Temple City council approves 18-unit condo at 6119 Temple City Boulevard using state density bonus

The Temple City Council on Nov. 19 unanimously approved an 18-unit condominium development at 6119 Temple City Boulevard, adopting a resolution finding the project exempt from CEQA and approving file PL 23 4386 subject to conditions.

City staff described the proposal as the city's first residential project to use the state density bonus. Planner Mr. Cohen said the project would include 16 market-rate units and two income-restricted "entry-level" units and feature a three-story, contemporary Spanish design with underground parking and a central courtyard. "If approved this would be the first residential development utilizing a state density bonus," Cohen said.

The council was briefed on the legal framework by City Attorney Mr. Murphy, who described recent changes in state law that limit local authority to deny or reduce housing projects absent a quantifiable adverse impact. "The Housing Accountability Act ... severely limits the ability of local jurisdictions to either deny projects or reduce density," he said, explaining why the city's findings must meet statutory standards.

Key project provisions and council directions adopted as conditions include: - Unit composition: 18 units total, described in staff materials as 16 market-rate and two income-restricted "entry-level" units (staff referenced an illustrative initial sale price of about $120,000 for the restricted units). - Affordability and resale: the income-restricted units will be governed by covenants lasting 45 years; staff described an equity-sharing mechanism for resale proceeds intended to fund future affordable units in the city. - Concessions and waiver: under state density-bonus law the applicant requested three concessions and one waiver: reducing the third-floor rear yard setback from 20 ft to 10 ft, increasing lot coverage from 50% to 52%, raising the upper-floor-to-ground ratio from 75% to 82%, and waiving the local minimum unit size requirement. - Parking: state law parking standards reduced the onsite requirement to 23 spaces; all spaces will be provided underground. Planning staff and the Planning Commission recommended restricting resident access to monthly or annual street parking permits to reduce spillover; the council amended Condition 29 to include monthly permits as part of the approved motion. - Design refinements: council directed staff to work with the developer to "soften" the long north-facing first-floor wall and to review window placement to reduce privacy impacts on neighboring single-story homes.

Council members raised questions about how the city will vet income-qualified buyers and how the affordable housing fund would be used. Staff said the developer must show buyers meet eligibility criteria before sale and that the city expects to retain proceeds in a dedicated fund for affordable housing activities such as buying covenants or supporting other affordable units. Staff said the city may hire a consultant to perform the vetting for initial and future sales.

Developer Alex Li told council the project targets buyers who use vehicles less and that marketing would disclose permit restrictions and other conditions. Mr. Cohen and Mr. Murphy emphasized that much of the city's discretion is constrained by state law, but that staff negotiated design and programmatic conditions where possible.

The motion to adopt the CEQA exemption and approve PL 23 4386, with added direction on the north elevation and the park/permit condition change, passed on a unanimous roll call (Council members Chen, Man, Sternquist, the Mayor Pro Tem and Mayor Chavez voting yes). Councilors said they look forward to staff's ongoing review and the developer's follow-through on conditions.

Next steps: staff will finalize conditions and work with the applicant on the design refinements and implementation details; building and permit steps will follow the council approval. The project was referenced in the agenda as file PL 23 4386.