build 27 - 80 units (delivered entitlled) 11523 Sproule Ave Terrain 0,18 ha À vendre 1 413 489 € Pacoima, CA 91331

Sproule Apartments is a newly approved, 100% affordable housing development located at 11523 Sproule Avenue in Pacoima, California. The project will introduce a modern, four-story residential complex featuring 41 units, including 40 affordable units—32 for low-income and 8 for moderate-income households—as well as one on-site manager’s unit. Uniquely, the entire project is privately funded, meaning it does not rely on public subsidies, tax credits, or government housing programs.
The development is situated on a 19,093 square foot lot with Low Medium II Residential designation in the Arleta–Pacoima Community Plan. Thanks to AB 2334 and AB 1763, the project qualifies for unlimited density bonuses, allowing it to exceed the standard base density. It also leverages on-menu incentives for a 20% reduction in both required open space and front yard setbacks. The proposed building height is 48 feet, 11 inches, well within the allowable limit of 60 feet. The Floor Area Ratio (FAR) is 1.92, with a total proposed floor area of approximately 24,165 square feet.
Sproule Apartments will offer a mix of studios, one-bedroom, and two-bedroom units. The building will be constructed using Type V-A construction standards, with R-2 occupancy for residential use and integrated S-2 components for service areas such as trash rooms and bicycle storage. It will be fully sprinklered in compliance with NFPA-13 standards and will incorporate comprehensive fire alarm systems, emergency responder radio coverage, and ADA-compliant accessibility features including elevators and accessible units.
The project is strategically located near Metro Lines 233 and 92, qualifying it as a major transit stop. Under AB 2097, no automobile parking is required; however, the project will voluntarily provide 22 vehicle parking spaces, including 7 for electric vehicles, 1 accessible space, and 4 compact spaces. Additionally, it includes 36 long-term and 4 short-term bicycle parking spaces, promoting sustainable transportation.
Open space is a key feature of the design. Although the code requires 4,275 square feet of open space, the project, utilizing its 20% reduction incentive, will provide 3,520 square feet. This includes a 1,602 square foot rear yard with 465 square feet of landscaping, a 1,618 square foot roof deck (414 square feet landscaped), and 300 square feet of private balconies. Landscaping and green building elements also comply with the area’s Clean Up Green Up (CUGU) zoning overlay.
The Sproule Apartments project received formal plan approval from the Los Angeles Department of Building and Safety (LADBS), including fire and life safety review, on April 22, 2025. With its blend of sustainable design, affordability, and transit accessibility, the development reflects a forward-thinking approach to urban infill housing in Pacoima. It contributes significantly to the community’s affordable housing stock while remaining sensitive to environmental and neighborhood planning goals.