Five-Story Housing Planned Along Rubio Wash at 1105 East Valley Boulevard in San Gabriel

A proposed residential building at 1105 East Valley Boulevard is shaped less by conventional street frontage than by its position along the engineered edge of the Rubio Wash, where infrastructure and development meet at a hard boundary. The project introduces a five-story multifamily structure that negotiates Valley Boulevard on one side and the concrete channel on the other, using massing and internal organization to respond to both conditions simultaneously.

The project is proposed by All Valley, LLC, with architectural design by Tag Design Works.

Plans call for the replacement of an existing low-rise commercial building with a podium-style residential development containing 65 dwelling units. The building is organized vertically, with residential floors stacked above a parking base accommodating 88 vehicles. Rather than spreading the program horizontally, the project concentrates its density upward, allowing the structure to maintain a compact footprint while preserving clear separations between vehicular access, shared amenities, and living spaces.

The site’s adjacency to the Rubio Wash functions as a defining spatial constraint rather than a background condition. With no traditional parcel to develop beyond the channel, the building’s northeastern edge is treated as a terminal condition, shaping how circulation, setbacks, and open space are resolved. Residential units are oriented inward and toward Valley Boulevard, while shared spaces are pulled away from the wash edge, reinforcing the channel’s role as an infrastructural boundary rather than an extension of the public realm.

Ground-floor frontage along Valley Boulevard is occupied by five live/work units, which serve as a transitional layer between the residential program above and the arterial corridor below. These units provide an active edge without introducing deep commercial footprints, allowing the building to engage the street while maintaining a primarily residential identity. Parking access and service functions are contained within the podium, minimizing interruptions along the sidewalk.

An amenity deck is positioned at the third floor, a placement driven by the vertical stacking required to accommodate both parking and bonus-enabled residential density. By elevating shared outdoor space above the podium, the project separates resident amenities from street activity while avoiding direct adjacency to the wash. This organization reflects a design approach in which density bonus allowances influence building form through height and sectional arrangement rather than through outward expansion.

If constructed, the development would introduce a mid-rise residential form along Valley Boulevard that responds directly to the presence of the Rubio Wash, using vertical organization and podium massing to reconcile infrastructure, circulation, and housing within a constrained urban site.

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