City of Covina
Everything You Need to Know About SB-684 Development in Covina
The recent updates to California's land use laws aim to simplify the process of building more homes on a single property. These changes make approvals quicker and allow developers to postpone certain fees until construction is finished. SB-684 makes it easier to approve projects with up to 10 units on urban lots under 5 acres, addressing the need for more "middle housing." Starting July 1, 2024, cities like Covina will begin accepting applications under SB-684, creating new opportunities for urban development. The law could help developers transform eligible properties into affordable housing with flexible options for renting or selling in desirable areas.
What is SB-684 and how does it affect properties in Covina?
SB-684, also known as Senate Bill 684 is a recent California law aimed at easing the approval process for smaller housing projects. It applies to urban properties of less than 5 acres where up to 10 housing units are proposed. Under this law, local authorities should decide on these projects within 60 days, and it doesn’t require public hearings or extensive reviews. Some environmental rules, like certain parts of the California Environmental Quality Act (CEQA), also don’t apply, making it quicker for developers to move forward.
The current status of SB-684
SB-684 is a recent law, and since it's still not very well known, many people might not be familiar with it. This lack of awareness can make it harder for applicants, especially those with limited resources or experience.
CityStructure contacted the city's planning department, and on November 6, 2024, Eduardo Lomeli, Covina’s assistant planner, clarified to the CityStructure team when we reached out to him, that:
"The City of Covina is currently following the state regulations."
To successfully apply under SB-684, it's important to fully understand the state’s rules. Clear guidance will help applicants make the most of this opportunity.
What can homeowners build under SB-684 in Covina?
What are the lot limitations under SB-684?
SB-684 pertains to properties up to 5 acres in size and allows them to be divided into a maximum of 10 separate lots. Each lot should be at least 600 square feet.
What is the size limitation for the new units?
In Covina, SB-684 sets the maximum size for newly built residential units at 1,750 square feet.
What are the setbacks?
You should maintain a distance of at least 4 feet from both side and rear property lines.
What is the parking requirement under SB-684?
In Covina, SB-684 requires one off-street parking space for each unit, unless the property is within half a mile of a major transit hub or a well-connected transit zone.
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 Covina, SB-684 is applicable to zones designated for both multi-family zones and to vacant lots in single-family home areas.
How Does SB-1123 or Senate Bill 1123 Impact SB-684?
SB-1123 enhances the provisions of SB-684. Initially, SB-684 aimed to make it simpler to approve up to 10 smaller housing units in multi-family zones. With SB-1123, this now extends to include empty lots in single-family neighborhoods. This adjustment encourages affordable housing by allowing the construction of up to 10 homes on these vacant lots, which are often near community resources, expanding homeownership opportunities in areas that were once limited to single-family homes.
Do the environmental requirements or overlays on the lot restrict the property development under SB-684?
Yes, environmental considerations can impact development. Land classified as prime farmland, wetlands, agricultural zones, or hazardous waste sites generally cannot be subdivided unless it is designated for residential use or complies with state safety requirements. Properties under conservation agreements or used as habitats for protected species are typically not eligible for development to safeguard important land and wildlife.
Can you build in high-risk CEQA zones?
Yes, but there are specific conditions to consider. In Covina, building in high-risk CEQA zones is regulated as follows:
Fire Hazard Areas: Construction is not allowed in areas marked as Very High Fire Severity Zone by state maps or the Department of Forestry and Fire Protection.
Earthquake Fault Zones: Building on active fault lines is restricted unless the project adheres to strict earthquake safety standards.
Flood Zones: Development is restricted in flood-prone areas unless it complies with floodplain management or federal flood control regulations.
Floodways: Projects in floodways must be certified to ensure they do not increase the risk of flooding.
Is it allowed to demolish an affordable unit?
No, in Covina, it is not allowed to demolish or modify affordable housing units. Units that are protected by agreements, regulations, or laws aimed at keeping rents low for low-income families cannot be removed or changed.
What are the restrictions on ownership and development after completing a project under SB-684?
Are the rights of current tenants protected?
Yes, existing tenants’ rights are protected. The development cannot involve demolishing or modifying:
- Housing units with rent or price controls set by the City of Covina.
- Homes that have had tenants in the last 5 years, even if they’ve been demolished or are now empty.
- Properties where the Ellis Act was used to remove rental units from the market 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?
Projects under SB-684 require a ministerial permit. This type of permit allows local officials to review applications based on established guidelines without public hearings or discretionary reviews. The expedited approval is available for projects that meet specific criteria, such as the number of residential units and adherence to zoning and density rules.
What are objective standards?
Objective standards are clear rules set by local governments that guide how housing projects should be designed and built. These rules cover things like zoning, dividing lots, and the appearance of buildings. They are meant to be easy to understand and not too restrictive, allowing projects to meet housing goals without extra requirements beyond what is typically expected.
How much does the permit cost?
The fees for Planning and Building permits depend on how many lots and units you want to develop. Starting on May 20, 2024, a new law (Senate Bill SB-937) will enable builders to postpone some payments until they get the certificate of occupancy. This change is designed to reduce expenses, making it easier for more projects to remain financially viable and complete successfully.
What are the steps to get the permits?
To get permits under SB-684 in Covina, follow these steps:
- Check Eligibility Ensure your property is properly zoned, is under 5 acres, and meets all required criteria.
Check zoning eligibility for your property instantly.
- Submit a Tentative Map Application File an application for a tentative map, clearly noting that it pertains to SB-684.
- Review Period Covina City will assess your application and respond within 60 days. If your application is rejected, you will get feedback. If there’s no decision within this timeframe, the application is automatically approved.
- Apply for Final Map Approval Once the tentative map is approved, you need to apply for approval of the final map.
- Apply for Building Permits You may apply for building permits before the final map is officially recorded if certain conditions are fulfilled.
- Fulfill Approval Requirements Complete 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 Covina City?
This comparison examines the differences between SB-684 and SB-9 in Covina, focusing on their impact on unit sizes, setbacks, lot sizes, density, and development areas. It offers a detailed look at how each law affects local construction projects.
Apply SB-684 rules to your property to see what you can build, the cost, and return.
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