City of Duarte
Everything You Need to Know About SB-684 Development in Duarte
Building multiple homes on a single property is now simpler thanks to California’s updated housing rules. These updates make the approval process faster and let developers postpone some fees until construction is finished. SB-684 encourages the creation of "middle housing," such as small apartment buildings, by easing the approval process for projects with up to 10 units on urban lots smaller than 5 acres. Starting July 1, 2024, cities like Duarte will start accepting applications under SB-684, opening up new possibilities for urban development. The law aims to turn qualifying properties into affordable housing with flexible options for renting or selling in high-demand areas.
What is SB-684 and how does it affect properties in Duarte?
Senate Bill 684, also known as SB-684, is intended to make it easier to get approvals for small housing projects in California, particularly those with up to 10 units on urban lots of less than 5 acres. In Duarte, this means local officials should make decisions on development proposals within 60 days without needing public hearings or additional reviews. Certain rules, like those from the California Environmental Quality Act (CEQA), might be waived to simplify the process for these projects.
The current status of SB-684
Since SB-684 is relatively new and not widely known, many people may be unfamiliar with it, and applicants could face challenges due to limited resources and understanding.
CityStructure contacted the city's planning department, and on November 12, 2024, Jason Golding, Duarte's planning division manager, clarified to the CityStructure team when we reached out to him that:
"We follow state law."
Understanding state requirements and applying them fully can help handle these challenges. Clear guidance on navigating these rules will help applicants maximize SB-684.
What can homeowners build under SB-684 in Duarte?
What are the lot limitations under SB-684?
Under SB-684, properties in Duarte that are up to 5 acres in size can be split into as many as 10 lots. Each lot should be at least 600 square feet.
What is the size limitation for the new units?
New homes built under SB-684 cannot surpass 1,750 square feet in size.
What are the setbacks?
Buildings should be set back at least 4 feet from both the side and rear property lines.
What is the parking requirement under SB-684?
In Duarte, SB-684 requires that each unit include one off-street parking space, except when 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 Duarte, SB-684 applies to zones designated for both multi-family zones or vacant lots in single-family home areas.
How Does SB-1123 or Senate Bill 1123 Impact SB-684?
SB-1123 expands upon SB-684 by allowing the building of up to 10 homes on vacant lots in single-family neighborhoods, alongside its initial focus on multi-family zones. This adjustment promotes affordable housing and creates additional chances for homeownership in areas that used to permit only single-family residences.
Do the environmental requirements or overlays on the lot restrict the property development under SB-684?
Yes, environmental regulations may limit development under SB-684. Land identified as wetlands, agricultural areas, prime farmland, or hazardous waste sites usually cannot be divided unless it is zoned for residential use or complies with state safety standards.
Similarly, areas protected by conservation agreements or designated as wildlife habitats are generally restricted to preserve these environments and species.
Can you build in high-risk CEQA zones?
Possibly, but with specific limitations. In high-risk CEQA zones, construction might be allowed if certain conditions are satisfied. In Duarte, building is prohibited in Very High Fire Severity Zones as indicated on state maps or by the Department of Forestry and Fire Protection. Additionally, construction near active earthquake fault lines is restricted unless stringent safety measures are implemented.
For flood zones, development is permitted only if it complies with floodplain management guidelines or federal flood control regulations. Projects in floodways should have no-rise certification to ensure they will not increase flood risks.
Is it allowed to demolish an affordable unit?
No, SB-684 does not allow the demolition of affordable housing units. Projects should avoid removing or altering housing that is secured by agreements or regulations designed to maintain affordability for low, very low, or extremely low-income individuals.
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. SB-684 prevents projects from demolishing or changing:
- Housing units with rent or price controls in Duarte.
- Homes that had tenants within the last 5 years, even if they are currently vacant or demolished.
- Properties where the Ellis Act was used 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?
For projects under SB-684, a ministerial approval permit is required. This permit simplifies the process by allowing local officials to review projects based on established criteria, avoiding the need for discretionary reviews or public hearings. Projects that meet specific conditions, such as unit count and zoning requirements, can be approved more easily.
What are objective standards?
Objective standards are specific rules set by local authorities for constructing and designing homes. They cover zoning, lot sizes, and design features. These standards are designed to be straightforward and manageable, helping projects achieve density goals without requiring additional setbacks or extra parking spaces.
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 allow builders to postpone certain payments until they receive their occupancy certificate. This change is meant to help reduce costs, making it simpler for more projects to stay within their budgets and succeed.
What are the steps to get the permits?
To secure permits under SB-684 in Duarte, take these steps:
- Check Eligibility
Ensure the property is correctly zoned, is less than 5 acres in size, and meets all the necessary criteria.
Check zoning eligibility for your property instantly.
- Submit Tentative Map Application
File an application for a tentative map, noting that it is for SB-684. - Review Process
Duarte city officials will review your application within 60 days. If denied, you will receive feedback. If there is no response within 60 days, the application will be automatically approved. - Apply for Final Map Approval
After your tentative map is approved, apply for final map approval. - Apply for Building Permits
Apply for building permits before the final map is officially recorded, as long as specific conditions are met. - Meet Approval Conditions
Fulfill all required conditions and then 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 Duarte City?
This comparison examines the differences between SB-684 and SB-9 in Duarte, 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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