighborhood character,
views, and privacy.
Net result, creating an active
residential edge that activates the
park to strengthen surrounding
community.
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EXISTING SITE CONDITIONS
The site currently consists of a single-
family residence that was relocated
from Arcadia by Hazel’s family in the
1950s.
While the property is located along the
prominent San Gabriel Blvd. corridor,
several existing site constraints
significantly affect its development
potential.
Irregular Shape: The site’s irregular
triangular configuration limits efficient
building orientation, constraining
achievable density and overall project
feasibility.
High-Voltage Lines: The property is
located adjacent to Southern California
Edison high-voltage transmission lines,
requiring additional fire safety and
utility coordination measures that
influence site planning, building
placement, and increase overall
development costs.
Aerial View
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SITE PLAN
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GREENERY
SCREEN
ENTRY GATE
LANDSCAPE AND AMENITIES
DOG PARK NATURE’S LOUNGE
BBQ AREA8
$88,000
MEDIAN INCOME
LA County Median
$5,780
ACTUAL COST PER MONTH
PITI on a $900K home, 20% down
$231,000
INCOME NEEDED TO QUALIFY
2.6× the county median income
$900,000
MEDIAN HOME PRICE
LA County Median
$2,200
AFFORDABLE PER MONTH
30% of the $88K median income
UPFRONT — CASH REQUIRED
Purchase price $900,000
Down payment (20%)$180,000
Estimated closing costs (~2.5%)$22,500
Total cash to close $202,500
FINANCING
Loan amount $720,000
Interest rate (30-yr fixed)6.80%
MONTHLY PAYMENT (PITI)
Principal & interest $4,694
Property tax (1.25% / yr)$938
Homeowners insurance $150
Mortgage insurance / PMI (20% down)$0
Total monthly payment $5,781
AFFORDABILITY CHECK
Median household income (per month)$7,333
Monthly mortgage $5,781
Affordable at 30% of income $2,200
Monthly shortfall –$3,581
MARKET ANALYSIS
Housing affordability in California continues to decline. In Los Angeles
County, the median home price is near $900,000, which fewer than 20% of
households can afford.
Residents who grew up in Rosemead experience this firsthand. After
finishing school and entering the workforce, many move away because local
ownership is financially out of reach. Within the last 5 years, median home
prices in LA County have increased by 36% from $660,000 to $900,000
while average income remained relatively stagnant, further diminishing the
viability of home ownership for the majority of Americans.
$2,200/mo
$5,780/mo
Affordable Mortgage Current Mortgage
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UNIT MIX DESIGN
Homes are intentionally priced below the county median, tentatively
ranging from approximately $750,000 to $850,000 (based on
today’s housing market), with 2 affordable 1-bedroom rental units
catered towards very low-income households earning 30% of the
area median income - $1,081/mo per LA County guidelines in 2026.
By keeping pricing below surrounding market levels and offering
practical family-sized layouts, the project creates a realistic path to
ownership for Rosemead natives and working households to build
equity and get a head start in life.
AFFORDABLE UNITS
2 Units
518 SF
1B/1B
2 Onsite Parking
Rent: $1,081/mo
URBAN EDGE FAMILIES
19 Units
1,653 SF
3B/2.5B
2 Car Parking
Sales: $850,000
EARLY-MID CAREER
PROFESSIONALS
13 Units
1,387 SF
3B/3B
2 Tandem Parking
Sales: $750,000
Buyer profile Units Size Bed / Bath Parking Price
Urban Edge
Families 19 1,653 SF 3B / 2.5B 2-car ~$850,000
Early-Mid Career
Professionals 13 1,387 SF 3B / 3B 2-tandem ~$750,000
Affordable
(Very Low Income)2 518 SF 1B / 1B 2-onsite ~$1,081/mo
Total 34 50,474 SF 1–3 Bed 70 Below
$900K
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FLOOR PLANS
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RENDERINGS
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QUESTIONS?
THANK YOU!