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Everything You Need to Know About SB-684 Development in Alhambra

Applying for SB-684 in Alhambra City can offer valuable opportunities. Smaller multifamily-zoned sites can be adapted to different housing types. For instance, when building a larger, multi-story rental apartment isn't financially feasible, shifting to a more cost-effective single-family home design could make the project more possible. This strategy can turn vacant multifamily lots into housing.

What is SB-684 and how does it affect properties in Alhambra?

Senate Bill 684 (SB-684) simplifies the approval process for smaller housing projects in California. It applies to projects with up to 10 units on urban properties smaller than 5 acres. Local authorities should decide on these proposals within 60 days, without holding public hearings or requiring additional reviews. Some rules, such as those under the California Environmental Quality Act (CEQA), are also waived.

The current status of SB-684

Since SB-684 is relatively new and not widely known, many people may be unfamiliar with it, and applicants could face challenges due to limited resources and understanding.
CityStructure contacted the city's planning department, and on October 23, 2024, Avery Tao, Alhambra’s planning technician, clarified to the CityStructure team when we reached out to him, that:

"The City of Alhambra has not adopted an SB-684 ordinance and is currently deferring to the State requirements related to SB-684."

Understanding state requirements and applying them fully can help handle these challenges. Clear guidance on navigating these rules will help applicants maximize SB-684.

What can homeowners build under SB-684 in Alhambra?

What are the lot limitations under SB-684?

SB-684 is applicable to land parcels of 5 acres or less and allows them to be divided into as many as 10 lots. Each individual lot should have a minimum size of 600 square feet.

What is the size limitation for the new units?

In Alhambra, SB-684 restricts new housing units to a size of less than 1,750 square feet.

What are the setbacks?

A minimum distance of 4 feet is required from both the side and rear property lines.

What is the parking requirement under SB-684?

In Alhambra, SB-684 requires that each unit includes one off-street parking space. However, this requirement can be waived if the property is located within half a mile of a major transit station or an area with frequent transit service.

How many units can you have on your property following SB-684 restrictions?

Who and which properties qualify for SB-684?

Which zoning districts are eligible for SB-684?

In Alhambra, SB-684 applies to zones intended for multi-family or vacant lots within single-family zoning areas.

How Does SB-1123 or Senate Bill 1123 Impact SB-684?

SB-1123 extends the rules of SB-684. While SB-684 focuses on simplifying approvals for up to 10 smaller housing units in multi-family zones, SB-1123 expands this to include vacant lots in single-family areas. This helps make housing more affordable by allowing up to 10 homes to be built on suitable vacant lots near community resources, opening homeownership opportunities in areas previously limited to single-family homes.

Do the environmental requirements or overlays on the lot restrict the property development under SB-684?

Yes, environmental rules can limit development. Land categorized as prime farmland, wetlands, agricultural areas, or hazardous waste sites generally cannot be subdivided unless it’s zoned for residential use or meets state safety requirements. Properties protected for conservation or as habitats for endangered species are also usually off-limits to development, aiming to protect important land and wildlife.

Can you build in high-risk CEQA zones?

It depends. Building in high-risk zones under the California Environmental Quality Act (CEQA) has some restrictions:

Fire Hazard Areas

Construction is limited in areas marked as high fire risk on state maps or by the Department of Forestry and Fire Protection.

Earthquake Fault Zones

Building on active fault lines is not allowed unless strict earthquake safety guidelines are followed.

Flood Zones

Development is restricted in flood-prone areas unless it follows floodplain management or federal flood control standards.

Floodways

Building in floodways requires certification to show that it won’t increase flood risk

Is it allowed to demolish an affordable unit?

No, in Alhambra, affordable housing units with rent protections or agreements to keep rent affordable for low-income households cannot be demolished or modified.

What are the restrictions on ownership and development after completing a project under SB-684?

Are the rights of current tenants protected?

Yes, current tenants' rights are protected. SB-684 prohibits projects from demolishing or altering housing units with rent or price limits set by Alhambra City. This protection applies to any homes rented within the last 5 years, even if they are now empty or demolished. It also applies to properties taken off the rental market under the Ellis Act within the past 15 years.

How do you get permits for a project under SB-684?

What type of permit applies to a development under SB-684?

SB-684 allows certain projects to use a ministerial approval process. This means local officials review applications based on clear guidelines without public hearings or lengthy reviews. This quicker process is available for projects that meet specific requirements, like the number of residential units and compliance with zoning and density rules.

What are objective standards?

Objective standards are specific rules set by local authorities to guide the design and construction of housing projects. They cover aspects like zoning, land division, and design features. These standards aim to be simple and not overly strict, allowing projects to meet density goals without needing to meet additional requirements, such as larger setbacks or extra parking spaces beyond what typical building codes require.

How much does the permit cost?

The cost of Planning and Building permits can vary greatly based on the number of lots and units you intend to build. A notable change happened on May 20, 2024, when Senate Bill (SB-937) was introduced, allowing home builders to delay the payment of certain fees until they receive a certificate of occupancy for their project. This adjustment can lower costs and make it easier for more projects to be affordable and worthwhile.

What are the steps to get the permits?

To get permits under SB-684 in Alhambra, follow these steps:

1. Verify Eligibility
Make sure your property is zoned correctly, is less than 5 acres, and meets all necessary criteria.

Check zoning eligibility for your property instantly.

2. Submit Tentative Map Application
File for a tentative map, specifying that it’s for SB-684.

3. Review Process
The City of Alhambra will review your application and decide within 60 days. If the application is rejected, you'll get feedback. If there's no decision by the end of this period, the application is considered approved.

4. File Final Map Application
After the tentative map is approved, apply for the final map.

5. Apply for Building Permits
Request building permits, which can be issued before the final map is recorded, provided certain conditions are met.

6. Meet Approval Conditions
Complete all required conditions and record the final map to finalize the subdivision.

How fast can a project be completed under SB-684?

This information outlines the different phases of the project along with their respective durations.

Feasibility Study with deciding the final scope of the project:

Maximum of 3 days using CityStructure Analysis

Secure Financing: 2 to 3 weeks

Hiring the Team: 2 weeks

Design Process:

Schematic Design: 1-2 months
Permit Set / Design Development Drawing Set: 2-3 months
Construction Drawing Set: 2-3 months

Entitlements and Building Permits: 9 to 15 months with the possibility of extending further due to departmental backlogs

Construction:

Single Family House/Duplex: 1 year
Multifamily: 2 years

How does SB-684 compare with SB-9 in Alhambra City?

This analysis explores the differences between SB-684 and SB-9 in Alhambra City by examining how each law impacts factors like unit sizes, setbacks, lot dimensions, density, and development areas. It provides a detailed comparison of their effects on local construction projects.