Yelp
Everything You Need to Know About SB-684 Development in Bell Gardens
California's updated land use laws are designed to make it easier to build more homes on a single property, simplifying the approval process and allowing developers to delay certain fees until the project is complete. The new SB-684 law, which supports the growing trend for "middle housing," makes it easier to get approval for projects with up to 10 units on urban lots smaller than 5 acres. Starting July 1, 2024, cities like Bell Gardens will start accepting applications under SB-684, opening up new opportunities for urban development. SB-684 could help developers turn eligible properties into affordable communities, offering flexible rental or sale options in popular areas.
What is SB-684 and how does it affect properties in Bell Gardens?
SB-684, also known as Senate Bill 684, makes it simpler to get approval for small housing projects in California. It applies to developments with up to 10 homes on city lots that are less than 5 acres in size. Local officials are required to make decisions on these projects within 60 days without needing public hearings or detailed reviews. The law also eliminates some regulations, including certain parts of the California Environmental Quality Act (CEQA).
The current status of SB-684
Since SB-684 is new and not well-known, many people may not fully understand its rules, which could make it difficult for applicants who may not have the resources or knowledge to follow them properly.
CityStructure reached out to Bell Gardens' planning department, and on November 11, 2024, Steven Jones, a city planner, provided clarification to the team that:
"Applicants should follow the state regulations.”
To handle the challenges, it’s important to learn the state's requirements and how to apply them correctly. Clear guidance on following these rules will help applicants make the most of SB-684.
What can homeowners build under SB-684 in Bell Gardens?
What are the lot limitations under SB-684?
Properties can be up to 5 acres in size in Bell Gardens. Each property can be divided into a maximum of 10 lots, with each lot required to be at least 600 square feet.
What is the size limitation for the new units?
New residential units are limited to a maximum size of 1,750 square feet.
What are the setbacks?
Residential units should be set back 4 feet from both the side and rear property lines.
What is the parking requirement under SB-684?
Each unit is required to have one off-street parking space unless the property is within half a mile of a major transit stop or in 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 Bell Gardens, SB-684 applies to both multi-family or vacant lots within single-family zoning areas.
How Does SB-1123 or Senate Bill 1123 Impact SB-684?
SB-684 was originally designed to simplify the approval process for up to 10 small "starter" homes in multi-family zones. SB-1123 expands on this by allowing the same rules to apply to vacant lots in single-family neighborhoods. This update promotes affordable housing by allowing the construction of up to 10 homes on these empty lots close to essential community resources, promoting affordable homeownership in areas where it was previously restricted.
Do the environmental requirements or overlays on the lot restrict the property development under SB-684?
Under SB-684, certain environmental conditions can restrict property development:
- Prime or Important Farmland: Land classified as prime or important farmland and protected by local rules cannot be divided unless it is specifically marked for residential use.
- Wetlands: Land identified as wetlands by the U.S. Fish and Wildlife Service cannot be developed.
- Hazardous Waste Sites: Properties listed as hazardous waste sites or recognized by the Department of Toxic Substances Control cannot be developed unless state or local agencies confirm they are suitable for residential use.
- Conservation Land: Land protected by conservation plans or other protective measures cannot be developed.
- Habitat for Protected Species: Land that provides habitat for protected species under state or federal laws is not allowed for development.
- Land Under Conservation Easement: Properties with conservation easements cannot be developed.
Can you build in high-risk CEQA zones?
Possibly. In Bell Gardens, building in high-risk CEQA zones has specific restrictions:
- Fire Hazard Zones: Construction is not allowed in areas designated as very high fire risk by state maps or the Department of Forestry and Fire Protection.
- Earthquake Fault Zones: Building on active earthquake fault lines is prohibited unless the project meets strict safety standards and building codes.
- Flood Zones: Construction in flood-prone areas is permitted only if the site is approved for floodplain management or meets federal flood control standards.
- Floodways: Building in floodways requires a no-rise certification to ensure the project does not increase the risk of flooding.
Is it allowed to demolish an affordable unit?
No, SB-684 prohibits demolishing affordable housing units. Projects cannot remove or change homes that are protected by agreements or rules meant to keep them affordable for low, very low, or extremely low-income residents.
What are the restrictions on ownership and development after completing a project under SB-684?
Are the rights of current tenants protected?
Yes, SB-684 protects the rights of current tenants by preventing projects from demolishing or altering:
- Residential units with rent or price controls in Bell Gardens.
- Homes that had tenants within the past 5 years, even if they are now vacant or demolished.
- Properties where the Ellis Act was used to take rental units off the market in the last 15 years.
How do you get permits for a project under SB-684?
What type of permit applies to a development under SB-684?
For developments under SB-684, a ministerial approval process is required. This means decisions are made based on established rules rather than individual judgment, so there's no need for CEQA reviews, discretionary reviews, or public hearings. This makes the process faster and simpler.
What are objective standards?
Objective standards are specific, consistent rules for evaluating projects. They are based on set criteria rather than personal opinions, ensuring that evaluations are consistent and predictable. This provides clear guidelines for homeowners and developers.
How much does the permit cost?
The cost of Planning and Building permits varies widely based on the number of lots and units you intend to build. Starting May 20, 2024, a new law (Senate Bill SB-937) allows builders to delay certain fees until they receive a certificate of occupancy for their project. This adjustment can lower expenses, making it more feasible for a greater number of projects to be affordable and successful.
What are the steps to get the permits?
To get permits under SB-684 in Bell Gardens City, follow these steps:
- Check Eligibility: Ensure your property is properly zoned, does not surpass 5 acres, and meets all required criteria.
Check zoning eligibility for your property instantly.
- Submit Tentative Map Application: Apply for a tentative map and make it clear that it is for SB-684.
- Review Process: The City of Bell Gardens will review your application within 60 days. If it is denied, you will get feedback. If no decision is made within 60 days, your application is automatically approved.
- File Final Map Application: Once your tentative map is approved, submit your final map application.
- Apply for Building Permits: Apply for building permits separately. These may be issued before the final map is recorded if specific conditions are met.
- Fulfill Approval Conditions: Meet all requirements for the tentative map 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 Bell Gardens City?
In Bell Gardens, SB-684 and SB-9 influence construction differently. They differ in unit sizes, setbacks, lot sizes, density, and permissible building areas. This comparison illustrates how each regulation shapes construction projects differently.
Apply SB-684 rules to your property to see what you can build, the cost, and return.
Related Articles
ADU Solutions for Aging in Place in Bell Gardens
All You Need to Know About Building on Properties in Bell Gardens Under SB-9
How to get your permits fast or the benefits of using SB-423 in Bell Gardens
How to Make My ADU a Profitable Investment in Bell Gardens?