City of Bell
Everything You Need to Know About SB-684 Development in Bell
California's land use laws are being updated to allow more housing units on each property, create a faster permitting process, and even delay permit fee payments until a project is finished or the occupancy certificate is issued. In line with the trend of promoting "middle housing" in the U.S., the new SB-684 law simplifies the approval process for residential projects with 10 or fewer units on urban lots that are under 5 acres. Starting July 1, 2024, all cities, including Bell, will need to accept projects submitted under SB-684.
What is SB-684 and how does it affect properties in Bell?
SB-684 is a California law designed to make it easier to get approval for small housing projects throughout the state. It applies to developments with up to 10 units on urban lots that are less than 5 acres. Local officials have 60 days to either approve or deny these projects without requiring public hearings or additional reviews. Certain regulations, such as those related to the California Environmental Quality Act (CEQA), do not apply, which helps speed up the approval process even more.
The current status of SB-684
The CityStructure team reached out to Bell's planning department to clarify how SB-684 will be implemented locally. Given that the law is still new and may require time for review and interpretation, we have not yet received a response. In the meantime, we will follow state regulations and provide updates as more details become available.
What can homeowners build under SB-684 in Bell?
What are the lot limitations under SB-684?
SB-684 applies to lots that are up to 5 acres in size, and if the lot is divided, each new lot should be at least 600 square feet.
What is the size limitation for the new units?
In Bell, new units built under SB-684 can be as large as 1,750 square feet.
What are the setbacks?
New buildings should have a setback of at least 4 feet from the side and rear property lines.
What is the parking requirement under SB-684?
In Bell, each unit needs to have one off-street parking space, unless the property is located within half a mile of a major transit hub or an area with good public transport connections.
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, SB-684 applies to multi-family properties and vacant lots in zones designated for single-family homes.
How Does SB-1123 or Senate Bill 1123 Impact SB-684?
SB-684 was presented to simplify the approval process for small starter homes in multi-family areas. SB-1123 expands these rules to include vacant lots in single-family zones, allowing up to 10 homes to be built on these empty lots close to important community services. This change aims to increase affordable housing options and make homeownership more attainable in areas where it was difficult before.
Do the environmental requirements or overlays on the lot restrict the property development under SB-684?
Yes, environmental conditions can restrict development. Properties that are hazardous waste sites, wetlands, agricultural land, or prime farmland usually cannot be divided unless they are designated for residential use or comply with state safety standards.
Additionally, properties protected by conservation agreements or classified as wildlife habitats are typically off-limits for development to protect important land and species.
Can you build in high-risk CEQA zones?
Yes, but there are specific rules to follow. In Bell, construction in high-risk CEQA zones is permitted with certain limitations:
- Building is prohibited in Very High Fire Severity Zones, as indicated by state maps or the Department of Forestry and Fire Protection.
- Construction on active fault lines is restricted in earthquake zones and only allowed if strict safety standards are followed.
- Development in flood zones is limited and should comply with floodplain management or federal flood control regulations.
- Projects in floodways require certification to ensure they do not raise the risk of flooding.
Is it allowed to demolish an affordable unit?
No, demolishing affordable housing units is not allowed in Bell. Development cannot involve tearing down or altering existing homes that are protected by laws or agreements that keep rents affordable for low, very low, or extremely low-income households.
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. New developments cannot include demolishing or altering:
- Homes that have rent or price controls set by the City of Bell.
- Properties that were rented in the last 5 years, even if they are now empty or have been demolished.
- Properties that used the Ellis Act 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?
Developments under SB-684 require a ministerial permit. This type of permit allows local officials to review applications based on clear and established rules, eliminating the need for public hearings or lengthy approval processes. This makes it faster for projects that meet the specified requirements, such as unit count and zoning rules.
What are objective standards?
Objective standards are straightforward rules set by local governments for designing and building homes. They cover zoning, lot divisions, and overall design guidelines. These standards are designed to be easy to understand and don’t impose additional requirements, such as larger setbacks or more parking than what is normally required.
How much does the permit cost?
The cost of Planning and Building permits varies depending on the number of lots and units in the project. Starting May 20, 2024, a new law (SB-937) will allow builders to delay certain impact fees until the project is completed and ready for occupancy, which can help lower financing costs and make projects more affordable.
What are the steps to get the permits?
To get permits under SB-684 in Bell, follow these steps:
1. Check Eligibility: Ensure your property complies with zoning regulations, is under 5 acres in size, and meets other necessary criteria.
Check zoning eligibility for your property instantly.
2. Submit a Tentative Map Application: Begin by submitting your application for a tentative map, clearly stating that it’s for an SB-684 project.
3. City Review: The City of Bell will review your application and respond within 60 days. If your application is denied, they will explain the reasons and provide feedback. If they don’t respond within 60 days, your application will be automatically approved.
4. Request Final Map Approval: After your tentative map is approved, you can request final map approval.
5. Apply for Building Permits: You can apply for building permits even before the final map is officially recorded, as long as you meet specific conditions.
6. Complete Requirements and Record the Final Map: Ensure that you finish any remaining requirements and record the final map to officially 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 City?
This comparison focuses on the influence of SB-684 and SB-9 on various factors, including the maximum number of units allowed, unit sizes, lot sizes, setbacks, and the locations where new buildings can be constructed in Bell.
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
All You Need to Know About Building on Properties in Bell Under SB-9
How to get your permits fast or the benefits of using SB-423 in Bell
How to Make My ADU a Profitable Investment in Bell?