City of Diamond Bar
Everything You Need to Know About SB-684 Development in Diamond Bar
Building more homes on a single property is becoming easier with California’s updated housing rules. These changes speed up the approval process and allow developers to delay certain fees until construction is complete. SB-684 focuses on promoting "middle housing," like small apartment complexes, by simplifying approvals for projects with up to 10 units on urban lots smaller than 5 acres. Starting July 1, 2024, cities like Diamond Bar will begin accepting applications under SB-684, creating new opportunities for urban development. This law helps transform eligible properties into affordable housing with flexible options for renting or selling in popular areas.
What is SB-684 and how does it affect properties in Diamond Bar?
Senate Bill 684, also known as SB-684, makes it easier to get approval for small housing projects in California. It covers developments of up to 10 units on urban lots of less than 5 acres. Local officials are required to make decisions on these projects within 60 days, without the need for public hearings or extensive reviews. Additionally, some regulations, including those from the California Environmental Quality Act (CEQA), are exempted.
The current status of SB-684
The CityStructure team reached out to Diamond Bar's planning department on August 27, 2024, 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 Diamond Bar?
What are the lot limitations under SB-684?
SB-684 is applicable to properties up to 5 acres in size. Such lots can be subdivided into a maximum of 10 parcels, with each parcel required to be at least 600 square feet.
What is the size limitation for the new units?
In Diamond Bar, SB 684 restricts new housing units to a maximum of 1,750 square feet.
What are the setbacks?
Setbacks require a minimum of 4 feet from the original property line for both side and rear yards.
What is the parking requirement under SB-684?
Under SB-684 in Diamond Bar, each unit is required to have one off-street parking space. However, this requirement may be waived if the property is located 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?
Who and which properties qualify for SB-684?
Which zoning districts are eligible for SB-684?
In Diamond Bar, SB-684 is applicable to zones that are designated for either multi-family zones or vacant lots in single-family home areas.
How Does SB-1123 or Senate Bill 1123 Impact SB-684?
SB-1123 builds on SB-684 by allowing the construction of up to 10 homes on empty lots in single-family neighborhoods, in addition to the original focus on multi-family areas. This change encourages affordable housing and opens up more opportunities for homeownership in places 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 limit development under SB-684. Land designated as prime farmland, wetlands, agricultural areas, or hazardous waste sites typically cannot be subdivided unless it’s zoned for residential use or meets state safety standards. Properties that are part of conservation agreements or serve as habitats for protected species are also generally excluded from development. These rules aim to protect valuable land and wildlife.
Can you build in high-risk CEQA zones?
Building in high-risk CEQA zones in Diamond Bar may be allowed under certain conditions:
Fire Hazard Areas: Construction is not allowed in zones classified as Very High Fire Severity by state maps or the Department of Forestry and Fire Protection.
Earthquake Fault Zones: Development on active fault lines is prohibited unless it complies with stringent seismic safety codes.
Flood Zones: Building is limited in flood-prone areas unless the site meets floodplain management standards or federal flood control regulations.
Floodways: Development in floodways requires certification to ensure that it won’t raise the risk of flooding.
Is it allowed to demolish an affordable unit?
No, demolishing an affordable unit is not allowed. Housing that is secured by laws or agreements to maintain affordability for low, very low, or extremely low-income families cannot be destroyed or changed during development.
What are the restrictions on ownership and development after completing a project under SB-684?
Are the rights of current tenants protected?
Yes, the rights of current tenants are protected. Development cannot involve demolishing or altering:
- Housing units with rent or price controls set by the City of Diamond Bar.
- Homes where tenants have lived within the past 5 years, regardless of whether they are demolished or vacant.
- Properties from which rental units were removed using the Ellis Act 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 projects under SB-684, a ministerial permit process applies. This means that the project is evaluated and either approved or denied based on straightforward, predetermined rules, without the need for public hearings or extensive reviews. This streamlined approval process is available for projects that meet certain requirements, such as a specified number of residential units and adherence to zoning and density regulations.
What are objective standards?
Objective standards are clear rules set by local governments to guide how housing projects should be built and designed. These rules cover zoning, land use, and design elements. They are designed to be easy to follow and not too restrictive, ensuring that projects can achieve density goals without unnecessary extra requirements, like larger setbacks or more parking spaces than what regular building codes demand.
How much does the permit cost?
The cost of Planning and Building permits varies based on the number of lots and units you plan to develop. Beginning May 20, 2024, a new law (Senate Bill SB-937) will allow builders to delay some payments until they obtain the certificate of occupancy. This update aims to lower costs, making it easier for more projects to stay on budget and be successful.
What are the steps to get the permits?
To get permits under SB 684 in Diamond Bar City, follow these steps:
- Confirm Eligibility: Ensure your property meets zoning requirements, is 5 acres or smaller, and meets all necessary criteria.
Check zoning eligibility for your property instantly.
- Submit Tentative Map Application: File for a tentative map, specifying that it is related to SB 684.
- Review Process: The City of Diamond Bar will review your application and make a decision within 60 days. If the application is denied, you will receive feedback.
- Submit Final Map Application: After the tentative map is approved, file for the final map.
- Request Building Permits: Apply for building permits separately. These may be issued before the final map is officially recorded, provided specific conditions are met.
- Fulfill Approval Conditions: Complete all required conditions for the tentative map and record the final map to finalize 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 Diamond Bar City?
Here's how SB-684 and SB-9 differ in Diamond Bar City. This comparison highlights how each rule influences aspects like unit dimensions, setbacks, lot sizes and numbers, density, and where development can occur. It provides an understanding of the impact these regulations have on development in the area.
Apply SB-684 rules to your property to see what you can build, the cost, and return.
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