1105 E. Valley Boulevard

What's proposed

The project combines two parcels — about 0.89 acres, bordered by Rubio Wash to the northeast — into a single five-story podium building. Parking sits on grade and one level above grade. Five two-story live-work units occupy the first two floors, with about 3,740 square feet of associated commercial space; the remaining 60 units are split evenly across floors three through five, 20 to a floor. Of the 65 total units, six are deed-restricted very-low-income affordable housing, secured through an affordable housing agreement accepted alongside the entitlement. The density bonus is what makes the unit count possible: base zoning allows 45 units on the site, and a 45% density bonus brings that to 65. The project also requested a floor-area ratio of 2.71, above the 2.0 code baseline, plus five stories where the base zone allows four, along with reduced rear setbacks and reduced parking.

What it's replacing

The two parcels currently hold an approximately 3,200-square-foot autobody shop, a roughly 1,125-square-foot auto parts store, and a small acupuncture/wellness office of about 1,254 square feet — all slated for demolition.

The design

Tag Design Works is credited as architect in local development coverage. The site sits in the Valley Boulevard Specific Plan's Mixed-Use Corridor (MU-C) zone, which the city's general plan designates Commercial Specific Plan.

Timeline

• 2025-10-13 — Planning Commission approves the tentative tract map (TMAP22-014 / TM 84118) and density-bonus concessions and waivers, accepts the affordable housing agreement, and requires a voluntary soils report within one week.
• 2025-10-20 — City posts a Class 32 (infill) Notice of Exemption under CEQA, SCH 2025100877.
• 2025-10-27 — Design Review Commission approves the companion precise plan of design (PPD22-011), noting the Planning Commission's prior approval of the tract map and affordable housing agreement.
• 2026 — City project page lists the project in building plan check. The page states the year only, with no month or day.

How it got here

The project needed both a tentative tract map with density-bonus concessions and waivers (heard by the Planning Commission) and a precise plan of design (heard separately by the Design Review Commission two weeks later). The city treated the CEQA review as a Class 32 infill exemption rather than a full environmental study, consistent with a project on an already-developed commercial corridor.

Where it stands

Entitled as of the October 27, 2025 Design Review Commission approval. The city's own project page lists building plan check for 2026; no building permit has been confirmed as issued. Building plan check is the review that precedes a permit, not the permit itself — treat the project as approved, not yet under construction.

What this means if you live nearby

A stretch of Valley Boulevard occupied by low-intensity auto and personal service uses is now entitled for a five-story, 65-unit condominium building with a meaningful affordable component — six very-low-income units plus five ground-floor live-work units that keep some commercial activity on the corridor. It is one more density-bonus project landing in San Gabriel's Mixed-Use Corridor zone, following the same state density-bonus law that is reshaping similar parcels across the valley.