824 S. Gladys Avenue
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.
Units
80
Affordable units
4 very-low-income (via state density bonus)
Zoning
R-3 (Multiple Family Residence); High Density Residential general plan
Site area
3.2 acres
Details
- Address
- 824 South Gladys Avenue, San Gabriel, CA
- Case number
- TMAP25-005 / PPD25-013
- APNs
- 5373-031-038 and 5373-031-039
- Tract map
- Tentative Tract Map No. 85004
- Tenure
- For-sale condominiums
- Unit mix
- One-, two-, three-, and four-bedroom
- Stories
- 3
- Parking
- 165 spaces (156 garage + 9 guest)
- Design
- Mediterranean Revival / Spanish Colonial and Santa Barbara
- Site layout
- Multiple three-story buildings around a central shared open space
- Entitlements
- Tentative Tract Map, Density Bonus, Affordable Housing Agreement, Precise Plan of Design
- CEQA
- Notice of Exemption, SCH 2026050472 — statutory exemption under AB 130
Eighty homes across from a 243-unit project already building
Eighty for-sale condominiums are approved for a 3.2-acre site on South Gladys Avenue in San Gabriel. Olson Homes is the developer, working through Olson Urban Housing LLC; KTGY designed it. Four of the eighty units are deed-restricted for very-low-income buyers — what the project traded for its density bonus, extra units above what the zoning allows, granted by state law in exchange for affordable ones. The site sits directly across Gladys Avenue from Pacific Square, a 243-unit mixed-use project already under construction — this stretch of San Gabriel is absorbing more than 300 new homes on two facing parcels.
What's proposed
- Multiple three-story buildings arranged around a central shared open space
- Unit mix from one bedroom to four — wider than most for-sale product in the valley
- 165 parking spaces: 156 garage, 9 guest
- Mediterranean Revival design with Spanish Colonial and Santa Barbara treatments
The CEQA path is the notable part. San Gabriel filed a Notice of Exemption claiming a statutory exemption under AB 130 (Public Resources Code §21080.66) — not a categorical exemption a city applies by judgment, but a statutory one the Legislature granted outright to qualifying housing projects. This is one of the first uses of the AB 130 exemption to appear in the San Gabriel Valley pipeline.
How it got here
The entitlement package had four parts: Tentative Tract Map No. 85004 (filed as Planning Case TMAP25-005), a density bonus, an affordable housing agreement, and a precise plan of design (PPD25-013). The Planning Commission heard the tract map on May 11, 2026, with a staff recommendation of approval; the Design Review Commission approved the design at a special meeting on May 28.
What is still unconfirmed
Vote tallies and resolution numbers for both hearings were not located in the city's public agenda center — the meetings are on video, but adopted minutes are not posted. Whether the City Council must also act, or whether Planning Commission plus Design Review Commission is final, is unresolved. No building permit or construction timeline has been announced.
Timeline
- Under review
Planning Commission hears the tract map
The San Gabriel Planning Commission took up Tentative Tract Map No. 85004 (TMAP25-005) for the 80-unit condominium project, with staff recommending approval.
Source - Approved
Notice of Exemption filed under AB 130
The city filed a Notice of Exemption claiming a statutory CEQA exemption under AB 130 (SCH 2026050472) — one of the first uses of this exemption in the SGV pipeline.
Source - Approved
Design Review Commission approves the design
The Design Review Commission approved the precise plan of design (PPD25-013) at a special meeting, covering massing, elevations, and materials for the KTGY-designed buildings.
Source
Team
Source (ceqa-notice): https://ceqanet.lci.ca.gov/2026050472 · retrieved 2026-08-12 · last verified 2026-08-12