Brick+Work

San Gabriel 157k sq. ft. C-1 Assemblage, 60 Potential Units with Density Bonus

San Gabriel

San Gabriel 157k sq. ft. C-1 Assemblage, 60 Potential Units with Density Bonus

APN: 5373-002-026, 5373-001-014, 5373-001-013, 5373-001-008, 5373-001-007, 5373-001-005,5373-001-004, 5373-001-003,5373-001-002, 5373-001-001

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60
Max Unit
158,287 sq. ft.
Lot Size
N/A
TOC
10
Lots
Existing Conditions
Floor Area 25,151 sq. ft. (combined)
Units 5 (combined)
Year Constructed 1920-1971
Assessed Improvement Value $2,395,367 (combined)
Assessed Land Value $7,662,604 (combined)
Development Potential (By-Right)
Maximum FAR 1:1
Maximum Height
Feet

35 ft.

Stories

2

Minimum Setbacks
Front

0 ft.

Residential use floors shall maintain a minimum five foot setback beyond the commercial floors.

Side

10 ft.

For mixed-use development projects which abut a residential zone, there shall be a minimum ten foot setback. On corner lots, the side yard on the street side shall be not less that ten feet.

Back

15 ft.

Max Buildable Area, Footprint 87,057 sq. ft.
Max Buildable Area, Envelope 158,287 sq. ft.
Max Dwelling Units 39
Affordable Units Required None
Parking Required All multi-family residential uses shall be provided with one parking space per bedroom which shall be located in a garage or carport. Guest parking for the multi-family residential uses shall be provided at a rate of one space for every three multi-family residential units.
Required Bicycle Parking
Long Term None required
Short Term None required
Transitional Height Limitations None required
Required Open Space Each multi-family residential use shall have an adjoining open space area totaling a minimum of 100 square feet. Open space areas located on the ground level shall have minimum dimension of ten feet. Open space areas located above the ground level shall have a minimum dimension of six feet. For mixed-use developments in excess of three acres, a pedestrian plaza, community garden, or other open space area shall be proved as an aesthetic and usable passive recreation amenity. The area of the open space shall be determined through the conditional use permit review process. All open areas shall be unobstructed from the ground upward, unless covered by a roof or balcony supported entirely by the building. All open space areas not landscaped must be developed with either reflection pools, fountains, pedestrian walkways, rest areas, or other similar improvements.
Other Development Notes *Multifamily residential uses shall be a minimum 25% and maximum 50% of the project's floor area 55% maximum lot coverage
Development Potential (with TOC or DB)
Maximum FAR 1:1 (Eligible for increase through bonus incentives)
Maximum Height
Feet

35 ft.

Eligible for increase through bonus incentives

Stories

2

Eligible for increase through bonus incentives

Minimum Setbacks
Front

0 ft.

Residential use floors shall maintain a minimum five foot setback beyond the commercial floors.

Side

10 ft.

Eligible for decrease through bonus incentives; For mixed-use development projects which abut a residential zone, there shall be a minimum ten foot setback. On corner lots, the side yard on the street side shall be not less that ten feet.

Back

15 ft.

Eligible for decrease through bonus incentives

Max Buildable Area, Footprint 87,057 sq. ft.
Max Buildable Area, Envelope 158,287 sq. ft.
Max Dwelling Units 60
Affordable Units Required at least 15% for Very Low Income, 24% for Low Income, or 44% for Moderate Income (for sale)
Parking Required 1 space per unit with 0-1 bedrooms; 1.5 spaces per units with 2-3 bedrooms; 2.5 spaces per units with 4 or more bedrooms
Required Bicycle Parking
Long Term None required
Short Term None required
Transitional Height Limitations None required
Required Open Space Eligible for decrease through bonus incentives
Other Development Notes
Jurisdictional
Legal Description PT Lot 105, M R 72-30-32
Land Use Retail Commercial
Area Planning Commission N/A
Community Plan Area N/A
Neighborhood Council N/A
Council District N/A
Councilmember N/A
Red Flags
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Particulars By-Right TOC or DB
Total Buildable
Net Buildable
Average Construction Cost
Total Construction Budget
Total Soft Costs
Total Development Budget
Gross Annual Rents
Expenses (25%)
NOI
Valuation
Equity After Completion
Equity Multiple
IRR

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