City of Artesia
Everything You Need to Know About SB-684 Development in Artesia
California is updating its land use laws to allow more housing units on a single property, aiming to streamline the approval process and allow developers to delay some fees until construction is completed. This shift supports the growing national push for "middle housing" options, providing easier approval for projects with up to 10 units on urban lots of 5 acres or less. Starting July 1, 2024, cities such as Artesia will begin accepting applications under this new SB-684 law, opening up more development opportunities for urban areas.
What is SB-684 and how does it affect properties in Artesia?
SB-684, or Senate Bill 684, simplifies the approval process for small housing projects in California. It applies to projects with up to 10 units on urban lots smaller than 5 acres. In Artesia, this law requires local agencies to approve these projects within 60 days, avoiding public hearings and lengthy reviews. It also exempts some rules, like those under the California Environmental Quality Act (CEQA).
The current status of SB-684
Since SB-684 is still new and not widely known, many people may not be fully aware of its requirements, which can lead to challenges for applicants due to limited resources and understanding.
CityStructure contacted the city's planning department, and on November 6, 2024, Art Bashmakian, acting planning manager for Artesia, explained to the CityStructure team when we reached out that:
"The City has not adopted an ordinance. Applicants would follow the state regulations similar to ADU if cities don’t have their own ordinance."
To address these challenges, understanding the state’s requirements and how to apply them is essential. Clear guidance on navigating these rules can help applicants make the most of SB-684.
What can homeowners build under SB-684 in Artesia?
What are the lot limitations under SB-684?
Under SB-684, properties in Artesia that are up to 5 acres in size can be divided into up to 10 lots, with each lot required to be at least 600 square feet.
What is the size limitation for the new units?
New units built under SB-684 are restricted to a maximum size of 1,750 square feet.
What are the setbacks?
Buildings should maintain a minimum distance of 4 feet from both the side and rear property lines.
What is the parking requirement under SB-684?
In Artesia, each unit should provide one off-street parking space, unless the property is within half a mile of a major transit stop or a well-connected transit area.
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 Artesia, SB-684 applies to zoning districts designated for both 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 provisions of SB-684. While SB-684 focused on simplifying approvals for up to 10 "starter" homes in multi-family zones, SB-1123 expanded this to include vacant lots in single-family zones. This change increases affordable housing options by allowing the construction of up to 10 homes on suitable vacant lots in areas with important community resources, promoting affordable homeownership in neighborhoods that were previously restricted.
Do the environmental requirements or overlays on the lot restrict the property development under SB-684?
Yes, environmental regulations can limit what you can build under SB-684. Properties marked as wetlands, agricultural areas, prime farmland, or hazardous waste sites usually cannot be subdivided unless they are zoned for residential use or meet state safety standards. Additionally, areas protected by conservation agreements or identified as wildlife habitats generally cannot be developed to preserve these environments.
Can you build in high-risk CEQA zones?
It depends. Building in high-risk CEQA zones may be possible, but there are specific rules. In Artesia, construction is not allowed in Very High Fire Severity Zones as identified by state maps or the Department of Forestry and Fire Protection. Building near active earthquake fault lines is restricted unless strict safety measures are followed.
For flood zones, development is permitted only if it complies with floodplain management guidelines or federal flood control rules. Projects in floodways should receive certification to ensure they do not increase flood risks.
Is it allowed to demolish an affordable unit?
No, SB-684 prohibits the demolition of affordable housing units. Projects should avoid demolishing or modifying housing that is protected by agreements or regulations intended to maintain affordability for low, very low, or extremely low-income individuals.
What are the restrictions on ownership and development after completing a project under SB-684?
Are the rights of current tenants protected?
Yes, the rights of current tenants are protected. SB-684 prevents projects from demolishing or altering:
- Housing units with rent or price controls in Artesia.
- Homes that had tenants within the past 5 years, even if they are now empty or demolished.
- Properties where the Ellis Act was used to take rental units off the market in 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?
Projects under SB-684 need a ministerial approval permit. This type of permit speeds up the process by allowing local officials to review projects based on set guidelines. This means there are no public hearings or extra reviews needed. If a project meets certain conditions, like the number of units and zoning rules, it can be approved more quickly.
What are objective standards?
Objective standards are clear rules created by local authorities for building homes. They cover things like zoning, lot sizes, and design features. These standards aim to be straightforward, helping projects meet density goals without requiring additional setbacks or parking spaces.
How much does the permit cost?
The fees for Planning and Building permits can differ significantly depending on how many lots and units you plan to construct. An update happened on May 20, 2024, when Senate Bill (SB-937) was passed, allowing home builders to postpone the payment of specific fees until they obtain a certificate of occupancy for their project. This change can reduce expenses and make it more feasible for additional projects to be affordable and beneficial.
What are the steps to get the permits?
To secure permits under SB-684 in Artesia, take these steps:
- Check Eligibility
Ensure the property is properly zoned, less than 5 acres in size, and meets all necessary criteria.
Check zoning eligibility for your property instantly.
- Submit Tentative Map Application
Apply for a tentative map, specifying it is for SB-684. - Review Process
City officials in Artesia will review your application within 60 days. If the application is denied, you will receive feedback. If no response is provided within 60 days, the application will be considered approved. - Apply for Final Map Approval
After receiving approval for the tentative map, apply for final map approval. - Apply for Building Permits
Submit applications for building permits before the final map is officially recorded, provided that specific conditions are met. - Meet Approval Conditions
Fulfill all necessary conditions and record the final map to complete the subdivision process.
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 Artesia City?
This analysis looks at the differences between SB-684 and SB-9 in Artesia City by assessing how each law affects various factors, including unit sizes, setbacks, lot dimensions, density, and development areas. It provides a comprehensive comparison of their impacts on local construction projects.
Apply SB-684 rules to your property to see what you can build, the cost, and return.
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