City of Culver
Everything You Need to Know About SB-684 Development in Culver City
Recent changes to land use laws in California aim to make it easier to build more homes on a single property. These updates streamline the approval process and allow developers to delay certain fees until construction is complete. SB-684 specifically facilitates the approval of projects with up to 10 units on urban lots smaller than 5 acres, helping to meet the demand for "middle housing." Starting July 1, 2024, cities like Culver City will start accepting applications under SB-684, creating new opportunities for urban development. The law also encourages market-rate housing which can make the projects more affordable and potentially more profitable for developers.
What is SB-684 and how does it affect properties in Culver City?
Senate Bill 684 or SB-684 streamlines and accelerates the approval process for small housing developments in California. It targets projects with 10 or fewer units on urban parcels under 5 acres. Local authorities should decide on these projects within 60 days, bypassing public hearings and extensive reviews. Additionally, such projects are not subject to certain regulations, including those of the California Environmental Quality Act (CEQA).
The current status of SB-684
SB-684 is a new law that many people may not yet know about, which can create challenges for those trying to apply, particularly if they have limited experience or resources.
CityStructure contacted the city's planning department, and on August 30, 2024, William Kavadas, Culver City’s assistant planner, clarified to the CityStructure team when we reached out to him, that:
"The City is currently working to incorporate the requirements of SB-684 into upcoming subdivision ordinance modifications. In the meantime, the City would follow state law for an SB-684 project."
To successfully navigate the application process, it’s important to understand the state’s guidelines fully. Clear instructions will help applicants take full advantage of the law.
What can homeowners build under SB-684 in Culver City?
What are the lot limitations under SB-684?
SB-684 is applicable to lots of up to 5 acres. These lots can be divided into a maximum of 10 parcels, with each parcel having a minimum size of 600 square feet.
What is the size limitation for the new units?
Under SB-684 in Culver City, new housing units have a size limit of 1,750 square feet.
What are the setbacks?
Setbacks should be at least 4 feet from the side and rear property lines.
What is the parking requirement under SB-684?
Under SB-684, each unit requires up to one off-street parking space. However, if the property is located within half a mile of a major transit stop or a high-quality transit area, this parking requirement might not apply.
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?
SB-684 applies to zones designated for 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 expands SB-684 by allowing the approval of up to 10 homes on vacant lots in single-family neighborhoods, in addition to the original focus on multi-family zones. This change promotes affordable housing and increases homeownership opportunities in areas that previously only allowed single-family homes.
Do the environmental requirements or overlays on the lot restrict the property development under SB-684?
Yes, environmental regulations can restrict development under SB-684. You cannot divide land designated as prime farmland, wetlands, or for agricultural and hazardous waste purposes unless it's been approved for residential use or meets certain state safety criteria. Additionally, the land involved in conservation agreements or serving as a habitat for protected species is also excluded from development. These restrictions are in place to secure valuable land and wildlife.
Can you build in high-risk CEQA zones?
Possibly. Constructing in high-risk CEQA zones comes with various limitations:
Fire Hazard Zones: Construction is prohibited in areas identified as high fire risk by state maps or the Department of Forestry and Fire Protection.
Earthquake Fault Zones: Building on active earthquake fault lines is not permitted unless the project complies with strict earthquake safety and building standards.
Flood Zones: Development is limited in flood-prone areas unless it adheres to approved floodplain management practices or federal flood control regulations.
Floodways: Construction in floodways requires a certification that confirms the project won’t raise flood risks.
Is it allowed to demolish an affordable unit?
No, demolishing or altering an affordable housing unit is not allowed. If the unit is secured by an agreement, regulation, or law that ensures affordable rent for low to very low-income residents, it should remain intact.
What are the restrictions on ownership and development after completing a project under SB-684?
Are the rights of current tenants protected?
Yes, tenant rights are protected. New housing projects cannot demolish or alter units that have rent control or price restrictions imposed by the City of Culver. This protection also extends to homes that were occupied within the last 5 years, even if they are now vacant or have been torn down. Furthermore, properties that were taken off the rental market using the Ellis Act in the last 15 years cannot be altered or demolished either.
How do you get permits for a project under SB-684?
What type of permit applies to a development under SB-684?
You may need a ministerial approval permit, which allows local officials to decide on your project based on clear guidelines without needing public meetings. This applies if your project meets certain rules about the number of homes and zoning.
What are objective standards?
Objective standards are clear rules set by local authorities about how to design and build housing projects. They cover zoning, land use, and design. These rules should be straightforward and not too strict, ensuring projects can meet housing goals without unnecessary requirements like extra space or parking.
How much does the permit cost?
The fees for Planning and Building permits depend on how many lots and units you intend to develop. Starting on May 20, 2024, a new law (Senate Bill SB-937) will permit builders to postpone certain payments until they receive the certificate of occupancy. This change is intended to reduce expenses, helping more projects stay within budget and achieve success.
What are the steps to get the permits?
To secure permits under SB 684 in Culver City, follow these steps:
1. Verify Eligibility
Ensure your property is correctly zoned, no larger than 5 acres, and meets all other necessary criteria.
Check zoning eligibility for your property instantly.
2. Submit Tentative Map Application
File an application for a tentative map, indicating it is for SB-684.
3. Review Process
The City of Culver will evaluate your application and decide within 60 days. If your application is denied, they will provide feedback. If there is no decision within the 60 days, the application is automatically approved.
4. Submit Final Map Application
After approval of the tentative map, apply for the final map.
5. Apply for Building Permits
File applications for building permits separately. These permits may be issued before the final map is recorded, as long as certain conditions are met.
6. Meet Approval Conditions
Fulfill all conditions related to 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 Culver City?
This comparison examines the differences between SB-684 and SB-9 in Culver City, focusing on aspects like the size of housing units, setbacks, the size and number of lots, how many homes can be built in an area, and where development is allowed. It gives a straightforward understanding of how these rules affect building projects in the city.
Apply SB-684 rules to your property to see what you can build, the cost, and return.
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