9465 Las Tunas Drive
A strip-mall parcel on Las Tunas Drive is becoming a four-story mixed-use building with 46 condominiums and 5,800 sq ft of ground-floor retail — demolished in 2025, into grading and subterranean work by late 2025, and headed to Council for final-map approval in August 2026.
Units
46
Zoning
Mixed Use – Medium (MU-M)
Details
- Address
- 9465 Las Tunas Drive, Temple City, CA 91780
- Case number
- Tract Map No. 83649
- Ground-floor commercial
- 5,800 sq ft
- Residential area
- 59,779 sq ft
- Unit mix
- 22 one-bedroom / 21 two-bedroom / 3 three-bedroom
- Stories
- 4
- Parking
- 144 spaces
- Replaces
- Strip mall / commercial parcel
- CEQA
- Exempt, CEQA Guidelines § 15332 (Class 32 infill exemption)
- Developer
- Pacific Las Tunas Place, LLC, said to be managed by James Chou (Urbanize LA, unconfirmed by a city document)
- Architect
- SLA Architects / Simon Lee (Urbanize LA, unconfirmed by a city document)
What's proposed
Forty-six condominiums — 22 one-bedrooms, 21 two-bedrooms, and 3 three-bedrooms — across 59,779 square feet of upper-floor residential space, built over 5,800 square feet of ground-floor commercial. The building is four stories with a common courtyard and private balconies, and parking is set at 144 spaces between the ground floor and a mezzanine level. The project sits on Tract Map No. 83649, which subdivides ownership so the commercial and residential portions can be held separately.
What it's replacing
The L-shaped parcel sits near the intersection of Las Tunas Drive and Cloverly Avenue, zoned Mixed Use – Medium, a designation built for exactly this kind of ground-floor-retail-plus-housing format along Temple City's commercial spine. The site previously held a strip mall; demolition of the existing structures was finalized in June 2025, a condition the city required before it would approve the final subdivision map.
How it got here
The project cleared its main entitlement hurdle in 2022, when the Planning Commission approved the tentative tract map and site plan under the city's Mixed Use – Medium zoning — no variance or density bonus was needed. What took five years was process, not opposition: a 2024 time extension to keep the entitlement alive, tenant relocation before demolition could start, and then the sequence of final-map steps — engineering review, CC&R approval, and Council certification — that has to happen before a subdivided condominium project can record its map and close units. The city treated the project as CEQA-exempt under the Class 32 infill exemption, which covers projects consistent with an already-planned, already-zoned urban site.
What the city and the neighbors said
No organized opposition or public comment on the project surfaced in the agendas, minutes, or staff reports reviewed for this piece, at either the 2022 approval or the 2024 extension. Staff recommended approval both times.
Why this one matters
This is what a five-year mixed-use entitlement actually looks like end to end in Temple City: an over-the-counter zoning fit (no density bonus, no variance), one time extension, and then a long tail of final-map mechanics before shovels and, eventually, occupancy. For a corridor city with a modest number of active projects at any one time, a strip mall becoming ground-floor retail plus 46 homes is a meaningful addition to what's actually built, not just entitled.
What this means if you live nearby
Expect active construction on this stretch of Las Tunas Drive through at least 2026 as the building comes out of the ground. Once complete, the project adds ground-floor retail back to a site that lost it during demolition, plus 46 new homes within walking distance of Temple City's commercial core — a concrete example of what the city's Mixed Use – Medium zoning is designed to produce along this corridor.
Timeline
- Under review
Tentative tract map filed
Tentative tract map filed for the 46-unit mixed-use project.
Source - Approved
Planning Commission approves tentative tract map and site plan
Commission approved the tentative tract map and site plan review under the city's Mixed Use – Medium zoning — no variance or density bonus needed.
Source - Approved
First time extension and map modification granted
Commission granted a first time extension and a map modification (5-0), allowing the commercial and residential components to be owned separately. The applicant told the Commission construction would take about two years once underway, citing delays clearing existing tenants. Partial demolition and commercial building permits were already in hand by this hearing.
Source - Under construction
Demolition finalized
Demolition of the existing structures finalized, clearing a condition of final-map approval.
Source - Under construction
Permits issued, grading and subterranean work underway
City staff report the project has permits issued and is working on grading and the subterranean level.
Source - Under construction
Final-map engineering review complete
City Building and Engineering completed its final-map review and issued approval for Tract Map No. 83649.
Source - Under construction
Final subdivision map to Council
Final subdivision map went to City Council for approval and a CEQA exemption finding. The Council's vote tally and resolution number were not found in a posted minutes packet as of this writing — a formality at this stage of a project already under construction, not an open entitlement question.
Source
Source (staff-report): https://www.templecityca.gov/DocumentCenter/View/25994/7E_Final-Subdivision-Map-for-TM-No-83649-9465-Las-Tunas-Drive-mixed-use-development-Staff-Report- · retrieved 2026-09-13 · last verified 2026-09-23
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