This commercial appraisal refers to a two groups of parcels separated by a flood control channel known as the Rubio Wash with primary frontage along San Gabriel Boulevard and additional frontage along Live Oak Street and Pine Street. The parcels are entitled for a four-story mixed-use project known as Rubio Village and will consist of 16,987 square feet of ground-level retail space and 158 residential units totaling approximately 184,954 square feet for a total building area of approximately 192,464 square feet. The irregularly shaped sites encompass approximately 103,730 square feet of land area.