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

SB-684, also known as Senate Bill 684, simplifies the approval process for small housing developments in California. It covers projects that have up to 10 homes on city lots smaller than 5 acres. Local authorities should make decisions on these proposals within 60 days and can do so without public meetings or extensive reviews. This law also eliminates certain regulations, including some requirements from the California Environmental Quality Act (CEQA).

The current status of SB-684

Since SB-684 is still fairly new and not widely recognized, many people may not be familiar with it, which could lead to challenges for applicants who have limited resources or knowledge.
CityStructure contacted the city's planning department, and on September 10, 2024, Eliana Muñoz, Bellflower’s associate planner, clarified to the CityStructure team when we reached out to her, that:

"The City has not adopted a Code related to SB 684. Therefore, would follow the state law."

To overcome these challenges, it’s important to fully understand and apply the state’s requirements. Having clear guidance on how to follow these rules will help applicants make the most of SB-684.

What can homeowners build under SB-684 in Bellflower?

What are the lot limitations under SB-684?

In Bellflower, SB-684 allows properties to be up to 5 acres in size. You can have up to 10 lots on each property, and each lot must be at least 600 square feet.

What is the size limitation for the new units?

For new residential units, SB-684 restricts their size to no more than 1,750 square feet in Bellflower

What are the setbacks?

Buildings should be set back at least 4 feet from the side and rear property lines.

What is the parking requirement under SB-684?

Each unit requires one off-street parking space under SB-684 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?

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Who and which properties qualify for SB-684?

Which zoning districts are eligible for SB-684?

In Bellflower, SB-684 applies to properties located in multi-family zones and to vacant lots in single-family home areas.

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

SB-684 was created to make it easier to approve small housing projects of up to 10 "starter" homes in areas meant for multi-family residences. SB-1123 takes this a step further by extending these benefits to vacant lots in single-family neighborhoods. This change encourages affordable housing by allowing up to 10 homes to be built on these vacant lots near important community resources, helping to make homeownership more accessible in places that were previously limited.

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

Yes, certain environmental rules can restrict development. For example, properties classified as wetlands, farmland, or hazardous waste sites generally cannot be divided unless they are specifically marked for residential use or meet safety standards. Areas protected for conservation or that serve as wildlife habitats often have similar restrictions to safeguard the environment.

Can you build in high-risk CEQA zones?

It depends. In Bellflower, construction is not allowed in Very High Fire Severity Zones according to state maps or the Department of Forestry and Fire Protection. Building near active earthquake fault lines is also restricted unless strict safety measures are followed.

However, building in flood zones is allowed if it complies with floodplain management rules or federal flood control standards. Projects in floodways need to get no-rise certification to ensure they don't increase flood risks.

Is it allowed to demolish an affordable unit?

No, SB-684 does not allow the demolition of affordable housing units. Projects cannot tear down or change homes that are protected by agreements or rules designed to keep them affordable for low- and very 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 Bellflower.
• Residences that had tenants within the past 5 years, even if they are now vacant or demolished.
• Properties where the Ellis Act was used to remove rental units from 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 residential projects under SB-684, ministerial approval is required. This type of permit simplifies the process by following specific guidelines. Instead of relying on personal judgments, ministerial approval is based on clear and fixed criteria. This avoids the need for CEQA reviews, discretionary reviews, or public hearings, making the approval process faster by sticking to straightforward rules.

What are objective standards?

Objective standards are clear and consistent rules used to evaluate projects. They depend on fixed criteria rather than personal opinions, creating a reliable system for developers and officials. This approach ensures evaluations are consistent and predictable, providing homeowners with clear guidelines for their projects.

How much does the permit cost?

The cost of Planning and Building permits can vary a lot depending on how many lots and units you want to build. Starting May 20, 2024, a new law (Senate Bill SB-937) lets builders wait to pay some fees until they get a certificate of occupancy for their project. This change can help reduce costs, making it easier for more projects to be affordable and successful.

What are the steps to get the permits?

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

• Check Eligibility: Ensure your property is properly zoned, is under 5 acres, and meets all necessary criteria.

Check zoning eligibility for your property instantly.

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• Submit a Tentative Map Application: Apply for a tentative map, specifying it is for SB-684.
• Review Process: City officials in Bellflower will review your application within 60 days. If they deny it, they will provide feedback. If there is no response in 60 days, your application is automatically approved.
• Apply for Final Map Approval: Once the tentative map is approved, apply for final map approval.
• Apply for Building Permits: Before recording the final map, apply for building permits, assuming all conditions are met.
• Meet Approval Conditions: Complete all required conditions and record the final map to finish 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 Bellflower City?

In Bellflower, SB-684 and SB-9 have different impacts on unit sizes, setbacks, lot sizes, density, and which areas can be developed. This comparison highlights how each rule affects construction projects in its unique way.

Apply SB-684 rules to your property to see what you can build, the cost, and return.

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