City of El Monte
Everything You Need to Know About SB-684 Development in El Monte
Recent updates to California's land use laws now permit more housing units on each property. These changes are created to speed up the permitting process and give developers the option to postpone permit fees until their projects are finished. In line with the growing trend of supporting middle housing in the U.S., SB-684 introduces a streamlined approval process for residential projects of up to 10 units on urban lots smaller than 5 acres. Starting July 1, 2024, cities like El Monte will be required to accept applications under SB-684.
What is SB-684 and how does it affect properties in El Monte?
SB-684 is a recent California law that streamlines the approval process for small housing projects. It applies to developments of up to 10 residential units on urban lots under 5 acres. Local governments have 60 days to review and approve these projects, without the need for public hearings or additional evaluations. The law also waives certain environmental regulations, including some under the California Environmental Quality Act (CEQA), to speed up the approval process.
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 7, 2024, Gerardo Marquez, El Monte's planning manager, clarified to the CityStructure team when we reached out to her, that:
"Applicants would need to follow state regulations and abide by applicable city standards."
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 El Monte?
What are the lot limitations under SB-684?
SB-684 applies to properties that are up to 5 acres in size. When a lot is split, each new lot should be at least 600 square feet.
What is the size limitation for the new units?
In El Monte, units built under SB-684 can be as large as 1,750 square feet.
What are the setbacks?
New buildings should have a minimum setback of 4 feet from both the side and rear property lines.
What is the parking requirement under SB-684?
Each unit should have one off-street parking space in El Monte unless it is within half a mile of major transit hubs or areas with good public transportation access.
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 El Monte, SB-684 applies to multi-family housing zones and vacant lots within single-family residential areas.
How Does SB-1123 or Senate Bill 1123 Impact SB-684?
While SB-684 simplifies the approval process for small homes in multi-family zones, SB-1123 extends this flexibility by allowing up to 10 homes on vacant lots in single-family zones, particularly near key community amenities. This expansion aims to enhance affordable housing options and encourage homeownership in areas with limited availability.
Do the environmental requirements or overlays on the lot restrict the property development under SB-684?
Yes, environmental regulations can limit where development can occur. Properties located on hazardous waste sites, wetlands, agricultural land, and prime farmland are generally restricted unless designated for residential use or meeting state safety standards. Furthermore, areas under conservation easements or identified as wildlife habitats are usually off-limits to preserve natural ecosystems.
Can you build in high-risk CEQA zones?
Yes, but it is subject to strict regulations. In El Monte, development in high-risk CEQA zones is allowed with the following conditions:
- Construction is prohibited in Very High Fire Severity Zones as identified by state maps or the Department of Forestry and Fire Protection.
- Development on active fault lines in earthquake-prone areas is restricted and should follow the safety guidelines.
- Projects in flood zones should follow federal flood control regulations.
- Any projects in floodways require certification to ensure they won’t increase flood risks.
Is it allowed to demolish an affordable unit?
No, in El Monte, SB-684 prohibits the demolition of affordable units. Projects cannot involve the removal or modification of homes that are legally protected to maintain affordability for low-income tenants.
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 existing tenants are protected. New construction cannot include the demolition or modification of:
- Homes with rent or price controls set by the City of El Monte.
- Properties that were rented within the last 5 years, even if they are now vacant or have been demolished.
- Properties that have removed rental units from the market under the Ellis Act 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?
A ministerial permit is needed for developments under SB-684. This permit allows local officials to review applications based on specific, established guidelines, without requiring public hearings or extensive reviews. Projects that meet the set criteria, such as the allowed number of units and zoning rules, can be approved more quickly.
What are objective standards?
Objective standards are specific, predefined rules set by local governments for home construction. These standards address zoning, lot splits, and design requirements without adding extra conditions, such as larger setbacks or additional parking spaces beyond what is normally required.
How much does the permit cost?
The cost of Planning and Building permits depends on the number of units and lots in the project. Beginning May 20, 2024, SB-937 will allow developers to delay certain impact fees until the project is completed and ready for occupancy, which can reduce financing costs and offer more budget flexibility.
What are the steps to get the permits?
To secure permits under SB-684 in El Monte, follow these steps:
1. Check Eligibility
Confirm that your property meets zoning regulations, is under 5 acres, and complies with all other requirements.
Check zoning eligibility for your property instantly.
2. Submit a Tentative Map Application
Start by submitting your tentative map application, clearly indicating that it is for an SB-684 project.
3. City Review
The City of El Monte will review your application and respond within 60 days. If the application is denied, they will explain the reasons and offer advice. If there is no response within this timeframe, the application will be automatically approved.
4. Request Final Map Approval
After the tentative map is approved, you can proceed with requesting approval for the final map.
5. Apply for Building Permits
You can apply for building permits before the final map is officially recorded, as long as you meet the required conditions.
6. Complete Requirements and Record the Final Map
Make sure to fulfill all remaining requirements and officially 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 El Monte City?
This comparison outlines the key differences between SB-684 and SB-9 in El Monte, emphasizing aspects like setbacks, unit, and lot sizes, and the areas where new construction is allowed.
Apply SB-684 rules to your property to see what you can build, the cost, and return.
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