Temple City council introduces ordinance to align subdivision and condo rules with new state housing laws

The Temple City City Council introduced Ordinance 26-1088 on June 3, 2026, a package of changes staff said are intended to align the city's subdivision and condominium-conversion rules with recent state housing laws and the city's 2022 housing element.

Brian Cook, the city manager, told the council the ordinance is a "very vetted" update meant to make definitions and procedures consistent with state law and the city's zoning code. Associate Planner Mr. Con explained three overarching goals: implement the housing element, ensure compliance with new state statutes and streamline local procedures for applicants and staff.

The ordinance would clarify the difference between parcel maps (four or fewer lots) and tract maps (five or more), revise which body reviews tentative maps (projects of seven or more units would continue at the planning commission; smaller projects would be director-level approvals), and change final-map handling so smaller final maps without dedications may be processed by the city engineer rather than automatically appearing on council consent calendar. Mr. Con said lot-line adjustments would be treated as ministerial actions and therefore would not require public noticing.

Staff also discussed two sets of state laws that drove changes. SB684 and a companion update (cited in the meeting as SB1123) create ministerial pathways and a statutory review time limit (a "shot clock") for certain small multifamily developments and subdivisions; SB9-style small-lot rules were discussed as well. Mr. Con said the new statutes can allow up to 10 units or parcels in some situations and impose objective-design requirements and permit timelines. Council members asked whether the city could meet the statutory review timelines; staff said the department's existing 30-day comment practice and 180-day permit timelines for other tracks suggest the city can accommodate the shot-clock process.

The proposed updates also address condominium conversions. Under the changes staff described, a conversion from rental units to condominiums would require applicants to show that the apartment vacancy rate in the city is at least 5% over a 90-day period before approval would be allowed; applicants would also be required to provide early notice to tenants and offer them a first opportunity to purchase. During the hearing a staff member reported the city's current vacancy rate as 4.9%, and council clarified that conversions would be allowed only if vacancy exceeds 5% and the applicant provides the required survey documentation.

Council members raised concerns about loss of local discretion, parking and whether the city's objective design standards are ready to govern ministerial approvals. Staff said the administration is working on objective design standards for higher-density and mixed-use zones and plans to bring more material to the council later in the summer.

After questions and discussion, the council voted to introduce Ordinance 26-1088 by title only and scheduled a second reading for June 16, 2026. The first-reading motion passed unanimously on a roll call vote.